HomeMy WebLinkAboutBlack River Riparian Forest (Permanent Site Record) King Co. Conservation Futures Grant - 1993CITY OF RENTON
April 21, 1993
Mr. Jim Greenfield, Manager
King County Office of Open Space
Parks, Planning and Resources Department
1621 Smith Tower
506 Second Avenue
Seattle, WA 98104
Community Services
Sam Chastain, Administrator
Subject: 1993 King County Conservation Futures Acquisition Program
Extraordinary Regional Significance Application
Black River Riparian Forest
Dear Mr. Greenfi.eld:
The City of Renton is pleased to'submit the enclosed information for the Black
River Riparian Forest Extraordinary Regional Significance Application. This
application includes the following materials:
1. Conservation Futures Fund Application
2. Site Location Map
3. Parcel Acquisition Map
4. Concept Plan
5. . Memorandum of Agreement also containing a copy of,the executed
Purchase Option for Tract C.
6. Public Access Easement Agreement
7. Agreement with the Seattle Audubon Society
8. Agreement with the Renton Citizens for Wildland Preservation
9. Project Budget
10. Copy of City of R'enton Open Space Cash Flow Schedule identifying
amount of available Open Space Funds for this acquisition
11. Brief Description how Proposed Parcel Acquisition meets the Definition of
Eligible Lands under RCW 84.34.020
12. Memorandum regarding Growth Management Act
13. 6 Slides
,14. . Brief description of slides
15.' Final E.I.S. Table g-1, Mammals Likely to Occur in the Vicinity of the Black
River Project Area
16. . Letter from Department of Wildlife
17. Legal Descriptions
18. Review Appraisal
19. Proposed Acquisition Plan
200 Mill Avenue South -Renton, Washington 98055 -(206)235-2553
11I1S PAPER CONTAINS SO% RECYCLED MATERIAL, 109'0 POSI' CONSUMER
Mr. Jim Greenfield
April 21, 1993
Page 2
20. Resolution 2944 adopting Comprehensive Park Recreation and Open
Space Plan and Trails Master Plan
21. One complete copy of each of the following documents for King County
Office of Open Space:
a. City of Renton Comprehensive Park Recreation and Open
Space Plan
b. City of Renton Trails Master Plan; and
c. Final E.I.S ..
d. Black River Basin Water Quality Management Plan
22. Resolution 2961 identifying parcels for acquisition and authorizing
Application for Funding Assistance
23. Highlighted pertinent excerpts from adopted Trails Master Plan
24. Highlighted pertinent excerpts from adopted Comprehensive Park
Recreation and Open Space Plan
\
Please note that only one (1) complete copy of each of the City of Renton's
Comprehensive Park, Recreation and Open Space Plan, Trails Master Plan and
Final E.I.S. are provided, as well as one (1) complete copy of the Black River
Basin Water Quality Management Plan. However, highlighted excerpts from these
documents, pertinent to this project, are included in each of the 10 copies of the
grant application package. Should Committee members require additional!
information, the complete documents will be available at your office.
We are very excited about the Black River Riparian Forest Open Space Bond
Issue project as it will provide an excellent opportunity for the acquisition of Open
Space/Habitat Land in an Urban Area as well as a linkage to the existing
Springbrook Habitat Corridor. Should you have any questions or require
additional information, please do not hesitate to can me at 277-5549. I look
forward to attending the May Citizen Oversight Committee meeting regarding the
recommendations of these projects.
Very truly yours,
~:dt~.~a,6-(kdJ
Leslie A. Betlach
Open Space Coordinator
LAB/dlf
Enclosures
cc: Sam Chastain
Vince Lee
Randy Berg
93-170df
,
(Applications must be typed)
Date Received
1993 REGIONAL CONSERVATION FUTURES ACQUISITION PROGRAM
PROPERTIES OF EXTRAORDINARY REGIONAL SIGNIFICANCE APPLICATION
PROJECT NAME:
Applicant Agency:
Contact Person:
Ti tIe:
Address:
Phone:
TOTAL Funds Requested:
Number of Parcels:
Black River Riparian Forest
City of Renton
Leslie Betlach
Open Space Coordinator
200 Mill Avenue South: Renton. WA 98055
(206) 277-5549
$945.758.00
Three (3) totaling 14.21 acres
Note: For full descriptions of the requirements of each of the following
criteria categories, please refer to the "Criteria for Properties of
Extraordinary Regional Significance".
Please answer all questions on the forms provided and in the space provided
or on additional pages, which may be attached to the application.
Additional Attachments: All applications must contain the supplemental
information requested at the end of this application to be considered
complete.
The applicant certifies that to the best of his or her knowledge, the
. information in this application is true and correct.
DEADLINE:
This Application must be received by April 16, 1993, 4 p.m., by:
King County Office of Open Space
1621 Smith Tower
506 2nd Avenue
Seattle, Washington 98104
ATTN: Jim Greenfield, Administrator
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I. Regional Importance. The property must meet at least two of the
following criteria to pass this Threshold:
A. Service Area: Will the property likely be a destination for people
who come from beyond the geographic limits of the community or
jurisdictions within which the property· is located? How far away will
most users come from, i.e. what is the mileage radius of the proposed
project's service area?
Yes, this acquisition will be a destination point for people countywide as this property currently
has an estimated service area with a fifteen through twenty (15 -20) mile radius. This site is
frequented by staff from the University of Washington School of Environmental Studies,
Audubon Society, Sierra Club and nature enthusiasts.
B. High Visibility: Is the property visually prominent from an
interstate, state, or county highway, or major urban right-of-way,
regional trail, or other highly-used public right of way, Puget Sound
or Lake Washington. Please name each road or right of way and describe
the visibility. Provide a slide demonstrating the visibility.
The property is visually prominent from the following Transportation Corridor:
1. 1-405 (Interstate Highway System). Property is visible to west bound traffic on 1-405.
Property location is approximately 300 lineal feet north of 1-405.
C. Multi-jurisdiction/Beyond Funding Capabilities: Will the property
create a park, passive-use recreation or open space opportunity that
crosses city jurisdiction boundaries? If yes, list the cities and/or
portion of unincorporated King County in which the property is located.
Is acquisition of the property beyond the funding capabilities of your
jurisdiction? If yes, describe why.
This acquisition is located in one (1) jurisdiction --the City of Renton. However, the entire
project as identified and adopted in the City's Comprehensive Park, Recreation and Open
Space Plan is located in two jurisdictions: Unincorporated King County and the City of Renton.
Eighty-one (81) acres is located in the City of Renton and 23.23 acres in the hillside area
located in unincorporated King County.
This 14.2tacre acquisition is beyond the funding capabilities of Renton's jurisdiction. The City
has contributed $500,000.00 of its own monies for acquisition in the Black River Riparian Forest
and exercised the option to utilize an additional $3,500,000 in Metro monies for acquisition also
in Black River. (The $3.5 million could have been utilized for other acquisitions in the valley
area).
Although the City is not at its bonding capacity, Renton is not bringing in enough revenues to
further indebt itself .. The reduction in revenues can be attributed to a sluggish economy
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including reduced revenues from sales tax, fewer applications for building permits and an
increase in vacant office space. The City is currently paying back on G.O.B. Bonds for the
following park projects:
1. Gene Coulon Memorial. Beach Park
2. Maplewood Golf Course
3. Renton Community Center
D. Contains Three Open Space Features: List at least three park or open
space features defined in. "Properties of Extraordinary Regional
Significance" Criteria II that the property contains. If the property
itself does not contain three such features, describe why the property
is a component of a larger open space system important to the character
of King County that contains at least three such features from those
Criteria II, and list the features.
This proposed acquisition contains the following park and/or open space features as defined in
"Properties of Extraordinary Regional Significance" Criteria II:
1. II.A.(2) View Corridor:
Provides an opportunity to view 67 acres of prime riparian forest, wetlands, and upland buffer
for active Heron Rookery.
2. II.A.(3) Scenic Resource:
The Black River Riparian Forest is viewable from 1-405, Oakesdale Avenue and Springbrook
Creek and ties into the Springbrook Corridor which extends three miles south and east from the
Black River Riparian Forest along Springbrook Creek to the City of Renton Watershed.
3. II.B. Habitat Areas or Corridors:
Uncommon species include Great Blue Heron. Rare/endangered species include bald eagles.
4. II.C. Adjacent to Regional Park or Trail:
Proposed acquisition increases Regional Open Space in public ownership by 20%.
5. II.E. Other Water Access for Regional Facility:
14.21 acre acquisition is immediately adjacent to the Black River Riparian Forest and is a
component of a much larger system spanning 3 miles along Springbrook Creek and including 79
acres, referred to as the Springbrook Corridor and identified as an Urban Separator.
6. II.F. Regional Passive-Use Urban Park:
Increases 67 acre Regional Open Space/Habitat (currently in public ownership) to 81 acres with
addition of 14.21 acre acquisition. Includes rare plant and animal species.
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E. Habitat: As an alternative to I.A above, if the property is primarily
habitat that meets the definition of "Properties of Extraordinary
Regional Significance" Criteria II B, should the property have low
visitation levels or use restrictions to preserve the habitat? Please
describe.
As described in Section II. B, the property itself provides habitat buffer and protection for an
active Great Blue Heron Rookery and for Bald Eagles. This site contains rare and occasional
plant species as well. In addition, it is a component of a much larger system spanning from the
Black River Riparian Forest (currently 67 acres) and following the Springbrook Corridor for 3
miles to the City of Renton Watershed, and incorporating an additional 79 acres for a grand total
of 146 acres. (With the addition of this proposed 14.21 acre acquisition and the 23-acre
proposed acquisition along Springbrook Creek this new total would be 183 acres).
The City has entered into a Public Access Easement Agreement with the neighboring property
owner and current owner of this acquisition. This Agreement requires a master plan for
development by the year 2002. As part of this plan a Habitat Assessment will be required. At
this time it is estimated controlled and perhaps limited public access will be required. For
example:
1. Board~alk system with interpretive signs
2. Viewing of wildlife from behind blinds
3. Limited parking
4. Limited public access during mating season
5. Small scale interpretive center
6. Educational research
II. Extraordinary/Unique Open Space Features.
To meet this Threshold, the property must possess at least three of the
following features, or the property must possess one of the features
listed below to a degree of extraordinary importance to the people of
King County:
(1) Viewpoint property: Will the property provide the opportunity
to view a scenic resource, as defined in the "Properties of
Extraordinary Regional Significance" Criteria II.A. (I)? Will the
proposed viewpoint provide public access? Please describe. Provide a
slide showing the scenic feature from the viewpoint.
Not Applicable
(2) Is the proposed project a View Corridor as defined in the
"Properties of Extraordinary Regional Significance" Criteria II.A. (2)?
Please describe. Provide a slide showing how protection of the view
corridor is necessary to preserve a view of the scenic feature.
This acquisition will provide an opportunity for a panoramic view of 67 acres of prime riparian
forest, wetlands and upland buffer area providing habitat for an active Heron Rookery. The
proposed viewpoint will provide controlled public access with the potential use of duckblinds for
4
viewing of sensitive wildlife habitat. A boardwalk system is anticipated: as well as interpretive
signage.
(3) Does the proposed project contain a Scenic Resources of regional
importance as defined in the "Properties of Extraordinary Regional
Significance'; Criteria II.A. (3)? Please describe. Provide a slide
showing the scenic resource.
The 14.21 acres as it stands alone is not a scenic resource. However, because it is
immediately adjacent to the 67 acres currently in public ownership (Black River Riparian
Forest) and is part 01a much larger habitat system (Springbrook corridor extending 3 miles to
the south and east and including an additional 79 acres), this acquisition as a whole becomes a
scenic resource, which is visible from 1-405, Oakesdale Avenue and Springbrook Creek.
B. Habitat Areas ,or Corridors: Describe the natural habit'at; including
habitat corridors, in the proposed project.
The 14+ acre acquisition provides habitat protection and buffer area for an active Heron
Rookery with 20 pair of nesting Great Blue Heron, which is classified as an uncommon species.
In addition, bald eagles (classified as rare/endangered) forage for food on \his site. This 14.21 '
acres is a primary linkage to the 67 acres currently in public ownerShip. In addition to the rare
wildlife, there are (6) six rare species and 26 occasional species of vegetation which include the
following: wild iris, rose, willow, sumac, mountain ash and Oregon ash. On an even larger
scale the Black River Riparian Forest is part of the Springbrook Corridor that spans nearly three
(3) miles south and east from the Black River Riparian Forest tei the City of Renton Watershed.
This system includes the 38 acre watershed, 16 acre undeveloped neighborhood park site, 25
acres of wetlands recently acquired by the City and a proposal to acquire 23+ acres along
Springbrook Creek (near the watershed). This entire system is rich in wildlife and vegetative
habitat. (See attached information regarding habitat in the Black River area). Springbrook
'Creek is identified as a Class 2 stream in this corridor and increases in value as it gets closer to
Black River where it is identified as a Class I.
This entire habitat system will become a component of the Black River Riparian Forest that will
contain passive-use recreational opportunities Controlled and limited service access will be the
key to preserving, protecting and enhancing the prime wildlife and vegetative habitat the occurs
in this area. A Master Plan is required to be completed by the year 2002 (as part of the Public
Access Easement Agreement). The amount and type of public use will be determined after
completion of a habitat assessment. At this time the City envisions a boardwalk system,
interpretive facilities, limited parking, restrooms and educational and scientific research.
C. Adjacent to Regional Park or Trail: ,Is the proposed project adjacent
to a regional park or trail, or within a boundary of a greenbelt or
greenway as adopted in a comprehensive park, open space or trail plan?
How will it provide a critical linkage or significant expansion to the
regional park or open space?
The proposed project is adjacent to the Black River Riparian Forest and identified as Regional
Open Space and adopted in the City's Comprehensive Park, Recreation and Open Space Plan.
This 14.21 acre acquisition will expand the current Black River Riparian Forest land in public
5
D.
ownership by 20%. This property is especially critical as it contains prime habitat protection and
buffer area for an active Great Blue Heron Rookery. The project is also part of the larger
Springbrook Corridor which is identified as an Urban Separator in the City's Comprehensive
Plan as part of Growth Management Act.
Will
Lake
the proposed project provide direct public
Washington, Lake Union or the ship canal?
Not Applicable
access to Puget Sound,
Describe fully.
E. Other Water Access for Regional Facility: Will the proposed project
provide other lake or river shoreline and associated wetland or upland
buffer areas that could serve as a regional shoreline public access
facility or contribute to the establishment and protection of a
riparian open space corridor?
This acquisition will contribute toward the continued protection of a riparian open space corridor
by providing an additional 14.2 acres of buffer area to a Class I wetland and Riparian Forest
located immediately adjacent to this parcel. In addition, it will provide additional protection for
the larger Springbrook Corridor system spanning nearly 3 miles. This 14.21 acre acquisition will
provide additional buffer area to the 2,000 lineal feet of shoreline currently in public ownership.
Multiple public use/benefits include:
1. Education -currently the University of Washington School of Environmental Studies
2. Interpretation
3. Viewing of wildlife
4. Habitat protection
5. Boardwalk system
F. Regional Passive-Use Urban Park: Would the proposed property
primarily be used as a regional passive-use urban park that will be a
destination point for users traveling from beyond their own local
community? (Such property must be located in urban areas or in urban
growth areas as defined in the King County Comprehensive Plan.) Please
describe.
This 14.21 acre parcel would be in addition to the 67 acres currently in pubic ownership for an
81.21 acre Regional Passive-Use Urban Park. The site is currently a destination point for users
traveling a distance between 15 and 20 miles outside the City of Renton's jurisdiction. The
entire 81 acres contains prime habitat and includes rare wildlife as well as rare plant species.
G. Historic/Archeological Resources (Land Only): Does the property
contain an historic or archaeological resource? How would acquisition
of the proposed project further protect the integrity of the resource?
Provide a slide of the resource.
Not Applicable
6
H. City/Community Separator Greenways. Demonstrate how the proposed
project meets the greenway or city/community separator "Properties of
Extraordinary Regional Significance" Criteria II.H. Describe how the
greenway provides any visual relief from other nearby land uses.
The 14.21 acre parcel is not designated as a greenway separator. However, as part of the
Springbrook Corridor of which this parcel and the Black River Riparian Forest is a component
of, this area meets the criteria for an Urban Separator as identified in the City's Comprehensive
Plan as part of the Growth Management Act. The Springbrook Corridor is also identified in the
City's adopted Comprehensive Park, Recreation and Open Space Plan. This Urban
Separator/Open Space Corridor System spans 3 miles and includes an additional 79 acres to
separate incompatible uses and provides visual relief from the neighboring intense industrial
and office park uses.
III. Determining the .Need for Future Year Revenues.
One of the .following is required to meet this Threshold:
A. High Acquisition Priority: . If the proposed project is identified as a
high priori ty in an adopted park, open space or comprehensive plan,
attach a copy of the plan; or, attach a resolution from the legislative
body of your jurisdiction indicating that the property is a high
priority acquisition and that it will be included in the appropriate
GMA plans when adopted.
1. This project is listed as the number two (2) priority in the City's adopted Comprehensive
Park, Recreation and Open Space Plan.
2. See attached pertinent highlighted excerpts from the City of Renton's adopted
Comprehensive Park, Recreation and Open Space Plan and Trails Master Plan
identifying this project as a high priority. (One complete adopted Comprehensive Park,
Recreation and Open space Plan, Trails Master Plan and Final E.I.S. have been
submitted to the King County Office of Open Space for additional further review, as
required).
3. See attached Resolution adopting above plans .
. 4. See attached Resolution identifying project and authorizing grant application.
7
B. Significant Matching Funds Available: Are significant matching funds,
a partial property donation (or a bargain sale) opportunity available
and of equal to or greater than one half of the amount of the
conservation futures application? Please list any matching funds
received or applied for.
Other Fund Source
Local jurisdiction
State
C.F.F Funds··
Other (Identify)
1989 Open Space
Other (Identify)
Amount
NIA
$1 ,534,815.00
$ 434,827.00
Availability Date
Immediately
Upon Reimbursement
Request
•• These funds cannot be used as a match for this application as Conservation Futures
Funds can not be matched with Conservation Futures Funds.
C. Is the property highly threatened with development or other action that
will lead to a significant loss of any open space features on the
property that are listed in Criteria II? Please describe the situation
fully.
Yes, this property is highly threatened for development as the 2 year option on Tract C in the
existing Memorandum of Agreement between the City of Renton and First City Washington,
Seattle Audubon Society, Renton Citizens for Wildlands Preservation and the Sierra Club
Cascade Chapter, expires November 21,1993.
Existing land use designations allow for Office Park Development in Tracts A, 8, and C.
Parcels 1 and 2 in Tract C have been developed for Office Park use. Lots 5, south 1/2 of lot 6
and 7-10 in Tract C were purchased by the City in 1992 for $4.3 million. Lots 3, 4 and the north
1/2 of lot 6 are the only remaining parcels left to be acquired in Tract C and are included in this
application. Through the SEPA Process, Office Park development has been approved for
the neighboring parcels in Tracts A and B.
The existing two year option to acquire parcels 3, 4 and the north 1/2 of parcel 6 expires
November 21, 1993. At that time a new option would need to be negotiated.
D. Is there any other extraordinary timing opportunity, such as the
expiration of a purchase offer, that should allow the proposed project
to be considered a priority to be funded at this time? Please
describe.
8
V. Additional Considerations.
A. Unmet Park or Open Space Needs: Is the property·located in an area
that has been identified as having a deficit in park or open space
resources in an adopted park or comprehensive plan meeting Growth Management
Act mandated requirements?
The parcels proposed for this acquisition are located in the City of Renton's southwest planning
area as identified in the adopted Comprehensive Park Recreation and Open Space Plan. The
southwest planning area does not have a deficit in Open Space land. However, upon further
review, and description of this Site (Site 41) in the adopted plan on page VIII-37, the last
sentence reads, "This site is part of Ii much larger open space area found to the north
(see site 40 on page VIII-34. This is located in the west planning area.)
The Plan indicates an additional 135.6 acres of open space land needs to be acquired in
the West Planning Area by the year 2000 in order to meet the new recommended
standard of 12.7 acres/1 ,000 population.
B. Geographic Equity in the Distribution of CFT Funds. List all other
Conservation Futures 'grants, by project, received by your jurisdiction
from King. County since 1989.
Black River Riparian Forest $ 9,000.00 1989
200,000.00 1990
1,500,000.00 1991
May Creek Trail $ 2,250.00 1989
106,950.00 1989
Honey Creek Trail $ 3,000.00 1989
Lake Washington Vistas: $ 100,000.00 1990
C. Large Acreage/Shoreline. What is the proposed project's total
acreage? What is the length of shoreline on the property?
The property to be acquired is 14.21 acres but is a component of a much larger system, the
Black River Riparian Forest. The total project area would be 81 acres (67 acres currently in
public ownership and 14+ acres for this proposed acquisition). This acquisition also provides
additional buffer for 2000 lineal feet of Class I stream shoreline currently in public ownerShip.
D. Final Critical Link in a Regional Open Space System: Does the
property provide the last or one of the last. essential elements in a
regional open space system, such as a regional trail, a critical
habitat corridor or other greenway? Please describe.
This 14.21 acre acquisition is the last element to be acquired in Tract C and the next to the last
element to be acquired in the Black River Riparian Forest Regional Open Space/Habitat
System.
9
E. Factors Affecting Likely Success of Project.
i. Describe any other matching funds or resources, such as a volunteer
management agreement, etc.
1. Agreement with Seattle Audubon Society (see enclosed).
a. Conduct waterfowl and wildlife surveys
b. Assist in development of Interpretive program
2. Agreement with Renton Citizens for Wildlands Preservation.
a. Conduct bird counts
b. Provide twelve field trips annually
c. Provide litter control
ii. Evidence of a Willing Seller. This may be demonstrated by a signed
letter of intent or signed option, or a signed first right of refusal
from the seller. Add any comments below.
See enclosed executed Memorandum of Agreement with executed two (2) year Purchase
Option Agreement between City of Renton and First City Washington, Inc.
iii. Site Restoration Project Funding Identified. Is a restoration project
identified for the proposed project that will create or significantly
improve a seriously degraded feature defined in "Projects of
Extraordinary Regional Significance" Criteria II. (Conservation
Futures tax levy funds under state law may not be used for development
or restoration) .
Not Applicable
F. (Please note that there is no Criteria "V.F" in the ordinance)
G. Growth Management Act -Accepting Density. Is the property in the
area identified under an adopted growth management plan as targeted
receive greater density and become an urban village or urban center?
Yes, the property is identified and located in Renton as part of GMA. The City of Renton has
applied for Urban Center Status which would allow the City to grow to at least twice its present
size. As an Urban Center the City is required to have additional parks and open space lands to
service the increase in population
H. 1989 Open Space Bond Project with Funding Shortfall: Is the property
within the scope of a 1989 Open Space Bond Acquisition Project that has
an identified acquisition funding shortfall and has not been
substantially completed?
Yes, this project is within the scope of the 1989 Open Space Bond Acquisition Project. The
current funding shortfall is one and one half times the original 1989 Open Space Bond Project
acquisition budget.
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I. Is there any either harm that has not been described in this application
that could come to the property's open space features listed in
'Criteria II through alterations of the'property through likely changes
in land use?
Current Land Use Designation allows for Office Park Development (O-P). Under the proposed
land use designation; Employment Area Office (EAO), and Low Density Single Family (LDSF)
would be allowed. Under both the present and future zoning, habitat in this area would be
destroyed or at the very least compromised. The habitat in the area would be best served by
acquiring the land for public ownership and including a larger habitat/open space system in
order to preserve, protect and enhance this Regional Open Space feature containing rare plant
and animal species.
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ADDITIONAL ATTACHMENTS REQUIRED:
The following attachments must be included for the application to be
considered complete:
Attached
Attached
Attached
Attached
Attached
a) Briefly describe in 2 or 3 sentences how the property meets
the defini tions of eligible lands under RCW 84.34.020. (Copy
attached)
b) Attach a proposed project budget, including the following
information:
*
*
*
*
*
General administration:
Appraisal, appraisal
review and title report
costs:
Relocation costs:
(if any)
Land acquisition costs,
including closing costs:
TOTAL Funding Request:
c) Attach a copy of your jurisdiction's adopted park or open
space comprehensive plan or its equivalent. If you do not have
such an adopted plan, please attach a copy of a resolution,
motion or ordinance approved under the normal legislative process
of your jurisdiction indicating that the property will be listed
as a high acquisi tion priori ty in your adopted open space or
comprehensive plan required under State Growth Management Act.
d) Attach a copy of a resolution, motion or ordinance signed
under the normal legislative process of your city of King County,
authorizing the attached application for Conservation Futures
funds.
e) Attach an 8 1/2" x 11" reproducible, black and white site
map of the proposed acquisition project showing the project scope
and each individual parcel wichin the proposed project scope.
12
Attached
Attached
Attached
Attached
Attached
Attached
Attached
Attached
f) Proposed acquisitions may include fee simple or less than
fee acquisitions such as trail or conservation easements. Please
attach a list that clearly discloses the type of ownership
interest (i.e. fee simple, easement, etc.) that is proposed for
each parcel.
g) Attach an 8 1/2" x 11" reproducible black and white location
map showing the location of the proposed project including the
nearest cross streets, and at least a five mile radius
surrounding the proposed project.
h) Attach an 8 1/2" by 11" reproducible black and white
schematic plan showing potential or proposed future uses of the
site, including trails, parking, or other facilities. Please
indicate any surface area of the project area that will contain
non-vegetative impervious surfaces such as pavement.
i) Enclose a maximum of 3 3Smm color slides of the proposed
project that best portrays the site's features. Additional
slides may be provided only for those criteria where slides are
required. Slides should be labeled with the project name,
applicant jurisdiction and date of slide. A brief written
description of each slide (1 or 2 sentences) should be provided
on a separate piece of paper. Slides will be returned only upon
request.
j) Copy of an appraisal, letter of op~n~on or other
justification of value of the property proposed for acquisition.
k) Provide documentation of the existence of matching funds
obtained or available, if such funds are identified in the
application.
1) Copy of a purchase option or other agreement showing
evidence of a willing seller, if identified in the application.
This confidential information is for use by King County Open
Space Citizen Oversight Committee members only.
m) Do you have any reason to believe that the site may contain
hazardous substances? If so, has an environmental assessment
been conducted on the site? If so, please provide copy of
environmental assessment.
No, it is highly unlikely any hazardous wastes are located on these parcels.
However, the City always obtains a hazardous waste assessment report prior to
purchasing any property.
13
· .
SLIDE SCHEDULE
City of Renton
Black River Riparian Forest
1. Pertaining to Question LB. --High Visibility
Aerial view looking west toward project area.
Slide taken above the intersection of 1-405 and S.R. 167.
Oakesdale Avenue to the South (left).
Duwamish Valley in background.
Empire Ridge and S.R. 900 to north (right) of site.
2. Pertaining to Question IIA(2) --View Corridor
View looking northeast toward Great Blue Heron Rookery and riparian
forest.
Pond/wetland in foreground.
3. Pertaining to Question II.A.(3) --Scenic Resource
Habitat Corridor with mature stands of vegetation for wildlife.
4. Educational Opportunities
Field trip conducted by Renton Citizens' for Wildland Preservation as
part of existing agreement with the City.
Viewing nesting birds/herons.
5. View of existing side channel and grasslands.
6. View looking north and east overlooking the pond/wetland area.
LB/dlf
93-169df
Riparian forest in background.
NORTH.
.~ ..
LAKE .,
WA:stIlNGTON, .
~ City of Renton Ownership ~ ~ Proposed Acquisition
Future Acquisition .
Scale
o 3000
CITY OF· RENTON SITE LOCATION MAP
.BLACK RIVER RIPARIAN FOREST APRIL 13, 1993
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CITY" RENTON
OPEN SPACE PROGRAM .........,... .. __ 05.92
PROJECT PROPOSAL AERIAL ViEw mOKING NORTH
• BLACKRIVER RIPARIAN FOREST & WETLANDS
• HABITAT PRESERVATION & ENHANCEMENT
• PUBUC ACCESS
STEEP SLOPE
,-.EXISTG WETLANDS
PROPOSED OFRCE BLDGS. @ TIl.o.rT'" /1 & B
EXIST'G MULTI-FAMILY HOUSING
November 20, 1991
IIBMORAHDUX OJ' AGRBBKBNT
REGARDING BLACKRIVER CORPORATB PARK,
TRACTS A, B AND C
THIS AGREEMENT ("Agreement") is made and entered into this
~ day of November, 1991 by and between the City of Renton, a
Washington municipal corporation ("the City"), First city
Washington, Inc., a Washington corporation ("First City"), the
Seattle Audubon Society ("Seattle Audubon"), a Washington non-
profit corporation, and Rainier Audubon Society ("Rainier
Audubon"), an unincorporated association of citizens, the
Citizens for Renton Wildlands Preservation, an unincorporated
association of citizens ("Renton Citizens"), and the Sierra Club
Cascade Chapter, Sammamish Group ("Sierra Club"), a Washington
non-profit corporation (all collectively, "the Parties").
I. RECITALS
1. WHEREAS the City is an optional municipal code city of
the State of Washington pursuant to RCW Chapter 35A, with the
authority to purchase and hold property, and to regulate
development under its land use, shorelines, building and other
codes and the State Environmental Policy Act ("SEPA"), and to
manage the parks, streets, and other public facilities within its
jurisdiction; and
2. WHEREAS First City is the owner of the property which
is a subject of this Agreement, to wit, Tracts A, B, and C of the
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November 20, 1991
Blackriver Co~porate Park, located in Renton, Washington ("Tracts
A, Band cn), which Tracts A, Band C are respectively legally
described on the attached Exhibits A, Band C, and by this
reference incorporated herein; and
3. WHEREAS Tracts A, B, and C are the final remaining
phases of the Blackriver Corporate Park, an approximately 115
acre office park (exclusive of dedicated areas described below),
developed by First City; and
4. WHEREAS under conditions of a 1979 rezone, Ordinance
No. 3344, and sUbdivision approvals which contemplated
development of the Blackriver Corporate Park, including Tracts A
and B, but excluding Tract C, First City dedicated to the City
17.5 acres for the establishment of a regional drainage detention
facility known as the np-1 Pond" and for associated wildlife
habitat, First City dedicated to the City approximately 10 acres
for the construction of Oakesdale Avenue and other nearby
streets, and First City contributed approximately 3 million
dollars to an LID for the construction of Oakesdale Avenue.
Further, pursuant to a 1982 rezone of Tract C, Ordinance No.
3694, which contemplated its development, First City's
predecessor in interest dedicated to the City 20 acres of
riparian forest for permanent open space and wildlife habitat;
and
5. WHEREAS in 1988 First City applied to the City of
Renton for a site plan approval for office buildings on Tract B,
- 2 -
r
p ,
November 20, 1991
which site plan application was modified numerous times at the
request of the City, including the addition of office buildings
proposed for Tract A. Final revised site plans for Tracts A and
B, submitted in 1989, formed the basis for the city's final
environmental review, and those final site plans are attached
hereto as Exhibits 01 and 02 and by this reference incorporated
herein (these site plans and the proposed development depicted
therein referred to together hereinafter as "the Project"); and
6. WHEREAS the Final Environmental Impact Statement
("FEIS") for the Project was published in March 1991 and two
Environmental Mitigation Documents, one for Tract A and one for
Tract B, were issued by the City's Environmental Review Committee
("the ERC") in May, 1991 (together, "ERC Document"),'which ERC
Document contained mitigation conditions applicable to the
project; and
7. WHEREAS First city, believing that the ERC Document
contained overly restrictive and unnecessary environmental
conditions not justified under the City's SEPA authority,
appealed the ERC Document to the City of Renton Hearing Examiner
("Hearing Examiner"); and
8. WHEREAS Seattle Audubon, Rainier Audubon, Renton
Citizens and Sierra Club are groups that are interested in the
protection of wildlife and wildlife habitat in the city of Renton
and elsewhere, and had concerns regarding the impacts of First
City's Project on wildlife and in particular a Great Blue heron
- 3 -
November 20, 1991
rookery located in large cottonwood trees on an island in the P-1
Pond, shown on Figure 1-3 of the FEIS, which figure is attached
hereto as Exhibit E, and incorporated by this reference herein
("Heron Rookery"); and
9. WHEREAS Seattle Audubon, Rainier Audubon, Renton
Citizens and Sierra Club (collectively, "the Citizen Appellants")
believing that the ERC Document did not contain measures
sufficient for the protection of wildlife and wildlife habitat,
and in particular the Heron Rookery, and that the FEIS did not
adequately analyze the Project's environmental impacts, appealed
the ERC Document and the adequacy of the FEIS to the Hearing
Examiner; and
10. WHEREAS in "late April, 1991, after the FEIS had issued,
one or more bald eagles through attacks on the Heron Rookery,
disrupted the Great Blue herons' ("Herons") nesting in the Heron
Rookery for that nesting season, caused some of the Herons to
relocate their nests into the riparian forest area, and
ultimately, through repeated attacks, by June 1991, caused the
Herons to leave these new nests with no known young produced at
the Heron Rookery and the riparian forest for the 1991 season;
and
11. WHEREAS this predation by the eagles and the unknown
consequences for subsequent nesting seasons caused uncertainty
for the Parties regarding the appropriateness and feasibility of
the ERC Document conditions which had been based on the
- 4 -
,
November 20, 1991
assumption that the Herons would be continuing to nest in the
particular location of the Heron Rookery; and
12. WHEREAS in July, 1991, while the appeals were pending,
the City concluded an agreement with the Municipality of
Metropolitan Seattle ("Metro"), which resulted in the City
obtaining significant funds for the purchase of wetlands and
wildlife habitat in accordance with the terms of that Agreement
("Metro Money"); and
13. WHEREAS the City had already obtained some funding from
the King County Open Space Bond fund and King County Conservation
Futures program ("Open Space Funds") which funds were targeted
for City acquisition of additional portions of the Blackriver
riparian forest, which exist on portions of Tract C; and
14. WHEREAS the city consulted representatives of the State
Department of Wildlife ("Wildlife") regarding how to best achieve
protection of the Herons given the current uncertainty regarding
the Herons' nesting locations, and how to protect the other
wildlife in the P-l Pond area, and Wildlife concurred that an
effort to preserve the maximum amount of suitable habitat for the
Herons and other wildlife was the preferable approach to an
exclusive focus on particular nesting sites, and that a buffer
between the proposed development and wildlife habitat, including
the P-1 Pond, was also important; and
15. WHEREAS the Parties recognized that the changed
circumstances including the uncertainty regarding the Heron
- 5 -
November 20, 1991
Rookery's future viability and the demonstrated mobility of the
Herons to other parts of the P-l Pond area due to predation, the
ability for the City to purchase significant additional wildlife
habitat due to the combination of the Metro Money and the Open
Space Funds, subject to coming to agreeable terms of purchase
with First City, wildlife's approval of a habitat-based approach
to conservation of wildlife resources with an effective buffer,
all suggested a shift from the ERC Document's exclusive focus on
protection of a ~articular nesting site towards a habitat-based
approach to protection of wildlife with a buffer between the
Project and the habitat, and gave the Parties a basis to
negotiate a resolution to the disputes; and
16. WHEREAS First City and the citizen Appellants each
believes that it would prevail in its positions and assertions
regarding the above-described appeals and th~ City believes it
would prevail in defense of the FEIS and ERC Document, and each
of the Parties believes it would prevail in any subsequent
litigation regarding this matter, but at the same time has given
due consideration to the changes in circumstances and new
information outlined above, the unavoidable delays and hazards of
these appeals and the expenses connected thereto, and has
recognized the desirability of terminating the existing and
future disputes on this subject without further expense and
litigation; and
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,
November 20, 1991
17. WHEREAS the City aqrees to purcbase a portion of Tract
A that will encompass an area which soils testing and expert
analysis has concluded contains soils with certain contamination
exceeding standards under the State Model Toxics Control Act
(MTCA), which contamination was caused by the City's depositing
of dredge spoils from the P-1 Pond expansion, and the city has
agreed, based upon an indemnity agreement, to assume full
responsibility as between the City and First City for this area
and other areas where the City deposited dredge spoils and
excavated soils, now and in the future; and
18. WHEREAS the Parties wish to protect wildlife habitat
and wetlands in the vicinity of the subject site and believe that
this can be accomplished by the City's purchase of a portion of
Tract A, including the area described above, and the majority of
,Tract C, with an option for the City to purchase the remainder of
Tract C, along with the imposition of revised environmental
conditions on the Project; and
19. WHEREAS the City is willing to purchase and First city
is willing to sell the desired areas of Tracts A and C upon terms
that are described in more detail in this Agreement and the
Purchase and Sale Agreements and option Agreement which are
attachments hereto; and
20. WHEREAS, as part of this Agreement, the City has also
agreed to continue to pursue acquisition of portions of the
- 7 -
November 20, 1991
hillside (which is not in First City's ownership) north of Tract
C; and
21. WHEREAS based upon the changed circumstances described
above, and new information regarding the ineffectiveness and
infeasibility of certain ERC Document conditions, including but
not limited to the requirements for berms, archaeological study
of the contaminated area, orientation of buildings away from the
Metro plant and modification of site plans based on monitoring,
the City has agreed to replace and supersede the ERC document
with the environmental mitigation conditions agreed to by the
Parties as set forth in this Agreement; and
22. WHEREAS the citizen Appellants are extremely concerned
that their Great Blue Heron experts have recommended that a
setback of 660 feet to 1652 feet from the Heron Rookery shown on
Exhibit E is appropriate, and while the Citizen Appellants have
agreed to the location of improvements and the parking garage as
shown on the Schematic Site Plans which are attached hereto as
Exhibits F and G, which includes the location of a portion of the
garage and improvements within 600 feet, they want to emphasize
that no other private improvement shall be located in the 600-
foot area except as provided in section II.B and otherwise in
this Agreement, and that no public improvements shall be located
there unless and until the City has adopted a final Master Plan
for that area;
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,
November 20, 1991
23. WHEREAS, First City is extremely concerned that its
Great Blue Heron experts have recommended that any required
setback should be no greater than 350 feet from the Heron Rookery
but, nevertheless, in order to settle these disputes, First city
has agreed to substantially conform to the building locations
shown in the Schematic site Plans; and
24. WHEREAS the basis for the environmental conditions
herein includes the city of Renton's Environmental Review
Ordinance, comprehensive Plan, Green River Valley Plan,
Comprehensive Parks Plan, Surface and Storm water Drainage
Ordinance, Mining, Excavating and Grading Ordinance, Shoreline
Master Program, Land' Clearing and Tree cutting Ordinance, Zoning
Code and Site Plan Review Ordinance, City of Renton 1981 Wetlands
Study and other applicable plans, studies and ordinances; and
25. WHEREAS First city and the Citizen Appellants are
willing to drop their appeals of the ERC Document and the FEIS
based on the terms and conditions hereof, and the City and
citizen Appellants agree to support and not to oppose other
governmental approvals required for construction of the project
such as the site plan, shorelines permit, and building permits
for the Project, as further set forth in this Agreement.
NOW THEREFORE, IN CONSIDERATION of the .mutualpromises,
covenants and agreements contained herein and other good and
valuable consideration the legal SUfficiency of which is hereby
acknowledged by the Parties, the citizen Appellants, on behalf of
- 9 -
November 20, 1991
themselves, their officers, directors and current members, and
First City and the city hereby agree as follows with the intent
that each be legally bound:
II. ENVIRONMENTAL MITIGATION CONDITIONS
A. Mitigation Conditions Controlling.
1. Mitigation Conditions Replace ERC Document and Are
Final. The City agrees that the environmental mitigation
conditions listed in this section II of this Agreement
("Mitigation Conditions") will replace and supersede the ERC
document and will constitute the environmental mitigation
conditions for the Project. The City and First City agree that
the Mitigation Conditions will fully mitigate all environmental
impacts from the Project, and that no further mitigation is
necessary or appropriate with regard to the subject matter of
this Agreement. The citizen Appellants believe that the
Mitigation Conditions will likely mitigate all of the Project's
environmental impacts and thus agree to their imposition as the
Mitigation Conditions for the Project. The City Departments
agree to recommend imposition of these Mitigation Conditions or
impose these Mitigation Conditions. The City also agrees to
impose no other mitigation conditions with respect to the subject
matters addressed in the Mitigation Conditions, on all approvals
required for the construction and operation of the Project,
except as provided in Section II.A.2 below.
-10 -
November 20, 1991
2. Relationship of Mitigation Conditions to Required
Permits and Approyals.
a. . Other Permits and Approyals Required. The Parties
recognize that in addition to the envirorunental approval embodied'
by the Mitigation Conditions, First City.is required to obtain
other permits and approvals, such as a site plan approval,
shoreline permit and construction permits. In that regard, this
Agreement recites in several ensuing Sections that more specific
conditions will be imposed at the time of site pian approval and
shoreline permit, with regard to the details of the Revised
Project, such as requirements for the surface and stormwater
drainage system, wetlands mitigation plan, transportation
management plan, construction haul routes plan, and shoreline
public acce'ss, which conditions are intended to be consistent
with this Agreement and the Exhibits hereto which specifically
address these matters.
b. Additional Conditions to Be Consistent With
Mitigation Conditions. The Parties desire to have as much
certainty as possible regarding the conditions for the Revised
Project and hereby state their intent that the conditions of the
permits and approvals for the Revised Project will not conflict
. with, materially enlarge or modify the Mitigation Conditions
herein. To that end, the City agrees that it will only impose
additional conditions to the Mitigation Conditions on the Revised
Project which. do not conflict with, enlarge or modify the.
-' 11 -
November 20, 1991
Mitigation Conditions unless such conflict, enlargement or
modification is explicitly mandated by a City ordinance in
existence on the date of this Agreement other than the
Environmental Review Ordinance, or as otherwise provided in this
Agreement. The Parties also recognize that while they wish to
bind themselves as much as possible, this Agreement cannot
legally bind a future city Council and that it cannot bind quasi-
judicial decisionmakers regarding permits and approvals for the
Revised Project. rf a condition which conflicts with, enlarges
or modifies the Mitigation Conditions is imposed on a site plan
approval or shoreline permit for the Revised Project by the City
staff, quasi-judicial decisionmakers or the courts, then First
city may elect to terminate this Agreement, as further provided
in section VI.B below.
3. Project to Substantially Comply with Mitigation
Conditions. First City agrees that its applications for site
plan approval, shoreline permit or other approvals required for
the development of Tracts A and B pursuant to this Agreement,
will be for a project that is revised to substantially conform to
all of the Mitigation Conditions of this Agreement ("the Revised
Project"); provided that substantially conform means that First
city may only make "minor adjustments" to its Revised Project,'
"minor adjustment" defined herein as any change that is less than
a "major adjustment" as defined below ("Minor Adjustment"), which
Minor Adjustments shall also be within the terms or the spirit
-12 -
·r
November 20, 1991
and intent of this Agreement, without written consent of the
Parties.
4. Modifications to Reyised Project Require
Agreement. If First City desires to change an explicit term of
this Agreement or make a major adjustment to its Revised Project,
which "major adjustment" is defined herein to be "a SUbstantial
change in the Schematic Site Plan design, or increase in the
total building area over the square footage shown for Tracts A
and B in Exhibits 01 and 02" (any such SUbstantial change or
major adjustment, hereinafter a "Modification"), First City must
Obtain written consent of the Parties to such Modification. The
Parties agree that they have an obligation to entertain in good
faith proposals from First city for a Modification and to
promptly respond in writing to any reasonable" proposal for a
Modification within fifteen days from the date of receipt thereof
which proposal meets the spirit and intent of this Agreement. If
the Modification agreed to by the Parties requires an amended
site plan approval or other new approvals, the Parties'
obligations of support and non-opposition specified in Section
III below shall apply to the Modification the same as to the
Revised Project. If the Parties do not agree to the
Modification, First City may, at its option, either pursue the
Modification under new approvals, and the requirements of this
Agreement including the Mitigation Conditions and the non-
opposition requirements will not apply, or may enter into binding
-13 -
November 20, 1991
Arbitration with the other Parties as follows. If First city so
elects, the Parties may seek binding arbitration regarding the
issue of whether the Modification is within the spirit and intent
of this Agreement and hence, should be allowed. The arbitration
shall be conducted by three arbitrators (the "Arbitrators"), to
be chosen as follows: First City shall choose one Arbitrator,
the citizen Appellants shall choose the second Arbitrator, and
the third Arbitrator shall be chosen by the first two
Arbitrators. The City may elect to waive its procedures for
major adjustment of a site plan and agree to be bound by the
Arbitrator's decision. The cost of arbitration shall be shared
equally by the Parties taking part in the arbitration.
B. Conditions Regarding site Layout, Buffer. Landscaping.
Fencing and Building Heights
I. site layout. The Revised Project's site layout
shall be in accordance with the schematic site plans ("Schematic
site Plans") for Tracts A and B, which are attached hereto as
Exhibits F and G respectively, and which are incorporated by this
reference herein. The locations and footprints of the buildings,
the parking garage, the locations of surface parking, fire lanes,
landscaping and fencing shall substantially conform to the
Schematic site Plans, as further detailed below. As shown on the
Schematic Site Plans, the number of buildings on Tract A shall be
limited to two and the number of buildings on Tract B shall be
limited to three and a parking garage, unless and until a'
-14 -
November 20, 1991
Modif ication is approved pursuant to section II. A. '4. First City
shall not locate any buildings in the area on Tract B shaded in
black on the Schematic Site Plans (the "Natural Area"), but may
put tree stump and natural vegetative materials ("Dead and Down
Material"), and wetponds and biofiltration swales in this Natural
Area. Any required maintenance within the Natural Area will be
done in a manner sensitive to the wildlife in the area. The
Parties recognize that First City may be required to provide to
the City an easement for a public access to the P-1 Pond as a
requirement of shoreline permit approval, the location of which
Public Access will be decided as part of a City Open
Space/Wildlife Habitat Master Planning Process, which process
shall allow for public input, and any improvements to the Public
Access will be provided by and maintained by the City; provided,
however, that such Public Access will not alter the Schematic
Site Plans except in a very minor way not inconsistent with the
spirit and intent of this Agreement which is that there be no
public access in the Natural Area unless and until the City has
adopted a final Master Plan for that area. First City shall
install a gate at the most easterly end of the City's maintenance
road adjacent to Tract A where it meets oakesdale Avenue, and the
city shall install a gate at the most westerly end of the City's
maintenance road near the western boundary of the portion of
Tract A purchased by the city, which gate locations are shown on
the Schematic Site Plan for Tract A.
-15 -
November 20, 1991
2. Buffer. On Tract B, and the portion of Tract A
remaining in First City ownership after the City's purchase
detailed in section V below, there will be a landscaped and
natural vegetation buffer, located in the area within 100 feet
from the ordinary high water mark of the P-1 Pond/springbrook
Creek, which area is shown as a cross-hatched area on the
Schematic site Plans (this area known hereinafter as the "Buffer
Area"). There shall be no development or activity in this Buffer
Area except for the landscaping, fencing, irrigation and
placement of Dead and Down Material, and any Public Access as
described above (all collectively "Permitted Buffer
Improvements"), and activities necessary to install, maintain and
repair the Permitted Buffer Improvements. Approximately 60-70
feet of this buffer area is in city ownership, so First City will
be providing approximately 30-40 feet of buffer area on its
property, as shown on the Schematic Site Plans.
3. Landscaping. First City will landscape
approximately 30 feet of the Buffer Area within its ownership on
Tracts A and B (this landscaped area on First City's property
known hereinafter as the "Landscape Area"), which Landscape Area
is shown shaded in grey on the Schematic Site Plans. First City
will also landscape a 30-foot strip extension of this buffer on
Tract B between the Buffer Area'and the parking garage, exclusive
of the fire lane area ("Landscape Extension"), which Landscape
Extension is also shown shaded in grey on the Schematic site
-16 -
November 20, 1991
Plan. The types and locations of plant materials to be provided
in both the Landscape Area and the Landscape Extension shall be
in substantial conformance with the landscape areas plan which is
attached as Exhibit H and by this reference incorporated herein
("Landscape Areas Plan"). First City may relocate certain
existing trees on Tracts A and B to comply with the Landscape
Areas Plan. As demonstrated by the Landscape Areas Plan, no
berms are required. The plant materials in the Landscape Areas
Plan shall be irrigated and those on the development side of the
fence will be maintained by First City. First City will comply
with local, state and federal regulations regarding the use of
chemicals in landscape maintenance, and will accommodate all
suggestions of the Parties that First City determines are
economically and technically feasible regarding which herbicides
and pesticides to use. First City will plant a hedge row
comprised of one row of evergreen shrubs such as laurel, to be
located on City property at the boundary between First city's
ownership on Tract A and the portion of Tract A purchased by the
city under Section V below, as shown on the Schematic Site Plan.
First city shall reserve an easement on the portion of Tract A
sold to the City for planting and maintenance of the hedge row.
All planting materials in the Landscape Areas and the hedge row
shall be subject to replacement in accordance with the City's
standard three year landscape bond.
-17 -
November 20, 1991
4. Modification of Landscape. Yard and Setback
Requirements. The portion of Tract A to be sold to the City
shall be considered a part of Tract A for the purpose of the
City's application of zoning code and landscaping requirements.
The City recognizes that unique landscaping and setback
requirements have been imposed as part of this Agreement to deal
with the unique sensitivities of this site, which requirements do
not meet the strict requirements of the city's zoning and
landscape ordinances, but which weet the spirit and intent of
those ordinances. The City therefore agrees to waive its
standard code landscaping, yard and setback requirements for the
Revised Project to the extent that these requirements exceed or
are inconsistent with the landscaping and setback requirements
set forth in this Agreement, or inconsistent with the Schematic
site Plans.
5. Fence. First city shall install a six-foot tall
chain-link fence with earth tone-colored slats in the areas
described as follows. On Tract A, the fence shall run from the
western property boundary of the portion of Tract A First City
retains after the City's acquisition and along the P-1 Pond to
the northeast corner of Building B. On Tract B, the fence shall
be located in the Landscape Extension, described in Section
II.B.3 above. These fence locations are shown on the Schematic
site Plans with a dashed line and the fence locations shown on
the Schematic site Plans shall control over the text of this
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November 20, 1991
Agreement. The exact location of the fence relative to the
plantings within a portion of the Landscape Area on Tract A and
the Landscape Extension on Tract B is shown in more detail on the
Landscape Areas Plan.
6. Building Height Limitations. First city will
limit the height of the buildings on Tract B to five stor~es from
finished grade, and will limit the height of the parking qarage
on Tract B to four stories from finished grade. First city. will
limit the height of the buildings on Tract A to four stori~s from
finished grade.
C. Conditions Regarding Construction Season
Limits.Monitoring
1. Construction Season Limitations. First City shall
observe seasonal limitations on certain construction activities
in certain locations specified below for the period beginning
January 15 and ending on June 15 ("Construction Season
Limitations") of any given year to protect the nesting of Herons
at the Heron Rookery shown on. Exhibit E, subject to the follow
conditions:
a) Limitations Applicable Only to Major Outdoor
Construction. The Construction Season Limitations shall apply
only to "major outdoor construction" defined herein to mean
"preloading, grading, foundations, structural steel, installation
of dryvit panels, roofing and hardscape" ("Major Outdoor
Construction") as'distinguished from minor construction and
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November 20, 1991
interior work defined herein to mean "rough-in mechanical and
electrical, glazing installation, interior shell finish, and
tenant improvements" ("Minor Construction and Interior Work").
Landscaping, which shall not include grading or the use of· heavy
equipment, will not constitute Major Outdoor Construction and may
be installed at any time, and is not subject to the Construction
Season Limitations.
b) Limitations Applicable Only in Construction
Limit Zone. The Construction Season Limitations shall only apply
to Major Outdoor Construction conducted within a 700-foot radius
of the Heron Rookery shown on Exhibit E, measured from the
nearest heron tree in the Heron Rookery, and the location of this
700-foot radius is shown superimposed on the Schematic site Plan
on the attached Exhibit I ("Construction Limit Zone"). This
means that the Construction Limit Zone encompasses only a portion
of the sitework on Tract A and a portion of the sitework and a
portion of the parking garage on Tract B, as shown on Exhibit I.
c) Monitoring If First City Wants to Begin
Construction Early. If First City believes that the Herons have
not returned to nest at the Heron Rookery by March 15 of any
year, and wishes to begin construction prior to June 15 of that
year, First city must monitor the Heron Rookery to produce
corroborating evidence of the Herons' absence. The monitoring
must be conducted by a person with educational credentials and
expertise in wildlife biology, and if possible, Heron behavior
-20 -
November 20, 1991
(such person to be known as a "Heron Expert") from a list of
per'sons that shall be aqreed upon by the Parties within 90 days
,of execution of this Aqreement. The Heron Expert must monitor
the Heron Rookery daily for at least one week prior to and again
on March 15 to determine whether any pairs of Herons at the Heron
Rookery are actively engaged in continuous nest building,
nesting, hatching or fledging activities ("Heron Nesting
Activities"). If the Heron Expert determines that there are no
Heron pairs engaged in Heron Nesting Activities for one week
prior to and on March 15, then Major Outdoor Construction can
occur within the Construction Limitation Zone after the
completion of the one week monitoring, but no sooner than March
16 of that year.
d) Good Faith Efforts to Giye Additional
Limitation Period. For any year in which the Construction Season
Limitations are required, First City shall make a good faith
effort to structure its construction schedule as is economically
and technically feasible for the portion of the parking garage
located within the Construction Limitation Zone such that First
City minimizes Major Outdoor Construction in this area between
the period from January 1 to January 15 and the period from June
15 to July 1 for that year ("Additional Limitatfon Period").
First city agrees to share its construction schedule for the
parking garage with the representatives of the Citizen Appellants
designated to receive. notices in Section VI below, or their
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November 20, 1991
successors, and in good faith to accommodate all suggestions
which First city determines are economically and technically
feasible regarding minimizing construction impacts on Heron
Nesting Activities during the Additional Limitation Period.
e) Monitoring If citizen Appellants pes ire
Additional Protection outside of Construction Limit Zone. If the
citizen Appellants or the city believes that First City's Major
Outdoor Construction activities outside of the Construction Limit
Zone during the Construction Limitation Season are having adverse
impacts on Heron Nesting Activities, they may engage a Heron
Expert at their expense to conduct monitoring to determine
whether the Herons are experiencing adverse impacts and whether
this disruption is causally related to First City's Major Outdoor
Construction activities. The Heron Expert shall present any
evidence of adverse impacts and the causal relationship to First
City, which evidence can be confirmed or contested at First
city's option by a second Heron Expert, chosen by First City. If
the Citizen Appellants' or the City's Heron Expert and First
city's Heron Expert agree that monitoring shows adverse impacts
to the Herons that are causally related to First City's Major
Outdoor Construction activities, these Experts shall make a joint
recommendation for institution of construction protective
measures to reduce Major Outdoor Construction Impacts, including
but not limited to screening of construction and additional noise
buffers ("Construction Protective Measures"). If the two Heron
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•.
November 20, 1991
Experts cannot agree, the issue will be submitted to a third
Heron Expert chosen by the first two Heron Experts, the cost of
such Heron Expert to be shared equally by First City and the
Party who engaged the first Heron Expert, who will decide whether
or not adverse impacts exist, whether there is a causal
relationship and if so, will recommend Construction Protective
Measures. If it is determined by the. Heron Expert(s) as set
forth above that adverse impacts on the Herons are being caused
by First city's Major Outdoor Construction activities, First City
will in good faith institute those Construction Protect'ive
Measures that First city determines are economically and
technically feasible to accommodate the joint recommendation of
the two Heron Experts, or if there is disagreement, the
recommendation of the third Heron Expert. The Parties understand
that time is of the essence and will make best efforts to
expedite the actions contemplated by this section.
2. Other Construction Limitations. First City shall
use only auger-cast-in-place piling and shall not engage in any
pile-driving in construction of any of the structures shown on
the Schematic Site Plan. First city will comply with the City's
noise ordinance and other construction noise limitation
conditions routinely applied by the City to all projects, which
conditions shall be imposed as a part of the site plan approval.
, -23 -
November 20, 1991
D. Conditions Regarding Extended Site Plan Approval,
Phasing. site Plan Approval Submittal. vesting
1. Extended site Plan Approval. The City shall
recommend that the Hearing Examiner grant an eight year extended
site plan approval for the Revised Project, with one potential
two-year extension (for a total of ten years), and the city shall
recommend no conditions and take no actions inconsistent with
this extended site plan approval.
2. Phasing of Extended site Plan. In accordance with
the City's site plan ordinance, the eight year site plan approval
for the Revised Project shall contain a proposed phasing as
follows, with the understanding that the number of buildings
listed for each phase can be constructed on either Tract A or B
and that all time periods are to be measured from the date of
final site plan approval: Phase I --at least one building shall
be commenced in the first three years; Phase II at least three
buildings shall have commenced in the first six years; Phase III
--at least five buildings shall have commenced in the eight
years; provided, however, that if any of the Phases cannot be
commenced in the time periods set forth above, the Hearing
Examiner shall, within thirty days of First city's written
request and based upon a showing of good cause for delay,
including circumstances such as lack of available financing,
tenants or other market conditions, ("Good Cause") grant an
extension of the time for commencement of that phase as
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November 20, 1991
necessary, but not beyond the eight year period; provided,
however, that one two-year extension of the eight year extended
site plan approval shall be granted within thirty days of First
City's written request therefor if, in the discretion of the
Hearing Examiner, substantial progress has been shown and there
is Good Cause for such extension. The parking garage may be
constructed at any time within the extended site plan period.
The Hearing Examiner's determination with regard to extension of
the phases or extension of the site plan period as set forth
above shall be appealable to the City Council within 15 days of
the Hearing Examiner's decision regarding the requested
extension.
3. No Additional Phasing Requirements. Other than
the phasing requirements of the extended site plan approval in
Section 11.0.2, the Construction Season Limitations in Section
11.C and the requirement to substantially comply with the
Schematic Site Plans (Revised Project) as specified in Section
A.3, there shall be no other restrictions regarding when and
where the buildings and parking garage on Tracts A and Bare
constructed.
4. Requirements for site Plan Application. The
application for site plan approval shall consist only of a site
plan as specified by the City's site plan ordinance, schematic
building elevations, landscape plan, schematic grading, drainage
and utilities plan, and schematic wetlands mitigation plan.
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November 20, 1991
Detailed planting plans, architectural and engineering plans,
construction haul route plan and other similar plans of this
specificity and detail will not be required until the time of
construction permit application. A Transportation Management
Plan as further set forth below must be submitted at the time of
building permit application for each building, and approved by
the City prior to issuance of occupancy permits for each
building.
5. Vesting. To the extent permitted by applicable
law, the City agrees that the Revised Project shall be vested to
those zoning, shorelines, wetlands, parking, site plan and other
land use ordinances in effect at the date of this Agreement, and
that the Revised Project will not be subject to the requirements
of any new ordinances not in effect on the date of this
Agreement. The City will use its best efforts to ensure the
vesting of the Revised Project, including but not limited to,
broadly interpreting its vesting protection for extended site
plan approvals, and ensuring that "vesting grace" is provided for
the Revised Project in new ordinances which address wetlands,
wildlife habitat, parking or other subjects which could impose
requirements additional to or conflicting with the Mitigation
Measures in this Agreement. The city recognizes that the
shoreline permits for this project may expire prior to the
commencement of construction of all of the buildings anticipated
for the Revised Project under the extended site plan approval,
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•
November 20, 1991
and the City agrees that these shoreline permits for the Revised
Project shall be re-issued as necessary for the life of the
extended site plan approval, despite any changes in the shoreline
program, in accordance with the terms of this Agreement. This
vesting does not apply if the approved site plan expires nor is
it binding on the courts or the Shorelines Hearings Board.
E. Conditions Regarding Drainage and Water Quantity.
1. Drainage to be Accommodated by P-l Pond. The City
recoanizes, based upon prior agreements with First City and upon
drainage calculations which show sufficient capacity, that the P-
1 Pond is sufficient to handle the quantity of surface and storm
water run-off anticipated from the Revised Project. The City
therefore agrees that there will be no requirements placed on the
Revised Project inconsistent with the agreement that run-off from
the Revised Project will enter the P-1 Pond without detention.
2. Compliance with City Stormwater Ordinance. First
City shall design and operate the surface and storm water run-off
system for the Revised Project in compliance with the City's
Surface and Stormwater Drainage ordinance in effect at the date
of this Agreement, including the use of wet ponds and
biofiltration swales, and any required downstream analyses, as
provided in that ordinance. Review and approval of First City's
schematic drainage plan will occur at site plan approval, but
this approval shall not contain any conditions which impose
-27 -
November 20, 1991
requirements which exceed or are inconsistent with this
Agreement.
3. P-1 Pond Water Quality Management Plan. If the
City implements a water quality management plan ("P-1 Plan") to
reduce water quality impacts on the P-1 Pond, to be paid for by
all landowners who contribute run-off to the P-1 Pond, First City
shall contribute its proportionate share of the funding for the
P-1 Plan so long as all other owners contribute their
proportionate share of the funding; provided, however that First
City retains the ability to challenge the City's allocation of
costs to First City under the P-1 Plan. The City may provide for
reasonable classifications, rate reductions and exemptions
without violating this section, as long as these are rationally
based and not fundamentally unfair.
4. Wetlands Mitigation. First city shall mitigate
for the proposed filling of approximately Q.14 acres of wetlands
with low functional values on Tracts A and B by creating an
additional new or enhanced wetland area adjacent to the old Black
River channel on Tract B. A schematic wetlands mitigation plan,
containing the elements set forth in Exhibit M attached hereto
and by this reference incorporated herein shall be submitted to
the City as part of the site plan approval. Site plan approval
of the wetland mitigation plan shall not contain any conditions
which impose requirements which exceed or are inconsistent with
this Agreement.
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•
November 20, 1991
5. Wetlands Buffer. First City shall establish a
buffer around the old Black River channel wetland on Tract B
averaging 50 feet in width with no portion of the buffer to be
less than 25 feet in width.
F. Conditions Regarding Traffic. Parking Garage and
Parking Construction
1. Traffic Mitigation Fee Credit. There shall be no
traffic mitigation fees required of First City for the Revised
Project.
2. Transportation.Management Plan. First City will be
required to submit a Transportation Management Plan ("TMP") for
the Revised Project at the time of building permit applications
which TMP shall contain the elements and goals listed in Exhibit
J, attached hereto and incorporated herein by this reference.
The TMP must be approved by the City's Development Services
Division in accordance with the elements and goals set forth in
Exhibit J prior to the issuance of occupancy'permits for any of
the buildings in the Revised Project. The City may not impose
TMP requirements for the Revised Project which exceed or are
inconsistent with those set forth in Exhibit J, and the City
agrees to expeditiously review the TMP.
3. Construction Haul Routes Plan. Prior to
commencing construction, First City shall have a haul routes plan
for controlling construction transportation impacts approved by
the City. First city will cooperate with reasonable City efforts
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November 20, 1991
to coordinate construction haul routes with other projects under
construction at the same time in the immediate vicinity. First
City agrees to ensure that truck and wheel washing be
accomplished on site before each haul trip. First City also
agrees that it will limit hauling hours for large construction
vehicles in accordance with applicable city standards.
4. Parking Garage. The parking garage shall be
constructed in compliance with applicable City standards. The
north wall of the lower three levels of the parking garage shall
be a solid blank wall. The top level of the garage shall be
open; however, the north wall of the garage will be extended to a
height of 48 inches from floor level. A reasonable number of
potted plantings shall also be placed on the top level of the
parking garage to provide visual relief and reduce some
incidental headlight glare, provided that parking requirements
can still be met. The City shall permit First City to locate
temporary parking for Tract B on Tract A during the construction
of the surface parking and the construction of the parking
garage.
5. Construction Area pemarcation. During
construction of the buildings and parking garage on Tract B,
First City will be required to demarcate in a highly visible
manner the boundaries of construction.
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•
November 20, 1991
G. Miscellaneous Architectural Issues. Light and Glare.
Building Colors. Archaeological Issues. cumulative
Impacts. contamination Issue
1. Architectural Issues. The buildings in the Revised
Project will be located substantially as indicated on the
Schematic Site Plans. The colors of the building skins shall be
subdued colors, including colors such as browns, tans,. off-
whites, greens, grays, and blues. The windows shall be glass
with a non-reflective coating. No window hoods will be required.
There will be no other design requirements regarding the
buildings.
2. site Lighting. First City shall use down light
standards in its parking areas and other lighted site areas.
3. . Archaeological Survey. The archaeological survey
already conducted for the site will satisfy requirements to
quantify the Revised Project's archaeological impacts and no
further archaeological survey is required for the Revised
Project. The portion of Tract A which has not been subject to an
archaeological survey, is substantially the portion being sold to
the City pursuant to Section V below, and thus, the need for any
additional archeological survey is eliminated.
4. contaminated Area. There shall be no requirements
such as use or construction limitations or signage requirements
imposed by the City to address the issue of contamination under
MTCA or other laws, as the contaminated porti"on .of Tract A is
being sold to the City pursuant to Section V below.
-31 -
November 20, 1991
III. AGRBEMENT TO SOPPORT REVISED PROJECT. NON-OPPOSITION
A. First City withdrawal of Appeal.
First City agrees to withdraw its appeal of the ERC
Document upon execution of this Agreement, as further provided in
section VI.F below.
B. city Obligations
1. Mitigation Conditions Final Exercise of City SEPA
Authority. The City agrees that the Mitigation Conditions
replace and supersede the ERC Document and that the Mitigation
Conditions are the final exercise of its SEPA authority for the
Revised Project. The City will not assert continuing SEPA
authority to request or impose SEPA conditions additional to or
inconsistent with the Mitigation Conditions at the site plan
approval, the shoreline permit, the building permit, or in any
subsequent permitting process for the Revised Project, nor will
the city bring any SEPA challenge regarding the Revised Project;
provided, however, that this Agreement cannot bind quasi-judicial
decisionmakers and that new SEPA authority may be asserted by the
City if First city makes a Modification to its Revised Project as
defined in section II.A.4 above, if that Modification requires
new SEPA review.
2. city Support of Approyals for Reyised Project.
The city Administration agrees that it will support the Revised
Project. The City Administration agrees that City staff will
recommend approval of a site plan application for the Revised
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•
November 20, 1991
Project to the Hearing Examiner and if appealed, will support the
site plan approval before the City council. City staff. will also
approve a shoreline permit for the Revised Project, in accordance
with this Agreement and the requirements of its Shoreline Master
Program, and support this shoreline permit in any appeals to the
Hearing Examiner or Shorelines Hearings Board. The City further
agrees that it will not recommend imposition of additional
requirements. with regard to the subject matter of this Agreement,
which requirements exceed or are inconsistent with the Mitigation
Conditions, on any City permits or approvals required for the
construction or operation of the Revised Project, except as
provided in section II.A.2 above.
3. City Support of Approyals with Third Parties. The
City agrees not to encourage or assist other individuals or
entities to oppose, appeal or otherwise delay the site plan
approval, shoreline permit, building permit or other permits
required for construction or operation of the Revised Project.
4. Expeditious Processing of Approvals. The City
agrees to use its best efforts to expeditiously process the site
plan approval, shoreline permit, building permit and other
permits and approvals required for the construction or operation
of the Revised Project. More specifically, when First city
submits a complete site plan application package, the City will
use all practicable means to have a site plan approval
recommendation ready within six weeks of that submittal. The
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November 20, 1991
city also agrees to use best efforts to expeditiously process
building permit applications in order that First City can meet
the Construction Season Limitations in Section II.C above, if
applicable.
C. citizen Appellant Obligations
1. Withdrawal of Appeals. The citizen Appellants
agree to withdraw their appeal of the ERC Document, and to
withdraw their appeal of the FEIS, upon execution of this
Agreement as further provided in section VI.F below.
2. Non-Opposition to Governmental Approvals;
Agreement to Forego Further Appeals. The Citizen Appellants
agree on behalf of their associations, their officers, directors,
current members in their capacity as members, and successors that
they will bring no further challenges to the Revised Project
based on SEPA, and that they will not oppose First City's
application for site plan approvals, shoreline permits, building
permits, and any other existing or future governmental approvals
including, but not limited to, permits or licenses or any other
governmental actions (all collectively, "Governmental Approvals")
which First City has sought or in the future may seek for
construction or operation of the Revised Project. The Citizen
Appellants' agreement not to oppose Governmental Approvals
includes non-opposition before the approval-granting authority
and non-opposition through administrative appeal or litigation.
The sole exception to this non-opposition requirement is that the
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November 20, 1991
Citizen Appellants retain the right, should the Hearing Examiner
deny the final two year extension of the site plan approval based
on a finding of no Good Cause, to support the Hearing Examiner's
denial. The Citizen Appellants also agree on behalf of their
associations, their officers, directors, current members in their
capacity as members, and successors, not to take any other
actions which might have the effect of stopping or delaying
construction of the Revised Project or increasing the cost of the
Revised Project. The Citizen Appellants do not waive their right
to insist that the Revised Project be constructed in conformance
with the Mitigation Conditions and with consistent conditions
attached to other Governmental Approvals, subject to Section
II.A.4 above on Modifications to the Revised Project. The
Citizen Appellants agree that neither they, nor their officers,
directors, current members in their capacity as members, or
successors will in any way assist, aid or cooperate with other
persons or entities who oppose the Revised Project or who
contemplate opposing the Revised Project in any of the manners
described in this paragraph.
3. Best Efforts to AyoidThirdParty opposition. The
Citizen Appellants, their officers, directors, current members in
their capacity as members, associate members, and successors
agree to use their best efforts to support the Revised Project
and to persuade any individuals or groups not bound by this
Agreement to support the site plan approval, shoreline permit,
-35 -
November 20, 1991
building permits and other Governmental Approvals for the Revised
Project and to use best efforts to dissuade any such individuals
or groups from bringing administrative appeals or litigation to
challenge such Governmental Approvals for the Revised Project.
4. Non-Opposition. Support Applicable to Agreed
Modifications of Project. If the Parties approve a Modification
as set forth in section II.A.4 above, the non-opposition and
support obligations set forth in this paragraph shall also apply
to the Modification of the Revised Project.
IV. CITY PURCHASE OF A PORTION OF TRACT A
The City agrees to purchase and First City agrees to sell a
portion of Tract A of the Blackriver corporate Park ("the City
Tract A Property") under the terms and conditions set forth in
the Real Estate Purchase and Sale Agreement for a Portion of
Tract A and its attachments ("the Tract A Purchase Agreement")
which is attached hereto as Exhibit N and by this reference
incorporated herein. The city Tract A property is depicted on
Attachment A and is legally described on Attachment B to the
Tract A Purchase Agreement. Closing of the city's purchase of
City Tract A shall be contingent upon First city obtaining an
acceptable final site plan approval and shoreline permit for the
Revised Project which contingency may be waived by First City,
all as further provided in Section VI.B below.
-36 -
November 20, 1991
V. CITY PtJRCBASB 01' PORTIONS 01' TRACT C
A. Purchase of the city Tract C Property. The City aqrees
to purchase, and First city aqrees to sell to the City, "Lots 5,
7, 8, 9, 10 and a portion of Lot 6 of Tract C of the Blackriver
Corporate Park ("the City Tract C Property") under the terms and
conditions set forth in the Real Estate Purchase and Sale
Agreement for a Portion of Tract C, including its attachments
(lithe Tract C Purchase Agreement"), which is attached hereto as
Exhibit 0 and by this reference incorporated herein. The City
Tract C Property is depicted on Attachment A and legally
de"scribed on Attachment C of the Tract C Purchase Agreement.
Closing of the City's purchase of the City Tract C Property is
contingent upon First City's obtaining an acceptable final site
plan approval and shoreline permit for the Revised Project, which
contingency may be waived by First City, all as further provided
in Section VI.B below.
B. Purchase of Tract C Option Property.
First City agrees to grant the City a two year option to
purchase the portion of Tract C remaining after the purchase of
the city Tract C Property, to wit, Lot 3, Lot 4 and the remainder
of Lot 6 of Tract C ("the Tract C Option Property") under"the
terms and conditions set forth in the Option Agreement including
its attachments, which are attached hereto as ExhibitP and by
this reference incorporated herein. The Option Agreement is
-37 -
November 20, 1991
contingent upon the closing of the City's purchase of the City
Tract C Property, as provided therein.
VI. GENERAL PROVISIONS
A. Entire Agreement Included; Modification
This Agreement and the attached exhibits contain the
entire agreement between the Parties with respect to the subject
matter hereof and shall not be modified or amended in any way
except in writing signed by the duly authorized representatives
of the Parties or their successors in interest. Modifications of
the portions of this Agreement which address the Revised Project
are dealt with more specifically in section II.A.4 above.
B. contingent Nature of this Agreement
In the event that First City is unable to obtain an
acceptable site plan approval or shoreline permit which First
City deems to be consistent with this Agreement for construction
of the Revised Project, or if there are any appeals or litigation
of First city's site plan approval or shoreline permit, then at
the option of First City, this Agreement shall terminate, the
Purchase and Sale Agreements and Option Agreements shall be null
and void, and the Parties shall be returned to their original
positions prior to the Agreement. The closing of the Purchase
and Sale Agreements and option Agreement attached hereto is
contingent on First city's obtaining an acceptable final site
plan approval and final shoreline permit for the Revised Project,
-38 -
November 20, 1991
which contingency may be waived by First City at its sole option.
c. pispute Resolution
The Parties to this Agreement agree to in good faith
attempt to resolve among themselves disputes which may arise
under this Agreement prior to resorting to litigation.
D. Enforcement
The Parties agree that the remedies at law for any
breach of the agreements contained herein would be inadequate and
in the event of a breach of this Agreement, the aggrieved Party
shall be entitled to equitable relief including injunctive
relief. While First City may also seek damages for any such
breach against the City, First City and the Citizen Appellants
agree that their only remedy against each other is injunctive
relief; provided, however, that this does not waive First City's
or the Citizens Appellants' right to seek and enforce an
injunction bond.
E. Agreement to Bind Successors
This Agreement is intended to be and shall be binding
upon and inure to the benefit of the respective successors and
assigns of the parties and upon any and all purchasers of the
real property which is a subject of this Agreement. The benefits
and burdens upon the Parties created by this Agreement shall be
and create a covenant upon and shall run with and be appurtenant
to the real property which is a subject of this Agreement.
-39 -
November 20, 1991
F. stipulated Dismissal of Hearing Examiner Appeals
Upon execution of this Agreement, the Parties agree to
execute and file with the Hearing Examiner the stipulated
dismissal of appeals ("stipulated Dismissal") in the form
attached hereto as Exhibit K and by this reference incorporated
herein. The Parties agree that they shall sign, deliver and file
the stipulated Dismissal the same working day as the execution of
this Agreement or within one working day thereafter.
G. Joint Press Release
The Parties agree that upon execution of this
Agreement, they will jointly issue a press release in
substantially the form attached hereto as Exhibit Land
incorporated herein by this reference. The Parties agree not to
comment to the press in a manner that would call this Agreement
into question and agree that for as long as any provision of this
Agreement remains in force that each shall work to maintain as
positive a public attitude towards each other as possible.
H. Manner of Giving Notice
Any notice or other communication of any sort required
or permitted to be given hereunder shall be in writing and shall
be sufficiently given if personally delivered or mailed by
certified mail as follows:
If to Seattle Audubon or Rainier Audubon:
Mr. Gerry Adams
28803 N.E. Big Rock Road
Duvall, WA 98019
-40 -
with a copy to:
Seattle Audubon Society
c/o John Lundin
8028 -35th Avenue N.E.
Seattle, WA 98115
November 20, 1991
If to citizens for Renton Wildlands Preservation or
Sierra Club:
Ms. Susan !Crom
3640 Ashworth North
Seattle, WA 98103
If to City of Renton:
Mayor, City of Renton
200 Mill Avenue South
Renton, WA 98055
with a copy to:
Mr. Larry Warren
City Attorney
100 South Second Street
Post Office Box 626
Renton, WA 98057
If to First City:
Mr. Dean Erickson
First City Washington, Inc.
700 Fifth Avenue, Suite 6000
Seattle, WA 98104
with a copy to:
Ms. Amy L. Kosterlitz
Buck & Gordon
902 Waterfront Place
1011 Western Avenue
Seattle, WA 98104
I. Governing Law
This Agreement shall be governed by and construed in
accordance with the laws of the State of Washington.
-41 -
November 20, 1991
J. Effect of Recitals. Headings
The recitals set forth in section I above are a
material part of this Agreement and are fully incorporated in its
terms. The headings and subheadings contained in this Agreement
are solely for the convenience of the parties. The headings and
subheadings are not part of this Agreement and are not to be used
in construing this Agreement.
K. Legal pescriptions
First City retains the right to modify the legal
descriptions of Tracts A, Band C to reflect the correct legal
descriptions for these Tracts, and to insert any necessary
corrections into Exhibits A, Band C without the necessity for
additional signatures.
L. Severability
In the event that any provision of this Agreement
shall, for any reason, be determined to be invalid, illegal or
unenforceable in any respect, the Parties hereto shall negotiate
in good faith and agree to such amendments, modifications or
supplements of or to this Agreement or such other actions as
shall, to the maximum extent practicable in light of such
determination, implement and give effect to the intentions of the
Parties as reflected herein. The other provisions of this
Agreement shall remain in full force and effect.
-42 -
November 13, 1991
Parties as reflected herein. The other provisions of this
Agreement shall remain in full force and effect.
M. Authority to Bind
The signatories hereto represent and warrant that they
have the authority to bind their respective organizations or
corporations.
EXECUTED this ;t . ~Vl?""'~ day of ______________ , 1991.
CITY OF RENTON, a Washington
municipal corporation
By 1 (l~ ~'-'fz~ "-
Ear Clymer [,
Mayor \...:
ATTEST:
B~~ CiYCl
AP.~p:: " ro FORM,
By _~ ~1lc..--v-
. ty Attorney
FIRST CITY WASHINGTON, INC., a
Washington corporation
By ____________________ ___
Its ______________________ __
By ____________________ ___
Its
-42 -
November 13, 1991
Parties as reflected herein. The other provisions of this
Agreement shall remain in full force and effect.
M. Authority to Bind
The signatories hereto represent and warrant that they
have the authority to bind their respective organizations or
corporations.
EXECUTED this ~ day of J.Vf-W\-~-v"
CITY OF RENTON, a Washington
municipal corporation
By =-~-= ______________ ___
Earl Clymer
Mayor·
ATTEST:
By =r.,....--=,---,----------------city Clerk
APPROVED AS TO FORM:
By ~~~~----------------city Attorney
FIRST CITY WASHINGTON, INC., a
Washington corporation
By // A~6f! =' ~ii~ml V. Be lA.'f.Y
Its ---,J..!...-==-=,,:*+-..,..c.=--=----
Its ___ ..!:::;DEAN~,;..:R;,;' E;:,;R:;;.IC~KS;;::O:..:..:N~
VICE PRESIDENT
-42 -
, 1991.
•
SEATTLE AUDUBON SOCIETY, a
Washington non-profit corporation
ByG.A~
Its pi(. c:S (bel'\.J\
RAINIER AUDUBON SOCIETY,
an unincorporated association of
citizens
CITIZENS FOR RENTON WILDLANDS
PRESERVATION, an unincorporated
association of citizens
SIERRA CLUB CASCADE CHAPTER, a
Washington non-profit corporation
By 5S aJ\~ 1\~
Its ~'IIJU~ ~t
-.44 -
November 20, 1991
November 13, 1991
STATE OF WASHINGTON )
) ss.
COUNTY OF KING )
On this # day of d~ , 1991, before me
personally appeared KENNETH BELLAMY of the corporation that
executed the within and foregoing instrument, and acknowledged
said instrument to be the free and voluntary act and deed of said
corporation, for the uses and purposes therein mentioned, and on
oath stated that he was authorized to execute said instrument and
that the seal affixed is the corporate seal of said corporatfon.
In Witness Whereof I have hereunto set my hand and affixed
by official seal the day and year first above written.
STATE OF WASHINGTON )
) ss.·
~n and for t~State of
residing at~wt~
Expires: y-1u -h
COUNTY OF KING )
On this ,QO day of ~.t;??~ i 1991, before me
personally appeared GERRY i AMS, president of the Seattle Audubon
Society and authorized agent of Rainier Audubon Society, that
executed the within and foregoing instrument, and acknowledged
said instrument to be the free and voluntary act and deed of said
non-profit corporation and unincorporated association of
. citizens, respectively, for the uses and purposes therein
mentioned, and on oath stated that he was authorized to execute
said instrument of said non-profit corporation and
unincorporated association of citizens.
In Witness Whereof I have hereunto set my hand and affixed
by official seal the day and first above written.
-45 -
~n ~n~ for th~~S te of
res~d~ng at __
Expires: 7-'Z--
November 13, 1991·
STATE OF WASHINGTON )
) ss.
COUNTY OF KING )
On this 11iX, day Of~ , 1991, before me
personally appeared EARL c~MER;:MAYOR of the municipal
corporation that executed the within and foregoing instrument,
and acknowledged said instrument to be the free and voluntary act
~nd deed of said municipal corporation, for the uses and purposes
therein mentioned, and on oath stated that he was authorized to
execute said instrument and that the seal affixed is the official
seal of said municipal corporation.
In Witness Whereof I have hereunto set my hand and affixed
by official,seal the day and year first above written.
dlJ Notar~y~~~~c~~n~a~.n~d~.~f~o~r~t~~h~e--S~t~a-t~e~o~f--
~~. , res~d~ng at ___
MYconunrssion Expires: /.1_ .. .-
STATE OF WASHINGTON )
) ss.
CO.UNTY OF KING )
On this ~ day of /~~ , 1991, before me
personally appeared DEAN ERICKSON of. the corporation that
executed the within and foregoing instrument, and acknowledged
said instrument to be the free and voluntary act and deed. of said
corporation, for the uses and purposes therein mentioned, and on
oath stated that he was authorized to execute said instrument and
that the seal affixed is the corporate seal of said corporation.
In Witness Whereof I have hereunto set my hand and affixed
by official seal the day and year first above written.
residing at ~ n and for th~e tate of
Expires: __ =z~~~~~~~ __ __
-44 -
November 20, 1991
STATE OF WASHINGTON )
) ss.
COUNTY OF KING ) ~
On this ~ day of ~~, 1991, before me
personally appeared SUSAN ~ ~t of Citizens for Renton
Wildlands Preservation and authorized agent of Cascade Chapter
Sierra Club that executed the within and foregoing instrument,
and acknowledged said instrument to be the free and voluntary act
and deed of said unincorporated association of citizens and non-
profit corporation and, respectively, for the uses and purposes
therein mentioned, and on oath stated that she was authorized to
execute said instrument of said non-profit corporation and
unincorporated association of citizens.
In Witness Whereof I have hereunto set my hand and affixed
by official seal the day and year first above written.
~n ~n~ for t~st~Of res~d~ng at ~ •
Expires: 7--7--
-47 -
· I
Exhibit
A
B
C
01/02
E
F
G
H
I
J
K
L
M
N
o
P
FC17S01Ylll191JtLJC
November 20, 1991
EXHIBITS TO MEMORANDUM OF AGREEMENT
Tract A Legal Description
Tract B Legal Description
Tract C Legal Description
Original site plans
FEIS Figures 1-3 showing Heron Rookery
Tract A Schematic site Plan
Tract B Schematic Site Plan
Landscape Areas Plan
Construction Limit Zone
Transportation Management Plan Goals and Elements
Stipulated Dismissal
Press Release
Wetlands Mitigation Plan Elements
Real Estate Purchase & Sale Agreement for a
Portion of Tract A and Attachments
Real Estate Purchase & Sale Agreement for a
Portion of Tract C and Attachments
option Agreement and Attachments
-48 -
EXHIBIT A BUSH. ROED & HITCHINGS. INC.
LEGAL DESCRIPTION -TRACT A
THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 23
NORTH, RANGE 4 EAST, W.M., KING COUNTY, WASHINGTON, AND OF THE
NORTHWEST QUARTER OF SECTION 24, SAID TOWNSHIP AND RANGE, DE-
SCRIBED AS' FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE SOUTH LINE OF SAID SECTION
13 WITH THE SOUTHWESTERLY LINE OF TRACT A, WASHINGTON TECHNICAL
CENTER AS RECORDED IN VOLUME 122 OF PLATS, PAGES 98 TO 102,
RECORDS OF SAID COUNTY; THENCE NORTHWESTERLY ALONG SAID SOUTH-
WESTERLY LINE AND ON A CURVE OF WHICH THE RADIUS POINT BEARS
NORTH 55°39'29" EAST 422.96 FEET, A DISTANCE OF 87.91 FEET;
THENCE NORTH 22°26'02" WEST ALONG SAID SOUTHWESTERLY LINE 263.09
FEET TO A LINE DESIGNATED "PERMANENT EASEMENT BOUNDARY" ON U.S.
DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE MAP, SHEET 1
OF 3, ENTITLED "LAND RIGHTS WORK MAP, P-1 CHANNEL, EAST SIDE
GREEN RIVER WPP, CITY OF RENTON, KING COUNTY, WASHINGTON;" THENCE
ALONG SAID LINE AND ON A CURVE, THE RADIUS POINT OF WHICH BEARS
NORTH 5°24'02" EAST 165.04 FEET, A DISTANCE OF 112.06 FEET TO A
POINT OF REVERSE CURVE, THE RADIUS POINT OF WHICH BEARS SOUTH
44°18'11" WEST 172.96 FEET; THENCE ALONG SAID REVERSE CURVE AND
SAID LINE 133.74 FEET; THENCE WEST ALONG SAID LINE 367.02 FEET TO
A LINE WHICH BEARS NORTH FROM A POINT ON THE SOUTH LINE OF SAID
SECTION 13 WHICH IS 1271.76 FEET EAST OF THE SOUTHWEST CORNER
THEREOF; THENCE SOUTH 133.36 FEET TO THE NORTHEASTERLY LINE OF
OAKESDALE AVENUE; THENCE SOUTH 70°46'34" EAST ALONG SAID NORTH-
EASTERLY LINE 13.95 FEET TO THE BEGINNING OF A TANGENT CURVE TO
THE RIGHT, ALONG SAID NORTHEASTERLY LINE, HAVING A RADIUS OF
922.73 FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF
5°32'43" AN ARC LENGTH OF 89.305 FEET TO A POINT OF TANGENCY
THEREON; THENCE CONTINUING ALONG SAID NORTHEASTERLY MARGIN SOUTH
65°13'51" EAST 778.46 FEET TO THE SOUTHWESTERLY LINE OF SAID
TRACT A, WASHINGTON TECHNICAL CENTER; THENCE NORTHWESTERLY ALONG
SAID SOUTHWESTERLY LINE AND ON A CURVE TO THE RIGHT HAVING A
RADIUS OF 422.96 FEET, A DISTANCE OF 110.02 FEET TO BEGINNING.
TOGETHER WITH TRACT A OF THE PLAT OF WASHINGTON TECHNICAL CENTER,
AS PER PLAT RECORDED IN VOLUME 122 OF PLATS, PAGES 98 THROUGH
102, RECORDS OF KING COUNTY.
THE ABOVE DESC~~~~~~~~~ONT'AINS 525,535 SQUARE FEET OR
12.0646 ACRES. i
1
FIRST CITY WASHINGTON, INC.
STEVEN A. HITCHINGS, P.L.S.
NOVEMBER 6, 1991
JOB NO. 91400/SUR 53-B
--
EXHIBIT B BUSh •• cOED A HITCHINGS. INc:.
LEGAL DESCRIPTION -TRACT B
That Portion of Tract D, Waahlngton Technical Center, aa recorded
ln Voluae 122 of Plata, Pagea 98 through 102, recorda of Klng
. county, Waahlngton, lying Northerly of Southweat 7th Street aa
deeded to the City of Renton by deed filed under Recorder's No.
8702100643, and Westerly of Naches·Avanue Southweat aa deeded to
the Clty Of Renton by deed fi~ed under Recorder'a No. 8702100644.
recorda of aald County. .-
86083
A;'" e.u.r.r: D/
EXHIBIT C (
BUSH( r<OED 8: HITCHINGS. INC. LEGAL DESCRIPTION TO TRACT C
NEW PARCEL I:
THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 13, TOWNSHIP 23 NORTH, RANCE
4 EAST AND THE SOUTHWEST QUARTER OF SECTION 18, TOWNSHIP 23 NORTH, RANGE 5
EAST, W.H., KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE EAST LINE OF SAID SOUTHEAST QUARTER WITH
THE NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO
THE NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUHE 122 OF
PLATS, PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH SS·IS'OO"
WEST ALONG SAID NORTH LINE 1,099.78 FEET; THENCE NORTH 1 ·45' 00" EAST 418.89
FEET TO A POINT ON THE SOUTHERLY LINE OF THE CHICAGO, ~ILWAUKEE, ST. PAUL AND
PACIFIC RAILROAD RIGHT-OF-WAY, SAID POINT BEING ON A CURVE WITH A RADIUS OF
1005.37 FEET, THE RADIUS POINT OF IlHICH BEARS NORTH 3s01S'OS" EAST; THENCE
SOUTHEASTERLY ALONG SAID CURVE AND SOUTHERLY LINE 346.30 FEET; THENCE SOUTH
71 • 29' 03" EAST ALONG SAID SOUTHERLY LINE 912. OS FEET TO THE NORTH LINE OF THE
SOUTH 650.00 FEET OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID
SECTION 18; THENCE NORTH S9°10'25" WEST ALONG SAID NORTH LINE S1.57 FEET TO
THE POINT OF BEGINNING, CONTAINING 5.0000 ACRES.
•
FIRST CITY DEVELOPMENT CORP.
APRIL 19, 1988
ARTHUR L. HITCHINGS
BRH JOB NO. S6114.04
SURV. 20A
I
\i
. ,
( BUSh ..• OED 8: HITCHINGS. INC.
NEW PARCEL 2:
THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 13, TOWNSHIP 23 NORTH, RANGE
4 EAST W.M., KING COUNTY, WASH INCTON , DESCRIBED AS FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SOUTHEAST QUARTER WITH
THE NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO
THE NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF
PLATS, PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH 88'15'00"
WEST ALONG SAID NORTH LINE 1099.78 FEET TO THE TRUE POINT OF BEGINNING; THENCE
NORTH 88'15' 00" WEST ALONG SAID NORTH LINE 526.73 FEET; THENCE NORTH 1'45' 00"
EAST 225.00 FEET; THENCE ON A CURVE TO THE LEFT WITH A RADIUS OF 853.34 FEET A
DISTANCE OF 209.55 FEET; THENCE NORTH 12'19'12" WEST 30.76 FEET; THENCE SOUTH
71'42'49" EAST 218.86 FEET; THENCE SOUTH 88'15'00" EAST 350.00 FEET TO A POINT
WHICH BEARS NORTH 1'45'00" EAST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH
1°45'00" WEST 400.00 FEET TO THE TRUE POINT OF BEGINNING, CONTAINING 5.000
ACRES, TOGETHER WITH AND SUBJECT TO AN EASEMENT FOR INGRESS, EGRESS AND
UTILITIES DESCRIBED AS FOLLOWS:
THAT PORTION OF THE SOUTH HALF OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST,
W.H., IN KING COUNTY, WASHINCTON, LYING WITHIN 30 FEET ON EACH SIDE OF THE
FOLLOWING DESCRIBED CENTERLINE:
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SECTION 13, WITH THE
NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO THE
NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF PLATS,
PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH 88'15'00" WEST
ALONG SAID NORTH LINE 1,626.50 FEET TO THE TRUE POINT OF BEGINNING; THENCE
NORTH 1'45'00" EAST 225.00 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS
OF 853.34 FEET, A DISTANCE OF 209.55 FEET; THENCE NORTH 12'19'12" WEST 325.81
FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 600.00 FEET A DISTANCE
OF 803.66 FEET TO A POINT OF COMPOUND CURVE; THENCE ON A CURVE HAVING A RADIUS
OF 2,745.00 FEET A DISTANCE OF 1,916.19 FEET TO THE TERHINUS OF SAID
CENTERLINE •
•
· '
I ..
( (
NEil PARCEL 3
THAT pORTtON OF THE SOUTHEAST QUARTER OF SECTION 13, TOII~SHIP 23 NORTH, RANGE
4 EAST, II.M., KING COUNTY, IIASHINGTON, DESCRIBED AS FOLLOIIS:
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SOUTHEAST QUARTER IIITH
THE NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO
THE NORTH LINE OF IIASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF
PLATS, PAGES 98 THROUGH 102, RECOROS OF SAID COUNTY; THENCE NORTH 88°15'00"
IIEST ALONG SAID NORTH LINE 1099.78 FEET; THENCE NORTH 1 °45' 00" EAST 400.00
FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 88°15'00" IIEST 350.00 FEET;
THENCE NORTH 71 ° 42' 49" WEST 218.86 FEET; THENCE NORTH 12 °19' 12" IIEST 109.81
FEET; THENCE SOUTH 71°22'34" WEST 174.45 FEET TO A POINT ON A CURVE HAVING A
RADIUS OF 650.00 FEET THE RADIUS POINT OF WHICH BEARS SOUTH 67°05' 58" IIEST;
THENCE NORTHWESTERLY ALONG SAID CURVE 174.47 FEET; THENCE NORTH 39°14'15" EAST
453.11 FEET TO A POINT ON THE SOUTHERLY LINE OF THE BURLINGTON NORTHERN
RAILROAD RIGHT-OF-WAY, SAID POINT BEING ON A CURVE HAVING A RADIUS OF 1165.09
FEET, THE RADIUS POINT OF IIHICH BEARS SOUTH 39"14'15" WEST; THENCE
SOUTHEASTERLY ALONG SAID CURVE AND SOUTHERLY LINE 267.97 FEET; THENCE SOUTH
37 ° 35' 03" EAST 308.70 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF
1005.37 FEET A DISTANCE; OF 248.54 FEET TO A POINT IIHICH BEARS NORTH 1 °45' 00"
EAST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 1°45'00" WEST 18.89 FEET
TO THE TRUE POINT OF BEGINNING,
EXCEPT THAT PORTION LYING WITHIN THE FOLLOWING TRACT:
THAT PORTION OF CHARLES BROWNELL'S DONATION CLAIM NO. 41, AND OF THE SOUTHWEST
QUARTER AND THE SOUTHEAST QUARTER OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4
EAST, WILLAHETTE MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTH QUARTER CORNER OF SAID SECTION 13; THENCE NORTH
00°58' 28" EAST ALONG THE NORTH-SOUTH CENTERLINE OF SAID SECTION 13 A DISTANCE
OF 884.84 FEET TO THE SOUTHEAST CORNER OF TRACT 26 OF RENTON SHORELANDS SECOND
SUPPLEMENTAL HAPS, 1958; THENCE SOUTH 72" 37' 52" WEST ALONG THE SOUTH BOUNDARY
OF SAID TRACT 26 A DISTANCE OF 382.60 FEET; THENCE NORTH 70°54'02' WEST ALONG
SAID SOUTH BOUNDARY OF TRACT 26 A DISTANCE OF 73.50 FEET TO THE EAST LINE OF
THE CHARLES BROWNELL DONAtION LAND CLAIM NO. 41; THENCE 'NORTH 01 °24' 04" EAST
ALONG SAID EAST LINE OF THE CHARLES BROWNELL DONAtION LAND CLAIM NO. 41 A
DISTANCE OF 950.58 FEET TO A LINE 35 FEET SOUTHERLY OF AND PARALLEL WITH THE
CENTERLINE OF THE EXISTING HOST SOUTHERLY TRACK OF THE CHICAGO, MILWAUKEE, ST.
PAUL AND PACIFIC RAILROAD TRACKS AND THE TRUE POINT OF BEGINNING; THENCE
WESTERLY ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER OF WHICH
BEARS SOUTH 15°22'32" EAST HAVING A RADIUS OF 2,790.19 FEET, AN ARC DISTANCE
OF 789.44 FEET THROUGH A CENTRAL ANGLE OF 16°12'39" TO A POINT OF COMPOUND
CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE
CENTER OF WHICH BEARS SOUTH 31°35'11" EAST HAVING A RADIUS OF 2,580.74 FEET,
AN ARC DISTANCE OF 437.40 FEET THROUGH A CENTRAL ANGLE OF 09"42'39" TO A POINT
OF REVERSE CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS NORTH 41"17'50" WEST HAVING A RADIUS OF
428.64 FEET, AN ARC DISTANCE OF 73.32 FEET THROUGH A CENTRAL ANGLE OF
09°48' 04" TO A POINT OF REVERSE CURVE; THENCE CONTINUING ALONG SAID PARALLEL
LINE ON A CURVE TO THE LEFT, THE CENTER OF WHICH BEARS SOUTH 31" 29' 46" EAST
HAVIN V A RADIUS OF 676.58 FEET, AN ARC DISTANCE OF 93.64 FEET THROUGH A
CENTRAL ANGLE OF 07"55'47" TO A POINT OF TANGENCY; THESCE CONtINUING ALONG
SAID PARALLEL LINE SOUTH 50"34'27" WEST A DISTANCE OF 248.50 FEET TO A POINT
OF CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT,
THE CENTER OF WHICH BEARS SOUTH 39"25'3)" EAST HAVING A RADIUS OF 696.89 FEET,
AN ARC DISTANCE OF 40.09 FEET THROUGH A CENTRAL ANGLE OF 03°17'45" TO THE
SOUTH LINE OF THE BURLINGTON NORTHERN RAILROAD RIGHT-OF-IIAY; THENCE NORTH
43"49'09" EAST ALONG SAID SOUTH LINE A DISTANCE OF 173.83 FEET TO A POINT OF
CURVE; THENCE CONtINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE
CENTER OF IIHICH BEARS SOUTH 46°10'51" EAST HAVING A RADIUS OF 4,030.00 FEET,
· .,.
(
NEW PARCEL 3 -PAGE 2
AN ARC DISTANCE OF 197.57 FEET THROUGH A CENTRAL ANGLE OF 02°48'32" TO A POINT
OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS SOUTH 43°22 '19" EAST HAVING A RADIUS OF
1,853.00 FEET, AN ARC DISTANCE OF 194.75 FEET THROUGH A CENTRAL ANGLE OF
06°01'18' TO A POINT OF COMPOUND CURVE; THENCE. CONTINUING ALONG SAID SOUTH
LINE ON A. CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 37°21'01" EAST
HAVING A RADIUS OF 10543.00 FEET, AN ARC DISTANCE OF 186.51 FEET THROUGH A
CENTRAL ANGLE OF .01°00'49" TO A POINT OF. COMPOUND CURVE; THENCE CONTINUING
ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH
36°20'12" EAST HAVING A RADIUS OF 1,657.00 FEET AN ARC DISTANCE OF 193.93 FEET
THROUGH A CENTRAL ANGLE OF 06 °42' 20" TO A POINT OF COMPOUND CURVE; THENCE
CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH
BEARS SOUTH 29° 37' 52" EAST HAVING A RADIUS OF 6,738.00 FEET, AN A1!.C DISTANCE
OF 197.76 FEET THROUGH A ·CENTRAL ANGLE OF 01°40'54" TO A POINT OF COMPOUND
CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON· A CURVE TO THE RIGHT, THE
CENTER OF WHICH BEARS SOUTH 27°56' 58" EAST HAVING A RADIUS OF 1,768.00 FEET,
AN ARC DISTANCE OF 194.45 FEET THROUGH A CENTRAL ANGLE OF 06°18'06" TO A POINT
OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A .CURVE CO THE
RIGHT, THE CENTER OF WHICH BEARS SOUTH 21° 38' 52" EAST HAVING A RADIUS OF
8603.00 FEET, AN ARC'DISTANCE OF 204.54 FEET THROUGH A CENTRAL ANGLE OF
01°21'44" TO A POINT OF COMPOUND CURVE; THENCE, CONTINUING ALONG SAID SOUTH
LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 20°17' 08" EAST
HAVING A RADIUS OF 1,922.10 FEET, AN ARC DISTANCE OF 178.79 FEET THROUGH A
CENTRAL ANGLE OF 05°19'46" TO A POINT OF COMPOUND CURVE ON THE EAST LINE OF
SAID CHARLES BROWNELL DONATIQN LAND CLAIM NO. 41; THENCE CONTINUING ALONG SAID
SOUTH LINE OF A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 14 ° 57' 22"
EAST HAVING A·RADIUS OF 2814.93 FEET, AN ARC DISTANCE OF 659.42 FEET THROUGH A
CENTRAL ANGLE OF 13°25'19" TO A POINT OF COMPOUND CU1!.VE; THENCE CONTINuING
ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH
01°32'03" EAST HAVING A RADIUS OF 1,165.09 FEET, AN ARC DISTANCE OF 1,097.05
FEET THROUGH A CENTRAL ANGLE OF 53°S7'00".TO A POINT OF TANGENCY; THENCE
CONTINUING ALONG SAID SOUTH LINE SOUTH 37°35'03". EAST A DISTANCE OF 308.70
FEET TO A POINT OF CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE
TO THE LEFT, THE CENTER OF WHICH BEARS NORTH 52°24' 57" EAST HAVING A RADIUS OF
1,005.37 FEET, AN ARC DISTANCE OF 45.82 FEET THROUGH A CENTRAL ANGLE OF
02 ° 36' 41", . TO A LINE 35 FEET SOUTHERLY. OF AND PARALLEL WITH THE CENTERLINE OF
THE EXISTING MOST SOUTHERLY TRACK OF THE ·CHICAGO, MILWAUKEE, ST. PAUL AND
PACIFIC RAILROAD TRACKSj THENCE WESTERLY ALONG SAID PARALLEL LINE NORTH
40°11'44" WEST A DISTANCE OF 126.24 FEET TO A POINT OF CURVE; THENCE
CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER OF
WHICH BEARS SOUTH 49°48' 16" WEST HAVING A RADIUS OF 1,829.78 FEET, AN ARC
DISTANCE OF 309.67 FEET THROUGH A CENTRAL ANGLE OF 09°41' 48"; THENCE NORTH
49°53'32" WEST ALONG SAID PARALLEL LINE A DISTANCE OF 167.07 FEET TO A POINT
OF CURVEjTHENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE. TO THE LEFT,
THE CENTER OF WHICH BEARS SOUTH 40°06' 28" WEST HAVING A RADIUS OF 1,102.46
FEET, AN ARC DISTANCE OF 807.11 FEET THROUGH A CENTRAL ANGLE OF 41°56' 46" TO A
POINT OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE
TO THE LEFT, THE CENTER OF WHICH BEARS SOUTH 01°50'18"EAST HAVING A RADIUS OF
2,792.19 FEET, AN ARC DISTANCE OF 659.24 FEET THROUGH A CENTRAL ANGLE OF
13°32'14" TO THE TRUE POINT OF BEGINNING.· .
TOGETHER WITH AND SUBJECT TO AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES
DESCRIBED AS FOLLOWS:
THAT PORTION OF THE SOUTH HALF OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST,
II.M., IN KING COUNTY, WASHINGTON, LYING IIITHIN 30 FEET ON EACH SIDE OF THE
FOLLOWING DESCRIBED CENTERLINE:
, , ( . ( (
NEW PARCEL 3 -PAGE 3
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SECTION 13, WITH THE
NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO THE
NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF PLATS,
PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY, THENCE NORTH 88·15'00" WEST
ALONG SAID NORTH LINE 1,626.50 FEET TO THE TRUE POINT OF BEGINNING, THENCE
NORTH 1·45'00" EAST 225.00 FEET, THENCE ON A CURVE TO THE LEFT HAVING A RADIUS
OF 853.34 FEET, A DISTANCE OF 209.55 FEET, THENCE NORTH 12 °19' 12" WEST 325.81
FEET, THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 600.00 FEET A DISTANCE
OF 803.66 FEET TO A POINT OF COMPOUND CURVE, THENCE ON A CURVE HAVING A RADIUS
OF 2,745.00 FEET A DISTANCE OF 1,916.19 FEET TO THE TERMINUS OF SAID
CENTERLINE •
SUBJECT TO AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES OVER THAT PORTION
DESCRIBED AS FOLLOWS, COMMENCING AT THE MOST WESTERLY CORNER THEREOF, THENCE
SOUTIlERLY ALONG THE WESTERLY LINE OF THE ABOVE DESCRIBED MAIN TRACT 174.47
FEET TO THE SOUTHERLY LINE THEREOF AND THE TRUE POINT OF BEGINNING, THENCE
NORTH 71°22' 34" EAST ALONG SAID SOUTHERLY LINE 144.45 FEET, THENCE NORTH
12°19'12" WEST 60.87 FEET, THENCE SOUTH 71°:L'34" EAST 157 FEET TO SAID
WESTERLY LINE, THENCE SOUTHERLY ALONG SAID WESTERLY LINE TO THE TRUE POINT OF
BEGINNING.
•
FIRST CITY DEVELOPMENTS CORP.
HAY 3 1989
CORPORATE PARK
NO. 86114.04/05
20A
. ' ( 8US~ ..• OED & HITCHINGS. INC.
NEW PARCEL 4:
THAT PORTION OF THE SOUTHEAST QUARTER Of SECTION 13, TOWNSHIP 23 NORTH, RANGE
4 EAST, W.M., KING COUNTY, WASHINGTON AND TRACT 25, RENTON SHORE LANDS 2ND
SUPPLEMENTAL DESCRIBED AS FOLLOWS: '
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SOUTHEAST QUARTER WITH
THE NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO
THE NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF
PLATS, PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH 88°15'00"
WEST ALONG SAID NORTH LINE 1,626.50 FEET TO THE TRUE POINT OF BEGINNING;
THENCE NORTH 1°45'00" EAST 225.00 FEET; THENCE ON A CURVE TO THE LEFT WITH A
RADIUS OF 853.34 FEET A DISTANCE OF 209.55 FEET; THENCE NORTH 12°19' 12" WEST
140.57 FEET; THENCE SOUTH 71°22'34" WEST 413.75 FEET; THENCE SOUTH 31°14'05"
WEST 358.99 FEET; THENCE SOUTH 47°09'50" EAST 71.33 FEET; THENCE EAST 114.27
FEET; THENCE SOUTH 68.91 FEET TO THE NORTH LINE OF THE SOUTH 650.00 FEET OF
SAID SECTION 13; THENCE SOUTH 88°15'00" EAST ALONG SAID NORTH LINE 454.26 FEET
TO THE TRUE' POINT Of BEGINNING, CONTAINING 5.8319 ACRES, TOGETHER WITH AND
SUBJECT TO AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES DESCRIBED AS FOLLOWS:
THAT PORTION OF THE SOUTH HALF OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST,
W.M., IN KING COUNTY, WASHINGTON, LYING WITHIN 30 FEET ON EACH SIDE OF THE
FOLLOWING DESCRIBED CENTERLINE:
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SECTION 13, WITH THE
NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING. ALSO THE
NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF PLATS,
PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH 88°15' 00" WEST
ALONG SAID NORTH LINE 1,626.50 FEET TO THE TRUE POINT OF 8EGINNING; THENCE
NORTH 1°45'00" EAST 225.00 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS
OF 853.34 FEET, A DISTANCE OF 209.55 FEET; THENCE NORTH 12°19'12" WEST 325.81
FEET; THENCE ON A CURVE TO THE LEFT BAVING A RADIUS OF 600.00' FEET A DISTANCE
OF 803.66 FEET TO A POINT OF COMPOUND CURVE;' THENCE ON A CURVE HAVING A RADIUS
OF 2,745.00 FEET A DISTANCE OF 1,916.19 FEET TO THE TERMINUS OF SAID
CENTERLINE.
•
FIRST CiTY DEVELOPMENTS CORP.
APRIL 19, 1988
ARTHUR L. HITCHINGS
BRH JOB NO. 86114.04
SURV. 20A
"~"N""" I'~V. \.. HITc;;,:---I~'f. t W S r.
"I' /
( BUSH, ,<OED & HITCHINGS, INC.
NEil PARCEL 5:
THAT PORTION OF THE SOUTH HALF OF SECTION 13, TOIINSHIP 23 NORTH, RANGE 4 EAST
II.M., KING COUNTY, IIASHINGTON, DESCRIBED AS FOLLOIIS:
BEGINNING AT THE DITERSECTION OF THE EAST LINE OF SAID SECTION 13 IIITH THE
NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO THI::
NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF PLATS,
PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH 88 °15' 00" WEST
ALONG SAID NORTH LINE 2080.77 FEET; THENCE NORTH 68.91 FEET; THENCE IIEST
114.27 FEET; THENCE NORTH 47° 09' 50" WEST 71. 33 FEET; THENCE NORTH 31° 14' 05"
EAST 358.99 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 42°06'08" WEST
215.00 FEET; THENCE SOUTH 80°04'48" WEST 232.00 FEET; THENCE NORTH 12°01 '00"
WEST 40.75 FEET; THENCE SOUTH 77°59'00" WEST 133.03 FEET; THENCE ON A CURVE TO
THE RIGHT HAVING A RADIUS OF 230.00 FEET A DISTANCE OF 111.56 FEET TO A POINT
OF COMPOUND CURVE; THENCE ON A CURVE HAVING A RADIUS OF 160.00 FEET A DISTANCE
OF 197.73 FEET; THENCE SOUTH 82°15'00" WEST 67.68 FEET; THENCE SOUTH 31°32'22"
WEST 71.06 FEET; THENCE NORTH 81°l!'35" WEST 47.50 FEET TO A POINT OF A CURVE
HAVING A RADIUS OF 650.00 FEET, THE RADIUS POINT OF WHICH BEARS SOUTH
52°42'12" EAST; THENCE EASTERLY ALONG SAID CURVE 1359.12 FEET TO A POINT WHICH
BEARS NORTH 71·22' 34" EAST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH
71°22'34" WEST 239.30 FEET TO THE TRUE POINT OF BEGINNING, CONTAINING 6.3831
ACRES, TOGETHER WITH AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES DESCRIBED
AS FOLLOWS; BEGINNING AT THE MOST EASTERLY CORNER OF THE ABOVE DESCRIBED
TRACT; THENCE NORTH 71 °22' 34" EAST ALONG AN EXTENSION OF THE SOUTHERLY LINE
THEREOF 144.45 FEET; THENCE NORTH 12°19' 12" WEST 60.87 FEET; THENCE SOUTH
71°22'34" WEST 157 FEET TO THE NORTHEASTERLY LINE OF THE ABOVE DESCRIBED
TRACT; THENCE SOUTHEASTERLY ALONG SAID NORTHEASTERLY LINE TO BEGINNING, ALSO
AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES DESCRIBED AS FOLLOWS:
THAT PORTION OF THE SOUTH HALF OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST,
W.M., IN KING COUNTY, WASHINGTON, LYING WITHIN 30 FEET ON EACH SIDE OF THE
FOLLOWING DESCRIBED CENTERLINE:
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SECTION 13, WITH THE
NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO THE
NORTH LIh~ OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF PLATS,
PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH 88 ° 15' 00" WEST
ALONG SAID NORTH LINE 1,626.50 FEET TO THE TRUE POINT OF BEGINNING; THENCE
NORTH 1°45'00" EAST 225.00 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS
OF 853.34 FEET, A DISTANCE OF 209.55 FEET; THENCE NORTH 12°19'12" WEST 325.81
FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 600.00 FEET A DISTANCE
OF 803.66 FEET TO A POINT OF COMPOUND CURVE; THENCE ON A CURVE HAVING A RADIUS
OF 2,745.00 FEET A DISTANCE OF 1,916.19 FEET TO THE TERMINUS OF SAID
CENTERLINE. .r",. --r:. v '~ . .r'.~~~'~~r:.-:;,_ (j, /P.,-/Ve-I.J'.?/O~-f0,?t::)
• /~-::.~ Of .. ~.,l;·; " .',"" FIRST CITY DEVELOPMENTS CORP. I.. :.. \;APRIL 19, 1988 t:. ~:, g ~ARTHUR L. HITCHINGS
if ~-t .~BRH JOB NO. 86114.04
>. .ro..,..~ ",Q . ..,fri SURV. 20A
"l:,. ..... t'.'< ·· .. STEr-.. ~~ ,l' "'-.l.r· c...)~ ,I
-. '0'/.1' lO",') .. I' ---' .. ;.~/'
---.~ ..... ",
· ". (
NEW PARCEL 6
THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 13, TOWNSHIP 23 NORTH, RANGE
4 EAST, W.M., KING COUNTY, WASHINGTON, .DESCRIBED AS FOl.l.OWS:
COMMENCING AT THE SOUTH QUARTER CORNER OF SAID SECTION 13; THENCE NORTH
00°58'28" EAST Al.ONG THE NORTH-SOUTH CENTERl.INE OF SAID SECTION 1), A DISTANCE
OF 884.84 FEET TO THE. SOUTHEAST CORNER OF TRACT 26 OF RENTON SHORE LANDS SECOND
SUPPLEMENTAL HAPS, ACCORDING TO THE UNRECORDED PLAT THEREOF; THENCE SOUTH
72°37'52" WEST ALONG THE' SOUTH BOUNDARY OF SAID TRACT 26, A DISTANCE OF 382.60
FEET; THENCE NORTH 70°54'02" WEST ALONG THE SOUTH BOUNDARY OF SAID TRACT 26, A
DISTANCE OF 73.51 FEET TO THE EAST LINE OF· THE CHARLES BROWNELL DONATION LAND
CLAIM NO. 41; THENCE NORTH 01°24'04" EAST ALONG SAID EAST LINE 498.15 FEET;
THENCE SOUTH 81°11'35" EAST 119.19 FEET TO A POINT ON CURVE HAVING A RADIUS OF
650.00 FEET, THE RADIUS POINT OF WHICH BEARS SOUTH 52°42 '12" EAST; THENCE
NORTHEASTERLY ALONG SAID CURVE 538.45 FEET TO THE TRUE POINT OF BEGINNING;
THENCE CONTINUE ALONG SAID CURVE 646.21 FEET; THENCE NORTH 39°14'15" EAST
453.11 FEET TO A POINT ON THE SOUTHERLY LINE OF THE BURLINGTON NORTHERN
RAILROAD RIGHT-OF-WAY, SAID POINT BEING ON A CURVE HAVING A RADIUS OF 1,165.09
FEET, THE RADIUS POINT OF WHICH BEARS SOUTH 39 ° 14 '15" WEST; THENCE WESTERLY
ALONG SAID CURVE AND SOUTHERLY LINE 829.08 FEET TO A COMPOUND CURVE; THENCE ON
A CURVE HAVING A RADIUS OF 2,814.93 FEET A DISTANCE OF 79.20 FEET TO A POINT
IffiICH BEARS NORTH 1°24'04" EAST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH
1°24'04" WEST 365.48 FEET TO THE TRUE POINT OF BEGINNING,
EXCEPT THAT PORTION LYING WITHIN THE FOl.LOWING TRACT:
THAT PORTION OF CHARLES BROWNELL'S DONATION CLAIM NO. 41, AND·OF THE SOUTHWEST
QUARTER AND THE SOUTHEAST QUARTER OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4
EAST, .WILLAHETTE MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTH QUARTER CORNER OF SAID SECTION 13; THENCE NORTH
00° 58' 28" EAST ALONG THE NORTH-SOUTH CENTERLINE OF SAID SECTION 13 A DISTANCE
OF 884.84 FEET TO THE SOUTHEAST CORNER OF TRACT 26 OF RENTON SHORELANDS SECOND
SUPPLEMENTAL HAPS, 1958; THENCE SOUTH 72°37'52" WEST ALONG THE SOUTH BOUNDARY
OF SAID TRACT 26 A DISTANCE OF 382.60 FEET; THENCE NORTH 70°54'02' WEST ALONG
SAID SOUTH BOUNDARY OF TRACT 26 A DISTANCE OF 73.50 FEET TO THE EAST LINE OF
THE CHARLES BROWNELL DONATION LAND CLAIM NO. 41; THENCE NORTH 01°24 '04" EAST
ALONG SAID EAST LINE OF THE CHARLES BROWNELL DONATION LAND CLAIM NO. 41 A
DISTANCE OF 950.58 FEET TO A LINE 35 FEET SOUTHERLY OF AND PARALLEL WITH THE
CENTERLINE OF THE EXISTING MOST SOUTHERLY TRACK OF THE CHICAGO, MILWAUKEE, ST .•
PAUL AND PACIFIC RAILROAD TRACKS AS DEPICTED ON THAT CERTAIN RECORD OF SURVEY
FOR. LOT LINE ADJUSTMENT RECORDED UNDER RECORDING NO. 8312229001, RECORDS OF
KING COUNTY, WASHINGTON, AND THE TRUE POINT OF BEGINNING; THENCE WESTERLY
ALONG SAlD PARALLEl. LINE ON A CURVE TO THE LEFT, THE CENTER OF IffiICH BEARS
SOUTH 15°22'32" EAST HAVING A RADIUS OF 2,790.19 FEET, AN ARC DISTANCE OF
789.44 FEET THROUGH A CENTRAL ANGLE OF 16°12'39" TO A POINT OF COMPOUND CURVE;
THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER
OF WHICH BEARS SOUTH 31 ° 35 '11 U EAST HAVING A RADIUS OF 2,580.74 FEET, AN ARC
DISTANCE OF 437.40 FEET THROUGH A CENTRAL ANGLE OF 09°42' 39" TO A POINT OF
REVERSE CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS NORTH 41°17'50" WEST HAVING A RADIUS OF
428.64 FEET, AN ARC DISTANCE OF 73.32 FEET THROUGH A CENTRAL ANGLE OF
09°48'04" TO A POINT OF REVERSE CURVE; THENCE CONTINUING ALONG SAID PARALLEL
LINE 'ON A CURVE TO THE LEFT, THE CENTER OF WHICH BEARS SOUTH 31 '29' 46" EAST
HAVING A RADIUS OF 676.58 FEET, AN ARC DISTANCE OF 93.64 FEET THROUGH A
CENTRAL ANGLE OF 07°55'47" TO A POINT OF TANGENCY; THENCE CONTINUING ALONG
SAID PARAf.LEL LINE SOUTH 50' 34' 27" wEST A DISTANCE OF 248.50 FEET TO A POINT
OF CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT,
THE CENTER OF WHICH BEARS SOUTH 39°25'33" EAST HAVING A RADIUS OF 696.89 FEET,
AN ARC DISTANCE OF 40.09 FEET THROUGH A CENTRAL ANGLE OF 03°17'45" TO TH£
SOUTH LINE OF THE BURLINGTON NORTHERN RAILROAD RIGHT-OF-WAY; THENCE NORTH
43°49'09" EAST ALONG SAID SOUTH LINE A DISTANCE OF 173.83 FEET TO A POINT OF
· . ( (
NEW PARCEL 6 -PAGE 2
CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE
CENTER OF WHICH BEARS SOUTH 46°10'51" EAST HAVING A RADIUS OF 4,030.00 FEET,
AN ARC DISTANCE OF 197.57 FEET THROUGH A CENTRAL ANGLE OF 02°48'32" TO A POINT
OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS SOUTH 43°22'19" EAST HAVING A RADIUS OF
1,853.00 FEET, AN ARC DISTANCE OF 194.75 FEET THROUGH A CENTRAL ANGLE OF
06 °01' 18' TO A POINT OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH
LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 37°21'01" EAST
HAVING A RADIUS OF 10543.00 FEET, AN ARC DISTANCE OF 186.51 FEET THROUGH A
CENTRAL ANGLE OF 01°00'49" TO A POINT OF COMPOUND CURVE; THENCE CONTINUING
ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH
36°20'12" EAST HAVING A RADIUS OF 1,657.00 FEET AN ARC DISTANCE OF 193.93 FEET
THROUGH A CENTRAL ANGLE OF 06°42'20" TO A POINT OF COMPOUND CURVE; THENCE
CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH
BEARS SOUTH 29°37' 52" EAST HAVING A RADIUS OF 6,738.00 FEET, AN ARC DISTANCE
OF 197.76 FEET THROUGH A CENTRAL ANGLE OF 01°40' 54" TO A POINT OF COMPOUND
CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE
CENTER OF WHICH BEARS SOUTH 27°56' 58" EAST HAVING A RADIUS OF 1,768.00 FEET,
AN ARC DISTANCE OF 194.45 FEET THROUGH A CENTRAL ANGLE OF 06°18'06" TO A POINT
OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS SOUTH 21°38'52" EAST HAVING A RADIUS OF
8603.00 FEET, AN ARC DISTANCE OF·204.54 FEET THROUGH A CENTRAL ANGLE OF
01°21'44" TO A POINT OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH
LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 20°17' 08" EAST
HAVING A RADIUS OF 1,922.10 FEET, AN ARC DISTANCE OF 178.79 FEET THROUGH A
CENTRAL ANGLE OF 05°19'46" TO A POINT OF COMPOUND CURVE ON THE EAST LINE OF
SAID CHARLES BROWNELL DONATION LAND CLAIM NO. 41; THENCE CONTINUING ALONG SAID
SOUTH LINE OF A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 14 ° 57' 22"
EAST HAVING A RADIUS OF 2814.93 FEET, AN ARC DISTANCE OF 659.42 FEET THROUGH A
CENTRAL ANGLE OF 13°25' 19" TO A POINT OF COMPOUND CURVE; THENCE CONTINUING
ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH
01°32'03" EAST HAVING A RADIUS OF 1,165.09 FEET, AN ARC DISTANCE OF 1,097.05
FEET THROUGH A CENTRAL ANGLE OF 53°57'00" TO A POINT OF TANGENCY; THENCE
CONTINUING ALONG SAID SOUTH LINE SOUTH 37°35'03" EAST A DISTANCE OF 308.70
FEET TO A POINT OF CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE
TO THE LEFT, THE CENTER OF WHICH BEARS NORTH 52°24'57" EAST HAVING A RADIUS OF
1,005.37 FEET, AN ARC DISTANCE OF 45.82 FEET THROUGH A CENTRAL ANGLE OF
02°36'41", TO A LINE 35 FEET SOUTHERLY OF AND PARALLEL WITH THE CENTERLINE OF
THE EXISTING MOST SOUTHERLY TRACK OF THE CHICAGO, MILWAUKEE, ST. PAUL AND
PACIFIC RAILROAD TRACKS; THENCE WESTERLY ALONG SAID PARALLEL LINE NORTH
40°11'44" WEST A DISTANCE OF 126.24 FEET TO A POINT OF CURVE; THENCE
CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER OF
WHICH BEARS SOUTH 49°48'16" WEST HAVING A RADIUS OF 1,829.78 FEET, AN ARC
DISTANCE OF 309.67 FEET THROUGH A CENTRAL ANGLE OF 09°41'48"; THENCE NORTH
49°53'32" WEST ALONG SAID PARALLEL LINE A DISTANCE OF 167.07 FEET TO A POINT
OF CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT,
THE CENTER OF WHICH BEARS SOUTH 40°06' 28" WEST HAVING A RADIUS OF 1,102.46
FEET, AN ARC DISTANCE OF 807.11 FEET THROUGH A CENTRAL ANGLE OF 41°56'46" TO A
POINT OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE
TO TH~ LEFT, THE CENTER OF WHICH BEARS SOUTH 01°50'18" EAST HAVING A RADIUS OF
2,790.19 FEET, AN ARC DISTANCE OF 659.24 FEET THROUGH A CENTRAL ANGLE OF
13°32' 14" TO THE TRUE POINT OF BEGINNING.
TOGETHER WITH AND SUBJECT TO AN EASEMENT FOR INGRESS. EGRESS AND UTILITIES
DESCRIBED AS FOLLOWS:
THAT PORTION OF THE SOUTH HALF OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST,
W.M., IN KING COUNTY, WASHINGTON, LYING WITHIN 30 FEET ON EACH SIDE OF THE
FOLLOWING DESCRIBED CENTERLINE:
'.' . ( (
NEW PARCEL 6 -PAGE 3
". ".
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SECTION 13, WITH THE
NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO THE
NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF PLATS,
PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH 88·15'00" IlEST
ALONG SAID NORTH LINE 1,626.50 FEET TO THE TRUE POINT OF BEGINNING; THENCE
NORTH 1·45'00" EAST 225.00 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS
OF 853.34 FEET, A DISTANCE OF 209.55 FEET; THENCE NORTH 12°19'12" IlEST 325.81
FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 600.00 FEET A DISTANCE
OF 803.66 FEET TO A POINT OF COMPOUND CURVE; THENCE ON A CURVE HAVING A RADIUS
OF 2,745.00 FEET A DISTANCE OF 1,916.19 FEET TO THE TERMINUS OF SAID
CENTERLINE •
•
CITY DEVELOPMENTS CORP.
, 1989
fLACKRIVER CORPORATE PARK
JOB NO. 86114.04/05
URV. 20A
( (
NEW PARCEL 7:
THAT PORTION OF THE SOUTH HALF OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST,
W.M., KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTH QUARTER CORNER OF SAID SECTION 13; THENCE NORTH
00°58'28" EAST ALONG THE NORTH-SOUTH CENTERLINE OF SAID SECTION lJ, A DISTANCE
OF 884.84 FEET TO THE SOUTHEAST CORNER OF TRACT 26 OF RENTON SHORELANDS SECOND
SUPPLEMENTAL MAPS, ACCORDING TO THE UNRECORDED PLAT THEREOF; THENCE· SOUTH
72°37'52" WEST ALONG THE SOUTH BOUNDARY OF SAID TRACT 26, A DISTANCE OF 382.60
FEET; THENCE NORTH 70°54'02" WEST ALONG THE SOUTH BOUNDARY OF SAID TRACT 26, A
DISTANCE OF 73.51 FEET TO THE EAST LINE OF THE CHARLES BROWNELL DONATION LAND
CLAIM NUMBER 41; THENCE NORTH 01°24'04" EAST ALONG SAID EAST LINE 498.15 FEET
TO THE TRUE POINT OF BEGINNING; THENCE NORTH 1°24 '04" EAST ALONG SAID EAST
LINE 509.58 FEET TO THE SOUTH LINE OF THE BURLINGTON NORTHERN RAILROAD RIGHT-
OF-WAY; THENCE EASTERLY ALONG SAID SOUTM LINE AND ON A CURVE HAVING A RADIUS
OF 2,814.93 FEET, THE RADIUS POINT OF WHICH BEARS SOUTH 14 ° 57' 22" EAST, A
DISTANCE OF 580.22 FEET; THENCE SOUTH 1°24'04" WEST 365.48 FEET TO A POINT OF
A CURVE HAVING A RADIUS OF 650.00 FEET, THE RADIUS POINT OF WHICH BEARS SOUTH
5°14 '26" EAST; THENCE WESTERLY ALONG SAID CURVE 538.45 FEET TO A POINT WHICH
BEARS SOUTH 81 °11 '35" EAST FROM THE TRUE POINT OF BEGINNING; THENCE NORTH
81°11'35' WEST 119.19 FEET TO THE TRUE POINT OF BEGINNING,
EXCEPT THAT PORTION LYING WITHIN THE FOLLOWING TRACT:
THAT PORTION OF CHARLES BROWNELL'S DONATION CLAIM NO. 41, AND OF THE SOUTHWEST
QUARTER AND THE SOUTHEAST QUARTER OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4
EAST, WILLAMETTE MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTH QUARTER CORNER OF SAID SECTION 13; THENCE NORTH
00° 58' 28" EAST ALONG THE NORTH-SOUTH CENTERLINE OF SAID SECTION 13 A DISTANCE
OF 884.84 FEET TO THE SOUTHEAST CORNER OF TRACT 26 OF RENTON SHORELANDS SECOND
SUPPLEMENTAL MAPS, 1958; THENCE SOUTH 72°37'52" WEST ALONG THE SOUTH BOUNDARY
OF SAID TRACT 26 A DISTANCE OF 382.60 FEET; THENCE NORTH 70°54'02' WEST ALONG
SAID SOUTH BOUNDARY OF TRACT 26 A DISTANCE OF 73.50 FEET TO THE EAST LINE OF
THE CHARLES BROWNELL DONATION LAND CLAIM NO. 41; THENCE NORTH 01°24' 04" EAST
ALONG SAID EAST LINE OF THE CHARLES BROIofNELL DONATION LAND CLAIM NO. 41 A
DISTANCE OF 950.58 FEET TO A LINE 35 FEET SOUTHERLY OF AND PARALLEL WITH THE
CENTERLINE OF THE EXISTING MOST SOUTHERLY TRACK OF THE CHICAGO, MILWAUKEE, ST.
PAUL AND PACIFIC RAILROAD TRACKS AS DEPICTED ON THAT CERTAIN RECORD OF SURVEY
FOR LOT LINE ADJUSTMENT RECORDED UNDER RECORDING NO. 8312229001, RECORDS OF
KING COUNTY, WASHINGTON, AND THE TRUE POINT OF BEGINNING; THENCE WESTERLY
ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER OF WHICH BEARS
SOUTH 15°22' 32" EAST HAVING A RADIUS OF 2,790.19 FEET, AN ARC DISTANCE OF
789.44 FEET THROUGH A CENTRAL ANGLE OF 16°12'39" TO A POINT OF COMPOUND CURVE;
THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER
OF WHICH BEARS SOUTH 31 ° 35' 11" EAST HAVING A RADIUS OF 2,580.74 FEET, AN ARC
DISTANCE OF 437.40 FEET THROUGH A CENTRAL ANGLE OF 09°42' 39" TO A POINT OF
REVERSE CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS NORTH 41°17'50" WEST HAVING A RADIUS OF
428.64 FEET, AN ARC DISTANCE OF 73.32 FEET THROUGH A CENTRAL ANGLE OF
09°48'04" TO A POINT OF REVERSE CURVE; THENCE CONTINUING ALONG SAID PARALLEL
LINE ON A CURVE TO THE LEFT, THE CENTER OF WHICH BEARS SOUTH 31 ° 29' 46" EAST
HAVING A RADIUS OF 676.58 FEET, AN ARC DISTANCE OF 93.64 FEET THROUGH A
CENTRAL ANGLE OF 07°55'47" TO A POINT OF TANGENCY; THENCE CONTINUING ALONG
SAID PARALLEL LINE SOUTH 50° 34' 27" WEST A DISTANCE OF 248.50 FEET TO A POINT
OF CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE OS A CURVE TO THE LEFT,
THE CENTER OF WHICH BEARS SOUTH 39°25'33" EAST HAVING A RADIUS OF 696.89 FEET,
AN ARC DISTANCE OF 40.09 FEET THROUGH A CENTRAL ANGLE OF 03 °17' 45" TO THE
SOUTH LINE OF THE BURLINGTON NORTHERN RAILROAD RIGHT-OF-WAY; THENCE NORTH
43°49'09" EAST ALONG SAID SOUTH LINE A DISTANCE OF 173.83 FEET TO A POINT OF
CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE
CENTER OF WHICH BEARS SOUTH 46°10'51" EAST HAVING A RADIUS OF 4,030.00 FEET,
AN ARC DISTANCE OF 197.57 FEET THROUGH A CENTRAL ANGLE OF 02°48'32" TO A POINT
.'
( (
NEW PARCEL 7 -PAGE 2
",' .. ,',', }
OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS SOUTH 43'22' 19" EAST HAVING A RADIUS OF
1,853.00 FEET, AN ARC DISTANCE OF 194.15 FEET THROUGH A CENTRAL ANGLE OF
06'01' 18' TO A POINT OF COMPOUND CURVE; THENCE CONTINUING ALOHG SAID SOUTH
LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 37'21 '01" EAST
HAVING A RADIUS OF 10543.00 FEET, AN ARC DISTANCE OF 186.51 FEET THROUGH A
CENTRAL ANGLE OF 01'00'49" TO A POINT OF COMPOUND CURVE;. THENCE CONTINUING
ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH
36'20' 12" EAST HAVING A RADIUS OF 1,657.00 FEET AN ARC DISTANCE OF 193.93 FEET
THROUGH A CENTRAL ANGLE OF 06'42'20" TO A POINT OF COMPOUND CURVE; THENCE
CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH
BEARS SOUTH 29°31'52" EAST HAVING A RADIUS OF 6,138.00 FEET, AN ARC DISTANCE
OF 191.76 FEET THROUGH A CENTRAL ANGLE OF 01'40' 54" TO A POINT OF COMPOUND
CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE
CENTER OF WHICH BEARS SOUTH 27'56'58" EAST HAVING A RADIUS OF 1,168.00 FEET,
AN ARC DISTANCE OF 194.45 FEET THROUGH A CENTRAL ANGLE OF 06'18'06" TO A POINT
OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS SOUTH 21 ° 38' 52" EAST HAVING A RADIUS OF
8603.00 FEET, AN ARC DISTANCE OF 204.54 FEET THROUGH A CENTRAL ANGLE OF
01 '21' 44" TO A POINT OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH
LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 20' 17' 08" EAST
HAVING A RADIUS OF 1,922.10 FEET, AN ARC DISTANCE OF 178.79 FEET THROUGH A
CENTRAL ANGLE OF 05' 19' 46" TO A POINT OF COMPOUND CURVE ON THE EAST LINE OF
SAID CHARLES BROWNELL DONATION LAND CLAIM NO. 41; THENCE CONTINUING ALONG SAID
SOUTH LINE OF A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 14' 57' 22"
EAST HAVING A RADIUS OF 2814.93 FEET, AN ARC DISTANCE OF 659.42 FEET THROUGH A
CENTRAL ANGLE OF 13'25'19" TO A POINT OF COMPOUND CURVE; THENCE CONTINUING
ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH
01 '32'03" EAST HAVING A RADIUS OF 1,165.09 FEET, AN ARC DISTANCE OF 1,097.05
FEET THROUGH A CENTRAL ANGLE OF 53'57'00" TO A POINT OF TANGENCY; THENCE
CONTINUING ALONG SAID SOUTH LINE SOUTH 31'35' 03" EAST A DISTANCE OF 308.10
FEET TO A POINT OF CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON.A CURVE
TO THE LEFT, THE CENTER OF WHICH BEARS NORTH 52' 24' 51" EAST HAVING A RADIUS OF
1,005.31 FEET, AN ARC DISTANCE OF 45.82 FEET THROUGH A CENTRAL ANGLE OF
02' 36' 41", TO A LINE 35 FEET SOUTHERLY OF AND PARALLEL WITH THE CENTERLINE OF
THE EXISTING MOST SOUTHERLY TRACK OF THE CHICAGO, MILWAUKEE, ST. PAUL AND
PACIFIC RAILROAD TRACKS; THENCE WESTERLY ALONG SAID PARALLEL LINE NORTH
40'11 '44" WEST A DISTANCE OF 126.24 FEET TO A POINT OF CURVE; THEHCE
CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER OF
WHICH BEARS SOUTH 49 '48' 16" WEST HAVING A RADIUS OF 1,829.78 FEET, AN ARC
DISTANCE OF 309.67 FEET THROUGH A CENTRAL ANGLE OF 09'41 '48"; THENCE NORTH
49'53'32" WEST ALONG SAID PARALLEL LINE A DISTANCE OF 167.01 FEET ·TO A POINT
OF CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT,
THE CENTER OF WHICH BEARS SOUTH 40'06' 28" WEST HAVING A RADIUS OF 1,102.46
FEET, AN ARC DISTANCE OF 801.11 FEET THROUGH A CENTRAL ANGLE OF 41°56'46" TO A
POINT OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE
TO THE LEFT, THE CENTER OF WHICH BEARS SOUTH 01°50' 18" EAST HAVING A RADIUS .OF
2,790.19 FEET, AN ARC DISTANCE OF 659.24 FEET THROUGH A CENTRAL ANGLE OF
13°32'14" TO THE TRUE POINT OF BEGINNING.
TOGETHER WITH AND SUBJECT TO AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES
DESCRIBED AS FOLLOWS:
THAT PORTION OF THE SOUTH HALF OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST,
W.M., IN KING COUNTY, WASHINGTON, LYING WITHIN 30 FEET OS EACH SIDE OF THE
FOLLOWING DESCRIBED CENTERLINE:
( (
NEW PARCEL 7 -PAGE 3
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF. SAID SECTION 13, WITH THE
NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO THE
NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF PLATS,
PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH 88'15' 00" WEST
ALONG SAID NORTH LINE 1,626.50 FEET TO THE TRUE POINT OF BEGINNING; THENCE
NORTH 1'45' 00" EAST 225.00 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS
OF 853.34 FEET, A DISTANCE OF 209.55 FEET; THENCE NORTH 12'19'12" WEST 325.81
FEET; THENCE ON A CURVE TO THE LEFT RAVING A RADIUS OF 600.00 FEET A DISTANCE
OF 803.66 FEET TO A POINT OF COMPOUND CURVE; THENCE ON A CURVE HAVING A RADIUS
OF 2,745.00 FEET A DISTANCE OF 1,916.19 FEET TO THE TERMINUS OF SAID
CENTERLINE •
•
· .
"t' ( ,.
NEil PARCEL 8
THAT PORTION OF THE SOUTHIIEST QUARTER OF SECTION 13; TOIINSHIP 23 NORTH, RANGE
4 EAST, II.M., IN KING GOUNTY, WASHINGTON AND THAT PORTION OF JUNCTION ADDITION
TO CITY OF SEATTLE, ACCOROING TO PLAT RECORDED IN VOL~E 12 OF PLATS, PAGE 75,
RECORDS OF SAID KING COUNTY, TOGETHER WITH VACATED STREETS ADJOINING WHICH
WOULD ATTACH TO SAID PREMISES BY OPERATION OF LAW, AND OF C. E. BROWNELL'S
DONATION CLAIM NO. 41, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTH QUARTER CORNER OF SAID SECTION 13; THENCE NORTH
00° 58' 28" EAST ALONG THE NORTH-SOUTH CENTERLINE THEREOF 884.84 FEET TO THE
SOUTHEAST CORNER OF TRACT 26, RENTON SHORELANDS SECOND SUPPLEMENTAL MAPS 1958;
THENCE SOUTH 72°37'52" WEST 382.60 FEET TO AN ANGLE POINT IN THE SOUTH LINE OF
SAID TRACT 26; THENCE NORTH 70°54' 02" WEST ALONG SAID SOUTH LINE 73.51 FEET TO
THE EAST LINE OF SAID C.E. BROWNELL'S LAND DONATION LAND CLAIM NO. 41; THENCE
NORTH 1°24'04" EAST ALONG SAID EAST LINE 498.15 FEET TO THE TRUE POINT OF
BEGINNING; THENCE NORTH 81°11'35" WEST 26.31 FEET; THENCE SOUTH 82°15'00" WEST
92.99 FEET; THENCE SOUTH 35°29' 30" WEST 143.18 FEET; THENCE NORTH 74 °44' 00
WEST 84.85 FEET; THENCE SOUTH 60°16'00" WEST 67.00 FEET; THENCE SOUTH
12°16'00" EAST 97.35 FEET; THENCE SOUTH 6S006'46" WEST !l0.53 FEET; THENCE
NORTH 12°16'00" WEST 140.00 FEET; THENCE NORTH 19°41'48" EAST SO.OO FEET;
THENCE NORTH 0°41' 4S" . EAST 240.00 FEET; THENCE NORTH 26 °4 5' 10" WEST 154.31
FEET TO A POINT ON THE SOUTHERLY LINE OF THE BURLINGTON' NORTHERN RAILROAD
RIGHT-OF-WAY, SAID POINT BEING ON A CURVE HAVING A RADIUS OF 1768.00 FEET, THE
RADIUS POINT OF WHICH BEARS SOUTH 26°45' 10" EAST; THENCE EASTERLY ALONG SAID
CURVE AND SOUTHERLY LINE 157.52 FEET TO A COMPOUND CURVE; THENCE ON A CURVE
HAVING A RADIUS OF 8603.00 FEET A DISTANCE OF 204.54 FEET TO A COMPOUND CURVE;
THENCE ON A CURVE HAVING A RADIUS OF 1,922.10 FEET A DISTANCE OF 178.79 FEET
TO THE EASTERLY LINE OF SAID C.E. BROWNELL'S DONATION CLAIM NO. 41; THENCE
SOUTH 1 ° 24 '04" WEST 509.59 FEET .TO THE TRUE POINT OF BEGINNING,
ALSO THAT PORTION OF THE FOLLOWING DESCRIBED TRACT LYING EAST OF SAID C.E.
~LL'S DONATION LAND CLAIM NO. 41:
THAT PORTION OF CHARLES BROWNELL'S DONATION CLAIM NO. 41, AND OF THE SOUTHWEST
QUARTER AND THE SOUTHEAST QUARTER OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4
EAST, WILLAHETTE MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTH QUARTER CORNER OF SAID SECTION 13; THENCE NORTH
00° 58' 28" EAST ALONG THE NORTH-SOUTH CENTERLINE OF SAID SECTION 13 A DISTANCE
OF 884.84 FEET TO THE SOUTHEAST CORNER OF TRACT 26 OF RENTON SHORELANDS SECOND
SUPPLEMENTAL MAPS, 1958; THENCE SOUTH 72 ° 37' 52" WEST ALONG THE SOUTH BOUNDARY
OF SAID TRACT 26 A DISTANCE OF 382.60 FEET; THENCE NORTH 70°54'02' WEST ALONG
SAID SOUTH BOUNDARY OF TRACT 26 A DISTANCE OF 73.50 FEET TO THE EAST LINE OF
THE CHARLES BROWNELL DONATION LAND CLAIM NO. 41; THENCE NORTH 01°24 '04" EAST
ALONG SAID EAST LINE OF THE CHARLES BROWNELL DONATION LAND CLAlM NO. 41 A
DISTANCE OF 950.58 FEET TO A LINE 35 FEET SOUTHERLY OF AND PARALLEL WITH THE
CENTERLINE OF THE EXISTING MOST SOUTHERLY TRACK OF THE CHICAGO, MILWAUKEE, ST.
PAUL AND PACIFIC RAILROAD TRACKS AS DEPICTED ON THAT CERTAIN RECORD OF SURVEY
FOR LOT LINE ADJUSTMENT RECORDED UNDER RECORDING NO. 8312229001, RECORDS OF
KING COUNTY, WASHINGTON, AND THE TRUE POINT OF BEGINNING; THENCE WESTERLY
ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER OF WHICH BEARS
SOUTH 15°22'32" EAST HAVING A RADIUS OF 2,790.19 FEET, AN ARC DISTANCE OF
789.44 FEET THROUGH A CENTRAL ANGLE OF 16°12'39" TO A POINT OF COMPOUND CURVE;
THEN~E CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER
Of WHICH BEARS SOUTH 31°35'11" EAST HAVING A RADIUS OF 2,580.74 FEET, AN ARC
DISTANCE OF 437.40 FEET THROUGH A CENTRAL ANGLE OF 09°42' 39" TO A POINT OF
REVERSE CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS NORTH 41°17'50" WEST HAVING A RADIUS OF
428.64 FEET; AN ARC OISTANCE OF 73.32 FEET THROUGH A CENTRAL ANGLE OF
09°48'04" TO A POINT OF REVERSE CURVE; THENCE CONTINUING ALONG SAID PARALLEL
LINE ON A CURVE TO THE LEFT, THE CENTER OF WHICH BEARS SOUTH 31 °29'46" EAST
HAVING A RADIUS OF 676.58 FEET, AN ARC DISTANCE OF 93.64 FEET THROUGH A
CENTRAL ANGLE OF 07°55'47" TO A POINT OF TANGENCY; THENCE CONTINUING ALONG
( (
NEW PARCEL 8 -PAGE 2
SAID PARALLEL LINE SOUTH 50· 34' 27" WEST A DISTANCE OF 248.50 FEET TO A POINT
OF CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT,
THE CENTER OF WHICH BEARS SOUTH 39"25'33" EAST HAVING A RADIUS OF 696.89 FEET,
AN ARC DISTANCE OF 40.09 FEET THROUGH A CENTRAL ANGLE OF 03"17'45" TO THE
SOUTH LINE OF THE BURLINGTON NORTHERN RAILROAD RIGHT-OF-WAY; THENCE NORTH
43"49'09" EAST ALONG SAID SOUTH LINE A DISTANCE OF 173.83 FEET TO A POINT OF
CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE
CENTER OF WHICH BEARS SOUTH 46"10'51" EAST HAVING A RADIUS OF 4,030.00 FEET,
AN ARC DISTANCE OF 197.57 FEET THROUGH A CENTRAL ANGLE OF 02"48'32" TO A POINT
OF COKPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS SOUTH 43"22'19" EAST HAVING A RADIUS OF
1,853.00 FEET, AN ARC DISTANCE OF 194.75 FEET THROUGH A CENTRAL ANGLE OF
06'01'18' TO A POINT OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH
LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 37"21'01" EAST
HAVING A RADIUS OF 10543.00 FEET, AN ARC DISTANCE OF 186.51 FEET THROUGH A
CENTRAL ANGLE OF 01'00' 49" TO A POINT OF COKPOUND CURVE; THENCE CONTINUING
ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH
36'20'12" EAST HAVING A.RADIUS OF 1,657.00 FEET AN ARC DISTANCE OF 193.93 FEET
THROUGH A CENTRAL ANGLE OF 06"42'20" TO A POINT OF COMPOUND CURVE; THENCE
CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH
BEARS SOUTH 29"37'52" EAST HAVING A RADIUS OF 6,738.00 FEET, AN ARC DISTANCE
OF 197.76 FEET THROUGH A CENTRAL ANGLE OF 01'40'54" TO A POINT OF COMPOUND
CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE
CENTER OF WHICH BEARS SOUTH 27" 56' 58" EAST HAVING A RADIUS OF 1,768.00 FEET,
AN ARC DISTANCE OF 194.45 FEET THROUGH A CENTRAL ANGLE OF 06"18'06" TO A POINT
OF COKPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS SOUTH 21"38'52" EAST HAVING A RADIUS OF
8603.00 FEET, AN ARC DISTANCE OF 204.54 FEET THROUGH A CENTRAL ANGLE OF
01"21'44" TO A POINT OF COKPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH
LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 20"17' 08" EAST
HAVING A RADIUS OF 1,922.10 FEET, AN ARC DISTANCE OF 178.79 FEET THROUGH A
CENTRAL ANGLE OF 05"19'46" TO A POINT OF COKPOUND CURVE ON THE EAST LINE OF
SAID CHARLES BROWNELL DONATION LAND CLAIM NO. 41; THENCE CONTINUING ALONG SAID
SOUTH LINE OF A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 14" 57' 22"
EAST HAVING A RADIUS OF 2814.93 FEET, AN ARC DISTANCE OF 659.42 FEET THROUGH A
CENTRAL ANGLE OF 13'25' 19" TO A POINT OF COMPOUND CURVE; THENCE CONTINUING
ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH
01'32'03" EAST HAVING A RADIUS OF 1,165.09 FEET, AN ARC DISTANCE OF 1,097.05
FEET THROUGH A CENTRAL ANGLE OF 53"57'00" TO A POINT OF TANGENCY; THENCE
CONTINUING ALONG SAID SOUTH LINE SOUTH 37'35'03" EAST A DISTANCE OF 308.70
FEET TO A POINT OF CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE
TO THE LEFT, THE CENTER OF WHICH BEARS NORTH 52"24' 57" EAST HAVING A RADIUS OF
1,005.37 FEET, AN ARC DISTANCE OF 45.82 FEET THROUGH A CENTRAL ANGLE OF
02' 36' 41", TO A LINE 35 FEET SOUTHERLY OF AND PARALLEL WITH THE CENTERLINE OF
THE EXISTING MOST SOUTHERLY TRACK OF THE CHICAGO, MILWAUKEE, ST. PAUL AND
PACIFIC RAILROAD TRACKS; THENCE WESTERLY ALONG SAID PARALLEL LINE NORTH
40"11'44" WEST A DISTANCE OF 126.24 FEET TO A POINT OF CURVE; THENCE
CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER OF
WHICH BEARS SOUTH 49'48'16" WEST HAVING A RADIUS OF 1,829.78 FEET, AN ARC
DISTANCE OF 309.67 FEET THROUGH A CENTRAL ANGLE OF 09"41'48"; THENCE NORTH
49"53~32" WEST ALONG SAID PARALLEL LINE A DISTANCE OF 167.07 FEET TO A POINT
OF CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT,
THE CENTER OF WHICH BEARS SOUTH 40'06' 28" WEST HAVING A RADIUS OF 1,102.46
FEET, AN ARC DISTANCE OF 807.11 FEET THROUGH A CENTRAL A.'1GLE OF 41' 56' 46" TO A
POINT OF COKPOUND CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE
TO THE LEFT, THE CENTER OF WHICH BEARS SOUTH 01"50' 18" EAST HAVING A RADIUS OF
2,790.19 FEET, AN ARC DISTANCE OF 659.24 FEET THROUGH A CENTRAL ANGLE OF
13"32'14" TO THE TRUE POINT OF BEGINNING.
.
" .
" ( (
NEW PARCEL 8 -PAGE 3
TOGETHER WITH AND SUBJECT TO AN EASEMENT FOR INGRESS, EGRESS AND
UTILITIES DESCRIBED AS FOLLOWS;
THAT PORTION OF THE SOUTH HALF OF SECTION 13, 'TOWNSHIP 23 NORTH, RANGE 4 EAST,
W .M., IN KING COUNTY, WASHINGTON, LYING WITHIN 30 FEET ON EACH SIDE OF THE
FOLLOWING DESCRIBED CENTERLINE:
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SECTION 13, WITH THE
NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO THE
NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF PLATS,
PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH 88°15' 00" WEST
ALONG SAID NORTH LINE 1,626.50 FEET TO THE TRUE POINT OF BEGINNING; THENCE
NORTH 1 0 45'00" EAST 225.00 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS
OF 853.34 FEET, A DISTANCE OF 209.55 FEET; THENCE NORTH 12°19'12" WEST 325.81
FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 600.00 FEET A DISTANCE
OF 803.66 FEET TO A POINT OF COMPOUND CURVE; TIlENCE ON A CURVE HAVING A RADIUS
OF 2,745.00 FEET A DISTANCE OF 1,916.19 FEET TO THE TERMINUS OF SAID
CENTERLINE •
J7,7,zt? -PI) 7
o
MAY 08 '91 07:52 BR&H 206 323 7135
BUSH. ROED 8< HITCHINGS. INC.
NEW !' AACEL 9
THAt.poRtioN OF THE SOUTHWEST QUARTER OF SECTION 13; TOWNSHIP 23 NORTH, RL~GE
4 EAST, W.M., IN KING COUNTY, WASHINGTON AND THAT PORTION OF JUNCTIO& ADDITION
TO CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 12 OF PLATS, PAGE 75,
RECORDS OF SAID KING COUNTY, TOGETHER WITH VACATED STUETS ADJOINUG walCH
WOULD ATTACH TO SAID PREMISES BY Ope;RATION OF LAW, 4NIl OF C.E. nOWN!Ll.'S
DONATION CLAIM NO. 41, DESCRIBED AS POLLOWS:
COMMENCING AT THE SOUTS QUARTER CORNER OF SAID SECTION 13; THENCE NORTR
00 ° 58' 28" EAST ALONG THE NORTH-SOUTH CENTEUlNE THEREOF 884.84 FEET TO THE
SOUTHEAST CORNER OF TRACT 26 UNTON SHO(l.ELANDS SECOND SUPPLEMENTAL HAPS 1958;
TIiENCE SOUTH 72°37'52" WEST 382.60 FEET TO AN ANGLE POINT IN THE SOllTli LINt: OF
SAID TiACT 26: THENCE NORTH 70"54'02" WEST ALONG SAID SOUTH LINE 73.51 FE!! TO
THE EAST LINE OF SAID C. E. BROWNELL'S DONATION CLAIM NO. 41; TI!!:5'CE NORT!:!
1"24' 04" EAST. ALONG SAID EAST LINE 498.15 PI!ET; THENCE NORTH 81°11' 35" Io'EST
26.31 FEET; Tl:I£HC£ SOOTH 82'15'00" WEST 92.99 FEET; THENCE SOUTH 35"29'30"
WEST 143.18 FEET; THENCE NORTH 74"44'00 WEST 84.85 PEET; THENCE SOUTH
60"16'00" WEST 67.00 FElT; THENCE SOUTl:I 12'16'00" EAST 97.35 FEET; 7E..ENCE
SOUTH 68°06'46" WEST .110.53 FEET TO THE TRUE POINT OF BEGINNING; THE};'CE SOUTH
68°06'46" WEST 265.00 FEET TO A POINT ON A CORVE HAVING A RADIUS OP 195.01
FEET, THE RADIUS POINT OF WHICH BEARS WEST; THENCE NORTKWEStEUY ALONG SAID
CURVE 267.83: THENCE NORTH 78 '41'24 WEST 117.64 FEET; THENCE NORTH 1"24' 04"
EAST 200.97 FEET TO A POINT ON THE SOUTHElll.Y LINE OF THE BURLINGTON NOR!8:ER.~
RAILROAD RIGHT-OF-WAY, SAID POINT BEING ON A CURVE RAVING A RADIUS OF
10,543.00 FEET, THE lADIUS POINT OF \.'HICH BEARS SOOTH 36' 50 '42" EAST; TBEIiCE
NORTlfEASTERLY ALONG SAID CURVE AND SOOTRElll.Y LINE 93.53 FEEt TO A COMPOUND
CURVE; THENCE ON A CURVE HAVING A RADIUS OF 1,657.00 FEET A DIStANCE OF 193.93
FEET TO A COMPOUND CURVE; THENCE ON A CURVE HAVING A RADIUS OF 6,738.00 FEET A
DISTANCE OF 197.76 FEET TO A COMPOOND CURVE: THENCE ON A CURVE HAVING A RADIUS
OF 1,768.00 FEET A DISTANCE OF 36.93 FEET; TIU!NCE SOUTH 26'45'10" EAST 154.31
FEET; THENCE SOUTH 0·41'48" WEST 240.00 FEET; THENCE SOUTH 19·41'48" Io-ZST
80.00 FEET; THENCE SOOTH 12"16'00" EAST 140.00 FEET TO tRE TRUE POINT OF
BEGINNING, CONTAINING 5.3332 ACRES, TOGETHER WITH AND SOBJECT TO AN £AS~~~
FOR INGRESS, EGRESS AND UTILITIES DESCRIBED AS FOLLOWS:
tHAT PORTION OF THE SOUTH HALF OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST,
\J.M., IN KING COIJNTY, WASHINGtON, LYING WITHIN 30 FEET ON EACH SID:: OF TIlE
FOLLOwING DESCRIBED CENTERLINE:
COMMENCING AT THE INTERSECTION OF TRE EAST LINE OF SAID SECTION 13, WITH TIlE
NOiTH LINE OF 'Tl!E SOUTH 650.00 PEET 'rHEa.e:OF, SAID NORTH LINE BEING ALSO TIlE
NORtE LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF PLATS,
PACES 98 THROUGH 102, RECORDS OF SAID COUNTY; TIIENCE /lORTH 88'15' 00" IiEST
ALONe SAID NORTH LINE 1,626.50 FEET TO THE TRUE POINT OF BEGINNING; TH~";CE
NORTH 1"45' 00" EAST 225.00 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS
OF 853.34 FEET, A DISTANCE OF 209.55 FEET; THENCE NORTH 12°19'12" WEST 325.81
FEET; THENCE ON A CORVE TO THE LEFT HAVING A RADIuS OF 600.00 FEET A DISTABCE
OF 803.66 FEET TO A POINT OF COMPOUND CURVE; TIiENCE ON A CURVE RAVING A RADIUS
OF 2,745.00 FEET A DISTANCE OF 1,916.19 FEET TO tHE TERMINOS OF SAID
CENtERLINE.
. I
,'. ','"
.' ," . ( BUSrC .OED 8: HITCHINGS. INC.
NEW PARCEL 10 ,"
THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 23 NORTH, RANGE
4 EAST, W.M., IN.KING COUNTY, WASHINGTON AND THAT PORTION OF JUNCTION ADDITION
TO CITY OF SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 12 OF PLATS, PAGE 75,
RECORDS OF SAID KING COUNTY, TOGETHER WITH VACATED STREETS ADJOINING WHICH
WOULD ATTACH TO SAID PREHISES BY OPERATION OF LAW, AND OF C.E. BROWNELL'S
DONATION CLAIH NO. 41, DESCRIBED AS FOLLOWS:
COMHENCING AT THE SOUTH QUARTER CORNER OF SAID SECTION 13: THENCE NORTH
00'58'28" EAST ALONG THE NORTH-SOUTH CENTERLINE THEREOF 884.84 FEET TO THE
SOUTHEAST CORNER OF TRACT 26, RENTON SHORELANDS SECOND SUPPLEHENTAL MAPS 1958:
THENCE SOUTH 72'37'52" WEST 382.60 FEET TO AN ANGLE POINT IN THE SOUTH LINE OF
SAID TRACT 26: THENCE NORTH 70'54' 02" WEST 354.53 FEET TO AN ANGLE POINT IN
THE SOUTH LINE OF SAID TRACT 26: THENCE SOUTH 73'56'01" WEST 130.08 FEET TO AN
ANGLE POINT IN THE SOUTH LINE OF SAID TRACT 26: THENCE SOUTH 41 '16' 07" ~EST
ALONG THE SOUTH LINE OF·SAID TRACT 26 A DISTANCE OF 316.18 FEET TO A POINT ON
THE NORTH BOUNDARY OF A TRACT OF LAND DEEDED TO KING C('\:JNTY AND DESCRIBED
UNDER KING COUNTY RECORDING NUHBER 6607786, SAID POINT BEING ON A CURVE HAVING
A RADIUS OF 627.46 FEET, THE RADIUS POINT OF WHICH BEARS SOUTH 39'41'39" WEST;
THENCE WESTERLY ALONG SAID CURVE AND NORTH BOUNDARY 373.11 FEET TO THE TRUE
POINT OF BEGINNING: THENCE NORTH 1'24'04" EAST 582.36 FEET TO A POINT ON THE
SOUTHERLY LINE OF THE BURLINGTON NORTHERN RAILROAD RIGRT-OF-WAY, SAID POINT
BEING ON A CURVE HAVING A RADIUS OF 10543.00 FEET, THE RADIUS POINT OF WHICH
BEARS SOUTH 36'50'42" EAST; THENCE WESTERLY ALONG SAID CURVE AND SAID
SOUTHERLY. LINE 92.98 FEET TO A POINT OF COMPOUND CURVE; THENCE·.ON A CURVE
HAVING A RADIUS OF 1,853.00 FEET A DISTANCE OF 194.75 FEET TO A POINT OF
COMPOUND CURVE, THE CENTER OF SAID CURVE BEARS SOUTH 43'22' 19" EAST 4,030.00
FEET: THENCE WESTERLY ALONG SAID SOUTHERLY MARGIN AND CURVE TO THE LEFT,
THROUGH A CENTRAL ANGLE OF 2'48'32", AN ARC DISTANCE OF 197.57 FEET TO A POINT
OF TANGENCY: THENCE SOUTH 43 '49' 09" WEST ALONG SAID SOUTH' MARGIN 271. 00' FEET
TO A POINT OF CURVE: THENCE ON A CURVE TO THE RIGHT, ALONG SAID SOUTHERLY
MARGIN, HAVING A RADIUS OF 1,571.00 FEET, THROUGH A CENTRAL ANGLE OF 7'32'02",
AN ARC DISTANCE OF 206.57 FEET TO A POINT OF COMPOUND CURVE, THE CENTER WHICH
BEARS NORTH 38'38'49" WEST 727.00 FEET: THENCE WESTERLY ALONG SAID SOUTHERLY
MARGIN AND CURVE TO THE RIGHT, THROUGH A CENTRAL ANGLE OF 16'55'35", AN ARC
DISTANCE OF 214.77 FEET TO A POINT OF COMPOUND CURVE, THE CENTER WHICH BEARS
NORTH 21'43'14" WEST 1,055.00 FEET: THENCE WESTERLY ALONG SAID SOUTHERLY
MARGIN AND CURVE TO THE RIGHT, THROUGH A CENTRAL ANGLE OF 11'24'08", AN ARC
DISTANCE OF 209.95 FEET TO A POINT OF COMPOUND CURVE' THE CENTER OF WHICH BEARS
NORTH 10'19' 06" WEST 696.00 FEET: THENCE WESTERLY ALONG SAID SOUTHERLY MARGIN
AND CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 3'44'25", AN ARC DISTANCE OF
45.43 FEET TO THE EASTERLY MARGIN OF THE CHARLES MONSTER COUNTY ROAD; THENCE
SOUTH 34'19'34" EAST ALONG SAID EASTERLY MARGIN 43.56 FEET TO THE NORTH
BOUNDARY OF SAID TRACT DEEDED TO KING COUNTY AND DESCRIBED UNDER KING COUNTY
RECORDING NUMBER 6607786 THENCE NORTH 74'13'19" EAST ALONG SAID NORTH BOUNDARY
443.81 FEET: THENCE NORTH 59'53'47" EAST ALONG SAID NORTH BOUNDARY 377.52
FEET: THENCE EAST ALONG SAID NORTH BOUNDARY 280.69 FEET: THENCE SOUTH ALONG
SAID NORTH BOUNDARY 25.00 FEET TO A POINT ON A CURVE HAVING A RADIUS OF 627.46
FEET, THE RADIUS POINT OF WHICH BEARS SOUTH: THENCE EASTERLY ALONG SAID CURVE
AND NORTH BOUNDARY 61.59 FEET TO THE TRUE POINT OF BEGINNING, CONTAINING
5.0046 ACRES, TOGETHER WITH AND SUBJECT TO AN EASEMENT FOR INGRESS, EGRESS AND
UTILITIES DESCRIBED AS FOLLOWS: .
( 8US( iOED & HITCHINGS. INC.
NEW PARCEL 10 -PAGE 2
THAT PORTION OF THE SOUTH HALF OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST,
W.M., IN KING COUNTY, WASHINGTON, LYING WITHIN 30 FEET ON EACH SIDE OF THE
FOLLOWING DESCRIBED CENTERLINE:
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SECTION 13, WITH THE
NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO THE
NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF PLATS,
PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH 88 0 15'00" WEST
ALONG SAID NORTH LINE 1,626.50 FEET TO THE TRUE POINT OF BEGINNING; THENCE
NORTH 1°45'00" EAST 225.00 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS
OF 853.34 FEET, A DISTANCE OF 209.55 FEET; THENCE NORTH 12°19'12" WEST 325.81
FEET; THENCE ON A CURVE.TO THE LEFT HAVING A RADIUS OF 600.00 FEET A DISTANCE
OF 803.66 FEET TO A POINT OF COMPOUND CURVE; THENCE ON A CURVE HAVING A RADIUS
OF 2,745.00 FEET A DISTANCE OF ',916.19 FEET TO THE TERMINUS OF SAID
CENTERLINE.
o
f$1I,;.t~"':1:::::.---_
41' ',\" L,' it} .. ,:' r ..; oJ" • ;.l,~~-;;;O: ': .:.~.~.. FIRST CITY DEVELOPMENTS
:lr (-n . r:.\. REV. MAY 4, 1988 ~~'t-....... '-'-j-.~ ARTHUR L. HITCHINGS
.~: {/ ...... ,.} BRH JOB NO. 86114.04
l~·~ Q .,,' 0' SURV 20A ,.. (:." r':"(~ / -':.' • . . •.. " "~ T~.· ........ \'" .'
/ ~ "~'" ....... ____ ""f' .~ ~ ·c,,4::r • ~"l ~ .,~ "'---" ." ....... ~ .. , . .:-~ ..• : ..
CORP.
( , BUSt-I. .::JED & HITCHINGS. INC.
REMAINDER
THAT PORTION OF THE SOUTH HALF OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST,
WILLAMETTE MERIDIAN; AND
THAT PORTION OF JUNCTION ADDITION TO THE CITY OF SEATTLE, AS PER PLAT RECORDED
IN VOLUME 12 OF PLATS, PAGE 75, RECORDS OF' KING COUNTY;
TOGETHER WITH VACATED STREETS ADJOINING WHICH WOULD ATTACH TO SAID PREMISES BY
OPERATION OF LAW;.
AND OF CHARLES BROWNELL'S DONATION CLAIM NO. 41 AND OF THAT PORTION OF TRACTS
25 AND 26, RENTON SHORELANDS 2ND SUPPLEMENTAL, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTH QUARTER CORNER OF SAID SECTION 13; THENCE NORTH
00° 58' 28" EAST ALONG THE NORTH-SOUTH CENTERLINE THEREOF 884.84 FEET TO THE
SOUTHEAST CORNER OF TRACT 26, RENTON SHORELANDS SECOND SUPPLEMENTAL HAPS 1958
AND THE TRUE POINT OF BEGINNING; THENCE SOUTH 72°37'52" WEST 382.60 FEET TO AN
ANGLE POINT IN THE SOUTH LINE OF SAID TRACT 26; THENCE NORTH 70°54'02" WEST
354.53 FEET TO AN ANGLE ·POINT IN THE SOUTH LINE OF SAID TRACT 26; THENCE SOUTH
73° 56' 01" WEST 130.08 FEET TO AN ANGLE POINT IN THE SOUTH LINE OF SAID TRACT
26; THENCE SOUTH 41°16'07" WEST ALONG THE SOUTH LINE OF SAID TRACT 26 A
DISTANCE OF 316.18 FEET TO A POINT ON THE NORTH BOUNDARY OF A TRACT OF LAND
DEEDED TO KING COUNTY AND DESCRIBED UNDER KING ·COUNTY RECORDING NUMBER
6607786, SAID POINT BEING'ON A CURVE HAVING A RADIUS OF 627.46 FEET, THE
RADIUS POINT OF WHICH BEARS SOUTH 39°41' 39" WEST; THENCE WESTERLY ALONG SAID
CURVE AND NORTH BOUNDARY 373.11 FEET; THENCE NORTH 1°24'04" 'EAST 381.39 FEET;
THENCE SOUTH 78°41 '24" EAST 117.64 FEET; THENCE ON A CURVE TO THE RIGHT HAVING
A RADIUS OF 195.01 FEET A DISTANCE OF 267.83 FEET; THENCE NORTH 68°06'46" EAST
375.53 FEET; THENCE NORTH 12°16'00" WEST 97.35 FEET; THENCE NORTH 60°16'00"
EAST 67.00 FEET; THENCE SOUTH 74 °44' 00" EAST 84.85 FEET; THENCE NORTH
35'29'30" EAST 143.18 FEET; THENCE NORTH 82°15'00" EAST 92.99 FEET; THENCE
SOUTH 81°11'35" EAST 193.00 FEET; THENCE NORTH 31°32'22" EAST 71.06 FEET;
THENCE NORTH 82°15' 00" EAST 67.68 FEET TO A POINT ON A CURVE HAVING A RADIUS
OF 160.00 FEET, THE RADIUS POINT OF WHICH BEARS NORTH 86°34'52" EAST; THENCE
SOUTHEASTERLY ALONG SAID CURVE 197.73 FEET TO A POINT OF COMPOUND CURVE;
THENCE ON A CURVE HAVING A RADIUS OF 230.00 FEET A DISTANCE OF 111.56 FEET;
THENCE NORTH 77°59'00" EAST 133.03 FEET; THENCE SOUTH 12°01'00" EAST 40.75
FEET; THENCE NORTH 80°04'48" EAST 232.00 FEET; THENCE SOUTH 42°06'08" EAST
215.00 FEET; THENCE SOUTH 31°14'05" WEST 358.99 FEET; THENCE SOUTH 47°09' 50"
EAST 71.33 FEET; THENCE EAST 114.27 FEET; THENCE SOUTH 68.91 FEET TO THE
SOUTHERLY LINE OF SAID TRACTS 25 AND 26; THENCE NORTH 88°15' 00" WEST ALONG
SAID SOUTHERLY LINE 180.64 FEET; THENCE NORTH 33°07'25" WEST ALONG'SAID
SOUTHERLY LINE 154.51 FEET; THENCE NORTH 27°21 '32" EAST ALONG SAID SOUTHERLY
LINE 387.32 FEET; THENCE NORTH 83°17'25" WEST ALONG SAID SOUTHERLY LINE 171.17
FEET; THENCE SOUTH 46'22'22" WEST ALONG SAID SOUTHERLY LINE 324.66 FEET;
THENCE SOUTH 72°37'52" WEST ALONG SAID SOUTHERLY LINE 76.33 FEET TO THE TRUE
POINT OF BEGINNING.
SITUATE IN THE
•
CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
/"::.;"~.;:::',::':-, /-n 7d-v A~ ~770"<"l_O/I/
,I ",_,' ... __ ', . t-v I P,," 'j-. // / /&V' C#::I
J<>, ,:-~" . .' :;. 'l:;t.!,../'1n RST CITY DEVELOPMENTS CORP •
;'! '~ 'fl'.;'II UV. HAY 18,1988
• ~ .. /J. ~,) ARTHUR L. HITCHINGS
. . \ "~:.f i BRH JOB NO. 86114.04
,. ':\ .. ' -·,,(.//.~URV. 20A
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~ 40'
/' Evergreen Hedge, after 5·7 years
30' A 6 ft. fence w/slals. ~~~ Deciduous Tree. after 5-7 years
see exhibits lor
SECTION
l parking 101 ~
& curb
Bark Mulch ===:;f
6 II, fence \V/slals-t;:;:;4.~'"
see exhibits for
locatIons
; " Conifer Treo, after 5-7 years
~
7' f helghl 01 shrubs, conller, & decIduous lree al time 01 planllng (shaded)
Bulomatlc irrIgation
lop 01 slope (varIes)
~y~ ) :jr,:l'j' . /~ exlsllng plantings 5' 10 40' 1ab
~ pond area
r--LARGE DECIDUOUS TREE' --' Ii> Red Alder (Alnus rubra) I Mountain Ash (Sorbus aucuparla)
12' 10 15'In heIght @ :!:20' o.c, II> LombardO Poplar (Populus nigra U.nC8')
spread of shrub, conifer. &
o VIne Mapl. (Acer clrclnalum)
o BIg Leal Mapl. (Acer macmphyftum) . .. y aeclduous tree at time of planting ~~rA>~-CONIFER TREE --e Grand FIr (Ables grandl.)
. -6' to B'tn heIght @ "'12' D.C. ., Douglas FIr (Pseudotsug. menzlesO)
spread of shrub, conifer I &
deciduous 'rea after 5-7 years
e Western Red Cedar (Thu)a pUcata)
curb nne EVERGREEN HEDGE --.• EngDsh Laurel (Prunus laurocerasus)
24" 10 30" In helghl @ :!:S' o.c, 0 Strawberry Madron. (Arbutus unedo)
automatic Irrigation I~:;:;~~
40' LIneal Section
Iyplcal
PLAN VIEW
underslory of hydroseed
eros~on control grasses
TRACTS A & B
e wax Myrtle (MyrIca cafilornlca)
Dt::lIlUOe e Arst CIty Washington, Inc.
BLACKRIVER CORPORATE PARK
Phase VII & VIII LANDSCAPE AREAS PLAN
NweS041/NW89017 10-4-91
RevIsed 10-31-91 EXHIBIT H
TRACT. A & B·
V /l I'.."\J . CORPORATE PARK
CONSTRUCTION SEASON LIMITS ZONE
~ II BLACI<RIVER
" ~1,,"00(, "~l>C'f.l(>oO ~t~ . ;~:~~~;,""~""~ WU ~ o(
~
CONSTRUCTION SEASON ZONE
1!rm;Ju
EXHIBIT I
10-31-91
. . .
EXHIBIT J
TMP--PROCESS, GOALS AND IMPLEMENTATION MEASURES
1. Process. In order to reduce peak hour traffic from the
Revised Project proposed for Tracts A and B of the Blackriver
Corporate Park, First City shall prepare and implement a
Transportation Management Program (TMP). First City shall submit
the TMP to the City's Development Services Division (DSD) at the
time of building permit application(s) for the building(s) in the
Revised Project. The DSD shall approve the TMP by the time
occupancy permits are sought by First City for any of the
buildings. DSD's approval ·of the TMP shall be in accordance with
the goal and implementation measures set forth below, and DSD shall
not impose additional goals or implementation measures beyond those
set forth herein. In its evaluation of how the TMP meets the
standards set forth herein the DSD may consult with Metro's
Transportation Section.
2. ~. The goal of the TMP is to reduce employee single-
occupant vehicle (SOV) trips made for home-work commuting purposes
by 10 percent from the d·efault values that can be calculated using
trip generation methods described for general office buildings in
Trip Generation '(Institute of Transportation Engineers, 4th
Edition, Land use category 710i see also adjustment procedures
described on page 8).
3. ImplementatioD Measures.
The TMP shall contain the following Implementation Measures:
a. Agreement to appoint a Transportation Coordinator to
promote and coordinate the use of public transportation and high
occupancy vehicles (HOVs).
b. Agreement to display site-appropriate transit and
ride sharing information in prominent public locations.
c. Agreement to implement a program to provide a free
one-month transit pass at the time of each new tenant occupancy in
the building(s) to all new employees who desire such a transit
pass. The passes should be for a maximum requirement of peak hour,
two zones.
d. Agreement to implement a parking management program
which provides free preferential parking to high occupancy
vehicles.
e. Agreement to request tenants to promote an
alternative work hour program in order to reduce peak hour trips.
4. Monitoring. In order to evaluate the effectiveness of
the TMP, the applicant shall develop a monitoring program which
will be submitted and approved as part of the TMP. The monitoring
program shall include measures such as traffic counts and/or
employee surveys to determine whether the ten percent (10%) SOY
reduction goal set forth above is being met. The monitoring shall
be conducted two years after the date of building occupancy, or
after the building reaches 90% occupancy, whichever comes later,
and shall be submitted to the DSD for review.
5. Additional Measures. In the event that the targeted ten
percent (10%) SOY reduction goal set forth above is not achieved by
such time that the monitoring program is conducted, additional
incentives for HOV participation shall be implemented (e.g.
establishment of a vanpool program, subsidy of vanpool vehicle
leases from Metro Transit, a guaranteed ride home program for
registered vanpool users). The effectiveness of these measures
shall be monitored at the end of one year and if these measures are
not increasing the HOV participation they shall be modified to
increase their effectiveness. If, at the end of one additional
year, these measures still have not increased HOV participation,
they shall be discontinued. If tr.~ monitoring shows that these
measures are increasing HOV participation, they shall be continued
so long as they are increasing HOV participation, until the SOy
reduction goal set forth above is achieved.
FC17S0J~J022JJ!LJ(
· I
2
3
4
S .
6
7
8
9
10
II
. 12
l3
14
15
16
17
EXHIBIT K
BEFORE THE HEARING EXAMINER
OF THE CITY OF RENTON
FIRST CITY WASHINGTON, INC.
Appellant,
and
SEATTLE AUDUBON SOCIETY,
RAINIER AUDUBON SOCIETY,
CITIZENS FOR RENTON'S
WILDLANDS PRESERVATION,
SIERRA CLUB CASCADE CHAPTER
Appellants,
v.
CITY OF RENTON
Respondent.
)
)
) HEARING EXAMINER NO.
)
)
). STIPULATION, AND ORDER OF
) DISMISSAL
)
)
)
)
)
)
)
)
)
)
)
)
)
-----------------------)
WHEREAS the SEATTLE AUDUBON SOCIETY/RAINIER AUDUBON
18 SOCIETY, CITIZENS FOR RENTON WILDLANDS PRESERVATION, and SIERRA
19 CLUB CASCADE CHAPTER (collectively the "citizen Appellants"),
20 FIRST CITY WASHINGTON, INC. ("First City"), and Respondent city
21 of Renton, each believe respectively that they are entitled to a
22 decision in their favor upon the merits, but at the same time
23 having given due consideration to the unavoidable delays and
24 hazards of the appeals before the Hearing Examiner, the expenses
25 connected thereto, and the best interest of all the parties, and
26 recognizing the desirability that the above-captioned appeal be
27 terminated without further litigation or expense to Appellants
28
STIPULATION AND ORDER -1 BUCK &. GOROON
902 Wacertront Place. 1011 Western Avenue
Se.tt1e, W .. hinrton 98104·1097
(206) 382·9540
2
and Respondent; and
3
WHEREAS the parties have agreed to a Memorandum Agreement
4
settling these appeals which has been attached to this
5
Stipulation and which contains the environmental mitigation and
6
other conditions applicable to the proposed development of the
7
subject site.
8
NOW THEREFORE the parties hereby move the Hearing Examiner
9
for an Order dismissing this action and remanding the matter to
10
the City of Renton's Administration for processing of·a site plan
II
for approval in accordance with the terms of the Memorandum
12
Agreement.
13
DATED this ____ day of ______________________ , 1991.
14
FIRST CITY WASHINGTON, INC.
15
16 By
17 Its
18
By
19
Its
20
CITY OF RENTON
21
22 By
23 Its
24 SEATTLE AUDUBON SOCIETY and RAINIER
AUDUBON SOCIETY
25
26 By ______________ _
27
28
STIPULATION AND ORDER - 2
BUCK &. GORDON
902 Wacerfronc Place. 1011 Western Avenue
Seactle, Washington 98104·1097
(l06) 382·9140
o·
2
CITIZENS FOR RENTON WILDLANDS
3 PRESERVATION
'" s
6
By __________________ ~ ____ __
SIERRA CLUB CASCADE CHAPTER
7 By
8 ORDER
9 THIS MATTER having been considered on the attached
10 Stipulation of the parties;
11 IT IS HEREBY ORDERED that this matter be remanded to the
12 City of Rento'n for processing of a site plan approval in
13 accordance with the.terms of the Memorandum Agreement.
14 AND IT IS FURTHER ORDERED that this action be dismissed
15 without cost to any·party.
16 DONE at Renton, Washington this _ day of _______ _
17 1991.
18 RENTON HEARING EXAMINER
19
20
21
22
23
25
26
27
28
STIPULATION AND ORDER - 3
BUCK &. GORDON
902 W.remoor Place. 10]1 Wesrll!m Avenue
Seattle, W.IMineron 98104-1097
(106) J81·9140
..
2
Presented by:
3
5 Lawrence Warren
Attorney for Respondent
6
Approved as to Formi Notice
7 of Presentation waived:
8
9
Amy L. Kosterlitz
10 Attorney for Appellant First City Washington
11
12
Susan Krom
13 Appellant Citizens for Renton's
Wildlands Preservation and Sierra
14 Club Cascade Chapter
15
16
Gerry Adams
17 Appellant Seattle and Rainier
Audubon Societies
18
19 fC17S0/IEXHIBrr.AlJ(
20
21
22
23
25
26
27
28
STIPULATION AND ORDER - 4
BUCK &. GORDON
902 Watrionc Place. 1011 Westftn Avenue
Searde, Washington 981004·1091
(206) 382·95<40
EXHIBIT L
PRESS RELEASE
Today the city of Renton, representatives of citizens for
Renton's Wildlands Preservation, the Seattle and Rainier Audubon
Societies, the Cascade Chapter of the Sierra Club, and First city
Washington, Inc. announced that they have settled their disputes
surrounding the office development proposed for the Blackriver
Corporate Park area. Accordingly, the Parties have dismissed
their appeals before the city of Renton Hearing Examiner.
As part of the Agreement, the City will use monies from the
Municipality of Metropolitan Seattle (Metro) targeted for open
space and wetlands acquisition, and from King County's Open Space
program, in addition to City funds, to purchase from First City
approximately 36 acres of riparian forest, wetlands and wildlife
habitat in the vicinity of the proposed development. When added
to the land already dedicated for the Blackriver riparian forest
and wetlands, this makes for a total of approximately 74 acres of
open space and wildlife habitat, one of the largest "urban
preserves" in the area.
The parties have also agreed to several new environmental
mitigation measures for the project which are calculated to
protect wildlife habitat, and in particular the Great Blue Herons
that have historically nested in the vicinity of the site.
Earl Clymer, City of Renton mayor, said: "This agreement
represents a win-win scenario for all parties involved. It will
allow the City to proceed with its longstanding goal of
preservation of additional portions of the Blackriver riparian
forest, wetlands and wildlife habitat, as well as to resolve
these disputes. The citizens groups involved in this agreement
as well as the property owner are both to be given a lot of
credit for making this happen."
Susan Krom, spokeswoman for Citizens for Renton's wildlands
Preservation, said "We have worked long and hard to ensure that
there would be adequate protection for the important wildlife
habitat in the Blackriver riparian forest area and we are
delighted to have been able to reach our goaL" Gerry Adams
concurred on behalf of the Seattle Audubon Society.
Ken Bellamy, spokesman for First City Washington said: "We
are pleased to be able to resolve this dispute on a basis that is
protective of the environment and yet allows reasonable
development of the site. First City has worked hard to protect
the sensitive features of this site."
FC17S0)~)028).tLJ(
EXHIBIT M
ELEMENTS OF WETLANDS MITIGATION PLAN
1. Mitigation Plan Goals
a. Compensate for placement of fill material in 0.14 acres
of wetlands, comprised of three small isolated wetlands located
on Tracts A and B.
b. Compensation is to be achieved by creating 0.21 acres
of new wetlands on Tract B (a replacement ratio of 1.5 to I, as
recommended by Ecology) contiguous with a wetland which is a
remnant of the old Blackriver Channel (the "Wetland"), which
Wetland is to be preserved.
c. The new wetland will enlarge the Wetland and improve
the structural and vegetative diversity in that wetland.
d. The wetland mitigation plan will maintain an adequate
water supply to the Wetland and allow establishment of the new
wetland.
e. The wetland mitigation will comply with the requirement
for an average 50 foot buffer with a minimum of 25 feet.
2. Wetlands Mitigation Plan Elements
The following elements will be included in the wetlands
mitigation plan:
a) Baseline information
b) Environmental Goals (above)
c) Work Plan
d) Performance Standards
e) Monitoring Program
f) contingency Plan
g) Performance Bond
FC1750IVlI029I.tLJC
November 20, 1991
BDIBIT II
REAL ESTATE PURCHASE AND SALE AGREEMENT
1!oR-'~ Po~ION OF ~~ i" ,_
THIS REAL ESTATE PURCHASE AND SALE AGREEMENT (the "Purchase
Agreement") is between FIRST CITY WASHINGTON, INC., a Washington
corporation ("Seller") and the CITY OF RENTON, a municipal
corporation ("Purchaser"), and is made for the purpose of
purchase and sale of the following described real property.
In consideration of the covenants and agreements hereinafter
made, the parties agree as follows:
1. Relationship to Memorandum Agreement. The purchase and
sale described herein is an element of that certain Memorandum of
Agreement Regarding Blackriver Corporate Park Tracts A, Band C
dated November 20, 1991 (the "Memorandum Agreement") between the
parties hereto (the "Parties") and other parties. It is the
intent of the Parties that this Purchase Agreement shall
implement in part the terms of the Memorandum Agreement. In the
event of any inconsistency between the terms and provisions of
this Purchase Agreement and the Memorandum Agreement, the terms
and provisions of the Memorandum Agreement shall govern. This
Purchase Agreement shall become effective upon the date of
execution of this Purchase Agreement and the Memorandum Agreement
by all the parties thereto. In no event shall this Purchase
Agreement become effective absent acceptance and execution of the
Memorandum Agreement by all parties thereto.
- 1 -
November 20, 1991
2. pescription of Property. Purchaser agrees to purchase
from Seller, and Seller agrees to sell unto Purchaser, a portion
of the real property commonly known as Tract A of Blackriver
Corporate Park, in King County, Washington, and referred to in
this Purchase Agreement as the "City Tract A Property," depicted
in Attachment A1 and legally described in Attachment B1, both
attached hereto and incorporated herein. First City reserves a
ten foot easement over a portion of the City Tract A Property for
installation and maintenance of landscaping, which easement area
is depicted on Attachment A2 and legally described in Attachment
B2.
Purchaser hereby authorizes the insertion over its signature
of the correct legal description of the above designated property
if unavailable at the time of signing, or to correct the legal
description previously entered if erroneous or incomplete.
3. Purchase Price. The purchase price is One Million Four
Hundred Sixty-one Thousand Six Hundred and NO/100 Dollars
($1,461,600.00), payable as follows:
3 .l·~ The amount of One Million Two Hundred Ninety-four
Thousand Two Hundred Seventy-two and No/100 Dollars
)
($1,294,272.00) in·Jcash to be paid at time of closing.
3.2~ The amount of One Hundred Sixty-seven Thousand
Three Hundred Twenty-eight and No/100 Dollars ($167,328.00) by
Purchaser executing a promissory note (in the form attached as
Attachment C) secured by a Deed of Trust (in the form as attached
- 2 -
November 20, 1991
s Attachment D) on the city Tract A Property and providing for
quarterly interest payments at the rate of eleven percent (11')
per annum in the amount of Four Thousand Six Hundred One and
52/100 Dollars ($4,601.52). The principal balance shall bear
interest from date of closing. The first payment shall be due
three months from date of closing. -The note shall be due and
payable in full one year after the date of closing, and may be
prepaid at any time without penalty.
3.3 As additional consideration for the sale, Purchaser
shall at closing:
(a) Reimburse Seller in cash for Seller's costs as of
the date of this Agreement occasioned by Purchaser's depositing
contaminated and potentially contaminated soils on Tracts A and
B, which Tracts A and B are legally described in Attachments E
and F hereto, and incorporated herein, in the amount of One
Hundred Thirteen Thousand Dollars ($113,000);
(b) pay directly or reimburse Seller for the costs of
surveying the boundary and landscape easement of the city Tract A
Property, and preparing the legal descriptions therefor; and
(c) Provide evidence reasonably satisfactory to Seller
of a completed lot boundary adjustment between City Tract A
Property and the remaining portion of Tract A not being purchased
hereunder;
(d) Assume Seller's obligations regarding LID No. 332
as segregated pursuant to City of Renton Resolution 2809, and as
- 3 -
November 20, 1991
further allocated on a per square foot basis to the City Tract A
Property, the principal balance in the approximate amount of One
Hundred seventy Thousand Dollars ($170,000.00), the final figure
to be determined as of the date of closing, and provide
documentation reasonably satisfactory to Seller confirming the
City's assumption and/or any required LID segregation.
(e) Execute an indemnification in the form attached
hereto as Attachment G, indemnifying Seller with regard to the
remaining portion of Tract A not being purchased hereunder, and
with regard to Tract B. (The indemnity covering the City Tract A
Property appears in Section 11 below.)
4. Title. Title to the City Tract A Property shall be
free of encumbrances or defects except LID No. 332, which shall
be assumed by Purchaser at closing, the landscape easement
legally described in Attachment B2 to be recorded at closing, a
Memorandum of the Memorandum Agreement and other encumbrances,
restrictions and reservations of record approved by Purchaser as
provided below. Seller agrees to furnish to Purchaser a standard
coverage Owner's Policy of Title Insurance, such policy to be
effective on the date of closing and such policy to be issued by
Transamerica Title Insurance company. As soon as reasonably
possible following the opening of escrow, but not later than ten
(10) days following the last party's execution of this Agreement,
Seller shall furnish to Purchaser a Preliminary Commitment (the
"Commitment") on the City Tract A Property, together with copies
- 4 -
November 20, 1991
of any exceptions set forth in the Commitment. Purchaser shall
have ten (10) days from receipt of the Commitment within which to
notify Seller in writing of Purchaser's objection to any
exception shown in the Commitment; provided, however, that rights
reserved in Federal Patents or State Deeds, building or use
restrictions general to the district, existing easements not
inconsistent with the intended use of the restricted 'parcels, and
building or zoning regulations or provisions shall not be deemed
exceptions. Seller shall have thirty (30) days from the date of
receipt of Purchaser's objections to determine whether or not to
cure such objections. If Seller declines to cure any of the
exceptions objected to, Purchaser may either (i) elect to declare
this Purchase Agreement void, or (ii) consummate the'transaction
in the same manner as if there'had been no title objections. In
the event Purchaser does not provide written notice of objections
within the time period provided, Purchaser will be deemed to have
accepted the condition of title as set forth in the commitment.
In the event Seller does not provide written notice to Purchaser
that Seller declines or is unable to cure any of Purchaser's'
objections within the time period provided, Seller will be deemed
to have agreed to cure such objections. Seller shall have until
closing to cure any objections which it has agreed to cure.
Seller and Purchaser shall split any cancellation fee for the
Commitment, such fee not to exceed One Hundred Dollars ,($100.00).
-5-
November 20, 1991
5. Conveyance. Transfer of Seller's interest in the City
Tract A Property shall be by Special warranty Deed subject to the
encumbrances more particularly described in paragraph 4 above,
and also subject to the indemnification and release more
particularly set forth in paragraph 11 below.
6. Prorations. Taxes and the annual assessment for LID
No. 332 for the current year shall be prorated as of the date of
closing. Purchaser shall assume and be obligated to pay the
balance remaining on the allocated portion of LID No.332, as
provided in section 3.3.
7. . Condition to Closing. The obligations of the Seller
under this Purchase Agreement are conditioned upon Seller's
receipt of a site plan approval and shoreline permit for the
remaining portion of Tract A and Tract B, on terms and conditions
reasonably acceptable to Seller, in conformance with the
Mitigation Conditions and other provisions of the Memorandum
Agreement, all as more particularly set forth in the Memorandum
Agreement, including appropriate density credits, landscaping,
yard and setback waivers. This condition may be waived by Seller
in its sole discretion and any such waiver shall be in writing.
8. Closing. This purchase shall be closed in the Seattle
office of Transamerica Title Insurance Company (the "Closing
Agent"), within 30 days after satisfaction or waiver of the
condition specified in section 7 above, but in any event not
later than two years from date of this Purchase Agreement, which
- 6 -
November 20,. 1991
shall be the termination date. The parties will deposit in
escrow with the Closing Agent all instruments and moneys
necessary to complete this purchase in accordance with this
Purchase Agreement. The premium for the standard coverage
Owner's Policy of Title Insurance shall be paid by Seller. The
escrow fee shall be paid one-half (1/2) each by the Parties.
Purchaser shall pay recording fees and all costs and expenses
normally attributable to the Purchaser. As this sale is to a
municipal corporation, no real estate excise taY shall be
assessed.
9. Possession. Seller shall deliver possession of the
City Tract A Property to Purchaser on date of closing.
10. condition of Property. The Purchaser has inspected the
city Tract A property and agrees to accept the City Tract A
Property in its present condition. The Parties acknowledge that,
as more particularly set forth in the Memorandum Agreement, a
portion of the City Tract A property is contaminated with
hazardous substances. Purchaser agrees to accept the City Tract
A Property "As Is", notwithstanding the presence of hazardous
substances, and agrees to assume as between the Parties all
costs, liability and risks which may arise to either Party from
said hazardous SUbstances; Purchaser agrees and acknowledges
that Seller makes no representations or warranties with respect
to the physicai condition of the City Tract A Property, and that
- 7 -
November 20, 1991
the city Tract A Property is subject to the indemnity and release
set forth below.
11. Indemnity and Release. Purchaser agrees to release
Seller from and to indemnify, defend and hold Seller harmless
from and against any and all claims, causes of action, demands,
losses, liabilities, costs, damages and expenses (including,
without limitation, attorneys' and consultants' fees, but without
waiver of the duty to hold harmless) arising from or out of the
entry of Purchaser, including the past entry of the Purchaser,
its employees, contractors or agents onto the city Tract A
Property or the placing of dredge spoils, excavated soils and
fill material thereon by Purchaser, its employees, contractors or
agents (such entry and activities hereinafter "Purchaser's
Filling"), including but not limited to costs of investigation
and remediation of soils or groundwater contamination caused by
Purchaser's Filling, negotiating with agencies, and defense of
lawsuits occasioned by Purchaser's Filling brought by agencies or
third parties, and payment of fines and penalties occasioned by
Purchaser's Filling, and will pay all Seller's costs and
expenses, including attorneys' fees, incurred in enforcing this
duty to release, indemnify, defend and hold harmless. The
indemnity set forth in this paragraph shall survive closing.
12. pefault. If either Party defaults in its contractual
performance herein, the non-defaulting Party may seek specific
performance (or mandamus) pursuant to the terms of this
- 8 -
November 20, 1991
Agreement, damages, rescission or injunction. Purchaser is
purchasing the city Tract A Property-in its proprietary capacity
and ,not its governmental capacity and therefore, sovereign
immunity does not apply to the enforcement of this Purchase
Agreement or the Memorandum Agreement. The non-defaulting party
shall be entitled to recover its costs and attorney's fees in the
event counsel is retained as a result of such default. A default
under the terms of this Purchase Agreement shall be deemed a
default under the terms of the Memorandum Agreement, and in such
event the non-defaulting Party shall be entitled to all remedies
provided by the Memorandum Agreement in addition to the remedies
provided hereunder.
13. Miscellaneous. There are no verbal or other agreements
which modify or affect this Purchase Agreement, other than the
Memorandum Agreement. Time is of the essence of this Purchase
Agreement. Purchaser has not consulted with, nor discovered the
City Tract A Property through the use of a realtor or other agent'
and there are no finders fees or commissions due upon this
transaction. Facsimile transmission of any signed original
document, and retransmission of any signed facsimile
transmission, shall be the same as transmission of an original.
At the request of either Party, or the Closing Agent" the Parties
will confirm facsimile transmitted signatures by signing an
original document. Notices given under this Purchase Agreement
shall be in writing and shall be delivered personally with
written receipt therefor sent via-facsimile transmission or sent
- 9 -
November 20, 1991
by certified mail, return receipt requested, to the following
addresses:
Seller: Dean Erickson
First City Washington, Inc.
700 Fifth Avenue, suite 6000
Seattle, WA 98104
with copy to: Amy L. Kosterlitz
Buck , Gordon
1011 Western Avenue, suite 902
Seattle, WA 98104
Purchaser: Mayor, City of Renton
200 Mill Avenue South
Renton, WA 98055
with copy to: Lawrence Warren
city Attorney
100 South Second Street
Post Office Box 626
Renton, WA 98057
14. Residency of Seller. Seller warrants to Escrow Agent
that if Seller is an individual, Seller is not a non-resident
alien for purposes of u.S. income taxation or if Seller is a
corporatiQn, partnership, trust, or estate, Seller is not a
foreign corporation, foreign partnership, foreign trust or
foreign estate.
15. Assignment. This Purchase Agreement is not assignable
by Purchaser or Seller without the express written consent of the
other party to this Agreement, which consent will not be
unreasonably withheld.
16. Goyerning Law. This Purchase Agreement shall be
construed and interpreted under and shall be governed and
-10 -
November 20, 1991
enforced in all respects according to the laws of the state of
Washinqton.
17. Oral Agreements and Representations. There are no oral
or other aqreements, including but not limited to any
representations or warranties, which modify or affect this
Purchase Agreement. Seller shall not be bound by, nor liable
for, any warranties or other representations made by any other
person, partnership, corporation or other entity unless such
representations are set forth in a written instrument duly
executed by Seller.
18. Enforcement. Either Party's failure to insist upon or
enforce strict performance by the other Party of any provision of
this Purchase Agreement or to exercise any right under this
Purchase Aqreement shall not be construed as a waiver or
relinquishment to any extent of such Party's right to assert or
rely upon any such provision in any other instance, which
provision shall remain in full force and effect.
19. Binding Nature. All rights and obligations arising out
of this Purchase Agreement shall inure to the benefit of and be
binding upon the respective successors, heirs, assigns, tenants,
administrators, executors, and marital communities, if any, of
the Parties to this Purchase Agreement. This Purchase Agreement
shall not bi'nd either Party unless it has been properly
authorized, executed and delivered by Purchaser and Seller.
-11 -
November 20, 1991
20. captions. The captions and section headings of this
Purchase Agreement are inserted for convenience only and shall
not be deemed to limit or expand the meaning of any section.
21. Inyalidity. If any provision of this Purchase
Agreement shall be held invalid, void, or illegal, it shall in no
way effect, impair or invalidate any of the other provisions of
this Purchase Agreement.
22. warranty and Representation of Authority. Seller and
Purchaser each represent to the other that the person or persons
signing this Purchase Agreement have authority to execute the
same and to bind the Parties to this Purchase Agreementi and that
it has obtained all consents, permissions, and approvals related
to entry into this Purchase Agreement, its obligations under this
Purchase Agreement or under any covenant, agreement, encumbrance,
law, or regulation applicable to the Parties to this Purchase
Agreement.
23. Counterparts. This Purchase Agreement may be executed
in counterparts, which shall include signatures forwarded by
telecopy which shall be treated as originals for all purposes.
All executed counterparts shall constitute one agreement, binding
on all of the Parties, notwithstanding that all the Parties have
not signed the original or the same counterpart. Any such
counterpart shall be admissible into evidence as an original
against the person who executed that counterpart.
-12 -
SELLER:
FIRS'l' CI'l'Y WASHINGTON, INC.,
a Washin on corporation
/?
BY:-I.'.N.J.~~dC.~~~b-
'-"
Its: DEAN R. ERICKSON
ViC£ PRESJDENt
November 20, 1991
PQRCHASER:
'!'HE CI'l'Y OF RENTON, a
mun al corporation
AS TO FORM:
A'1"l'ES'l':
-13 -
A1
A2
B1
B2
c
D
E
F
G
Fc\7SOIIANII20I.1lIk
November 20, 1991
ATTACHMENTS
Graphic depiction of the City Tract A
Graphic depiction of Landscape Easement Area
Legal description of City Tract A
Legal description of Landscape Easement Area
Form of promissory note
Form of Deed of Trust
Legal description of Tract A (prior to City
purchase
Legal description of Tract B
Indemnification for remainder of Tract A and Tract
B
-14 -
I
I
l
ATTACHMENT A-I
TO EXHIBIT N
CITY TRACT A PROPERTY
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CITY
PARCEL
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~SOUTH LINE or SECTION 13
BUSH, ROED & HITCHINGS. INC.
CML EHOINURS a LAND 8\JRWYoM
KAf"1\.E. ,...,SGION tH-tM4
JOB 91400 11-6-1991 Nv1
POINT OF BEGINNING
(R£ .... AINING PARCEL)
~
.....
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<{
.60=13'50'35' 0:
R: 1003.00 .....
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.6.:11'5 .. '29'
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Lll'O.OO
ATTACHMENT B-1
TO EXHIBIT N
BUSH. ROED & HITCHINGS, INC.
LEGAL DESCRIPTION -CITY TRACT A PROPERTY
THAT PORTION OF THE SOUTHWEST' QUARTER OF SECTION 13, !'C)WNSHIP 23
NORTH, RANGE 4 EAST, W.H., KING COUNTY, WASHINGTON, DESCRIBED AS
FOLLOWS:
BEGINNING AT THE HOST WESTERLY CORNER OF 'l'RACT A, PLAT OF WASH-
INGTON TECHNICAL CENTER AS RECORDED IN VOLOME 122 OF PLATS, PAGES
98 TO 102, RECORDS OF EING COUNTY, WASHINGTON, SAID WESTERLY
CORNER BEING 1.'1' 'tHE INTERSECTION OF 'tHE SOtJ'l'BWESTERLY LINE OF
SAID "TRACT A" WITH A LINE DESIGNATED "PERHANEN'l' EASEKEN'l' BOUND-
ARY" ON U.S. DEPAR'l'HEN'l' OF AGRrCOL'l'URE, SOIL CONSERVATION SERVICE
HAP, SHEET 1 OF 3, ENTITLE "LAND lUGH'l'S WORR ~, P-1CHANNEL,
EAST SIDE GREEN RIVER WPP, CITY OF RENTON, laNG CODNTY, WASHING-
TON;" THENCE ALONG SAID LINE AND ON A CURVE, THE RADIUS POINT OF
WHICH BEARS NOR1'H 5-24'02" EAST 165.04 P'EE'l' A DISTANCE OF 112.06
FEET TO A POINT OF REVERSE CURVE, THE RADIUS POINT OF WHIaI BEARS
&;)0'l'H 44-18'11· WEST 172.96 P'EE'l'; mBNCE ALONG SAID REVERSE CURVE
AND SAID LINE 133.74 FEET; THENCE WBST ALONG SAID LINE 367.02
FEET TO A LINE WHICH BEARs NORTH FROK A POINT ON THE SOO'l'H LINE
OF SAID SECTION 13 WHICH IS 1,271.76 FEET EAST OF THE SOtJ'l'BWEST
CORNER THEREOF; THENCE SOUTH 133.36 FEET TO THE NORTHEASTERLY
LINE OF OAKESDALE AVENUE; THENCE SOO'l'H 70-46'34" EAST ALONG SAID
NOR'l'HEAS'l'ERLY LINE 13.95 FEET TO THE BBGIHHING OF A TANGENT CURVE
TO THE RIGHT, ALONG SAID' NORTHEASTERLY LINE, HAVING A RADIUS OF
922.73 FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF
5-32'43" AN ARC LENGTH OF 89.305 FEET TO A POINT OF TANGENCY
THEREON; THENCE CONTINUING ALONG SAID NOR'l'HEAS'l'ERLY KARGIN SOUTH
65-13'51" EAST 286.795 FEET TO THE BEGINNING OF A NON-TANGENT
CURVE TO THE LEFT HAVING A RADIUS POINT WHICH BEARS NORTH
5·30'13" WEST A DISTANCE OF 55.00 FEET; THENCE NORTHEASTERLY
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 59°43'39" AN ARC
LENGTH OF 57.33 FEET TO A POINT OF TANGENCY; THENCE NORTH
24°46'09" EAST 15.70 FEET; THENCE NORTH 89°30'04" EAST 214.53
FEET TO THE BEGINNING OF A TANGENT CURVE TO THE LEFT HAVING A
RADIUS OF 1003.00 FEET; ~CE EASTERLY ALONG SAID CURVE THROUGH
A CENTRAL ANGLE OF 13-50'35" AN ARC LENGTH OF 242.33 FEE'l';THENCE
NORTH 29-28'39· WEST 207.28 FEET TO THE NORTHWESTERLY LINE OF
SAID "TRACT A" OF THE PLAT OF WASHINGTON TECHNICAL CENTER; THENCE
SOUTH 60-31'21" WEST ALONG SAID NOR'l'HWES'l'ERLY LINE 86.76 FEET TO
THE BEGINNING OF A TANGENT CURVE TO THB RIGHT THEREON, HAVING A
RADIUS OF 165.04 FEET; THENCB SOUTHWESTERLY AND WESTERLY ALONG
SAID CURVE'THROUGH A CENTRAL ANGLE OF 34-52'41" AN ARC LENGTH OF
100.47 FEET TO THE POINT OF BBGIHNING.
THE ABOVE DESCRIBED PARCEL
ACRES.
162,400 SQUARE FEET OR 3.7282
~~:RST CITY WASHINGTON, INC.
~-. STEVEN A. HITCHINGS; P.L.S.
NOVEHBER 6, 1991 (REVISED)
JOB NO. 91400/SUR 53-B
ATTACH!1ENT B-2
TO EXHIBIT N
BUSH, ROED 6: HITCHINGS, INC.
LEGAL DESCRIPTION -10' WIDE LANDSCAPE EASEMENT
CITY TRACT A PROPERTY
-
THAT PORTION OF THE SOtJ'l'HWEST QUARTER OF SECTION 13, TOWNSHIP 23
NORTH, RANGE 4 EAST, W.M., KING COUNTY, WASHINGTON, LYING WITHIN
10.00 FEET ON THE LEFT SIDE OF THE FOLLOWING DESCRIBED LINE:
BEGINNING AT A POINT ON THE NORTHEASTERLY MARGIN OF OAKESDALE
AVENUE WHICH LIES NORTH 65-13'51" WEST 491.66 FEET FROM THE
INTERSECTION OF SAID MARGIN WITH THE SOO'l'HWESTERLY LINE OF "TRACT
AW OF THE PLAT OF WASHINGTON TECHNICAL CENTER, PER VOLUME 122 OF
PLATS, PAGES 98 TO 102, RECORDS OF KING COUNTY, WASHINGTON;
THENCE NORTHEASTERLY AWNG A NON-TANGENT CURVE TO THE LEFT HAVING
A RADIUS POINT WHICH BEARS NORTH 5-30'13" WEST 55.00 FEET,
THROUGH A CENTRAL ANGLE OF 59-43'39", AN ARC LENGTH OF 57.33 FEET
TO A POINT OF TANGENCY; THENCE NORTH 24-46'09" EAST 15.70 FEET;
THENCE NORTH 89-30'04-EAST 214.53 FEET TO THE BEGINNING OF A
TANGENT CURVE TO THE LEFT HAVING A RADIOS OF 1003.00 FEET; THENCE
EASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 13-50'35-AN
ARC LENGTH OF 242.33 FEET; THENCE NORTH 29-28'39" WEST 207.28
FEET TO THE NORTHWESTERLY LINE OF SAID "TRACT AW OF THE PLAT OF
WASHINGTON TECHNICAL CENTER AND THE TERMINUS OF SAID DESCRIBED
LINE.
FIRST CITY WASHINGTON, INC.
STEVEN A. HITCHINGS, P.L.S.
NOVEMBER 6, 1991
JOB NO. 91400/SUR S3-B
$167,328.00
ATTACBHmIT C TO
BDIBIT II
Jla0KI880ay IIOTB
November ____ , 1991 Renton, Washinqton
FOR VALUE RECEIVED, the undersiqned promises to pay to the
order· of FIRST CITY WASHINGTON, INC., a Washinqton corporation, at
its principal office located in the city of Seattle, Washinqton, or
at such other place as any holder hereof may desiqnate, the sum of
One Hundred Sixty-seven Thousand Three Hundred Twenty-Eiqht and
nO/100s Dollars ($167,328.00) in lawful money of the United States,
toqether with interest thereon from the date hereof until maturity
at the rate of eleven. percent (11.0\) per annum •. After maturity,
or upon default, the rate of interest shall be eiqhteen percent
(18.0\) per annum. Interest in the amount of Four Thousand six
Hundred One and 52/100s ,Dollars ($4,601. 52) shall be payable
quarterly, one such payment of interest to become due three months
after the date of this Promissory Note, on ,
and every three months thereafter, until maturIty. The principal
and accrued and unpaid interest shall be due and payable one year
from the date of this Promissory Note, on ____ ~ ______________ _
If default be made in compliance with any term, covenant or
condition of the instrument securinq this Promissory Note or in the
payment of any installment when due under this Promissory Note,
then, or at any time thereafter, at the option of the leqal holder
of this Promissory Note, the whole of the principal sum then
remaininq unpaid, together with all interest accrued thereon, shall
become immediately due and payable without notice, and the lien
qiven to secure its payment may be foreclosed. Failure to exercise
this option, or any other riqht the holder may, in such event be
entitled to, shall not constitute a waiver of the riqht to exercise
such option or any other riqht in the event of any subsequent
default. If this Promissory Note is placed in the hands of an
attorney for collection or is collected throuqh the Probate Court,
the Bankruptcy Court or throuqh. other leqal proceedinqs, the
undersiqned promises to pay a reasonable attorney's fee, whether or
. not suit is commenced. .
The undersiqned waives demand, protest and notice of demand,
protest and nonpayment.
Notwithstandinqanythinq to the contrary set forth herein, the
undersiqned shall have no personal liability for payment of the
indebtedness evidenced hereby or for performance of the covenants
set forth in this Promissory Note or in the Deed of Trust securinq
payment of this Promissory Note. The holder aqrees not to assert
or claim a deficiency or other personal judqment aqainst the
undersiqned, but rather to look solely to the property encumbered
by the Deed of Trust for payment of any such indebtedness or for
performance of any such covenants. The foregoing shall not be
deemed or construed to be a release of the indebtedness evidenced
hereby to in any way impair, limit or otherwise affect this
Promissory Note or the Deed of Trust, or prevent the holder from
naming the undersigned as a defendant in any action to enforce any
remedy for a default, so long as no personal or deficiency judgment
is sought or entered therein against the undersigned for payment of
the indebtedness or performance of the covenants contained herein.
All of the covenants, provisions and conditions herein
contained are made on behalf of, and shall apply to and bind the
respective successors and assigns of the parties hereto, jointly
and severally.
This Promissory Note may be prepaid, in whole or in part, at
any time prior to maturity, without penalty.
This Promissory Note is secured by a Deed of Trust of even
date in favor of the holder hereof affecting real property in King
County, Washington.
FC\7S0110J1201.ADB
THE CITY OF RENTON, a
municipal corporation
By:
--~------------------Its: ------
ATI'ACHMENl' 0 '1'0 EXHIBIT· N
Transamorma Tltlo InSUranOB Go
Tt'CPUO"",," Corp~~,,~ T A S ... I, .. , ...
FUed lor Record .1 RequOII 01
N.m .................. AIJi¥..L • .JIg.aterllU ..................................... _ ........ ..
Buck & Gordon
Add .................. lDll .. We.aterll. . .Avenue ... SUl.te .. .9.02 ................... ..
Clly .nd BIaIa .. 5eAttle ..... IIA. .... S8l.O.L ........................................... ..
Deed of Trust
·
·
·
·
THIS IrAa NOVlDID '01 acOlOu's Us(,
................ _---..................................... .
(For UII in Ihe 5101. 0/ WOIhin,'on O.Iy)
THIS DEED OF TRUST. m.do Ihis .................. day 01 ...................................................... 19.~L ..... belwoen
:rn;; .. \;~:rf ... Qr. ... ~.I ... A .. m\\n~s;.\P.i\~ .. !l9.fP.9~~.U.9.n ................................................................ GRANTOR •
.. h ... odd .... 1 •... ~.Q.Q .. !'!AU .. l\~".J:\~~ .. I/!?~~h .... ~.\!n~n.f .. 1!!!!I!Il.i.J:\\l~gn ..... p.~g.~~ ............................................ .
TRANSAMERICA TITLE INSURANCE COMPANY. a corpor.tion. TRUSTEE. who .. addr ... i.
1200 Sixth Avenue. Seattle, Washington, and . .F.IIIS'l: .. CIT.i. .. WASI!ING'l'OO ... IIC .... I1 .................. ..
WIl.hln.!~ton .. CQl:PQrllticn ........ : ............................................................................................ BENEFICIARY.
who ... dd .... 1 ..... 7.QO .. Fifth .. "v.enue .... .sui.t.e. .. 60DD., .. .se/l.ttle ... WA .... 9BlQ~ ............................................ .
WITNI'.sSETH: Grontor hor.by borg.in •.• on •• nd convey. 10 Tru.l.oln Tru.l. with power olaal •• Ihe
following deacribed real pro"erty in ........................... .KAnS ............... ,,", ......................... County, Woahlnaton:
see Exhibit A, attached hereto and by this reference incorporated herein.
which ... 1 pnlporly is nol ulld prlnclpaUy lor qrlcu1lural or lannln, PUrpoHl, Io.ether wilh allth. len·
emonti, heredltamenta, and Ippurtenancea noW' or b.realter thereunto bllon,ln, or in any wile apper-
talninl. lind the lenti, iIIu .. and proflti thenaf. .
Thl. deed I. lor Ihe purpo •• 01 .ocurln, parlonnanco 01 IIch alreemonl 01 "anlor ho .. ln contained, and
. Twenty-eight and No/100 paymonl ollho oum oI..One. . .!Iundr.a~ .. 5.i.Kt~ae.y.en .. :t'b.Qo,JlIlIn~ ... 'rhr~ ... HIlIl~f.'Ilolla .. (J.l61.328 .. 00.)
wilh Inlorut In accordanco wilh Iho larma 01 a pnlmlaoory nola 01 avan date h.rewlth. payobl. 10 Bene.
ftciary or ordor •• nd mad. by Granlor. and all .. n.walo. modiftcatioN and .. Ien.lono Ih.reol. and aloo
luch further Burna 'II may be advanced or loaned by Beneficiary to Grantor, or any of their IUcceuol8 or
... i,n •• 1o,.lhor wilh inlorOiI Ihoreon at .uch rala u .hlll be a.rood upon.
To pnltacllho ... urily ollhis Deed 01 Truel, Granlor covenanla and ., .... :
J. To keep Iho proparly In lood condilion and repair; 10 pennll no Wllte Ihereol; 10 complote any
build in ••• tructure or Improvement beine bum or about to be built thereoni to .... ton promptly an)'
bulldin, •• Iruclu .. or Improvamonl Ihoreon which may be dama~.d or dcolnlyod; and 10 comply wilh
all IIWI, ordinlnca, re,ullLloN, covenanY, candltloDi and rutricUOftl .aecUn, the propeR)'. .
· '-.-
2. To pa)' belor. d.Jlnqll.n& all lawlill I. .... and laIeUIn.n~ upon. the properly; Lo Ii .. p lhe IJroperly Ir .. and cl.ar 01 all ulhur
char,a, Ii.M or aDaUDbr.nc.a im,*,IA, lhe IOCt.IrHy 01 &hia Deed 01 TrUlL
3. To "'P aU bYlldlnp now or b.r .. U.r .recled on the properly dllCrlbad h."ln conUnuoUlI,. IMured .. aIMI lou by .r. or olhu
hal.,dalln'n amow-nl noll ... lhan lh. LoL.1 dobl MC\IHd by Ihl. Doad 01 Trill!.. All puliciUli .hlil be h.ld by thl Don.'h:i.ry, IoInll
btl in luch comPinin" lha B.neficiary mlY 'PPf"O'oO, and have Iou PAYlbio firltlo lh. B.n04cillY ... Ita Inl.mL may .ppo~r, IlIlId
lhon to Iho Oronlor. Th. amounl. colluci.d t.lndor Iny INiulon&:O Ilolley mar. bo ol'plied upun any Ind.Woclnoil tworllby locur"d !n IlIel!
ardor .. lh. B.neficia~ .hall dtlklnnln •. Such appliCiLion by lho Den.Se IIY 1~1t .not ClI4H dlacunLinuI~ 01 Iny IIIOC4Iodlnl1i to
lorociou thi. Daed 01 Trl&lL In tha lV.nl. oIloreclll4Jura, aU d,h" 01 t.ha Oranklr In IMurlnee pollel. then In forCi ahalt PUI l.o lh.
purchuer It the foraclOlur ... I ..
4 To d.f.nd aa)" acOon or pracudlna purporU", lo alf.et u.. .ecuril)" befool or the rl,hta or pow.n ot Bln.ftcll"" or Trual .... nd t~ pay .11 COI1I .M "penNI, Iacludln. COIl. ot UU. lUrch .nd al.lorn.y·. I ... In a rOAlOnabl. amounL, In .ny .uch &cLion or pro·
caadina. and in an)" .w, bro~ht b)" a.naAdary lo 10rlClou lhit Deed 01 TrlllL
5. To PlY .U COIla, ,_ and IKpe ..... In connection with I.hla Deed 01 TrUlt\ Indudlna the a.penNI 01 lho Trual .. Incurrad In .n·
lorei", I.hI obllt.lloa aacw.rad hellby-and TrUllM', and auoraey'. I .. Ktu& Iy Ine&ured. II proyidid b)' .lItuta.
II. Bho"ld Oranlor fall 10 1M' when d", .ny lIl-. .... m.nta, lneurance praml""", lI.na, .ncwnbr.ncaI or other char._ .,alntl
Ih. pto~r')' lMIt~ .... boY. d08C!,!ti:'.\ Donofidal)" ma)' pa)' lh. urn', .nd 1.1.., amuunl 10 fl"ld, wllh Inlar.I. ., lIlO ,Mile HI lurlll in II",
not. MC"rid horeb)'. Ib.U &. &0 and IIocom. a ~'I 01 tha doW lICurod In Lhill OWil Qi TNeL
IT 18 MUTUALLY AORBKD THAT,
1. fn &be IY.At an, porll_ ot u.. proper'r. La lIkin or clamaaad In .n emlnenl domain p,OCMdIna, tha .nUra amounl 01 tha .w.rd
or ,,,et. portJoQ .... )" be ~ 10 lu I), aaUaly &be obll,.uon MC&Ired hareby. INII be paid 10 Ben.a4c.1ary 10 be .pplled 10 Mid
obU,aUoA.
2. By .capllna JlI)'lDInt 01 any IWD IlCUred heraby oIl1r ILl due data, Bandci6". daM nol. w.ly. Ita r"hl 10 '*i"I,. prompt pa)"
m.nl whoa d", 01 aU other IWDlIO Neurad or 10 dlda,. data,,11 'or lanull '" 10 pe1,
S. 'I'M TNitaa ihall NOOn.,., .11 or .ny pan at tho properly OD'Ier. by lhll Deed 01 TrlYt lo the paNOn aaUUed LhlR'-O, on wrlU.n
requ .. I. ot &he Or.nlor.Ad the Bendcla"., or upon IItlaluUon 01 t.ba o&Il,aUoA MC&Ind and wrin.a ,.qual lor fecony.yanca mad.
by lh. BoneScla". or &N penoA .nUUed thereto.
4. Upon d.llw.lt b1 Ollnlol In th. pa),ment of An)" Ind.bladn .... cured hereby or In tho parformlnce 01 any .,r •• m.nt contained
herein .• 11 "'1M lICurad herebt. lhall Immadlataly b.com. due and payAbl •• t UI' opUon ollh. Ben.Ada".. In ",eb .v.nl. Ind upon
.rilt.n requ.d 01 Beneaci6".. TrUllH .hlU .. Utha lrllli property, In aocordAnce with I.ha Doad 01 Trllll Ad 01 the Stale 01 Wa.h·
io,lon, .1 publia I~Uon 10 the hi,heet biddar. An), panon .IClpl T",,~ ml1 bid .1. TrlYlaa', .. I •. Trill," .hall apply tho prOC4lcd.
olth ... I ... (ollow,: (I) 10 the II.Plnaa 01 the .. I" includln, a rlUonlbl. Tru.I .. ', I ..• nd .tklrney·. I .. ; (2) 10 th, oblillation
,ocurau by Ihit Dead 01 Trllll; (3) the .urplu.,ll any, IIUlIl 1.)1 dl.tributed 10 the pel'lOM .nliUed lhellto.
5. Trwl .. lhall d.llv., lo I.h. purchaNr al. the NI. Ita d.od, without wallanlY, which .h.1I cony.)" 10 lh. purch .. ., Ihe Inllto.1 in
tho prolHlrty which Oranlor had or had lh. pow., lo conv", .1 lh. limo 01 hi, oncutlon 01 thll Dead of TrUll, and .ueh II h. ma)'
hava IoIC1luirld thar."ll.r. Trllll"" deed .hall racita U .. I.cll ,howina thai th. 141. Will conductad In compliance wilh all the rl)'
qulramant. of I.w and 01 I.hia Dud of Trwl., which ndt.al .h.1I bo prima laci. avid'IIC' ot .uch compliance .nd conchWv. aviJunc.
I"arool in Illyor 01 lJona ftda purch .. ar and encumb,ancan lor val"-
8. Th. pqwer of .. I. conl.rred b)" W. DOild 01 Trwi and b)" I.hI DaacI 01 Truat Act of the Stata 01 Wuhi",lon 11 not an 'Ichaiv.
rimed),; BarwAcia..,. ... y caUiol t.hiI Doad of Tnat Lo be foraclOlOd ... mor"a, •.
7. fn the .v.nl. 01 I.he; death, (ncaPlcU)', dlaabHlty or r .. I,nation 01 Trlllle., Ban.Acl.ry mar. ,ppoinl In wrllin, • ,,,ccAlOr truat ••.
And upon the recordin, 01 .uch .ppolnlm.nt In the mortaa,. record, 01 the count)' in wh ch lhi, Dead 01 TrUll. II record.d. the
,uccaaor t",,111 ahalt be v .. tad whh all pow.,. 01 Lh. ori,inal I.rllll lA. The tru.tH I, not obli,atad 10 nolily .ny Plrtr h.reLo of
pendiRi .. I. und., an)' other Deed. of Tru" or of .ny action or procaadln,ln which Oranklr, Tnataa or ~4clary .hal be. p.rty
unl ... luch &cUOD or proceedln. II brou,h& by thl Tnala.. .
8. ThiJ D.ad 01 Tnaat appli .. 10, Inur. 10 lb. beneft, ot. and I. bindin. not onl)' on the parU. h.reto. but Oil lb.I, hein d.vllils
I ••• t ..... dmlnwlreLon, ... cuklll and uallne. Tb. term Bene4clary lhall mean the holder and ownar altha note lOCur.d hlt.by'
wholher or not named II a.M4ci.l)' her.lo. '
:~:~::'~.~_:N::~. ____ .J ...
On LhiI cia, perNuU)' appured boIOII me
....... fl .......... fl .. fl .. _. __ ..... _ .. _ ...... _ .. M._ ••• _ ••.•.. fl .......... _ .. .
_ ••• _ •••• M •• _._. _______ •• ______ •• ____ ••
lo .. knowa '" be the Individual deacrlbad la and
who uecutad lho wlllUll aDd (ore,..lAIlutnuunl,
aDd Kkaowladtld &baa • __ .. _. __ aJ,nad 4.b. MIM
.. ....... __ .. __ .. tr .. and vol""...". IIOt .nd deed.
for the w.NI and PUlPOMllho"iA maal.ioNd.
GIVEN ....su .. , hand .... oIBci.1 lUI IhJo
............ day ot. __ .•.. ___ .. _. ____ .......... _ ...• 18 ... _ .. ..
·· .. ····N-;;iA·;;·p~iicib.-;;w.fl·;;~ .. ih-;8·~~-~-w~
lnalon, reUdlll' IL .... ______ ._ .......... _ ... _ ...
:nu:: .. c.lTI ... Of. ... Il.mll:lIL .......... _ .......... _ .. _ ...... _ .......... _ .......................... .
By:
Its t .............................................................................................................. .
:~::::.~~~.:: .. _ .. _ .. _._ . .J ~
boto~~ &h;·~·;ii~ ~ N~~;.y .. p';WO·i;-~;r,~;· .. U;·8j;·&; ~··W-;h: ""ion. dw), mmml·lonad and 1W0na, pal'lOllUl1 IPpaa.recl. .. _ ...... _ .................. .
._--_ .. -.. _-_._.------_._-_.-.-....... ,
10 IDa kDowa '" be the. .. _ ...... fl .. _ .. _ ...... P""W'O, 1Ad. ___ .. ___ ._ ....... 8ecr.Iar)',
,..peot1veJ)' 01 ... __ ...... _. ____ •. ___ ._. ________ ...... _ ... _ .
the OOrpor.LlDD that ... cuted Iha loruolaa ~l, aDd acllnowlldaad
tbe .. Id lutnwaal 10 be the tr .. and vOJunlalJ' ad and dMd 01 .. id corpo,.
aUon. tor I.ha \lIN and pw.rpGMI lb.llln menUoned. and 011 oath .laled thaI.
........... M ...... _ ........ aw.thorilad to •• laIla the .. Id t .... lnuunl .nd thai the ... 1
albed 1a 1M oorpo"le ... 1 01 u4I corporaUoa,
WUn_ m)' hand and o8Iclal .... ha,..", aII.ed IN ., and ,. .. r arat
abov. wriltaa. .
-.. -----·No1Aljflp~b1jO-iA.Ni·;;~-U;·iiAt;;;·w~\on. '---'"--'''''''
r.td.Jnf .L ...... _ ...... _~_M .. _ ...... ____ .... _ .. _.M .. _. __ ... _ ....
REQUEST FOR FULL RECONVEYANCE
Do no' ,.cord. To N """ only ",,,-ACNe _ 6 ..... pGld..
TO, TRUSTEE.
'I'M undaniPed " 1M 10,11 owner and holder at the DOta lAd all otbat Ind.bt.dn ... eocured by lho within DNd 01 TNtL Said
nota. '-O,.thar whh aU othar lad,t,&ad ...... aecur.a by .. 141 Dead olTrua&. hal bean lull)" JlIid and 1Iu.a.d; lAd yow. .rt hereb)' r ..
qlM:S~ .nd dlrec&ed, on PlYal.nt lo'J0U 01 an,. .WD11 owl", lo you under the lenNI ot .. id DNd 01 TNt •. '" caGell IIld nol. aboye
rn.nlioned, and aU othar .yld.IM* indeblada ... aaaw.red by taJd Deed 01 Tnul d.lIvered to ,.ou herewith, 1oI'l.her with the .. id
Dud 01 TrUll. and 10 rlOOny.,., witt~"t w'rranly, '-0 the paru.. deal,Mtad by It .. LofrAI 01 taW Dead 01 1',...1, .11 tha .. tata now
h.ld by yOU ..... rihlAdar,
0. ....... _. __________ ..• 111.. __ •
STATE OF __________ _
COUNTY OF ________ __
)
) ss.
)
I certify that I know or have satisfactory evidence that THE
CITY OF RENTON signed this instrument, and on oath stated that
he/she was authorized to execute the instrument and acknowledged
it as the of the CITY OF RENTON, a
municipal corporatIon, to be the free and voluntary act of such
party for the uses and purposes mentioned in the instrument.
SWORN TO AND SUBSCRIBED before me this __ day of _______________ , 1991.
Notary PublIc In and for the State
of , residing at _______ _ My commission expires: ________________ _
ATTACHHENT E
TO EXHIBIT N
LEGAL DESCRIPTION -TRACT A
BUSH. ROED 8: HITCHINGS. INC.
THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 23
NORTH, RANGE 4 EAST, W.N., KING COUNTY, WASHINGTON, AND OF THE
NORTHWEST QUARTER OF SECTION 24, SAID TOWNSHIP AND RANGE, DE-
SCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE SOUTH LINE OF SAID SECTION
13 WITH THE SOUTHWESTERLY LINE OF TRACT A, WASHINGTON TECHNICAL
CENTER AS RECORDED IN VOLUME 122 OF PLATS, PAGES 98 TO 102,
RECORDS OF SAID COUNTY; THENCE NORTHWESTERLY ALONG SAID SOUTH-
WESTERLY LINE AND ON A CURVE OF WHICH THE RADIUS POINT BEARS
NORTH 55°39'29" EAST 422.96 FEET, A DISTANCE OF 87.91 FEET;
THENCE NORTH 22°26'02" WEST ALONG SAID SOUTHWESTERLY LINE 263.09
FEET TO A LINE DESIGNATED "PERMANENT EASEMENT BOUNDARY" ON U. S.
DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE MAP, SHEET 1
OF 3, ENTITLED "LAND RIGHTS WORK MAP, P-1 CHANNEL, EAST SIDE
GREEN RIVER WPP, CITY OF RENTON, KING COUNTY, WASHINGTON;" THENCE
ALONG SAID LINE AND ON A CURVE, THE RADIUS POINT OF WHICH BEARS
NORTH 5°24'02" EAST 165.04 FEET, A DISTANCE OF 112.06 FEET TO A
POINT OF REVERSE CURVE, THE RADIUS POINT OF WHICH BEARS SOUTH
44°18 '11" WEST 172.96 FEET; THENCE ALONG SAID REVERSE CURVE AND
SAID LINE 133.74 FEET; THENCE WEST ALONG SAID LINE 367.02 FEET TO
A LINE WHICH BEARS NORTH FROM A POINT ON THE SOUTH LINE OF SAID
SECTION 13 WHICH IS 1271. 76 FEET EAST OF THE SOUTHWEST CORNER
THEREOF; THENCE SOUTH 133.36 FEET TO THE NORTHEASTERLY LINE OF
OAKESDALE AVENUE; THENCE SOUTH 70°46'34" EAST ALONG SAID NORTH-
EASTERLY LINE 13.95 FEET TO THE BEGINNING OF A TANGENT CURVE TO
THE RIGHT, ALONG SAID NORTHEASTERLY LINE, HAVING A RADIUS OF
922.73 FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF
5°32'43" AN ARC LENGTH OF 89.305 FEET TO A POINT OF TANGENCY
THEREON; THENCE CONTINUING ALONG SAID NORTHEASTERLY MARGIN SOUTH
65°13'51" EAST 778.46 FEET TO THE SOUTHWESTERLY LINE OF SAID
TRACT A, WASHINGTON TECHNICAL CENTER; THENCE NORTHWESTERLY ALONG
SAID SOUTHWESTERLY LINE AND ON A CURVE TO THE RIGHT HAVING A
RADIUS OF 422.96 FEET, A DISTANCE OF 110.02 FEET TO BEGINNING.
TOGETHER WITH TRACT A OF THE PLAT OF WASHINGTON TECHNICAL CENTER,
AS PER PLAT RECORDED IN VOLUME 122 OF PLATS, PAGES 98 THROUGH
102, RECORDS OF KING COUNTY.
THE ABOVE DESC~~~~~~~~~N'TAINS 525,535 SQUARE FEET OR 12.0646 ACRES. I
FIRST CITY WASHINGTON, INC.
STEVEN A. HITCHINGS, P.L.S.
NOVEMBER 6, 1991
JOB NO. 91400/SUR 53-B
ATTACHMENT F
TO EXHIBIT N
"'.
BUSh, • cOED 6: HITCHINGS .... e.
,.
LEGAL DESCRIPTION -TRACT B
That Portlon of Tract D. Va.hlngton Tachnlcal Ceater, a. recorded
ln Vola •• 122 of Plat •• Page. '8 tbrough 102, cecord. of Klng
. County, Va.lllngton. lylng Hortherly of .outbwe.t 7tll Stlreet ••
deeded to tbe Clty of Ilenton by deed U.led undelr Ilecolrdel". 110.
8702100643, and V .. tel'ly of Hache. Avenue 8outbwe.t a. deeded to
the Clty of Renton by deed tl~ed under Ilecorder'. No. 8702100644,
Irecord. of .ald COUnty.
Flrat C1ty aRK Job Ho •• 86230 ~ 86083
April 28. 1987 Ah; I!Si'N':t,/
ALa/surv. 17. 86230
ATTACHMENT G TO EXHIBIT N
INDEMNITY AGREEMENT
This Indemnity Agreement made this ~?-day of November, 1991
by and between the city of Renton ("the Cl.ty") and First City
Washington, Inc. ("First city").
RECITALS
A. WHEREAS, the City deposited dredge spoils, excavated
soils and fill material on Tracts A and B of the Blackriver
Corporate Park ("Tracts A and B"); and
B. WHEREAS, the City has agreed in previous indemnity
agreements to accept responsibility as between itself and the
owner of Tracts A and B for any claims, causes of action,
demands, losses, liabilities, costs, damages and expenses arising
out of the City's filling activities; and
C. WHEREAS, the City is purchasing a portion of Tract A
known as the "city Tract A Property" which the Parties
acknowledge may contain contamination exceeding standards
established by the state Model Toxics Control Act; and
D. WHEREAS, the City Tract A Property contains the only
contamination or potential contamination identified by the
Parties to date which. is in violation of any ordinances,
statutes, laws or other regulations. However, the City is
willing to indemnify and hold First city harmless in the event
additional contamination is discovered on the portion of Tract A
which First City will own after the city's purchase of the City
Tract A Property (the "Tract A Remainder") or on Tract B. The
Tract A Remainder is more particularly described in Appendix A,
and Tract B is more particularly described in Appendix B, which
Appendices are attached hereto and by this reference incorporated
herein.
NOW THEREFORE, as partial consideration for purchase of the
City Tract A Property, and for other good and valuable
consideration, the legal sufficiency of which is hereby
acknowledged, the Parties hereby agrees as follows:
1. Indemnification. The City agrees to release First city
and to indemnify, defend and hold First City harmless from and
against any and all claims, causes of action, demands, losses,
liabilities, costs, damages and expenses (including without
limitation attorneys' and consultants' fees, but without waiver
of the duty to hold harmless) arising out of or from the entry of
the City, including the past entry of the City, its employees,
contractors or agents onto the Tract A Remainder or Tract B, or
the City's, its employees, contractors or agents placing of
dredge spoils, excavated soils and fill material thereon
(herein~fter, such entry and activities known as "the City's
Filling"), including but not limited to costs of investigation
and remediation of soils or groundwater contamination caused by
the City's Filling, negotiating with agencies, and defense of
lawsuits caused by the City's Filling, brought by agencies or
third parties, and payment of fines and penalties occasioned by
the city's Filling and will pay all First City's costs and
expenses, including attorney's fees, incurred in enforcing this
duty to release, indemnify, defend and hold harmless.
2. Covenants Run With the Land.The benefits conferred
hereby, and the obligations imposed hereunder, shall operate as
covenants running with the land.
3. Successors and Assigns. The city shall not assign its
obligations hereunder. The rights and obligations of First City
shall inure to the benefit of and be binding upon its successors
and assigns and the mortgagees of First City and its successors
and assigns.
4. Attorney Fees. The prevailing party in any action
brought to enforce or interpret the terms of this Indemnification
Agreement shall be entitled to recover its court costs,
consulting fees and reasonable attorneys' fees incurred in said
action, whether or not suit is commenced.
IN WITNESS WHEREOF, the parties have executed this Agreement
as of the day and year first above written.
FIRST CITY WASHINGTON,INC.,
a Washington corporation
By: ~~~~~~~=-~~--
ItS: __ ~~~~~ __ ~ __ ~
By: --~--------------------~
Its: ____ ~O~EAN~R~F4RI~C~KS~O~~~ __ _
CITY VICE PRESIDfNT OF RENTON
By:
Earl Clymer
Mayor
-2 -
ATTEST:
STATE OF WASHINGTON )
) ss.
COUNTY OF KING )
On this day of _________________ , 19 __ , before me
personally appeared and
of the corporation that executed the within
and foregoing instrument, and acknowledged said instrument to be
the free and voluntary act and deed of said corporation, for the
uses and purposes therein mentioned, and on oath stated that
he/she was authorized to execute said instrument and that the
seal affixed is the corporate seal of said corporation.
In Witness Whereof I have hereunto set my hand and affixed
by official seal the day and year first above written.
Notary Public in and for the state of
------~--~, My Commission
residing at ____________ __
Expires:
- 3 -
STATE OF WASHINGTON )
) ss.
)
, 1991, before me ~~~~~~~~~~~~~~~Iand f th m c pa co orat on that executed ~~~~~n~~~~~e~g~oing instrument, and acknowledged said
instrument to be the free and voluntary act and deed of said
municipal corporation for the uses and purposes therein
mentioned, and on oath stated that he/she was authorized to
execute said instrument and that the seal affixed·is the official
seal of said municipal corporation.
In Witness Whereof I have hereunto set my hand and affixed
by official seal the day and year first above written.
~~~~ ~2~l2 State of \I.'x\~oq,l,(~ , residing atOlumo •
My CommilSiilon Expires: -ll..l._+"'l' ,,"/I,""~,..;CfiTJ.:_;;L. ____ _
F(17S0J.cJJJ4J-tLJr
- 4 -
-. APPENDIX A TO INDEMNITY AGREEl'1EN'I'
~ar. DUeJUP1'IOM
aLaOmIVBR 00It1'0u
THAT PORTION OP 'l'Jm SOtl'rHWEST Q
NORTH, RANGE 4 EAST, W.K., KIHQ
NORTHWEST QUARTaR OF SECTION 24
SCRIBED AS FOLUlWS:
BUSH. ROED a HITCHINGS. INC.
ER. OF SEC'l'ION 13, TOWNSlUP 23
OUNT~, WASKtNGTON, AND or' THE
SAID TOWNSHIP AND RAN~B, 01-
BEGINNING AT THB INTERSECTION OP THE SOOTH LIHB 9F SAID SECTION
13 WITH THE SOVl'HWESTE1U.~ ·LINB 0 ~CT A,. NASlUNGTON TECHNICAL
CBNTER AS RECORDED IN VOLUME 1 2 OF PLATS, PAGES ~a TO 102,
dCORDS 01' SAID COUNTY; THENCE RTBWESTBRLY ALOHG liAIO SOUTH-
WESTERLY LINE AND ON A CURVE 0 WHICH THE RADIUS POINT BEARS
NORTH 55°31'21-lAST 422.96 FE T, A DISTANCE OF 87.91 FBETI
THENCE NORTH 22°26'02-WEST ALON~ SAID SOUTHWESTERLY LINE 263.09
FEET TO A LINE DESIGNATED lip T EASEMENT BOt1NI)ARY· ON U. S.
DEPARTHENT OF AGRICOIll't1RE, SOIL NSERVATION SBRVl:CB MAP, SHEB'1' 1
OF 3, ENTITLED -LAND RIGHTS WOR HAP, P-l CHANNEL, EAST SlOB
GREEK RIVER WP.P, CITY OF iUmTOH, NG COUNTY, WABHIlIGTON;· THENCE
ALONG SAID LINE AND Olf A CORVE, HE RADIUS POINT OF WHICH BItARS
NORTH 5'24'02" EAS'1' 165.04 FERT, DISTANCE OF 112.06 FEET TO A
POINT or RItVDSE CORVB, THB RAD US POINT OF WHICH BEARS SOUTH
44 6 18'11-WEST 172.96 PEET; THEN E ALOHG SAID REVERSE CURVE AND
SAID LINE 133.74 PEtrI THENCE-WES ALONG SAID LINE 367.02 FEET TO
A LINE WHICH BEARS NORTH PROM A INT ON THE SOUTR LINE OF SAID
SECTION 13 WHICH IS 1271.76 FE EAST OF THE SOUTHWEST CORNER
THEREOF: THllNCE SOOTH 133.36 FEE TO THE. NORTHEASTERLY LINE OF
OAX1!SOM.E AVIINUE, THENCE SOUTH 7 °46'34" EAST ALONG SAID NORTH-EASTE~Y LINE 13.95 FEET TO THE ~EGINNING OF A TANGENT CURVE TO
THB RIGHT, ALONG SAID NORTHEASTERLY LINE. RAVING A RADIUS or
922.73 FEET; THENCE ALONG SAID c' VE THROOGH A CENTRAL ANGLE OF
5'32'43" AN ARC LENGTH OF 89.30 FBET ~o A POINT OF TANGENCY
THERBON 1 THENCB CONTINt1ING ALONG AID NORTHEASTERLY ~IN SOUTH
65 6 13'51" EAST 778.46 tEET TO T E SOUTHWESTERLY LINE OF SAID
_~CT A, WASHINGTON TECHNICAL SR; THEHC~ NORTHWESTERLY ALONG
SAID SOUTHWESTERLY LINE AND ON CURVE TO THE RIGHT HAVING A
RADIOS OF 422.96 FEET, A DISTANCE lor 110.02 FEET TO BBGINNING.
TOCBTHER WITH TRACT A OF THE PLAT iOF WASIlINGTON TECBNIClU. CENTER,
AS PER PLAT RECORDBD IN VOLUKS 122 OF PLATS, PAGES 98 THROUGH
102, RECORDS OF RING COtJN'l'Y.
EXCEPT THAT PORTION DESCRIBED AS OLLOWS:
BEGINNING AT THE MOST WESTERLY C RN2R OP TRACT A, PLAT OF WASH-
INGTON TECHNICAL CENTER AS RECORD 0 IN VOLUME laa OF PLATS, PAGES
98 TO 102, RECORDS OF KING CO Y, WASHINGTON, SAID WESTERLY
CORNER BIING AT THE IHTERSECTIO OF THE SOUTHWESTERLY LINE OF
SAID "TRACT A" WITH A LINE DESIGN TED "PERMANENT EASEMENT BOtlND-
ARY· ON O.S. DEPARTMENT OF AGlUC TURE, SOIL CONSERVATION SERVICE
MAP, SHEET 1 OF 3, EN'l'ITLE H~~~RIGHTS WORK MAP, P-1 CHANNEL,
· .. , .1 , '
BUSH, ROED a HITCHINGS, INC.
EAST SIDS GREEN RIVER WPP, CITY
TONlft 'rHENCB ALONG SAID LINE AND N A CURVE, THE RADIOS POINT OF
WHICH BEARS NoaTH 5 0 24'02" EAST 1 5.04 FBET A DISTANCE OF 112.06
FBET TO A pOINT OF REVERSE CtJRVB, TIm RADIUS POINT or WHICH BBARS
SOtl'm 44°18'11" WEST 172.96 PIE'l'I. 'l'HBNCE ALONG SUD REVERBE ctJRVB
AND SAID LINE 133.74 PEET; THEN E WEST ALONG SAID LINE 367.02 .
FBET TO A LINE WHICH B!ARS NORTH.FROM A POINT ON TEE SOUTH LINE
OF SAID SECTION 13 WHICH IS 1,27 .76 FEET BAST OF THE SOUTHWEST
CORNER. THI;!REOF 1 THENCE sOtnB .36 FU'I' TO 'l'HE NORTHEASTERLY
LINB OF OAKESDALE AVENUE; fRENCI 70"46'34" EAST ALONG SAID
NOR'l'HEASTERLY LINE 13.95 FU'I' TO OF A TANGENT CtJRVE
TO THB RIGH'l', ALONG SAlD LINE, HAVING A RADIUS OP
92".13 PBETI 'l'KENCS ALONG SAID A CSN'rBAL ANGLE OF
5·:32'43", AN ARc LENGTH OP' 89.3 TO 'A POINT OF TANGENCY
'l'H1UON; TRElfCE CON'rlNVING, ALONG NOR'lHEASTSRLY !«pOIR sotITH
6S 0 13'Sl" BAST 286.785 FliT 'I'O OF A NON-TANGENT
CURVE TO THE LEFT HAVING A POINT WHICH BEARS NORTH
5"30'13· WEST A DISTANCE OF PEET; TRElfCE NORTHWESTERLY
ALONG SAID CURVE THROUGH A ANGLE OF 58°43'39 a AN ARC
LENO'I'R OF 57.33 PBBT TO A OF TANGENCY; THINCE NORTH
2,046'09 ft EAST 15.70 FEET; NORTH 89°30'0'" EAST 214.53
FEET TO THE BEGINNING OF A CURVE TO THE LEFT RAVING A
RADIUS OF 1003.00 FEET, THENCE ALONG SAID CORVE THROUGH
A CENTRAL ANCLE of 13·50'35" AN LENGTH OF 242.33 FEET; THENCE
NOR~H 29.28'31-WEST 207.28 TO THE NORTHWESTERLY LINE OF
SAID "'I'RAC'I' ,." OF 'l'HE PLAT OF TECHNICAL CENTERI THENCE
, SOOTH 60·31'21" WEST ALONG SAID LIN! 86.76 FEBT TO
Tal BEGINNING OF A TANGENT CURVE THE 'l'KERBOIt, HAVING A
RADIUS OF 165.04 FEET; THENCE AND WESTERLY ALONG
SAID CORVE THROUGH A CENTRAL OF 34°52'41" AN ARC LENGTa OF
100.47 FEET TO THE POI~ OF NG.
mE ABOVE DESCRIBED PARCEL COI'T}I!~'S 363,13S SQUARE FElT OR 8.3364
ACUS.
2
CITY WASHINGTON, INC.
A. XITCHINGS, P.L.S.
lW~V:Dg~ER 6, 1991
NO. t1400/Sua 53-D
, ,
BUSh. .cOED Ii HITCHINGS. INc.
APPENDIX B
'ID INDa-ftH'IY AGRE£M£Nf
That Port1on of Tract 0, Waehlngton Technlcal Center, a. recorded
ln Volu.e 122 of Plat., Pages 98 through 102, recorde of K1ng
County, Wa.hlngton, 1ylng North .. r1y of South" ... t 7th Stre .. t a.
d .. eded to the Clty of Renton by d .... d fl1 .. d und .. r Recorder'. No.
8702100643, and We.terly of Nachee Avenu .. South" .. st a. deeded to
th .. Clty of Renton by d .. ed fl~ed under Record .. r'e No. 8702100644,
record. of .ald County.
Flrat City
BRa Job Nos. 86230 ,
April 28, 1987
ALa/surv. 17, 86230
86083
Ak, 4'p.r.r.D/
, ,
November 20, 1991
2. Description Af Prgperty. Purcha.er aqree. to purchase
from Seller, and Seller aqre .. to sell unto Purchaser, the real
property COlIIIIon1y known as Lots. 5, 7, 8, 9, 10 and a portion of
Lot 6 of Traot C of Ilackriver Corporate Park, in Kinq COUnty,
Washinqton, and referred to in this Purchase Aqreement as the
"City Tract C Property,· which property is depicted in Attachment
A and leqally described in Attachment B, both of which are
attached hereto and incorporated herein.
Purchaser hereby authorizes the insertion over its siqnature
of the correct leqal description of the above desiqnated property
if unavailable at the time of siqninq, or to correct the 1eqa1
description previously entered if erroneous or incomplete.
3. Purchase Price. The purchase price is Two Million Five
HUndred One Thousand Two HUndred Twenty-eight and No/100 Dollars
($2,501,228.00), payable in cash at closinq,.
3.1 As additional consideration for the sale, Purchaser
shall at closinq:
(a) ,Ii Pay diz:ectly or reimburse Seller for the costs of
surveyinq the boundary of a portion of Lot 6 of the City Tract C
'Property, and preparinq the legal descriptions therefoj; . -. ~ ~ ~,
(b) provide evidence reasonably satisfactory to Seller
of a completed lot boundary adjustment between a portion of Lot 6
of city Tract C Property and the remaininq portion of Lot 6 of
Tract C not beinq purchased hereunder.
- 2 -
November 20, 1991
BDIBI!' 0
.REAL ESTATE PURCHASE AND SALE AGREEMENT
fFoR A PORTION OF TRACT C ..
THIS REAL ESTATE PURCHASE AND SALE AGREEMENT (the "Purchase
Agreement") is between FIRST CITY WASHINGTON, INC., a Washington
corporation ("Seller") and the CITY OF RENTON, a municipal
corporation ("Purchaser"), and is made for the purpose of
purchase and sale of the following described real property.
In consideration of the covenants and agreements hereinafter
made, the parties agree as follows:
1. Relationship to Memorandum Agreement. The purchase and
sale described herein is an element of that certain Memorandum of
Agreement Regarding Blackriver Corporate Park Tracts A, Band C
dated November 20, 1991 (the "Memorandum Agreement") between the
parties hereto (the "Parties") and other parties. It is the
intent of the Parties that this Purchase Agreement shall
implement in part the terms of the Memorandum Agreement. In the
event of any inconsistency between the terms and provisions of
this Purchase Agreement and the Memorandum Agreement, the terms
and provisions of the Memorandum Agreement shall govern. This
Purchase Agreement shall become effective upon the date of
execution of this Purchase Agreement and the Memorandum Agreement
by all the parties thereto. In no event shall this Purchase
Agreement become effective absent acceptance and execution of the
Memorandum Agreement by all parties thereto.
- 1 -
November 20, 1991
3.2 As further consideration for the sale, Purchaser shall
within a period of ten years from the date of execution of this
Agreement:
(a) Grant Seller the opportunity for mitigation
credits to mitigate for impacts to wetlands, wildlife habitat,
open space and other sensitive areas which impacts may be
occasioned by the development of the portion of Tract C remaining
in Seller's ownership or, with Purchaser's approval, which
approval shall not unreasonably be withheld, impacts of other
development located in a three mile radius of the City Tract C
property ("Mitigation Credits"), and those rights of entry or
easements that are necessary for Seller to utilize such
Mitigation Credits on the portion of the city Tract C property
purchased with funds obtained by the City from the King County
Open Space Program ("City Tract C -Open Space Area").
(b) Grant Seller Mitigation Credits and those rights
of entry or easements that are necessary for Seller to utilize
such Mitigation Credits on the portion of Tract C purchased with
funds obtained by the City from the Municipality of Metropolitan
Seattle ("City Tract C -Metro Area"), to the extent such
opportunity for Mitigation Credits remains after Metro has used
its rights to mitigate or disclose plans to utilize its rights to
mitigate under that certain Agreement between Metro and Purchaser
dated July 1991.
- 3 -
November 20, 1991
(c) Agree to in good faith consider and promptly
respond to any reasonable proposals by Seller for the granting of
easements as necessary for utilities, landscaping, access and
other requirements on the City Tract C Property, and for credit
for the City Tract C Property regarding satisfaction of setback,
yard, landscape and other zoning code requirements on the portion
of Tract C remaining after Purchaser's purchase of the City Tract
C Property, in recognition that the remainder is a small,
unusually shaped area with environmental sensitivities which may
make a standard development difficult.
Purchaser's obligation to grant Mitigation credits,
easements and zoning code waivers as more particularly set forth
in this section 3.2 shall survive closing.
4. Title. Title to the city Tract C Property shall be
free of encumbrances or defects except the right to Mitigation
Credits and easements as specified above and those exceptions
approved by Purchaser as provided below. Seller agrees to
furnish to Purchaser a Standard Coverage Owner's Policy of Title
Insurance, such policy to be effective on the date of closing and
such policy to be issued by Transamerica Title Insurance Company.
As soon as reasonably possible following the opening of escrow,
but not later than ten (10) days following the last Party's
execution of this Agreement, Seller shall furnish to Purchaser a
Preliminary Commitment (the "Commitment") on the City Tract C
Property, together with copies of any exceptions set forth in the
-4 -
November 20, 1991
commitment. Purchaser shall have ten (10) days from receipt of
the Commitment within which to notify Seller in writinq of
Purchaser's disapproval of any exception shown in the Commitment:
provided, however, that riqhts reserved in Federal Patents or
State Deeds, buildinq or use restrictions qeneral to the
district, existinq easements not inconsistent with the intended
use of the restricted parcels, and buildinq or zoninq requlations
or provisions shall not be deemed exceptions. Seller shall have
thirty (30) days from the date of receipt of Purchaser's
objections to determine whether or not to cure such exceptions.
If Seller declines or .is unable to cure any of the exceptions
objected to from the Policy of Title Insurance to be issued,
Purchaser may either (i) elect to declare this Purchase Aqreement
void, or (ii) consummate the transaction in the same manner as if
there had been no title objections. In the event Purchaser does
not provide written notice of objections within the time period
provided, Purchaser will be deemed to have accepted the condition
of title as set forth in the Commitment. In the event Seller
does not provide written notice to Purchaser that Seller declines
or is unable to cure any of Purchaser's objections within the
time period provided, Seller will be deemed to have aqreed to
cure such·objections. Seller shall have until closinq to cure
any objections which it has aqreed to cure. Seller and Purchaser
shall split any cancellation fee for the Commitment, such fee not
to exceed One Hundred Dollars ($100.00).
- 5 -
November 20, 1991
5. Conveyance. Transfer of Seller's interest in the City
Tract C Property shall be by Statutory Warranty Deed, subject to
the encumbrances more particularly described in paraqraph 4
above, and also subject to the indemnification and release more
particularly set forth in paraqraph 11 below.
6. Prorations. Taxes for the current year shall be
prorated as of the date of closinq.
7. Condition to Closing. The obliqations of the Seller
under this Purchase Aqreement are conditioned upon Seller's
receipt of a site plan approval and shoreline permit for the
remaininq portion of Tract A and Tract B, on terms and conditions
reasonably acceptable to Seller, in conformance with the
Mitiqation Conditions and other provisions of the Memorandum
Aqreement. This condition may be waived by Seller in its sole
discretion and any such waiver shall be in writinq.
8. Closing. This purchase shall be closed in the Seattle·
office of Transamerica Title Insurance Company (the "Closinq
Aqent"), within 30 days after satisfaction or waiver of the
condition specified in section 7 above, but in any event not
later than two years from date of this Purchase Aqreement, which
shall be the termination date. The Parties will deposit in
escrow with the Closinq Aqent all instruments and moneys
necessary to complete this purchase in accordance with this
Purchase Aqreement. The premium for the standard coveraqe
Owners' Policy of Title Insurance shall be paid by Seller. The
-6 -
November 20, 1991
escrow fee shall be pai4 one-half (1/2) each by the parties.
Purchaser shall pay recordinq fees an4 all other costs an4
expenses normally borne by Purchaser. As this sale is to a
municipal corporation, no real estate excise tax shall be
assesse4.
9. Possession. Seller shall 4eliver possession of the
City Tract C Property to Purchaser on 4ate of closinq.
10. Condition of Property. The Purchaser has inspected the
city Tract C Property ~nd aqrees to accept the City Tract C
Property "As Is" in its present condition. Purchaser aqrees and
acknowledqes that Seller makes no representations or warranties
with respect to the physical condition of the city Tract C
Property, and that the city Tract C Property is subject to the
indemnity and release set forth below.
11. Indemnity and Release. Purchaser aqrees to release
Seller from and to indemnify, defend and hold Seller harmless
from and aqainst any and all claims, causes of action, demands,
losses, liabilities, costs, damaqes and expenses (includinq,
without limitation, attorneys' and consultants' fees, but without
waiver of the duty to hold harmless) arisinq from or out of the
entry of Purchaser, includinq the past entry of the Purchaser,
its employees, contractors or aqents onto the City Tract C
Property or the placinq of dredqe spoils, excavated soils and
fill material thereon, by Purchaser, its employees, contractors
or aqents (such entry and activities hereinafter "Purchaser's
- 7 -
November 20, 1991
Fillinq") includinq but not limited to costs of investiqation and
remediation of soils or qroundwater contamination caused by
Purchaser's fillinq, neqotiatinq with aqencies, and defense of
lawsuits, occasioned by Purchaser's Fillinq, brouqht by aqencies
or third parties, and payment of fines and penalties occasioned
by Purchaser's Fillinq and will pay all Seller's costs and
expenses, includinq attorneys' fees, incurred in enforcinq this
duty to release, indemnify, defend and hold harmless. The
indemnity set forth in this paraqraph shall survive closinq.
12. pefault. If either Party defaults in its contractual
performance herein, the non-defaultinq Party may seek specific
performance (or mandamus) pursuant to the terms of this
Aqreement, damaqes, rescission or injunction. Purchaser is
purchasinq the city Tract C Property in its proprietary capacity
not its qovernmental capacity and therefor sovereiqn immunity
does not apply to the enforcement of this Purchase Aqreement or
the Memorandum Agreement. The non-defaultinq Party shall be
entitled to recover its costs and attorney's fees in the event
counsel is retained as a result of such default. A default under
the terms of this Purchase Aqreement shall be deemed a default
under the terms of the Memorandum Aqreement, and in such event
the non-defaultinq Party shall be entitled to all remedies
provided by the Memorandum Aqreement in addition to the remedies
provided hereunder.
- 8 -
November 20, 1991
13. Miscellaneous. There are no verbal or other agreements
which modify or affect this Purchase Agreement, other than the
Memorandum Agreement. Time is of the essence of this Purchase
Agreement. Purchaser has not consulted with, nor discovered the
City Tract C Property through the use of a realtor or other agent
and there are no finders fees or commissions due upon this
transaction. Facsimile transmission of any signed original
document, and retransmission of any signed facsimile
transmission, shall be the same as transmission of an original.
At the request of either Party, or the Closing Agent, the Parties
will confirm facsimile transmitted signatures by signing an
original document. Notices given under this Purchase Agreement
shall be in writing and shall be delivered personally with
written receipt therefor sent via facsimile transmission or sent
by certified mail, return receipt requested, to the following
addresses:
Seller: Dean Erickson
First City Washington, Inc.
700 Fifth Avenue, Suite 6000
Seattle, WA 98104
With copy to: Amy L. Kosterlitz
Buck & Gordon
Purchaser':
1011 Western Avenue, suite 902
Seattle, WA 98104
Mayor, City of Renton
200 Mill Avenue South
Renton, WA 98055
-II -
With copy to: Lawrence Warren
city Attorney
100 South Second Street
Post Office Box 626
Renton, WA 98057
November 20, 1991
14. Residency of seller. Seller warrants to Escrow Agent
that if Seller is an individual, Seller is not a non-resident
alien for purposes of u.S. income taxation or if Seller is a
corporation, partnership, trust, or estate, Seller is not a
foreign corporation, foreign partnership, foreign trust or
foreign estate.
15. Assignment. This Purchase Agreement is not assignable
by Purchaser or Seller without the express written consent of the
other Party to this Agreement, which consent will not be
unreasonably withheld.
16. Goyerning Law. This Purchase Agreement shall be
construed and interpreted under and shall be governed and
enforced in all respects according to the laws of the State of
Washington.
17. Oral Agreements and Representations. There are no oral
or other agreements, including but not limited to any
representations or warranties, which modify or affect this
Purchase Agreement. Seller shall not be bound by, nor liable
for, any warranties or other representations made by any other
person, partnership, corporation or other entity unless such
representations are set forth in a written instrument duly
executed by Seller.
-10 -
November 20, 1991
18. Enforcement. Either Party's failure to insist upon or
enforce strict performance by the other Party of any provision of
this ,Purchase Aqreement or to exercise any riqht under this
Purchase Aqreement shall not be construed as a waiver or
relinquishment to any extent of such Party's riqht to assert or
rely upon any such provision in any other instance, which
provision shall remain in full force and effect.
19. Binding Nature. All riqhts and obliqations arisinq out
of this Purchase Aqreement shall inure to the benefit of and be
bindinq upon the respective successors, heirs, Bssiqns, tenants,
administrators, executors, and marital communities, if any, of
the Parties to,this Purchase Aqreement. This Purchase Aqreement
shall not bind either Party unless it has been properly
authorized, executed and delivered by Purchaser and Seller.
20. Captions. The captions and section headinqs of this
Purchase Aqreement are inserted for convenience only and shall
not be deemed to limit or expand the meaninq of any section.
21. Inyalidity. If any provision of this Purchase
Aqreement shall be held invalid, void, or illegal, it shall in no
way effect, impair or invalidate any of the other provisions of
this Purchase Agreement.
22. Warranty and RepresentAtion of Authority. Seller and
Purchaser each represent to the other that the person or persons
signing this Purchase Agreement have authority to execute the
same and to bind the Parties to this Purchase Agreement: and that
-11 -
November 20, 1991
it has obtained all consents, permissions, and approvals related
to entry into this Purchase Aqreement, its obliqations under this
Purchase Aqreement or under any covenant, aqreement, encumbrance,
law, or regulation applicable to the Parties to this Purchase
Agreement.
23. counterparts. This Purchase Agreement may be executed
in counterparts, which, shall include siqnatures forwarded by
telecopy which shall be treated as oriqinals for all purposes.
All executed coun~erparts shall constitute one agreemer.t, bindinq
on all of the Parties, notwithstanding that all the Parties have
not siqned the oriqinal or the same counterpart. Any such
counterpart shall be admissible into evidence as an oriqinal
against the person who executed that counterpart.
SET.T.ER:
FIRST CITY WASHINGTON, INC.,
By: /'.
Its:
on corporation
/'
DEAN R. ERICKSON
viCE PRESIDEN I
Da ted: LfZctJ.t1a1Lv1..
PURCHASER:
THE CITY OF RENTON, a
mun~a~co~oration
By: ,G..~):_ \' \.\'r<!! 1 ~
Eai"i Clymer "
Mayor )
/ ! ~'"', \ '-'. i , ,~ , Dated: ···.Ci C '.
APPROVED AS TO FORM:
ATTEST:
';J/?~~
41ty cie
-12 -
A
B
FC\7SOJIAOlI01JJ.ALK
A'l"l'ACHMENTS
Graphic depiction of City Tract C
Leqal description of city Tract C
-13 -
November 20, 1991
.,
u .,
'" I-<
>-., ....
<.J
ATTACHHENT A
TO EXHI BIT 0
CITY TRACT C PROPERTY
/ ,
I
A
.' . .
AlT"~~;-13
TD E;"*,6!T' 0
November 20, 1991
BDIBI" P
. ,.
',9PTION AGREEMENT
THIS OPTION AGREEMENT (the "Option Agreement") is made this
day of November, 1991 by and between FIRST CITY WASHINGTON,
INC., a Washington corporation ("Optionor") and the CITY OF
RENTON, a municipal corporation ("Optionee").
In consideration of the covenants and agreements hereinafter
made, the parties agree as follows:
1. B§lationship to Memorandum Agreement. This option
Agreement is an element of that certain Memorandum of Agreement
Regarding Blackriver Corporate Park Tracts A, Band C dated
November 20, 1991 (the "Memorandum Agreement") between the
parties hereto (the "Parties") and other parties. It is the
intent of the Parties that this Option Agreement shall implement
in part the terms of the Memorandum Agreement. In the event of
any inconsistency between the terms and provisions of this Option
Agreement and the Memorandum Agreement, the terms and provisions
of the Memorandum Agreement shall govern. This Option Agreement
shall become effective upon the date of execution of this Option
Agreement, the Purchase Agreement for a Portion of Tract C ("City
Tract C Property") between the optionor and Optionee, and the
Memorandum Agreement by all the parties thereto. In no event
shall this Option Agreement become effective absent acceptance,
execution, and closing of the Purchase Agreement for the City
Tract C Property, unless First City shall otherwise determine in
- 1 -
November 20, 1991
its sole discretion, and execution of the Memorandum Agreement
by all parties thereto.
2. pescription of Property. Optionor hereby grants to
Optionee, subject to the terms and conditions set forth in this
option Agreement, an exclusive option ("the Option") to purchase
Lot 3, Lot 4 and a portion of Lot 6.~(the portion remaining after
~,
the Optionee's purchase of the City Tract C Property) of the
property commonly known as Tract C of Blackriver Corporate Park,
in King County, W~shington, and referred to in this option
Agreement as the "Tract C Option Property," which property is
depicted in Attachment A and legally described in Attachment B,
both attached hereto and incorporated herein.
Purchaser hereby authorizes the insertion over its signature
of the correct legal description of the above-designated property
if unavailable at the time of signing or to correct the legal
description previously entered if erroneous or incomplete.
3. TermS and Conditions. Optionee may purchase all or a
portion of the Tract C Option Property, subject to the following
conditions:
3.1 Option Period. The period within which the option may
be exercised (the "Option Period") shall run for two years from
the date of mutual execution of this Option Agreement.
3.2 Exercise of option. In the event Optionee elects to
exercise the option, Optionee shall, within the term of the
Option Period, exercise this Option by sending written notice of
- 2 -
November 20, 1991
optionor for the grantinq of easements as necessary for
utilities, landscapinq, access and other requirements on the
portion of the Tract C Option Property purchased by Optionee and
for credit for the portion of the Tract C Option Property
purchased by Optionee reqardinq satisfaction of setback, yard,
landscape or other zoninq code requirements on the property
remaininq after the Optionee's purchase based upon the hardship
created by optionee's proposed purchase of only a portion of the
Tract C Option Property.
3.6 optionor's pursuit of pevelopment Approvals. curinq
the Option Period, optionor may take actions and incur costs in
pursuinq development of the Tract C option Property.
4. Purchase Price. .. The purchase price is as follows:
4.1 The purchase price for the Tract C Option Property
shall be $6.00 per square foot if the Option is exercised durinq
the first year of the Option Period!
.1
4.2 The purchase price for the Tract C Option Property
shall be $6.60 per square foot if the option is exercised in the
·second year of the Option Period~
{
4.3 As additional consideration for the sale, optionee
shall at closinq:
(a) Reimburse optionor for its reasonable costs and
expenses, if any, for pursuinq development of the Tract C option
Property durinq the second year of the option Period, includinq
but not limited to architectural and enqineerinq fees, consultant
-4 -
November 20, 1991
its intention to Optionor. Concurrent with the notice to
Optionor, Optionee shall send notice of exercise of the Option to
the escrow agent at Transamerica Title Insurance Company ("Escrow
Agent"), in Seattle, Washington.
3.3 Purchase of a Portion. In the event optionee elects to
purchase only a portion of the Tract C Option Property,
optionor's notice under Section 3.2 above shall contain a
description of the portion of the Tract C option Property it
desires to purchase; provided, however, that such portion
purchased shall consist of first, the remaining portion of Lot 6,
next, Lot 4 (or a portion thereof), and last, Lot 3 (or a portion
thereof) •
3.4 Optionor Right of Approyal. If Optionee elects to
purchase only a portion of the Tract C Option Property, Optionor
shall have the right to approve or disapprove Optionee's proposed
purchase based upon Optionor's determination in its sole
discretion as to whether the proposed purchase leaves Optionor
with sufficient property to utilize in a viable development.
Such approval or disapproval will be given by Optionor in writing
within sixty (60) days of receipt of Optionee's written proposal,
unless delayed by Optionee's response under Section 3.5 below.
3.5 Optionee Consideration of Easements and Zoning Waivers.
To assist Optionor in a determination of whether sufficient
property remains for a viable development, Optionee will in good
faith consider and promptly respond to any reasonable proposal by
- 3 -
•
November 20, 1991
fees, permit and application fees and reasonable attorneys fees.
Such costs shall not include carrying costs of the Tract C option
Property such as general real property taxes, interest on loans
and other financing charges.
(b) If Optionee purchases only a portion of the Tract
C option Property, pay directly or reimburse Optionor for the
costs of surveying the boundary of the portion purchased, and
preparing the legal descriptions therefor including any
easements; and
(c) If Optionee purchases only a portion of the Tract
C option Property, provide evidence reasonably satisfactory to
Optionor of a completed lot boundary adjustment between the
portion of the Tract C Option Property purchased and the
remaining portion of Tract C option Property not being purchased
hereunder.
4.4 If Optionee purchases only a portion of the Tract C
Option Property, as further consideration for the option,
Optionee shall within a period of ten years from the date of
Optionee's exercise of its option:
(a) Grant Optionor the opportunity for mitigation
credits to mitigate for impacts to wetlands, wildlife habitat,
open space and other sensitive areas which may be occasioned by
the development of the portion of the Tract C Option Property
remaining after optionee's purchase ("Mitigation Credits") and
those rights of entry and easements that are necessary for
- 5 -
November 20, 1991
Optionor to utilize such Mitigation credits, on the portion of
the Tract C option Property purchased hereunder.
(b) Grant Optionor easements as necessary for
utilities, landscaping, access and other requirements, and grant
credit regarding zoning code requirements, such as yard, setback
and landscape requirements that were determined allowable by
Optionee pursuant to Section 3.5 above.
(c) If the Optionee proposes to purchase property
under th~s Option Agreement with monies granted to optionee
conditioned on the opportunity for wetlands credit, those
mitigation credits shall be considered to take priority over the
mitigation rights of Optionor set forth above
Optionee's obligations to grant Mitigation credits,
easements and zoning code waivers set forth herein shall survive
closing.
5. Failure to Exercise.
5.1 If Optionee fails to timely exercise this Option as
required under section 3, or if Optionee terminates this Option
at any time by written notice, this Option shall automatically
terminate and be of no further force and effect.
5.2 Concurrent with execution of this Option Agreement,
Optionee shall deliver to the Escrow Agent an executed and
acknowledged Notice of Termination of Option in the form attached
to this Option Agreement as Attachment C. Should the Option
expire or be otherwise terminated, upon demand by Optionor,
-, -
November 20, 1991
Escrow Agent shall record the Notice of Termination of Option
with the King County Recorder to clear title to the Tract C
option Property. Escrow Agent shall have no liability to any
Party for recording the Notice of Termination of Option upon
Optionor's instructions.
6. Establishment of Closing Escrow. Immediately following
mutual execution of this option Agreement, the Parties will
establish a.closing escrow with Escrow Agent. Should optionee
elect to exercise the option and Optionor accepts optionee's
proposed purchase, then within ninety (90) days from the date of
acceptance, at a time and date mutually agreed to by the Parties
(the "closing Date"), optionee shall pay the consideration
specified in Sectiori 4, which shall include the Purchase Price
and reimbursement for development costs. On the Closing Date,
Optionor shall deliver to the Escrow Agent a Statutory warranty
Deed, together with all other documents necessary to convey title
to Optionee, and an affidavit certifying that optionor is not a
foreign corporation.
7. Title. Title to the Tract C option Property shall be
free of encumbrances or defects except the agreements for
mitigation credits set forth above, a Memorandum of the
-Memorandum Agreement and other encumbrances, restrictions and
reservations of record approved by optionee as provided below.
Optionor agrees to furnish to optionee a standard coverage
Owner's Policy of Title Insurance, such policy to be effective on
- 7 -
November 20, 1991
the date of closing and such policy to be issued by Transamerica
Title Insurance Company. As soon as reasonably possible
following the opening of escrow, but not later than ten (10) days
following the Optionor's approval of optionee's exercise of the
option, optionor shall furnish to optionee a Preliminary
Commitment (the "Commitment") on the Tract C Option Property,
together with copies of any exceptions set forth in the
commitment. optionee shall have ten (10) days from receipt of
the Commitment wi~hin which to notify Optionor in writing of
Optionee's objection to any exception shown in the Commitment;
provided, however, that rights reserved in Federal Patents or
state Deeds, building or use restrictions general to the
district, existing easements not inconsistent with the intended
use of the restricted parcels, and building or zoning regulations
or provisions shall not be deemed exceptions. Optionor shall
have thirty (30) days from the date of receipt of Optionee's
objections to determine whether or not to cure such objections.
If Optionor declines to cure any of the exceptions objected to,
Optionee may either (i) elect to declare this Option Agreement
void, or (ii) consummate the transaction in the same manner as if
there had been no title objections. In the event optionee does
not provide written notice of objections within the time period
provided, Optionee will be deemed to have accepted the condition
of title as set forth in the Commitment. In the event Optionor
does not provide written notice to Optionee that Optionor
- 8 -
November 20, 1991
declines or is unable to cure any of Optionee's objections within , ,
the time period provided, Optionor will be deemed to bave agreed
to cure sucb objections. Optionor sball bave until closinq to
cure any objections wbich it bas aqreed to cure. Optionor and
Optionee sball split any cancellation fee for the Commitment.
8. Condition of Property. optionee bas inspected the
Tract C Option Property and agrees to accept the Tract C option
Property in its present condition, "As Is." optionee agrees and
acknowledqes that Optionor makes no representations or warranties
with respect to tbe pbysical condition of the Tract C Option
Property, or with respect to the presence of any environmentally
hazardous substances on or under the Tract C Option Property.
9. ProratiOns. Taxes for the current year shall be
prorated as of the date of closinq.
10.' Closing. This purchase shall be closed in the Seattle
office of Transamerica Title Insurance Company (the "Closinq
Aqent"). The Parties shall deposit in escrow with the Closing
Agent all instruments and moneys necessary to complete this
purchase in accordance,with this option Agreement. The premium
for the standard coverage OWner's Policy of Title Insurance shall
be paid by Optionor. The escrow fee shall be paid one-half (1/2)
each by the Parties. Optionee shall pay recordinq fees and all
costs and expenses normally borne by Purchaser. As this sale
hereunder is to a municipal corporation, no real estate excise
tax shall be assessed.
- 9 -
November 20, 1991
11. Possession. optionor shall deliver possession of the
Tract C option Property or portion thereof which has been agreed
by the Parties pursuant to this option to Optionee on date of
closing.
12. Default. If either Party defaults in its contractual
performance herein, the non-defaulting party may seek specific
performance (or mandamus) pursuant to the terms of this Option
Agreement, damages, rescission or injunction. optionee is
entering into this option Agreement in its proprietary capacit~'
and not its governmental capacity and therefore sovereign
immunity does not apply to the enforcement of this Option
Agreement or the Memorandum Agreement. The non-defaulting Party
shall be entitled to recover its costs and attorneys' fees in the
event counsel is retained as a result of such default. A default
under the terms of this Option Agreement shall be deemed a
default under the terms of the Memorandum Agreement, and in such
event the non-defaulting Party shall be entitled to all remedies
provided by the Memorandum Agreement in addition to the remedies
provided hereunder.
13. Notices. All notices required or permitted under this
Option Agreement shall be in writing and shall be delivered
personally with written receipt therefor, sent via facsimile
transmission or sent by certified. mail, return receipt requested,
to the following:
-10 -
Optionor: Dean Erickson
First City Washington, Inc.
700 Fifth Avenue, Suite 6000
Seattle, WA 98104
with copy to: Amy L. Kosterlitz
. Buck , Gordon
November 20, 1991
1011 Western Avenue, Suite 902
Seattle, WA 98104
Optionee: Mayor, City of Renton
200 Mill Avenue South
Renton, WA 98055
With copy to: Lawrence Warren
City Attorney
100 South Second Street
Post Office Box 626
Renton, WA 98057
14. Miscellaneous. There are no verbal or other agreements
which modify or affect this Option Agreement, other than the
Memorandum Agreement and Purchase Agreement for the City Tract C
Property. Time is of the essence of this Option Agreement.
Optionee has not consulted with, nor discovered the Tract C
Option Property through the use of a realtor or other agent and
there are no finders fees or commissions due upon closing this
transaction. Facsimile transmission of any signed original
document, and retransmission of any signed facsimile
transmission, shall be the same as transmission of an original.
At the request of either party, of the Escrow Agent, the Parties
will confirm facsimile transmitted signatures by signing an
original document.
15. Assignment. This Option Agreement is not assignable by
Optionee or optionor without the express written consent of the
-11 -
November 20, 1991
other Party to this Option Agreement, which shall not be
unreasonably withheld.
16. Goyerning Law. This option Agreement shall be
construed and interpreted under and shall be governed and
enforced in all respects according to the laws of the state of
Washington.
17. Oral Agreements and Representations. There are no oral
or other agreements, including but not limited to any
representations or warr.anties, which modify or affect this Option
Agreement. optionor shall not be bound by, nor liable for, any
warranties or other representations made by any other person,
partnership, corporation or other entity unless such
representations are set forth in a written instrument duly
executed by Optionor.
18. Enforcement. Either Party's failure to insist upon or
enforce strict performance by the other party of any provision of
this Option Agreement or to exercise any right under this Option
Agreement shall not be construed as a waiver or relinquishment to
any extent of such party's right to assert or rely upon any such
provision in any other instance, which provision shall remain in
full force an effect.
19. Binding Nature. All rights and obligations arising out
of this Option Agreement shall inure to the benefit of and be
binding upon the respective successors, heirs, assigns, tenants,
administrators, executors, and marital communities, if any of the
-12 -
November 20, 1991
parties to this Option Agreement. This Option Agreement shall
not bind either Party unless it has been properly authorized,
executed and delivered by Optionee and optionor.
20. captions. The captions and section headings of this
option Agreement are inserted for convenience only and shall not
be deemed to limit or expand the meaning of any section.
21. Inyalidity. If any provision of this Option Agreement
shall be held invalid, void, or illegal, it shall in no way
effect, impair or invalidate any of the other provisions of this
option Agreement.
22. Warranty and Representation of Authority. Optionor and
optionee each represent to the other that the person or persons
signing this option Agreement have authority to execute the same
and to bind the Parties to this Option Agreement; and that it has
obtained all consents, permissions, and approvals related to
entry into this option Agreement, its obligations under this
option Agreement or under any covenant, agreement, encumbrance,
law, or regulation applicable to the Parties to this option
Agreement.
23. counterparts. This option Agreement may be executed in
counterparts, which shall include signatures forwarded by
telecopy which shall be treated as originals for all purposes.
All executed counterparts shall constitute one agreement, binding
on all of the parties, notwithstanding that all the parties have
not signed the original or the same counterpart. Any such
-13 -
November 20, 1991
counterpart shall be admissible into evidence as an original
against the person who executed that counterpart.
OPTIONOR:
FIRST CITY WASHINGTON, INC.,
a Washing on corporation
"
By: ./
Its: DEAN R. ERICKSON
V1GE PRESIDENT
Dated: ~~ J-/, tti1/
OPTIONEE:
THE CITY OF RENTON, a mun~ipal corporation
y \' \" '0
By • ((,' '., \,' '. f...
• !:~~c1ymer' " ~' '.
Dated: ~\~. ~\ , '(,r. I,
I (\ (
APPROVED AS TO FORM:
i
ATTEST:
~ c~ty Cl
-14 -
A
B
C
FC17S0J~JJ20JJILJr
November 20, 1991
ATTACHMENTS
Graphic depiction of Tract C Option Property
Leqal description of Tract C Option Property
Notice ofjrermination of option
-15 -
TRACT C OPTION PROPERTY
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TRACTC
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CJ ~[3'J. ~PORATE !~~
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11-8-91
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The City ot'Renton ("optionee" hereby five. notice that the
option franted to it by Fir.t city aahinqton, Inc. ("optionor-)
datell .0vea!:Mar 21, 1991, a 1I\QIOrand ot Whioh waa recorded
,111 ,under inq county Itecorller'. rile
uN=o-.----------------, ~the 1' .. 1 oatate do.crib8d on Appondix
A attaohea here£O, record. of Xinq ounty, W •• hington, 8ituated
in xinf County, Wallhington va. not robad by Optione. and
Optione. neither h.a nor •••• rt. an inter.st to .aid real estate
or any olai. afain.t the optionor.
In vitne •• wher.of, Option •• h • ca .. ed thia in.tru.ant to
be exeCl.lted thi. day of , U __ •
OP'l'ION!BI
STATB OF WASHIHQTOH )
) ...
COtnITY or XING )
On thie day ot , 1991, betore a.
peraonallr appea2:'oel , of
the .unio pal corpora on at exec t.d 0 wIthin and foreqoinq
inetruaent, and aoknovle4ga4 •• ill i atrument to be the free and
voluntary act and deed at aaiel muni ipsl corporation, for the
uae. and purpoaee therein .. ntioned and on oath stated that he
va. authorized to axeCl.lte aaiel inat uaent and that the ae.l
.ff ixecl "le the otticial .eal ot .. i aunicipal corporation.
In Witne.a Whereof I have hare nto .. t ay hand and atlixed
by oftlcial aeal the day and ye.r t rat ~v. written.
213lil/21313d 62£ 'ON
, .
· .. -----~~
. • Wria"f iEC6RDED RETURN TO:
_______ --'_ · .. ·l:...:c .. ~;.,-'-, r vised Tract A ._. ___ .. ".~, __
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Office of tM City Oerk
Renlon Municipal Building
200 Mill A venue South
Renton, WA 98055
PUBLIC ACCESS EASEMENT AGREEMENT
THIS PUBLIC ACCESS EASEMENT AGREEMENT ("Agreement") is made
this ~.o day of .jl.Mr>"-/ 1992/ by and between FIRST CITY
WASHINGTON, INC., a Washington corporation, hereinafter referred
to as "Grantor/" and the CITY OF RENTON, a municipal corporation,
hereinafter referred to as "Grantee."
RECITALS:
A. Grantor is the owner of that certain real property more
particularly described in Exhibit "A," attached hereto and by
this reference incorporated herein ("Grantor's Property").
B. Grantor and Grantee desire to establish an easement
over and across a portion of Grantor's property (the "Easement
Area") to provide public access to property owned by Grantee
which is adjacent to Grantor's Property and to the shoreline (the
"City Shoreline Property"). The Easement Area is depicted in
Exhibit "B-1" and more particularly described in Exhibit "B-2/"
attached hereto and by this reference incorporated herein. The
City Shoreline Property is depicted in Exhibit "c" attached
hereto and incorporated herein by this reference.
C. Grantee intends to commence preparation of an Open
Space/Wildlife Habitat Master Plan (the "Master Plan").
NOW, THEREFORE, for valuable consideration, the receipt and
legal suff.iciency of which is hereby acknowledged / the parties
agree as follows:
1. EASEMENT (CONDITIONAL), Grantor hereby grants and
dedicates to Grantee and to the public a non-exclusive easement
across the Easement Area for the purposes of pedestrian ingress
to and egress from the City Shoreline Property for so long as the
project permitted by the Memorandum of Agreement dated November
20/ 1991 between Grantor and Grantee has active permits, is under
construction or in existence. This grant of easement is
expressly conditioned upon the designation of the Easement Area
as public access to the city Shoreline Property in the Master
Plan. In the event that the Master Plan is not adopted within
ten (10) years from the date of this Agreement, or in the event
that the Easement Area is not designated in the Master Plan as
public access to ·the City Shoreline Property / then this Agreement
and the easement crea.ted hereby will terminate automatically /
without any further action by either party.
2. LIMITED USE. Public use of the Easement Area shall be
limited to pedestrians. Public use of the Easement Area shall be
limited to the hours.of dawn to dusk. Grantee shall adopt other
rUles and regulations for use of the Easement Area, which rules
and regulations must be reasonabljOO'&ppro-mdsoo>}'Sa:laJJSlJ;IIriw":lIm ~Ilt:~ ££I2-22L026
- 1 -
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shall have sole responsibility for enforcement of any rules and
regulations affecting the Easement Area, including but not
limited to posting of rules and regulations and, in the event of
continued public abuse or violation of applicable rules and
regulations, Grantee agrees to cooperate with Grantor in
temporarily closing off the Easement Area to public access.
3. MAINTENANCE. Grantee shall be responsible for
constructing, maintaining and repairing the Easement Area and
Grantor shall not be assessed for said construction, repair and
maintenance.
4. INDEMNIFICATION. Grantee shall hold harmless and
indemnify Grantor from any and all claims, demands, and causes of
action brought by any third parties relating to the use of the
Easement Area and shall reimburse Grantor for any costs and
attorney fees incurred by Grantor in any defense of such claims,
demands and causes of action; PROVIDED, HOWEVER, this paragraph
does not purport to indemnify Grantor against liability for
damages arising out of bodily injury to persons or damage to
property caused by or resulting from the sole negligence of
Grantor, or Grantor's agents or employees; and PROVIDED FURTHER,
that in the case of concurrent negligence of the Grantee, its
servants, agents, employees and contractors, this indemnity
provision shall be valid and enforceable only to the extent of
the negligence of the Grantee, its servants, agents, employees
and contractors, as provided for in RCW 4.24.115(2), or as it may
hereafter be amended.
5. RUNS WITH THE LAND. The easement, restrictions and
covenants, and the benefits conferred hereby, and the obligations
imposed hereby, shall operate as covenants running with the land.
6. SUCCESSORS AND ASSIGNS. The rights and obligations of
the parties shall inure to the benefit of and be binding upon
their respective successors and assigns.
7. AMENDMENT. This instrument may be amended only by a
written instrument recorded with the King County department of
Records and Elections executed by both the Grantor and the
Grantee or their successors and assigns.
8. REMEDIES. In the event of any breach or threatened
breach of this Agreement by either party, the other party, or
their successors and assigns, shall have the right to sue for
damages and/or for specific performance and/or to enjoin such
breach or threatened breach, the parties agreeing for themselves,
their successors and assigns that failure of either party to
perform its obligations hereunder will cause irreparable damage
to the other party. Grantee hereby expressly waives the defense
of sovereign immunity.
- 2 -
I' . __ ... _' ....... _._'" ":';iN"'~~iiiiiG;tiFHi!j;i.i~Ra~i!lI>IW~~:;;.~"~'~~'H' '.'~to1~r.w;~i_W,~illi;\jl!.l;\;rr""i~I~;~,,;::all';iliilllli !-.""''''~.-.. -.-9. NO T'RMINATION UPON 8REACH. It i. expreeely agreed
j~ that no breach of this instrument shall entitle either party to
~ cancel, rescind, or otherwise to terminate this Agreement;
PROVIDED, however, that this provision shall not limit or
otherwise affect any other right or remedy which such party may
have hereunder by reason of any breach of this Agreement.
10. ATTORNEYS' FEES. The prevailing party in any action
brought to enforce or interpret the terms of this Agreement shall
be entitled to recover its costs and reasonably attorneys' fees
incurred in said action.
FIRST CITY WASHINGTON, INC.,
a Washington corporation
By: ~~.O~V-~.~<J_~
Its: DEAN R. ERICKSON
By:
Its:
CITY OF RENTON, a municipal
corporation
By:
Its:
~~
, Marilyn J. Petersen. City Clerk
- 3 -
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STATE OF ~~~
COUNTY OF -I/.;..='~-=t-----ss.
On t~is day personally appeared bef~.l\.e ~At\J</t.ru:~~n
IL.w.m1\\J,16Q\\().t'!\U , to me known to be the l,J.cg,,~{F+ShlJr~i!:i1
of FIRST CITY WASHINGTON, INC., the corporatlon 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
~ ~ ~ authorized to execute the said instrument
and that the seal affixed, if any, is the corporate seal of said
corporation.
.. ~ .,:J#>SION h, .... $ It' .~ -,;0". ~
: !CJ NOtA ~y ~\ Cl :. -' "" yp. -: : -*-: :
So ~ \-,: PUBLIC l ~ §
':0 "J" ,,~ .1>:"" 0"'':
" ~ "'/( 29 \~;, fi:. ..
"" V ••••• ". ~: /Itt ... "'##?~ WAS"'\~,"'" 11," .. 11'"
official seal this 9-m day of
Notar~ublic la~d, for th~ s.tate
of \>J ~..Iro)\, resldlng at rJor'\
My coll1i11iSTon expires: l\-2..~-qS
STATE OF \U<\::-.\~ \qy=--
~. ss.
COUNTY OF ~~ )
I certify ~at I knop or have satisfactory evidence that
Et/RL &)/yetG i A/AtI()u./ fWRWtI signed this instrument, and on oath
stated that he/she was authorized to execute the instrument and
acknowledged it as the Me Yo 1:-r' t!.dTV tket.J(..-of the CITY OF
RENTON, a municipal corporation, to be the free and voluntary act
of such party for the uses and purposes mentioned in the
instrument.
, 1l\,. ~RN TO AND SUBSCRIBED before me thls ~
______ ~~·~'~]~!~A~,-------, 1992. i~ ~
day of
FC<7501 IABOJ052ALK
- 4 -
: -·'n!r.oil........,...... ... ·--.. __ ·,,· ... _--
TRACT A
EXHIBIT "A"
LEGAL DESCRIPTION (REMAINDER PARCEL)
BLACKRIVER CORPORATE PARK -PHASE VIII
THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 23
NORTH, RANGE 4 EAST, W.M., KING COUNTY, WASHINGTON, AND OF THE
NORTHWEST QUARTER OF SECTION 24, SAID TOWNSHIP AND RANGE, DE-
SCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE SOUTH LINE OF SAID SECTION
13 WITH THE SOUTHWESTERLY LINE OF TRACT A, WASHINGTON TECHNICAL
CENTER AS RECORDED IN VOLUME 122 OF PLATS, PAGES 98 TO 102,
RECORDS OF SAID COUNTY; THENCE NORTHWESTERLY ALONG SAID SOUTH-
WESTERLY LINE AND ON A CURVE OF WHICH THE RADIUS POINT BEARS
NORTH 55°39'29" EAST 422.96 FEET, A DISTANCE OF 87.91 FEET;
THENCE NORTH 22°26'02" WEST ALONG SAID SOUTHWESTERLY LINE 263.09
FEET TO A LINE DESIGNATED "PERMANENT EASEMENT BOUNDARY" ON U.S.
DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE MAP, SHEET 1
OF 3, ENTITLED "LAND RIGHTS WORK MAP, P-1 CHANNEL, EAST SIDE
GREEN RIVER WPP, CITY OF RENTON, KING COUNTY, WASHINGTON;" THENCE
ALONG SAID LINE AND ON A CURVE, THE RADIUS POINT OF WHICH BEARS
NORTH 5°24'02" EAST 165.04 FEET, A DISTANCE OF 112.06 FEET TO A
~ POINT OF REVERSE CURVE, THE RADIUS POINT OF WHICH BEARS SOUTH r:;; 44 ° 18 '11" WEST 172.96 FEET; THENCE ALONG SAID REVERSE CURVE AND
~ SAID LINE 133.74 FEET; THENCE WEST ALONG SAID LINE 367.02 FEET TO
~ A LINE WHICH BEARS NORTH FROM A POINT ON THE SOUTH LINE OF SAID
~ SECTION 13 WHICH IS 1271.76 FEET EAST OF THE SOUTHWEST CORNER
t) THEREOF; THENCE SOUTH 133.36 FEET TO THE NORTHEASTERLY LINE OF
~ OAKESDALE AVENUE; THENCE SOUTH 70°46'34" EAST ALONG SAID NORTH-
0' EASTERLY LINE 13.95 FEET TO THE BEGINNING OF A TANGENT CURVE TO
THE RIGHT, ALONG SAID NORTHEASTERLY LINE, HAVING A RADIUS OF
922.73 FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF
5°32'43" AN ARC LENGTH OF 89.305 FEET TO A POINT OF TANGENCY
THEREON; THENCE CONTINUING ALONG SAID NORTHEASTERLY MARGIN SOUTH
65°13'51" EAST 778.46 FEET TO THE SOUTHWESTERLY LINE OF SAID
TRACT A, WASHINGTON TECHNICAL CENTER; THENCE NORTHWESTERLY ALONG
SAID SOUTHWESTERLY LINE AND ON A CURVE TO THE RIGHT HAVING A
RADIUS OF 422.96 FEET, A DISTANCE OF 110.02 FEET TO BEGINNING.
TOGETHER WITH TRACT A OF THE PLAT OF WASHINGTON TECHNICAL CENTER,
AS PER PLAT RECORDED IN VOLUME 122 OF PLATS, PAGES 98 THROUGH
102, RECORDS OF KING COUNTY.
EXCEPT THAT PORTION DESCRIBED AS FOLLOWS:
BEGINNING AT THE MOST WESTERLY CORNER OF TRACT A, PLAT OF WASH-
INGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF PLATS, PAGES
98 TO 102, RECORDS OF KING COUNTY, WASHINGTON, SAID WESTERLY
CORNER BEING AT THE INTERSECTION OF THE SOUTHWESTERLY LINE OF
SAID "TRACT A" WITH A LINE DESIGNATED "PERMANENT EASEMENT BOUND-
ARY" ON U.S. DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE
MAP, SHEET 1 OF 3, ENTITLE "LAND RIGHTS WORK MAP, P-1 CHANNEL,
1/2
EAST SIDE GREEN RIVER WPP, CITY OF RENTON, KING COUNTY, WASHING-
TONi" THENCE ALONG SAID LINE AND ON A CURVE, THE RADIUS POINT OF
WHICH BEARS NORTH 5°24'02" EAST 165.04 FEET A DISTANCE OF 112.06
FEET TO A POINT OF REVERSE CURVE, THE RADIUS POINT OF WHICH BEARS
SOUTH 44°18'11" WEST 172.96 FEET; THENCE ALONG SAID REVERSE CURVE
AND SAID LINE 133.74 FEET; THENCE WEST ALONG SAID LINE 367.02
FEET TO A LINE WHICH BEARS NORTH FROM A POINT ON THE SOUTH LINE
OF SAID SECTION 13 WHICH IS 1,271.76 FEET EAST OF THE SOUTHWEST
CORNER THEREOF; THENCE SOUTH 133.36 FEET TO THE NORTHEASTERLY
LINE OF OAKESDALE AVENUE; THENCE SOUTH 70°46' 34" EAST ALONG SAID
NORTHEASTERLY LINE 13.95 FEET TO THE BEGINNING OF A TANGENT CURVE
TO THE RIGHT, ALONG SAID NORTHEASTERLY LINE, HAVING A RADIUS OF
922.73 FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF
5°32'43" AN ARC LENGTH OF 89.305 FEET TO A POINT OF TANGENCY
THEREON; THENCE CONTINUING ALONG SAID NORTHEASTERLY MARGIN SOUTH
65°13'51" EAST 286.795 FEET TO THE BEGINNING OF A NON-TANGENT
CURVE TO THE LEFT HAVING A RADIUS POINT WHICH BEARS NORTH
5°30'13" WEST A DISTANCE OF 55.00 FEET; THENCE NORTHWESTERLY
ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 59° 4 3 ' 39" AN ARC
LENGTH OF 57.33 FEET TO A POINT OF TANGENCY; THENCE NORTH
24°46'09" EAST 15.70 FEET; THENCE NORTH 89°:)0'04" EAST 214.53
FEET TO THE BEGINNING OF A TANGENT CURVE TO THE LEFT HAVING A
RADIUS OF 1003.00 FEET; THENCE EASTERLY ALONG SAID CURVE THROUGH
A CENTRAL ANGLE OF 13°50'35" AN ARC LENGTH OF 242.33 FEET; THENCE
NORTH 29°28'39" WEST 207.28 FEET TO THE NORTHWESTERLY LINE OF
SAID "TRACT A" OF THE PLAT OF WASHINGTON TECHNICAL CENTER; THENCE
SOUTH 6 0 ° 31' 21" WEST ALONG SAID NORTHWESTERLY LINE 8 6 . 7 6 FEET TO
THE BEGINNING OF A TANGENT CURVE TO THE RIGHT THEREON, HAVING A
RADIUS OF 165.04 FEET; THENCE SOUTHWESTERLY AND WESTERLY ALONG
SAID CURVE THROUGH A CENTRAL ANGLE OF 34 ° 52' 41" AN ARC LENGTH OF
100.47 FEET TO THE POINT OF BEGINNING.
THE ABOVE DESCRIBED PARCEL CONTAINS 363,135 SQUARE FEET OR 8.3364
ACRES.
CITY WASHINGTON, INC.
~~~EN A. HITCHINGS, P.L.S.
~NC)VE:MBER 6, 1991
NO. 91400/SUR 53-B
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BUSH. ROED & HITCHINGS. INC.
EXHIBIT "B-2"
TRACT A SHORELINE ACCESS EASEMENT
THAT PORTION OF TRACT A, WASHINGTON TECHNICAL CENTER, ACCORDING
TO THE PLAT THEREOF RECORDED IN VOLUME 122 OF PLATS, PAGES 98
THROUGH 102, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS
FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID TRACT A AND THE BEGIN-
NING OF A NON-TANGENT CURVE CONCAVE TO THE EAST HAVING A RADIUS
OF 431.52 FEET (A RADIAL LINE THROUGH SAID BEGINNING BEARS SOUTH
73°21'54" WEST);
THENCE NORTHERLY 46.45 FEET ALONG SAID CURVE AND THE EASTERLY
LINE OF SAID TRACT A THROUGH A CENTRAL ANGLE OF 06°10'03" TO THE
NORTHERLY MARGIN OF OAKESDALE AVENUE SOUTHWEST AS DESCRIBED IN
DEED RECORDED UNDER KING COUNTY RECORDING NO. 8702100643 AND THE
TRUE POINT OF BEGINNING;
THENCE NORTH 89°04'30" WEST 75.00 FEET ALONG SAID NORTHERLY
MARGIN;
THENCE NORTH 00°55'30" EAST 20.00 FEET;
THENCE SOUTH 89°04'30" EAST 71.60 FEET TO SAID EASTERLY LINE OF
TRACT A AND THE BEGINNING OF A NON-TANGENT CURVE CONCAVE TO THE
EAST HAVING A RADIUS OF 431.52 FEET (A RADIAL LINE THROUGH SAID
BEGINNING BEARS SOUTH 76°50'07" WEST); .
THENCE SOUTHERLY 20.31 FEET ALONG SAID CURVE THROUGH A CENTRAL
ANGLE OF 02°41'50" TO THE TRUE POINT OF BEGINNING.
THE PARCEL DESCRIBED ABOVE CONTAINS 1,466 SQUARE FEET, MORE OR
LESS.
SITUATE IN THE CITY OF RENTON, KING COUNTY, WASHINGTON.
FIRST CITY WASHINGTON, INC.
BLACKRIVER CORPORATE PARK
WILLIAM A. HICKOX, P.L.S.
APRIL 8, 1992
BRH JOB NO. 92090jSUR 53-B
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PHASE VIII
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Tract B, Naches
Renion Munldpal Building
200 Mill Avenue South
Renton, \VA 98055
. PUBLIC ACCESS EASEMENT AGREEMENT
THIS PUBLIC AS~~S EASEMENT AGREEMENT ("Agreement") is made
this ~ day of . L--,1992, by and between FIRST CITY
WASHINGTON~ INC., a Washington corporation, hereinafter referred
to as "Grantor," and the CITY OF RENTON, a municipal corporation,
hereinafter referred to as "Grantee."
RECITALS:"
A. Grantor is the owner of that certain real property more
particularly described in Exhibit "A," attached hereto and by
this reference incorporated herein ("Grantor's Property").
B. Grantor and Grantee desire to establish an easement
over and across a portion of Grantor's property (the "Easement
Area") to provide public access for viewing the wetland area
adjacent to the Old Black River channel (the "wetland Area") and
its associated wildlife. The Easement Area is depicted in
Exhibit "B-1" and more particularly described in Exhibit "B-2,"
attached hereto and by this reference incorporated herein.
C. Grantee intends to commence preparation of an Open
Space/Wildlife Habitat Master Plan (the "Master Plan") .
NOW, THEREFORE, for valuable consideration, the receipt and
legal sufficiency of which is hereby acknowledged, the parties
agree as follows:
1. EASEMENT (CONDITIONAL). Grantor hereby grants and
dedicates to Grantee and to the public a non-exclusive easement
across the Easement Area for the purpose of viewing the Wetland
Area and its associated wildlife for so long as the project
permitted by the Memorandum of Agreement dated November 20, 1991
between Grantor and Grantee has active permits, is under
construction or in existence. This grant of easement is
expressly conditioned upon the designation of the Easement Area
as a public viewing access in the Master Plan. In the event that
the Master Plan is not adopted within ten (10) years from the
date of this Agreement, or in the event that the Easement Area is
not designated in the Master Plan as a public viewing access,
then this agreement and the easement created hereby will .
terminate automatically without any further action by either
party.
2. LIMITED USE. Public use of the Easement Area shall be
limited to pedestrians. Public use of the Easement Area shall b~
limited to the hours of dawn to dusk. Grantee shall adopt other
rules and regulations for use o"f the Easement Area, which rules
and regulations must be reasonably approved by Grantor." Grantee
shall have sole responsibility for enforcement of any rules and
regulations affecting the Easement Area, including but not
- 1 -
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--· ••. ___ · •••• : .••• _ ..... , ..... _ ... ~ ... ,.,.." • ., •. ' ... 'r"uo ....... '>-•••• _'_, ........... ,, __ •• __ •• _ .. _~ ..... "._ ..... _~ ... _. __ ... ~ _______ • _______ ._ ••• _ ••• __ ................. .
limited to posting of rules and regulations and, in the event of
continued public abuse or violation of applicable rules and
regulations, Grantee agrees to cooperate with Grantor in
temporarily closing off the Easement Area to public, access.
3. 'MAINTENANCE. Grantee shall be responsible for
constructing, maintaining and repairing the Easement Area and
Grantor shall not be assessed for said construction, repair and
maintenance.
4. INDEMNIFICATION. Grantee shall hold. harmless and
indemnify Grantor from any and all claims, demands, and causes of
action brought by any third parties ,relating to the use of the
Easement Area and shall reimburse Grantor for any costs and
attorney fees incurred by Grantor in any defense of such claims,
demands and causes of action; PROVIDED, "HOWEVER, this paragraph
does not purport to indemnify Grantor against liability for
damages arising out of bodily injury to persons or damage to
property caused by or resulting from the sole negligence of
Grantor, or Grantor's agents or employees; and PROVIDED FURTHER,
that in the case of concurrent negligence of the Grantee, its
servants, agents, employee's and contractors, this indemnity
provision shall be valid and enforceable only to the extent of
the negligence of the Grantee, its servants, agents, employees
and contractors, as provided for in RCW 4.24.115(2), or as it may
hereafter be amended.
5. RUNS WITH THE LAND. The easement, restrictions and
covenants, and the benefits conferred hereby, and the obligations
imposed hereby, shall operate as covenants running with the land.
6. SUCCESSORS AND ASSIGNS. The rights and obligations of
the parties shall inure to the benefit of and be binding upon
their respective successors and assigns.
7 .
written
Records
Grantee
AMENDMENT. This instrument may be amended only by a
instrument recorded with the King County Department of
and Elections executed by both the Grantor and the
or their successors and assigns.
8. REMEDIES. In the event of any breach or threatened
breach of this Agreement by either party, the other party, or
their successors and assigns, shall have the right to sue for
damages and/or for specific performance and/or to enjoin such
breach or threatened breach, the parties agreeing for themselves,
their successors and assigns that failure of either party to
perform its obligations hereunder will cause irreparable damage
to the other party. Grantee hereby expressly waives the defense
of sovereign immunity.
,9. NO TERMINATION UPON BREACH. It is expressly agreed
that no breach of this instrument shall entitle either party to
- 2 -
,
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. -.
cancel, rescind, or otherwise to terminate this Agreement;
PROVIDED, however, that this provision shall not limit or
otherwise affect any other right or remedy which such party may
have hereunder by reason of any breach of this Agreemgnt.
10. ATTORNEYS' FEES. The prevailing party in any action
brought to enforce or interpret the terms of this Agreement shall
be entitled to recover its costs and reasonable attorneys' fees
incurred in said action.
FIRST CITY WASHINGTON, INC.,
a Washington corporation
By:
Its:
/
VICE PRESIDENT
",entor
If;:;;":" ,"G;: C; e nt
CITY OF RENTON, a municipal
corp tion
By:
Its:
City Clerk
- 3 -
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~llI"l'Inm·n"'O"~II"t1l'ljor;"'i",~;;":':';;;;";';;~~;.;..:.;,;;.,:..o-;";"";'''''t.-.. ,
STATE OF ~~~
ss,
COUNTY OF ~ )
.~ :9-ntAli~Y personally appeared befor,e r\Ue.m: Q. 'UU.c.\.tEo~.a.J ~ ~, ~M.I,.~~'\~L , to me known to be the \~@J.II._ St;,QlUo91\tSitUJJ-
of FIRST CITY WASHINGTON, INC., 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
~ ~ ~ authorized to execute the said instrument
an~at the seal affixed, if any, is the corporate seal of said
corporation.
STATE OF \ ,)o...s\<"",,;,sc '"
COUNTY OF \::"% ~=""\S-----
Official seal this ~ day of
Not:[Y~~~liC i~ a~d,for t~s~ate
of~r ,res~d~ng at~n
My commission expires: _~~-2~-~~ __ __
ss.
I certify ·that I knpw or have satisfactory evidence that
fftf.>LiJtdJ.{e&I)1/Jtl(/)(U fff/tl.fdftL signed this instrument, and on oath
stated that he/she was authorized to execute the instrument and
acknowledged it as the Mrwn. Me urr ~ of the CITY OF
RENTON~ a municipal corporation, to be the free and voluntary act
of such party for the uses and purposes mentioned in the
instrument. I
jlV..-~ ORN TO AND SUBSCRIBED before me this --day of
--~~r""~""'u~*"". ----, 1992.
PC\7S0} IAAQJOS2AJ..K
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r .: ry
TRACT B
EXHIBIT "A"
That Portion ot Tract Df Waohlngton Technical Center, as recorded
1n Volume 122 of Plata, Page. 98 through 102, records of King
. County, Washington, lying Northerly of Southw .... t 7th Street .s
deeded to the City of Renton by deed tiled under Recorder'. No. e7021006~J, and Westerly at Naches Avenue Southwest as deeded to
the City of Renton by deed filed under Recorder's .No. 8702100644,
records of .aid County.
B60BJ
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City Owned·
Shoreline
Property
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9201222434
20'x40' ,
Access Easement
r--Existing Curb Cut
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•. / • CORPORATE .PARK
/ -~,/ RENTON WASHINGTON ~ i{ ARST CITY DEVElOPMEI<TS CORP. W,...L;;cmj
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EXHIBIT "B-2"
TRACT B ACESS EASEMENT DESCRIPTION
THAT PORTION OF TRACT B OF WASHINGTON TECHNICAL, CENTER, ACCORDING
TO THE PLAT THEREOF RECORDED IN VOLUME 122 OF PLATS, PAGE 98
THROUGH 102, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS
FOLLOWS:
COMMENCING AT THE POINT OF INTERSECTION OF THE NORTH LINE OF SAID
TRACT B AND THE WEST MARGIN OF NACHES AVENUE SOUTHWEST AS DE-
SCRIB'ED IN DEED RECORDED UNDER KING COUNTY RECORDING NO.
8702100644;
THENCE SOUTH 01"45'00" WEST 36.00 FEET ALONG SAID WEST MARGIN TO
THE SOUTH MARGIN OF STORM DRAINAGE EASEMENT SHOWN ON SAID PLAT
AND THE TRUE POINT OF BEGINNING;
THENCE CONTINUING SOUTH 01"45'00" WEST 40.00 FEE'l' ALONG SAID WEST
MARGIN;
THENCE NORTH 88°15'00" WEST 20.00 FEET;
THENCE NORTH 01"45'00" EAST 40.00 FEET TO 'SAID SOUTH MARGIN;
THENCE SOUTH 88°15'00" EAST 20.00 FEET ALONG SAID SOUTH MARGIN TO
THE TRUE POINT OF BEGINNING.
THE PARCEL DESCRIBED ABOVE CONTAINS BOO SQUARE FEET, MORE OR
LESS.
SITUATE IN THE CITY ,OF RENTON, KING COUNTY, WASHINGTON.
4-4-'17..
,
FIRST CITY WASHINGTON, INC.
BLACKRIVER CORPORATE PARK
WILLIAM A. HICKOX, P.L.S.
APRIL B, 1992
BRH JOB NO. 92090/SUR 53-B
.. . ~ ~~~uB! .. ~Eco;DED' ~sniR~rf~'-'·~~~;,-~ . ;0< i i/Jgf.!,~11 i;ij~1itii}V;~?,~1l!;i~f.~~~:~{H~b:~?i; . Re v i ~ e'-. P\ rae t B, 0 a k e 5 d a 1 ~~:~.~.. .
Office of the City Qerk
Renton Municipal Building
200 Mill Axenue South
Renton, WA 98055
PUBLIC ACCESS EASEMENT AGREEMENT
THIS PUBLIC A~CESS EASEMENT AGREEMENT ("Agreement") is made
this ~ day of ~~~ ,1992, by and between FIRST CITY
WASHINGTON, INC" a Washington corporation, hereinafter referred
to as "Grantor," and the CITY OF RENTON, a municipal corporation,
hereinafter referred to as "Grantee."
RECITALS:
A. Grantor is the owner of that certain real property more
particularly described in Exhibit "A," attached hereto and by
this reference i~ncorporated herein ("Grantor's Property").
B. Grantor and Grantee desire to establish an easement
over and across a portion of Grantor's property (the "Easement
Area") to provide public access to property owned by Grantee
which is adjacent to Grantor's Property and to the shoreline (the
"City Shoreline Property"). The Easement Area is depicted in
Exhibit "B-1" and more particularly described in Exhibit "B-2",
attached hereto and by this reference incorporated herein. The
City Shoreline Property is depicted in Exhibit "C," attached
hereto and incorporated herein by this reference.
C. Grantee intends to commence preparation of an Open
0J Space/Wildlife Habitat Master Plan (the "Master Plan").
(")
~ NOW, THEREFORE, for valuable consideration, the receipt a'nd
(~ legal sUfficiency of which is hereby acknowledged, the parties
0J agree ,as follows: r-o
0J 1. EASEMENT (CONDITIONAL). Grantor hereby grants and
(T' dedicates to Grantee and to the public a non-exclusive easement
across the Easement Area for the purposes of pedestrian ingress
to and egress from the City Shoreline Property for so long as the
Project permitted by the Memorandum of Agreement dated November
20, 1991 between Grantor and Grantee has active permits, is under
construction or in existence. This grant of easement is
expressly conditioned upon the designation of the Easement Area
as public access to the City Shoreline Property in the Master
Plan. In the event that the Master Plan s not adopted within ten
(10) years from the date of this agreement, or in the event that
the Easement Area is not designated in the Master Plan as public
access to the City Shoreline Property, then this Agreement and
the easement created hereby will terminate automatically, without
any further action by either party.
2. LIMITED USE. Public use of the Easement Area shall be
limited to pedestrians. Public ,use of the Easement Area shall be
limited to the hours of dawn to dusk. Grantee shall adopt other
rules and regulations for use of the Easement Area, which rules
and regulations must be reasonablv¥.tflPpr~j(e81\o hVuoGfantor. Grantee
, ,~b J3 ~JNnOJ ~m ~~ oO:lno 2£tii-22W26
- 1 -
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"-,_ ... _ •• __ ., •••• ~ ___ ........ _ .... fII!> .. I ...... "III'_~I ... q,..l. .",~.= XC ,atAR_
shall have sole responsibility for enforcement of any rules and
regulations affecting the Easement Area, including but not
limited to posting of rules and regulations and, in the event of
continued public abuse or violation of applicable rules and
regulations, Grantee agrees to cooperate with Grantor in
temporarily closing, off the Easement Area to public access.
3. MAINTENANCE. Grantee shall be responsible for
constructing, maintaining and repairing the Easement Area and
Grantor shall not be assessed for said construction, repair and
maintenance.
4. INDEMNIFICATION. Grantee shall hold harmless and
indemnify Grantor from any and all claims, demands, and causes of
action brought by any third parties relating to the use of the
Easement Area and shall reimburse Grantor for any costs and
attorney fees incurred by Grantor in any defense of such claims,
demands and causes of action; PROVIDED, HOWEVER, this paragraph
does not purport to indemnify Grantor against liability for
damages arising out of bodily 'injury to persons or damage to
property caused by or resulting from the sole negligence of
Grantor, or Grantor's agents or employees; and PROVIDED FURTHER,
that in the case of concurrent negligence of the Grantee, its
servants, agents, employees and contractors, this indemnity
provision shall be valid an enforceable only to the extent of the
negligence of the Grantee, its servants, agents, employees and
contractors, as provided for in RCW 4.24.115(2), or as it may
hereafter be amended.
5. RUNS WITH THE LAND. The easement, restrictions and
covenants, and the benefits conferred hereby, and the obligations
imposed hereby, shall operate as covenants running with the land.
6. SUCCESSORS AND ASSIGNS. The rights and obligations of
the parties shall inure to the benefit of and be binding'upon
their respective successors and assigns.
7. AMENDMENT. This instrument may be amended only by a
written instrument recorded with the King County Department of
Records and Elections executed by both the Grantor and the
Grantee or their successors and assigns.
8. REMEDIES. In the event of any breach or threatened
breach of this Agreement by either party,' the other party, or
their successors and assigns, shall have the right to sue for
damages and/or for specific performance and/or to enjoin such
breach or threatened breach, the parties agreeing ,for themselves,
their successors and assigns that failure of either party to
perform its obligations hereunder will cause irreparable damage
to the other party. Grantee hereby expressly waives the defense
of sovereign immunity.
- 2 -
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9. NO TERMINATION UPON BREACH. It is expressly agreed
that no breach of this instrument shall entitle either party to
cancel, rescind, or otherwise to terminate this 'Agreement;
PROVIDED, however, that this provision shall not limit or
otherwise affect any other right or remedy which such party may
have hereunder by reason of any breach of this Agreement.
10. ATTORNEYS' FEES. The prevailing party in any action
brought to enforce or interpret the terms of this Agreement shall
be entitled to recover its costs and ,r,easonable attorneys' fees
incurred in said action.
FIRST CITY WASHINGTON, INC.,
a Washington corporation
By:
Its:
By:
Its
hlj_~'l-L~~
DEAN R. I!:~\CKSON
VICE PRESIDENT
-; ~
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- 3 -
CITY OF RENTON, a municipal
corporation
By:
Its:
"" ATIESTL22J~~~L¥~~~~----
Harilyn
: ',:,
,
::i
',I
,,'
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.;; ,
STATE OF ~kl\ )
\ )
\},'M ) ss. COUNTY OF <'\.4
On this day person?lly ::,,:ared l;>ef~:; me W~ R, ~ ~ ~~V,~\\
to me known to be the l\OJOO~-t 5b,Uu/~rk4 of FIRST
CITY WASHINGTON, INC., 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
~ ~~ ~ authorized to execute the said instrument
C"\J
M
" (\J
an~at the seal affixed, if any, is the corporate seal of said
corporation.
official seal this day of
Notary ?Ub~ and for the State
of Wo.5,N..14 1-, residing at ~~
My commis~ion expires: "I-Zt\.
C\J
(\J r--o (\J STATE OF ~0 Q;;n ~ "-Y cTY'-
0-..
COUNTY OF _1(~v~'~~~ ________ _
IS
ss,
I certify that I know or have satisfactory evidence that
£ARL fi-YlJ/3f-g,.jA/!RlIyiJ fffegc,M signed this instrument, and on oath stated
that he/she was authorized to execute the, .instrument and
acknowledged it as the M'1YdR. /... ttrytf&« of the CITY OF
RENTON, a municipal corporation, to be the free and vOluntary act
of such party for the uses and purposes mentioned in the
instrument ..
~~~D~ TO AND SUBSCRI~E~9~~:ore me this ~ day of
~ ~
Fc\7S01\A.OJ052.ALK
- 4 -
"
",
EXHIBIT "A"
That Portion ot Tract D, W48hington Technical Center, as recorded
in Voluae 122 ot Plat., Page. 98 through 102, records ot King
,County, Washington, lying NOrtherly ot Southwest 7th Street as
deeded to the 'City ot Renton by deed tiled under Recorder'. No.
8702100643, and Westerly ot Nache. Avenue SOuthwest as deeded to
the City of Renton by deed filed under Recorder's No. 8702100644, record. of .aid County.
First City
BRH Job No •• 86230 ~
April 28, 1987
ALII/Surv. 17, 86230
86083
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TRACT B SHORELINE ACCESS EASEMENT
THAT PORTION OF TRACT B, WASHINGTON TECHNICAL CENTER, ACCORDING
TO THE PLAT THEREOF RECORDED IN VOLUME 122 OF PLATS, PAGES 98
THROUGH 102, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS
FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID TRACT Bj THENCE NORTH
11°34'46" WEST ALONG THE WESTERLY LINE THEREOF 1,351.17 FEET;
THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 500.00 FEET AND
ALONG SAID WESTERLY LINE 536.69 FEETj
THENCE NORTH '73°04'46" WEST ALONG SAID WESTERLY LINE 137.81 FEET;
THENCE ON A CURVE TO THE RIGHT HAVING A RADIUS OF 238.52 FEET AND
ALONG SAID WESTERLY LINE 201.00 FEET TO THE NORTHERLY MARGIN OF
OAKESDALE AVENUE SOUTHWEST, AS DESCRIBED IN DEED RECORDED UNDER
KING COUNTY RECORDING NO. 8702100643, THE BEGINNING OF A NON-
TANGENT CURVE CONCAVE TO THE EAST HAVING A RADIUS OF 238.52 'FEET
(A RADIAL LINE THROUGH SAID BEGINNING BEARS SOUTH 65°12'15" WEST)
AND THE TRUE POINT OF BEGINNING;
THENCE NORTHWESTERLY AND NORTHERLY 24.87 FEET 'ALONG SAID CURVE
AND WESTERLY LINE THROUGH A CENTRAL ANGLE OF 05°58'24" TO A LINE
LYING CONCENTRIC OR PARALLEL WITH SAID NORTHERLY MARGIN AND 20.00
FEET NORTHERLY THEREFROM, AS MEASURED AT RIGHT ANGLES THERETO,
AND THE BEGINNING OF A NON-TANGENT CURVE CONCAVE TO THE SOUTH
HAVING A RADIUS OF 600.00 FEET (A RADIAL LINE THROUGH SAID BEGIN-.
NING BEARS SOUTH 13°55'10" WEST);
THENCE EASTERLY ALONG sAt6 PARALLEL LINE THE FOLLOWING TWO
COURSES:
THENCE EASTERLY 31.43 FEET ALONG SAID CURVE THROUGH A CENTRAL
ANGLE OF 03°00'04";
THENCE SOUTH' 73°04'46" EAST 104.15 FEET;
THENCE SOUTH 16°55'14" WEST 20.00 FEET TO SAID NORTHERLY MARGIN;
THENCE WESTERLY ALONG SAID NORTHERLY MARGIN THE FOLLOWING TWO
COURSES:
THENCE NORTH 73 ° 04 ',46" WEST 104.15 FEET TO THE BEGINNING OF A
CURVE CONCAVE TO THE SOUTH HAVING A RADIUS OF 580.00 FEET;
THENCE WESTERLy 15.86 FEET ALONG SAID CURVE THROUGH A CENTRAL
ANGLE OF 01"33 '59" TO THE TRUE POINT OF BEGINNING.
THE PARCEL DESCRIBED ABOVE CONTAINS 2,562 SQUARE FEET, MORE OR
LESS.
SITUATE IN THE CITY OF RENTON, KING COUNTY, WASHINGTON.
FIRST CITy WASHINGTON, INC.
BLACKRIVER CORPORATE PARK
WILLIAM A. HICKOX, P.L.S.
APRIL 8, 1992
BRH JOB NO. 92090/SUR 53-B
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TRACT 8 J:;'// BLACKRIVERCj ~~[3. .. /:Y II TE PARK I' .. '~ /7 CORPORA W~SHWGTON ~ . .... -~
/' RENTON EJ.OPUElrrS CORP. or:> '. . FUlST Cfr( DEV ,>Y" . . . /(
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TRACT 8
BLACKRIVER ~~
CORPORATE ,PARK rJ tj x
RENTON WASHINGTON:':
AnST CITY DEVELOPLIDfTS COR? ~ . tc:=~..rwt
20'x 120' Shoreline Access Easement
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Society and he City
This Agreement
J"V!t; ,
CAG-92-115
AGREEMENT
made and entered into this I~·day of
1992 by and between the Seattle Audubon
of Renton.
WHEREAS, the City of Renton has expended substantial time,
effort and money to preserve the area known as the Black River
Riparian Forest and surrounding properties for purposes of open
space, wildlife habitat preservation, wetlands preservation and
associated purposes; and
WHEREAS, the City of Renton is actively involved in trying to
raise additional money to further its holdings in the Black River
Riparian Forest and surrounding properties; and
WHEREAS, the Seattle Audubon Society has a great interest in
furthering that activity; and
WHEREAS, the Seattle Audubon Society has been actively
involved in monitoring the waterfowl and wildlife in the area; and
WHEREAS, these activities by the Seattle Audubon Society can
significantly further. the city's efforts to obtain additional
funding to purchase properties in the area; and
WHEREAS, the
performing these
gathering funds.
Seattle Audubon Society is willing to commit to
functions to assist the City of Renton in
NOW, THEREFORE, the parties do hereby agree as follows:
The Seattle Audubon Society agrees to perform the following
services for the City of Renton, free of charge:
1. Conduct waterfowl and wildlife surveys on an average of
at least once per year.
2. Assist in the development of an Interpretive Program.
· , ,
AGREEMENT
Page 2
The City of Renton will utilize this Agreement to further its
efforts to secure additional funding to purchase additional
properties in the general area of the Black River Riparian Forest.
This agreement shall be in effect for a period of two years.
This agreement may, at the option of either party, be renewed for
an additional period of two years.
DATED this iOft,·day of July , 1992.
"
SEATTLE AUDUBON SOCIETY
By:
Its
CITY OF RENTON
By: LL~~<~
Its ?Parks and Recreation Director
CITY9:44:as.
, ..
AGREEMENT
Tt,. This~Agreement made and entered into this /0 day of
=..,.,;-;-:_.,.::":..,'I./=-=-I .. y'~_-:-, 1992 by and between the Citizens for Renton
Wildlands Preservation and the City of Renton.
WHEREAS, the City of Renton has expended substantial time,
effort and money to preserve the area known as the Black River
Riparian Forest and surrounding properties for purposes of open
space, wildlife habitat preservation, wetlands preservation and
associated purposes; and
WHEREAS, the City of Renton is actively involved in trying to
raise additional money to further its holdings in the Black River
Riparian Forest and surrounding properties; and
WHEREAS, Citizens for Renton Wildlands Preservation has a
great interest in furthering that activity; and
WHEREAS, Citizens for Renton Wildlands Preservation has been
actively involved in monitoring the wildlife in the area, litter
control/. providing field trips to groups to see and study the
herons and other wildlife in the area and researching the history
of the area and the wildlife in the area:, in particular the
effects of bald eagle predation on great blue herons; and
WHEREAS, these activities by Citizens for Renton Wildlands
Preservation can significantly further the city's efforts to
obtain additional funding to purchase properties in the area; and
WHEREAS, Citizens for Renton Wildlands Preservation is
willing to commit to performing these functions to assist the City
of Renton in gathering funds.
NOW, THEREFORE, the parties do hereby agree as follows:
The Citizens for Renton
perform the following services
charge:
Wildlands Preservation agree to
for the City of Renton" free of
1. Conduct bird counts on an average of at least once per
week.
2. Provide twelve field trips annually involving from two
to fifteen individuals, the field trips generally lasting between
1 and 2-1/2 hours.
3 •
weekly.
Provide litter control on an average of at least once
The City of Renton will utilize this Agreement to further
' .. /.
AGREEMENT
Page 2
its efforts to·· secure additional funding to purchase additional
properties in the general area of the Black River Riparian Forest. ~
Df\€. ""~. ~~~
This agreement shall be in effect for a period of ~~~LyeaLs.
This agreement may, at the option of either 'party, be renewed for
an additional period of two years. OM, "':.~' :;~
DATED this /Oilr·day of Tuly , 1992.
CITIZENS FOR RENTON WILDLANDS
PRESERVATION
CITY OF RENTON
,
By: ~t-~.p-v--
It and'Recreation Director
CITY9:41:as.
CITY OF RENTON
BLACK RIVER RIPARIAN FOREST
OPEN SPACE BOND ISSUE PROJECT
Value of Land and Improvements
Appraisal (complete)
Review Appraisal (complete)
Update Review Appraisal
Title Report/Insurance
PROJECT BUDGET
50 year Property History Report (3 parcels @ $400 each)
Hazardous Waste Assessment Report
. Closing Costs
Administrative Fees (Including Attorney Fee) .
Total
93-177
$2,883,000.00
-0-
-0-
$2,000.00
$500.00
$1,200.00
$3,000.00
$2,700.00
$23,000.00
$2,91 5,400_00
CITY OF RENTON File: C:\lo;,u:>'\grant\opnsp93,xls ,
OPEN SPACE CASH FLOW SCHEDULE
($409.611
es:
Grant Reimb Rec'd 0.00
1993 Grant Reimb 213.87
Expenditures:
Salaries 43.31
Benefits 6.57
Acquisition 0.00
Design 0.00
Jordan Larue 0.00
Construction 0.00
'993 Notes:
Beginning Balance 111/93 $435,673.54
1990 Interest Adjustment
1991 Interest Earnings
Adjust-K/C Admin Fees 0.00
.54
Expenditures:
Salaries 43.31
Benefits 6.57
Acquisition 0.00
Design 0.00
Jordan Larue 0.00
Construction 0.00
Total Budget for Puget Western Acquisition
Amount Spent in 1991
Amount Spent in 1992
Amount Spent in 1993
($83.476.271 $0.00 ($1.692.03) $0.00
0.00 0.00 0.00 0.00
72,104.34 0.00 1,623.00 0.00
104.34
3,742.92 0.00 0.00 0.00
1,047.80 0.00 0.00 0.00
0.00 0.00 0.00 0.00
0.00 0.00 0.00 0.00
0.00 0.00 0.00 0.00
0.00 0.00 0.00 0.00
CITY OF RENTON
OPEN SPACE PROJECT CARRYOVER
$2,175,146.61 $42,118.03 $25,080.77 $91,866.69
0.00
0.00
0.00 0.00 0.00. 0.00
$2,175,146.61
3,742.92 0.00 0.00 0.00
1,047.80 0.00 0.00 0'.00
0.00 0.00 0.00 0.00
0.00 0.00 0.00 0.00
0.00 0.00 0.00 0.00
0.00 0.00 0.00 0.00
Balance Remaining on Puget .Western Acquisition at 12/31/92
($2,513.77)
0.00
85.55
131.36
33.99
600.00
0.00
0.00
0.00
$405,544.77
0.00
131.36
33.99
600.00
0.00
0.00
0.00
$83,082.00
80,982.51
414.55
0.00
Kk$lWllsMii#1!
$0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
$0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
l6-Feb-93
($88,091.6 8)
0.00
74,026.76
3,917.59
1,088.36
600.00
0.00
0.00
0.00
$3,175.430.41
0.00
0.00
0.00
3,917.59
1,088.36
600.00
0.00
0.00
0.00
File: C:\lotu~~~grant\opnsp93.xls . ., ..
Beginning Balance 111/93
Additional Funding
1993 Grant Reimb
Revenues
Expenditures:
Salaries
Benefits
Acquisition
Design
Jordan Larue
Construction
Beginning Balance 111/93
Expenditures:
Salaries
Benefits
Acquisition
Design
Jordan Larue
Construction
CITY OF RENTON
CONSERVATION FUTURES CASH FLOW SCHEDULE
$ 1 ,041.82 $1,534,815.68 $27,249.32
0.00 0.00 0.00
0.00 0.00 c 0.00
0.00 0.00 0.00
0.00 0.00 0.00
0.00 0.00 0.00
0.00 0.00 0.00
0.00 0.00 0.00
0.00 0.00 0.00
0.00 0.00 0.00
CITY OF RENTON
CONSERVATION FUTURES PROJECT CARRYOVER
$ 1 .041.82 $ 1 ,534,815.68 $27,249.32
0.00 0.00 0.00
0.00 0.00 0.00
0.00 0.00 0.00
0.00 0.00 0.00
0.00 0.00 0.00
0.00 0.00 0.00
$100,000.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
$100,000.00
100,000.00
0.00
0.00
0.00
0.00
0.00
0.00
15·Fob·93
1,663,106.82
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Eligibility of Proposed Acquisition
as it Pertains to RCW 84.34.020
84.34.020 Definitions
As used in this chapter, unless a different meaning is required by the context:
(1) "Open space land" means (a) any land area so designated by an
official comprehensive land use plan adopted by any city or county and zoned
accordingly or (b) any land area, the preservation of which in its present use
would (i) conserve and enhance natural or scenic resources, or (ii) protect
streams or water supply, (iii) promote conservation of soils, wetlands,
beaches or tidal marshes, or (iv) enhance the value to the public of abutting
or neighboring parks, forests, wildlife preserves, nature reservations or
sanctuaries or other open space, or (v) enhance recreation opportunities, or
(vi) preserve historic sites, or (vii) retain in its natural state tracts of land not
less than five acres situated in an urban area and open to public use on such
conditions as may be reasonably required by the legislative body granting the
open space classification.
This proposed 14.21 acre acquisition in the Black River Riparian Forest meets the
above definition in regard to the following:
1. The land is identified in the City's adopted Comprehensive Park Recreation and Open
Space Plan and Trails Master Plan.
2. The land will conserve a scenic resource.
3. The land offers additional buffer to a Class 1 stream .
. 4. The land promotes the conservation of wetlands and Riparian Forest.
5. The land will enhance the value to the Public by providing visual relief, additional open
space, linkage to the Springbrook Habitat Corridor and nature reservations including
an active Great Blue Heron Rookery ..
6. The land will enhance passive recreation opportunities for walking, interpretation,
education, and wildlife viewing.
7. The land will retain in its natural state tracts of land greater than 5 acres in size
situated in an urban area. (This specific acquisition is 14.21 acres. The proposed
14.21 acre acquisition incorporated with the entire Black River project acreage in
public ownership eq!-lals 81 acres).
LB/d11
93-168d1
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
MEMORANDUM
April IS, 1993
Leslie Betlach, Open Space Coordinator
Mary Lynne Myer, Long Range Planning Manager~
Growth Management Act
The City of Renton is in the urban area as designated by King County ·in the county-wide policies
formulated under GMA. In addition, the City has applied for urban center status which would
allow it to grow to at least twice its present size. As an urban center, the city is required to have
additional parks and open space land to service the increase in population.
The Growth Management plan has been presented to, and agreed upon, with King County, but has
not gone through the formal process of adoption.
MLM4-15.DOC/Judy Wright
SLIDE SCHEDULE
City of Renton
Black River Riparian Forest
1. Pertaining to Question LB. -High Visibility
Aerial view looking west toward project area.
Slide taken above the Intersection of 1-405 and S.R. 167.
Oakesdale Avenue to the South (left).
Duwamish Valley in background.
Empire Ridge and S.R. 900 to north (right) of site.
2. Pertaining to Question 11.A.(2) -View Corridor
View looking northeast toward Great Blue Heron Rookery and riparian
forest.
Pondlwetland in foreground.
3. Pertaining to Question I LA. (3) --Scenic Resource
Habitat Corridor with mature stands of vegetation for wildlife.
4. Educational Opportunities
Field trip conducted by Renton Citizens' for Wildland Preservation as
part of existing agreement with the City.
Viewing nesting birds/herons.
5. View of eXisting side channel and grasslands.
6. View looking north and east overlooking the pond/wetland area.
Riparian forest in background.
LB/dlf
93-169df
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FINAL ENVIRONMENTAL IMPACT STATEMEN
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. March 1991
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FINAL
ENVIRONMENTAL IMPAcr STATEMENT
FOR
BLACKRIVER CORPORATE PARK, TRAcrS A AND B OFFICE BUILDINGS
CITY OF RENTON, WASHINGTON
For the Review and Comment of Citizens,
Citizens Groups, and Government Agencies
In Compliance With
The State Environmental Policy Act of 1971
Chapter 42.21c, Revised Code of Washington
and
Revised SEPA Guidelines, Effective April 4, 1989
Chapter 197-11, Washington Administrative Code
Date of Issue: March ~ 1991
.' .. . ~,.'; ' .
. .
Appendix G. Inventory of Flora and Fauna
•
<:-'
II
• Table G-t. Mammals Likely to Occur in the
Vicinity of the Blackriver Project Area
I'
I Co=onName Scientific Name
I Co=on Opossum" (Didelphis marsupialis)
Masked Shrew (Sorex cinereus)
I Trowbridge Shrew (Sorex trowbridgei)
I Vagrant Shrew (Sorex vagrans)
Dusky Shrew (Sorex obscurus)
I Northern Water Shrew (Sorex palustris)
~. Pacific Water Shrew (Sorex bendirei)
. Shrew-mole (Neurotrichus gibbsi) r Townsend Mole (Scapanus townsendi)
I Pacific Mole (Scapanus orarius)
I
Little Brown Myotis (Myotis lucifugus)
Yuma Myotis (Myotis yumanensis)
I Long-eared Myotis (Myotis evotis)
1
Long-legged Myotis (Myotis volans)
CaJifornia Myotis (Myotis cali/omicus)
J' Silver-haired Bat (Lasionycteris noctivagans)
r Big Brown Bat (Eptesicus fuscus)
Hoary Bat (Lasiurus cinereus)
G-l
~~~----------------------.......
Common Name
Western Big-eared Bat
Eastern Cottontail'
Eastern Gray Squirrel
Beaver'
Deer Mouse'
Bushytail Woodrat
California Red-backed Vole
Townsend Vole
Oregon Vole
Muskrat
Norway Rat
Black Rat
House Mouse
Pacific Jumping Mouse
Raccoon
Longtail Weasel'
Striped Skunk
Coyote'
G-2
Scientific Name
(Plecotus townsendi)
(Sylvilagus f/oridanus)
(Sciurus carolinensis)
(Castor canadensis)
(Peromyscus maniculatus)
(Neotoma cinerea)
(Clethrionomys occidentalis)
(Microtus townseridi)
(Microtus oregoni)
(Ondatra zibethica)
(Rattus norvegicus)
(Rattus rattus)
(Mus musculus) •
(Zapus trinotatus)
(Procyon lotor)
(Mustela frenata)
(Mephitis mephitis)
(Canis latrans)
I
I
I
I
J
I
• • --:
I,
~ --i
• Mammal or sign of mammal observed on project site or immediate vicinity. Information
from: .
City of Renton. 1981. Draft Environmental Impact Statement -Black River Office
Park. 115 pp. plus appendices.
Burt, W. H. and R. P. Grossenheider. 1976. A field guide to the mammals of America
north of Mexico. 289 pp.
Hunn, E. S. 1982. Birding in Seattle and King County. 160 pp.
Field obeservations and results of Shufman live trapping, July 2, 3, and 4, 1990.
G-3
Table G·Z. Results on Rodent Live Trapping
0-4
•
Trap No. April 3
6 0
7 0
8 0
9 1 Deer Mouse
10 1 Deer Mouse
11 0
12 1 Deer Mouse
13 0
14 0
15 0
April 4
0
1 Deer Mouse
1 Deer Mouse
0
1 Deer Mouse
0
0
0
0
0
G·5
Vegetation/Comments
Short blackberry, fescue, clover
R.c. grass, Scot's broom
R.C. grass thistle
R.C. grass, Scot's broom
Slash pile surrounded by nettles
Edge of slash pile, fescue, nettles
On slash pile, nettles, thistle
Edge of slash pile, fescue, nettles
Under downed log, blackberries
Clover, fescue, dock/trap spring,
no bait
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NORTH
o 200
I I
Feel
P-I Channel
I. e
15' 20 ,e e
14" 19" ~ if
, .' '} ' . .,
11 10 9 • 7 • 5/./ 3 ,,' "--e --.--_ ----e_ -.... --e __ • --e
" , 12, 17' 21 , e e e
Figure G-t. Rodent Trapping Locations on Tracts A and 8.
':-"':;:':'~1
D 11 12 13 14 ... -.................... --.... -... .
-4 5 6 7 S 9 .. ----_ ................ -... -.. , _ 15
-e
Table G.3. Avifauna Likely to Occur in the Vicinity or
the Blackriver Project Area
Common Name
. Pied-billed Grebe"
Double-Crested Cormorant"
Canada Goose"
Gadwall"
Mallard"
Northern Pintail"
American Wigeon"
Wood Duck"
Northern Shoveler"
Blue-winged Teal"
Green-winged Teal'
Cinnamon Teal"
Canvasback'
Ring-necked Duck'
Lesser Scaup" .
Common Goldeneye"
Barrow's Goldeneye'
Bufflehead'
Ruddy Duck"
Common Merganser'
Scientific Name
(Podilymbus podiceps)
(PhaJacrocorax auritus)
(Branta canadensis)
. (Anas strepera)
(Anas platyrhynchos)
(Anas acuta)
(Anas americana)
(Air sponsa)
(Anas cIypeata)
(Anas discors)
(Anas crecca)
(Anas cyanoptera)
(Aythya valisineria)
G-?
(Aythya col/aris)
(Aythya affinis)
(Bucephala cIangula)
(Bucephala islandica)
(BucepIJala albeola)
(Oxyura jamaicensis)
(Mergus merganser)
Common Name
Hooded Merganser"
American Coot"
Great Blue Heron"
Green-backed Heron"
Killdeer"
Spotted Sandpiper'
Western Sandpiper"
Ruffed Grouse"
California Quail"
Northern Harrier'
Sharp-shinned Hawk
Cooper's Hawk
Northern Goshawk'
Red-tailed Hawk'
Rough-legged Hawk'
Bald Eagle"
American Kestrel"
Bam Owl·
Great Homed Owl
Belted Kingfisher'
Band-tailed Pigeon'
. Scientific Name
G-8
(Lophodytes cucullatus)
(Fulica americana)
(Ardea herodias)
(Butorides striatus)
(Charadrius vociferus)
(Actitis macularia)
(Calidris mauri)
(Bonasa umbellus)
(Callipepla califpmica)
(Circus cyaneus)
(Accipiter striatlis)
(Accipiter cooperii)
(Accipiter genii/is)
(Buteo jamaicensis)
(Buteo lagopus)
(Haliaeetus /eucoceplJalus)
(Falco spar/erius)
(Tyto alba)
(Bobo virginian us)
(Cery/e alcyon)
(Columba fasciata)
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I Common Name Scientific N arne
I Rock Dove" . (Columba /ivia)
Rufous Hummingbird (Selasphorus rufus)
I Lewis's Woodpecker
/
(Melanerpes lewis)
I Downy Woodpecker (Picoides pubescens)
Northern Flicker" (Colaptes auratus)
I Olive-sided Flycatcher (Cantopus borealis)
I Willow F1Y,catcher (Empidonax traillii)
"Western" Flycatcher (Empidonax sp.)
I Vaux's Swift (Chaetura vauxi)
I Tree Swallow (Tachycineta bicolor)
Violet-Green Swallow" (Tachycineta tha/assina)
I Bam Swallow" (Hirundo rustica)
I American Crow" (Corvus brachyrhynchos)
Steller's Jay" (Cyanocitta stelleri)
I Black-capped Chickadee" (Parus atricapillus)
I Chestnut-backed Chickadee" (Parus rufescens)
Bushtit' (Psa/triparus minimus)
I Red-breasted Bushtit (SUta canadensis)
I Winter Wren" (Troglodytes troglodytes)
I
Bewick's Wren (Thryomanes bewickii)
Marsh Wren' (Cistothorus pa/ustris)
I
I G-8
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Common Name Scientific Name
American Goldfinch' (Carduelis tristis)
House Sparrow' (Passer domesticus)
Observed on project site and immediate vicinity (P-1 Pond and riparian forest) .
Information from:
City of Renton. Draft Environmental Impact Statement -Black River Office Park. 115
pp. plus appendices.
Murphy, M. No date. List of water, shore, and land birds noted, Black River Corporate
Park, November I, 1986 to July 21, 1987.
Peterson, R. T. 1990. A field guide to western birds. 432 pp.
Hunn, E. S. 1982. Birding in Seattle and King County. 160 pp.
,
Field surveys conducted from January through August, 1990.
G-I0
• • • • • o
• • • • ..
Table G-4. Reptiles and Amphibians Likely to Occur
in the Blackrlver Project Area
Common Name Scientific Name
Salamanders
Northwestern Sahimander (Ambystoma gracile)
Long-toed Salamander (Ambystoma macrodactylum)
Rough-skinned Newt (T aricha granulosa)
Red-backed Salamander (Plethodon vehiculum)
Ensatina (Ensatina eschscholtzi)
Frogs and Toads
Western Toad (Bufo boreas)
Pacific Tree Frog (Hyla regil/a)
Red-legged Frog (Rana aurora)
Bullfrog (Rana catesbiana)
Turtles
Western Pond Turtle (Clemmys manl1orata)
Painted Turtle (C/zrysemys picta)
Lizards
Western Fence Lizard (Sceloporus occidentalis)
Northern Alligator Lizard (Gerrhonotus coeruleus) .
G-ll
.,~::,:.
• J
Common Name
Snakes
Pacific Rubber Boa
Common Garter Snake
Western Terrestrial Garter Snake
Northwestern Garter Snake
Rough-skinned Newt
Red-backed Salamander
Information from:
Scientific Name
(Channa bottae)
(Thamnophis sirtaJis)
(Thamnophis elegans)
(Thamnophis ordinoides)
(T aricha granulosa)
(Plethodon vehiculum)
Stebbins, R. C. 1966. A field guide to western reptiles and amphibians .. Houghton Mifflin
Company, Boston, MA. 279 pp.
City of Renton. 1981. Draft Environmental Impact Statement -Black River Office Park ..
115 pp. plus appedices.
Hunn, E. S. 1982. Birding in Seattle and King County. 160 pp.
G-12
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II
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II
Table G·S. Common and Scientific Names or Plant Species Observed
In the Vicinity of Tracts A and B and in the P·I Pond, Renton, WA
Trees/Saplings
black cottonwood (Populus trichocarpa)
Douglas fir (Pseudotruga menziesii)
Lombardy poplar (Populus italica)
mountain·ash (Sorb us aucuparia)
Oregon 'Ash (Fraxinus latifolia)
red alder (Alnus rubra)
weeping willow (Salix babilonica)
Shrubs
butterfly bush (Buddleja daridii)
bittersweet nightshade (Solanum dulcamera)
Douglas' spirea (Spiraea douglasii)
Himalayan blackberry (Rubus discolor)
red elderberry (Sambucus racemosa)
red·osier dogwood (Comus stolonifera)
rose (Rosa sp.) .
Scot's broom (Cytisus scoparius)
sumac (Rhus glabra)
tall shining Oregon grape (Berberis aquifolium)
vine maple (Acer circinatum)
willow (Salix spp.)
Grasses and Forbs
bird's foot trefoil (Lotus comiculatus)
bluegrass (Poa spp.)
Canada thistle (Cirsium arvense)
colonial bentgrass (Agrostis tenuis)
common mullein (Verbascum thapsus)
common plantain (Plantago major)
common cattail (Typha latifolia)
Straw colored sedge (Cyperus strigogsus)
G·13
creeping buttercup (Ranunculus repens)
curly dock (Rumex crispus)
dandelion (Taraxacum officianale)
English plantain (Plantago lanceolata)
fireweed (Epi/obium angustifoiia)
horsetail (Equisetum arvense)
Kentucky bluegrass (Poa pratense)
lady's thumb knotweed (Polygonum persicaria)
marsh speedwell (Veronica scuttellata)
orchard grass (Dactylis glomerata)
oxeye daisy (Chrysanthemum leucanthemum)
prickly lettuce (Lactuca serriola)
purple loosestrife (Lythrum sa/icaria)
red-top (Agrostis alba)
reed canarygrass (Pha/aris arundinaceae)
Russian thistle (Cirsium vulgare)
small-fruited bulrush (Scirpus microcarpus)
soft rush (Juncus effusus)
spike rush (Eleocharis palustris)
SI. John's wort (Hypericum perforatum)
sweet clover (Melilotus alba)
tall mannagrass (Glyceria elata)
tansy (Tanacetum vulgare)
timothy (Phleum pratense)
velvetgrass (Holcus lanatus)
Watson's willow herb (Epilobium watson;;)
white clover (Trifolium repens)
yellow flag (Iris pseudacorus)
G-14
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• • • •
CURT SMlTCH
Director
STATE OF WASHINGTON
DEPARTMENT OF WILDLIFE
600 North Capitol Way, GJ'll • Olympia, Washington 98504.CXJ91 • (206) 753·5700
August 17, 1989
Betsy MacWhinney
Jones & Stokes Associates, Inc,
1808 l36th Place NE
Bellevue, WA 98005
RE: BLACK RIVER OFFICE PARK EIS T23N R3E SECTIONS 13 AND 24
Dear Ms. MacWhinney:
We have completed a review of our files for information on significant natural
features in the study area. The result of this review is presented in the
enclosed material, which summarizes the occurrence of special animals reported
within or adjacent to the study area, The Washington Natural Heritage Program
will mail, under separate cover, project area information concerning special
plants and plant communities,
We hope this presentation will be useful to you. This response is provided for
your information only an~ is not to be construed as an official Department of
Wildlife environmental review of your project, For official Department review
and comment, mail environmental impact documents to: Washington Department of
Wildlife, Regional Habitat Biologist~ Ted Muller, 16018 Mill Creek Boulevard,
Mill Cr2ek, WA 9"8012.
In order to ensure the protection of the special species occurring in the study
area, we recommend that the specific locational information presented here not
be published or distributed,
If your office should publish or ~istribute general information fr6m the
enclosed material, please,provide the Nongame Wildlife Program with a draft of
any document in which information from the Natural Heritage Data System is
incorporated or referenced, and cit~ the System as follows:
Natural Heritage Data System
Washington Department of Natural Resources and
Departmen't of Wildlif'e -Nongame Program
c/o Mail Stop EX-12
Olympia, WA 98504
G·15
Betsy MacWh1nney
August 17, 1989
Page two
The information provided is not to be taken as a complete inventory of the
project area and does not eliminate the need or responsibility to conduct more
thorough research. If you have further questions or concerns, please feel free
to contact us at (206) 586-1449.
RHT:pr-b
c: Rocky Spencer
Ted Muller
Dana L. Base
Enclosure
"".~
H. Taylor .
Nongame Data Systems Biologist
G-16
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I
ELEMENT OCCURRENCE SUMMARY
Introduction
Enclosure 1
'"
The Natural Heritage Data System was established by the State of Washington and
the Washington Natural Heritage Frogram of the Nature Conservancy. It is
currently maintained by the Heritage Frogram of the Washington Department of
Natural Resources and by the Nongame Wildlife Frogram of the Washington
Department of Wildlife.
The database is ~omprised of "element OCCltr=ecces." A~ "element" !s a natural
feature of particular interest because it is exemplary, unique, or endangered
on a statewide or national basis. An element can be a plant community, special
plant, or special animal species., An "element occurrence II is a reported or
confirmed locality of a native vegetation community, or of significant habitat
:or a plant or animal species of concern. Information on element occurrences
in the state i~ collected from herbarium and museum specimens, scientific
literature, knowledgeable individuals, and field investigations. This
information is compiled in the Natural Heritage Data System for use in land-use
planning and evaluating the status of Washington's natural features.
This enclosure summarizes the special animal occurrences reported within or-
adjacent to the study area and catalogued in the Natural Heritage Data System.
The Washington Natural Heritage Frogram manages similar information concerning
special plants and plant c'ommunities.
Format
The Element Occurrence Summary table lists those special animals that have been
reported to occur in or adjacent to the area specified in your information
request.
-The first column lists the U.S. Geological Service (USGS) topographic
quadrangle.
-The second column lists the· township, range, and section.
-The third column, entitled "conf." (confirmation), lists a code
indicating the specificaity of the locations recorded for each element
occurrence.
Confirmation Codes
C -The location of the element occurrence is known to within a i/4-mile
radius. In addition, the locality has been confirmed.
U -The location of the element occurrence is known to within a 1/4-mile
radius, but at this time has not been confirmed.
-1-
G-17
N • The location of the element occurrence is known to ~i:hin a I-mile
radius. This information usually is derived f,om secondary sources.
G • The element occurrence is locatable only to a general area, usually
denoted by a geographic name. This information was derived from secondary
sources.
-The next column contains federal and state status information.
Code
FE
FT
Status Codes for Special Animals
Explanation
Federal Endangered - A species in danger of ext:~ction throughout
all or a significant portion of its range.
Federal Threatened - A species which is likely"· become endangered
within the foreseeable future.
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The state status given in the second column under "Element Status" is based on
status evaluations conducted by the Washington Department of Wildlife, Nongame
Program. I
Code Explanation
SB State Endangered - A species which is' seriously threatenea with
extirpation throughout all or a significant portion of its .range
within Washington.
ST State Threatened - A species that could become endangered within
Washington in the foreseeable future without active management or
removal of threats.
SS State Sensitive - A species that could become t~reatcncd 1f current
water, land, and environmental practices continue.
SM State Monitor - A species of special interest because it: 1) has
significant popular appeal; 2) requires limited habitat during some
portion of its life cycle; 3) is an indicator of environmental
quality; 4) requires further field investigation to determine popu-
lation status classification; or 6) was justifiably removed from
Endangered, Threatened, or Sensitive classification.
If code column is blank this species is currently uncc~ consideration
for classification as either endangered, threatened, •• ~sitive or
monitor.
In the fourth column the animal species is named.
-2-
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II
The fifth column, entitled "Crit." (Criteria), lists codes that '".:::a:e
the specific criterion/criteria used to evaluate whecher a habitat
location is significant to the species.
Element Occurrence Criteria for Special Animals
10 Individual occurrence -Any record of the species constitutes a
L special animal OCcurrence.
He Herptile Concentration -Five or more individuals present in the
same location.
CR Colonial roosts
B Evidence of breeding -nest, young or eggs, adult visiting probable
nest site, nest building activity (i.e., carrying nest material),
breeding display, agitated behavior and distraction display (i.e ..
feigniag injury).
RI Regular individual occurrences at the same location -Observations
of less than 10 individuals that have been made during at least
three different years, not necessarily consecutive.
RSC RegUlar small concentrations -during migration, breeding or winter
season of over 70 individuals observed during at least three
different years, not necessarily consecutive.
Comments
The enclosed information represents the reported element occurrences currently
catalogued in the Natural Heritage Data System. The Data System is constantly
updated as more current and.historic info~ation on element occurrences in the
state are reported. Consequently, some of the element occurrences reported to
occur historically within the study area may no longer be present. Likewise,
areas within the study boundary for which element occurrene~s have not yet been
reported, nevertheless, may support special animal species.
Finally, if information is needed on specific plant community or special plant
occurrences within the study area, please contact the Washington. Natural
Heritage Program, (206) 753-2449. For additional information on specific
special animal occurrences, please contact the Washington Department of
Wildlife Program, (206) 586-1449.
-3-
0-19
,
•
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0
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•
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G-20· B
...... \ ,...:. _ ..
CURT SMlTCH
DirooOf
STATE OF WASHINGTON
DEPARTMENT OF WILDLIFE
600 North Capitol Way, CI-n • Olympia, Washington 98504-iXJ91 • (206) 753-5700
August 17, 1989
Betsy MacWhinney
Jones & Stokes Associates, Inc.
1808 136th Place NE
Bellevue, WA 98005
RE: BLACK RIVER OFFICE PARK EIS T23N R3E SECTIONS 13 AND 24
Dear Ms. MacWhinney:
We have completed a review of our files for information on significant natural
features in the study area. The result of this review is presented in the
enclosed material, which summarizes the occurrence of special animals reported
within or adjacent to the study area. The Washington Natural Heritage Program
will mail, under separate cover, project area information concerning special
plants and plant communities.
We hope this presentation will be useful to you. This response is provided for
your information only and is not to be construed as an official Department of
Wildlife environmental review of your project. For official Department review
and comment, mail environmental impact documents to: Washington Department of
Wildlife, Regional Habitat Biologist, Ted Muller, 16018 Mill Creek Boulevard,
Mill Creek, WA 98012.
In order to ensure the protection of the special species occurring in the study
area, we recommend that the specific locational information presented here not
be published or distributed.
If your office should publish or distribute general information from the
enclosed material, please provide the Nongame Wildlife Program with a draft of
any document in which information from the Natural Heritage Data System is
incorporated or referenced, and cite the System as follows:
Natural Heritage Data System
Washington Department of Natural Resources and
Department of Wildlife -Nongame Program
c/o Mail Stop EX-12
Olympia, WA 98504
15
..
, .
r
[
nil, !I
"
Betsy MacWhinney
August 17, 1989
Page two
The information provided is not to be taken as a complete inventory of the
project area and does ~ot eliminate the need or responsibility to conduct more
thorough research. If you have further questions or concerns, please feel free
to contact us at (206) 586-1449.
RHT:pr-b
c: Rocky Spencer
Ted Muller
Dana L. Base
Enclosure
Nongame Data Systems Biologist
·16
•
Enclosure 1
ELEMENT OCCURRENCE SUMMARY
Introduction
The Natural Heritage Data System was established by the State of Washington and
the Washington Natural Heritage Program of the Nature Conservancy. It is
currently maintained by the Heritage Program of the Washington Department of
Natural Resources and by the Nongame Wildlife Program of the Washington
Department of Wildlife.
The database is comprised of "element occurrences.'t An "element" is a natural
feature of particular interest because it is exemplary, unique, or endangered
on a statewide or national basis. An element can be a plant community, special
plant, or special animal species. An "element occurrence" is a reported or
confirmed locality of a native vegetation community, or of significant habitat
for a plant or animal species of concern. Information on element occurrences
in the state is collected from herbarium and museum specimens, scientific
literature, knowledgeable individuals, and field investigations. This
information is compiled in the Natural Heritage Data System for use in land-use
planning and evaluating the status of Washington's natural features.
This enclosure summarizes the special animal occurrences reported within or
adjacent to the study area and catalogued in the Natural Heritage Data System.
The Washington Natural Heritage Program manages similar information concerning
special plants and plant communities.
Format
The Element Occurrence Summary table lists those special animals that have been
reported to occur in or adjacent to the area specified in your information
request.
-The first column lists the U.S. Geological Service (USGS) topographic
quadrangle.
-The' second column lists the township, range, and section.
-The third column, entitled "conf." (confirmation), lists a code
indicating the specificaity of the locations recorded for each element
occurrence.
Confirmation Codes
C = The location of the element occurrence is known to within a 1/4-mile
radius. In addition, the locality has been confirmed.
U = The location of the element.occurrence is known to within a 1/4-mile
radius, but at this time has not been confirmed.
-1-
G-17
i.
•• j
L
I ' t~
! ':
jJ
r·'· ;.'
-The fif:h column, entitled "Crit." (Criteria), lists codes that i~dica:s
the specific criterion/criteria used to evaluate whether a habitat
location is significant to the species.
Element Occurrence Criteria for Special Animals
10 Individual occurrence -Any record 9f the species constitutes a
a. special animal occurrence.
HC Herptile Concentration -Five or more individuals present in the
same location.
" CR Colonial roosts
B
RI
RSC
COlIDDents
Evidence of breeding -nest, young or eggs, adult visiting probable
nest site, nest building activity (i.e., carrying nest material),
breeding display, agitated behavior and distraction display (i,e.,
feigning injury).
Regular individual occurrences at the same location -Observations
of less than 10 individuals that have been made during at least
three different years, not necessarily consecutive.
Regular small concentrations -during migration, breeding or winter
season of over 70 individuals observed during at least three
different years, not necessarily consecutive.
The enclosed information represents the reported element occurrences currently
catalogued in the Natural Heritage Data System. The Data System is constantly
updated as more current and historic information on element occurrences in the
state are reported. C~~sequently,· some of the element occurrences reported to
occur historically wi thin the study' area may no longer be present. Likewise,
areas within the study boundary for which element occurrences have not yet been.
reported, nevertheless, may support special animal species.
Finally, if information is needed on specific plant community or special plant
occurrences within the study area, please contact the Washington Natural
Heritage Program, (206) 753-2449. For additional information on specific
special animal occurrences, please contact the Washington Department of
Wildlife Program, (206) 586-1449.
-3-
G-19
•
•
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• N
a
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"
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• N
o
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•
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•
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•
•
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•
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.. ,-.. '
Suite 6000
700 Fifth Avenue
Seattle, Washinglon 98104
(206) 624·9223
Facsimile (206) 382·9752
fIMtCIlV WASHINGTON, INC.
March 7, 1991
Ms. Leslie A. Bet1ach
Open Space Coordinator
Parks & Recreation Department
City of Renton
200 Mill Avenue South
Municipal Building
Renton, Washington 98055
Re: Blackriver Corporate Park -North
Dear Leslie:
RECErVEO"
MAR _ 8 1991
PARKS & RECREAnON
As we discussed, enclosed please find legal descriptions for
the north most lots 3-10 of Blackriver Corporate Park.
If you have any questions, please do not hesitate to call me
at 624-9223.
Very truly yours,
FIRST CITY WASHINGTON, INC,
Dean R. Erickson
Director of commercial Properties
Enclosure
DRE/ds
Betlach
... -
. -" ./' .
NEW PARCEL 3
THAT PORTION ,OF THE SOUTHEAST QUARTER OF SECTION 13, TOWNSHIP 23 NORTH, RANGE
4 EAST, W.M., KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SOUTHEAST QUARTER WITH
THE NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO
THE NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME' 122 OF
PLATS, PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH 88° 15' 00"
WEST ALONG SAID NORTH LINE 1099.78 FEET;, THENCE NORTH 1°45'00" EAST 400.00
FEET TO THE TRUE POINT OF BEGItmING; THENCE NORTH 88°15'00" WEST 350.00 FEET;
THENCE NORTH 71°42'49" ,WEST 218.86 FEET; THENCE NORTH 12°19' 12" WEST 109.81
FEET; THENCE SOUTH 71°22'34" WEST 174.45 FEET TO A POINT ON A CURVE HAVING A
RADIUS OF 650.00 FEET THE RADIUS POINT OF WHICH BEARS SOUTH 67°05'58" WEST;
THENCE NORTHWESTERLY ALONG SAID CURVE 174.47 FEET; THENCE NORTH 39 ° 14' 15" EAST
453.11 FEET TO A POINT ON THE SOUTHERLY LINE OF THE BURLINGTON NORTHERN
RAILROAD RIGHT-OF-WAY, SAID POINT BEING ON A CURVE HAVING A RADIUS OF 1165.09
FEET, THE RADIUS POINT OF WHICH BEARS. SOUTH 39°14'15" WEST; THENCE
SOUTHEASTERLY ALONG SAID CURVE AND SOUTHERLY LINE 267.97 FEET; THENCE SOUTH
37°35'03" EAST 308.70 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF
1005.37 FEET A DISTANCE OF 248.54 FEET TO A POINT WHICH BEARS NORTH 1°45'00"
EAST FROM THE TRUE POINT OF BEGItmING; THENCE SOUTH 1°45' DO" WEST 18.89 FEET
TO THE TRUE POINT OF BEGINNING,
EXCEPT THAT PORTION LYING WITHIN THE FOLLOWING TRACT:
THAT PORTION OF CHARLES BROWNELL'S DONATION CLAIM NO. 41, AND OF THE SOUTHWEST
QUARTER AND THE SOUTHEAST QUARTER OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4
EAST, WILLAMETTE MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTH QUARTER CORNER OF SAID SECTION 13; THENCE NORTH
00°58' 28" EAST ALONG THE NORTH-SOUTH CENTERLINE OF SAID SECTION 13 A DISTANCE
OF 884.84 FEET TO THE SOUTHEAST CORNER OF TRACT 26 OF RENTON SHORELANDS SECOND
SUPPLEMENTAL MAPS, 1958; THENCE SOUTH 72°37' 52" WEST ALONG THE SOUTH BOUNDARY
OF SAID TRACT 26 A DISTANCE OF 382.60 FEET; THENCE NORTH 70°54'02' WEST ALONG
SAID SOUTH BOUNDARY OF TRACT 26 A DISTANCE OF 73.50 FEET TO THE EAST LINE OF
THE CHARLES BROWNELL DONATION LAND CLAIM NO. 41; THENCE NORTH 01°24'04" EAST
ALONG SAID EAST LINE OF THE CHARLES BROWNELL DONATION LAND CLAIM NO. 41 A
DISTANCE OF 950.58 FEET TO A LINE 35 FEET SOUTHERLY OF AND PARALLEL WITH THE
CENTERLINE OF THE EXISTING MOST SOUTHERLY TRACK OF THE CHICAGO, MILWAUKEE, ST.
PAUL AND PACIFIC RAILROAD TRACKS AND THE TRUE POINT OF BEGINNING; THENCE
WESTERLY ALONG SAID, PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER OF WHICH
BEARS SOUTH 15°22'32" EAST HAVING A RADIUS OF 2,790.19 FEET, AN ARC DISTANCE
OF 789.44 FEET THROUGH A CENTRAL ANGLE OF 16 ° 12' 39" TO A POINT OF COMPOUND
CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE
CENTER OF WHICH BEARS SOUTH 31°35'11" EAST HAVING A RADIUS OF 2,580.74 FEET,
AN ARC DISTANCE OF 437.40 FEET THROUGH A CENTRAL ANGLE OF 09°42'39" TO A POINT
OF REVERSE CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS NORTH 41°17'50" WEST HAVING A RADIUS OF
428.64 FEET, AN ARC DISTANCE OF 73.32 FEET THROUGH A CENTRAL ANGLE OF
09°48'04" TO A POINT OF REVERSE CURVE; THENCE CONTINUING ALONG SAID PARALLEL
LINE ON A CURVE TO THE LEFT, THE CENTER OF WHICH BEARS SOUTH 31°29'46" EAST
HAVING A RADIUS OF 676.58 FEET, 'AN ARC DISTANCE OF 93.64 FEET THROUGH A
CENTRAL ANGLE OF 07°55'47" TO A POINT OF TANGENCY; THENCE CONTINUING ALONG
SAID PARALLEL LINE SOUTH 50°34' 27" WEST A DISTANCE OF 248.50 FEET TO A POINT
OF CURVE; THENCE CONTINUING ,ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT,
THE CENTER OF WHICH BEARS SOUTH 39°25'33" EAST HAVING A RADIUS OF 696.89 FEET,
AN ARC DISTANCE OF 40.09 FEET THROUGH A CENTRAL ANGLE OF 03° 17' 45" TO THE
SOUTH LINE OF THE BURLINGTON NORTHERN RAILROAD RIGHT-OF-WAY; THENCE NORTH
43°49'09" EAST ALONG SAID SOUTH LINE A DISTANCE OF 173.83 FEET TO A POINT OF
CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE
CENTER OF WHICH BEARS SOUTH 46 0 10' 51!' EAST HAVING A RADIUS OF 4,030.00 FEET,
NEW PARCEL 3 -PAGE 2
AN ARC DISTANCE OF 197.57 FEET THROUGH A CENTRAL ANGLE OF 02°48'32" TO A POINT
OF COMPOUND CURVE; rHENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS SOUTH 43°22'19" EAST HAVING A RADIUS OF
1,853.00 FEET, AN ARC DISTANCE OF 194.75 FEET THROUGH A CENTRAL ANGLE OF
06 °01' 18' TO A POINT OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH
LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 37°21 '01" EAST
HAVING A RADIUS OF 10543.00 FEET, AN ARC DISTANCE OF 186.51 FEET THROUGH A
CENTRAL ANGLE OF 01°00'49" TO A POINT OF COMPOUND CURVE; THENCE CONTINUING
ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH
36°20'12" EAST HAVING A RADIUS OF 1,657.00 FEET AN ARC DISTANCE OF 193.93 FEET
THROUGH A CENTRAL ANGLE OF 06°42' 20" TO A POINT OF COMPOUND CURVE; THENCE
CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH
BEARS SOUTH 29°37'52" EAST HAVING A RADIUS OF 6,738.00 FEET, AN ARC DISTANCE
OF 197.76 FEET THROUGH A CENTRAL ANGLE OF 01°40'54" TO A POINT OF COMPOUND
CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE
CENTER OF WHICH BEARS SOUTH 27° 56' 58" EAST HAVING A RADIUS OF 1,768.00 FEET,
AN ARC DISTANCE OF 194.45 FEET THROUGH A CENTRAL ANGLE OF 06°18'06" TO A POINT
OF COMPOUND CURVE; THENCE CONTINUING 'ALONG SAID SOUTH LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS SOUTH 21°38'52" EAST HAVING A RADIUS OF
8603.00 FEET, AN ARC DISTANCE OF 204.54 FEET THROUGH A CENTRAL ANGLE OF
01 °21' 44" TO A POINT OF COMPOUND CURVE; THENCE CONTINUING. ALONG SAID SOUTH
LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 20°17' 08" EAST
HAVING A RADIUS OF 1,922.10 FEET, AN ARC DISTANCE OF 178.79 FEET THROUGH A
CENTRAL ANGLE OF 05°19'46" TO A POINT OF COMPOUND CURVE ON THE EAST LINE OF
SAID CHARLES BROWNELL DONATION LAND CLAIM NO. 41; THENCE CONTINUING ALONG SAID
SOUTH LINE OF A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 14 ° 57' 22"
EAST HAVING A RADIUS OF 2814.93 FEET, AN ARC DISTANCE OF 659.42 FEET THROUGH A
CENTRAL ANGLE OF 13°25' 19" TO A POINT OF COMPOUND CURVE; THENCE CONTINUING
ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH
01 °32' 03" EAST HAVING A RADIUS OF 1,165.09 FEET, AN ARC DISTANCE OF 1,097.05
FEET THROUGH A CENTRAL ANGLE OF 53°57'00" TO A POINT OF TANGENCY; THENCE
CONTINUING ALONG SAID SOUTH LINE SOUTH 37°35'03" EAST A DISTANCE OF 308.70
FEET TO A P.oINT OF CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE
TO THE LEFT, THE CENTER OF WHICH BEARS NORTH 52°24' 57" EAST HAVING A RADIUS OF
1,005.37 FEET, AN ARC DISTANCE OF 45.82 FEET THROUGH A CENTRAL ANGLE OF
02°36'41", TO A LINE 35 FEET SOUTHERLY OF AND PARALLEL WITH THE CENTERLINE OF
THE EXISTING MOST SOUTHERLY TRACK OF THE CHICAGO, MILWAUKEE, ST. PAUL AND
PACIFIC RAILROAD TRACKS; THENCE WESTERLY ALONG SAID PARALLEL LINE NORTH
40°11'44" WEST A DISTANCE OF 126.24 FEET TO A POINT OF CURVE; THENCE
CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER OF
WHICH BEARS SOUTH 49°48'16" WEST HAVING A RADIUS OF 1,829.78 FEET, AN ARC
DISTANCE OF 309.67 FEET THROUGH A CENTRAL ANGLE OF 09°41'48"; THENCE NORTH
49°53'32" WEST ALONG SAID PARALLEL LINE A DISTANCE OF 167.07 FEET TO A POINT
OF CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT,
THE CENTER OF WHICH BEARS SOUTH 40°06'28" WEST HAVING A RADIUS OF 1,102.46
FEET, AN ARC DISTANCE OF 807.11 FEET THROUGH A CENTRAL ANGLE OF 41°56'46" TO A
POINT OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE
TO THE LEFT, THE CENTER OF WHICH BEARS SOUTH 01 °50' 18" EAST HAVING A RADIUS OF
2,790.19 FEET, AN ARC DISTANCE OF 659.24 FEET THROUGH A CENTRAL ANGLE OF
13°32' 14" TO THE TRUE POINT OF BEGINNING. .
TOGETHER WITH AND SUBJECT TO AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES
DESCRIBED AS FOLLOWS:
THAT PORTION OF THE SOUTH HALF OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST,
W.M., IN KING COUNTY, WASHINGTON, LYING WITHIN 30 FEET· ON EACH SIDE OF THE
FOLLOWING DESCRIBED CENTERLINE:
'.' /
NEW PARCEL 3 --PAGE 3
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SECTION 13, WITH THE
NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO THE
NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF PLATS,
PAGES .98 THROUGH 102, RECORDS OF-SAID COUNTY; THENCE NORTH 88°15'00" WEST
ALONG SAID NORTH LINE 1,626.50 FEET TO THE TRUE POINT OF BEGINNING; THENCE
NORTH 1°45' 00" EAST 225.00 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS
OF 853.34 FEET, A DISTANCE OF 209.55 FEET; THENCE NORTH 12°19'12" WEST 325.81
FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 600.00 FEET A DISTANCE
OF 803.66 FEET TO A POINT OF COMPOUND CURVE; THENCE ON A CURVE HAVING A RADIUS
OF 2,745.00 FEET A DISTANCE OF 1,916.19 FEET TO THE TERMINUS OF SAID
CENTERLINE •
SUBJECT TO AN EASEMENT -FOR INGRESS, EGRESS AND UTILITIES OVER THAT PORTION
DESCRIBED AS FOLLOWS; COMMENCING AT THE MOST WESTERLY CORNER THEREOF; THENCE
SOUTHERLY ALONG THE WESTERLY LINE OF THE ABOVE DESCRIBED MAIN TRACT 174.47
FEET TO THE SOUTHERLY LINE THEREOF AND THE TRUE POINT OF BEGINNING; THENCE
NORTH 71 °22' 34" EAST ALONG SAID SOUTHERLY LINE 144.45 FEET; THENCE NORTH
12°19'12" WEST 60.87 FEET; THENCE SOUTH 71°22'34" EAST 157 FEET TO SAID
WESTERLY LINE; THENCE SOUTHERLY ALONG SAID WESTERLY LINE TO THE TRUE POINT OF
BEGINNING.
Co.
Rev 7-Zj-e~
BUSH, ROED 8: HITCHINGS, INC,
NEW PARCEL 4:
THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 13; TOWNSHIP 23 NORTH, RANGE
4 EAST,' W, M" KING COUNTY, WASHINGTON AND TRACT 25, RENTON SHORELANDS 2ND
SUPPLEMENTAL DESCRIBED AS FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SOUTHEAST QUARTER WITH
THE NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO
THE NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF
PLATS, PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH 88' 15' 00"
WEST ALONG SAID NORTH LINE 1,626.50 FEET TO THE TRUE POINT OF BEGINNING;
THENCE NORTH I '45'00" EAST 225.00 FEET; THENCE ON, A CURVE TO THE LEFT WITH A
RADIUS OF 853.34 FEET A DISTANCE OF 209.55 FEET; THENCE NORTH 12'19' 12" WEST
140.57 FEET; THENCE SOUTH 71'22'34" WEST 413.75 FEET; THENCE SOUTH 31'14'05"
WEST 358.99 FEET; THENCE SOUTH 47'09'50" EAST 71.33 FEET; THENCE EAST 114.27
FEET; THENCE SOUTH 68.91 FEET TO THE NORTH LINE OF THE SOUTH 650.00 FEET OF
SAID SECTION 13; THENCE SOUTH 88'15'00" EAST, ALONG SAID NORTH LINE 454.26 FEET
TO THE TRUE POINT OF BEGINNING, CONTAINING 5.8319 ACRES, TOGETHER WITH AND
SUBJECT TO AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES DESCRIBED AS FOLLOWS:
THAT PORTION OF THE SOUTH HALF OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST,
W.M., IN KING COUNTY, WASHINGTON, LYING WITHIN 30 FEET ON EACH SIDE OF THE
FOLLOWING DESCRIBED CENTERLINE:
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SECTION 13, WITH THE
NORTH LINE OF THE SOUTH 650.00 FEET THEREOF, SAID NORTH LINE BEING ALSO THE
NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF PLATS,
PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH 88'15'00" WEST
ALONG SAID NORTH LINE 1,626.50 FEET TO THE' TRUE POINT OF BEGINNING; THENCE
NORTH 1'45'00" EAST 225.00 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS
OF'853.34 FEET, A DISTANCE OF 209.55 FEET; THENCE NORTH 12'19'12" WEST 325.81
FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 600.00 FEET A DISTANCE
OF 803.66 FEET TO A POINT OF COMPOUND CURVE; THENCE ON A CURVE HAVING A RADIUS
OF 2,745.00 FEET A DISTANCE OF 1,916.19 FEET TO THE TERMINUS OF SAID
CENTERLINE.
FIRST CITY' DEVELOPMENTS CORP.
APRIL 19, 1988
ARTHUR L. HITCHINGS
BRH JOB NO. 86114.04
SURV. 20A
{I,IP"""'-"",,_
tllf 1Il~ loll' T';'lti---Af~~ < vi _ .. % t""" • .. / f "t' h7(LH','<'
NEW PARCEL 6
THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION~13, TOWNSHIP 23 NORTH, RANGE
4 EAST, W.M., KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTH QUARTER CORNER OF SAID SECTION 13; THENCE NORTH
00°58'28" EAST ALONG THE NORTH-SOUTH CENTERLINE OF SAID SECTION 13, A DISTANCE
OF 884.84 FEET TO THE SOUTHEAST CORNER OF TRACT 26 OF RENTON SHORELANDS SECOND
SUPPLEMENTAL MAPS, ACCORDING TO THE UNRECORDED PLAT THEREOF; THENC£ SOUTH
72°37'52" WEST ALONG THE SOUTH BOUNDARY OF SAID TRACT 26, A DISTANCE OF 382.60
FEET; THENCE NORTH 70°54'02" WEST ALONG THE SOUTH BOUNDARY OF SAID TRACT 26, A
DISTANCE OF 73.51 FEET TO THE EAST LINE OF THE CHARLES BROWNELL DONATION LAND
CLAIM NO. 41; THENCE NORTH 01°24'04" EAST ALONG SAID EAST LINE 498.15 FEET;
THENCE SOUTH 81 °11' 35" EAST 119.19 FEET TO A POINT ON CURVE HAVING A RADIUS OF
650.00 FEET, THE RADIUS POINT OF WHICH BEARS SOUTH 52 °42' 12" EAST; THENCE
NORTHEASTERLY ALONG SAID CURVE 538.45 FEET TO THE TRUE POINT OF BEGINNING;
THENCE CONTINUE ALONG SAID CURVE 646.21 FEET; THENCE NORTH 39°14' 15" EAST
453.11 FEET TO A POINT ON THE SOUTHERLY LINE OF THE BURLINGTON NORTHERN
RAILROAD RIGHT-OF-WAY, SAID POINT BEING ON A CURVE HAVING A RADIUS OF 1,165.09
FEET, THE RADIUS POINT OF WHICH BEARS SOUTH 39°14 '15" WEST; THENCE WESTERLY
ALONG SAID CURVE AND SOUTHERLY LINE 829.08 FEET TO A COMPOUND CURVE; THENCE ON
A CURVE HAVING A RADIUS OF 2,814.93.FEET A DISTANCE OF 79.20 FEET TO A POINT·
WHICH BEARS NORTH 1°24'04" EAST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH
1 °24'04" WEST 365.48 FEET TO THE TRUE POINT OF BEGINNING,
EXCEPT THAT PORTION LYING WITHIN THE FOLLOWING TRACT:
THAT PORTION OF CHARLES BROWNELL'S DONATION CLAIM NO. 41, AND OF THE SOUTHWEST
QUARTER AND THE SOUTHEAST QUARTER OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4
EAST, WILLAMETTE MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTH QUARTER CORNER OF SAID SECTION 13; THENCE NORTH
00° 58' 28" EAST ALONG THE NORTH-SOUTH CENTERLINE OF SAID. SECTION 13 A DISTANCE
OF 884.84 FEET TO THE SOUTHEAST CORNER OF TRACT 26 OF RENTON SHORELANDS SECOND
SUPPLEMENTAL MAPS, 1958; THENCE SOUTH 72°37'52" WEST ALONG THE SOUTH BOUNDARY
OF SAID TRACT 26 A DISTANCE OF 382.60 FEET; THENCE NORTH 70°54'02' WEST ALONG
SAID SOUTH BOUNDARY OF TRACT 26 A DISTANCE OF 73.50 FEET TO THE EAST LINE OF
THE CHARLES BROWNELL DONATION LAND CLAIM NO. 41; THENCE NORTH 01°24'04" EAST
ALONG SAID EAST LINE OF THE CHARLES BROWNELL DONATION LAND CLAIM NO. 41 A
DISTANCE OF 950.58 FEET TO A LINE 35 FEET SOUTHERLY OF AND PARALLEL WITH THE
CENTERLINE OF THE EXISTING MOST SOUTHERLY TRACK OF THE CHICAGO, MILWAUKEE, ST.
PAUL AND PACIFIC RAILROAD'TRACKS AS DEPICTED ON THAT CERTAIN RECORD OF SURVEY
FOR LOT LINE ADJUSTMENT RECORDED UNDER RECORDING NO. 8312229001, RECORDS OF
KING COUNTY, WASHINGTON, AND THE TRUE POINT OF BEGINNING; THENCE WESTERLY
ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER OF WHICH BEARS
SOUTH 15 °22' 32" EAST HAVING A RADIUS OF 2,790.19 FEET, AN ARC DISTANCE OF
789.44 FEET THROUGH A CENTRAL ANGLE OF 16°12'39" TO A POINT OF COMPOUND CURVE;
THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER
OF WHICH BEARS SOUTH 31°35'11" EAST HAVING A RADIUS OF 2,580.74 FEET, AN ARC
DISTANCE OF 437.40 FEET THROUGH A CENTRAL ANGLE OF 09°42' 39" TO A POINT OF
REVERSE CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS NORTH 41°17'50" WEST HAVING A RADIUS OF
428.64 FEET, AN ARC DISTANCE OF 73.32 FEET THROUGH A CENTRAL ANGLE OF
09 ° 48' 04" TO A POINT OF REVERSE CURVE; THENCE CONTINUING ALONG SAID PARALLEL
LINE ON A CURVE TO THE LEFT, THE CENTER OF WHICH BEARS SOUTH 31°29'46" EAST
HAVING A RADIUS OF 676.58 FEET, AN ARC DISTANCE OF 93.64 FEET THROUGH A
CENTRAL ANGLE OF 07°55'47" TO A POINT OF TANGENCY; THENCE CONTINUING ALONG
SAID PARALLEL LINE SOUTH 50°34'27" WEST A DISTANCE OF 248.50 FEET TO A POINT
OF CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE . LEFT,
THE CENTER OF WHICH BEARS SOUTH 39°25'33" EAST HAVING A RADIUS OF 696.89 FEET,
AN ARC DISTANCE OF 40.09 FEET THROUGH A CENTRAL ANGLE OF 03°17'45" TO THE
SOUTH LINE OF THE BURLINGTON NORTHERN RAILROAD RIGHT-OF-WAY; THENCE NORTH
43°49'09" EAST ALONG SAID SOUTH LINE A DISTANCE OF 173.83 FEET TO A POINT OF
· .
NEW PARCEL 6 -PAGE 2
CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE
CENTER OF WHICH BEARS SOUTH 46' 10' 51" EAST HAVING A RADIUS OF 4,030.00 FEET,
AN ARC DISTANCE OF 197.57 FEET THROUGH A CENTRAL ANGLE OF 02 '48' 32" TO A POINT
OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS SOUTH 43'22'19" EAST HAVING A RADIUS OF
1,853.00 FEET, AN ARC DISTANCE OF 194.75 FEET THROUGH A CENTRAL ANGLE OF
06'01' 18' TO A POINT OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH
LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 37'21 '01" EAST
HAVING A RADIUS OF 10543.00 FEET, AN ARC DISTANCE OF 186.51 FEET THROUGH A
CENTRAL ANGLE OF 01'00'49" TO A POINT OF COMPOUND CURVE; THENCE CONTINUING
ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH
36'20'12" EAST HAVING A RADIUS OF 1,657.00 FEET AN ARC DISTANCE OF 193.93 FEET
THROUGH A CENTRAL ANGLE OF 06'42' 20" TO A POINT OF COMPOUND CURVE; THENCE
CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH
BEARS SOUTH 29'37'52" EAST HAVING A RADIUS OF 6,738.00 FEET, AN ARC DISTANCE
OF 197.76 FEET THROUGH A CENTRAL ANGLE OF 01'40' 54" TO A POINT OF COMPOUND
CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE
CENTER OF WHICH BEARS SOUTH 27'56'58" EAST HAVING A RADIUS OF 1,768.00 FEET,
AN ARC DISTANCE OF 194.45 FEET THROUGH A CENTRAL ANGLE OF 06'18'06" TO A POINT
OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE TO THE
RIGHT, THE CENTER OF WHICH BEARS SOUTH 21' 38' 52" EAST HAVING A RADIUS OF
8603.00 FEET, AN ARC DISTANCE OF 204.54 FEET THROUGH A CENTRAL ANGLE OF
01'21 '44" TO A POINT OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID SOUTH
LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 20'17' 08" EAST
HAVING A RADIUS OF 1,922.10 FEET, AN ARC DISTANCE OF 178.79 FEET THROUGH A
CENTRAL ANGLE OF 05'19'46" TO A POINT OF COMPOUND CURVE ON THE EAST LINE OF
SAID CHARLES BROWNELL DONATION LAND CLAIM NO. 41; THENCE CONTINUING ALONG SAID
SOUTH LINE OF A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 14' 57' 22"
EAST HAVING A RADIUS OF 2814.93 FEET, AN ARC DISTANCE OF 659.42 FEET THROUGH A
CENTRAL ANGLE OF 13'25' 19" TO A POINT OF COMPOUND CURVE; THENCE CONTINUING
ALONG SAID SOUTH LINE ON A CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH
01'32'03" EAST HAVING A RADIUS OF 1,165.09 FEET, AN ARC DISTANCE OF 1,097.05
FEET THROUGH A CENTRAL ANGLE OF 53'57'00" TO A POINT OF TANGENCY; THENCE
CONTINUING ALONG SAID SOUTH LINE SOUTH 37' 35' 03" EAST A DISTANCE OF 308.70
FEET TO A POINT OF CURVE; THENCE CONTINUING ALONG SAID SOUTH LINE ON A CURVE
TO THE LEFT, THE CENTER OF WHICH BEARS NORTH 52'24'57" EAST HAVING A RADIUS OF
1,005.37 FEET, AN ARC DISTANCE OF 45.82 FEET THROUGH, A CENTRAL ANGLE OF
02'36'41", TO A LINE 35 FEET SOUTHERLY OF AND PARALLEL WITH THE CENTERLINE OF
THE EXISTING MOST SOUTHERLY TRACK OF THE CHICAGO~ MILWAUKEE, ST. PAUL AND
PACIFIC RAILROAD TRACKS; THENCE WESTERLY ALONG SAID PARALLEL LINE NORTH
40'11' 44" WEST A DISTANCE OF 126.24 FEET TO A POINT OF CURVE; THENCE
CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT, THE CENTER OF
WHICH BEARS SOUTH 49'48' 16" WEST HAVING A RADIUS OF 1,829.78 FEET, AN ARC
DISTANCE OF 309.67 FEET THROUGH A CENTRAL ANGLE OF 09'41 '48"; THENCE NORTH
49'53'32" WEST ALONG SAID PARALLEL LINE A DISTANCE OF 167.07 FEET TO A POINT
OF CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE TO THE LEFT,
THE CENTER OF WHICH BEARS SOUTH 40'06' 28" WEST HAVING A RADIUS OF 1,102.46
FEET, AN ARC DISTANCE OF 807.11 FEET THROUGH A CENTRAL ANGLE OF 41'56'46" TO A
POINT OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID PARALLEL LINE ON A CURVE
TO THE LEFT, THE CENTER OF WHICH BEARS SOUTH 01'50'18" EAST HAVING A RADIUS OF
2,790.19 FEET, AN ARC DISTANCE OF 659.24 FEET THROUGH A CENTRAL ANGLE OF
13'32'14" TO THE TRUE POINT OF BEGINNING.
TOGETHER WITH AND SUBJECT TO AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES
DESCRIBED AS FOLLOWS:
THAT PORTION OF THE SOUTH HALF OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST,
W .M., IN KING COUNTY, WASHINGTON, LYING WITHIN 30 FEET ON EACH SIDE OF THE
FOLLOWING DESCRIBED CENTERLINE:
"'. . '\ ~ . /.:
NEW PARCEL 6 -PAGE 3
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID SECTION 13, WITH THE
NORTH LINE OF THE SOUTH 6S0.00 FEET THEREOF, SAID NORTH LINE BEING ALSO THE
NORTH LINE OF WASHINGTON TECHNICAL CENTER AS RECORDED IN VOLUME 122 OF PLATS,
PAGES 98 THROUGH 102, RECORDS OF SAID COUNTY; THENCE NORTH 88°1S'00" WEST
ALONG SAID NORTH LINE 1,626.S0 FEET TO THE TRUE POINT OF BEGINNING; THENCE
NORTH 1°45'00" EAST 22S.00 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS
OF 853.34 FEET, A DISTANCE OF 209.55 FEET; THENCE NORTH 12°19' 12" WEST 325.81
'FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 600.00 FEET A DISTANC~
OF 803.66 FEET TO A POINT OF COMPOUND CURVE; THENCE ON A CURVE HAVING A RADIUS
OF 2,74S.00 FEET A DISTANCE ,OF 1,916.19 FEET TO THE TERMINUS OF SAID
CENTERLINE.
RST CITY DEVELOPMENTS CORP.
3, 1989
CORPORATE PARK
NO. 86114.04/0S
20A
. . •
AN APPRAISAL
of the
VACANT LAND
LOCATED AT
BLACK RIVER INDUSTRIAL PARK
RENTON,WA
as at
MAY 15, 1992
Prepared For
CITY OF RENTON
by
Clifford H. Parrish F.R.I.,R.I.(B.C.)
C.H. PARRISH APPRAISAL SERVICES INC
, "" ,,-•. ~ ·ou"._ .... ·· .. ~ ... ''''¥ ......... ~ ........ -.:~~ •••• ''',. _., -•. ' .' .. ' , ...• ",.,.,~ -" "
.' c.· H. PARRISH APPRAISAL SERVICES INC
CLIFFORD H. PARRISH F.R.I..R.I.(B.C.)
City. of Renton
Parks & Recreation
200 Mill Avenue South
Renton, Wa 98055
Att: Leslie Betlach
Dear Sirs:
Harold's Square, 153 Madrone Lane N.
Winslow, Bainbridge Island
Washington 98110
Tel (206) 842-9055
Fax (206) 842-7489
8 June, 1992
In accordance with yout instructions, I have prepared an
appraisal of the above referenced property whose 'l'ax Account Number
is 132304.9088 an6 is located in the city of Renton, in King county,
Washington. The purpose of this report is to express an opinion bf
the Market Value of the property as a fee simpJe estate as if free
and clear of ~ll encumbrances,
In my opinion of Market Va.l.ue , cons.ideration was given to all
pertinent. data including market trends and economic anu general
conditions affecting current market value_ In the final analysis, the
subject property has an estimated Market Value as of June I, 1992 in
the sum of:
ONE MILLION ONE HUNDRED AND FIF'rV '['HOUSAND DOIURS
( $1,150,000.00 )
The appraisal includes both.the land and any improvements at the
date of inspection. It does not include any equipment, stock,
inventory, tools, furniture, fixtures or any other items, movable or
unmovable of a personal nature.
Market Value, as used in this report, is defined as the most
probable price which a property should bring in a competitive and
open market under all conditions requisite to a fair sale, the buyer
and seller each acting prudently, knowledgeably and assuming the
price is not affected by undue stimulus. The appraisal has been..
prepared in conformity with Uniform Standard's of Professional
Appraisal Practice as'adopted by the Appraisal Standards Board of the
Appraisal Foundation as of August 9, 1990.
A personal inspection was mad~ of the property and consideration
was given to:
Marke~ Value, as used in this report, is defined as the most
probable price which a property should bring in a competitive-and
open market under all conditions requisite to a fair sale, the buyer
and seller each acting prudently, knowledgably and assuming the price
is not affected by undue stimulus. 'l'his appraisal has been -prepared
in conformity with the Uniform standards of professional Appraisal
Practice.
A personal inspection of the property was made on February 3,
1992 and the photographs in this report of th'e subject were taken at
that time. consideration was given to:
Location, size, topography, zoning and utility of the land
and its value as if vacant and available for sale and use.
Sales and asking prices of vacant and available land'in the
area of the subject.
Interviews and conferences with'property owners, property
managers, realtors, and appraisers and developers.
Populationgrowth trends: industrial, commercial and
residentialdevelopment trends in the subject area.
This report consists OfQ pages including:
A letter which identifies the property, summaries the
results of th appraisal and certifies the conclusions
contained herein.
assumptions and limiting conditions.
A narrative section which contains local background and
economic data, a description of the subject property, a
discussion of valuation procedures and a conclusion of
value; and
An exhibit section which contains maps, site plans and
comparable sales data and other relevant exhibits.
We have not invetsigated the title to or any liabilities
against the property appraised.
Respe~ct~utty su~mi:ted'
I~ ~.
C.H. Parrish Appraisal Services, Inc
Clifford H. Parrish F.R.I."R.I.(B.C.)
..
CERTIFICATION
I, the understand, do hereby certify that, except as
oth~rwise noted in this appraisal report:
1. I have no present or contemplated future interest in
the real estate that is the subject of this appraisal
report.
2. That I have no personal interest or bias with respect
to the subject matter of this report nor to the parties
involved.
3. To the best of my knowledge and belief, the statements
of fact contained in this appraisal report, upon which
the analysis, opinions and conclusions expressed herein
are based, are true and correct.
4. This appraisal report sets forth all of the limiting
conditions ( imposed by the terms of our assignment or
by the undersigned) affecting the analyses, opinions
and conclusions contained in this report.
5. This appraisal has been prepared to the best of our
knowledge and belief,in accordance with the Uniform
standards of Professional appraisal Practice as adopted
by the Appraisal Standards Board of the Appraisal
Foundation. '
6. No one other than the undersigned prepared the analyses
conclusions and opinions concerning real estate that
are set forth in this appraisal report. The undersigned
has made a personal inspection of the property that is
the subject of this report.
7. In arriving at the analyses, conclusions and opinions
concerning real estate contained in this appraisal
report, we consulted with other appraisers, and hereby
acknowledge their professional contribution to the
analyses, conclusions and opinions concerning real
estate set forth in this appraisal report.
•
, "
CERTIFICNTION,continued
LIMITATIONS AS TO DISCLOSURE AND USE
8. Possession of this report, a copy, or any part thereof
does not carry with it the right of publication.
Disclosure of the contents of this report is governed
by the By-Laws and Regulations of the Appraisal
Institute.
9 . Neither all, nor any part of the contents of this
report (especially any conclusions as to value, the
identity the appraiser or the firm with which he is
connected, or an~'Are.ference,",to."the .Appraipal .Insti tute,
or to the designations F. R:":i:. ~r R. i. (B. C.) i sh"all be
used for any purposes by anyone but the client
specified in the report, without the previous written
of the Appraiser. Nor shall it be conveyed by anyone
to the public through advertising, public relations,
news, sales, or other media, without the written
consent and approval of the undersigned.
10. The value found by the appraiser is in no way
contingent upon the compensation to be paid for the
appraisal services.
Clifford H. Parrish F.R.I., R.I.(B.C.)
UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS
1. That the legal description furnished to the appraiser is true
and correct.
2. That no survey was furnished to the appraiser.
3. That the title of the property appraised in this report is
good.
4. That no title evidence pertaining to easements, leases,
reservations or other parties-in-interest was furnished to the
appraiser.
5. The property is appraised as a fee simple estate.
6. The appraisal assumes good title, responsible ownership and
competent management.
7. ' No responsibility is assumed formatters which are legal in
nature, nor is any opinion of the title rendered herewith ..
8. No guarantee is made for the accuracy of estimates or opinions
furnished by others and obtained in this report.
9. No liability is assumed in matters of legal character affecting
the property, 'such as title defects, encroachments, liens,
overlapping lines, etc.
10.. Any liens or encumbrances which may now exist have been
disregarded, and the property has been appraised as though free
of indebtedness and as though no delinquency in payment of
general taxes and special assessments exist.
11. The values assigned to improvements, shown in this report, are
in proportion to the contribution said improvements make to the
value of the property as a whole.
. •
12. Compensation for appraisal services is dependent only upon the
delivery of this report.
13. The value found by the appraiser is in no way contingent upon
the compensation to be paid for the appraisal services.
14. standard and accepted appraisal practices were employed in the
appraisal process.
15. In the event that the subject property enters into condemnation
proceedings, it is assumed the appraiser will be given
additional time for court preparation.
16. No right is given to publish or reproduce any portion of this
report without the consent of the appraiser.
17. No earthquake compliance report, hazardous waste or asbestos
analysis was made or ordered in conjunction with this appraisal
report.
18. No engineering survey was made or ordered in conjunction with
this report.
19. Appraisal reports that contain a valuation relating to an esti-
mate in land that is less than the whole fee simple estate are
subject to the following: "the value reported for such estates
relates to a fractional interest only in the real estate in-
volved and the value of the fractional interest plus the value
of all other fractional interests mayor may not equal the
value of the entire fee simple estate considered as a whole".
20, Appraised values that relate to geographical portions of a
large parcel or tract of real estate are subject to the follow-
ing: "the value reported for such geographical portion relates
to such portion only and should not be construed as applying
with equal validity to other portions of the larger parcel
or tract. The value reported for such geographical portion
plus the value of all other geographical portions mayor may
not equal the value of the entire parcel or tract considered
as an entity".
"
21. The appraiser assumes that a purchaser is aware that (1) this
appraisal on the subject property does not serve as a warranty
on the condition of the property, (2) it is the responsibility
of the purchaser to examine the property carefully and to take
all necessary precautions before signing a purchase contract,
and (3) ~ny estimate for repairs is a non-warranted opinion of
the appraiser unless otherwise stated.
22. If this appraisal is prepared in conformance with the plans and
specifications provided to your appraisers, it assumes
completion in a workm~nlike manner. The appraiser cannot be
held responsible for unforeseeable events that alter market
conditions prior to the effective date of the opinion.
23. The liability of C. II. Parrish Appraisal S~rvices Inc.
its Associate Appraisers and employees 1S llm1ted to the client
only and only up to the amount of the fee actually received for
the assignment. Further, there is no accountability,
obligation, or liability to any third party. If this report is
placed in the hands of anyone other than the client the client
shall make such party aware of all limiting conditions and
assumptions of the assignment and,related discussions. The
appraisers are in no way responsible for any costs incurred tp
discover or correct any deficiency in the property. In the
case of limited partnerships or syndication offerings or stock
offerings in real estate, the client agrees that in case of
lawsuit (brought by lender, partner, or part owner in any form
of ownership, tenant, or any other party), any and all awards,
settlements, or cost, regardless of outcome; the client will
hold C. H. Parrish Appraisal Services Tnc. and its
Associate Appraisers completely harmless.
24. Unless otherwise stated ill tllis report, tile existence of
hazardous substances, including without limitation asbestos,
polychlorinated biph~nyls, petroleum leaka~e, or agriCUltural
chemicals, which mayor may not be present on the property, or
other environmental conditions, were not called to the attention
of nor did the appraiser become aware of such during the
appraiser's inspection. The appraiser has no knowledge of the
existence of such materials on or in the property unless other-
wise stated. The appraiser, however, is not qualified to test
such SUbstances or conditions. The presence of such sub-
stances, such as asbestos, urea formaldehyde foam insulation, or
other hazardous substances or environmental conditions, may
affect the value of the property. The value estimated is
predicated on the assumption that there ,is no such condition on
or in the property or in such proximity thereto that it would
cause a loss ill value. No responsibility is assumed for any
such conditions, nor for allY expertise or engineering knowledge
required to discover them.
25. The instructions to appraise the subject were to assume that
there were no wetlands on the subject property and that a
building permit to develop the site would be obtainable in a
reasonable period of time.
o
"
PROPERTY IDENTIFICATION
OSTENSIBLE OWNER;
The subject properties ( Lots 3,4 and 6 ) are registered in the
name of;
First city Washington Inc.
PROPERTY LOCATION;
The subject property is located in the city of Renton, King
County, Washington State.
PURPOSE OF APPRAISAL:
The purpose of this appraisal is to estimate the Market Value of
the legally described property as an unencumbered fee estate. This
appraisal is being used for refinancing of the property.
"Market'Value" means (i) The most probable price which a
property should bring in a competitive and open market under all
conditions requisite to a fair sale, the buyer and seller, each
acting prudently, knowledgably and assuming the price is not affected
by undue stimulus. Implicit in this definition is the consummation of
a sale as of a specific date and the passing of title from seller to
buyer under conditions whereby:
1. Buyer and seller are typically motivated.
2. both parties are well informed or well advised, each acting
in what he considers to be his own best interest:
3. a reasonable time is allowed for exposure in the open
market
4. payment is made in terms of cash in U. S. dollars or in
terms of financial arrangements comparable thereto : and
5. the price represents the, normal consideration for the
property sold unaffected by special or creative financing
or sales concessions granted by anyone associated with the
sale.
(ii) Adjustments to the comparables must be made for special or
creative financing or sales concessions. No adjustments are
necessary for those costs that are normally paid by sellers as a
result of tradition or law in a market area: these costs are readily
identifiable since the seller pays these costs in virtually all sales
transactions. Special or creative financing adjustments can be made
to the comparable property by comparisons to financing terms offered
by a third party institution lender that is not already involved in
a mechanical dollar for dollar cost of the financing or concession,
but the dollar amount of any adjustment should approximate the
market's reaction to the financing or concessions based on the
appraisers judgement.
MOST PROBABLE SELLING PRICE.
For the purpose of this appraisal, market value is synonymous
with most probable selling price, which is that price at which the
appraised fee estate would most probably sell if exposed in the
market for a reasonable time, under market conditions prevailing as
of the date of appraisal.
Briefly stated, the transaction zone reflects the upper and
lower limits of value, how high a buyer might be willing to go in the
negotiation process, and how Iowa price the seller would be willing
to accept.
FUNCTION OF APPRAISAL.
The function of this appraisal is to estimate the market value
of the subject property so as to assist the lender in considerations
for loan collateral underwriting purposes and to serve as a benchmark
for value in that regard.
THE APPRAISAL RIGHTS.
The rights are those of an unencumbered fee simple estate, "an
absolute fee", without limitations or restrictions other than those
of eminent domains, escheat, police powers, taxation and other
applicable limitations approved by local health and public welfare
regulations including local land use and subdivision ordinances.
DEFINITION OF TITLE
The property rights being appraised are those of the fee simple
estate, free and clear of all encumbrances and liens. Real Estate
Appraisal Terminology defines a fee simple as "an absolute fee; a fee
without limitations to any particular cla~s or heirs or restrictions,
but subject to the limitations of eminent domain, escheat, police
power and taxation."
LEGAL DESCRIPTION
The subject property is briefly described as Parcel C, City of
Winslow Short Plat Recorded under Auditors No 8911140213, W63 being
the south 141.71 feet of the North West quarter of Section 26,
Township 25, Range 2 East.
DELINEATION OF TITLE
The last recorded title change is shown as being part of an
acqui~ion of a much larger parcel of land in December 1985. There has
been no title change of the three parcelsmentioned in this report and
the addendum wi~hin ~he last three years.
DATE OF VALUATION
The value of the subject property is as at June 1, 1992. The
inspection was initially made prior to this date but was reinspected
on several occasions through the month of June. All the photographs
-of the subject and the comparables were taken during June, 1992.
SUBJEC'r
P HOT 0 G RAP H S
, -------:-;
:" Itt :;', "'.~ I ' , • • ". ", .~ ',,~ t • ,
I, , .': ' , ". ' , ' •• ,' •
PUGET SOUND AREA DATA:
The Puget Sound Region consists of the contiguous counties of
Snohomish, King, Pierce and Kitsap in the State of Washington. It
is primarily concentrated within the counties of Snohomish, "King and
Pierce which are located between the Puget Sound shoreline and the
Cascade Mountains.
TOPOGRAPHY:
Land use in the Puget Sound area is dominated by urban areas,
small agricultural valleys and forests. The Cascade Mountains act
as a natural divider from the eastern portion of the state. The
Puget Sound area is concentrated around the Puget Sound shoreline.
CLIMATE:
The Puget Sound basin is protected from heavy rainfall and high
winds off the Pacific Ocean by the Olympic Mountains. On the east,
the Cascade Mountains shield the area from the winter cold of east-
ern Washington. The area has a mild climate throughout the year.
POPULATION:
King County has the greatest concentration of population in
Washington state with an April 1990 population of 1,449,509. It's
largest city, Seattle, has a 1990 population of 512,094. Pierce
County is located twenty-six miles south of Seattle and has Tacoma
as its largest city. In 1990, it has a population of 174,497.
Snohomish County is just eleven (11) miles north of Seattle. Its
largest city, Everett, has a 1990 popUlation of 69,136. Kitsap
County is located across Puget Sound from the other three and in
1990 its largest city, Bremerton, has a population of 37,080. From
1980 to 1990 population in this region grew from 2,240,437 to
2,722,063. Though only a 21.15% increase, the 481,626 new
inhabitants amounts to nearly 79% of Washington State's population
gain during this time. This region accounts for 56% of the total
state population of 4,826,675 as of April 1990.
Paralleling the national trend, there has been some shift of
population from the city to the surrounding communities. Seattle
proper lost population between 1980 and 1986 before increasing
slightly in 1987 through 1990, while most of the surrounding
communities gained. Seattle's population fell from 493,846 to a low
of 488,200 before increasing to 512,094. During this same period,
the largest gains in King County were in Redmond, Kent, Kirkland,
and Bellevue; and Lynnwood in snohomish County.
This change in Seattle demographics does not reflect a flight
from the city as much as a change in the makeup of the city
residents in relation to available living space. The average house-
hold size is decreasing as the larger families are being replaced by
singles and younger couples with few or no children.
Population projections by the Washington state Office of Finan-
cial Management predict a 21.56% increase for the Seattle/Everett
PMSA, from the census level of 1,607,618 (1980), to 1,953,600 in
1991. Proportionally greater gains are expected in Snohomish County
during this period. The following chart shows the population growth
in the Puget Sound Area between 1980 and 1990.
WASHINGTON STATE
CENTRAL PUGET SOUND REGION
King County
Seattle
Pierce County
Tacoma
Snohomish Cnty.
Everett
Kitsap County
Bremerton
FOUR COUNTY TOTAL
4,132,180
1,269,898
493,846
485,667
158,501
337,720
54,413
147,152
36,208
2,240,437
% CHANGE
4,826,675 +16.81
1,499,509 +18.08
512,094 + 3.70
575,928 +18.58
174,497 +10.09
460,851 +36.46
69, 136 +27.06
185,775 +26.25
2,722,063 +21.15
On a size criterion, the Puget Sound Region ranks preeminent
among the state's economic areas. In April 1990 the area population
of 2.72 million residents accounted for over 56% of the Washington
total. The region comprises less than 10% of ~he state's land area,
giving an average ,population density of about 377 persons per square
mile relative to the state average of 64 persons.
EMPLOYMENT:
The economic base is non-farm oriented; the value of farm
products sold accounts for less than 10% of the state total; largely
derived from poultry and dairy operations. Conversely, non-farm
activity is important and diverse. In September 1988, non-farm
payroll employment in the area averaged 993,200 workers and
represented over 51% of the state total; the manufacturing
employment share was approximately 50%. The Boeing Airplane Company
is still the largest single employer in the area, but as the
region's economy has expanded and diversified, the dependence on
Boeing has lessened. Nor is Boeing the only manufacturer of
transportation equipment in the area. PACCAR (railroad cars, trucks
and heavy equipment), is also one of Seattle's largest employers.
Two other large manufacturing industries are forest products and
food processing.
Eighty percent of the Seattle area economy, however, is involved
in non-manufacturing activities. Seattle is one of America's
leading ports. It is the largest U.S. center for "Overland Common
Point" (O.C.P.) shipments and ranks among the top nationally in
terms of container export traffic. As the largest urban area north
of San Francisco, and west of the Rocky Mountains, Seattle is the
northwest's major center for trade, distribution and services.
Another industry that has been booming in Seattle is the tourist and
convention industry.
Following are employment trends for the major sectors comprising
the Seattle/Everett PMSA non-agricultural employment:
MANUFACTURING
Durable Goods
Lumber & wood products
stone, clay & glass products
Primary metals
Machinery exc. electrical
Electrical machinery
Transportation equipment
Aircraft
Other transportation equip.
Instrument
Other durable goods
Nondurable Goods
Food & kindred products
Apparel & allied products
Paper & allied products
Printing & publishing
Chemicals
other nondurable goods
NONMANUFACTURING
Mining & Quarrying
Contract Construction
Transpor. & Public Util.
Wholesale & Retail Trade
Finance, Insur. & Real Est.
Services
Government
Sept. 1987
186,400
152,200
9,100
3,500
2,200
7,500
8,900
101,600
93,800
7,800
7,400
12,000
34,200
10,100
3,600
3,500
11,900
1,400
3,800
756,700
600
49,500
60,400
231,700
68,000
222,500
24,000
Sept. 1988
198,300
162,700
9,000
3,500
2,200
8,400
9,700
108,900
100,600
8,300
8,000
13,000
35,600
10,600
3,700
3,900
12,400
1,300
3,700
794,900
700
56,300
60,800
241,300
69,400
237,700
28,700
CHANGE
+11,900
+10,500
100
o
o
+ 900
+ 800
+ 7,300
+ 6,800
+ 500
+ 600
+ 1,000
+ 1,400
+ 500
+ 100
+ 400
+ 500
100
100
+38,200
+ 100
+ 6,800
+ 400
+ 9,600
+ 1,400
+15,200
+ 4,700
Two other major sociological trends -an older population and
more working women --are a key impetus in the growth of service
jobs. The Seattle area is already the health care center of the
Pacific Northwest. And, in the five years between 1982 and 1987, a
23% increase br,ought employment in the medical professions and
health services to over 35,000. As more women enter the work force
and have less time for the traditional homemaking activities, the
demand for support services -food preparation, housekeeping,
personal services, is ever on the rise.
Although Boeing is located outside the Seattle city limits, a
major portion of the Puget Sound region's employment is in the city
of Seattle. The University of Washington is Seattle's second
largest employer with 16,000 employees and 35,000 students. Several
manufacturing establishments including Boeing, PACCAR, Inc., and
Weyerhaeuser Company account for most manufacturing employment.
Financial institutions, retail and wholesale establishments, as well
as government offices and local school districts employ the bulk of
non-manufacturing workers.
TRANSPORTATION:
The Puget Sound area is a major transportation hub. Elliott Bay
in Seattle is a fine deep water harbor and the Port of Seattle is
very active in acquiring and developing new cargo terminals and
facilities. The Port is ranked among the largest container handling
ports in the world. Highway communications are very good.
Interstate 5 which runs north-south through the city and King County
extends from Canada to Oregon. Interstate 90 extends east-west from
Seattle over the Cascade Mountains through Snoqualmie Pass. Other
highways such as Interstate 405, the East Valley Freeway, and State
Highway 99 and 509 provide fast efficient transportation links
within the county. The Seattle-Tacoma Airport is a large
international port of entry. It is served by many large airlines
with flights serving Alaska, the Far East, Europe and the rest of
the contiguous United States. The airport accommodated 14,500,000
passengers in 1988 compared to about 11,400,000 in 1986. Railroad
service is also very good in The Puget Sound area. Three (3) major
rail lines, Amtrak, Burlington Northern and the Union Pacific have
trackage running throughout the area, with the latter two running
through the Green River Valley in South King county to Seattle
ports. The rail lines also extend north to Canada, east over the
Cascade Mountains and south to Oregon.
EDUCATION:
There are five Universities, five four year colleges and eleven
community colleges offering a full range of programs and degrees in
almost every field of endeavor located in the'area bounded by Tacoma
on the south and Everett on the .north. Over the years, these
universities and colleges have become a dynamic professional and
vocational resource for the area and along with the public and
private school systems, have been responsible for the high overall
educational level in the area.
A great number and variety of vocational schools are located in
the area. Business schools, barber colleges, heavy equipment
operator schools and almost everything in between, both public and
private, can. be found in the area. Universities, colleges, and
extension colleges that offer adult education and degree-completion
programs at night are also available.
CONCLUSION:
In summary, a steady increase in population is forecast for the
Puget Sound area. This together with good educational facilities, a
trained labor force, good transportation systems, and an increasing-
ly diversified industrial base, indicates that the future economic
trend will be for a moderate growth rate over the next several
years. Due to Seattle's position as the urban center of the Pacific
Northwest together with its increasing level of economic
diversification, the greater Seattle economy is projected to perform
better than the Pacific Northwest as a whole over both the near and
long term future.
. .
SEA TTL E MET R 0 POL I TAN ARE A OAT A
METROPOLITAN SEATTLE DATA:
Seattle is located in west central King county. Primary access
into and through Seattle is via Interstate 5, Interstate 90 and
State Highway 520.·
TOPOGRAPHY:
Seattle is located in the center of western Washington, on the
eastern shore of Puget Sound, an inland water body connected to the
Pacific Ocean. puget Sound occupies a major lowland area between
two mountain ranges, ~he Olympics to the west, and the Cascades to
the east. Built on seven hills between the expanse of Puget Sound
and the freshwater lakes to its east, Seattle has rolling terrain
with an abundance of both salt water frontage and lake frontage.
CLIMATE:
Seattle has a miid climate throughout the year. The Puget Sound
basin is protected from heavy rainfall and high winds off the
Pacific by the Olympic Mountains. On the east, the Cascade
Mountains shield the area from the winter cold of the mid-continent.
The winter days are mild and wet. Precipitation is usually light or
moderate with an occasional heavy downpour. The total annual
average measurable precipitation is 37 inches. This compares with
the averages of st. Louis 36 inches; Washington, D.C. 39 inches; New
York City 40.1 inches; Houston 48.2 inches; and Miami with 59.8
inches. The winter days are short and summer days are long with 16
hours of daylight in midsummer. The average summer temperature is
70 degrees.
POPULATION:
The tremendous rate of growth in the Seattle metropolitan area
during the 1950s and 1960s slowed down markedly in the 1970s.
During the two previous decades, population in the Seattle-Everett
Standard Metropolitan Statistical Area (SMSA) increased by 30% each
decade. However, in the 1970s, the rate slowed to roughly 13%. The
greater rate of growth in the two county SMSA over the past decade
occurred in Snohomish County, where population increased 27.4%. In
King County, population increased 13.9%.
Much of the Seattle area's growth during the sixties was
attributed to the aerospace boom. But, when areospace temporarily
bottomed out in 1971, many people moved out of the area. From 1970
to 1973, the PMSA population dropped by over 15,000, from 1,424,611
to 1,409,400. The local economy has since dramatically turned
around. In 1976, population in the Seattle metropolitan area
reached its 1970 level and continues to grow. Population in 1989
reached 1,876,400.
Population projections by the Washington state Office of
Financial Management predict a 22.6% increase for the PMSA from the
census level· of 1,606,618 (1980) to 1,969,967 in 1990. Proportion-
ally ·greater gains are expected in Snohomish county during this
period.
POPULATION CHARACTERISTICS
Seattle Metro-
Seattle politan Area Washington
1950 467,591 844,572 2,378,963
1960 557,087 1,107,213 2,853,214
1970 530,831 1,424,611 3,411,900
1980 493,846 1,607,618 4,130,163
1989 497,200 1,876,400 4,660,700
1990 512,094 1,969,967 4,826,675
2000 * 2,360,356 5,917,100
( * PROJECTIONS)
EMPLOYMENT:
Boeing is still the largest single employer in the area, but as
Seattle's economy has expanded and diversified, the dependence on
Boeing has lessened. Nor is Boeing the only large manufacturer of
transportation equipment in Seattle. PACCAR also manufactures
railroad cars, trucks and heavy equipment. Historically Lockheed
Shipbuilding and Todd Shipyard were major Seattle employers before
the decline of the shipbuilding industry. Two other large
manufacturing industries are forest products and food processing.
Three-fourths of the Seattle economy, however, is involved in
non-manufacturing activities. Seattle is one of America's leading
ports. It is the largest U.S. center for "Overland Common Point"
(O.C.P.) shipments and ranks first nationally in terms of container
export traffic. As the largest urban area north of San Francisco,
and west of the Rocky Mountains, Seattle is the northwest's major
center for trade, distribution and services. Another industry that
has been booming in Seattle is the tourist and convention industry.
PUG E T SOU N D ARE A D A T A
PUGET SOUND AREA DATA:
The Puget Sound Region consists of the contiguous counties of
Snohomish, King, Pierce and Kitsap in the State of Washington. It
is primarily concentrated within the counties of Snohomish, King and
Pierce which are located between the Puget Sound shoreline and the
Cascade Mountains.
TOPOGRAPHY:
Land use in the Puget Sound area is dominated by urban areas,
small agricultural valleys and forests. The Cascade Mountains act
as a natural divider from the eastern portion of the state. The
Puget Sound area is concentrated around the Puget Sound shoreline.
CLIMATE:
The Puget Sound basin'is protected from heavy rainfall and high
winds off the Pacific Ocean by the Olympic Mountains. On the east,
the Cascade Mountains shield the area from the winter cold of east~
ern Washington. The area has a mild climate throughout the year.
POPULATION:
King County has the greatest concentration of population in
Washington state with an April 1990 population-of 1,449,509. It's
largest city, Seattle, has a 1990 population of 512,094. Pierce
County is located twenty~six miles south of Seattle and has Tacoma
as its largest ,city. In 1990, it has a population of 174,497.
Snohomish County is just eleven (11) miles north of Seattle. Its
largest city, Everett, has a 1990 population of 69,136. Kitsap
County is located across Puget Sound from the other three and in
1990 its largest city, Bremerton, has a population of 37,080. From
1980 to 1990 population in this region grew from 2,240,437 to
2,722,063. Though only a 21.15% increase, the 481,626 new
inhabitants amounts to nearly 79% of Washington State's population
gain during this time. This region accounts for 56% of the total
state population of 4,826,675 as of April 1990.
paralleling the national trend, there has been some shift of
population from the city to the surrounding communities. Seattle
proper lost population between' 1980 and 1986 before increasing
slightly in 1987 through 1990, while most of the surrounding
communities gained. Seattle's population fell from 493,846 to a low
of 488,200 before increasing to 512,094. During this same period,
the largest gains in King county were in Redmond, Kent, Kirkland,
and Bellevue; and Lynnwood in snohomish county.
This change in Seattle demographics does not reflect a flight
from the city as much as a change in the makeup of the city
residents in relation to available living space. The average house-
hold size is decreasing as the larger families are being replaced by
singles and younger couples with few or no children.
Population projections by the Washington state Office of Finan-
cial Management predict a 21.56% increase for the Seattle/Everett
PMSA, from the census level of 1,607,618 (1980), to 1,953,600 in
1991. Proportionally greater gains are expected in Snohomish County
during this period. The following chart shows the population growth
in the Puget Sound Area between 1980 and 1990.
WASHINGTON STATE
CENTRAL PUGET SOUND REGION
King County
Seattle
Pierce County
Tacoma
Snohomish Cnty.
Everett
Kitsap County
Bremerton
FOUR COUNTY TOTAL
4,132,180
1,269,898
493,846
485,667
158,501
337,720
54,413
147,152
36,208
2,240,437
% CHANGE
4,826,675 +16.81
1,499,509 +18.08
512,094 + 3.70
575,928 +18.58
174,497 +10.09
460,851 +36.46
69,136 +27.06
185,775 +26.25
2,722,063 +21. 15
On a size criterion, the Puget Sound Region ranks preeminent
among the state's economic areas. In April 1990 the area population
of 2.72 million residents accounted for over 56% of the Washington
total. The region comprises less than 10% of the state's land area,
giving an average population density of about 377 persons per square
mile relative to the state average of 64 persons.
EMPLOYMENT:
The economic base is non-farm oriented; the value of farm
products sold accounts for less than 10% of the state total; largely
derived from poultry and dairy operations. Conversely, non-farm
activity is important and diverse. In September 1988, non-farm
payroll employment in the area averaged 993,200 workers and
represented over 51% of the state total; the manufacturing
employment share was approximately 50%. The Boeing Airplane company
is still the largest single employer in the area, but as the
region's economy has expanded and diversified, the dependence on
Boeing has lessened. Nor is Boeing the only manufacturer of
transportation equipment in the area. PAC CAR (railroad cars, trucks
and heavy equipment), is also one of Seattle's largest employers.
Two other large manufacturing industries are forest products and
food processing.
Eighty percent of the Seattle area economy, however, is involved
in non-manufacturing activities. Seattle is one of America's
leading ports. It is the largest u.S. center for "Overland Common
Point" (O.C.P.) shipments and ranks among the top nationally in
terms of container export traffic. As the largest urban area north
of San Francisco, and west of the Rocky Mountains, Seattle is the
northwest's major center for trade, distribution and services.
Another industry that has been booming in Seattle is the tourist and
convention industry.
Following are employment trends for the major sectors comprising
the Seattle/Everett PMSA non-agricultural employment:
MANUFACTURING
Durable Goods
Lumber & wood products
stone, clay & glass products
Primary metals
Machinery exc. electrical
Electrical machinery
Transportation equipment
. Aircraft
Other transportation equip.
Instrument
Other durable goods
Nondurable Goods
Food & kindred products
Apparel & allied products
Paper & allied products
Printing & publishing
Chemicals
Other nondurable goods
c
NONMANUFACTURING
Mining & Quarrying
Contract Construction
Transpor. & Public Util.
Wholesale & Retail Trade
Finance, Insur. & Real Est.
Services
Government
sept. 1987
186,400
152,200
9,100
3,500
2,200
7,500
8,900
101,600
93,800
7,800
7,400
12,000
34,200
10,100
3,600
3,500
11,900
1,400
3,800
756,700
600
49.,500
60,400
231,700
68,000
222,500
24,000
Sept. 1988
198,300
162,700
9,000
3,500
2,200
8,400
9,700
108,900
100,600
8,300
8,000
13,000
35,600
10,600
3,700
3,900
12,400
1,300
3,700
794,900
700
56,300
60,800
241,300
69,400
237,700
28,700
CHANGE
+11,900
+10,500
100
o
o
900 +
+ 800
+ 7,300
+ 6,800
+ 500
+ 600
+ 1,000
+ 1,400
+ 500
+ 100
+ 400
+ 50.0
100
100
+38,200
+ 100
+ 6,800
+ 400
+ 9,600
+ 1,400
+15,200
+ 4,700
Two other major sociological trends -an older population and
more working women --are a key impetus in the growth of service
jobs. The Seattle area is already the health care center of the
Pacific Northwest. And, in the five years between 1982 and 1987/ a
23% increase brought employment in the medical professions and
health services to over 35/000. As more women enter the work force
and have less time for the traditional homemaking activities, the
demand for support services -food preparation, housekeeping,
personal services, is ever on the rise.
Although Boeing is located outside the Seattle city limits, a
major portion of the Puget Sound region's employment is in the city
of Seattle. The University of Washington is Seattle's second
largest employer with 16/000 employees and 35/000 students. Several
manufacturing establishments including Boeing, PACCAR, Inc., and
Weyerhaeuser Company account for most manufacturing employment.
Financial institutions, retail and wholesale establishments, as well
as government offices and local school districts employ the bulk of
non-manufacturing workers.
TRANSPORTATION:
The Puget Sound area is a major transportation hub. Elliott Bay
in Seattle is a fine deep water harbor and the Port of Seattle is
very active in acquiring and developing new cargo terminals and
facilities. The Port is ranked among the largest container handling
ports in the world. Highway communications are very good.
Interstate 5 which runs north-south through the city and King County
extends from Canada to Oregon. Interstate 90 extends east-west from
Seattle over the Cascade Mountains through Snoqualmie Pass. Other
highways such as Interstate 405/ the East Valley Freeway, and State·
Highway 99 and 509 provide fast efficient transportation links
within the county. The Seattle-Tacoma Airport is a large
international port of entry. It is served by many large airlines
with flights serving Alaska, the Far East, Europe and the rest of
the contiguous united States. The airport accommodated 14/500/000
passengers in 1988 compared to about 11/400/000 in 1986. Railroad
service is also very good in The Puget Sound area. Three (3) major
rail lines, Amtrak, Burlington Northern and the Union Pacific have
trackage running throughout the area, with the latter two running
through the Green River Valley in South King county to Seattle
ports. The rail lines also extend north to Canada, east over the
Cascade Mountains and south to Oregon.
EDUCATION:
There are five Universities, five four year cOlleges and eleven
community colleges offering a full range of programs and degrees in
almost every field of endeavor located in the area bounded by Tacoma
on the south and Everett on the north. Over the years, these
universities and colleges have become a dynamic professional and
vocational resource for the area and along with the public and
private school systems, have been responsible for the high overall
educational level in the area.
A great number and variety of vocational schools are located in
the area. Business schools, barber colleges, heavy equipment
operator schools and almost everything in between, both public and
private, can be found in the area. Universities, colleges, and
extension colleges that offer adult education and degree-completion
programs at night are also available.
CONCLUSION:
In summary, a steady increase in population is forecast for the
Puget Sound area. This together with good educational facilities, a
trained labor force, good transportation systems, and an increasing-
ly diversified' industrial base, indicates that the future economic
trend will be for a moderate growth rate over the next several
years. Due to Seattle's position as the urban center of the Pacific
Northwest together with its increasing level of economic
diversification, the greater Seattle economy is projected to perform
better than the Pacific Northwest as a whole over both the near and
long term future.
SEA TTL E MET R 0 POL I TAN ARE A OAT A
METROPOLITAN SEATTLE DATA:
Seattle is located in,west central King County. Primary access
into and through Seattle is via Interstate 5/ Interstate 90 and
State Highway 520.
TOPOGRAPHY:
Seattle is located in the center of western Washington, on the
eastern shore of Puget Sound, an inland water body connected to the
Pacific Ocean. puget Sound occupies a major lowland area between
two mountain ranges, the Olympics to the west, and the Cascades to
the east. Built on seven hills between the expanse of Puget Sound
and the freshwater lakes to its east, Seattle has rolling terrain
with an abundance of both salt water frontage and lake frontage.
CLIMATE:
Seattle has a mild climate throughout the year. The Puget Sound
basin is protected from heavy rainfall and high winds off the
Pacific by the Olympic Mountains. On the east, the Cascade
Mountains shield the area from the winter cold of the mid-cont~nent.
The winter days are mild and wet. Precipitation is usually light or
moderate with an occasional heavy downpour. The total annual
average measurable precipitation is 37 inches. This compares with'
the averages of st. Louis 36 inches; Washington, D.C. 39 inches; New
York City 40.1 inches; Houston 48.2 inches; and Miami with 59.8
inches. The winter days are short and summer days are long with 16
hours of daylight in midsummer. The average summer temperature is
70 degrees.
POPULATION:
The tremendous rate of growth in the Seattle metropolitan area
during the 1950s and 1960s slowed down markedly in the 1970s.
During the two previous decades, population in the Seattle-Everett
Standard Metropolitan Statistical Area (SMSA) increased by 30% each
decade. However, in the 1970s, the rate slowed to roughly 13%. The
greater rate of growth in the two county SMSA over the past decade
occurred in Snohomish County, where popUlation increased 27.4%. In
King County, population increased 13.9%.
Much of the Seatt'le area's growth during the sixties was
attributed to the aerospace boom. But, when areospace temporarily
bottomed out in 1971/ many people moved out of the area. From 1970
to 1973, the PMSA population dropped by over 15,000, from 1,424,611
to 1,409,400. The local economy has since dramatically turned
around. In 1976, population in the Seattle metropolitan area
reached its 1970 level and continues to grow. Population in 1989
reached 1,876,400.
Population projections by the Washington State Office of
Financial Management predict a 22.6% increase for the PMSA from the
census level of 1,606,618 (1980) to 1,969,967 in 1990. Proportion-
ally greater gains are expected in Snohomish County during this
period.
POPULATION CHARACTERISTICS
Seattle Metro-
Seattle politan Area Washington
1950 467,591 844,572 2,378,963
1960 557,087 1,107,213 2,853,214
1970 530,831 1,424,611 3,411,900
1980 493,846 1,607,618 4,130,163
1989 497,200 1,876,400 4,660,700
1990 512,094 1,969,967 4,826,675
2000 * 2,360,356 5,917,100
( * PROJECTIONS)
EMPLOYMENT:
Boeing is still the largest single employer in the area, but as
Seattle's economy has expanded and diversified, the dependence on
Boeing has lessened. Nor is Boeing the only large manufacturer of
transportation equipment in Seattle. PAC CAR also manufactures
railroad cars, trucks and heavy equipment. Historically Lockheed
Shipbuilding and Todd Shipyard were major Seattle employers before
the decline of the shipbuilding industry. Two other large
manufacturing industries are forest products and food processing.
Three-fourths of the Seattle economy, however, is involved in
non-manufacturing activities. Seattle is one of America's leading
ports. It is the largest U.S. center for "Overland Common Point"
(O.C.P.) shipments and ranks first nationally in terms of container
export traffic. As the largest urban area north of San Francisco,
and west of the Rocky Mountains, Seattle is the northwest's major
center for trade, distribution and services. Another industry that
has been booming in Seattle is the tourist and convention industry.
fD
The significant economic expansion that has occurred since 1975
in both the public and private sectors and the growing awareness of
the livability of the Pacific Northwest are in large part
responsible for Seattle's current status as the regional financial,
industrial arid trade center.
MAJOR EMPLOYERS IN THE SEATTLE METROPOLITAN AREA
Manufacturing -Construction:
The Boeing Company
John Fluke Mfg. company
PACCAR, Inc.
Pan-Alaska Fisheries
Univar Corporation
Weyerhaeuser Company
Twin City Foods
Electronics -Computers:
Microsoft
Nintendo
Hewlett-Packard
Egghead Software
Aldus Software
Public Sector & Utilities
U. S., Department of Defense
King County Government
Metro Transit System
Pacific Northwest Bell Telephone Co.
Public School Districts
Puget Sound Power & Light Company
Seattle City Government
Seattle City Light Company
Seattle Community Colleges
university of Washington
Washington State Government
Retail Trade, Finance, Services
Albertson's
The Bon Marche
US West Communications
Frederick & Nelson
Group Health Cooperative
Virginia Mason Hospital
Nordstrom
J.C. Penney
US Bancorp
Security Pacific Bank-Washington
Safeco Insurance Company
Safeway Stores
K Mart Discount Stores
seattle-First National Bank
Swedish Hospital and Medical Center
MANUFACTURING & INDUSTRIAL:
There are over 1,600 manufacturing firms in the community.
Principal products include: transportation equipment, fabricated
metal products, machinery, printing and publishing, lumber and wood
products, and food products. Following is a table of the largest
firms, listing products and approximate number of employees:
MANUFACTURING EMPLOYMENT
Number of
Name of Company Employees Product
1) The Boeing Company 102,000 Aircraft
2 ) PACCAR, Inc. 2,500 Trucks
3) Weyerhaeuser Company 2,300 Lumber, Wood,
Paper Products
4 ) John Fluke Mfg. Co. 2,100
NON-MANUFACTURING EMPLOYMENT
Type of
Name of Employer Employment Service
1) University of Washington 16,000 Education
2) U.S. Dept. of Defense 60,000 Federal
3 ) U.S. Postal Service 7,100 Federal
4 ) City of Seattle 12,000 Gov't
There are over 5,000 acres in the city limits zoned for
industrial use, of which about 5% is vacant and available in parcels
ranging in size from about one-quarter to ten acres. Terrain is
varied, subsoil is clay and piling is not normally required.
COMMERCIAL:
Seattle is served by three levels of commercial activity: (i)
neighborhood/community shopping centers; (ii) the central downtown
shopping district and; (iii) regional shopping center's. Neighbor-
hood centers are typically small and keyed primarily to grocery
markets, drug stores, variety stores and small service establish
ments. Downtown Seattle provides the localized needs of banking,
grocery and services, as well as clothing stores, restaurants,
hardware stores, offices, entertainment, etc. Northgate, a regional
shopping center located seven miles north of Seattle, consists of
four major department stores and over 110 additional stores and
shops. There is 1,156,000 square feet of gross leasable area, and
parking for 7,000 cars on the 52-acre site.
TRANSPORTATION:
seattle is well served by all modes of t'ransportation --free-
ways, railroads, buses, an international airport, deep water port
facilities, a ferry system, and an excellent local mass transit
system. To a great extent, Seattle's multi-faceted transportation
network, and hence its exceptional accessibility, are responsible
for the recent economic growth and diversification in the area.
Two major interstate highways facilitate travel north to
Vancouver, British Columbia, south to San Diego and east to ,the
midwest and Atlantic Seaboard. Amtrak provides-daily rail service
to Vancouver, B.C., Chicago, Salt Lake City and Southern California.
Greyhound and continental Trailways provide bus service to
practically any city in the continental United States from Seattle.
Seattle-Tacoma International Airport, 13 miles south of the
central business district, ,is one of the nation's most modern air
traffic facilities. It is served by 37 commercial freight trucking
lines and 27 commercial airlines, 13 of which are international
carriers. The airport handled over 14.5 million passengers in 1988.
Seattle's harbor,Elliott Bay, is one of the finest deep water ports
in the ~orld, with depths of up to 600 feet. Port of Seattle
facilities include 16 commercial piers, 46 ship berths which can
handle ships of up to 1,400 feet in length, and vast quantities of
warehouse storage space.
· .
UTILITY SERVICES:
Water service is provided by the City of Seattle Water
Department. Sewage is handled by the Municipality of Metropolitan
Seattle. Natural gas is provided by Washington Natural Gas Company
and electric power by Seattle City Light company. Telephone is by
Pacific Northwest Bell.
CITY GOVERNMENT:
Seattle has a Mayor/Council form of city government with zoning
and building codes. The police department consists of: 1,152
commissioned officers; 463 civilian employees; 128 patrol vehicles;
32 traffic cars; 97 detective cars; 2 helicopters; 5 boats; 46
motorcycles and 37 three-wheelers. Fire department personnel
includes: 1,072 paid firemen; 35 stations; 37 first line pumpers; 2
fireboats; 12 ladder trucks and 11 aid cars. Fire insurance
classifications: City 2: Industrial Fringe Area: 4-6. Total City
of Seattle employment exceeds 12,000.
COMMUNITY FACILITIES:
Seattle has approximately 380 hotels and motels with over 12,500
rooms. The largest of several meeting facilities will seat 15,000
people and 10,000 people for meals.
Seattle is a total health care community, involved in medical
research and development, equipment manufacturing, education,
medical transport services, and general and specialized care. Such
diversity within this industry lends strength to the Seattle area
economy. No matter what the affliction, Seattle area hospitals have
the appropriate treatment facilities available. Medical facilities
include 25 general hospitals with 4,916 beds, approximately 1,150
physicians and surgeons, 600 dentists and 70 osteopathic physicians
and surgeons.
Seattle's unique geographic location offers a wide spectrum of
recreational and entertainment opportunities. Its proximity to
large bodies of water, mountains and forested areas provides
activities for outdoor enthusiasts. Seattle's downtown area
provides both sights to see and things to do.
The Seattle Center is a year-round 74-acre convention and family
entertainment center that provides residents and visitors with a
magnificent array of facilities and services.
".;"
Its excellent endeavors have given Seattle an international
reputation in the fine arts including: The Seattle Symphony
Orchestra, Seattle Opera Association, Seattle Reperitory Theatre,
Seattle Art Museum and ACT Theatre.
Seattle has a rich and diverse resource in its 5,000-acres of
parklands. More than 400 parks are available. Baseball, football
and soccer fields abound. Almost unlimited opportunities exist for
strolling, jogging, roller skating, bicycling, swimming and picnic-
ing. There are 136 tennis courts distributed among the Seattle
parks. Outdoor sports are enjoyed all year around. Freshwater and
saltwater fishing are superb, and there are opportunities for
boating, sailing, swimming and water skiing as well as numerous
opportunities for snow related activities.
Seattle is the home of three professional sports teams -the
Seahawks (football), the Mariners (baseball), and the Supersonics
(basketball). Other popular spectator sports include University of
washington Husky football, horseracing at Longacres, automobile
racing at Seattle international Raceway, and the·annual unlimited
hydroplane race that takes place during Sea fair Week.
In general, the Seattle area ranks high among Metropolitan
cities in quality of living and environmental con·siderations. A
recent study by Midwest Research Institute, a non-profit research
group based in Kansas City, ranked Seattle third in quality of life
among cities with a population of 500,000 or more. This represents
the fourth such designation during the past three years. In 1989,
Seattle was designated by several national publications as the "Bes~
City in the West" in which to live. This designation was based on c.
comparison of "quality of life indicators" for ten major western
cities. The Environmental Protection Agency listed Seattle third,
nationally, in terms of environmental quality.
EDUCATION:
There are 33 Catholic, 8 Protestant and 1 Jewish parochial
schools in the Seattle area. Included in these 42 schools are 6
Catholic and 3 Protestant high schools.
University of Washington, Seattle University and Seattle Pacific
College are all 4-year colleges and Seattle Community College is an
accredited 2-year COllege.
Seattle public schools offer a complete vocational education
program. Also, there are specialized schools in Seattle offering
training in business, electronics, apartment management, detective
schools,. airline schools, and barber and beauty schools.
. .
The University of Washington has a total enrollment of nearly
35,000 students with evening enrollment of about 7,000 in credit and
non-credit courses. The evening program offers credit courses from
the following colleges: Arts and Sciences, Business Administration,
Education and Engineering. seattle Pacific College enrolls 460 in
the evening and offers courses in education, business, religion,
horne economics, crafts and many novelty courses. Seattle Community
College enrolls 6,500 in the evening.
In summary, Seattle has a solid diversifying economic base with
attractive amenities indicating steady economic and population
growth over the foreseeable future.
CITY INFORMATION & STATISTICAL SOURCES:
Seattle Chamber of Commerce, Research Department
Seattle-Everett Real Estate Research Report
Property Dynamics
King County Planning Division, Land Development
Information System
CITY OF RENTON
Renton, located in Central King County, is on the south shores
of Lake Washington and is approximately ten to fifteen miles south of
downtown Seattle. The main traffic route through Renton is Highway
405 and state Highways 167, 169, 515 and 900. Interstate 405 links
Lynnwood and Interstate 5 in the north and travels down the east side
of Lake Washington through Redmond Bellevue and Renton and connects
back to Interstate 5 just to the west of the Renton border. It is
therefore highly accessible to alII these communities as well as
those connected by the State Highways including Auburn, Kent and
Issaquah.
The population of Renton has steadily increased from 18,453 in
1960 to 36,760 in 1989 and the greater Renton area is believed to be
over 100,000 today. Continued increase of multi-family housing and
the annexation of residential lands have contributed to the growth
pattern.
Below is a brief overview of economictrends within the community
including manufacturing and industrial patterns, commercial activity,
transportation, utilities, city government and educational
opportunities.
MANUFACTURING AND INDUSTRIAL.
There are over two hundred manufacturing firms in the service
area. The principal products are: aircraft, railraod cars,
machinconstruction and maintenance, corrugated cardboard containers,
pipe and ceramics,meat packing,poultry equipment, coil springs,
engineering, rendering, scaffolding cement castings, plastics,
lumnber and light metalproducts. A number of national firms have
distribution centers in the area with a current estimate of 290
distributorships. The largest manufacturing firms are as folllows:
NAME OF COMPANY
1. 'The Boe~ Company
2. Pacific car & Foundry
3. Tally Corp.
4. Heath Tech.
5. Austin Compo
PRODUCTS 1989 EMPLOYMENT
Airplanes
RR cars, winches etc
Electrical hardware
Plastics, electronicg
Design and construction of
commercial buildings and air
conditioning systems
37,600
220
325
811
50
NAME OF COMPANY PRODUCTS 1989 EMPLOYMENT
6. container Corp. Folding carton division 131
7. Hormel Corp. Meat pr~cessing 80
8. Stoneway Concrete Sand, gravel and concrete 96
9. Pacific Propellers Propellers 79
10. continental Arctic Food processing 180
11. Mutual Materials Brick and drain tile 69
12. M. Segale Asphalt and concrete 202
NON-MANUFACTURING
l. Renton School District Education 1,710
2. Valley General Hospital Medicine 1,400
3. City of Renton City services 610
4 . Pacific NW Bell Telephone services 320
5. PAC CAR Computers 600
6. puget Sound Power Electricity 325
COMMERCIAL DEVELOPMENT
Renton is well served by three levels of commercial activity:
(1) the central downtown district (2) neighborhood shoping centers,
and (3) regional shoping centers. Downtown renton is clearly defined
and has the normalbanking facilities, grocery and service retail
stores, restaurants, offices and entertainment as well as the City of
renton City Hall. There ae numerous neighborhood shoping centers and
are more typically occupied by grocery stores, drug stores,variety
stores and gas stations. There are no Regional shoping centers within
renton but just to the west at the intersection of Interstate 5 and
Interstate 405 is the Southcenter Mall which has four major
department stores and over 100 additional stores in aover 1,250,000
sq.ft. of covered space.
~'RANSPORTATION FACILITIES
There are excellent and efficient transportation facilities
available both for commerce and passenger.Rail service is provided by
Burlington Northern and the greater Seattle area is well served by
all the major trucking lines. There is a complex network of bus
services provided by Metropolitan transpotation allowing easy access
to most areas and in particular to seattle. In additionSea-Tac
International Airport is about five miles to the west and renton
municipal airport is located at the north end of the City on the
shores of Lake Washington. The Port of Seattle is centered about ten
miles to the north and offers major port facility
UTILITIES
Water service is provided by the city of Renton Water
Department. The city of renton has an extensive network of lines for
sewage removal and natural gas is provided by Washington Natural gas
company. Puget Sound Power and Light Company provide electricity.
CITY GOVERNMENT
Renton has a Mayor/Council form of government with zoning and
building codes as well as a Parks department. The Renton Police
department is centered at the city Hall and has aproximately 85
oficers and employees and there is about a 70 man fire department.
COMMUNITY FACILITIES
Medical facilities within the City include the 303 bed Valley
General Hospital with a staff of 270 physicians and surgeons and 64
dental surgeons. The are numerous private medical facilities
including General practicioners as well as specialists. The are also
several senior retirement homes. Recreational facilities include
approximately 26 parks although the Parks department is expanding the
number. There are 20 tennis courts, 22 baseball diamonds, one
municipal and two public swimming pools and two golf courses.
EDUCATION
Schooling is governered by Renton School District #403 and has
the following amenities.
Number Type Enrollment # Teachers
13 Elementary 5,755 245
3 Middle school 2,009 90
3 High School 4,029 175
1 Special Ed. 65 13
1 Alternative 165 9
There are also Kindergarten,pre school and other private facilities.
Higher educational opportunities in the Seattle area include The
University of Washington, Seattle University and Seattle Pacific
College, which are all accredited four-year colleges serving the
Renton area. There are also several other two-year colleges.
vocational training opportunities are provided by the Renton
vocational Technical Institute, a State supported but locally
controlled institute that provides training, re-training, upgrading
and apprenticeship related instruction. The Institute is fully
accredited by the Commission on Colleges of the NorthwestAssociation
of Schools and Colleges, and falls under the jurisdiction of Renton
School ·District #403.
In summary, Renton has a solid economic base with attractive
amenities, a.mild climate, good transpotation facilities, ample
schools, educational facilities and community facilities thta create
a pleasing environment in which to live. ,
NEIGHBORHOOD DATA
The subject is ~ocated in the north west sector of the City of
Renton. The area is clearly defined by topography to the north and
Highway 405 to the south. Due to the steep rise in the topography
immediately to the north of the railroad tracks there is not an easy
north south traffic pattern and Interstate Highway 5 ( to the west )
and Rainier avenue ( to the east) are the major routes. East west
travel is far easier as both Grady Way and South 7th cross the area.
Much of the,area is developed with Office development. There are
some old houses close to Grady way but many of these are also used as
offices for businesses that have a greater demand for the use of the'
land. The office buildings vary widely in design and age and the
newer structures tend to be lar'ger and have more appealing
fenestration. There is some vacant land other than the Black River
Business Park and further development can be anticipated as demanded
by the market.
Although, not in the immediate subject area, the land to the
south of Highway 405 is also of similar use and is probably the area
of main competition. The Boeing Company has acquired the Longacres
Race Track and it is very difficult to measure the impact of a move
to this area by the Boeing headquarters to this location. It is
possible that it may detract slightly from the subject area and
increase the popularity of the area south of the highway. The
variations at present appear to be minimal. There is a reciprocal of
the Boeing purchase is that it lessens the amount of zoned land
available for development.
The future of the area appears to be one of continued growth as
demanded by the market. The past growth has been slow but steady. The
market has been selective and in the current market developers are
not building speculatively. an anchor tenant appears to be an
essential for any development to commence.
SITE DATA
The subject site comprises a single legal parcel located at the
north end of Naches Avenue SW and is part of the land known as Black
River Business Park. Currently there is no access and Naches Avenue
will have to be extended to obtain the necessary access as required
by the Fire Marshall. The instructions received to complete this
appraisal are to assume that such access will be obtained and
approval will be given by the city of Renton.
The Black River was a sUbsidiary of the Green River but since
the controlling of the level of Lake Washington and flood control
within the Kent Valley, there has been no water flow in recent years.
The subject property appears not to have ever been affected by the
river and instructions to do this appraisal assume that none of the
subject land is designated "wetland"
The site area is given as 233,901 s.f. or 5.37 acres and is very
irregular in shape. The north boundary is the easement for the
railroad tracks and runs SE to NW and is very slightly arced. The
west boundary arcs just east of south and the south boundary runs
more or less east west. The land is essentially flat and is covered
with heavy secondary growth that is considered to have no commercial
value.
services. There are no services at present but the building to
the south is fully serviced, There is every reason to believe that
the sewer and water could be extended to the subject site. These
services currently dead end on Naches Avenue approximately 500 feet
to the south.
soil. No soil analysis has been made or provided but nearby
information shows that the subject soils are Woodinville series which
is a classification. that ranges from fine sandy loam to silt lo~m
that are usually found on level ground and judging by the nearby
improvements have adequate baring quality for office park
development. These are relic river Meander deposits and are organic
silts, clayey silts and interbeds of peat and wood detritus with
variable thickness of two to eight feet.
A site plan is attached on the following page.
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PRESENT USE. HIGHEST AND BEST USE:
In appraisal practice, the concept of Highest and Best Use
represents the premise upon which value is based. In the context of
market value, highest and best use is defined as:
The reasonable and probable use that will support the
highest piesent value, as defined, as of the effective
date of the appraisal.
Alternatively it is that use, from among reasonable, probable
and legal alternative uses, found to be physically feasible, and
which results in the highest land value. It should be recognized
that in cases where a site has existing improvements on it, the
Highest and Best Use may be determined to be different from the
existing use.
_ Our investigation leading to a conclusion of Highest and Best
Use was designed to simulate the actions and thinking of prudent and
knowledgeable purchasers and pursued ~he following logical sequence:
1. possible Use: To what use it is physically possible
to put on the site in question.
2. Permissible Use (Legal): What uses are permitted by
zoning and deed restrictions?
3. Feasible Use: What possible and permissible uses will
produce any net return to the owner of the site.
4. Probable Use: The use must,be probable, not speculative
or conjectural. There must be proEitable demand for
such use and it must return to the land the highest net
return for the longest period of time.
5. Highest and Best Use: Among the reasonable uses, those
uses which will produce the highest net return or the
highest present worth.
The existing buildings are substantial but are old, varying
types of construction and are a significant under improvement for the
site. The square footage offered is well below that permitted under
the zoning. It is therefore considered that redevelopment of the
similar in nature and scope as the proposed project, as permitted by
the zoning represents the highest and best use of the site at this
time.
.;;
. •
HIGHEST AND BEST USE ( cont )
The subject property is vacant and as such could be developed in
accordance with the OP zoning. The principal of Highest and Best is a
time. related concept and it is reasonable to assume that all the
vacant land in the Black River Office Park could not be developed at
the same time in that there would be too much space to be absorbed by
the market and that the development will follow a systematic pattern.
This poses the problem as to whether the subject would be the next
site to be developed. This question however can be applied to any
site that is available for development and therefore the sales of
similar property are incorporating the markets answer to this
question.
It is therefore concluded that the highest and best use of the
site is to develop to a maximum as permitted under the current
zoning.
pONING DATA
The subject property is in an area zoned OP which is an office
. park classification and is established to provide areas appropriate
for professional ,administrative and business offices, certain
manufacturing and supporting seryices in a campus like setting.
Details of this zoning and the similar MP zone is attached to
the rear of this report.
ASSESSMENT AND TAX DATA
The subject property is assessed as follows:
Land
Improvements
Total
375,000
. 0
375,000
Property taxes are in the sum of $5,088.15
METHOD OF APPRAISAL.
There are three basic approaches to value namely, the Cost
Approach,the Income Approach and by Market Comparison. There are
variations of these threeapproaches which can beutilized but it is
these three methodologies that are most frequently utilized.
The Cost Approach entails estimating the value of the land as if
vacant and adding to it the replacement cost of the improvements.
This approach to value is most applicable when the improvements are
new or near new where. the depreciation or obsolescence is minimal.
The Income Approach measures the Present Worth of the future
benefits and entails capitalization of the projected income stream at
a rate consistent with the demands of the market.
Market Comparison is based on the principle of substitution, in
that no one will pay more for a property than those properties that
are available at a comparable price that offer comparable utility.
The appraisal of vacant land tends to negatethe use of the Cost
Approach, because there are no improvements and the Income Approach,
because there are no improvements to generate an income stream .. This
leaves direct market comparison. This is the course that the market
follows. Any purchaser reviews the listings ~nd sales to find out
what is available and also what has been paid for similarly zoned
land. Sales will be reviewed and a conclusion reached as to the value
of the subject.
· .
V A L U A T ION
COMPARABLE
Location:
'llax Acc No
Sale Price
Sale Date
Lot Slze
:.".
Zone
'l'opography
Grantor
Grantee
Remarks
Rate p. s. f.
No l.
72nd Avenue S. south of S. 143rd Street,
Renton, WA
24204-9122
$582,084.00
30 Ottober,1990
5.000 acres
MP
Rolling land with a small area of wetland.
Seattle Area Plumbing
B & G Renton Partnership
This is an irregular shaped parcel of land that
is proposed fora vocational school. seller. and
buyer agreed that the useable area wouJc not
exceed $130,000 and thai the value paid for. this
useable area was based on $4.75 p.s.f.
$2.67
COMPARABLE No 2
Location
Tax Acc No
Sale Price
Sale Date
Lot size
Zone
Topography
Grantor
Grantee
Remarks
Rate p.s.f.
SW 27th PLace, W of Lind Ave SW
Renton, VIA
252304-9058, 9064, 9067
$1,745,625.00
28 November, 1990
12.770 acres
MP
Level site with no apparent wetland.
Koch.
Mastro
Large rectangular site south of Highway 405. Owner
intends to develope and use for himself
$3.14
COMPARABLE No 3.
Location
Tax Acc No
Sale price
Sale date
Lot size
Zone
Topography
Grantor
Grantee
Remarks
Rate p.s.f.
Maple Avenue at Lind Avenue and 16th
Renton, WA
334040 -3805, '3806, 3807, 3895.
$329,805.00
2 August, 1991
1.154 acres
MP
Level and no obvious wetland.
McIntyre
Shih
Small site clos~ to the Lind Avenue and Grady way
intersection
6.56
COMPARABLE No 4.
Location
Tax Acc No
Sale price
Sale date
Lot size
Zone
Topography
Grantor
Grantee
Remarks
Rate p.s.f.
NE corner of Oakesdale SW and SW 34th St
Renton, WA
125381.0130,0140, 0J.80, 0190, 0200, 0210
$6,108,782.00
16 October, 1991
33.309 acres
MP
Level, there appears to be some wetlands on the site.
Burlington Northern
Seattle Times
A very large site south of sale No 1
$4.21
COMPARABLE No 5.
Location
Tax Acc No
Sale price
Sale date
Lot size
Zone
Topography
Grantor
Grantee
Remarks
Rate p.s.f.
NE Sunset Bvd, W of 138th Ave. SE
Renton, WA
.
516970.0110
$392,750.00
19 February, 1991
0.926 acres
8.1
Level
Johnson
Sunset Hwy Self Storage
Proposed retail strip wiyh approx 10,675 s.f.
$9.74
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ANALYSIS
The sales listed are considered to be indicative of market
activity in the Renton area. No recent sales have been found in the
OP zone. It has been necessary to review sales in the MP zone area.
It is therefore considered necessary to comment on the difference
between these two zoning classifications. As stated under the Zoning
Data these two zones are described in more detail in the addendum. I
have discussed these two classifications with the city of Renton and
it is considered that the differences in these two zones are minimal.
The OP zone encourages office development but permits certain
manufacturing whereas the MP zone encourages manufacturing but
permits certain office development.
The main restriction on the MP zone to office development
appears to be mainly one of size. The zoning classifications both
appear to be acceptable to a Business Park type development. It is
therefore considered that the values of land in these two zones are
essentially the same.
Sale No 1 is close to the subject but lacks some of the identity
of the subject property. This site has some wetlands and is
undulating topography with only nominal vegetation. The site is also
close to the sewage treatment plant but is not visible from this
site. I consider the subject to be slightly superior to this site
primarily because of location.
Sale No 2 is located to the south of Highway 405 and currently
has limited road frontage relative to the size. There is normally a
sliding scale in value in that as the lot size increases the value
p .•• f diminishes. There is no visibility from any main roads t~ this
site and while the subject has no obvious visibility it is closer to
the main routes. It is considered that this sale sets a lower limit
of value due to its size.
Sale No 3 is the reciprocal of the previous sale in that it is
much smaller than the subject and is closer to the main .routes. Both
these features suggest that the subject value has to be lower than
this indicated sale price. These two sales tend to set the parameters
of value for the subject property.
Sale No 4 however tends to refute this trend to some extent. It
is a much larger site but has good frontage. There appears to be some
wetlands on this site but they are relatively small. This site is
level and has very little site preparation needed. Notwithstanding
the subject is considered to have a higher value p.s.f. than this
sale because of the size difference.
Sales No 5 and No 6 are included to show the retail value in the
Renton area. While retail could be built on the subject it is
considered to be most unlikely because of the lack of exposure. These
two sales show an extreme upper limit of value.
There appears to be no other sales that can indicate the value
of the subject and while the number of sales are limited there is
some consistency among those reviewed. There is a range of value from
$4.20 to $6.50 p.s.f. As the subject land area is more or less in the
middle of the land area of sales Nos 2 and 3 it is reasonable to
place the subject value in the middle of the range of value. There is
some concern that according to Kidder Matthews & Senger who are very
active in the area, prices are falling due to lack of market
activity. There is a listing on Monster Road of 7.2 acres zoned MP
available at $5.00 p.s.f.Although this is slightly inferior to the
subject, Greg Harrell at Kidder Matthews & Senger indicates his
client is preparing to lower the asking price and undoubtedly would
entertain an offer well below the current list price. This trend is
considered to refute the possibility of obtaining $6.00 p.s.f. and
is considered to indicate a value for the subject of $5.50 p.s.f.
Applying this rate to the subject area of 233,901 s.f gives a
value of:
233,901 s.f x $5.50 p.s.f. = $1,286,456.00
The question arises to whether there are any differences in costs
between the comparables and the subject. The only obvious difference
is that the road ( Naches Ave ) will have to be extended to create a
satisfactory ingress and egress to any building. There is no specific
data on this point but it is reasonable to assume that a prudent
purchaser would allow a deduction from the above figure to cover this
expense. The best indication is that the road would have to be
extended about 200 feet and the services will have to be extended
about 500 feet. The two hundred feet figure is arbitrary, as the code
indicates that driveways shall be 40' minimum apart. However it also
states that the location of ingress and egress .... shall be sUbject to
the approval of the Public Works Dept... It also states that there
is a 330 ' maximum'distance between driveways.
The cost of these extraneous items can be considered to be 500
feet of services at $150.00 p.f and road and services at 200 feet at
$325.00 p.f. This totals $140,000.00 and deducting this from the
above figure leaves an indicated current market value of
$1,169,505.00 -$140,000.00 = $1,146,456.00
Rounded to $1,150,000.00
consideration has also been given to the discounting of this
value due to the time necessary to obtain a development permit. All
the comparables are in a similar position and therefore any
discounting that would apply to the subject would also apply to the
comparables. Although there is need for an extension of the roads and
services this could be applied for at the same time and thi~ factor
also would appear not to be an additional time factor to consider. No
discount of the above figure will be made, thus leading to the
conclusion that the current market value is in the sum of
$1,150,000.00
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4·3]·23
82) requirements of the City Code, provided such
work IS not t.o an ext.cnl exceeding fill
aggregale cost of fifty percent (50%) of the
value of the building or structure, unless t.he
building or atructuro is changed to a
conforming use.
3. Extension: A nonconforming use shall not
be extended, but the extcn.sion of n lawful usc
to any portion of 8 nonconfonning building or
structure which ex..isled pnar t.o the
enactment of this Code shall not be deemed
the exlension of such nonconforming use.
4. Changes: No nonconforming building,
AlrucLure or use shall be changed La nnother
nonconforming use.
5. Restoration: Nothing in this Chapler shall
prevent the reconstruction, repairing,
rebuilding nnd conlinued uS(! of Rny noncon·
forcoing building or structure damaged by tire,
collapse, explosion, or act of God, 8ubsequent
to the dale of this Code, wherein the expense
of such work docs not exceed fifty percen l
(50%) of the value of the building or struclUT"O
at the time such damAge occUlTed; otherwise
any restoration or reconstruction shall
cOllfi)tTII to the regulations nnd uees specified
In ulis Chapter.
G. Abandonment: A nonconfonning use (of A
building or premises) which hos been nbnn·
doned shall Hot therenfter be resumed, A
nonconfom1ing use sholl be considered alHHI·
doned:
£1.. When tlla inlent of tho owner u)
discontinue the use is apparent, and discon-
tinuance for 0 period of one yeoI' or more
sholl be pnmo facie evidence that the
nonconforming use hns been abandoned, or
b. \Vhen iL hos bcp.n replaced by n
conforming use, Or
c. When it hns been chonged to another
use under penuit from the City or iL'i
Authorized representotive. (On!. 1542, 1-17·5G)
1·31·24: CERTll"ICATE 01' OCCUPANCY: No
vacant land shall be occupied or used
and no building herealler erect~d ,hall be occupied
or used, nor sholl the use of 0 building be chAnged
from 0 usc limited tD one district to thAt of All)'
other dist.ricl ns defined by lhis ChApler unlil fI
ccrlificnte of occupancy shn!! hove been issued by
the Building Inspector. No permit for excflvnlioTl
4·3]·25
for !Illy building shAll be
flpplicnlion ho::; tx:en made
occuponcy.)
issued before the
for celiiDcnlB of
LAnd: Ccrlificnle of occupnncy for lhe lIse of vncant
InndR or the chnnge in the usc of land as herein
provided, ~hnl1 be applied for hefore any such Innd
shall 00 occupied 01' used, and 0 cprtific8te of
occupnnc)' shAll be issued within ten (10) dRYS
afU::!r the npplicnlion has been made, providing such
usc if! in cOllfonnily wilh the provisions of these
rcgululiolls.
Nonconforllling U!-1cs: Upon 11 wrilLeo request of lhe
OWner, 1IlC' Building Inspector shall Issue n
cerlificat~ of occLlpnncy for nlly building or land
existing nt the time thia Code lakes effect,
certifying, after inspection, the use of the building
or lnnd find whether such use conforms to the
provisiollA of the Code. \Vhere a pint as above
providcu is not nlreudy all file, nn application for fI
certificat(' of occupnncy shall be nccompanied by n
survey ill duplicDte form such as is required for a
permit. (On!. 1172, 12·18-53)
4·31·2S: ~IANUFACTUIUNG
DlSTHlL~l',
PARK IM·P)
A. PUrpOfle OIH.! lnlenl: '1110 purpose oi Ole M-P
Zone is to JlI'ovide for It wide variety of
ind\lf!trinl, lrnn!-1poli.ntioll, ::;f'rvice find aflice
ncliviLics which meet high operational,
development find environmental standurds.
Compatible personnl service and relllil use~
which IIrc Bupporlive of inJustrinl nreas nre
!lISt) pcnllilLed. SLnndnrds for senle,· burrel'S,
ouWoor activities and external impacts firo Bot
forth to ensure high qunlity air, water, lighl,
filld ROUlld envinmmcllls, ndequnl...c traffic
circuintiorl, find compatible lu!!,~ IJses. TIle
M·l' Zone IS intended to impieUient lhe
manufacturing pnrkJlllultipJe option, mRnufac·
tUI·ing park/multiple option omceflight
industry, Hnd rnoIlufuclllring pork/multiple
option -illdustry designnlioTls of the Comprc-
hr.llsi\'c Plnn. 'I1,e principnl zoning caLegory
for nrc~l\s so dC6ignRtcti 011 the comprehp'llsive
pIon shuuld t~ M-P.
II. l]Sf'S: III lhe !\It\llufAdllrilll~ Pork Zone (l .... l·P),
LII(, roll()\'.'illr~ find similar uses nre permitted.
Thl.' Building find Z:inillg Deplu"lment mlly
dr.L[:rrHilll~ Lhot till)' uther use i:; similer ill
I~r.nerl\l clinrncl.er t.o the following specific uses
nnJ i::; in keeping with the inteJlt oi this
ZOIH' Upon ~uch ndrninistrativc delcrmillfl·
tifJlI, th!! ~lubje<:t use shnll b('come n principn!,
4-31-25
B) accessory or conditional usc, whichever is
appropriate. Unless indicated by the text,
definitions of the uses listed in this Zone fire
corulistont with the descriptions in the Stan-
dard Industrial Classification Manual.
1. Principal Uses: In the M-P Zone, lhe
following principal uses are permitted:
n. Manufacluring, processing. assembling
and product servicing of:
(1) Articles, products or merchandise
from previously prepared nnturnl or 9yn-
Uletic materials;
(2) Articles, products or merchandise
from previously prepared forrouB or
alloyed metals;
(3) Food and kindred products.
b. Transportation, communication nnd
utility services: Warehousing and storage,
express delivery and hauling activities with
limited cargo handling at a centTal terminal,
utility distribution aetivities and support
fscilities, and comrnunjcation services.
1.:. Senrices:
(1) All manner of business,. professional,
resoarch and development, heolth, legal,
educational, social, cultural nnd other
services;
(2) Personal, recreational, and repoir
services, motion picture theaters, nnd
similar recrentional and enterluinment
fncilities, subject to the provisiolls of
Section 4-31-26C2;
(3) Day care facilities.
d, Offices: All manner of administrati .... e,
professional, medical, financial nnd business
omces.
e. Wholesale trode.
f. Retail trade subject to the provision!';
of Section 4-31-25C2.
g. Recycling collection cenu,rs; provided,
that they are locau,d outside of any required
setback or landscaping orca. (On!. 39313,
9-16-85)
4-31-25
h. Hobby Kennels: A maximum of eight
(8) adult dogs or cats may be permitted after
satisfaction of the requirements in Section
4-31-37C1n. (Oni. 3955, 11-4-85)
2. Accessory Uses: In the M-P Zone the
following uses are allowed where subordinate
and incidentnl to a permitu,d use:
o. Detnchcd buildings or slructures
which ore ordinarily associated with a per·
mitted use.
b. Outside storage of materials, products
or containers subject to the limitations nnd
screening provisions of Section 4-31-25C7.
c. A socurity building of less than one
hundred (100) square feet locoted within n re-
quired yard but outside of required landscaped
orens.
d, One residence per establishment for
sccuIity or' maintenance personnel nnd fnmily,
provided tllnt mobile homes and travel il'nilers
oro not pcrmitwd.
e. Retail sales incidental La 8 permitted
usc.
f. Repair services ordinarily associated
wilh a permilted use.
g. Drive-up "will call" windows. (Ord.
3463, 8-11-80)
h. Storoge of petroleum or nutural gas
or OilY of their by-products, provided that lhe
l{llni sl.ornge cnpncity is less lhan fifty thou·
sond (GO,OOO) go lions Dr other opplicoble Ullit
or measure, nnd that storage of Buch products
is ploced underground. (Ord. 3984, 4-14-86)
i. Recycling collection stations, provided
thot they ore locoted outside of any required
setback or londscaping orea. (Ord. 3463,
8-11-80)
j. On-site hazardous waste lreatment
ond storoge focilities. (Ord. 4186, ll-14-88)
3. Conditional Uses: In the M-P Zone the fol-
lowing uses mny be ftllowed by condiliQllnl U5£.'
permit os provided in Seclion 4-31-36 of the
zoning code,
4-31-25
133) n. Gnsoline service st.o.tions, provided
c.
thai nll nctivities except fuel sales nrc COli-
ducted entirely within fin enclosed building,
b. Truck lcnninnls and associated wa)'e~
housing facilities.
c. Outdoor storage exceeding twenty feci
(20') In height.
d. Outdoor aboveground storage of up to
ten thousand (lO,OOO) gallon, of the ncceHROI'Y
storage of petroleum or natural gaB or nny of
their by-products permitted in Section
4-31-25B2h nbove.
e. Any permitted use whose activities,
including manufacturing and storage, nre
predominantly conducted outrof-doors rather
than completely enclosed within n building.
f. Additional uses as identified ill Section
4-31-36Dl. (Ord. 3463, 8-11-80)
g. Off-sit..c hOlnrdouB wast..c treatment
and storage facilities. (Ord. 4186, 11-14-88)
4. Prohibited Uses: In the M-P 7.mlO the
following uses nrc prohibiLcd:
n. Residential
or maintenance
provided in 8e<:lion
ulies except for n RCoCurity
personnel residcnc(! os
4-31-25B2d.
b. Automobile, motorcycle, truck, boat,
mobile home, lTailer, nnd recreational vehicle
sales and renlal establishments.
c. Automobile, molorcycle, t.ruck, bont,
mobile home, tTniler, and recreational vehicle·
repair, sen-icc and storage Activities, except
gnsoline service stntions or ns incidenlnl to A
pcrmitled usc.
d. Refining, mnnufacture or bulk stornge
of pctToleum, or Any of il'i hy-proclucta.
e. Sulvnge, wrecking nnd di5po!inl
activities conducwd out-of-uoors.
f. All other uses not included in &~cLion!j
~-31-25I31 through ~-31-25IJ3.
Development Stnnoords: in the 1\-1·P Zone the
following development !iLHndnrds shull npply,
except ns otherwise provided In Section
·1-31-25.
1. Site Pion ApprOVAl: Sit .. pion oPP"ovAI
4-31-:·0
shall be required for all developments withi~.
lhe M-l' Zono. A building sito plan shall i:"
filed nnd approved in accordance with tr.,;-
City Code prior to issuance of any buildir.,;
permits. Each building or other developmer.:
permit issued shall be in confonnance \\;::-.
the approved site plan.
2. Standards for Retail and Selected Servico
U!ies: For those service nnd retail U6c-~
identified in Sedion, 4-31-25B1c(2) an~
~-31-25Blf, the following ,tandards ,h.::
apply:
n. The design of structures, includir~
signs, shall be generally consistent l=
chnracter with surrounding uses. No dnve-t:;:
windows shnll be permitted.
b. No exterior display of merchandis.?
designed to be viewed from the public right Q:-
way shall he pe=itted.
c. In order 00 avoid the negative impactE
of strip commercial development: (Ord. 346~.
8-11-80)
(1) Retail or service uses shall i:~
developed as part of larger, plannE'~
commercial, office or industri.=.:
. complexes having common architecture.:
or landscaping themes. A retail c:-
service use shall not stand alone, unJes.-s;
such use has a gross floor nre~c
than twenty five lhousimd (2 ,000.
square feel. Any stnnd alone re .
service use, smaller than twenty fi .. "E
thousand (25,000) square feet, i~.
existence prior to lhe effective date c:
this Ordinance shall bo permitted ~.
expand, subje-ct to nll other provisions c:
City Code. (Ord. 3984, 4-14-86)
(2) Direct arterial flccess to individea:
uses shall occur only when nlt.ernati·,.:-
Rccess t.o local or collector streets r::-
consolidnted access with adjacent uses :::
lIot feasible.
(3) Hoof signs shall be pl'Ohibited. (Or:
3~63, 8-11-80)
•
3. Lol An~n: The minimum lot nrcn perm i ttr. :.
In lhe M-P Zone shall be thirty five thousec.:
(35,000) squnre feet except for lots existing ".,
or December I, 1986 which are smaller th,-c.
thirty fivC" thousnnd (3Ii,OOO) square feet ::-
lC'ss L1Hln three hundred feet (300') in de~·.~.
H!i Illcn!iul'p.d pel"pcndiculfi!' t.o un Rdjnt~:-.:
4-31-25
C3) street. For purposes of this Ordinance, such
pre-existing lots with less than the minimum
area are known as "small lot M-P". Certain
small lot M-P setbacks and lnndscaping pro-
visions may apply. See Seclions 4-31·25C1a
and band 4-31-25C6a. When properties which
satisfy the criteria for smnll lol M-P are
contiguous and held in the some ownership,
then those lots must be developed ns n single
development to the greatest exlenl pcssible.
Before talUng advantage of lhe smnll lot M-P
provisions, 8 property owner must exhaust nil
available administrative or Jegal processes to
aggregate the small lot M-P pnrcels lo lhe
minimum lot size of thirty five lhousand
(35,000) square fee~ if possible, For example,
if parcels of property within the same owner-
ship are separated by an alley or Bacot) the
property owner must first apply for an alley
or street vacation in an attempt to aggregate
the parcels, In no event will a piece of pro-
perty be subdivided to create lots to qunlify
for the small lot M-P critelin, The public in-
terest is served by taking all st.cps necessary
and legally permissible to encournge tho fUl"·
ther aggregation of lots that qualify as small
lot M-P lots such that the lols qunlify for lhe
regular minimum M-P zoning arens of lhirly
five thousand (35,000) square feel.
4, Setbacks:
a, Streets: All buildings or structures
shall be locnted n minimum of sixty feel (60')
from any street or rughway property line,
except from limited access highwnys where
. there shall be a' minimum twenty foot (20')
setback. However, when any pcrtion of n lot
is shallow (three hundred feet [300'1 or less in
depth measured perpendicular to nn adjacenL.
street), the above setback standard sholl not
npply; Within such shallow pcrlions of a lot,
the setback from the street shall vnry, so thnt
at each pcint along the street, the required
setback shall be twenty pcrcont (20%) of the
lot dimension measured perpendiculnr to the
street at that point, provided thnt the mini-
mum setbnck is at least twent)' feel (20')
adjacent lo nrtelial streets nnd ten feel (l0')
adjacent to oll other-streets.
b. Olher Ynrds: All buildings or struc·
tures shall be lcealed a minimum of twenty
feet (20') from all other property lines,
including limited access highwn)'s.· However,
for pm·existing platled lots smoller thnn' the
minimum lot area in the M-P Zone, no set-
backs nre required from such other propcl'ly
4-31-25
lines, pro\'ided thnt the total coverage shall
not exceed sixty five percent (65%) of the lot
aren on these small lots. (Ord. 4035, 12-22-86)
c, Hnilroad Spur Trnck: The required
setbncks· shall not npply along lhe portion of
n building or styucture contiguous la· 8 rnil-
rand spur b·oek.
d. Adjacent lo Hesidential Lols: When-
ever n proposed use in the M·P Zone shares n
common property line with 8 lol designated
residenlial on both the ,comprehensive plnn
nnd zoning map, the minImUm setback
contiguous lo the common property line shnll
be fifly fcct (50'). Whenever an adjncent lot
contains n residential use and either the
comprehensive plnn or zoning designation or
both is something other than residential, then
the appropriate setback and landscaping
adjncent to the residential lot shall be
determined by site plan approval. A site .plan
decision ill require more than the minimum
s~tbfick and landscaping shall consider the
long term viability of the residential use, the
presence of other residential uses in the
sun"ounding area, and such' other indications
of stability as owner·occupancy and housing
conuition.
e, Use of Setback Areas: All required
selback arefiS shall be unae~upied and unab·
s.n-ueLed except for off-street parklng nnd
londing, driveways, entrance ronds, a gate-
house or guni'dhouse, water pits, lawn
sprinklers, walkways, landscaping, ordinary
nnd necessary utility service facilities, utilily
poles, lighting fixlures, identifying and
direction signs, underground installations
accessory to nny permitted use, and railroads.
f. Flexible Setbacks: With site plnn
appmvlIl and subject to applicnble building
fino fire codes, one of the side setbacks (not
nujacent to a public street or residential use,
as defined in Section 4-31·25C4d above) may
be reduced or eliminated if the lotnl of both
side selbncks is nt lenst forty feet (40'); and
tile renr setbnck not adjacent to n public
stTccl may be reduced or eliminalcd if the
rront selback -is incrensed nccordingly. The
sil~ plnn decision shnll be bnsed on It f",ding
lhnl, wilh reduced setbacks, the nrchil.eclurnl
design, building orientation, circulntion, noise
ulld glnre of the proposed project will be
compatible wilh ndjacent uses.
4-31-2G
C5) n_ In the M-P Zone, no height limit is
established, provided that all required setback
nreas on the periphery of the lot shall be in-
creased one udditional foot in building height
above forty five feet (45').
b. Gate houses or guardhouses shall not
exceed twelve feet (l2') in height.
6. Landscaping: (Ord. 3463, 8-11-80)
a. Setback Are .. : A landscaped strip a
minimum of twenty feet (20') in width or on<>-
half (1/2) the required setback, whichever is
less, shall be provided adjacent to all street or
highway right-of-way lines, except limited
access highways; and a landscaped strip a
minimum of ten feet (l0') in width or on<>-half
(JJ2) the required setback, whichever is less,
shall be provided adjacent to interior side lot
lines within the required front setback. (Ord.
4035, 12-22·86)
b. Adjacent to fulsidential Lots: When-
ever a proposed use in the M-P Zone shares n
common property line. with a lot that is desig-
nated residenlin'l on both the comprehensive
plan and zoning map, a landscaped strip a
minimum of ten feet (l0') in width consisting
of evergreen shrubs or trees n minimum of
five feet (5') in height shall be provided
adjacent to the common property line and
shall be planted prior to occupancy of any
portion of the site.
c. All areas of a site not covered by
buildings, structures, or paved surfaces shall
be landscaped. Required landscape arens shall
not be used for ofT-street parking and loading.
Arens of 8 site set aside for future develop-
ment may be hydroseeded.
d. Flexible Landscaping Arens: With site
plan approval, the perimeter landscaping
sbips required by Section 4-31-25C6a above
may be reduced in width up to fifty percent
(50%) if the equivalent square foolage of
landscaping is provided elsewhere within the
site. SiLe plan approval shall be based on n
finding that the aiten18tive landscnping
arrangement provides buffering and siLc
amenities equal to or better thall lhat which
would be achieved by strict application of lhe
Code. The relocated landscaping shall nol be
localed within the rear setback of the sileo
7. Oulside Stornge:
4.;)1-25
a. Outside storage or display of maier·
ials, products and containers is permitted
within the buildable aren of a site; provided,
that the storage area is screened from all
adjacent property lines by an existing struc-
ture, a wall or view·obscuring fence at lenst
six feet (6') but not more than ten feet (10') in
height, or .. required by the bulk stornge
ordinance, Section 4-31-29.
b, Whenever outside storage 'exceeds fifty
percent (50%) of the buildable area of a site.
storage shall be considered the principal use
of the site and shall be subject to the condit-
ional use requirements of Section 4-31-25D3e.
8. Refuse: No refuBa, trash, rubbish or other
waste material shall be dumped, placed or
allowed to remain outside a permanent build·
ing, except in nonflammable, covered or
enclosed containers, which shall be screened
by fence or landscaping. No refuse shall be
stacked higher than the screening fence or
landscaping.
9. Parking nnd Loading:
a. See Chapler 14, Tille IV of lhe Cily
Code.
b. All uses requinng deliveries or ship·
rnents shall provide a minimum of one ofT·
street loading space nnd one additional load·
ing space for each seventy thousand (70,000)
square feet of gross floor oren over si:x thou·
sand (6,000) square feet.
c. The minimum aren for each off·slreet
londing space, excluding oren for maneuvering,
shall be two hundred fifty (250) square feel.
d. At no time shall any part of a vehicle
be allowed to exland into a public right of
wny while the vehicle is being loaded or
unloaded. All loading nnd unloading
maneuvers shall be conducted on privn~
property.
e, Off·street londing spRces shall not
interfere wilh the usc of required off·street
pnrking areas. •
10. Environmental Performance Standards:
The following minimum stnndnrds sholl be
met by all activities within lhe M-P Zone. For
nil ncti .... ities which mny produce objectionable
4-31-15
C3b) (2) Commerciul, Jndustrint nIH..! Olher
Uses: A maximum of eight fp.ct (8')
anywhere on the lol providct! the fence
does not stand in or it! front of All)"
required iandscnping or pose n tnd1ic
vision hazard.
(3) Fence Types:
(A) Electric fences:
i. Electric fences lire permitted by
special re\-iew in all residenlitd
zones in cases where lorge domes-
tic animals nrc being kept provided
additional fencing or .other onrl'icr
is erected along the properly lines.
ii. All electric fences sholl be
posted \vith pennnflcnt signs n
minimum of thil-ty six (36) squnre
inches in nren fit inlervals of
fifteen feet 05') stnting tlwt the
fence is elect1"ified,
iii. Electric fences Hod ony rclnled
equiplucnt ond npplinnccs !\lust be
installed In Rccordallce with the
manufaclurer's !lpccificEltions nnd in
complinnce with the Nntionnl
Electricnl Code.
(B) Barbed V-iire Fences: 13nrbcd
wire may only be used on top of fences
at least six feet (6') high for cOlllmercial,
industrial, utility and public uses.
(C) Other:
i. Bulk Storage Pences: See Section
4-31-29.
ii. Fences for mobile home parks,
subdivisions or planned unit
development end for siLes which
are mined, graded or excavated
may vary from these reguilltions £\5
provided in ll1e respective code
sections.
4. Special Review Process:
a. Persons wishing to have one of' the
following types of fences may submit a letter
of justification, site plnn nnd lypicn! elc\'otion
together with the pennit fcc to the Building
and Zoning Depnr-tment:
4-3 t-t G
(1) Fellces exceeding fort)' eight inches
(<18") within front yard sE':tbncks but nol
wilhin a cleer vision nren.
(2) Solid f~nces along side propel"iy lines
abutting arterinl streets.
(3) Electric fences.
b. The Building and Zoning DepnrtmenL
shnll npprove the issuance of special fence
.i1crmits provided lhnt:
t 1) Fences, wnlls find hedges above ru'rty
eight inches (48") when nil setback-from
the> sb-cet property line rour inches (4")
rrom everyone inch of increased height
sought lover 48", up to n maximum or
72").
(2) Fences along property lines nbutting
n side slTeet \~hich is nn nrt..eT"inl rnny be
fl maxirnum of seventy two inches (72")
in height. This fence must be locawd to
the renr or the required rront yard. In
nddilioll, drivcwnys will not be nllowed
to access through this fence. The
location of the fencc exceeding forty two
inches (42") in height nlong properly
lilles, pOI-ticulnrly the front nnd side lot
lines "long nnnking nrt.eTial stTcets, docs
not obsb"uct views or on-coming trnOic Ilt
intersections or driveways.
5. Compliance: Fences which do not comply
with these regulations must be brought into
compliance within six (6)' months Ii'om the
daw of notice of fence violation from the City.
Wrd. 4056, 4-13-87)
4-31-16: OFFICE PARK DISTRICT (O-P):
A. Purpose nnd Intent: The Office Pnrk Zone
(O-P) IS established' to provide nrens
appropriate for proressional, administrative,
. nnd business offices, certain manufacturing
activit.ies, and supportive Sery\ces in n
'"rnpus-like setting. (Ord. 4186, 11-14-88)
13. Uses: In the Omce Park Zone (O-P), the
following and similar use~ nre pennitlcd. The
Building and Zoning Department mr_)' deter-
mine Lhat any other use is similnr in genernl
chnrncter to the rollowing specific uses And is
in keeping with the intent or this Zone. Upon
such ndminish'ntive det..enninntiol1, the subject
4-31-1&
B) use shall become n principal, nccessory or
conditional use, whichever is approprinte.
Unless indicated by the text, definitions of the
uses listed in this Zone are consistent with
the descriptions in the Standard Industriul
Classification Manual.
1. Principal Uses: In the O-P Zone the
following principal uses are permitted:
a.
offices.
Administrative and professionnl
b. Medical and dental offices nnd clinic~.
c, Financial offices such as bnnks,
savings and loan institutions.
d. Schools and sludios for art, crafls,
photography, dance and music.
e. Business and professional services.
f. Research and development.
g. Educational, cultural, And social
activities. (Ord. 3937, 9-16-85)
h. Product servicing, wholesnling,
warehousing and storage of articles, products
or merchandise from previously prepared
natural or synthetic materials, or ferrous or
alloyed metals. (Ord. ~ 186, 11-14-88)
i. Day care facilities. (Ord. 3937, 9-16·
85)
j. Hobby Kennels: A maximum of eight
(8) adult dogs or cats may be pennitted after
satisfaction of the requirements in Section
. 4-31-37C1a. (Ord. 3955, 11-4·85)
k. Motion picture theaters and similar
recreational and entertainment facilities,
aubject to the provisions of Section 4-31·25C2.
(Ord. 3980, 3-24-86)
2. Accessory Uses: In the O·P ZOlle the
following uses are allowed where incidental to
a permitted use:
a. Parking garages.
h. H.ecreationnl facilities.
c. Reteil sales of products or merchan-
dise produced as a pennitl~d use.
C.
4-31-16
d. Repair activities ordinarily associated
with a permitted use.
e. Storage of petroleum or na tural gas
or any of their by-products, provided that the
total storage capacity is less than ten
thousand (10,000) gallons or other applicable
unit of measure, and that storage of such
products is placed underground.
3. COllditional Uses: In the O-P Zone the
rollowing: uses and their accessory uses may
be allowed by conditional use permit as
provided ill Section ~-31-36 of the City Code:
a. Churches.
b. Heliports.
c. Personal, recreational and
services and relail uses, subject
standards of Section 4-31-16C2.
repair
to the
d. Additional uses as identified in
Section 4-31-36DL (Ord. 3937, 9-16-85)
e. On~site hazardous waste treatment
and storage facilities. (Ord. 4186, 11·14-88)
4. Prohibited Uses: In the O-P Zone the
following uses are prohibited:
n. Residential uses.
b. Automobile, motorcycle, truck, boat,
mobile home, trailer, and recreational vehicle
sales, rental, repair, service and storage
activities, except repair and maintenance Inay
be pennitted if incidental to a pennittcd use.
c.· Any outdoor storage or display of
materials 01' products.
d. All other uses not included in Section
~-31·16B1 through 4-31-16B3. (Ord. 3937,
9-16-85)
c. Off~siw ha2,ardous waste treatment
and stornge facilities. (Ord. 4186, 11-14-88)
Development Standards: In the O-P Zone the
rollowing development standards shall apply,
except as otherwise provided by this Section.
1. Site Plan Approval: Site plan approl'al
shnll be required for all del'elopments within
• .4-31-16
Cl) the O-P Zone. A building site plan shall be
filed and approved in accordance with the
City Code prior to issuance of any bUilding
permits. Each building or other development
permit issued shall be in conformance with
the approved sits plan.
2. Standards for Retail and Selected Service
Uses: For those service and retail uses
identified in Section 4-31-16B3c, the following
standards shall apply:
a. The design of structures, including
sigru, shall be generally consistent in
character with surrounding uses. No drive.up
windows or outside automobile service shall
be permitted.
b. No exterior display of merchandise
ahall be permitted.
c. In order to avoid the negative impActs
of strip commercial development:
(1) Retail or selected service uses ,hall
be developed as part of larger, planned
commercial, office or industrial
complexes having common architectural
or landscaping themes. Such retail or
service uses shall not stand alone and
shall not occupy more than fifty percent
(50%) of a jointly developed building
complex.
(2) Direct arterial acce,s to individunl
uses shall occur only when alternative
access t.o local or collector streets or
consolidated access with adjacent uses is
not feasible.
(3) Roof signs shnll be prohibiwd.
Free-standing signs shall not exceed len
fcot (10') in height and shan be located
nt least twenty feet (20') from any
property line, except for entrance ond
exit signs.
3. Setbacks:
a. Streets: All buildings and structures
.han be located a minimum of sixty. reet (60')
or twenty. percent (20%) or the lot depth,
whichever is' less, from any public streel 01'
highway property line. In any case, if the
adjacent public street is n' major or seconuary
arterial, the setback shall be at lenst thirty
feet (30').
4-31-1C
b. Other Yards: All buildings and
structures shall be located n minimum of'
twenty feet (20') or fifteen percent (15%) of
the lot width, whichever is less, from any
property line which does not abut a .public
street or highway.
c. Adjacent to Large Structures: 'I1w
required yard setbacks adjacent tc any build-
ing or structure with a building footprint
greater than twenty five thousand (25,000)
square feet shan be increased one foot (1') for
each odditional two thousand (2,000) square
feet of building footprint, up to a maximum of
one hundred reet 000') abutting public
streels, and sixty reet (60') in other yards.
d. Adjacent to Residential Lots:
Whenever 8 proposed use in the O~P Zone
shares n common property line with a lot that
is designated nny residential use on both tho
City of Renton comprehensive plan and zoning
mnp, the minimum setback contiguous to the
common property line shall be fifty feet (50').
Whenever nn adjacent lot contains n
residential use nnd either the comprehensive
plan or loning designation or both is
something other than residential, then the
appropriate s~tback and landscaping adjacent
tc the. residential lot shall be determined by
site plan approval. A site plan decision to
require more than the minimum setback and
landscaping shaH consider the long term
viability or the residential use, the presence of
other residential uses in the surrounding
area, and such other indications or stability as
owner-occupancy and housing condition.
e. Use of Setback Areas: All required
setback areas shall be unoccupied and
unobstnlct..cd except ror ofT-street parking and
londin!!, drivewuys, entrance roads, lawn
sprinklers, walkways, landscaping, ordinary
and necessary utility service racilities, utility
poles, lighting fixtures, identifying and
direction signs and underground installations
nccessory to nny permi tted use.
r. Flexible Setbacks: With site plan
approval "nd subject to applicable building
nnd fire codes, onc or the side setbacks (nol
adjncent to n public slTeel or residential use,
as defined in' Section 4-31-16C3d may be
reduced or eliminaLcd ir the total width of
both side ~elbucks is at least twice the width
of the minimum selback specirled in Section
4-31-16
C3t) 4-31-16C3b above; and the rear setback not
adjacent to 8 public street may be reduced or
eliminated if the front setback is increased
accordingly. The site plan decision shall be
based on a finding that, with reduced set·
backs, the architectural design, building orien-
tation, circulation, noiso and glsre of the
proposed project will be compatible with adja-
cent uses and with the purpose nnd intent of
. the O-P Zone.
4. Height: Building heights in the O-P Zone
shall be established with consideration to
adjacent land uses and shall be determined as
follows:
a. Adjacent to Single FarnilyfLow
Density Multi-Family Uses: No height limit
shal1 be required provided that for each one
foot (1') of building height there shal1 be
provided one foot (1') of yard setback on the
periphery of the site where the office park
use is adjacent to a single family or low
density multiple family use located on a lot
designated aingle family or low density
multi-family on the City of Renton
comprehensive plan and zoning map.
b. Adjacent to All Other Uses: No height
limit shall be required provided thot all re-
quired yard setbacks adjacent to such other
uses shall be increased one foot 0') fol' onch
additional one foot 0') of height above forty
five feet (45').
c, These setback/height requirements
cannot be modified by epplication under the
PUD process.
5. Landscaping:
n. There shall be 8 minimum landscaped
setback of twenty feet (20') from all public
street or highway rights of way.
b. There shal1 be a minimum landscaped
setback of ten feet (10') or one· half (l/2) the
required setb~ck, whichever is less, from all
other property lines.
c. A minimum of twenty percent (20%)
of the site shall be retnined in landscaped
open space. A maximum of one~hAlf (112) of
this requirement Inay be on the roofs of
structures, provided employees and the public
have access to the area. A maximum of
seventy five percent (75%) of this requirement
may be within the required perimeter
4-31·16
landscaping. The twenty percent (20%)
minimum landscaping requirement may not
be reduced if a site is developed as a PUD.
d. All areas not covered by buildings,
structures or paved surfaces shall be Jand-
scaped. Areas set aside for future develop.
ment on a lot may be hydroseeded.
(>. Where pnrking lots nre ad}nccnt to
one another, perimeter landscaping shall not
be required.
f. Any wall suIface greater than thirty
feet (30') in width lacking windows or doors
shall be softened by landscaping or archi·
tectural features, such as change of t8xturc or
wall modulation. Such landscaping shall
include trees over six feet (6') in height placed
no more than thirty feet (30') on center or in
clusters.
g. With site plan approval, the perimeter
londscnping setbacks required by Section 4-31-
16C5a and b above may be reduced in width
up to fifty pel'cent (50%) if the equivalent
square footage of landscaping is provided
elsewhere within the site. Site plan approval
shall be based on a finding that the
alternative landscaping arrangement provides
buffering and site amenities equal to or better
than that which would be achieved by strict
npplicntion of the Code. The relocated land-
scaping shall nol be located within the renr
setback of the site.
6. Refuse: No refuse, trash, rubbish or other
waste material shall be dumped, placed or
allowed to remain outside n permanent build-
ing, except in nonl1arnmable, covered contain-
ers Or dumpsters, which shall be screened by
fences or landscaping. No refuse shall be
stacked higher than the screening fence or
landscaping.
7. Parking/Circulation: Parking and circulation
slnndnnls required shall be as rollows:
n, Access: The principal access shall be
from Oil arterial or collecLor street nnd s)wll
be oriented to the least traveled street when-
ever two (2) or morc such arterials or collec-
tors obul the sileo
b. Parking/Circulation: Parking 311d
circulation areas along n common lot line with
a residential use located on a lot designated
as a residential use on both the City or
4-31-16
C7b) Renton comprehensive plan. and zoning mnp
• hall be allowed only if R ten foot (10') wide
sig~t-obscuring lnndscaping SlTip nnd n six
foot (6') high solid fence are provided nlong
the com mon boundary line.
c. Parking and Loading:
(1) See Chapter 14, Title IV of the City
Code.
(2) All loading docks nnd roll-up doors
shall be located at the rear of buildings
or screened so that they are not visible
from any point along the nbutting public
right of way.
(3) At no time shall any part of a
vehicle be allowed to exumd into a
public right of WR)' while the vehicle is
being loaded or unloaded. Ali loading
and unloading mnneuvers shall be
conducted on private property.
8. Environmental Performance Standards: The
following minimum standnrds shall be met by
nil activities within the o-p Zone. For nil
activities which may produce objectionnble 01'
otherwise prohibited conditions, the property
owner or lessee shalL furnish design specif-\ca-
tions or other scientific evidence of compliance
with the.e standnrds.
a. Noise: See Title V1I1, Chapter 7,
Noise Level Regulations.
b. Smoke:
(1) Visible grey smoke shall not be emit·
ted from any source in 0 greater density
of grey than thnt described as No. 1 on
Ringelmann Chart.
(2) The provisions applicable to visible
grey smoke shall also apply to visible
smoke of a difTerent color but with nn
equivalent apparent opacity.
c. Dust, Dirt, Fly Ash or Airborne
Solids: No observable dust, dirt, fly fish or
airberne solids shall be emitted.
d. Odorous Gases and Matter: No
odorous gases or metter in n quantity sur-
ficient to evoke 8 response from the overage
person' beyond the exterior property lines
shall be emitted.
e. Toxic Gases nnd Motter: No emissions
4·31-17
of toxic gases or matter shall be permitted .
f. Vibration: No vibrntion shall be
pennittel to exceed 0.003 of one inch dis-
placement or 0.03 (g) peak accelera tion,
whichever is greater, as measured at any
point outside the property lines of the lot or
site. This shall apply in the frequency range
of zero to five thousand (0 . 5,000) cycles per
second, Shock absorbers or similar mounting
shall be allowed to permit compliance with
this specific~tion.
g. Glare and Heat:
(1) No glare and heat from any source
shall be permitted to be unreasonably
objectionable beyond the exterior pro-
perty lines of a lot or Bite.
(2) All exterior or wall mounted lighting
fixtures shall be directed away u'om
public streets or rights of way. Ex!€rior
lighting fixtures shall be equipped with
hoods or reflectors such that direct light
rays extend no more than ten feet (10')
beyond the nearest property line.
9. Signs: See Chapter 20, Title IV of the City
Code. (Ord. 3937, 9·16·85)
4·31·17: AIRPORT ZONlNG:
A.
B.
Zones: I n order to regulate the use of
property in the vicinity of the nirport, all of
the land within two (2) miles south and one
mile east and west of, or that part of the
area thnt is within the City limits of Renton,
W nshington, whichever is nearest the
boundaries of the airport, is hereby divided
into airport approach, transition and turning
zones. The boundaries thereof are shown on
the Renton Airport Approach Plan numbered
No. I, dated March I, 1956, which plnn is
made a part hereof.
Height Limits: Except as otherwise provided
in this Code, no structure or tree shall be
erected, altered, allowed to grow or be moin-
tained in any airport approach zone or airport
turning zone to a height in excess or the
height limit herein established ror such zone.
For the purposes of this regulation, the
following height limits are hereby established
for each of the zones in question: (Ord. 1542,
4·17·56)
C: H. PARRISH APPRAISAL SERVICES INC
CLIFFORD H. PARRISH F.R.I.,R.I.(B.C.)
City of Renton
Parks & Recreation
200 Mill Avenue South
Renton, WA 98055
Att: Leslie Betlach
Dear Si.rs:
Harold's Square, 153 Madrone Lane N.
Winslow, Bainbridge Island
Washington 98110
Tel (206) 842-9055
Fax (206)842-7489
8 June,1992
In accordance with your instructions, 1 have prepared an
appraisal of the above referenced property whose tax Account Number
is 132304.9089 and is located in the city of Renton in King
County,Washington .. This report is an addendum to the appraisal of Lot
3 and should be rebd in conjunctl.on wi.th that report. The definiti.ons
and Assumptions and Limiting Conditions contained in the Appraisal of
Lot 3 also apply to Lot 4 and in particular M;sumption 25 which
assumes that there are no wetlands on the property and that a
building permit is readily attainable through the normal application
process.
In the final analysis, the subject property has an estimated
Market Value as of June 1, 1992 in the sum of:
ONE MILLION THREE HUNDRIW AND SEVEN'I'Y KI.GfI'l' ','HOUSAND DOLLARS
( $1,310,Ooo.bo )
The following pages contain variations that pertain to Lot 4 and
also support the conclusion reached.
Respect~l subrni :ted ,
. ..... _t. -' C.H.Parrish Appraisal Services Inc.
Clifford H.Parrish F.R.I.,R.I.(B.C.)
SITE DATA.
The subject site comprises a single legal parcel located on the
west side of Naches Avenue SW and is part of the Black River Business
Park. There is frontage to Naches Avenue although the maps reviewed
do not indicate whether the road offers frontage to the total east
boundary.
The site offers 254,036 s.f.( 5.83 acres) and although the
boundaries are irregular the site in reality is almost square
offering a very viable shape for development. The west boundary abuts
the City of Renton storm water retention pond. The property has a
maximum depth of approx 595 feet. This is the south boundary which
runs east west. The land is essentially flat and is covered with
heavy secondary growth that is considered to have no commercial
value.
The soil and services are the same as Lot 3 except that the
services are more or less level with the south east corner of the
site.
A site plan is attached on the following page.
HIGHEST AND BEST USE.
The definitions etc as set out in the body of the main report
apply to this site and it is concluded that the highest and best use
of this site is also a development to a maximum as permitted by the
current zoning.
METHOD OF APPRAISAL.
As this site parallels Lot 3 the methodology used and the
comparables are the same. The market comparison approach will be used
as per the main report.
VALUATION.
The comparables used in the main report are equally applicable
to Lot 4 as they are to Lot 3. However the services and the road are
already in front of the subject property and the deduction taken in
the -main report as pertaining to Lot 3 do not apply to this property.
It is therefore concluded that the $5.50 p.s.f. value estimated as
being the current market value should apply to this property.
this shows the following calculation;
254,036 s.f. x $5.50 p.s.f = $1,377,398.00
Rounded to $1,378,000.00
I-
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2b2,1E:.:' SO. Fl.
OR 6.0.2. I..CRfS
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R.ll02.46
L .807.11
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R. 1 1 65.09
L· 1097.05
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C~ H. PARRISH APPRAISAL SERVICES INC •
'CLlFFORD H. PARRISH F.R.I.,R.I.(B.C.)
city of Renton
Parks & Recreation
200 Mill Avenue South
Renton, WII 9B055
IItt: Leslie Betlach
Harold's Square, 153 Madrone Lane N.
Winslow, Bainbridge Island
Washington 98110
Tel (206) 842·9055
Fax (206)842·7489
HE: .. N.9 . .t:.tJ),.,liftl.f of Lot 6, Blnck Hi vet', Hell tOil, WII,.
Dear Sirs:
In accordance with your illRtnlctiollR, .1 IH'lVe prepared all
appraisal of the above referellce(l p,'operty wlloRe tax IIccount Number
is U230'l.90J2 ( This relAteR tn ,,1.1 or I,ot (, ) "nd iR .Located in the
C tty of Renton in K i.nq county, Wash Lnqtoll. 'I'll i l' ,'''port is all addendum
to the appraisal of 'Lot 3 and should he reAd ill cOll'junction with that
report. The definitions and IIssumptions amI I.,imi tinq conditions
contained in the IIppraisal of L,ot 3 Also AppJy to N 1/2 IJot 6 and in
particular Assumption ?5 whicll assumes thAt tllere are no w.etlands on
the property and that R lluildinq permit is rRndi Iy nttAi.nable through
the normal. applicat iOIl p,:ocess.
In the final analysis, the subject property has an estimated
Market Value as of June I, 199~ in the sum of:
THREE HUNDRF.IJ liND F'1 P"l'Y FIVE 'l'IIOl/SIIND OOLLlIRS
( $)55,000.00 )
The following pages contain variations that pertain to Lot 6 and
also support the conclusion reached.
Respec~tuH SUbm~tted,
~t. -C.H.Parrish Appraisal Services Inc.
Clifford H.Parrish F.R.I.,R.I.(B.C.)
•
•
;
SITE DATA.
Lot 6 comprises a single legal lot, but the north half of this
site to which this report relates to, is at present not a separate
entity. The description following relates to the total parcel and the
division of land is NOT part of this report. all costs incurred in
the division of the site are to be already expended.
Lot 6 is located to the north-west of Lot 3 and has a common
property boundary. Like Lot 3 the north boundary abuts the railroad
tracks and is arced. the south boundary is also arced and almost
parallels the tracks. The west boundary is straight and runs almost
north south, whereas the east boundary ( common with Lot 3 ) runs
north-east to south west. The site area of Lot 6 is given as 262,183
s.f. and therefore the area that is being appraised offers 131,091.5
s.f. The site is essentially level although the land rises very
slightly towards the tracks and is covered with mainly scrub bush and
a few secondary growth trees.
Services. There are no services currently abutting the site. The
nearest water and sewer mains are to be found approximately 1,000 ft
to the south on Naches Avenue SW. To develop the site it would be
necessary to extend these services and the road to the subject site.
The soil conditions are the same as Lot J.
A site plan is attached on the following page.
HIGHEST AND BEST USE.
The definitions etc as set out in the body of the main report
apply to this site and it is concluded that the highest and best use
of this site is also a development to a maximum as permitted by the
current zoning.
METHOD OF APPRAISAL.
As this site parallels Lot 3 the methodology used and the
comparables are the same. The market comparison approach will be used
as per the main report.
•
," I
•
The comparables used in the main r~port are equal I.y applicable
to Lot 6 as they are to Lot J. Ilowever thp. sprvices and the road nepd
to be extended to the subject property and the deduction taken in the
main report as pertai.ning to l,ot 3 do not appl.y to this property. It
is difficult to perceive that this lot wouJd IlP. developed before L,ot
J and the expense to extend t.he r011<1 to 1..01: J would be already
incurred by the developer of L~t I. It would bp. unreasonable to
deduct the full length of the road I~equi.red wilp.1l they have alreAdy
been deducted in the appraisa J. of Vlt J Wll i c:h is under the same
ownership.
It is however reasonab.Lp. to aSSIJme that to extend tile road all
addit.ional 500 feet wil.l be necp.ssAry and to IJe consistentt.he same
costs as set out .i.n t.he body of Ule main ,·epn,·t wnlllrl equall.y appJy
to this property. '.l'het~efore these costs An;) estimClted t.o be 50() feet
at a cost of $3?-5.00 per font or $1('?,c,()O.1l0.
In addition the questiotl of <Jiscounting the llldicated value
needs to be considered. This site i.s unl ikei.y to be developed prior
to either Lot 3 or Lot 4 and simi.l.arly Any ,leveloper is unlikely to
want to incur development p.*pensp. to deval.op th.is site when I~ts 3 &
4 can be more readl.ly devel.oped. It l.i not unreasonAble to assunle
that if Lot 3 and/or ~ are developed tllis si~p. will. not be buiJt upon
until the buildings e.ceated on I.,ots 3 and 4 an~ occupied. I.n the
current market it would be unreasonabJ.e to assume that the market
could absorb three buildings. As this is n projection i.nto the future
there is no way to predict whAt the markp.t absorbtion wi I I be but it
i.s reasonable to assume t.ha1: a 1'J"11(1p.111: purchnset: wi l I. rli.scolJnt the
present vaiue.
It is considered that .i.1: tnkes at Jeast: two years to obtain
permits and to bui.ld an offi.ce l)uj.J.di.ng and as the road win pass two
lots a deferment of four years would appear reasonable.
'I'he value of the sub·ject can be set out as fo.l..I.ows:
131,091.5 s.f X $5.50 p.s.f $nJ ,00].25
Less roads and services $162,500.0D
$5!,B, 50].25
Discount @ 12% ( factor O.fi355 ) x
Indicate .. i va.l.up.
HOlltl(led to $355,OOD.OO
•
The question of what discount rate is open to debate and 12% is
well above current interest rates. However the four years used as a
deferment period is considered to be a minimum and the factor used is
almost the same as taking 9.5% over a five year term. It is therefore
considered to use the minimum period and the lower rate would not be
consistent with the market's thinking.
.'
,!. ~ 1 j·~S· :~~.,
t~·"-281.!.S3
l. .659 . ..::;:-
LOT 7
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OF t::NTHY
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OR 6.02. t..CRES
{).I, 11.56' 46·
R: 1102.46
L : 807,11
~AHCI
1 - B
().: 53·57'00·
R: 1165.09
L: 1097.05
CLIFFORD H.PARRISH
EXPERIENCE AND QUALIFICATIONS
Educated at King Edward VI Grammar School, Five Ways, Birmingham
England.
1961 -1965 Entered Real Estate as an articled pupil upon leaving.
school to Maurice S Allsop, Principal of Maurice Allsop & Company, a
full service real estate company with offices in West Bromwich and
Stourbridge, England. Initial duties entailed Property Management
including rent collection and Accounting. Application of the Landlord
and Tenant Act as it applied at that time was also part of my duties.
Upon completion of Articles, work included real estate sales and
appraisal primarily for Building societies. secondary duties included
Land survey's, Structural survey's, Sales by auction and assisting in
Property management.
1965 -1967 Real Estate sales and appraiser with Widdowson & Co,
Kingswinford,England
1967 -1971 Emigrated to Canada. Appraiser with Bell-Irving Realty,
Vancouver,B.C. Canada
Full time appraiser preparing appraisals for lending institutions and
private individuals. Most of this work was single family housing.
1971 -1987 principal of C.H.Parrish and Associates, Vancouver, B.C.
A full service appraisal company preparing appraisals for all
purposes including residential ,commercial ,industrial and investment.
Clients included Banks, Credit Unions, Lawyers,Government and private
individuals.
In 1985 C.H.Parrish & Associates merged with Penny & Keenleyside
Appraisals who had an office in New westminster, B.C. and wanted an
office in Vancouver. I continued as an appraiser and partner of this
company.
1988 -present. Independent Contractor working with and for Olympic
Appraisers, Lamb Hanson Lamb Appraisers Inc and Budget Appraisals. I
am Incorporated in the State of Washington under the name of
C.H.Parrish Appraisal Services, Inc. '
. "
..
EDUCATION
Completed four year appraisal course directed by the Faculty of
Commerce and Business Administration at The University of British
Columbia, Vancouver, British Columbia, Canada. Courses included
Appraisal I & II, Law of Landlord & Tenant, Law of Contr?ct & Tort,
Real Estate Accounting, Building Construction and Economics -9/71.1
Accepted as member of Real estate institute Of British Columbia,
certificate number 979 -dated 12th July 1971. continual membership
in this professional organization that provides ongoing education and
has an established Code of Ethics and course requirements. Permitted
to use the distinguishing letters -R.I. (B.C)
Accepted into membership of The Real Estate Institute of Canada
having·successfully completed a recognized university level advanced
course in real estate. Continual membership in this professional
organization that provides ongoing education and has an established
Code of Ethics and course requirements. Dated 11th July 1972.
Permitted to use the distinguishing letters -F.R.I.
Current member in the International Right of Way association.
Appointed to the Panel of Arbitrators of the American Arbitration
Association.
Past Memberships
Federation Internationale Des Professions Immobilieres; Paris France.
certified Residential Appraiser #1917 with Appraisal Institute of
Canada
Rotary Club of West Vancouver 1970 -1984. President 1981
.,
Proposed Acquisition
City of Renton
BLACK RIVER RIPARIAN FOREST
, Parcel Numbers Acreage Type of Acqulslton
LB/dlf
93·167df(c)
3 5.37
4 5.83
North 1/2 (6) 3.01
Total Acreage 14.21
FeeSimple
Fee Simple
Fee Simple
>
CITY OF RENTON, WASHINGTON
RESOLUTION NO, 2944
A RESOLUTION OF THE CITY OF RENTON·, WASHINGTON, ADOPTING
THE PARKS AND RECREATION OPEN SPACE COMPREHENSIVE PLAN
AND TRAILS MASTER PLAN AND DECLARING THE SAME TO BE A
CITY POLICY UNDER THE STATE ENVIRONMENTAL PROTECTION ACT
(SEPA) , .
WHEREAS, the City of Renton has periodica'lly reviewed its
needs for open space and trailsi and
WHEREAS, in furtherance of that effort the Parks Department
has prepared a Comprehensive Plan for Open Space and Trailsi and.
WHEREAS, that Open Space and Trails Comprehensive Plan has
been reviewed by the City Cou·ncil and deemed to be in the best
.interests of the publici and
WHEREAS, that Comprehensive Plan establishes certain policies
which assists the City in implementing the State Environmental
.P.olicy Act,
NOW, THEREFORE,· THE· CITY COUNCIL OF THE CITY OF RENTON,
WASHINGTON, DO RESOLVE AS. FOLLOWS:
SECTION I. The above recitals are found to be true and
correct in all respects,
SECTION II. The Parks and Recreation Open Space
Comprehensive Plan and Trails Master Plan is hereby adopted by the
tity Council as a plan of the City of Renton.
SECTION III. The Parks and Recreation Open Space
Comprehensive Plan and Trails Master Plan is further adopted as a
city policy under the State Environmental Protection Act and shall
be listed as such in the environmental ordinance,
.' .. ~ i' .. :,' ..
RESOLUTION NO. 2944,
PASSED BY THE CITY COUNCIL this 11th day of January , 1993.
City Clerk
APPROVED BY THE MAYOR this llt of __ ~J~a~n~u~a~r+y _______ , 1993.
=
APif~~
Lawrence J. Warren, City Attorney
RES.255:1/6/93.
:':' ....... ~ ...
CITY OF RENTON, WASHINGTON
"RESOLUTION NO. 2961
A RESOLUTION OF THE CITY.' OF RENTON, WASHINGTON,
AUTHORIZING APPLICATION' FOR FUNDING ASSISTANCE FOR AN
ACQUISITION PROJECT AS PROVIDED BY THE KING COUNTY
CONSERVATION FUTURES LEVY FUND ACQUISITION PROGRAM
(BLACK RIVER RIPARIAN FOREST).
WHEREAS, the City Council of the City of Renton, Washington, has
approved a "Comprehensive Park, Recreation and Open' Space Plan" and
"Trails Master Plan" for the urban area which identifies open space
located in the southwestern part of the City; and
WHEREAS, . the Black River Riparian Forest Open Space Project
(Phase I) is listed as the number two (2) priority in the City's
Comprehensive Park, Recreation and Open Space Plan"; and
WHEREAS, under the provisions of the King County Conservation
Futures Levy Fund, funding assistance has been authorized and made
available to aid in financing the cost of open space land for public
bodies; and
WHEREAS', the City Council of the City of Renton considers it in
the best public. interest to ~cquire property in the southwestern part
of the Citi generally located along the. Black River Riparian Forest;
NOW, THEREFORE', THE CITY COUNCIL OF THE' CITY OF RENTON,
. WASHINGTON, DO RESOLVE AS ~OLLOWS:
SECTION, L The above recitals are found to . be true and
correct in all respects.
SECTION II. The Mayor is authorized to make formal
application to King County for funding assistance,
.,J ,,',~~,'. '"','.','.",,. ' .. , .•...... , ... ,'._.:..: .... , ' ... , .... . . '," . '"" 6 ' •.. ..!-'''~~,'. ---. t,!.·~«:t~:,11·'!'·-··:';;.·.~::;Of'~' '~"<' . : .. , . .'''~I ,.'~,
RESOLUTION NO. 2961 -----
SECTION· III. Any fund assistance so received will be used in
the acquisition 'of acreag.e 10Gated in the southeastern part of the
r .'
City of Renton, Washington.
SECTION IV. This resolution shall become part of a formal
,
application to King County.
SECTION V. Adequate notification has· been given and
opportunity provided for public input.
PASSED BY THE CITY COUNCIL this ~hday·of April , 1993.
dh~~_-
Marily Clerk
APPROVED BY THE MAYOR this 12th day of _:..:AE:.p=.r=.i:;:l ______ , 1993.
\ C...:
/'"
to form:
.~
S.275:4/6/93:as.
:' .. ,. "~' ....
. , " ..
2
.. -,,~ ... """, -~ --.. '
I
, .
CITY OF RENTON
TRAILS MASTER PLAN -
SEPTEMBER 1990
Community Services
Sam Chastain, Administrator
Feasibility: Feasibility is dependent upon cooperation with
the Seattle Water Department It seems very likely however,
since trail use is compatible with waterline operations.
Furthermore, trail developments would require very little
changes or improvements to the existing waterline right-of-
way.
Trail development would also require cooperatlon from the
Washington State Department ofTransponatlon (WSD01),
where the trail must cross SR 167.
The very steep sections of the trail that will require stairs to
negotiate may bave to be phased over time because of the
expense involved.
SPRINGBROOK VALLEY TRAIL
Recommended Route: This trail follows the courre of the
Springbrook Creek from the city limits at S.W. 43rd St nOM
to the Black River Riparian Forest
City Wide MasterTrails Plan
Opportunities/Amenities: This mixed-use trail alongasepa-
rated right-of-way will provide a major north-south passage
through Renton's Green River Valley. This area is in the
process of beCOming a thriving Office, scientific research, and
industrial parI< complex.
The Springbrook Creek Trail is a wetland trail, whicb is rich
In birdlife and distinctive vegetatlolL The tlat high banks
lend themselves well to trail development
The trail wi11lXlnnect with the P-1 Channel Trail, the Cas-
cade Trail (whicb is the major east-west trail across the
southern half of the "ity), and the Black River Trail.
Constraints: While the Green River Valley is still in a
relatively low state of development, east west streets such as
S.W. 16th, S.W. 34th, and S.W. 41st Streets, which cross the
Springbrook, do nOl yet pose a major threat to safety. However,
as the industrial and commercial development in the Valley
increases (the same development that may help finance the
construction of the Springbrook Trail), traffic will increase.
Consequently, pedestrian crosswalks or traffic lights must be
The atmrion of lilt Springbrook Creek rrail will pass through this rranquil and pictunsqut sming.
City Wule Master Trails Plan
7'Iu northern section olthe "ail has a more mixed characrer
which includes rhe Me"o "tarmenr lacilily and office parks.
provided at these iIItersections to ensure pedestrian safety.
FeaslbWty: Feasibility is high. A section of the uaiI already
exists between S. W. 43rd and S. W. 34th StreeL Continuation
of the Springbrook Trail can be accomplJshed through mlti·
gation measures tied to developmenL
INTERURBAN TRAIL
This proposed mixed use uaiI lies w1thiD the Jurisdictions of
Seattle, 'II1kwIJa, Kent, and AIIburn. It will follow the aban·
doned COUISC of the Interurban ElectricRallroad, which ran
duriDg the early pan of the twentieth centwy. 'Ibe trall will
mend nonh-south along the east side of the Green RIver.
The trallhead will be located around Fan Dent Park and will
conliDue south through Auburn.
In addition to Its historic slgnlllcanoe, this trall has regional
Imponance as additional sections exist or have been alated
for construction In Snohomish, King. and Wbatcom Coun-
ties. As segments of the trail are locally constructed, the
Interurban will iIIcrease In regional signlllcanoe.
Development of the Springbrook, cascade Waterline, and
Black River Trans will provide aocess between Renton, and
Tukwi1a, especially for non-motorized travelers. Addition-
ally, the City of Tukwila is planning to Improve the S. l80th
Street bridge over the Green River for pedestrians and
cyclJsts.
This project bas been iIIcluded ill the 1989 King County
Open Space Bond Issue as a joint project between Tukwila,
Kent, Renton, Auburn, and King County -with the County
acting as the lead agenL
BLACK RIVER TRAIL ..
lUcommended Route: The uaiI originates from the CBD
following S. 4th SL westbound to Smithers Ave. S~ then jogs
over to S. 4th PI. where It continues westbound for another
block to Rainier Ave., across from the Renton Center. The
Black River corridor continues behind the shoppillg center,
e:nendlDg through the Black River Riparian Forest to Mon-
ster Road.
OpportunltleS/Amenltles: This wetland area is comprised of
a unique vegetative complex of emergent, shrub, and old
growth hardwood species. Wonh noting is a stand of old
growth Oregon Asb and cottonwood.
The Riparian Forest, rich ill birdlife, is 8ssoclated with a
combilled storm water detention and wildlife pond, which is
known as the forebay pond. There is an Island w1thiD this
pond which supports a productive heron rookery. Therook-
ery; portions of the forest, and selected wetland pockets are
presently preserved as sensitive habitaL
This area holds great educational value, especiallysillce it Is
located so close to growing residential and employment cen-
tei's.
Although commercial development threatens to encroach
upon this area, If it carried out carefully and sensitively,
some limited development could provide a vehicle for uaiI
development as well.
Constraints: The site has been considered for office park
development for many years. Portions have already been
developed; others are still under oonsldcratlon.
FeaslbWty: Although this area Is alreadY planned for office
park development, combilled eoonomlc and environmental
factors may prevent this from oocurring and oonsequently,
the Black RIver forest may be preserved as public open
space.
The present 600-foot protective buffer zone surroundiDg
the rookery precludes trail development w1thiD this area.
Final determination on these limits Is still pcndiDg.
10 increase retention capacity. ·It may be possible at that time
10 construct major sections of Ibe trail.
SPRINGBROOK WETLANDS TRAIL
Recommeoded Route: This trail will extend from Ibesoulb·
ern terminus oflbe Panlber Creek Wetland soulbeast to Ibe
City of Renton Springbrook Watersbed.
Oppor1uoltieslAmenltles: Combined wllb Ibe Panlber Creek
Wetlands Trail, Ibe Springbrook Wetlands Trail would cre-
atea continuous nonb·soulb trail from 1-40S to Ibesoulbern
ci ty Iimi ts. .
The proposed trail passes through valuable wetland habitat.
Coostralnts: Completion oClbe trail will require acquisition
and/or trail easements from propeny owners.
There will also be increased expenses in constructing a trail
through sensitive wetland babitat aDd maintaining tbe trail
in sucb a wet area. Extra efforts will bave to be made to
protect wildlife and vegetation, as well as protectiog Ibe trail
from Ibe deteriorating effects of saturated soDs.
Feasibility: Acquiring trail easements from Ibe Springbrook
Watersbed to Ibewetlands will Dot be easy. norwlll propeny
acquisition.
P·I CHANNEL TRAIL
Recommended Route: The traU will Collow Ibe course oflbe
proposed P·I Drainage Channel from Ibe intersection wllb
Ibe Springbrook Trail at S.W. 43rd to Ibe intersection oClbe
Cascade and Springbrook Trails.
Opportunities/Amenities: The P·I Channel Trail will con·
nect to Ibe City owned wetland located at Ibe present termi·
nus of SW 271b Street. This wetland could be developed as
a preserve/iDterpretive facility and could also serve as a trail·
bead for Ibe P·I Channel Trail.
The trail will follow Ibe watercourse through its entirety.
Feasibility: It bas not yet been determined wbelber Ibe P·I
Drainage Channel will be needed for Ibe city's storm water
management. However, If it is needed the trail can be
incorporated in Ibe initial design.
city Wide Master Trails Pla'n
'I'M Emp;" Ridge as vizwed from IN: Black River Wetland.
, Ponds lacated along this ridge are rich willi birdlife and
provide necessary fofad and shelter for the resident wildlife.
They also provide windering ground for hUons that inhabiJ
IN: rookoy during the spring and summer months.
EMPIRE RIDGE TRAIL
Recommended Route: The trail will begin at Monster Rd.
and proceed eastward through the steep greenbelt until it
,connects wllb the Black River Trail.
Oppor1uoltles/Amenltles: The Empire Ridge Trail will
meander through a densely wooded area wltb very steep
slopes. Located on the ridge, the trail will offer panoramic
views out to the Black River Riparian Forest, Ibe forebay
pond, beron rookery, Fon Dent, and parts of the Green
River Valley. '
Ricb birdlife is found in the ponds along the eastern half oC
the greenbelt. These ponds are associated wllb Ibe Black
River Forest riparian ecosystem.
This trail system would serve Ibe extensive residential popu-
lations DC Empire Estates, Sun Pointe, and future develop-
ment.
Wilb development of Ibe Black River Trail, the Empire
Ridge Trail would provide an excellent trail loop experience.
Constraints: The slopes are very steep, requiring extensive
switchbacks. Developing tralls along steep terrain can result
in chronic erosion and maintenance problems. '
Feasibility: Feasibility will be dependent upon the outcome
oCnegotiations wllb propeny owners along Ibe ridge. How-
ever, even if trail easements were dedicated, more in deplb
environmental analysis would be necessary to determine
bow Ibe steep saturated soDs could suppon a trail system.
posed trail, creating a continuous linear park.
Tonkin Park is located along tbe Burnett Corridor, adjacent
to tbe railroad berm between Houser and Williams.
Constrauits: Burnett Ave. between S. 7th and S. 5th is
presently a parking lot for the CBD. Parking needs for
downtown are one of tbe most imponant faClOT$ wbicb will
be ronsidered as neweffons to revitalize the CBD get under-
way. These cOncerns sbould be reOected in any new designs
proposed for Burnett.
FeasIbility: The development of a bike lane along Burnett
would require tbe loss of a lane of downtown parking. Until
parking issues are better resolved, sucb a loss would proba-
bly not be supponed by downtown businesses and sboppeT$.
Thougb, on a positive note, bicycle lanes rould encourage
alternative modes of travel.
Bu~rr is anchortd by rile Ctdar River TtaU 10 rile nonh and '
Burnerr Linear Park 101M south. This linear space offen an
opporrunily to aund rile Burnerr Linear Park concepl jiurhn
along rile corridor.
EARUNGTON TRAIL
Recommended Route: The Earlington Trail follows S. W.
7th St. from Burnett Avenue to Oakesdale Avenue.
Opportunltles/Ameoltles: This'segment provides good ae-.
cess to the industrial, research, and business parks develop-
ing in this area. The Earlington Trail would also link the
CBD with the Black River Forest. The traiJ will serve as a
ronnector between the Burnett and Springbrook TraIls.
Although S. W. 7th is in need of repaving, the right-of-way is
Sufficient to acrommodate a bike lane.
This route provides the ooly safe alternative to the auto
dominated S.W. Grady Way.
City Wule Master Trails Plan
Although S. W. 7th St is ill netd ofrepavillg, rile right-of-way is
sufficienilO accommodate a bike lane.
Constraints: The road surface is in poor condition, requir-
ing r,?paving and striping. The sewer grates need to be
realigned to prevent bike tires from slipping between the
grates which presently TUn parallel with the tire direction ..
FeaSIbility: This is a very feasible bike route because there is
still sufficient right-of-way along S. W. 7th to develop a bike
lane. However, for ealnorrtic reasons the city oould not •
afford to repave and stripe bike lanes alone without includ-,
ing them as a part of a tota! road improvement. Without an
LID to suppon such an elIon, this improvement rrtigbt take
a long time to occur.
SPRINGBROOK TRAIL
Recommended Route: The Springbrook Trail follows the
nonh-soutb rourse of Springbrook Creek from the pro-
posed Black River Trail down to S.W.43rd St. in the Green
River Valley.
Opportunities/Amenities: This mixed-use traiJ, located along
a separated right.6f-way, will provide a major nonh-south
passage through Renton's Green River Valley.
The Springbrook Trail will serve as a useful rommuter route
because this area is in the process of beooming a thriving
office, &cientlfic research, and industrial park.
This wetland traiJ is rich in birdlife and distinctive vegeta-
lion. lIS bigh Oat banks are suitable for locating a bicycle
trail
The trail will make ronnectiODS with the proposed P-I Channel
Trail, cascade Trail, and Earlington Trail.
..
. City Wide Master-Trails Pial!
accommodate bike lanes. Although there is more auto
traffic along SR-515, there is sufficient right-of-way along
this shon section for both for automobiles and bicycles to
utilize.
P-I CHANNEL TRAIL
Recommended Route: The route foUows the course of the
proposed drainage channeltbrough the Green River VaUey
from the intersection with the Springbrook Trail at S.W.
43rd SL to S. W. 27th SL, where the P-I joins the Springbrook
Creek and Springbrook Trail.
OpportunJties/Amenlties: This separated bike lane would
provide a direct nonh-south trail along the western city
limits. It could be a companion trail to the Springbrook.
througb tbe western vaUey, with connections to the
Springbrook, S. W. 27th and interurban Trails.
The water COUf.e would be a pleasaDltrail amenity.
Constraints: TheP-1 ChannelmaynOl bebuilL There are no
present constraints, but as developments proceed, new con-
straints may appear.
FeasIbility: The feasibility of developing the P-I Channel
Trail is questionable. The drainage channel has not been
built because the City needs to determine whether the P-I
OIannel will be needed for storm water managemenL HOWCYer,
if the channel is buill, the trail could be Incorporated Into
initial design.
FAIRWOOD TRAIL
The Fairwood trail foUows I40th Ave. S.E. from Maple
VtlUey Highw.!)' southbound, providing access between Renton
and the residential neighborhoods of North Soos Creek. It
bas"been included in this master plan because of the potential
aiinexation of North Soos Creek and the large population
cen ter it serves.
There are wide stiped shoulders along l40th Ave. S.E. that
could easily accommodate bike lanes. It provides Ibe only
access between Soos Creek and Maple VaUey Highway (SR
167), east of the Civic Center. Passage is limited by the steep
slopes of the Maple VaDey (Cedar River VaDey). Conse-
quently, the Fairwood Trail is an imponant link In the
development of a regional trails system.
EMPIRE TRAIL
Recommended Route: From the Rainier Bypass at Hardie
Ave. the trail proceeds west on Empire Way (SR-900). It
continues westbound toward Seattle.
Oppor1uDllleslAmeolties: This route serves the rapidly growing
residential area neighborhoods of Empire Estates, Sun-
pointe, and future developments. There is no safe way to get
from Ibese residential areas to downtown Renton or to
points west using non-motorized transponation.
The Empire Trail foUows the most direct east-west corridor.
It passes through a dense green belL There are dramatic
views of Ibe Green River VaUey to South Seattle.
ConstraInts: Empire Way (SR-900) is presently
very dangerous for cyclists. The inconsistent shoulder is un-
paved along many sections. It turns into drainage channel
along sections of Ibe northbound lane and bas been utilized
by curbs, guners and sidewalks sections of the southbound
right-of-way.
Empire Way passes through a dense greenbelL
It. -
The inconsistent shoulder is unpaved along many sections rhot
pass through densely popuUJ/ed residentioi areas.
j . I·
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----
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MAJOR PEDESTRIAN TRAILS 0·0 0
MINOR PEDESTRIAN TRAILS 0 0 0
MIXED USE TRAilS
MAJOR BICYCLE TRAILS [g B G
MINOR BICYCLE TRAILS [J G G
OEJO~
s.. ~ Renton Loc:..w Map
, it.. \LJ~~~
POTENTIAL TRAILHEAD @
UPHilL GRADE »» >
PARKS/GREENBELTS t%?¥il
CENTRAL RENTON LOCATER MAP
Highlands
~ Heather Downs.
Iiflll!!lI R~M!Bi!rJlIl!l IIIIllIllIiSiriil ~
NORTH~ ~ ~ -~~
o .2Sml ·.sOml .7Sml 1.00ml
RENTON, WASHINGTON
COMPREHENSIVE PARK, RECREATION
AND OPEN SPACE MASTER PLAN
A LONG RANGE PLAN FOR PARKS
AND LEISURE SERVICES
June I, 1992
City ofRenron Park, Recreation and Open Space Master Plan Recreadon Demllll d
Based on the random sample method utilized, community-wide results were statistically
accurate within an expected maximum error range of approximately 5% (plus or minus)
at a 95% confidence level. In other words, if the sampfe was randomly selected 100
times, 95 times out of 100 the obtained results would vary no more than 5% (Plus or
minus) from the results if everyone in the Planning Area were surveyed. In cases where
information was analyzed by the four geographical areas of the City, the confidence
level was lower due to the smaller sample size.
Some of the results are compared to the NORTHWEST AVERAGE. This information
is derived from past recreaUon surveys conducted by JC Draggoo & Associates (JCD).
The NORTHWEST AVERAGE is a weighted average based on population size for the
last 15 communities surveyed. A summary of the results for the Renton survey is shown
below.
PlanniIlg Arel!Population ............ . ..< ·.·54~ 700 .....••..
·•.• •• ·~§.~?~1~~~16s~~~~yed. ·.··•· ..•.•. ·.;.;<280 .•.••••....• Nd;oJ~~ti6ilhiii;~~bisJib{ii6d( •·• •.•• ·ii.·.· ......... ··/· .. ··.·····.···i([f1~~ ;'!
•· •. LN~:6ilg~ti6riiiliig~·.Rgt~fri~d···.··.·· •• ····•······· .••.•.•..••••• · ••••••••••••••.• ii(ii ........ · ..... · .. · .................... ~~~ ............... .
iii~it~W~titi«········ ... ·\.t( •.. ·•··••·•••· •• ••• ••• ·· ••.• ·•·•• •• iiib~~·
General Overview
It was pleasing to see the high rate of response to the survey. In fact, the 74% return
ratio was the highest return ratio of any survey completed by JCD. In general, the
response rate was very good, and the questionnaires were filled out correctly and
complete.
From the general tone of the responses, it appears that the public is very satisfied with
current services in the City. No major issues surfaced, which sometimes occurs when
this type of survey is conducted.
Starting on the next l?age, the responses to the individual questions on the survey are
analyzed. The questIOns are divided as follows:
Opinion/User Characteristics -All age groups
Opinion/User Characteristics -Age 18 and over
Recreation Participation Levels
Preferred Recreation Activities
V -7
City orRenton Parle. Recreation and Qplm Space Master Plan Recreation Demand
It is encouraging to see that so few (2.0%) cited a concern of personal safety while using
the parks. This issue has become a major pro.blem in some communities. It is also
encouraging to see that only a small percentage (1.3%) of the respondents do not use
the parks because of poor maintenance. It speaks well of the mamtenance program.
Under the comments, additional responses given were:
22
13
Too busy/not enough time
New to area
This was an open-ended question in which the respondents were asked to give answers
in their own words. The number and type of responses are as follows:
72
45
36
28
24
23
19
18
18
17
15
13
10
9
9
8
7
7
7
6
6
6
5
Walking/Hiking Trails
Indoor Pool/Swim Facility
Athletic Fields
Swim Facility
Children's Play Equipment
Bike Trails .
Waterfront Parks/Beaches
Youth/Children's Activities
Lighted Tennis Courts
Additional Neighborhood Parks
Teenage Facility
Basketball Courts
Roller-skating Rink
Gym Facility
Fishing Areas/Piers
Racquetball Courts
PiCnIC Area
Volleyball Courts
Ice Skating Rink
Open Space
Bowling Lanes
Golf Driving Range
Shooting Range
Interest in walking and hiking trails is by far the number one interest with an indoor
swimming pool a far second. However, 36 responses stated a swim facility but did not
indicate either indoor or outdoor. If this number was added to the indoor pool
classification, it would be at the same level as trails.
V -10
Cjty of Renton Parle. Recreation alld Open Spqce Master Plan
Under the "other" category, the following responses were received:
19
5
3
No, 1 st Choices
92
72
69
64
54
50
18
12
5
Too Busy/ No Time
Too Expensive
New to Area
Facility
Riverfront or waterfront parks
Develop trail system
Indoor swimming pool .
Children's special playground or theme park
Softball/baseball complex
Teen center
Indoor tennis center
Other
Lighted all-weather soccer field
The results by weighting all the answers follows:
Score
2512
2389
2266
2019
1950
1675
1239
1022
315
Facility
Riverfront or waterfront parks
Develop trail system
Indoor swimming pool
Children's special playground or theme park
Teen center
Softball/baseball complex
Indoor tennis center
Other
Lighted all-weather soccer field
RWl1qrion Demand
The top four facilities ranked in the same order regardless of the method of analysis.
Trails and an indoor pool ranked very high as was the case in question No.5. From the
nine facilities listed, riverfront or waterfront parks rated No.1 but the lighted all-
weather soccer field did not rate nearly as well.
v -14
City orRenlon Park. Recreqrion and Open Space MoSIer Plan
Under the "other" category, responses given were:
5
4
3
2
2
2
2
68.0%
19.7%
6.7%
5.7%
Senior/disabled facilities
Golf range
Skateboard park
Bike lanes
Frisbee golf course
Boat launch
Indoor lighted basketball
Wildlife habitats
Wetland areas
Unique vegetation areas
Other
Under the "other" category, responses given were:
9
3
2
2
All
Riverfront/Lakefront areas
Trails
Scenic areas
Recreqriqn Demand
J.f}l~ri~o~~f~,~'.tR,:~~~~~~~~;·.~.;.l.· ... : .•. : ... ·.· ... ·.: .. n ..... ·.;,~ .•.... , ... ·.g~~~~~:~~~.~~~.'fft~j:i~·~?~IW·~f;~~!~··~~i.\
, .,,:', .' -:;::,;-~:.:.:!:' ...
62.0%
16.8%
13.1%
8.1%
New indoor swimming pool
None needed
Swimming beach
New outdoor swimming pool
The high response to an indoor swimming pool seems to corroborate the results of
questions No.5 and No. 12.
V -IS
City of Rrnton Parle. Recreation and Qpen S,pace Mqster Plan Recreqtion Demqnd
1--;
! X'Yo;! Tabla 22
Recreation Participation Rates for a 3O-day Period ~~~ Renton, Washington
• Top 52 Activities-~~ 'c0. "--7
~er !:;~Illta Q!;!;j!~IQOs Il~r ;}Q D~~!! ---
Activity City of NW City of
Raoking Activity Renton Average Puyallull
1 Watching TV {VIdeo 10.7 9.5 4.7
2 Reading for Pleasure 6.5 6.7 4.9
3 Walking for Pleasure 5.8 5.0 4.7
4. Gardening 4.5 4.5
5. exercise/Aerobics 3.2 2.7 2.5
Nature Walks 3.2 2.5 I.B
7. Driving for Pleasure 3.1 3.4 3.3
8. Swimming (Outdoors) 3.0 3.3 2.4
9. Bicycling for Pleasure 2.9 2.0 1.9
I Picnicking 2.9 2.9 2.8
11. Fishing (Freshwater) 2.7 2.4 2.4
12. Camping 2.6 2.8 2.8
13. Attending Sports Events 2.2 4.0
Boating (Power) 2.2 1.7 1.0
Tours/Travel 2.2
16. Baseball 2.1 1.9 2.1
Swimming (Indoors) 2.1 2.9 2.0
18. Softball 2.0 2.1 2.5
19. Jogging/Running 1.8 2.5 1.8
20. Basketball . 1.7 2.0 1.9
Bowling 1.7 1.5 1.8
Fishing (Saltwater) 1.7 I.B 1.6
Welghtilftlng 1.7 1.6 1.2
24. Needlecraft/Sewlng 1.6 2.0 1.9
Playing Table Games 1.6 1.7 1.5
26. Golf (Play) 1.5 1.2 1.0
Hiking/Backpacking 1.5 1.7 1.3
Photography 1.5 1.9 1.4
29. Football 1.4 . 1.3 1.1
SkIIng (Downhill) 1.4 1.2 .9
31. Dancing 1.3 1.6 1.4
Playing Musical Instrument 1.3 2.4 2.0
Tennis 1.3 1.5 1.1
34. Attending Cultural Events 1.2 2.0
Volleyball 1.3 1.4 1.5
V ·19
City ofRenlOf! Parle. Recreqtion and Open Spqce Masler Plan Recreation Demand
1.
2.
3.
4.
5.
6. ..
G.
9.
10.
Table 24
Top Ten Recreation Activities
Senior Population Group (Age 55 +)
e!:r Q!!git!! O!i!iasigng
Age All Age
55+ Grougg
Walking for Pleasure 17.0 5.8
Watching TV /VIdeo 16.9 10.7
Reading for Pleasure 13.7 6.5
Gardening 11.5 4.5
Driving for Pleasure 6.7 3.1
Fishing (Freshwater) 5.5 2.7
Picnicking 5.4 2.9
NeedlecraH/Sewlng 5.1 1.6
Nature Walks 4.9 3.2
Exercise/Aerobics 4.0 3.2
Ranking
All Ag!:s
3
1
2
4
7
11
9
24
5
5
Observations of Table 24:
• The top three senior activities are the same but differ in order from the
overall population.
• The level of participation for the senior top ten activities is about 105%
higher than for the population as a whole.
• Eight of the top ten activities could be offered in a recreation program.
Table 25
Participation rates for all Trail Related Activities
All Age Groups
City of Northwest
ActivItY Rentgn Average
Walking for Pleasure 5.8 5.0
Nature Walks 3.2 2.5
Bicycling for Pleasure 2.9 2.0
Jogging/Running 1.8 2.5
Hiking/Backpacking 1.5 1.7
Bicycling (Touring) 1.1 2.0
Dirt Blke/ATV Riding 1.0 1.2
Bicycling (Mountain Bike) .3 .8
Horseback Riding .8 .8
V ·22
City Ratio
to NWAv.
+16%
+28%
+45%
·38%
·13%
·81%
·20%
·166%
Cjty or Renton Park, Recreation and Open Space Master Plan ReCreation Demand
Observations of Table 25:
• Trail related activities, as a group, are about average when compared to the
NORTHWEST AVERAGE, ,
• Bicycle riding is considerably higher in Renton,
• Walking for pleasure, jogging/running, and nature walks are above the
NORTHWEST AVERAGE, It seems that walking related activities are
very popular in Renton,
• Mountain bicycling is considerably lower than the NORTHWEST
AVERAGE. This is somewhat surprising considering the recent trends,
Activity
Baseball
Softball
Basketball
Football
Tennis (outdoor)
Volleyball
Soccer
Gymnastics
Table 26
Participation Rates for Competitive Sports
All Age Groups
City of Northwest
Renton Average
2,1 1,9
2,0 2,1
1,7 2,0
1,4 1.3
1.3 1.5
1.3 1.4
.8 1.4
.4 .7
Ol!servlltiQns Qf TlIl!l!: 26:
City Ratio
to NWAv,
+11%
-5%
-17%
+8%
-15%
-8%
-75%
-75%
• Overall, the participation in competitive sports is about 10% lower than the
NORTHWEST AVERAGE.
•
•
Participation in baseball is slightly higher than the NORTHWEST
AVERAGE.
Soccer participation is much lower than the NORTHWEST AVERAGE.
V ·23
Cjty ofRrow Park. Recreation and Open Space Mqster Plan Recreation Demand
Ranking
1.
2.
3.
4.
5.
8.
7.
8.
9.
10.
11.
12.
13.
14.
15.
18.
17.
18.
19.
20.
Table 30
Top 20 Preferred Recreation Activities
Activity
Nature Walks
Walking for Pleasure
Swimming (Indoors)
Exercise/Aerobics
Camping
Bicycling (Pleasure)
Reading for Pleasure
Boallng (Power)
Fishing (Freshwater)
Picnicking
Swimming (OutdoorS)
Gardening
Golf (Play)
Softball
Watching TVfVldeo
SkIIng (Downhill)
Needlecraft/Sewlng
Photography
Toura/Travel
Basketball
Weighted Score
5S1 *
537
478 *
413 *
402
371
338 *
331 *
330 *
311 *
290 *
301
285 *
279 *
240
233 *
219 *
218 *
214 *
208 *
Observations of Table 30:
•
•
•
•
Nature walks is the No.1 desired activity. If nature walks were combined
with the No.2 desired activity, walking for pleasure, it would be by far the
most desired activity. '
Indoor swimming continues to show up in the survey as a very desired
recreation activity.
Softball; which is No. 14, is the first competitive sport to appear on the list.
Basketball is at No. 20. In fact, softball and basketball are the only two
competitive sports.
Out of the top 20 preferred activities, 15 marked with an • could be offered
in a park and recreation program.
V·26
City orRen/on Park. Recreation and OPen Space Master Plan Park and Facjlity Needs
Analysis:
In the Renton area, a significant portion of land (360.02 acres) is devoted to open
space. It includes: .
Cedar Rlver Natural Area
Bryn Mawr (County)
Lake Street
Lower Talbot
May Creek (County)
Renton Park (County)
Renton Wetlands
Springbrook Watersbed
151.48 Acres
4.10
.34
4.50
122.60
19.00
20.00
38.00
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
In addition to this present inventory, a significant amount of land has been identified by
the Cil¥ as an open space resource such as wetlands, steep hillsides, drainage ways and
other Significant areas.
Recommendation: (Open Space)
Comments:
The 12.7 acres per 1,000 population is a substantial increase over what now exists. This
figure represents what should be preserved. A majority of this type of land is wetlands
and other open space that is not suitable for development.
The standard of 12.7 acres per 1,000 population means that 520 additional acres should
be currently preserved. By the year 2000 this number will increase to 709 acres. The
survey also revealed that wildlife habitats were the number one type of open space that
the City should try to preserve. Wetlands areas were also considered an Important
resource.
Special Use Areas
Definition:
Specialized facilities include areas such as small landscaped parcels, mini-parks,
specialized single purpose parks, and land occupied by major structures.
VI -13
WEST PLANNING AREA
(Includes Earlington Hill and West Hili Neighborhoods)
Summary or Recommendations
Existing Proposed
Type Acres Sites Acres Sites
Neighborhood 1.5 1 6.0 1
Community 19.7 1 0.0 0
Regional 0.0 0 0.0 0
Open Space 4.1 1 145.0 4
Linenr 0.0 0 0.0 0
Specialized 0.0 0 0.0 0
VIII·31
AREA
LOCATION
WEST PLANNING AREA
POPULATION:
1990 Population (estimated)
2000 Population (estimated)
Growth Potential
CHARACTER:
10,577
11,000
Low
This area is split into two distinct single family areas, which is divided by the
Renton Avenue Ravine. Both the West Hill and Earlington Hill
neighborhoods are predominantly single family housing. However, there is
a large concentration of commercial development along Rainier Avenue.
TOPOGRAPHY:
This arC::d consists of gradual to steep hillsides. There are no unique natural
features present in this area. The most prominent physical characteristics of
this area are the close proximity to Lake Washington and the Cedar River.
EXISTING PARKS AND OPEN SPACE AREAS:
Name
Earlington Park
Skyway Park
Bryn Mawr Park
PARKLAND NEEDS: (Acres)
Type (Standard)
Neighborhood Park (1.9 Ac/l(00)
Community Park (l.5 Ac/l(00)
Regional Park (18.2 Ac/l(00)
Open Space Areas (21.0 Ac/l(00)
Linear Park (l.5 Ac/l(00)
Specialized Park Areas (1.1 Ac/l(00)
VIII -32
Neighborhood
Community
Open Space
Existing
Acres
1.5
19.7
0.0
4.1
0.0
0.0
1990
Need
11.2
(8.0)
117.7
130.5
9.5
8.5
Acres
1.5
19.7
4.1
2000
Need
11.7
(7.6)
122.1
135.6
9.9
8.8
City oCRenlon Park. Recreatioll and Opell Spqce Masler Plan Recommendations
Wesl Planning Area
Earlington Park Site 39 Neighborhood Park
This existing 1.54 acre parcel is located in the west hills, off Thomas Avenue
S.W. and is very small for a neighborhood park. For the most part, .the park
serves as an open area for various kinds of activities and place for picnics,
walks and children's activities. Facilities at the park include a multi-
purpose basketball court, a children's playground, a multi-use grass area,
and a picnic area. The park is fully developed. No changes or
improvements are recommended.
Proposed Empire Ridge Open Space Site 40 Open Space Area
This open space area is located north of the Pacific Coast Railroad right-of-
way. It consists primarily of steep hillsides~ It will eventually become part
aLa much larger open space area (see Site 41 on page Vm-36).
VIII -34
, .
-.;.: SOUTHWEST PLANNING AREA
(Includes Green River Valley Neighborhood)
Summary of RecommendaUons
Existing Proposed
Type Acres Sites Acres Sites
Neighborhood 0.0 0 0.0 0
Community 0.0 0 0.0 0
Regional 0.0 0 0.0 ·0
Open Space 20.0 1 60.0 1
Linear 0.0 0 16.0 2
Specialized 0.0 0 30.0
VIII·35
AREA
LOCATION
SOUTHWEST PLANNING AREA
POPULATION:
1990 Population (estimated)
2000 Population (estimated)
Growth Potential
CHARACTER:
264
264
Very Low
This is a rapidly developing area for industrial, manufacturing, and office. It
is anticipated that this area will continue to experience growth; primarily in
non-residential uses.
TOPOGRAPHY:
The terrain in this area is relatively level. This area is located on a broad
floodplain of the Green River. It consists of rolling hills and level plateaus;
however, there are several areas that contain steep hillsides.
EXISTING PARKS AND OPEN SPACE AREAS:
Name
Renton Wetlands
PARKLAND NEEDS: (Acres)
Type (Standard)
Neighborhood Park (1.2 Ac/l000)
Community Park (1.1 Ac/l000)
Regional Park (11.1 Ac/l000)
Open Space Areas (12.7 Ac/l000)
Linear Park (.9 Ac/l000)
Specialized Park Areas (.8 Ac/l000)
VIII·36
Type
Open Space
Existing
Acres
0.0
0.0
0.0
20.0
0.0
0.0
Acres
20.0
1990 2000
Need Need
0.4 0.4
0.3 0.3
3.3 3.3
(16.2) (16.2)
0.3 0.3
0.2 0.2
Qry of Renton Park. Recreation alld Open Space Master Plan Recommendao"0ns
S~uthwest Planning Area
SPECIFIC RECOMMENDATIONS:
Proposed Black River Open Space Site 41 Open Space Area
This open space area will eventually consist of land exceeding 70 acres and
is located north of the abandoned Black River Channel. The land consists
primarily of wetland area and is comprised of an unique vegetative complex
of emergents, shrubs, old growth hardwood species and a noteworthy stand
of old growth Oregon Ash. This wetland area serves as an important
habitat to several species of wildlife, including herons. The presence of a
heron rookery and various sources of wildlife are valuable assets to the
community should be protected. It is recommended that the City acquire
enou~h land around the existing rookery to ensure its {Jrotection. In
additlOn to land acquisition around the rookery itself, It is recommended
that a second boundary be formed to restrict uses that create disturbances
during the critical nesting season of the year.
Because of the interest by both public and private groups to preserve this
site and make it available for educational purposes, a major mterpretive
center is now being proposed. This site is part of a much larger open space
area found to the north (see Site 40 on page VIII-33).
Proposed Springbrook Creek Park Site 42 Linear Park
This proposed park contains about 13 acres of land along Springbrook
Creek WIthin the south industrial area of Renton. It is recommended that
the property along the creek be developed with a continuous trail system
that connects to several activity nodes or "mini-parks" at select points.
These areas would be developed with picnic areas and/or exercise stations.
The primary users of this area would be industrial employees who work in
the area. Most of the use would occur during the daytime hours. Facilities
along this linear park could include:
• Paved trail system
• Picnic areas
• Landscaped areas
• Exercise stations
• Trimmed grass areas
Proposed Cascade Waterline Park Site 43 Linear Park
This proposed 17 acre linear park site follows the existing Cascade pipeline
right-of-way. The park extends from the east city limits to Springbrook
Creek. The proposed site links several existing park and open space areas
and would contain a trail system only. This site also extends into the South
Planning Area.
VIII -37
•
City Qf Remon Gmlprelifllsive Park. Recreatioll al\d Opell Space Mas,", Pial! Actiol! Piflil
21) Conservation Futures Levy Counties can levy lip to $.065 per $1,000
assessed valuation for the acquisition of
shoreline and open space areas. The money
cannot be used for development or
maintenance. Cltie,s can apply for a share of
this money through the Open Space Pro grant
22) Open Space Bond Issue Fund $117.6 million voter approved bond issue in
King County. Approximately $3.7 million was
allocated to the City of Renton for voter
approved parks, trails, qand open space
acquisition and development projects. Funds
can be utilized singly or as a match for grants
and Conservation Futures Fund.
PROJECT PRIORlTIES
Table 41
Priority of PaJ'k Drl'elopmc.nt
City of Renton
Page No. Name Action
Year 1
1 VIIl·24 Ce,dar Rl\'e\' Trail Dev.
• VI 11·36 Black R.iver Open Sp. (Phase 1) Acq. ~
3 VlII·36 Black RlHr (Phase 2) Acq.
4 VlII·IS May Creek Trail/Duvall·Glencoe Site Acq.
5 VlII·48 SprinSbl'ook Ope.n Space Acq,
Year 1
6 VI 11.56 C.d.r River Sports Complex Dev.
7 VlII·23 Heather DO\\115 Park (Phase 1) De v•
8 VIII-54 Lake Wash. Trail (Boeing. Phase 2) Dcv.
9 VlIl·57 Springbrook Wetlands Trail Aeq,
10 VI 11.16 West Kennydole Opon Space Acq"
VlII·56 Kennydale Crook Trail Acq.
VI1J.14 Lake Washington Vista Park Acq.
11 VlII·56 Pacific Coast Railroad Trail Acq.
1.2 VI 11·36 Springbrook Creek Park Acq,
(1) Rerer to Poges 4·7
m Part of West Ke)lnydale Open Space Proj.ct
TY _ 7
Funding
Cost Source Cll
$1,500,000 1,2,22
4,300,000 1,2,5,22
3,500,000 1,2, S, 22
750,000 1,3,4,5,22
1,600,000 1,3,4,5
3,500,000 3,6,7
400,000 3,5
1,000,000 4, 15, Privato
450,000 1,3,4, S, 14,22
2,100,000 . 1,3,4,5,22
(2)
(2)
100,000 1,3,4,5,22
195,000 1,2,5
•
I'
(Applications must be typed)
Date Received
./ //1993 REGIONAL CONSERVATION FUTURES ACQUISITION PROGRAM
PROPERTIES OF EXTRAORDINARY REGIONAL SIGNIFICANCE APPLICATION
PROJECT NAME:
Applicant Agency:
Contact Person:
Ti tIe:
Address:
Phone:
TOTAL Funds Requested:
Number of Parcels:
Black River Riparian Forest
City of Renton
Leslie Betlach
Open Space Coordinator
200 Mill Avenue South: Renton. WA 98055
(206) 277-5549
$945.758.00
Three (3) totaling 14.21 acres
Note: For full descriptions of the requirements of each of the following
criteria categories, please refer to the "Criteria for Properties of
Extraordinary Regional Significance".
,
Please answer all questions on the forms provided and in the space provided
or on additional pages, which may be attached to the application.
Additional Attachments: All applications must contain the supplemental
information requested at the end of this application to be considered
complete.
The applicant certifies that to the best of his or her knowledge, the
. information ,in this application is true and correct.
DEADLINE:
This Application must be received by April 16, 1993, 4 p.m., by:
King County Office of Open Space
1621 Smith Tower
506 2nd Avenue
Seattle, Washington 98104
ATTN: Jim Greenfield, Administrator
1
I. Regional Importance. The property must meet at least two of the
following criteria to pass this Threshold:
A. Service Area: Will the property likely be a destination for people
who come from beyond the geographic limits of the community or
jurisdictions within which the property is located? How far away will
most users come from, i.e. what is the mileage radius of the proposed
project's service area?
Yes, this acquisition will be a destination point for people countywide as this property currently
has an estimated service area with a fifteen through twenty (15 -20) mile radius. This site is
frequented by staff from the University of Washington School of Environmental Studies,
Audubon Society, Sierra Club and nature enthusiasts.
B. High Visibili ty: Is the property visually prominent from an
interstate, state, or county highway, or major urban right-of-way,
regional trail, or other highly-used public right of way, Puget Sound
or Lake Washington. Please name each road or right of way and describe
the visibility. Provide a slide demonstrating the visibility.
C.
The property is visually prominent from the following Transportation Corridor:
1. 1-405 (Interstate Highway System). Property is visible to west bound traffic on 1-405.
Property location is approximately 300 lineal feet north of 1-405.
Multi-jurisdiction/Beyond Funding Capabilities: Will the property
create a park, passive-use recreation
crosses city jurisdiction boundaries?
portion of unincorporated King County
Is acquisition of the property beyond
jurisdiction? If yes, describe why.
or open space opportunity that
If yes, list the cities and/or
in which the property is located.
the funding capabilities of your
This acquisition is located in one (1) jurisdiction --the City of Renton. However, the entire
project as identified and adopted in the City's Comprehensive Park, Recreation and Open
Space Plan is located in two jurisdictions: Unincorporated King County and the City of Renton.
Eighty-one (81) acres is located in the City of Renton and 23.23 acres in the hillside area
located in unincorporated King County.
This 14.21 acre acquisition is beyond the funding capabilities of Renton's jurisdiction. The City
has contributed $500,000.00 of its own monies for acquisition in the Black River Riparian Forest
and exercised the option to utilize an additional $3,500,000 in Metro monies for acquisition also
in Black River. (The $3.5 million could have been utilized for other acquisitions in the valley
area).
Although the City is not at its bonding capacity, Renton is not bringing in enough revenues to
further indebt itself. The reduction in revenues can be attributed to a sluggish economy
2
including reduced revenues from sales tax, fewer applications for building permits arid an
increase in vacant office space. The City is currently paying back on G.O.B. Bonds for the
following park projects:
1. Gene Coulon Memorial Beach Park
2. Maplewood Golf Course
3. Renton Community Center'
D. Contains Three Open Space Features: List at least three park or open
space features defined in "Properties of Extraordinary Regional
Significance" Criteria II that the property contains. If the property
itself does not contain three such features, describe why the property
is a component of a larger open space system important to the character
of King County that contains at ·least three such features from those
Criteria II, and list the features.
This proposed acquisition contains the following park and/or open space features as defined in
"Properties of Extraordinary Regional Significance" Criteria II:
1. II.A.(2) View Corridor:
Provides an opportunity to view 67 acres of prime .riparian forest, wetlands, and upland buffer
for active Heron Rookery.
2. II.A.(3) Scenic Resource:
The Black River Riparian Forest is viewable from 1-405, Oakesdale Avenue and Springbrook
Creek and ties into the Springbrook Corridor which extends three miles south and east from the
Black River Riparian Forest along Springbrook Creek to the City of Renton Watershed.
3. II.B. Habitat Areas or Corridors:
Uncommon species include Great Blue Heron. Rare/endangered species include bald eagles.
4. II.C. Adjacent to Regional Park or Trail:
Proposed acquisition increases Regional Open Space in public ownership by 20%.
5. . II.E. Other Water Access for Regional Facility:
14.21 acre acquisition is immediately adjacent to the Black River Riparian Forest and is a
component of a much larger system spanning 3 miles along Springbrook Creek and including 79
acres, referred to as the Springbrook Corridor and identified as an Urban Separator.
6. II.F. Regional Passive-Use Urban Park:
Increases 67 acre Regional Open Space/Habitat (currently in public ownership) to 81 acres with
addition of 14.21 acre acquisition. Includes rare plant and animal species.
3
E. Habitat: As an alternative to I.A above, if the property is primarily
habitat that meets the definition of "Properties of Extraordinary
Regional Significance" Cri teria II B, should the property have low
visitation levels or use restrictions to preserve the habitat? Please
describe.
As described in Section II. B, the property itself provides habitat buffer and protection for an
active Great Blue Heron Rookery and for Bald Eagles. This site contains rare and occasional
plant species as well. In addition, it is a component of a much larger system spanning from the
Black River Riparian Forest (currently 67 acres) and following the Springbrook Corridor for 3
miles to the City of Renton Watershed, and incorporating an additional 79 acres for a grand total
of 146 acres. (With the addition of this proposed 14.21 acre acquisition and the 23·acre
proposed acquisition along Springbrook Creek this new total would be 183 acres).
The City has entered into a Public Access Easement Agreement with the neighboring property
owner and current owner of this acquisition. This Agreement requires a master plan for
development by the year 2002. As part of this plan a Habitat Assessment will be required. At
this time it is estimated controlled and perhaps limited public access will be required. For
example:
1. Boardwalk system with interpretive signs
2. Viewing of wildlife from behind blinds
3. Limited parking
4. Limited public access during mating season
5. Small scale interpretive center
6. Educational research
II. Extraordinary/Unique Open Space Features.
To meet this Threshold, the property must possess at least three of the
following features, or the property must possess one of the features
listed below to a degree of extraordinary importance to the people of
King County:
(1) Viewpoint property: Will the property provide the opportunity
to view a scenic resource, as defined in the "Properties of
Extraordinary Regional Significance" Criteria II.A. (1)? Will the
proposed viewpoint provide public access? Please describe. Provide a
slide Showing the scenic feature from the viewpoint.
Not Applicable
(2) Is the proposed project a View Corridor as defined in the
"Properties of Extraordinary Regional Significance" Criteria II.A. (2)?
Please describe. Provide a slide showing how protection of the view
corridor is necessary to preserve a view of the scenic feature.
This acquisition will provide an opportunity for a panoramic view of 67 acres of prime riparian
forest, wetlands and upland buffer area providing habitat for an active Heron Rookery. The
proposed viewpoint will provide controlled public access with the potential use of duckblinds for
4
B.
viewing of sensitive wildlife habitat. A boardwalk system is anticipated, as well as interpretive
signage.
(3) Does the proposed project contain a Scenic Resources of regional
importance as defined in the "Properties of Extraordinary Regional
Significance" Criteria II.A. (3)? Please describe. Provide a slide
showing the scenic resource.
The 14.21 acres as it stands alone is not a scenic resource. However, because it is
immediately adjacent to the 67 acres currently in public ownership (Black River Riparian
Forest) and is part of a much larger habita:t system (Springbrook corridor extending 3 miles to
the south and east and including an additional 79 acres), this acquisition as a whole becomes a
scenic resource, which is visible from 1-405, Oakesdale Avenue and Springbrook Creek.
" Habitat Areas or Corridors: Describe the natural habitat, including
habitat corridors, in the proposed project.
The 14+ acre acquisition provides habitat protection and buffer area for an active Heron
Rookery with 20 pair of nesting Great Blue Heron, which is classified as an uncommon species.
In addition, bald eagles (classified as rare/endangered) forage for food on this site. This 14.21
acres is a primary linkage to the 67 acres currently in public ownership. In addition to the rare
wildlife, there are (6) six rare species and 26 occasional species of vegetation which include the
following: wild iris, rose, willow, sumac, mountain ash and Oregon ash. On an even larger
scale the Black River Riparian Forest is part of the Springbrook Corridor that spans nearly three
(3) miles south and east from the Black River Riparian Forest to the City of Renton Watershed.
This system includes the 38 acre watershed, 16 acre undeveloped neighborhood park site, 25
acres of wetlands recently acquired by the City and a proposal to acquire 23+ acres along
Springbrook Creek (near th'e watershed). This entire system is rich in wildlife and vegetative
habitat. (See attached information regarding habitat in the Black River area). Springbrook
Creek is identified as a Class 2 stream in this corridor and increases in value as it gets closer to
Black River where it is identified as a Class I.
I
This entire habitat system will become a component of the Black River Riparian Forest that will
contain passive-use recreational opportunities Controlled and limited service access will be the
key to preserving, protecting and enhancing the prime wildlife and vegetative habitat the occurs
in this area. A Master Plan is required to be completed by the year 2002 (as part of the Public
Access Easement Agreement). The amount and type of public use will be determined after
completion of a habitat assessment. At this time the City envisions a boardwalk system,
interpretive facilities, limited parking, restrooms and educational and scientific research.
C. Adjacent to Regional Park or Trail: Is the proposed project adjacent
to a regional park or trail, or within a boundary of a greenbelt or
greenway as adopted in a comprehensive park, open space or trail plan?
How will it provide a critical linkage or significant expansion to the
regional park or open space?
The proposed project is adjacent to the Black River Riparian Forest and identified as Regional
Open Space and adopted in the City's Comprehensive Park, Recreation and Open Space Plan.
This 14.21 acre acquisition will expand the current Black River Riparian Forest land in public
5
ownership by 20%. This property is especially critical as it contains prime habitat protection and
buffer area for an active Great Blue Heron Rookery. The project is also part of the larger
Springbrook Corridor which is identified as an Urban Separator in the City's Comprehensive
Plan as part of Growth Management Act.
D. Will the proposed project provide direct public access to Puget Sound,
Lake Washington, Lake Union or the ship canal? Describe fully.
Not Applicable
E. Other Water Access for Regional Facility: Will the proposed project
provide other lake or river shoreline and associated wetland or upland
buffer areas that could serve as a regional shoreline public access
facility or contribute to the establishment and protection of a
riparian open space corridor?
F.
This acquisition will contribute toward the continued protection of a riparian open space corridor
by providing an additional 14.2 acres of buffer area to a Class I wetland and Riparian Forest
located immediately adjacent to this parcel. In addition, it will provide additional protection for
the larger Springbrook Corridor system spanning nearly 3 miles. This 14.21 acre acquisition will
provide additional buffer area to the 2,000 lineal feet of shoreline currently in public ownership.
Multiple public use/benefits include:
1. Education -currently the University of Washington School of Environmental Studies
2. Interpretation
3. Viewing of wildlife
4. Habitat protection
5. Boardwalk system
Regional Passive-Use Urban Park: Would the proposed property
primarily be used as a regional passive-use urban park that will be a
destination point for users traveling from beyond their own local
community? (Such property must be located in urban areas or in urban
growth areas as defined in the King County Comprehensive Plan.) Please
describe.
This 14.21 acre parcel would be in addition to the 67 acres currently in pubic ownership for an
81.21 acre Regional Passive-Use Urban Park. The site is currently a destination point for users
traveling a distance between 15 and 20 miles outside the City of Renton's jurisdiction. The
entire 81 acres contains prime habitat and includes rare wildlife as well as rare plant species.
G. Historic/Archeological Resources (Land Only): Does the property
contain an historic or archaeological resource? How would acquisition
of the proposed project further protect the integrity of the resource?
Provide a slide of the resource.
Not Applicable
6
H. City/Community Separator Greenways. Demonstrate how the proposed
project meets the greenway or city/community separator "Properties of
Extraordinary Regional Significance" Criteria II.H. Describe how the
greenway provides any visual relief from other nearby land uses.
The 14.21 acre parcel is not designated as a greenway separator. However, as part of the
Springbrook Corridor of which this parcel and the Black River Riparian Forest is a component
of, this area meets the criteria for an Urban Separator as identified in the City's Comprehensive
Plan as part of the Growth Management Act. The Springbrook Corridor is also identified in the
City's adopted Comprehensive Park, Recreation and Open Space Plan. This Urban
Separator/Open Space Corridor System spans 3 miles and includes an additiqnal 79 acres to
separate incompatible uses and provides visual relief from the neighboring intense industrial
and office park uses.
III. Determining the 'Need for Future Year Revenues.
One of the following is required to meet this Threshold:
A. 'High Acquisition Priority': If the proposed project is identified as a
high priority in an adopted park, open space or comprehensive plan,
attach a copy of the plan; or, attach a resolution from the legislative
,body of your jurisdiction indicating that the property is a high
priority acquisition and that it wil'l be included in the appropriate
GMA plans when adopted.
1. This project is listed as the number two (2) priority in the City's adopted Comprehensive
Park, Recreation and Open Space Plan.
2: See attached pertinent highlighted excerpts from the City of Renton's adopted
Comprehensive Park, Recreation and Open Space Plan and Trails Master Plan
identifying this project as a high priority. (One complete adopted Comprehensive Park,
Recreation and Open space Plan, Trails Master Plan and Final E,I.S, have been
submitted to the King County Office of Open Space for additional further review, as
required).
3, See attached Resolution adopting above plans.
4. See attached Resolution identifying project and authorizing grant application.
7
B. Significant Matching Funds Available: Are significant matching funds,
a partial property donation (or a bargain sale) opportunity available
and of equal to or greater than one half of the amount of the
conservation futures application? Please list any matching funds
received or applied for.
Other Fund Source
Local jurisdiction
State
C.F.F Funds··
Other ·(Identify)
1989 Open Space
Other (Identify)
Amount
NIA
$1.534.815.00
$ 434.827.00
Availability Date
Immediately
Upon Reimbursement
Request
•• These funds cannot be used as a match for this application as Conservation Futures
Funds can not be matched with Conservation Futures Funds.
C. Is the property highly threatened with development or other action that
will lead to a signif.icant loss of any open space features on the
property that are listed in Criteria II? Please describe the situation
fully.
Yes, this property is highly threatened for development as the 2 year option on Tract C in the
existing Memorandum of Agreement between the City of Renton and First City Washington,
Seattle Audubon Society, Renton Citizens for Wildlands Preservation and the Sierra Club
Cascade Chapter, expires November 21,1993.
Existing land use designations allow for Office Park Development in Tracts A, S, and C.
Parcels 1 and 2 in Tract C have been developed for Office Park use. Lots 5, south 1/2. of lot 6
and 7-10 in Tract C were purchased by the City in 1992 for $4.3 million. Lots 3, 4 and the north
1/2 of lot 6 are the only remaining parcels left to be acquired in Tract C and are included in this
application. Through the SEPA Process, Office Park development has been approved for
the neighboring parcels in Tracts A and S.
The existing two year option to acquire parcels 3, 4 and the north 1/2 of parcel 6 expires
November 21, 1993. At that time a new option would need to be negotiated.
D. Is there any other extraordinary timing opportunity, such as the
expiration of a purchase offer, that should allow the proposed project
to be considered a priority to be funded at this time? Please
describe.
8
V. Additional Considerations.
A. Unmet Park or Open Space Needs: Is the property located in an area
that has been identified as having a deficit in park or open space
resources in.an adopted park or comprehensive plan meeting Growth Management
Act mandated requirements?
The parcels proposed for this acquisition are located in the City of Renton's southwest planning
area as iden-tified in the adopted Comprehensive Park Recreation and Open Space Plan. The
southwest planning area does not have a deficit in Open Space land. However, upon further
review, and description of this Site (Site 41) in the adopted plan on page VIIJ-37, the last
sentence reads, "This site is part of a much larger open space area found to the north
(see site 40 on page VIII-34. This is located in the west planning area.)
The Plan indicates an additional 13S.S acres of open space land needs to be acquired in
the West Planning Area by the year 2000 in order to meet the new recommended
standard of 12.7 acres/1,000 population.
B. Geographic Equity in the Distribution of CFT Funds. List all other
Conservation Futures grants, by project, received ~y your jurisdiction
from King County since 1989.
Black River Riparian Forest $ 9,000.00 1989
200,000.00 1990
1,500,000.00 1991
May Creek Trail $ 2,250.00 1989
106,950.00 1989
Honey Creek Trail $ 3,000.00 1989
Lake Washington Vistas: $ 100,000.00 1990
C. Large Acreage/Shoreline. What is the proposed project's total
acreage? What is the length of' shoreline on the property?
D.
The property to be acquired is 14.21 acres but is a component of a much larger system, the
Black River Riparian Forest. The total project area would be 81 acres (67 acres currently in
public ownership and 14+ acres for this proposed acquisition). This acquisition also provides
additional buffer for 2000 lineal feet of Class I stream shoreline currently in public ownership.
Final Critical Link in a Regional Open Space System: Does the
property provide the last or one of
regional open space system, such as
habitat corridor or other greenway?
the last essential elements in a
a regional trail, a critical
Please describe.
This 14.21 acre acquisition is the last element to be acquired in Tract C and the next to the last
element to be acquired in the Black River Riparian Forest Regional Open Space/Habitat
System.
9
E. Factors Affecting Likely Success of Project.
i. Describe any other matching funds or resources, such as a volunteer
management agreement, etc.
1. Agreement with Seattle Audubon Society.(see enclosed).
a. Conduct waterfowl and wildlife surveys
b. Assist in development of Interpretive program
2. Agreement with Renton Citizens for Wildlands Preservation.
a. Conduct bird counts
b. Provide twelve field trips annually
c. Provide litter control
ii. Evidence of a Willing Seller. This may be demonstrated by a signed
letter of intent or signed option, or a signed first right of refusal
from the seller. Add any comments below.
See enclosed executed Memorandum of Agreement with executed two (2) year Purchase
Option Agreement between City of Renton and First City Washington, Inc.
iii. Site Restoration Project Funding Identified. Is a restoration project
identified for the proposed project that will create or significantly
improve a seriously degraded feature defined in "Projects of
Extraordinary Regional Significance" Criteria II. (Conservation
Futures tax levy funds under state law may not be used for development
or restoration) .
Not Applicable
F. (Please note that there is no Criteria "V.F" in the ordinance)
G. Growth Management Act -Accepting Density. Is the property in the
area identified under an adopted growth management plan as targeted
receive greater density and become an urban village or urban center?
Yes, the property is identified and located in Renton as part of GMA. The City of Renton has
applied for Urban Center Status which would allow the City to grow to at least twice its present
size. As an Urban Center the City is required to have additional parks and open space lands to
service the increase in population
H. 1989 Open Space Bond Project with Funding Shortfall: Is the property
within the scope of a 1989 Open Space Bond Acquisition Project that has
an identified acquisition funding shortfall and has not been
substantially completed?
Yes, this project is within the scope of the 1989 Open Space Bond Acquisition Project. The
current funding shortfall is one and one half times the original 1989 Open Space Bond Project
acquisition budget.
10
I. Is there any other harm that has not been described in this application
that could come to the property's open space features listed in
Criteria II through alterations of the property through likely changes
in land use?
Current Land Use Designation allows for Office Park Development (O-P). Under the proposed
land use designation, Employment Area Office (EAO), and Low Density Single Family (LDSF)
would be allowed. Under both the present and future zoning, habitat in this area would be
destroyed or at the very least compromised. The habitat in the area wCluld be best served by
acquiring the land for public ownership and including a larger habitat/open space system in
order to preserve, protect and enhance this Regional Open Space feature containing rare plant
and animal species.
11
ADDITIONAL ATTACHMENTS REQUIRED:
The following attachments must be included for the application to be
considered complete:
Attached
Attached
Attached
Attached
Attached
a) Briefly describe in 2 or 3 sentences how the property meets
the definitions of eligible lands under RCW 84.34.020. (Copy
attached)
b) Attach a proposed project budget, including the following
information:
*
*
*
*
*
General administration:
Appraisal, appraisal
review and title report
costs:
Relocation costs:
(if any)
Land acquisition costs,
including closing costs:
TOTAL Funding Request:
c) Attach a copy of your jurisdiction's adopted park or open
space comprehensive plan or its equivalent. If you do not have
such an adopted plan, please attach a copy of a resolution,
motion or ordinance approved under the normal legislative process
of your jurisdiction indicating that the property will be listed
as a high acquisition priority in your adopted open space or
comprehensive plan required under State Growth Management Act.
d) Attach a copy of a resolution, motion or ordinance signed
under the normal legislative process of your city of King County,
authorizing the attached application for Conservation Futures
funds.
e) Attach an 8 1/2" x 11" reproducible, black and white site
map of the proposed acquisition project showing the project scope
and each individual parcel within the proposed project scope.
12
•
Attached
Attached
Attached
Attached
Attached
Attached
Attached
Attached
f) Proposed acquisitions may include fee simple or less than
fee acquisitions such as trail or conservation easements. Please
attach a list that clearly discloses the type of ownership
interest (i.e. fee simple, easement, etc.) that is proposed for
each parcel.
g) Attach an 8 1/2" x 11" reproducible black and white location
map showing the location of the proposed project including the
nearest cross streets, and at least a five mile radius
surrounding the proposed project.
h) Attach an 8 1/2" by 11" reproducible black and white
schematic plan showing potential or proposed future uses of the
site, including trails, parking, or other facilities. Please
indicate any surface area of the project area that will contain
non-vegetative impervious surfaces such as pavement.
i) Enclose a maximum of 3 35mm color slides of the proposed
project that best portrays the site's features. Additional
slides may be provided only for those criteria where slides are
required. Slides should be labeled with the project name,
applicant jurisdiction and date of slide. A brief written
description of each slide (lor 2 sentences) should be provided
on a separate piece of paper. Slides will be returned only upon
request.
j) Copy of an appraisal, letter of opin'ion or other
justification of value of the property proposed for acquisition.
k) Provide documentation of the existence of matching funds
obtained or available, if such funds are identified in the
application.
1) Copy of a purchase option or other agreement showing
evidence of a willing seller, if identified in the application.
This confidential information is for use by King County Open
Space Citizen Oversight Committee members only.
m) Do you have any reason to believe that the site may contain
hazardous substances? If so, has an environmental assessment
been conducted on the site? If so, please provide copy of
environmental assessment.
No, it is highly unlikely any hazardous wastes are located on these parcels,
However, the City always obtains a hazardous waste assessment report prior to
purchasing any property,
13
1.
SLIDE SCHEDULE
City of Renton
Black River Riparian Forest
Pertaining to Question LB. --High Visibility
Aerial view looking west toward project area.
Slide taken above the Intersection of 1-405 and S.R. 167.
Oakesdale Avenue to the South (left).
Duwamish Valley in background.
Empire Ridge and S.R. 900 to north (right) of site.
2. Pertaining to Question II.A.(2) --View Corridor
View looking northeast toward Great Blue Heron Rookery and riparian
forest.
Pond/wetland in foreground.
3. Pertaining to Question 11.A.(3) --Scenic Resource
Habitat Corridor with mature stands of vegetation for wildlife.
4. Educational Opportunities
Field trip conducted by Renton Citizens' for Wildland Preservation as
part of existing agreement with the City.
Viewing nesting birds/herons.
5. View of existing side channel and grasslands.
6. View looking north and east overlooking the pond/wetland area.
LB/dlf
93-169df
Riparian forest in backwound.
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CITY OF RENTON
TRAILS MASTER PLAN
SEPTEMBER 1990
Community Services
Sam Chastain, Administrator
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Feasibility: Feasibility is dependent upon cooperation with
Ibe Sea t tle Water Depanmen L It seems very likely however,
since trail use is compatible wilb waterline operations.
Funhermore, trail developments would require very little
changes or improvements to Ibe existing waterline right-<>f-
way.
Trail development would also require cooperation from Ibe
Washington State Deparunent of Transportation (WSD01),
where Ibe trail must cross SR 167.
The very steep sections of Ibe trail that will require stairs to
negotiate may have to be phased over time because of Ibe
expense involved.
SPRINGBROOK VALLEY TRAIL
Recommended Route: This trail follows Ibe course of Ibe
Springbrook Creek from Ibe city limits at S. W. 43rd SL nonh
to Ibe Black River Riparian ForesL
City Wuie MaslerTrails Plan
Opportunlties/Amenlties: This mixed-use trail along a sepa-
rated right-<>f-waywlll provide a major nonh-south passage
through Renton's Green River Valley. This area is in the
process of becoming a tbriving office, scien tific research, and
industrial park complex.
The Springbrook Creek Trail is a wetland trail, which is rich
in birdlife and distinctive vegetation. The fiat high banks
lend Ibemselves well to trail developmenL
The trail will connect wilb Ibe P-1 Channel Trail, the Cas·
cade Trail (which is Ibe major east-west trail across the
soulbero half of Ibe city), and Ibe Black River Trail.
Constraints: While Ibe Green River Valley is still in a
relatively low state of development, east west streets such as
S.W. 161b, S.W. 34th, and S.W. 41st Streets, which cross Ibe
Springbrook, do not yet pose a major tbreat to safety. However,
as Ibe industrial and commercial development in the Valley
increases (lbe same development that may help finance the
construction of Ibe Springbrook Trail), traffic will increase.
Conseq uently, pedestrian crosswalks or traffic ligh ts must be
'I'M enension of the Springbrook Creek trail wUJ pass through this tranquil and picturesque serring.
City Wide Master Trails Plan
The nonhem secricn of the trail has a more mixed characrer
which inchuies rhe Metro trearmenr faciJily and office parks.
provided at these intersections to ensure pedestrian safety.
Feasibility: Feasibility is high. A section of the traJJ already
exists between S.W. 43rd and S.W. 34th Street Continuation
of the Springbrook TralI can be accompllshed through miti·
gation measures tied to development
INTERURBAN TRAIL
This proposed mixed use traJJ lies within the jurisdictions of
Seattle, ThkwiJa, Kent, and Auburn. It will follow the aban-
doned course of the Interurban Electric R.alIroad, which ran
during the easly pan of the twentieth cennuy. The traJJ will
extend north·south along the east side of the Green River.
The traJlbead will be located asoundFon Dent Park and will
continue south through Auburn.
In addition to its historic slgnlllcance, this traJJ bas regional
imponance as additional sections exist or have been slated
for construction in Snohomish, King, and Wbatcom Coun-
ties. As segments of the traJJ ase locally constructed, the
Interurban will increase in regional signlllcance.
Development of the Springbrook, Cascade Waterline, and
Black River TralIs will provide access between Renton, and
TukwiIa, especiaIIy for non-motorized travelers. Addition-
ally, the City of TukwiJa is planning to improve the S. l80th
Street bridge over the Green River for pedestrians and
cycllsts.
This project bas been included in the 1989 King County
Open Space Bond Issue as a jOint project between ThkwiJa,
Kent, Renton,Auburn, and King County·-with the County
acting as the lead agent
BLACK RIVER TRAIL
Recommended Route: The traJJ originates from the CBD
followingS. 4th St westbound to Smithers Ave. S., then jogs
over to S. 4th PI. where it continues westbound for another
block to Rainier Ave., across from the Renton Center. The
Black River corridor continues behind the shopping center,
extending through the Black River Riparian Forest to Mon-
ster Road.
Opportunities/Amenities: This wetland area is comprised of
a unique vegetative complex of emergenl, shrub, and old
growth hardwood species. Worth noting is a stand of old
growth Oregon Asb and collonwood.
The Riparian Forc;st, rich in biIdlife, is associaled with a
combined Slorm water detention and wildlife pond, which is
known as the forebay pond. There is an island within this
pond which suppons a productive heron rookery. The rook-
ery, portions of the forest, and selected wetland pockets are
presently preserved as sensitive hahitat
This area holds great educational value, especiaIIy since it is
located so close to growing residential and employment cen-
ters.
Although commercial development threatens to encroach
upon this area, If it carried out carefully and sensitively,
some limited development conld provide a vehicle for traJJ
development as well.
Constraints: The site bas been considered for office park
development for many years. Portions have already been
developed; others are still under consideration.
Feasibility: Although this asea is already planned for office
park development, combined economic and environmental
factors may prevent this from oocurring and consequently,
the Black River forest may be preserved as public open
space.
The present 600-foot protective buffer zone surrounding
the rookery precludes traJJ development within this area.
Final determination on these limits is still pending.
to increase retention capacity. Itmaybe possible at that time
to construct major sections of the trail.
SPRINGBROOK WETLANDS TRAIL
~ Recommended Route: This trail will extend from the south-
ern terminus of the Panther Creek Wetland southeast to the
City of Renton Spnngbrook Watershed.
Opportunities/Amen/des: Combined with the Panther Creek
Wetlands Trail, the Springbrook Wetlands Trail would cre-
atea continuous north-south trail from 1-405 to the southern
ci ty limi ts.
The proposed trail passes through valuable wetland habitaL
Constraints: Completion of the trail will requireacquisition
and/or trail easements from property owners.
There will also be increased expenses in constructing a trail
through sensitive wetland habitat and maintaining the trail
in such a wet area. Extra efforts will have to be made to
protect wildlife and vegetation, as well as protecting the trail
from the deteriorating effects of saturated soils.
FeaslbllJty: Acquiring trail easements from the Springbrook
Watershed to the wetlands will not be easy, nor will property
acquisition.
pol CHANNEL TRAIL
Recommended Route: The trail will follow the course of the
proposed P-I Drainage Channel from the intersection with
the Springbrook Trail at S. W. 43rd to the intersection of the
Cascade and Springbrook Trails.
Opportunides/AmenJdes: The P-l Channel Trail will con-
nect to the City owned wetland located at the presenttermi-
nus of SW 27th StreeL This wetland could be developed as
a preserve!interpretive facility and could also serve as a trail-
head for the P-l Channel Trail
The trail will follow the watercourse through its entirety.
FeaslbllJty: It has not yet been determined whether the P-I
Drainage Channel will be needed for the city's storm water
managemenL However, if it is needed the trail can be
incorporated in the initial design.
City Wide Master Trails Pla'n
The Empire Ridge as viewed from rhe Black River Wetland.
Ponds located along this ridge are rich wilh birdlife and
provide necessary fofod and shelter for the resident Wildlife.
They also provide windering g,ound for herons that inhabit
rhe rookery during the spring and summer months.
EMPIRE RIDGE TRAIL
Recommended Route: The trail will begin at Monster Rei.
and proceed eastward through the steep greenbelt until it
connects with the Black River Trail.
Opportunides/AmenJdes: The Empire Ridge Trail will
meander through a densely wooded area with very steep
slOpes. Located on the ridge, the trail will offer panoramic
views out to the Black River Riparian Forest, the forebay
pond, heron rookery, Fon Dent, and parts of the Green
River Valley. '
Rich birdlife is found in the ponds along the eastern half of
the green belL These ponds are associated with the Black
River Forest riparian ecosystem.
This 'trail system would serve the extensive residential popu-
lations of Empire Estates, Sun Pointe, and future develop-
menL
With development of the Black River Trail, the Empire
Ridge Trail would provide an excellent trail loop experience.
Constraints: The slopes are very steep, requiring extensive
switchbacks. Developing traiJs along steep terrain can result
in chronic erosion and maintenance problems.
FeaslbllJty: Feasibilitywill be dependent upon the outcome
of negotiations with property owners along the ridge. How-
ever, even if trail easements were dedicated, more in depth
environmental analysis would be necessary to determine
how the steep saturated soils could suppon a trail system.
posed trail, creating a continuous linear park.
Tonkin Park is located along tbe Burnett Corridor, adjacent
to tbe railroad benn between Houser and Williams.
Constraints: Burnett Ave. between S. 7th and S. 5th is
presently a parking lot for the CBD. Parking needs for
downtown are one of tbe most important factors whicb will
be considered as new effortS to revitalize the CBD get under-
way. These concerns sbould be reflected in any new designs
proposed for Burnett
Feasibility: The development of a bike lane along Burnett
would require tbe loss ofa lane of downtown parking. Until
parking issues are better resolved, sucb a loss would proba-
bly not be supponed by downtown businesses and sboppers.
Thougb, on a poSitive note, bicycle lanes could encourage
alternative modes of travel.
Burnett is anchored by 1M Cedm River Trail to 1M IIOnh and
Burnett Linear Park to the south. This linear space offers an
opporrunily to atend 1M Burnett Linear Park concept funher
along 1M corridor.
EARLINGTON TRAIL
Recommended Route: The Earlington Trail foUows S.W.
7th St from Burnett Avenue to Oakesdale Avenue.
Opportunities/Amenities: This segment provides good ac-
cess to the industrial, researcb, and business parks develop-
ing in this area. The Earlington Trail would also link the
CBO with tbe Black River Forest The uaiI will serve as a
connector between the Burnett and Springbrook Trails.
Although S.W. 7th is in need of repaving, the right-of-way is
sufficient to accommodate a bike lane.
This route provides the only safe alternative to the auto
,doIn!Jlated S.W. Grady Way.
City Wide Master Trails Plan
AIlhough S. W. 7th St is in need of repaving, 1M right-of-way is
sufficient to accommodate a bike lanl!.
Constraints: The road surface is in poor condition, requir-
ing repaving and striping. The sewer grates need to be
realigned to prevent bike tires from slipping between the
grates whicb presently run paraUel with the tire direction.
Feasibility: This is a very feasible bike route because there is
still sufficient right-Of-way along S.W. 7th to develop a bike
lane. However, for economic reasons the city could not
afford to repave and stripe bike lanes alone without includ-
ing them as a pan of a total road improvement Without an
LID to suppon sucb an effon, this improvement might take
a long time to occur.
SPRINGBROOK TRAIL
Recommended Route: The Springbrook Trail foUows the
'noM-soutb course of Springbrook Creek from the pro-
posed Black River Trail down to S. W. 43rd St in the Green
River Valley.
Oppor1UDldeslAmeuitles: This mixed-use trai1, located along
a separated right-Of-way, will provide a major nOM-south
passage through Renton's Green River Valley.
The Springbrook Trail will serve as a useful commuter route
because this area is in the process of becoming a thriving
office, scientific researcb, and industrial park.
This wetland uaiI is ricb in birdlife and distinctive vegeta-
tion. Its high flat banks are suitable for locating a bicycle
trail.
The trai1 will make COnooctiOIlS with the proposed P-l Channel
Trail, Cascade Trail, aDd Earlington Trail.
City UTuie Masler Trails Pial!
accommodate bike lanes. Although there is more auto
traffic along SR-5l5, there is sufficient right-of-way along
this shon section for both for automobiles and bicycles to
utilize.
P·I CHANNEL TRAIL
Recommended Route: The route follows the course of the
proposed drainage channel through the Green River Valley
from the intersection with the Springbrook Trail at S.W.
43rd SL to S. W. 27th SL, where the pol joins the Springbrook
Creek and Springbrook Trail.
Opportunities/Amenities: This separated bike lane would
provide a direct 'nonh-south trail along the western city
limits. It could be a comparuon trail to the Springbrook,
through the western valley, with connections to the
Springbrook, S.W. 27th and Interurban Trails.
The water cou .. ,e would be a pleasant trail ameruty.
Constraints: TheP-l Channel may not bebuUL There are no
present constraints, but as developments proceed, new con-
straints may appear.
FeaslbllJty: The feasibility of developing the pol Channel
Trail is questionable. The drainage channel bas not been
built because the City needs to determine whether the pol
Channel will be neroed for storm water management However,
if the channel is built, the trail could be incorporated into
initial design.
FAIRWOOD TRAIL
, The Fairwood trail follows l40th Ave. S.E. from Maple
Valley Highway southbound, providing access between Renton
and the residential neighborhoods of North Soos Creek. It
, bas been included in this master plan because of the potential
annexation of North Soos Creek and the large population
center it serves.
There are wide stiped shoulders along l40th Ave. S.E. that
could easily accommodate bike lanes. It provides the only
access beTWeen Soos Creek and Maple Valley Highway (SR
167), east of the Civic Center. Passage is limited by the steep
slopes of the Maple Valley (Cedar River Valley). Conse-
quently, the Fairwood Trail is an important link in the
development of a regional trails system.
EMPIRE TRAIL
Recommended Route: From the Rainier Bypass at Hardie
Ave. the trail proceeds west on Empire Way (SR-900). It
continues westbound toward Seattle.
O~Amenldes: This route serves the rapidly growing
residential area neighborhoods of Empire Estates, Sun-
pointe, and future developments. There is no safe way to get
from these,residential areas to downtoWD Renton or to
points west using non-motorized transportation.
The Empire Trail follows the most direct east-west corridor.
It passes through a dense greenbelL There are dramatic
views of the Green River Valley to South Seattle.
Constraints: Empire Way (SR-900) is presently
very dangerous for cyclists. The inconsistent shoulder is un-
paved along many sections. It turns into drainage channel
along sections of the northbound lane and bas been utili2ed
by curbs, gutters and sidewalks sections of the southbound
right-of-way.
Empire Way passes through a dense greenbe/L
The inconsislent shoulder is unpaved along many sections thet
pass through densely populated residential areas.
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MAJOR BICYCLE TRAILS ~ BG
MINOR BICYCLE TRAILS 0 G 0
S-South«n Rettton l..DeaW M.p
POTENTIAL TRAILHEAD @
UPHIll GRADE > > > > >
Highlands
"'-"--"
= Heather Downs
MAJOR PEDESTRIAN TRAILS 0 O. 0
MINOR PEDESTRIAN TRAILS 0 0 6
MIXED USE TRAILS OEBO~ PARKS/GREEN BEL TS ~ ~
o .25ml
CENTRAL RENTON LOCATER MAP'
r.!lllil
1@IiHjlll
.50ml .75ml 1.00ml
Mapf~,«ood Heights
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NORTH~ ~
Proposed Acquisition
City of Renton
BLACK RIVER RIPARIAN FOREST
Parcel Numbers Acreage Type of Acqulslton
LB/dlf
93-167df(c)
3 5.37
4 5.83
North 1/2 (6) 3.01
Total Acreage 14.21.
Fee Simple
Fee Simple
Fee Simple
SLIDE SCHEDULE
City of Renton
Black River Riparian Forest·
1. Pertaining to Question LB. --High Visibility
Aerial view looking west toward project area.
Slide taken above the Intersection of 1-405 and S.R. 167.
Oakesdale Avenue to the South (left).
Duwamish Valley in background.
Empire Ridge and S.R. 900 to north (right) of site.
2. Pertaining to Question II.A.(3) --Scenic Resource
View looking northeast toward Great Blue Heron Rookery and riparian
forest.
Pond/wetland in foreground.
3. Educational Opportunities
Field trip conducted by Renton Citizens' for Wildland Preservation as
part of existing agreement with the City.
Viewing nesting birds/herons.
4. View of existing side channel and grasslands.
5. View looking north and east overlooking the pond/wetland area.
Riparian forest in background.
LB/dlf
93-169df
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