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HomeMy WebLinkAboutLUA84-090DEPARTMENT/DIVISION DATE PREP. TRANSMITTED BY: RECORDS TRANSMITTAL CITY CLERK'S OFFICE CITY CLERK 2/8/95 L. STEPHENS CITY OF RENTON RECEIVED BY: DATE REC'D. APPROVAL: LOCATION B DX NO. RECORD SERIES 7fTLE INCLUSIVE;; F1ET€NTION DESTRUCT DATES PERIOD DATE Special Permit files SP-84-019 Permanent SP-84-078 SP-84-090 SP-85-006 SP-85-025 SP-85-048 SP-85-055 SP-85-099 SP-86-023 SP-86-024 SP-86-071 SP-86-078 SP-86-080 BEGINNING OF FILE FILE TITLE MiCROFILMED flip 44 / UPAndicZoo) SRO9O84 OF J 4 THE CITY OF RENTON tip - z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 BARBARA Y. SHINPOCH, MAYOR 0 LAND USE HEARING EXAMINER 9A FRED J. KAUFMAN. 235 -2593 0, 9gr D SE April 18, 1986 Barbara E . Moss Director 3f Planning First City/Schuman 800 Fifth Avenue, Suite 4170 Seattle, 1rJashington, 98104 Re: S'-090-84 Special Permit for Grading and Filling Black River Technology Park Dear Ms. Moss: The above entitled matter is dismissed this date pursuant to our letter to you dated April 3, 1986. If you wish to reinitiate your request, you may contact the Building and Zoning Department for application details. Sincerely, FRED J. <AUFMAN HEARING EXAMINER FJK/dk - cc: Building and Zoning Department City Clerk Del Bonds. Alterra Corporation 1 I OF RA,A 4 THE CITY OF RENTON MUNICIPAL BUtLDING 200 MILL AVE. SO. RENTON, WASH. 98055 o m BARBARA Y. SHINPOCH, MAYOR I LAND USE HEARING EXAMINER 9° FRED J. KAUFMAN. 235-2593 091? ED SEPTE ' April 3. 1986 Barbara E. Moss Director of Planning First City/Schuman 800 Fifth Avenue, Suite 4170 Seattle. Washington, 98104 Re: SP-090-84 Special Permit for Grading and Filling Black River Technology Park Dear Ms. Moss: I have reviewed the file in this matter along with your correspondence regarding the subject site. Since this item was not diligently pursued. it will be dismissed within 14 days of this date. If this office can be of further assistance. please give us a call. Sincerely, FRED J. KAUFMAN HEARING EXAMINER F JK/dk- cc: City Clerk Building and Zoning Department Del Bonds. Alterra Corporation Y i 11 J FIRSTCITY jT 7 EQUITIES MAR LI) I 41986 March 4, 1986 BUILDtn! Design Review Officials CITY OF RENTON 200 Mill Ave. S. Renton, WA 98055 Hearing Examiner Fred Kaufman Environmental Review Committee Larry Springer Dick Houghton Ron Nelson Building & Zoning Dept. Roger Blaylock Jerry Lind Jim Hansen Public Works/Engineering Bob Bergstrom Fire Department Jim Gray Re: Conceptual Master Plan/Total Development Picture VALLEY 405 BUSINESS PARK Gentlemen: As most of you are aware, First City Equities has recently purchased the Black River Technology Park property just north of and adjacent to our Valley 405 Business Park. We are also in the process of purchasing the Burlington Northern parcel to the west and adjacent to Tract A of the Valley 405 Business Park. We are incorporating these properties into the Valley 405 Business Park as one complete development. Our architect, (LPN/Royce A. Berg, AIA,) our landscape architect, (Mitchell Nelson Group,) our engineers, (Bush, Roed & Hitchings,) and our graphics design firm, The GNU Group,) have been working to create an overall design concept, the master site plan, for the entire property. Up to this time we have been submitting for site plan approval on a phase by phase basis. This has caused some areas of concern in that the City of Renton has not had the advantage of seeing our intended master site plan for the entire property. Now that it is complete, we would like to present it to you. 800 Fifth Avenue Suite 4170•Seattle,Washington 98104•(206)624-9223 Real Estate Development and Investments r Design Review Officials CITY OF RENTON March 4, 1986 Page Two We would like to meet with all of you on March 12 at 1:30 in your offices to present our design concepts for development of the entire property. Included in detail will be the master site plan, conceptual building layouts, enhanced water features including natural amenities as well as formal fountains, ways in which people will take advantage of the natural amenities of the property, signage details, jogging trails with exercise stations and par course events, median strips, bridge treatments, street landscaping, bollards, special paving and site lighting. We would like to take the time now to go over the entire development scheme in order to give you all the vision of what the Valley 405 Business Park will be once development is complete. We feel this will benefit you in your review process of site plan approvals and building permit applications, which will continue to be submitted on a phase by phase basis. Since First City Equities' entire project team will include at least seven of us and since there could be as many as nine or more attending from the City, I would suggest we use a room large enough, such as the Council Chambers, to make this presentation. We will come prepared with slides for easy viewing by all participants. If you could please arrange to have a screen available for our use, it would be greatly appreciated. If one of you could contact me to confirm this meeting date and time as well as room availability, I would appreciate it. And if there are others in the City who would like to be part of the presentation, please feel free to include them. We're very much looking forward to sharing with you our vision for Valley 405 Business Park. Very truly yours, FIRST CITY EQUITIES ittA6a,a_mi.J Barbara E. Moss Director of Planning BEM/dip cc: Royce Berg Dennis Schmidling Ted Holden John Nelson Bob Roed David Schuman Greg Byler OF R&. THE CITY OF RENTON c) to z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 o BARBARA Y. SHINPOCH, MAYOR 0 LAND USE HEARING EXAMINER co, FRED J. KAUFMAN. 235-2593 9gT o SE P1`- O P March 4, 1986 Barbara E . Moss Director ,pf Planning First Cite/Schuman 800 Fifth Avenue, Suite 4170 Seattle, Washington, 98104 Re: SR-090-84 Special Permit for Grading & Filling Black River Technology Park Dear Ms. Moss: I have reviewed your letter of February 26, 1986 and my response follows. This Office does not issue extensions of Special Permits, nor does it determine, outside of an administrative appeal process, whether a permit is in fact valid, expired or otherwise void. Tire determination you seek should be sought from the Building and Zoning Departmont. Without expressing any opinion on whether your permit has expired, I will inform you that determin 3tions of this Office as well as Court decisions upholding similar such decisions indicate that if a permit has in fact expired, it cannot be extended. It is only prior to expiratiol that a permit can be lawfully extended. If the th termination of the Building and Zoning Department does not meet with your satisfaction, and you believe they have made an error which is appealable, you may file such appoal with this Office. First though, the Building and Zoning Department must be given an )pportunity to rule. If this Office can be of further assistance, please feel free to call. Sincerely, FRED J. KAUFMAN HEARING EXAMINER FJK/dk cc: fiuilding and Zoning Department ity Clerk r , ti RECEIVED FEB 2; 1986 FIRST cnvi CITY OF RENTONHEARINGEXAMINER SCHUMAN February 26, 1986 Mr. Fred J. Kaufman Land Use Hearing Examiner CITY OF RENTON Municipal Bldg. 200 Mill Ave. S. Renton, WA 98055 Re: SP-090-84 Special Permit for Grading & Filling BLACK RIVER TECHNOLOGY PARK Dear Mr. Kaufman: First City/Schuman has recently acquired the Black River Technology property from Alterra Corporation. At the time we purchased the property we were under the mistaken impression that a grade and fill permit had been issued. Over the past six weeks I've put together what I believe to be the pertinent facts regarding the permit to grade and fill the property and am presenting them to you in the hopes that you will render a positive decision instating the viability of the Special Permit (SP-090-84) which would then lead to the Building and Zoning Department issuing a license to accomplish the work. The Alterra Corporation submitted to the City of Renton on 8-24-84 ten sets of plans and three applications for a fill and grade permit along with a check for $4,700 covering fees for a variance, a preliminary plat, a fill and grade permit, and E.I.S. fees for fill only. This submittal included a request through the Building Department for a license for the fill and grade permit. On 12-4-84 the Land Use Hearing Examiner, yourself, issued an approval for the Special Permit for fill and grade subject to certain conditions, including the posting of a revolving cash bond for $5,000 to permit City crews to clear the haul route of debris deposited by the applicant if the applicant failed to do so, and the posting of a $25,000 bond to provide for repair of any street damaged by the applicant during the hauling operation. This special permit approval was issued along with approval of the preliminary plat (PP-089-84) and approval of a variance (V-091-84) to construct a cul-de-sac on the property. The preliminary plat was subject to the formal filing of the Conditions, Covenants Restrictions submitted by the applicant. 800 Fifth Avenue•Suite 4170•Seattle,Washington 98104 (206)624-9223 4 r Mr. Fred J. Kaufman February 26, 1986 Page Two In the ensuing months, the Alterra Corporation worked with the City of Renton on acceptable terminology for the bond form, a condition of the special permit approval. On 9-26-85, Michael Courtnage of the law offices of Alston, Courtnage MacAulay sent Roger Blaylock a copy of the proposed bond terminology. On 11-12-85, Roger Blaylock sent Michael Courtnage a letter accepting the proposed bond form. Included in Mr. Blaylock's letter was a recommendation to Alterra Corporation to be sure to check with the Army Corps of Engineers as to the possibility of their taking jurisdiction on the Black River Technology Park property. Should the Corps take jurisdiction, no fill and grade permit could be activated without the Army Corps of Engineer's 404 permit being secured first. Del Bonds of Alterra met with a representative of the Corps on 11-6-85. On 11-7-85, Mr. Bonds delivered to the Corps a letter requesting their decision as to jurisdiction. On 11-14-85, the Corps held an onsite inspection of the site to determine jurisdiction. On 12-16-85 the Corps issued a letter denying their jurisdiction for this property. Additionally, on 11-5-85, Richard Carruthers Associates received from the Hearing Examiner a request to finalize and record the CC&Rs by 5:00 p.m. on 11-15-85. To comply with the condition of the preliminary plat). On 11-13-85, Alterra Corporation submitted the CC&Rs as requested. On 12-31-85, First City/Schuman purchased the property from the Alterra Corporation and inherited a somewhat dubious preliminary plat approval, special permit approval, and variance approval. The Alterra Corporation felt they had complied with all of the conditions for the approval of these permits and if they had not complied with the letter of the law in terms of the final bonds, they had at least complied with the spirit of the law in arriving at an agreed upon form acceptable to the City, one which they were prepared to submit in order to secure their permits. It seemed inappropriate to Alterra to submit bonds on the property in December of '85 when First City/Schuman was about to purchase the property. It also seemed inappropriate to the Alterra Corporation to submit bonds when the Army Corps of Engineers was indicating that their special permit would be invalid if jurisdiction was accepted on their site until a 404 permit was secured. At this time, although First City/Schuman thought they had a valid filling and grading permit for the property, we realize that the permit itself may be in jeopardy. I am writing you to request that you make a determination as to the viability of both the special permit and the license as submitted to the City of Renton for a grade and fill permit on the property. First City/Schuman will supply you with both the $5,000 cash bond and the $25,000 street damage bond as a condition of issuance of the permit itself and we will do so immediately upon your decision to validate the special permit and the license itself. The code requires that the license must be applied for within six months of approval of the special permit. Apparently that application was made prior to the special permit approval itself and therefore I am in hopes that both the license and the special permit will be considered valid at this time. I have enclosed for your information copies of all letters referenced and I am available to discuss the entire issue if you have questions and would like any additional information. It is very important to us to secure this grade and fill permit at this time. Your help in clarifying the viability of the special permit and A Mr. Fred J. Kaufman February 26, 1986 Page Three license is integral to that development and is appreciated. Very truly yours, FIRST CITY/SCHUMAN 014.14(44(.72141-4"-- ICJ` Barbara E. Moss Director of Planning BEM/dlp Enclosures cc: Michael Courtnage Del Bonds Royce Berg Bob Roed David Schuman Greg Byler Elliott Severson CITY OF RENTON RECEIPT M 820 JILDZNG & ZONING DEPARTMENT ZONING DIVISION 1 NAME T. E Orb t)Aj OGTF}FS DATE 4 9( . 3 0 19 C PROJECT 1. lce`RT-vre r FC/IPICt3L PrneK LOCATION F-c) o("S f3-tvo J# /j.) 5c v E I-Iv rvO,PG2 DOLLARS BASIC FEE ACREAGE FEE APPLICATION TYPE TOTAL FEE 000/341.82.03 Rezone Conditional Use 5-Q Variance & Other 5 0 0 0 Administrative Appeal Short Plat t 7 0 O 2_45 P Ti oV gief9-17c i 95"O 110/341.82.03 Final Plat 000/341.90.00 EIS Fees ( F,170 Q ) p p t c7 000/341.84.00 Sale of maps/pub. r-" r00/369.90.18 Miscellaneous Copies Total 7o0 oo TaxCheck (/ Y Total Y 7Do O BY:b Cti eT.11.G. RENTONASSOCIATES P. O. BOX10450 2064 SEATTLE, WASHINGTON08100 19-10/002 v2 - 191250 AYPTOTHEI $ 47cc . a r CdtDDiLLARS Peoplaank hopk$Nationalwilco(washrytosooi•, t FretAvenueOffice,723FirstAn. Seattle,Washington11104 FOR 1110000•206411' u250001,0SI:002 ?111M, 569901000004 ?000010 t s , a r GF I iv e ti 0OFFICE OF THE CITY ATTORNEY • RENTON, WASHINGTON U %% © 7, POST OFFICE BOX 626 100 S 2nd STREET • RENTON, WASHINGTON 98057 255-8678 p • P. LAWRENCE J. WARREN, CITY ATTORNEY DANIEL KELLOGG, ASSISTANT CITY ATTORNEY 94) O DAVID M. DEAN,ASSISTANT CITY ATTORNEY o cx 94T D SEPj, t,t0 MARK E. BARBER, ASSISTANT CITY ATTORNEY ZANETTA L. FONTES, ASSISTANT CITY ATTORNEY October 7 , 1985 MARTHA A. FRENCH,ASSISTANT CITY ATTORNEY TO: Roger Blaylock, Zoning Administrator Ili0CT 1985 FROM: Lawrence J. Warren, City Attorney UILDING/ 01\01G DE RE: Modification to Performance Bond Form - Alterra Corporation File No. PP-089-84 Dear Roger: The proposed change to the performance bond is really no change at all. I have no problem with the change although I believe that we ought to change the word "reasonable" to "a thirty day" of time. I think the request is unusual since we have used this performance bond for quite sometime and have never had a bonding company or contractor object to the words . However, since the change does not affect the City markedly, then I see no reason why we could not agree to it. Lawrenc J. Warren LJW:nd cc: Mayor SP 90-84 pF I? v q '_a4. y Q ° BUILDING & ZONING DEPARTMENT RONALD G. NELSON — DIRECTOR rTh o MEM rn O MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 9,0 009gTcpSEPI` 4\ BARBARA Y. SHINPOCH MAYOR MEMORANDUM DATE: October 3, 1985 TO: Larry Warren, City Attorney FROM: Roger Blaylock, Zoning Administrator SUBJECT: MODIFICATION OF PROPOSED PERFORMANCE BOND FORM ALTERRA CORPORATION/FILE NO. PP-089-84 Mr. Michael Courtnag has proposed modifying the bond form that the City presently uses to allow their client a reasonable time period to cure the deficiency before action is taken to forfeit the bond. Since bonding is closely reviewed by the City Attorney, I have referred :he item to you. I would suggest that instead of a subjective term as reasonable" that a specific time period such as 60 or 90 days be placed in that spot. RJB:ss 1967Z 1 LAW OFFICES OF ALSTON, COURTNAGE & MACAULAY SUITE 3450 • FIRST INTERSTATE CENTER TELEPHONE 999 THIRD AVENUE 206)623.7600 SEATTLE.WASHINGTON 98104 ISTHADDASLA I UN 4740125125 SEA UI MICHAEL S.COURTNAGE TELECOPIER ROBERT C.MwcAULAY 206)622-2522 September 26, 1985 Mr. Roger Blaylock Zoning Administrator Building & Zoning Department City of Renton 200 dill Avenue South Renton, Washington 98055 Re: Alterra Corporation - File No. PP-089-84 , SP-090-84 and V-091-84 Dear Mr. Blaylock: We have been requested by Alterra Corporation to assiGt it in connection with a problem related to the form of the $25, 000 Performance Bond which is required in connection with the above-numbered files. A copy of the bond requested by the City of Renton is enclosed for your reference. Our problem with the bond is that it allows the City of Renton to unilaterally forfeit the bond without first advising our client or the surety of the problem and permitting them to attempt to cure the problem. While we presume that the City would follow such a procedure as a matter of good municipal practice, surety companies insist upon something more than an expectation when issuing a bond. The problem could be resolved if the City were to agree to insert the following language, or similar language, into the last paragraph of the bond: If the City of Renton believes that the principal is deficient in its performance of the above require- ments, then the principal and surety shall be notified thereof in writing and permitted a reasonable period of time to cure the deficiency before any action is taken to forfeit the bond. " ALSTUiv, COURTNAGE & MACAULAY Mr. Roger Blaylock September 25, 1985 Page Two Please call me so that we can discuss the matter. Very truly yours, ALSTON, COURTNAGE & MacAULAY Michael S. Cou n e Enclosure cc: Mr. Del Bonds bjf OF R4-, 4 THE CITY OF RENTON MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 o o BARBARA Y. SHINPOCH, MAYOR ® LAND USE HEARING EXAMINER FRED J. KAUFMAN. 235 - 2593 94TFD SEP -- c3 November 5, 1985 Richard Carothers, President Richard Carothers & Associates 814 East Pike Street Seattle, Washington, 98122 Re: Alterra Corporation PP-089-84, SP-090-84 & V-091-84 Dear Mr. Carothers: A public hearing on the above matter was held on November 20, 1984. The Report and Decision vas rendered from this Office on December 4, 1984. This Office wrote to you on August 21, 1985 requesting that the formal C.C.& R's for this proposal be formally filed to enable the matter to be presented to the City Council for their review. Due to the length of time this matter has been pending, with no contact from your office, be advised that 1 will hold the matter open until 5:00 P.M., Friday, November 15, 1985. If we have not received a response by your office by the above stated time and date, the matter will be considered dismissed. Sincerely, FRED J. K UFMAN HEARING EXAMINER FJK/dk cc: City Attorney amity Clerk Y Alterra Corporation Building & Zoning Department l HLTERRA CORPORATION REAL ESTATE -INVESTMENTS 710 CHERRY STREET SEATTLE, WASHINGTON 98104 206) 382-0333 Operations Division Department of the Army Corps of Engineers 473G East Marginal Way So. Seattle, Washington 98134 November 7, 198S Hand Delivered Dear Mr. Pojtinger, It was a pleasure meeting with You and Mr. Tom F. Mueller yesterday, concerning our Project in Renton The Black River Technology Park) . As I mentioned, we are currently in the process of implementing plans to develop the above project, and have the required approvals from the City of Renton, and King County concerning zoning, grade and fill permits, and preliminary plat (including CC & R's and Landscape guide- lines) . To keep your agency informed as to this development, since we have been a contributor to the P-1 Channel Project, with the donation of twenty acres as a preserve and for the enlargement of the current King Co. Pump Plant) , I would appreciate Your time to inspect the site with myself in the near future, so that You may see first hand the scope of this project, and have and opportunity to review the develop- ment guidelines concerning the Preserve Area; which will be maintained in its present state for the benefit of the Public. I will make myself available to inspect the site with You, and look forward to hearing from You in the near future. cer-1 Yours, 11111 Dolton J. Bonds Alterra Corp. President 41t.1 i 1 1 OF RF 11/ BUILDING & ZONING DEPARTMENT Cap z 00 RONALD G. NELSON - DIRECTOR z tL p MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 o 235-2540 90 Co' O9- 4ED SE PT, pO BARBARA Y. SHINPOCH MAY DR Af0 1/ 1 3 1985 Novembe- 12. 1985 Mr. Michael Courtnage Alston, Courtnage & MacAulay First Interstate Center, Suite 3450 999 Third Avenue Seattle, Washington 98104 RE: ALTERRA CORPORATION, FILE NO. PP-089-84, SP-090-84, AND V-091-84 Dear Mr. Courtnage: We have reviewed your request to change the language of the performance bond associated with the above files. The City Attorney has no objection to the modification: however, they would make a change in the language from the word "reasonably" to "a thirty day" period of time. The attorney states that since the change does not affect the City markedly he does not see any ri:ason why we could not agree to it. In additic n, you should be aware that the Army Corps of Engineers is requiring review of any deve.opment on property that could be questionably wetland and may require a 404 permit from the Army Corps of Engineers. Therefore. we would recommend that you contact tie Army Corps immediately. Sincerely, Roger J. Blaylock Zoning A lministrator RJB:ss 2048Z 4 i o°. DEPARTMENT OF THE ARMY A. Z SEATTLE DISTRICT. CORPS OF ENGINEERS Io, ' ti7I,f I, P.O. BOX C-3755 111 M' kK.% SEATTLE. WASHINGTON 98 1 24-2 2 5 5 A[ FL TO DEC 16 1985r•T[51 ' AiT[TNTIOM pF Regulatory Branch Delton J. Bonds, President Alterra Corporation 710 Cherry Street Seattle, Washington 98104 Dear Mr. Bonds: This is in reply to your letter of November 7, 1985, concerning proposed fill in wetlands at Renton, Washington. You inquired whether the site to be filled is considered a wetland under Corps of Engineers regulatory authority. A Department of the Army permit under Section 404 of the Clean Water Act is required for the discharge of any dredged or fill material into waters of the United States, including adjacent wet- lands. The term "wetlands" means those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support , and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. The Corps of Engineers has the respon- sibility for determining whether a specific wetland area is within Section 404 jurisdiction. We have reviewed the information you furnished as well as data gathered during our onsite inspection on November 14, 1985. We determined that wetlands are present on the project site. However, these wetlands are not considered adjacent wetlands under our regulatory authority. A Department of the Army permit will not be required to place fill into this area. If you have any questions regarding this matter, please contact Mr. Rudolf Pojtinger, telephone (206) 764-3495. Sincerely, 7/ arr E. Baxter / / Chief, Regulatory Branch ALTERRA CORPORATION REAL ESTATE -INVESTMENTS 710 CHERRY STREET SEATTLE, WASHINGTON 98104 206) 382-0333 Mr. Fred J. Kaufman Hearing Examiner The City of Renton Municipal Building 200 Mill Ave. So. Renton, Washington 98055 November 13, 1985 Re: Alterra Corporation Submittal of Design Guidelines, CC&R's, Dear Mr. Kaufman, and Preliminary Plat Pursuant to your letter, dated November 5, 1985, in which you advised us that filing of the above matters should be accomplished no later than 5:00 P.M. , Friday November 15, 198S, please be advised that I have submit- ted six copies of the following documents: 1) Completed Application Form, 2) Plot Plans, 3) Vacinity Maps, 4) Justification These documents, together with the required filing fee, have been submitted to the City of Renton. I will continue to monitor the progress of these documents, and assist in any manner possible to complete whatever requirements re- main in a timely manner. Sincerely, Delton J. Bonds Alterra Corporation President DJB;sb cc: Richard Carothers RECEIVEMichaelCourtnage Ronald Neubauer NOV 14 1985 CITY OF RENTON HEARING EXAMINER OF I? BUILDING & ZONING DEPARTMENTv RONALD G. NELSON - DIRECTOR Z ..L 09 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 Co 0it, SEF S0 0 P BARBARA Y. SHINPOCH MAYCR November 12, 1985 Mr. Michael Courtnage Alston, Courtnage & MacAulay First Interstate Center, Suite 3450 999 Third Avenue Seattle, Vtiashington 98104 RE: AL TERRA CORPORATION, FILE NO. PP-089-84, SP-090-84, AND V-091-84 Dear Mr. Courtnage: We have reviewed your request to change the language of the performance bond associatec with the above files. The City Attorney has no objection to the modification; however, they would make a change in the language from the word "reasonably" to "a thirty day' period of time. The attorney states that since the change does not affect the City markedly he does not see any reason why we could not agree to it. In addition, you should be aware that the Army Corps of Engineers is requiring review of any development on property that could be questionably wetland and may require a 404 permit from the Army Corps of Engineers. Therefore, we would recommend that you contact tt.e Army Corps immediately. Sincerely, Roger J. Blaylock Zoning Administrator RJB:ss 2048Z OF RA,, o THE CITY OF RENTON Z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 NAL a 4rn BARBARA Y. SHINPOCH, MAYOR • LAND USE HEARING EXAMINER D9A FRED J. KAUFMAN, 235 -2593 09gTFD SEP November 5, 1985 Richard Carothers, President Richard Carothers & Associates 814 East Pike Street Seattle, V1 ashington, 98122 Re: Alterra Corporation PP -089-84, SP-090-84 & V-091-84 Dear Mr. Carothers: A public hearing on the above matter was held on November 20, 1984. The Report and Decision was rendered from this Office on December 4, 1984. This Office wrote to you on August 21, 1985 requesting that the formal C.C.& R's for this proposal be formally filed to enable the matter to be presented to the City Council for their review. Due to the length of time this matter has been pending, with no contact from your office, be advised that I will hold the matter open until 5:00 P.M., Friday, November 15, 1985. If we have not received a response by your office by the above stated time and date, the matter will be considered dismissed. Sincerely, FRED J. I UFMAN HEARING EXAMINER FJK/dk cc: Attorney City Clerk Alterra Corporation Building & Zoning Department LAW OFFICES OF ALSTON, COURTNAGE & MACAULAY SUITE 3450 • FIRST INTERSTATE CENTER TELEPHONE 999 THIRD AVENUE 206)623.7600 SEATTLE, WASHINGTON 98104 TELEX THADDAS L.ALSTON 4740125 SEA UI MICHAEL S.COIJRTNAGE TELECOPIER ROBERT C.MACAULAY 206)622.2522 September 26, 1985 CITY OF i %;,ITC' Mr. :Roger Blaylock SEP 2 085 - Zoning Administrator Building & Zoning De)artment LU!+ DJA1G/21.9NFNr DEPT.City of Renton 200 Mill Avenue Sout'a Renton, Washington 93055 Re: Alterra Corporation - File No. PP-089-84, SP-090-84 and V-091-84 Dear Mr. Blaylock: We have been requested by Alterra Corporation to assist it in connection with a problem related to the form of the $25, 000 Performa.ice Bond which is required in connection with the above-numbered files. A copy of the bond requested by the City of Rento- is enclosed for your reference. Our problen with the bond is that it allows the City of Renton to unilate ally forfeit the bond without first advising our client or the surety of the problem and permitting them to attempt to cure the problem. While we presame that the City would follow such a procedure as a matter of good municipal practice, surety companies insist upon something more :Ilan an expectation when issuing a bond. The problem could be resolved if the City were to agree to insert the following language, or similar language, into the last paragraph of the bond: If the City of Renton believes that the principal is deficient in its perfornance of the above require- ments, then the principal and surety shall ',.)e notified thereof in writing and permitted a reasonable period of time to cure the deficiency before any action is taken to forfeit the bond. " t ALSTON, COURTNAGE & MACAULAY Mr. Roger Blaylock September 25, 1985 Page Two Please call me so that we can discuss the matter. Very truly yours, ALSTON, COURTNAGE & MacAULAY Michael S. Cour,.n e Enclosure cc: Mr. Del Bonds bjf OF R4, BUILDING & ZONING DEPARTMENT Z RONALD G. NELSON - DIRECTOR MEMO 9 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 0g1'6.1)SEP- ° s1' BARBARA Y. EHINPOCH MAYOR MEMORANDUM DATE: August 29, 1985 TO: Fred J. Kaufman, Hearing Examiner FROM: oger J. Blaylock, Zoning Adminstrator SUBJEC1 : Dismissal of Short Plats and Subdivision Applications/Short Plat 035-84 and PP-089--84 It is def nite that the Hearing Examiner has the authority to dismiss applications for non-acthity. However, I am concerned in the case of subdivisions and short plats that the tentative approval granted allows the applicant an unusual compliance time. The three-year mandated preliminary approval limit would suggest that any time during that three-year period, the applicant could comply and thus submit the final plat or the final documentation for the short plat. I am not !sure if you considered this technical problem at the time you issued your original letters or August 21st to both Mr. Richard Carrothers and Mr. Harold Harrison. It should be pointed out in the case of Mr. Harrison that he has been working extensively with our Public Wcrks Department to try to resolve the storm water drainage issue, which was one of the major concerns of the short plat application. In the case of the Alterra Corporation, the proposed Black River Office Park, it is true that during the last six months oLr office has not been involved with any work for the proponents. RJB:1916;'--:wr OFA. J 4 o THE CITY OF RENTON MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 oroLL 4.rn BARBARA Y. SHINPOCH, MAYOR • LAND USE HEARING EXAMINER FRED J. KAUFMAN. 235-2593 091? SE PIE P August 21, 1985 Richard Carothers, President Richard Carothers & Associates 814 East Pike Street Seattle, 'Nashington, 98122 Re: A terra Corporation PP-089-84, SP-090-84 & V-091-84 Dear Mr. Carothers: The abo\ e requests were approved by this office on December 4, 1984, subject to the formal filing of C.C.& R's for the proposal. To date Ne have not received the formal C.C.& R's from your office. Due to the length of time t his matter has been pending, we urge that you diligently pursue this matter to its immedial.e completion so we may close our records. If you have further questions, please contact this office. Sincerely, FRED J. K UFMAN HEARING EXAMINER FJK/dk 1071E cc: VCity Clerk City Attorney Alterra Corporation BLilding & Zoning Department 01' If A j 41 ky o THE CITY O1 RENTONs1 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 BARBARA Y. SHINPOCH, MAYOR • LAND USE HEARING EXAMINER 9° FRED J. KAUFMAN. 235 -2593O94 E D S E PS P December 19, 1984 Richard Carothers, President Richard Carothers & Associates 814 East Pike Street Seattle, Washington RE: File No. PP-089-84 Al terra Corporation Dear Mr. Carothers: The Examiner's Report and Recommendation regarding the referenced request has not been appealed within the time period established by ordinance. We would like to schedule this matter for the January 7, 1985 Council Meeting, but before doing so we must have the signed and notarized Restrictive Covenants as set out in the decision of December 4, 1984. We should have that document in our office no later than January 2, 1985. You will receive notification of final approval, as well as a copy of the enacting ordinance, from the City Clerk upon adoption by the City Council. If further assistance or information is desired, please do not hesitate to contact this office. Sincerely, Fred J. Kaufman Land Use Hearing Ex miner F JK:dk 0757 cc: City Clerk / Building & Zoning Department or 41 ,I" '•: BUILDING & ZONING DEPARTMENT tipi 's ., RONALD G. NELSON - DIRECTORzo O MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 0 1'FD SEPI- BARBARA Y. SHINPOCH MAYOR Decem)er 10, 1984 Barbara E. Moss Directc r of Planning First Cities Equities 800 5th Avenue, Suite 4040 Seattle WA 98104 Re: Development Conditions - Tract A and Tract B, Valley 405 Business Park Washington Technical Center) 0.1 Dear Barbara: The Environmental Review Committee considered your request of November 21, 1984, during :heir December 6th meeting. As you are aware, the L.I.D. process is a lengthy procedi.re that begins with: (1) preliminary evaluation and inquiry by interested property owners; (2) actual formation of an L.I.D. and acceptance by formal City ordinance; and, Fe. 3) the Factual construction of the off-site improvements. Develol ment on either Tract A or 'B was limited by the Environmental Review Committee's condition of approval for Washington Technical Center. Specifically, the ERC takes the position, at this time, that a building permit can be issued to First Cities Equity if the City Council has adopted a formal ordinance enacting the L.I.D. process. In response to your question of occupancy of structures, construction of the off-site improvements must be completed prior to the occupancy of any structures. The ERC believes that the L.I.D. provides the financial methods to accomplish the improvements and doe not transfer the responsibility from First Cities Equity. The Cil y cannot assure First Cities Equity that the L.I.D. process will not impede develop rent on either Tracts A or B. For the Environmental Review Committee, Roger J. Blaylock Zoning Administrator RJB:1211Z:c1 AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ss. County of King DOTTY KLINGMAN being first duly sworn, upon oath, deposes and states: 4th December That on the day of 1984, affiant deposited in the mails of the United States a sealed envelope containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. 6" SUBSCRIBED AND SWORN to before me this I/'41 day of s . L,jQ c Qr 1984. Z4_0")-h_. No PublJ r in and for the State of Washington, residing at iNp,, therein. Application, Petition, or Case #: PP089-84, SP090-84 & U-091-84 - ALTERRA CORPORATION The minutes contain a list of the parties of record.) 0735E December 4, 1984 OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENT ON REPORT AND DECISION. APPLICANT: ALTERRA CORPORATION F Il_E NO. PP-089-84, SP-090-84 and V-091-84 LOCATION: Vicinity of S.W. 4th Place and Naches Avenue S.W. SUMMARY OF REQUEST: Approval of Preliminary Plat to subdivide 71.16 acres into 46 lots for future office/warehouse use; approval of Special Permit to fill and grade 425,500 cubic yards of material; and Variance to allow cul-de-sac length of 2500 feet. SUMMAR/ OF ACTION: Building and Zoning Department Recommendation: Approval. Hearing Examiner Decision: Variance is approved. Special Permit is approved subject to conditions and Preliminary Plat is approved subject to filing of C.C.& R.'s by the applicant. BUILDING & ZONING The Building & Zoning Department Report was DEPARTMENT REPORT: received by the Examiner on November 13, 1984. PUBLIC HEARING: After reviewing the Building and Zoning Department Report, examining available information on file with the application, and field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows: l he hearing was opened on November 20, 1984, at 9:35 A.M. in the Council Chambers of the Rentcn Municipal Building. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit #1 - Yellow file containing application, proof of posting, and other documents pertinent to this application. Exhibit #2 - Preliminary Plat dated 11/5/84. Exhibit #3 - Erosion Control Plan dated 6/29/84. Exhibit #4 - Bound book of technical specifications for proposed project. The hear ng was opened and Roger Blaylock, Zoning Administrator, presented the report from sta He began by describing the topography of the site and the request to fill stating the applicant has been careful to provide a hydroseeding plan to assure the maintenance of adjacent water quality in natural areas south and west. The Public Works Department will review all erosion control measures. Deterioration of the roads was discussed because of the heavy weight of the vehicles to be used for hauling the fill. The possible use of railroad cars was suggested as the railroad tracks are adjacent to the site. The Variance request is to allow a cul-de-sac length of 2500 ft.; the maximum length normally permitted by ordinance is 500 feet. Mr. Blaylock stated the existing zoning of the site is in compliance with the Comprehensive Plan, with part of the site placed into a greenbelt preservation under the original rezone. Approximately 27% of the site has an easement on it which precluded any development except for maintaining the greenbelt around the P-1 Channel. The public road is approximately 5.3 acres, walkways are about 1/2 an acre, there is a total of 46 lots of approximately 3/4 to 1 acre size. The site will be raised approximately 5 to 6 ft. with the fill, and it was pointed out in the design that specific stands of trees, because of the size requirement to be preserved, have been tied in with culverts so water will go into those areas. The applicant will also be using an erosion control fence along the perimeter of the area to prevent sedimentation from entering the natural area of the site. A Altera Corporation PP-089-8L, SP-090-84 and v-091-84 December 4, 1984 Page 2 Continuing, it was pointed out that the site is accessed off of S.W. 7th Street by 2 streets, Naches Ave. S.W. and Powell Ave. S.W.. The applicant has oversized the width of the cul-de-sac: pavement to provide relief for access, and has provided a secondary emergency access for fire and police protection into the site. This will not be a public street. It will be a right-of-way constructed with 24 ft. of pavement, and the waterline will be looped along the pavement for use by the fire department. It was suggested that the Plat be designated to show no parking on the streets. The Public Works Department will need an all-weather access road for maintenance of the utility, and if designed correctly, that road could also be used as an emergency access road to the site. The special permit is to bring in approximately 425,000 cubic yards of material. The issue with the permit is the impact on the streets due to the weight of the trucks, and the access to be used by the trucks. A maintenance bond should be obtained for clean-up of the streets. Mr. Blaylock stated there has been no time length for the permit established as yet by the applicant. To the north, the property has some topographical restraints and there is no access to that area. He stated there are no other properties within the City that are as uniquely limited for access, as the subject site. Mr. Blaylock stated because of the uniqueness of the cul-de-sac and the access, it was felt the Variance request should be approved, as well as the Special Permit and the Preliminary Plat. The Hear ng Examiner called for testimony from the applicant or their representative. Respondirg for Alterra Corporation was: Richard Carothers, President Richard Carothers & Associates 814 East Pike Street Seattle, Washington Mr. Carot hers stated the parcel in question is a difficult piece of property to develop as it is a finger-shape protruding into a greenbelt area, relatively narrow, and the plan for a cul-de-sat: seemed to be the obvious conclusion to the access problem. Mr. Carothers stated they have been very sensitive to the vegetation on the property and the very large cottonwood trees have been protected and landscaping provided around the trees for their continued survival. The 3/4 acre lot size was established as a result of a marketing study that was parried out in the area. The study showed there were no lots of this size being provided by developers in the area. Mr. Carothers requested approval of the proposal. A call for further testimony either supporting or in opposition to the proposal was made. Responding was: Oliver T. Harding Washington State Department of Transportation 1361 30th Avenue South Seattle, Washington Mr. Harding said he is responsible for the Mt Baker Ridge Tunnel Project. He stated he is not in opposition to the Alterra project except for the fact that his department has been advised by the Federal Highway Administration (responsible for Federal funding on Interstate projects), that this particular site is in a wetlands area. If fill material comes off of an interstate project and is placed in a wetlands, the Federal government will not participal.e in funding for that portion of the project. He requested that language be incorporated into the conditions for this project that would prohibit materials coming from the Mt. Baker Ridge Project to this particular site. The Hearing Examiner clarified Mr. Harding's statement for the applicant. Materials taken frcm the Mt. Baker Tunnel site can be placed anywhere except on wetlands, or the State will lose the funding for that portion of the project. Mr. Carothers, the applicant's representative, spoke again stating he had not been made aware of the concerns of the Department of transportation and questioned once the P-1 Channel is developed, is this still clan ified a wetlands and therefore an issue? He felt to solve this particular problem, it may be easier to just not take any material from any project that may cause it to lose funding. He acknowledged to the Hearing Examiner that this indeed was one of the sources they had contemplated using for fill for their project, and could give no assurances that he could speak for his client at this time stating they would definitely not use any cf the fill from the tunnel project. The Hearing Examiner advised Mr. Carothers that he was not sure if he could regulate where tF e fill material came from as long as it meets the criteria of the City. Mr. Harding spoke again advising the material coming from the tunnel is very fine material and the requirement to keep the streets clean will be very important. Mr. Carothers ended his comments questioning if perhaps the subject site has been eliminated from a wetlands designation. He is not sure where the decision would be made, but feels it is of importance. The Examiner called For Further comments or concerns on this proposal. There was no one else wisl-ing to speak, and the hearing was closed at 10:15 A.M. Altera Corporation PP-089-84, SP-090-84 ana v-091-84 December 4, 1984 Page 3 FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Alterra Corporation, filed a request for approval of a 46 lot plat of approximately 71.16 acres together with a special permit to fill and grade the site, and a variance to allow a cul-de-sac of approximately 2,500 feet in length. 2.The application file containing the application, the State Environmental Policy Act SEPA) documentation, the Building and Zoning Department Report, and other pertinent documents was entered into the record as Exhibit #1. 3. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971, as amended), an Environmental Impact Statement has been prepared for the subject proposal. 4. Plans for the proposal have been reviewed by all city departments affected by the impact of this development. 5.The subject site is located in the vicinity of S.W. 4th Place and Naches Avenue S.W. generally north of the Washington Technical Park (formerly the Earlington Golf Course). The railroad right-of-way is located immediately north of the subject site. The P-1 channel and forebay is located generally south of the subject site. 6. The subject site was annexed into the City by Ordinance 1745 adopted in April of 1959, as amended by Ordinances 1756 and 1928, adopted in May of 1959 and December of 1961 respectively. The subject site was reclassified from G (General) to M-P in December, 1982 by Ordinance 3694. 7.The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of manufacturing park uses but does not mandate such development without consideration of other policies of the plan. 8.The subject site is generally level, although some fill material has been deposited on the subject site along the railroad right-of-way. North of the railroad the topography changes to the steeper slopes under Empire (Sunset) Way. The riparian forest preserve area is located along the site's southern boundary. 9.A natural riparian forest is located in the western portions of the subject site, as well as along the southern periphery of the subject site. Approximately 19.388 acres or about 27.2 percent of the subject site's riparian forest will be preserved as either open space or greenbelt preserve. This land was preserved as a result of the reclassification of the subject site. The predominant set aside is along the southern half of the western half of the subject site. Other smaller areas containing "significant" trees or stands of trees will also be preserved. 10. The applicant proposes dividing the subject site into 46 separate lots. Most of the lots will average approximately .75 to 1 acre in size. The largest (Lot 46) will be approximately 3.5 acres in size. 11. In order to utilize those portions of the subject site outside of the preserve areas, the applicant proposes filling and grading the subject site. Approximately 335,000 cubic yards of material will be imported to the site. Approximately 90,000 cubic yards of material on site will be relocated as necessary. 12. The filling of the site will raise the elevation of the subject site approximately 5 to 6 feet. The maximum increase will be approximately 12 feet to accommodate the existing sanitary sewer line. Significant stands of trees outside of the main preserve will be cribbed, that is a type of reverse planter box will maintain the trees surface elevation level while the surrounding terrain is raised up. An elaborate culvert system will tie these separate areas to the main riparian forest. The flow through the culverts will maintain the ordinary water level, thereby maintaining their respective riparian, fringe aquatic environment. 13. Fill slopes will be a maximum of 2 to 1 while cut slopes will not exceed slopes of 3 to 1 to assure stability of any modified slope areas. Altera Corporation PP-089-84, SP-090-84 anu v-091-84 December 4, 1984 Page 4 14. The importation of material will require approximately 15,000 vehicle trips. Staff expressed concern regarding the impacts of this concentrated heavy traffic on the road system and recommended that the applicant post a $25,000 bond to repair roads damaged by the applicant's fill operation. 15. In order to clean debris from the roads, if materials should fall from the trucks or be tracked off-site, staff recommended that the applicant post a revolving cash bond of $5,000 which can be used as necessary by city crews to clean streets. 16. Peak hour traffic in the area occurs between approximately 7:00 to 8:00 am and from 3:00 pm on. Staff recommended operations be limited to minimize interference with rush hour traffic. 17. The Department of Transportation indicated that fill material from the Mount Baker Tunnel operation could not be utilized at the subject site without jeopardizing certain federal matching funds. The subject site appears to be a defined "wetlands" area under a federal agency guideline and fill materials from federally funded projects cannot be used to fill wetlands. The state failed to spell this out in its contract with the hauling company. No evidence was presented regarding the source of the materials for filling the subject site. City authority would only extend to the "make-up" of the material and assuring that it satisfies structural integrity and chemical composition standards of the City. 18. The subject site is served from the south by two streets, Powell Avenue S.W. on the east and Naches Avenue S.W. on the west. The two streets both extend into the site and form a loop circulation pattern although serving mainly the southeastern portion of the subject site. 19. The applicant proposes an approximately 2,500 foot long east-west street branching from the loop. This street while the only public access to the western 35 lots and essentially a cul-de-sac will be supplemented by a private drive along the south side of the southern tier of lots just north of the greenbelt preserve. This private drive will intersect the cul-de-sac/public street approximately 500 feet from its end. Approximately 13 lots will be served by only the one roadway. 20. The east-west street will be oversized to 44 feet rather than the 36 feet required to provide additional passing space for emergency access. The Fire Department has approved both the widened road and the cul-de-sac/private drive concept for safety. 21. The cul-de-sac will be approximately 2,000 feet longer than the 500 feet permitted by Section 9-1108(24)(A)(6), therefore, the applicant has requested a variance from that provision. 22. Detailed plans for development, landscaping, streetscape and preservation are included with the application. These include design guidelines and proposed conditions, covenants and restrictions covering all steps from the initial filling and grading to the final appearance of the complex. CONCLUSIONS Preliminary Plat 1.The proposed preliminary plat appears to serve the public use and interest. The complex will be landscaped and a common streetscape will tie the complex together, as well as blend the complex with the large greenbelt preserve. 2.The smaller parcels will enable a number of organizations and businesses to develop in a well designed complex. The lots have been scaled down to mainly three quarters to one acre to cater to the needs of smaller organizations. 3. While the location or remoteness of the site could present access problems for some occupants, the naturalness of the site should be an off-setting draw. Two streets provide access to the proposed cul-de-sac. A private drive will also be available for emergency situations. The street itself will be over-sized to provide additional width for clearance. Additional information regarding the street can be found below in the discussion of the variance for cul-de-sac length. Altera Corporation PP-089-84, SP-090-84 ana v-091-84 December 4, 1984 Page 5 Special Permit 4. In order to use the developable portions of the subject site to its fullest extent, filling and grading of the site will be necessary. The site is subject to periodic flooding at its current elevation and additional material to raise the site some 5 to 6 feet will be necessary to permit construction in conformance with the 100 year flood zone standards. 5. Any grading and filling around the separate stands of significant trees shall be governed by specific standards for the construction and culverting of the tree wells or cribs to retain the natural grade and natural water level. 6. Hydroseeding of the site shall be coupled with grading, cutting and filling of the site. 7.The subject site is located in a remote corner of the City with access through commercial, retail and industrial areas with large traffic volumes, and as such access should be limited to non-peak hours. The hauling will therefore, be limited to the hours of 9am to 3 pm Monday through Friday. 8.These limitations will enable the City to inspect the site operations, to maintain the haul route, and to check to see that streets remain free of debris. 9. In order to maintain streets along the route, a revolving bond in the amount of 5,000 cash shall be required. The city may draw on the bond to clean the streets if the applicant or applicant's agents fail to do so. 10. The concentration of heavy trucks and the great number of trips necessary may accelerate the wear and tear on the road system serving the subject site. A bond of $25,000 should be posted to permit the City to repair damage inflicted by the proposed operation. In all matters regarding the haul route, the City through its designated officials may change the hours and operation as is reasonably necessary to maintain safe routes and corridors. 11. The detailed standards contained in the applicant's application pertaining to grade, fill, slopes, hydroseeding, etc. shall govern the project to the extent they are not contrary to this decision or the ordinances and regulations of the City. 12. As indicated above, the City does not appear to have any inherent power to control or regulate in the matter of where the fill material is derived from. The material must meet certain requirements as to suitability in such matters as texture, coarseness, erosive nature and chemical content and structural and bearing components. Other than that, the applicant would appear to be free to chose the source. Hopefully the matter can be suitably concluded so that the state and its taxpayers will not suffer economic or environmental harm as determined by the federal government. Variance 13. The proposed cul-de-sac will be 8 feet wider than required by ordinance, 44 instead of 36 feet. In addition the applicant has provided a secondary emergency drive or road running along the southern boundary of the southerly tier of lots. While not a public road, the private drive will effectively make only the westerly 500 feet of the public road a true cul-de-sac. 14. The subject site is relatively isolated from other portions of the City. Steep slopes and the railroad-separate the site from any access to the north and east. While the P-1 channel and greenbelt preserve act to separate the subject site along its westerly and a large portion of its southerly boundary. This unique location and the unique environment, the last remnant of riparian forest, coupled together would unduly restrict the applicant's ability to use the subject site if a variance were not approved. 15. The location alone makes the subject site rather unique and therefore, approval of the variance will not grant the applicant a special privilege not afforded others similarly situated. The juxtaposition of the environmentally unique riparian forest also sets the subject site apart from other properties. Altera Corporation PP-089-84, SP-090-84 and V-091-84 December 4, 1984 Page 6 16. While the applicant could obviously create a loop road, development to City standards would result in further loss of delicate and unique environmental qualities. The applicant has already agreed to preserve over 19 acres in natural vegetation. The widening of the proposed public road and the creation of the private emergency drive appear to be the minimum necessary to afford the applicant relief. With the private drive, the cul-de-sac actually extends no more than a permissible 500 feet as a true cul-de-sac. 17. The isolation of the subject site is such that approval of the variance will not adversely affect other property and the extra width, approved by the Fire Department, and the private drive appear to safeguard the public welfare. RECOMMENDATION The City Council should approve the Preliminary Plat subject to the formal filing of the conditions, covenants and restrictions filed by the applicant. DECISION The Special Permit for fill and grade is approved subject to the following conditions: 1. Hauling to or from the subject site shall be limited to the hours between 9:00 am and 3:00 pm, Monday through Friday. 2.The posting of a revolving cash bond in the initial amount of $5,000 to permit city crews to clear the haul route of debris deposited by the applicant or agents, if the applicant fails to do so. 3.The posting of $25,000 bond to provide for repairing any street damaged by the applicant during the hauling operation. 4.All grade and fill and supplementary actions such as hydroseeding, tree preservation and similar actions shall be accomplished as provided in the detailed application Exhibit #4, as those requirements are compatible with City ordinances and regulations. The Variance is approved. ORDERED THIS 4th day of December, 1984. Fred J. Kaufm Land Use Hear64 Examiner TRANSMITTED THIS 4th day of December, 1984 to the parties of record: Richard Carothers, President Richard Carothers & Associates 814 East Pike Street Seattle, Washington Oliver T. Harding Washington State Department of Transportation 1361 30th Avenue South Seattle, Washington TRANSMITTED THIS 4th day of December, 1984 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Public Works Director Larry M. Springer, Policy Development Director Members, Renton Planning Commission Ronald Nelson, Building & Zoning Director Roger Blaylock, Zoning Administrator Lawrence J. Warren, City Attorney Renton Record-Chronicle r • Altera Corporation PP-089-84, SP-090--84 anu v-091-84 December 4, 1984 Page 7 Pursuant I 1 itle IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before December 18, 1984. Any aggrieved person feeling that the decision cf the Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase n the Finance Department, first floor of City Hall. The App€:arance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. 1 his permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the recuest by the Court. The Docl rine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. 1162Z CITY OF RENTON LAND USE HEARING EXAMINER PUBLIC HEARING NOVEMBER 20, 1984 AGENDA COMMENCING AT 9:00 A.M.: COUNCI_ CHAMBERS, SECOND FLOOR, RENTON MUNICIPAL BUILDING The applications listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. M:CHAEL T. DONNELLY Application to rezone approximately 0.17 acre of property from R-4 to B-1 for future professional office, file R-098-84, located at 636 Shattuck Avenue South. ALTERRA CORPORATION Application for preliminary plat approval to subdivide approximately 51 acres of a 71.16 acre tract into 46 lots for future office/warehouse use B.ack River Technology Park), file PP-089-84, and special permit application for fill and grading of 425,500 cubic yards, file SP-090-84, and variance from Section 9-1108(7)(K) and Section 9-1108(24)(A)(6) to allow a cul-de-sac length of 2,500 feet, file V-091-84; located in the vicinity of S.W. 4th Place and Naches Avenue S.W. OF R4,M o THE CITY OF RENTON r ® z POLICY DEVELOPMENT DEPARTMENT ® 235-2552 IMMEM 0 rn MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 9A co O94TFi) SEPj„ 0- BARBARi"\ Y. SHINPOCH MEMORANDUM MAYOR DATE: October 15, 1984 TO: Roger J. Blaylock, Zoning Administrator FROM: Gene N. Williamt, Associate Planner SUBJECT: Black River Technology Park -- Preliminary Plat, special Permit, Variance. We have reviewed the above applications and offer the following comments. Preliminary Plat The proposed preliminary plat lays out a series of It acre lots. With the exception noted below, I his appears to be consistent with the policies of the Comprehensive Plan -- and specific ally the newly adopted Valley Plan. The Valley Plan calls for the "implementation of of fic e and other similar service and light industrial activities in low rise building structures" and "small to medium scale office and business park uses" in this area. The size of the lots, the provisions for interior tree preservation, the landscaping guidelines and the building covenants appear to promote development in accordance with these policies and the conditions of the rezone. Our principal concern is the consolidation of a number of lots, which could allow the construction of large scale warehousing or industry in confl ct with the Valley Plan. We recc mmend approval of the preliminary plat with the condition of site plan review to assure that specific development will be consistent with these use and bulk policies, with tree preservation areas and with landscaping guidelines. Special ?ermit Approval of the special permit for fill and grade will transform the riparian forest environment. Therefore, to preserve the amenities of the site, the special permit should be cone itioned to required no disturbance of the dedicated greenbelt or restricted preserve areas and maintenance of the tree preservation pockets detailed on the plans. Rehabilitation or replacement should be required for any significant vegetation harmed in the preservation pockets. In addition, the hauling hours of operation should be limited to avoid the afternoon peak traffic. Varianc(:• The var ance for cul-de-sac length is not addressed in the Comprehensive Plan policies. However , safe and convenient access is encouraged. The shape of the property and abutting features -- railroad track and P-1 channel system -- suggest a need for the variance. However, as the applicant has shown in previous submittals, a loop street system Nith small cul-de-sac or a westerly extension of the roadway are possible. The westerly extension could be placed adjacent to the railroad tracks and not disturb the greenbe:t area. It could also end in a bridge across the outlet channel to Monster Road -- if a full service street were built -- or it could cross the railroad tracks just north of the outlet channel -- if only emergency access were provided. In either case, or through a loop roadway, solutions to the problem of access can be accomplished. Therefore, the requested variance is not a "minimum" relief necessary to prevent a hardship and should be denied. REVIE ING DEPARTMENT/DIVISION : P;:ilte7 4.4)-44 -4 APPROVED ROVED WITH CONDITIONS • [ NOT APPROVED sad See aZ 0.40 4r cv. 3 N c; DATE : 04.4f1 / /7'81 SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 Form 182 OF R4, t.y OZ THE CITY OF RENTON co DEVELOPMENT DEPARTMENT • 235-2552 Z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 O . o co 09gr 0 SEP1E O BARBARA Y. SHINPOCH MEMORANDUM MAYOR DATE: November 9, 1984 T : Roger J. Blaylock, Zoning Administrator F OM: Gene N. Williams, Associate Planner SUBJECT: Black River Technology Park Based on the revised plat map of November 5, 1984 showing the emergency access drive, we would like to amend our comments on the Black River Tachnology Park application. My memo of October 15, 1984, states our position with regard to the preliminary plat and the special permit. These positions are unchanged. However, the revisions to access proposed in the recent plat map address our concerns about the variance for cul-de-sac length. The emergency access drive provides for secondary access, and the primary roadway is intentionally oversized. Although the cul-de-sac is still legally 2,500 feet long, the shape of the property is unique and the variance appears justified. The overall impacts to the forest environment will be less than a full street loop within the site. The emergency access drive appears to be located outside the greenbelt area and to avoid major tree preservation pockets. These items should be conditions of approval, however, to ensure the integrity of the greenbelt area. ALTERRA CORPORATION PRELIMINARY PLAT PP-089-84 SPECIAL PERMIT SP-090-84 VARIANCE V 091-84 IP 8 l' •, • ram®-- t N i off}\\+ J j l/ _ t` 1 of t 0 Typical Retaining Wall N.* '2 N. 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LAND USE ELEMENT i'— --___-__-- - 1 Single Family Commercial 111-11 wo Density Office / Office ParkMulti-Family t' Medium Density 000000,1 __ 00000 000000o Public/Quasi-PubliciMulti-Family 00000°o°o°O• e:m. ., ' High Density Light IndustrialMulti-Family t f M` Recreation Heavy Industrial f l I i oo o w G`:': Greenbelt Manufacturing Park e°O ,O O 41111 PRELIMINARY REPORT TO THE HEARING EXAMINER ALTERRA CORPORATION NOVEMB=R 20, 1984 PAGE 2 C. PUBLIC SERVICES: 1.Utilities: a. Water: A 12-inch water line is located along S.W. 7th Street and along the proposed Naches Avenue S.W. b. Sewer: A 12-inch sanitary sewer line is located along S.W. 7th STreet and along the proposed street, Naches Avenue S.W. c. Storm Water Drainage: Flows directly into P-1 Detention pond. 2. Fire Protection: Provided by the City of Renton as per ordinance requirements. 3. Transit: Not applicable. 4. Schools: e, Elementary Schools: Not applicable. b. Middle Schools: Not applicable. c. High Schools: Not applicable. 5. Recreation: Not applicable. D. HPiTORY/BACKGROUND: Action Date Ordinance Annexation April 14, 1959 1745 Corrected May 19, 1959 1756 December 12, 1961 1928 Zo red G-1, General Use Upon Annexation Rezone Request 1979 (R-432-79) EIS Required Rezone (G to M-P) December 24, 1982 3694 Lo: Line Adjustment I.LA-013-83) September 23, 1983 Condition of Rezone E. APPLICABLE SECTIONS OF THE ZONING CODE: 1. Section 4-73-, Manufacturing Park (M-P). 2. Section 4-711(B), Special Permits. 3. Section 4-722(G), Variance. 4. Section 4-732, Mining, Excavation and Grading. 5. Section 4-734(F)(2), Landscaping Requirement - Green River. F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENT: 1. Green River Valley Plan, City of Renton Comprehensive Plan Compendium, 1983, p. 31-35. 2. Industrial Goal and Policies, Policies Element, City of Renton Comprehensive Plan Compendium, 1983, p. 18-19. 3. Chapter 23, Mining, Excavation and Grading Ordinance. G. DEPARTMENT ANALYSIS: Th3 following analysis focuses on the land use issues relevant to each of the three applications requested. A general statement as to compliance with the intent of the Comprehensive Plan and specific compliance with the City code begins the an<lysis of each of the subsequent applications. PRELIMINARY PLAT Tha proposal complies with the design criteria enumerated under Section 9-1108 of the Subdivision Code, except for the variance request reviewed below. P ELIMINARY REPORT 01E HEARING EXAMINER A TERRA CORPORATIO N•VEMBER 20, 1984 P GE 3 ISSUE: Emergency Access: As a result of the unusual length of the proposed cul-de-sac, emergency access for both the Fire and Police Department becomes an issue. The applicants original proposal showed the cul-de-sac as access to the industrial development. Revised plans dated November 5, 1984, show a secondary emergency access route which is basically parallel to the principal cul-de-sac route approximately 250 to 300 feet south of the main access. This provides a loop system which is acceptable to the Fire and Police Departments to serve the area. In addition, it should be pointed out that the primary access road has been oversized to a street width of 44 feet instead of the required 36 feet because of its unusual length. The Fire Department has noted that with the emergency access, a water line should be established for fire flow availability. This will also help in the development because it will create a circular transmission system and assure fire flows if the line is broken or taxed as result of a fire. The Public Works Department notes that, in addition, an all weather access road wilt have to he constructed out to Monster Road to the west for utility maintenance. This can also serve as another emergency access road into the site. The emergency access road has been designed per the review standards of the Environmental Review Committee and minimizes impacts upon the greenbelt area. One clump of cottonwood trees that was intended to be saved on Lot 35 can still be saved with the applicant utilizing culverts under the roadway. This is similar to the concept already proposed by the applicant to serve the natural areas designated on lots 8, 38, 33, 28, and 26. S'ECIAL PERMIT The plans submitted for the special permit to fill the site with approximately 425,000 cubic yards of material, complies with the intent of Chapter 23 of Title IV of the Renton Municipal Code IMining, Excavation and Grading Ordinance). The applicant has provided a strong rehabilitation plan with hydroseeding to maintain the adjacent water quality in the natural areas located south and west of the subject site. Detailed temporary erosion control measures will be reviewed with the annual license by the Public Works Department. All of the plans at this point present a proposal that specifically meets our criteria and protects the environment. ISSUE: Vehicular Access: Importation of approximately 335,000 cubic yards of material will create major impacts upon the adjacent public streets. Access to the site will be through an industrial area either on Powell Avenue or Naches Avenue. Truck traffic hours should be specifically limited because of material is anticipated to come from the Mt. Baker tunnel area or from the I-90 project area to the subject site. In total, 335,000 cubic yards of material represents approximately 15,000 vehicle trips with 25 yard dump trucks. A substantial clean-up and maintenance bond should be required of the development and inactment should be accomplished by either the Public Works Department or the Police Department depending upon need. The secondary issue, which is not often discussed along with a fill operation, is the fact that because of the heavy weight of these vehicles, the filling of the site will substantially deteriorate the adjacent public streets. The weight of a 25 yard dump truck can be equivalent to thousands of standard automobile vehicle trips based upon the roadway asphalt design. It might be wiser to fill the site by bringing the material in in railroad cars since the railroad tracks are immediately adjacent to the site. A EXAMINERPRELIMINARYREPORHEHEARINGEXMIER AL TERRA CORPORATION NOVEMBER 20, 1984 PAGE 4 VARIANCE The applicant is requesting a variance from both sections 9-1108(7)(K) and 9-] 108(24)(A)(6) because both sections deal directly with the maximum length of cul-de-sac street. The justification presented by the applicant is adequate to meet the burden of proof to show that the variance request is appropriate. The staff believes that the criteria enumerated under Section 9-1109 of the Subdivision Code are met by the applicant and the variance is appropriate. 1.That there are special physical circumstances or conditions affecting said property such as the strict application of the provisions of this ordinance would deprive the applicant of the reasonable use or development of his land. The physical limitation of the property is a result of shape and location which was specifically determined by the City in its requirement to dedicate the natural riparian. The applicant had originally intended dedicating the western 1/3 of the site, thus making the project area more compact and developable from an industrial point of view. The City's action, based upon the actual location of the riparian forest created the unusual shape. The extreme cul-de-sac length is the only way to service the property. Limitation of the strict standard of 500 feet for cul-de-sac would basically eliminate both the market viability under todays economy and the function development, because we would end up with one massive lot which would still have emergency access and service problems from an industrial point of view. 2. That the variance is necessary to assure such property the rights and privileges enjoyed by other property in the vicinity and under similar circumstances. In strict comparison, there are no other properties quite as uniquely limited as the subject site. It is not anticipated that there will ever be another cul-de-sac within the City of Renton of this length. Denial of the variance request would functionally deprive the applicant of the ability to develop the property into a pattern that is typical for the general industrial park area to the south of the subject site and also designaged for the subject site. 3.f he granting of the variance will not be materially detrimental to the public welfare or injurious to other property in the vicinity. The subject property is at the north end of the developable industrial ground in the Green River Valley Plan. It will not provide a link to more property and thus will limit development around it. It will not impact the use of other industrial property to the south or interfere with it. The compromise position created with the creation of the emergency access drive will assure the continued safe function of the facility and not be detrimental to itself. SUMMAR/: The proposal, as amended shown in the plans dated November 5, 1984, meet the int:nt of the Comprehensive Plan and the specific limitation set for in both the Subdivision Code and the Mining and Grading Ordinance. The detail plans and narratives, accompanying the site plan, suggest a very se sitive approach to the industrial development on this site. Heavy emphasis has been placed on the prE servation of natural stands of trees, the safe functional access of vehicular traffic to each and every lot, the creation of a pleasant and heavily landscaped industrial area, and a continuation of the industrial pattern that has been established to the south of the project. P ELIMINARY REPORT OE HEARING EXAMINER op LTERRA CORPORATION OVEMBER 20, 1984 P GE 5 H. RECOMMENDATION: Based upon the above analysis, it is recommended that the PRELIMINARY PLAT, file PPUD-089-84,, be recommended for approval to the City Council. The SPECIAL PERMIT request, file SP-090-84, should be approved subject to: 1) The posting of a road clean-up bond in the amount of $5,000. This amount should be kept at an active level of $5,000 through the performace of the fill operation which should be limited to a maximum of a two year period. 2) In addition, $25,000 in cash should be placed for the repair and maintenance of the roadbeds of either Powell Avenue S.W., Naches Avenue S.W., or S.W. 7th Street as a result of damage created from the truck activity. 3) The filling operation should be specifically limited from 9:00 am to 3:00 p.m. on weekdays, and 7:00 a.m. to 5:00 p.m. on weekends. The VARIANCE request, file V-091-84, to allow cul-de-sac of approximately 2500 feet in length should be granted. 1165Z VDING AND ZONING DEPARTME PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING NOVEMBER 20, 1984 APPLICANT: ALTERRA CORPORATION PROJEC-- NAME: BLACK RIVER TECHNICAL PARK A. SL MMARY & PURPOSE OF REQUEST: The applicant seeks approval of the following application(s): 1. PRELIMINARY PLAT (PP-089-84): To subdivide approximately 71.16 acres of property into 46 lots for future office/warehouse use. 2. SPECIAL PERMIT (SP-090-84): To fill and grade 425,500 cubic yards of material. 90,000 is presently on-site - 335,000 will have to be imported. 3. VARIANCE (V-091-84): From Section 9-1108(24)(A)(6) to allow a cul-de-sac length of 2,500 feet. B. GL=NERAL INFORMATION: 1. Owner of Record: J.A.G. - Renton Properties Association. 2. Applicant: Alterra Corporation 3. Location: Vicinity Map Attached) Vicinity of S.W. 4th Place and Naches Avenue S.W. 4. Existing Zoning: M-P, Manufacturing Park 5. Existing Zoning in the Area: G-1, General Use; R-2, Residential Two Family; R-3, Residential - Multiple Family; and M-P, Manufacturing Park. 6.Comprehensive Land Use Plan:Manufacturing Park 7.Total Size of Property: 71.16 acres 8. Project Area: 45.861 acres (64.4% of total) 9.Greenbelts/Open Space: 19.388 acres (27.2% of total) 10. Public Roads: 5.375 acres (7.6% of total) 11. Pedestrian & Utility: 536 acres (.08% of total) 12.Access: S.W. 7th Street 13. Number of Lots: 46 14.Average Size of Lots: 75 to 1.0 acre 15.Topography: Relatively level. Fill will raise property approximately 5 to 6 feet. 16. Land Use: Undeveloped. 17. Neighborhood Characteristics:Undeveloped to north and west; developing industrial park to south. REVIEW-ING DEPARTMENT/DTVTSION ; b APPROVED j APPROVED WITH CONDITIONS NOT APPROVED 7j66.. /x/6 7724/6- 7 / i lam 7-1 C DATE; ?-7 c74L--PV SIGNATURE eRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 Form 182 c REVIEWING DEPARTMENT/DIVISION : L______ E 2_Aari EJAPPROVED gAPPROVED WITH CONDITIONS ONOT APPROVED PrA/cIe acEd7 0*AA-/ 2c,e-jn es a s Mei/cal a'fru pig 2, s.e,. add i hafted neWes Apt, A L Ag.. , N.... t oic, 4 DATE ; 9--18-84 SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE MEMORANDUM asTTMRTEO. ZTO c 1.1 / 4 .k _ i IUr/7 d":2.(5'Nit', DATE ( 10- - 8y ) FROM _ 3e)1 / .fSV14M • SUBJECT /4771C/rct - / /d /r Plitt,. (S- Pr/f Yuv 66'CcSS rod/r^ro'r bovt, IcAs ak /o ;he.4i I Co-{s le 3 z -ti iv. y z pic,, ,,,* f1 A hiceirk t.K!/ 40am -lb 4<1/ja,,_ Q/I ..-tvt 0Alt- 4.-c4Ac c. r-J d,,d., LA,jou $4 Q v, -- 6 4 i 1s 7 Y-' /24 al - 4 (J,c' t II ,,e)-44 .Cr E., Ey(Sii;7 1/r(L rr / ) /, ,s of doe 4, (,,I;`c,/,t 4N atnlan,ee, r ram- T 1/z ( LLB 1 i C'l /i! REVIEWING DEPARTMENT/DIVI_ _ _N , El APPROVED 0 APPROVED WITH CONDITIONS 4NOT APPROVED e Pia 1- 7 / C i%o a fi,^17 /17 L_ u f e_ e.c_-c.-,e r- /S , Li-k( ( Lc. <c! /"c 2,, 1 c., f AA4/Cak4 dE> lc-111/ileci d/i[I- / Yd !- G 1-Cd4.Si S p) / C4f' C' // e.,l Y 2 /L L/ pi/ Sc' S J Y .i C1 P S vac_-l //J i c1< S ., 42 c'f ).-a c.,, `‘-1 T' C, /j 7ci2J -,S/a-ram- (15 , l- 8-el/ EI7 Prmvice P-,.ps,. C atu- Ek fva.4ce. e DATE :cc' ` SIGNATURE OF DIRECTOR OR AUTHORIZE REPRESENTATIVE REVISION 5/1982 Form 182 PUBLIC WORKS DEPARTMENT TRAFFIC ENGINEERING DIVISION • 235-2620 o MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH.98055 94 P. Dg6-O SEP-C CITY OF RENTON BARBARA Y. SHINPOCH 0 D WNr:"MAYOR October 4, 1984 OCT 5 1984, L. BUILDING/ZONING DEF. TO : Jerry Lind, Building & Zoning Department FROM : Gary Norris, Traffic Engineer SUBJECT: Black River Technology Park Al terra Corp. For your records the above-referenced development will be required to participate in a latecomer's agreement which shares the cost of the traffic signal installations at the following two locations : 1 . Powell Ave. SW & SW Grady Way 2. SW 7th Street & Hardie Ave. SW 67 CEM:ad REVIEWING DEPARTMENT/DIVISION : c , re_ / re-ve l oh APPROVED PPROVED WITH CONDITIONS NOT APPROVED 4U-es s a 40 ay 5 4 not P A 51' 11 fro u t d ed as 7w- elilti•op- /O Li, ny aDAS r,t c<.,9 -z - c02 CA/"ptcrc ;Q/ ro e4s ,re t- u,rc 70 .4e- scrifia AI (" me ci pR access l v1d 'tn all I cl 4cGe /a g eve 6 AcC c;r-e e k..7'opt • 4 , DATE : /" / " SIGNATURE OF DIRECTOR D'R AUTHORIZED/REPRESENTATIVE REVISION 6/1982 Form 182 OF R4, o BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR 0 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 0' 911TFD SEP1 P BARBARA Y. SHINPOCH MEMORANDUM MAYOR J DATE: NOVEMBER 8, 1984 TO: TiR. f tE' E011C) NOVA 7 1984 FROM: BUILDING & ZONING DEPARTMENT SUBJECT: BLACK RIVER TECHNOLOGY PARK ALTERRA CORPORATION FILE NO. PP-089-84, SP-090-84, V-091-84 Please find attached a revised site plan for the above referenced project. In this new plan you will note that the plat is now served by an emergency access drive to the south. Please review this plan. Your comments are needed urgently by FRIDAY, NOVEMBER 9th AT 12:00 P.M. For your reference is attached, your earlier comments on the development application review sheets. 1-/ lbrf /r2lc tio7/e/ Liss 7ae . 1 c'- e 0530N FINAL DECLARATION OF NON-SIGNIFICANCE Application No(§):PP-089-84, SP-090-84, V-091-84 Environmental Checklist No.: ECF-094-84 Description of Proposal: Application for preliminary plat approval to subdivide approximately 71.16 acres of property into 46 lots for future office/warehouse use (Black River Technology Park), and special permit application for fill and grading of 425,500 cubic yards, and variance from Section 9-1108(7)(K) and Section 9-1108(24)(A)(6) to allow a cul-de-sac length of 2,500 feet. Proponent: Alterra Corporation Location of Proposal: Located in the vicinity of S.W. 4th Place and Naches Avenue S.W. Lead Agency: City of Renton Building and Zoning Department This proposal was reviewed by the ERC on September 19, 1984 and September 27, 1984, following a presentation by Jerry Lind of the Building and Zoning Department. Oral comments were accepted from: Gene Williams, James Matthew, Richard Houghton, Michael Parness, Ronald Nelson, and Jerry Lind. Incorporated by reference in the record of the proceedings of the ERC on application ECF-094-84 are the following: 1. Environmental Checklist Form, prepared by: Delton J. Bonds, dated August 30, 1984. 2.Applications: Preliminary Plat (PP-089-84), Special Permit (SP-090-84), and Variance (V-091-84). 3. Recommendations for a declaration of non-significance: Building and Zoning Department, Utilities Engineering Division, Policy Development Department, and the Police Department. 4. Recommendations for a declaration of significance: Fire Prevention Bureau. 5. Recommendation for more information: Parks and Recreation Department, Traffic Engineering Division, and Design Engineering Division. Acting as the Responsible Official, the ERC has determined this development does not have a significant adverse impact on the environment. An EIS is not required under RCW 43.21 C.030(2)(c). This decision was made after review by the lead agency of a complete environmental checklist and other information on file with the lead agency. Reasons for declaration of environmental non-significance: This final declaration of non-significance shall be subject to the, following conditions being complied with: 1.The cul-de-sac street proposed is not approved and must be redesigned to reflect the layout shown on the conceptual land use/preservation plan dated May 21, 1982, and used as Exhibit No. 12 per Rezone No. R-129-80. FINAL DECLARATION O. JJN-SIGNIFICANCE ALTERRA CORPORATION: PP-089-84, SP-090-84, V-091-84 OCTOBER 1, 1984 PAGE 2 2.All :ree preservation shown on the conceptual land use/preservation plan dated May 21. 1982, and used as Exhibit No. 12 per Rezone No. R-129-80, shall be reta.ned. 3.The designated greenbelts are not to be disturbed. 4. Participation in a latecomer's agreement shall be required for traffic signal imps ovements for the intersections of S.W. 7th Street and Hardie Avenue S.W., and S.W. Grady Way and Powell Avenue S.W. The amount due Will depend upon the building type(s) and trips generated and shall be paid to the City at the time of building permit issuance. SIGNATURES: 2/ ') Ronald G. Nelson Mi ael am Building an i Zoning Director Administrative Assistant to the Mayor R hard C. Houghton Public Works Director PUBLISHEI): October 1, 1984 APPEAL DATE: October 15, 1984 ENVIRONMENTAL, CHECKLIST REVIEW SHEET ECF - 094 - 84 APPLICATION No(s ) : PRELIMINARY PLAT (PP-089-84) , SPECIAL PERMIT (SP-090-84) , VARIAN V-091 PROPONENT: ALTERRA CORPORATION PROJECT TITLE: BLACK RIVER TECHNOLOGY PARK PPLICATION FOR PRELIMINARY PLAT APPROVAL TO SUBDIVI Brief Description of Project : /1.16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE OFFICE/WAREHOUSE USE, AND SPECIAL PERMIT APPLICATION FOR FILL & GRADING OF 425,500 CU. AND VARIANCE FROM SECTION # 9-1108(7) (K) & 9-1108(24) (A6) TO ALLOW A CUL-DE-SAC STREET LENGTH OF 2,500 FEET. LOCATION: LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. SITE AREA: 71.16 ACRES BUILDING AREA (Gross) : N/A DEVELOPMENT COVERAGE (%) : N/A IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1) Topographic Changes : x 2) Direct/Indirect Air Quality: x 3 ) Water & Water Courses : x 4 ) Plant Life:x 5) Animal Life: x 6) Noise: x 7) Light & Glare: X 8 ) Land Use; North: BURLINGTON NORTHERN RR & UNDEVELOPED East : SUNPOINTE At'ARTMENTS South: WASHINGTON TECHNICAL CENTER West : UNDEVELOPED Land Use Conflicts : NONE ANTICIPATED View Obstruction:NONE ANTICIPATED 9) Natural Resources : x 10) Risk of Upset : x 11) Population/Employment : x 12) Number of Dwellings : x 13) Trip Ends ( ITE) : DEPENDENT UPON BUILDING TYPES Traffic Impacts : ADDRESSED IN E.I.S. 14 ) Public Services : x 15) Energy: x 16) Utilities : x 17) Human Health: x 18) Aesthetics : x 19 ) Recreation: x 20) Archeology/History: x Signatures : Ronald G. Nelson lichael Parness Building & Zonin4 Director Administrative Assistant to the Mayor i'. PUBLISHED: OCTOBER 10, 1984 Richard C. Hour*` :on APPEAL DATE: OCTOBER 15. 1984 Public Works 'tor MEMORANDUM TO /l c pA t Gi[rn'1T —/.5 v, /Ji N,/'nl DATE FROM D b 13S'42,- SUBJECT /4114//ct.. - 3l d /r" K/,yet. ST"l%. , OCCeSS nGe b,,C /04 S O ' /U v();1 14e1 Cod 3 Z Ala y z J jf o p(eo . N id A/ . t..// 4dve r4 d LI/Jcwti 01/ ` edict- 4-c,62S /'c.a to LAr tde,, wt 4;0- dlei- 1 o L n,0 - e-ese, e yAi or du,it- row/ ) 06/die, 4.,";44, 61 a e eu7(4.4.ed, 11/ SUMMARY OF THE PROPOSAL III III I . The Proposed Action The project sponsor proposes to rezone a 71.16 acre site from General Classification (G) to Manufacturing Park (MP) designation in order toIIIconstruct, in 2 phases, an office park and rail served warehousing. Future environmental consequences of specific on-site development will ilibe addressed in more detail in future environmental documents. pOff-site improvements may be required to serve this proposal , or this proposal in conjunction with other developments anticipated in the IIfuture in this area. These include improvements to the P-1 drainage channel (see other Governmental Services, p. 86 of the DEIS) , and con- struction of the Valley Parkway.11 II . Impacts and Mitigating Measures 11 A. PHYSICAL ENVIRONMENT 1. Earth II a. Geology and Soils Impacts IIImport of fill and reposition and cover of topsoils due to excavation and filling activities. IIMitigating Measures Excavation and grading operations on the site will be performed inIIconformancewiththeCityofRentonMining, Excavation and Grading Ordinance I b. Topography Impacts Topography will be modified in order to create buildings and roadE sites. Mitigating Measures Topographic changes could be restricted to limited areas of theisite. E x- c. Unique Physical Features Impacts Development of the proposal will necessitate removal of 38.6 acres of the 59.5 acre riparian forest located on the site. Mitigating Measures Existing vegetation will be preserved on significant portions of the site. A master landscape plan will be prepared to ensure good design practice and preservation of as much of the riparian vegetation as possible. As many of the existing trees as possible should be retained through maintenance of greenbelt areas in order that large groups of trees and understory remain undisturbed. The Black River Channel will be protected by a 50 to 100 foot setback from the top of the bank. 2. Air Impacts There will be a short-term increase in dust and fumes during construction. Over the long-term, automobile-related pollutants will increase as local traffic levels increase. Mitigating Measures Low emission construction equipment will be used whenever possible. Measures to control construction dust , such as watering, cleaning and sweeping of streets at the end of hauling activities should be performed by the contractor. 3. Water a. Surface Water Quantity/Quality Impacts Increased surface runoff from the site as well as increased levels of polluted surface runoff would result from the proposed action. Alteration of runoff characteristics will occur in that diversion of stormflow into ditches and storm pipes will prevent water from flowing to low lying areas and may cause some drying up of wetlands that will be preserved on site, unless storm drainage measures are undertaken to protect them. xi- Mitigating Measures Temporary detention and settling ponds should be utilized during construction of foundations to collect silt and minimize turbidity.- Stormwater runoff will be collected in a storm sewer system approved by the Renton Public Works Department. Oil/water separators should be utilized to remove petroleum products from storm water. Adequate street and parking area cleaning and maintenance of the stormwater system should be provided. Catch basins and screens should be included in the stormwater system to collect litter and debris. No development will occur within a 50 foot setback from the top of the bank of the Black River Channel . b. Floods Impacts Fill material will be utilized to bring building sites above the 100 year flood elevations. Mitigating Measures Fill material will be required to bring some building sites above the 100 year flood plain which will prevent on-site flooding.- Some areas could be left unfilled which may reduce the amounts of flood storage displacement that occurs on the site. c. Groundwater Quantity/Movement Movement Impacts Project development would result in an increase of impervious surface on the site, which would decrease the amount of infiltration of precipitation. Mitigating Measures A reduction in building site coverage could require less filling. xii- 4. Flora Impacts Approximately 84% of the site consists of a unique wetland deciduous forest, a part of the largest forest of this type in the Seattle area. As a result of the proposed action about 7870 of this riparian forest would be removed and be replaced by building foundations, roads and parking areas. Mitigating Measures As many of the existing trees as possible should be retained through maintenance of green belt areas in order that large groups of trees and understory remain undisturbed. A master landscape plan will be prepared to assure good design practice and preservation of as much of the riparian vegetation as possible. Placement of building sites, parking lots and roads should be based on tree inventories provided by field surveys. Vegetation along the Black River Channel should be preserved and maintained by the proponent. 5. Fauna Impacts Removal of most wildlife habitat and reduction in most native wildlife due to intrusion of human activity. Mitigating Measures Landscaping materials that provide food sources for birds and small animals should be utilized. As much natural vegetation should be retained as possible. Surface water quality along Black Rives should be preserved by planting natural riparian vegetation along the drainage-way banks and maintaining wetlands wherever possible. i I 1 6. Noise Impacts (Short-Term) Noise levels will increase considerably during construction activities with frequent noise peaks depending on the type of equipment used. Traffic noise will increase on adjacent streets. Mitigating Measures Noisy operations should be scheduled so that they are not rconcurrent. Phased development should be planned which would reduce the size of movements of construction noise.- Construction equipment should be operated only between the hours of 7:00a.m. and 7:00p.m. Monday through Friday. Only construction equipment that does not exceed State of Washington maximum environmental noise standards should be used. Construction equipment should be placed as far away from sensitive noise receptors as possible. Construction activity should be scheduled so that all truck traffic does not occur concurrently in order to avoid vehicle congestion. Impacts (Long-Term) Increase in traffic and train movements will result in a proportionate increase in noise levels. Increases in noise levels due to human activity at the site will occur. Mitigating Measures Landscaping, careful site design and berming should be utilized near main roads to deflect noise and reduce its impact. See "Vehicular Transportation Generated - Mitigating Measures," p. 81 of the DEIS. Installation of rubberized railroad crossings where the access road would intersect the railroad spurs to the south of the site would decrease noise generation. xiv- 7. Light and Glare Impacts Addition of low level lighting on the site. The traffic generated by the site will increase the incidence of headlight glare. Some glare will be produced by reflections from windows and possibly the buildings themselves. Mitigating Measures Building wash lighting should not be used. Perimeter landscaping, fencing and berming, especially around parking areas and road entrances could reduce light spillage. Parking area lighting could be directed so that no direct light spills off the site. 8. Land Use Impacts Change in the land use from old growth riparian forest and open space to office park with warehousing. Mitigating Measures An alternative development design with limited building area could retain significant areas of the site in open space. 9. Natural Resources Impacts Removal of most of the existing vegetation and open space on the site. Consumption of some natural resources for construction and maintenace of the project. Mitigating Measures Building elements could be analyzed for use of techniques, wherever possible, permitting recovery of materials used in construction. 10. Risk of Explosion or Hazardous Emission Impacts There will be a slight risk of hazardous emission or explosion during construction and potentially from future tenants. xv- 1 I. Mitigating Measures 1 None. B. HUMAN ENVIRONMENT 1. Population and Housing Impacts A slight increase in local housing demand may result due to employees desiring to relocate near their work. Also, day time population levels at the site will increase to about approximately 4,100 permanent employees. 2. Employment Impacts Increased short-term employment during construction and long-term employment once the development is complete. Mitigating Measures None. 3. Transportation/Circulation Impacts The proposed Black River Office Park is anticipated to generate be- tween 9,070 and 34,030 vehicles per day and between 1,250 and 3,970 vehicles during the evening peak hour. This additional volume will exacerbate the existing congestion at most of the intersections along major arterials. I Mitigating Measures a) To reduce potential safety hazard, Monster Road should be upgraded to accommodate heavy tricks and increased traffic volumes. This may involve rechanneli7ation and possible signalization of the Sunset Boulevard/Monster Road inter- section. I xvi- b) To discourage the use of single occupant vehicles, the City may consider 7 imi ting the number of required parking spaces to less than is currently prescribed by the zoning code. c) The road proposed to be constructed along the west edge of Earlington Park, to the south of the site, could be extended in such away to provide westerly at-"Pss from the Black River Office Park, in order to reduce traffic volumes that flow through Earlington Park. d) Establish a new bus route or modify an existing bus route to pass through the project. e) If bus service is modified to be convenient, provide bus passes as a company or office park benefit. f) Office park management should advise tenants and their employees of the advantages of fleet ride, vanpool and car- pool programs through a package of information provided at initial occupancy for each tenant and coordinated through the Seattle-King County Commuter Pool agency. Office park manage- ment should also schedule public information meetings for employers and employees. g) As much as practical, office park management should encourage employers to initiate a flextime work schedule so peak period traffic can be distributed more evenly over the 3:30 to 5:30 p.m. peak period. h) Any roadwork on-site could be conditioned to allow open at all tins a poi Lion of the road wide enough to permit emergency vehicle access. i) Grade an alignment from Thomas Avenue S.W. which would intersect the road system on-site with a gravel sub-base wide enough to allow emergency vehicle access. j) Disruption of traffic flaw in the internal road system could be minimized by installing utilities, within the right-of-way, but outside the roadway proper. M 4. Public Services a. Fire Service Impacts Over the short-term, construction activity may increase the hazards of fire fighting. Construction of the proposal would significantly impact the fire protection responsibilities of the Renton Fire Department. This development, coupled with future development in the area, would necessitate improvements to provide timely first response capabilities. Mitigating Measures Sprinkler systems installed in buildings per City Code and Fire Marshall 's requirements, will reduce the amount of fire flow required. Non-combustible building materials would reduce risks of fire. Industrial tenants could be limited to uses that do not utilize flammable materials. 1 b. Police Service Impacts Demand for police protection will increase. Mitigating Measures Tax revenues generated from the development will help offset the cost of additional service. I I xviii- 3 r Internal security systems could be installed in the building. 1 Exterior lighting should be placed at strategic locations to provide additional security measures. i c. Hospital Facilities Impacts The proposed project is not expected to significantly affect usage of the Valley General Hospital . Mitigating Measures On-site first aid facilities within major buildings should be provided. d. Parks and Recreation Impacts Development of the site will preclude any future development or designation for park use. Mitigating Measures None. e. Maintenance Impacts Increased demand for City maintenance of streets , water sanitary sewer and stormwater drainage systems. Mitigating Measures None. 5. Energy Impacts Increase in demand for electrical power and natural gas ar possible increase in demand for energy associated wit transportation. I 11 Mitigating Measures Insulation in roof, walls, flooring and glass should be utilized. Energy analysis of building design should be performed. 6. Communication Impacts Increase in demand for telephone service. Mitigating Measures All telephone lines will be installed underground. Installation of telephone lines will be coordinated with installation of electrical lines. 7. Public Utilities Impacts Existing water supply and system would experience some additional demand. Deterioration of water quality entering the combined sewer and storm drainage system is possible during construction activities. In the long-term, the quantity of water entering the system will increase due to increased impervious surfaces on the site. Also, project development would generate increased solid waste and sewage flows from the site. I Mitigating Measures Site runoff will be directed to the old Black River Channel where it will receive wetland treatment prior to its discharge into Springbrook Creek. 8. Human Health Impacts Increased noise levels due to construction, traffic and other human activities may affect the health of nearby residents. I xx- Mitigating Measures Noisy operations should be scheduled so that they are not concurrent. Phased development should be planned which would reduce the size of movements of construction noise. Construction equipment should be operated only between the hours of 7:00 a.m. and 7:00 p.m. Monday through Friday. Only construction equipment that does not exceed State of Washington maximum environmental noise standards should be used. Construction equipment should be placed as far away from sensitive noise receptors as possible. Construction activity should be scheduled so that all truck traffic does not occur concurr :tly in order to avoid vehicle congestion. 9. Aesthetics Impacts Visual appearance of the site will be altered. Mitigating Measures Site design and retention of some existing vegetation will soften the impacts of the bulk and mass of buildings. 10. Archaeological/Historical Impacts Project development may cover potentially archaeologically significant portions of the site, specifically Duwamish Indian sites . (Refer to the letter from the Office of Public Archaeology in Appendix D of the DEIS.) Mitigating Measures The Office of Public Archaeology of the University of Washington will conduct borings at 25 meter intervals in the areas considered to have high archaeological potential and at 50 meter intervals at other undisturbed areas to confirm specific locations prior to development of the site. xxi- R4,'l/ C ® z THE CITY OF RENTON POLICY DEVELOPMENT DEPARTMENT • 235-2552 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 9,0 0, 9gT D SEP1E P BARBARA Y. SHINPOCH MEMORANDUM MAYOR DATE: November 9, 1984 TO: Roger J. Blaylock,, Zoning Administrator c FROM: Gene N. Williams, Associate Planner SUBJECT: Black River Technology Park Based on the revised plat map of November 5, 1984 showing the emergency access drive, we would like to amend our comments on the Black River Tachnology Park application. My memo of October 15, 1984, states our position with regard to the preliminary plat and the special permit. These positions are unchanged. However, the revisions to access proposed in the recent plat map address our concerns about the variance for cul-de-sac length. The emergency access drive provides for secondary access, and the primary roadway is intentionally oversized. Although the cul-de-sac is still legally 2,500 feet long, the shape of the property is unique and the variance appears justified. The overall impacts to the forest environment will be less than a full street loop within the site. The emergency access drive appears to be located outside the greenbelt area and to avoid major tree preservation pockets. These items should be conditions of approval, however, to ensure the integrity of the greenbelt area. I CITY 30FRENTON M I = NOV 61984 BUILDING/ZONING DEPT. November 5, 1984 Richard Carothers Associates Roger Blaylock Zoning Acministrator Building & Zoning Department 200 Mill Avenue South Renton, lt,ashington 98055 RE: Preliminary Plat, Special Permit and Variance for Blackriver Technology Park, Files PP-089-84, SP-090-84 and U-091-84; Property Located in the Vicinity of S.W. 4th Place and Naches Avenue S.W. Dear Mr. Blaylock: Please irciude the attached sheet number 13 entitled Emergency Access Drive into the above referenced applications. Sheet number 13 clarifies the issue of public safety and emergency access to properties located west of Naches Avenue S.W. The cul-de-sac length is therefore reduced to 765 feet as indicated. The 30 fcot wide easement includes a 24 foot wide aspahlt emergency access drive that shall remain unobstructed by parked vehicles, bollards, fences, gates, etc. truly yours, RICH' 'D (;'RO RS ASSOCIATES if A i chard t '\.:,r o ' s, APA, ASLA, CSI resid- t t RAC:tip Seattle Office: Eight Fourteen East Pike Street, Seattle, Washington 98122 Telephone (206) 324-5500 OF R . BUILDING & ZONING DEPARTMENTC'r ® z RONALD G. NELSON - DIRECTOR pomm.MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 OQq ED SEP', - BARBARA Y. SHINPOCH MAYOR MEMORANDUM DATE: October 29, 1984 TO: Fred Kaufman, Hearing Examiner FROM: Roger Blaylock, Zoning Administrator SUBJECT: Alterra Corporation Public Hearing: PP-089-84, SP-090-84, and V-091-84 The applic ant's representatives have met with the Environmental Review Committee to discuss tF a intent of the conditions imposed in the environmental documents. The applicant, to specifically comply with that intent and provide the Hearing Examiner with a new site plan, has requested that the public hearing be continued until Tuesday, November 20th. This will enable the Building and Zoning Department who will receive the revised in 'ormation by Friday, November 2nd, to circulate and obtain comments from the various departments and provide a formal staff report to the Hearing Examiner on Tuesday, November 13th in accordance with City ordinance. The spec fic intent of the first condition imposed by the Environmental Review Committee will be clarified by the Committee in a formal memo from the ERC to the Land Use -tearing Examiner after their formal discussion on Wednesday, October 31st. I°/- vgy- 8 / INTER—OFFICE MEMO TO: DON MONAGHAN DATE OCTOBER 25, 1984 FROM: JEANETTE RE: LEGAL FOR UPCOMING PUBLIC HEARING -- OCTOBER 30, 1984 ENCLOSED IS THE LEGAL FOR THE ELISA THOMAS REZONE. PLEASE CHECK IT FOR ANY ERRORS OR MISSING INFORMATION. I HAVE ALSO INCLUDED ALTERRA' s LEGAL ALTHOUGH WE EXPECT THAT THE PUBLIC HEARING WILL BE CONTINUED. a-=r' .-=-1 /?P J THANKS,i/ ?/ , / OF RP 40 ' BUILDING & ZONING DEPARTMENTu4- RONALD G. NELSON - DIRECTOR MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 09iteo SE P-C - BARBARA Y. SHINPOCH MAYJR MEMORANDUM October ?5, 1984 TO: Fred J. Kaufman, Land Use Hearing Examiner FROM: Ronald G. Nelson, Building & Zoning Director SUBJEC Alterra, Black River Technology Park_ PP-089-84, SP-090-84, V-091-84) The Zoning Division staff found that the applicant had not complied with an Environmental Review Committee condition. This condition requires the applicant to redesign S.W. 4th Place, the major access for the proposed plat. The Zoning staff have contacted the applicant concerning the issue and the department's position. The applicant has indicated a willingness to work with staff on the redesign. Representatives will be meeting ivith several of the staff to resolve the design problems. We feel that the design issue affects the total proposal and, until it's resolved, we recommend continuing the public hearing to a time presented at next Tuesday's meeting. RGN:JS-v1:1 141 Z:wr OF RFC tiow t"r4,4 ° BUILDING & ZONING DEPARTMENT RONALD G. NELSON — DIRECTOR Z smiL p9 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 co- O P t 0 sEPjc BARBARA Y. SHINPOCH MAYOR October 9, 1984 Alterra Corporation 710 Cher-y Street Seattle, IVA 98104 Re: Preliminary Plat, Special Permit, and Variance for Black River Technology Park, Files PP-089-84, SP-090-84, and V-091-84; property located in the vicinity of S.W. 4th Place and Naches Avenue S.W. Dear Sirs: The Cite of Renton Building and Zoning Department formally accepted the above mentioned application on August 30, 1984. A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled for October 30, 1984. The public hearing commences at 9:00 a.m. in the Council Chambers on the second floor of City Hall. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you before the hearing. If you have any questions, please call the Building and Zoning Department at 235-2550. Sincerely, Roger J. Blaylock Zoning A iministrator RJB:JMNI:cl 1132Z OF R i ; w"? z BUILDING & ZONING DEPARTMENT rat. RONALD G. NELSON - DIRECTOR NAL 'R , 0 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 co- 09gr D SE PSc4(6 BARBARA Y. SHINPOCH MAYOR October 19, 1984 Steve Splidel Richard Throthers Associates 814 East Pike Street Seattle, 'NA 9812'2 Re: Preliminary Plat, Special Permit, and Variance for Black River Technology Park, Files PP-089•-84, SP-090-84, and V-091-84; property located in the vicinity of S.W. 4th Place and Naches Avenue S.W. Dear Mr. Speidel: The City of Renton Building and Zoning Department formally accepted the above mentioned application on August 30, 1984. A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled for October 30, 1984. The public hearing commences at 9:00 a.m. in the Council Chambers on the second floor of City Hall. The appl cant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you before the hearing. If you have any quest ions, please call the Building and Zoning Department at 235-2550. Sincerely, Roger 3. Blaylock Zoning Administrator RJB:JMM:c1 1132Z-3 OF RA,1 0 BUILDING & ZONING DEPARTMENTtz i` . RONALD G. NELSON - DIRECTOR Z 09 4 cp MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 0941 rfD SE PIO° BARBARA Y. SHINPOCH MAY,)R October 19, 1984 J.A.G.-Renton Properties Associates 710 Cher-y Street Seattle, WA 98104 Re: Pr3liminary Plat, Special Permit, and Variance for Black River Technology Park, F is es PP-089-84, SP-090-84, and V-091-84; property located in the vicinity of S.W. 4th Place and Naches Avenue S.W. Dear Sirs The City of Renton Building and Zoning Department formally accepted the above mentioned application on August 30, 1984. A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled for October 30, 1984. The public hearing commenc 3s at 9:00 a.m. in the Council Chambers on the second floor of City Hall. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you before the hearing. If you have any quest ons, please call the Building and Zoning Department at 235-2550. Sincerely, Roger J. Edaylock Zoning Administrator RJB:JMM:cl 1132Z-2 1L Affidavit of Publication STATE OF WASHINGTON COUNTY OF KING ss. Cindy..Strupp being first duly sworn on oath,deposes and says that.She.is the chief..clerk of THE DAILY RECORD CHRONICLE,a newspaper published six(6)times a week.That said newspaper is a legal newspaper and it is now and has been for more than six months prior to the date of publication referred to, printed and published in the English language continually as a newspaper published four(4)times a week in Kent,King County,Washington,and it is CITY Q ENTONnowandduringallofsaidtimewasprintedinanofficemaintainedatthe aforesaid place of publication of said newspaper.That the Daily Record NRNIITIChroniclehasbeenapprovedasalegalnewspaperbyorderoftheSuperiorU Court of the County in which it is published,to-wit,King County, D NOV 15 1984 Washington.That the annexed is a Land Use MMXXV Hearing BUILDING/ZONING DEPT. as it was published in regular issues(and not in supplement form of said newspaper)once each issue for a period of One consecutive issues,commencing on the 19 th.day of QctQbe.r 19.... .!.,and ending the day of 19 ,both dates inclusive, and that such newspaper was regularly distributed to its sub- scribers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of s2.7 D.Q which has been paid in full at the rate of per folio of one hundred words for the first insertion and per folio of o hundred words for each subsequent insertion. Chie.f...C.ierk Subscribed and sworn to before me this...19.th day of October , 19..-.84_ Notary Public in and he State of Washington, re ing at Jcc King County. Federal Wav Passed by the Legislature,1955,known as Senate Bill 281,effective June 9th, 1955. Western Union Telegraph Co. rules for counting words and figures, adopted by the newspapers of the State. VN s87 Revised 582 n, _ .... .:-lr 0if'i KJL4 ..iCL':'.... fs1@iJ{/N+9Cr+14.4ll:L r 1 Public Notice al to subdivide approximately 51 acres of a 71.16 acre tract into 46 lots for future office/warehouse use(Black Riv- er Technology Park), file PP-089-84, and special permit application for fill and grading of 425,500 cubic yards,file SP-090-84, and variance from Section 9-1108(7)(K) and Section 9- 1108(24)(A)(6) to allow a cul-de-sac length of 2,500 feet, file V-091-84; located in the vicinity of S.W.4th Place and Naches Avenue S.W. Legal descriptions of the files noted above are on file in the Renton Building and Zoning Department. ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRE- SENT AT THE PUBLIC HEARING ON OCTOBER 30, 1984, AT 9:00 A.M. TO EXPRESS THEIR OPINIONS. Ronald G. Nelson Building and Zoning Director Published in the Daily News Journal NOTICE OF PUBLIC.HEARING October 19, 1984 R<3•l70 RENTON LAND USE HEARING EXAMINER RENTON,WASHINGTON A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE SECOND FLOOR OF CITY HALL, RE- NTON,WASHINGTON ON OCTOBER 30, 1984, AT 9:00 A.M.TO CONSIDER THE FOLLOWING PETITIONS: ELISA THOMAS Application to rezone approximately 0.134 acre of property from R-1 to L-1 for future office or office/warehouse use,file R-094-84;located on the north side of S.W. 13th Street and 65 feet east of Maple Avenue S.W. ALTERA CORPORATION Application for preliminary plat approv- OF R4 C•'; 6 Pz orricE Og9TE0 SEP1 City of Renton Land Use Hearing Examiner will hold a PUBLIC HEARING in CITY COUNCIL CHAMBERS , CITY HALL ON OCTOWR 3k 199.4 BEGINNING AT c1,00 A.M. P.M. CONCERNING:PP-089-84, SP-090-84, V-091-84 REZONE From To X SPECIAL / CONDITIONAL USE PERMIT ro Fill AND GRADE 425,500 CU. YDS. SITE APPROVAL SHORT PLAT/SUBDIVISION of Lots PLANNED UNIT' DEVELOPMENT x VARIANCE FROM SECTIONS 9-1108(7)(K) & 9-1108(24) (A) (6) I X PRELIMINARY PLAT GENERAL LOCATION AND/OR ADDRESS: LOCATED IN THE VICINITY OF S.W. 4TH PLACE AND NACRES AVENUE S.W. LEGAL DESCRIPTION ON FILE IN THE RENTON BUILDING & ZONING DEPARTMENT. ENVIRONMENTAL DECLARATION SIGNIFICANT IA NON—SIGNIFICANT FOP FURTHER INFORMATION CALL THE CITY OF RENTON BUILDING & ZONING DEPARTMENT 235-2550 THIS NOTICE NOT TO BE REMOVED WITHOUT PROPER AUTHORIZATION s F I? v Ci Co z THE CITY OF RENTON POLICY DEVELOPMENT DEPARTMENT • 235-2552 0 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 9A co. O91 t 0 SEPI° 1 BARBARA Y. SHINPOCH MEMORANDUM MAYOR DATE: October 15, 1984 TO: Roger J. Blaylock, Zoning Administrator FROM: Gene N. William , Associate Planner SUBJECT: Black River Technology Park -- Preliminary Plat, Special Permit, Variance. We have reviewed the above applications and offer the following comments. Preliminary Plat The proposed preliminary plat lays out a series of 1± acre lots. With the exception noted below, this appears to be consistent with the policies of the Comprehensive Plan -- and specifically the newly adopted Valley Plan. The Valley Plan calls for the "implementation of office ,and other similar service and light industrial activities in low rise building structures" and "small to medium scale office and business park uses" in this area. The size of the lots, the provisions for interior tree preservation, the landscaping guidelines and the building covenants appear to promote development in accordance with these policies and the conditions of the -ezone. Our principal concern is the consolidation of a number of lots, which could allow the construction of large scale warehousing or industry in conflict with the Valley Plan. We recomn-end approval of the preliminary plat with the condition of site plan review to assure that specific development will be consistent with these use and bulk policies, with tree preservation areas and with landscaping guidelines. Roger J. Blaylock October 15, 1984 Page 2 Special Permit Approval of the special permit for fill and grade will transform the riparian forest environment. Therefore, to preserve the amenities of the site, the special permit should be conditioned to required no disturbance of the dedicated greenbelt or restricted preserve areas and maintenance of the tree preservation pockets detailed on the plans. Rehabilitation or replacement should be required for any significant vegetation harmed in the preservation pockets. In addition, the hauling hours of operation should be limited to avoid the afternoon peak traffic. Variance The variance for cul-de-sac length is not addressed in the Comprehensive Plan policies. However, safe and convenient access is encouraged. The shape of the property and abutting .7eatures -- railroad track and P-1 channel system -- suggest a need for the variance. However, as the applicant has shown in previous submittals, a loop street system with small cul-de sac or a westerly extension of the roadway are possible. The westerly extension could be placed adjacent to the railroad tracks and not disturb the greenbelt area. It could also end in a bridge across the outlet channel to Monster Road -- if a full service street were built -- or it could cross the railroad tracks just north of the outlet cht.nnel -- if only emergency access were provided. In either case, or through a loop roadway, solutions to the problem of access can be accomplished. Therefore, the requested variance is not a "minimum" relief necessary to prevent a hardship and should be denied. OF I 1i 40 ° PUBLIC WORKS DEPARTMENT TRAFFIC ENGINEERING DIVISION • 235-2620 0 MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON,WASH. 98055 9,0 co. 0 P 9 TF0 SEP'C& O CITY OF RENTomBARBARAY. SHINPOCH MAYOR October 4, 1984 OCT 5 1984 I-- BUILDING/ZONING DEP TO : Jerry Lind, Building & Zoning Department FROM : Gary Norris, Traffic Engineer SUBJECT : Black River Technology Park Al terra Corp. For your records the above-referenced development will be required to participate in a latecomer's agreement which shares the cost of the traffic signal installations at the following two locations : 1 . Powell Ave. SW & SW Grady Way 2. SW 7th Street & Hardie Ave. SW eae?, CEM:ad l . y 0530N FINAL DECLARATION OF NON-SIGNIFICANCE Application No(s):PP-089-84, SP-090-84, V-091-84 Environmental Checklist No.: ECF-094-84 Description of Proposal: Application for preliminary plat approval to subdivide approximately 71.16 acres of property into 46 lots for future office/warehouse use (Black River Technology Park), and special permit application for fill and grading of 425,500 cubic yards, and variance from Section 9-1108(7)(K) and Section 9-1108(24)(A)(6) to allow a cul-de-sac length of 2,500 feet. Proponent: Alterra Corporation Location of Proposal: Located in the vicinity of S.W. 4th Place and Naches Avenue S.W. Lead Agency: City of Renton Building and Zoning Department This proposal was reviewed by the ERC oil September 19, 1984 and September 27, 1984, following a presentation by Jerry Lind of the Building and Zoning Department. Oral comments were accepted from: Gene Williams, James Matthew, Richard Houghton, Michael Farness, Ronald Nelson, and Jerry Lind. Incorporated by reference in the record of the proceedings of the ERC on application ECF-094 -84 are the following: 1 Environmental Checklist Form, prepared by: Delton J. Bonds, dated August 30, 1934. 2.Applications: Preliminary Plat (PP-089-84), Special Permit (SP-090-84), and Variance (V-091-84). 3. Recommendations for a declaration of non-significance: Building and Zoning Department, Utilities Engineering Division, Policy Development Department, and the Police Department. 4. Re commendations for a declaration of significance: Fire Prevention Bureau. 5. Recommendation for more information: Parks and Recreation Department, Traffic Engineering Division, and Design Engineering Division. Acting a.; the Responsible Official, the ERC has determined this development does not have a significant adverse impact on the environment. An EIS is not required under RCW 43.21 C.0'>0(2)(c). This decision was made after review by the lead agency of a complete environmental checklist and other information on file with the lead agency. Reasons for declaration of environmental non-significance: This final declaration of non-significance shall be subject to the following conditions being complied with: 1.The cul-de-sac street proposed is not approved and must be redesigned to reflect the 1,'vnut shown on the conceptual land use/preservation plan dated May 21, 1982, and Used as Exhibit No. 12 per Rezone No. R-129-80. FINAL DECLARATION O...__..._N-SIGNIFICANCE ALTERRA CORPORATION: PP-089-84, SP-090-84, V-091-84 OCTOBER 1, 1984 PAGE 2 2.All tree preservation shown on the conceptual land use/preservation plan dated May 21, 1982, and used as Exhibit No. 12 per Rezone No. R-129-80, shall be retained. 3.The designated greenbelts are not to be disturbed. 4. Participation in a latecomer's agreement shall be required for traffic signal improvements for the intersections of S.W. 7th Street and Hardie Avenue S.W., and S.W. Grady Way and Powell Avenue S.W. The amount due will depend upon the building type(s) and trips generated and shall be paid to the City at the time of building permit issuance. SIGNATURES: r Ronald G. Nelson Mi ael am Building and Zoning Director Administrative Assistant to the Mayor R hard C. Houghton cz Public Woks Director PUBLISHED: October 1, 1984 APPEAL DATE: October 15, 1984 ITV O "ci pD . ' 1a ! vr u: • ti (IOV 15 1984 Affidavit of Publication BUI(-DtNG/7_C;N!Nc Di:,,T• STATE OF WASHINGTON COUNTY OF KING ss. Cindy Strupp being first duly sworn on Public Notice oath,deposes and says that she is the chief clerk of NOTICE OF ENVIRCNMENTAL DETERMINATION THE DAILY RECORD CHRONICLE,a newspaper published six(6)times a ENVIRONMENTAL REVIEW COM- week.That said newspaper is a legal newspaper and it is now and has been MITTEE for more than six months prior to the date of publication referred to, RENTON, WASHINGTON printed and published in the English language continually as a newspaper The Environmental Review Committee published feu:-(4)times a week in Kent,King County,Washington,and it is ERC) has issued a final declaration of now and during all of said time was printed in an office maintained at the non-significance for the following project:aforesaid plac e of publication of said newspaper. That the Daily Record WiLLIAMS/BALES(ECF-095-84)Chronicle has been approved as a legal newspaper by order of the Superior Application for building permit to con-Court of the County in which it is published, to-wit, King County, slruct a 16 unit apartment complex, consisting of two, 8-unit buildings (Fir Washington.That the annexed is a ERC One Apartments), file B-331; located along the east side of Monroe Avenue N.E.between N.E.11th Place and N.E. 12th Street. The Environmental Review Committee ERC) has issued a final declaration of as it was published in regular issues(and non-significance with conditions for the not in supplerrent form of said newspaper) once each issue for a period following projects: ALTERRA CORPORATION (ECF- 094-84) one Application for preliminary plat approv-of consecutive issues,commencing on the al to subdivide approximately 51 acres of a 71.16 acre tract into 46 lots for 1st October 84 future office/warehouse use(Black Riv-day of 19 and ending the er Technology Park), file PP-089-84, and special permit application_for fill and grading of 425,500 cubic yards,file day of 19 both dates SP-090-84, and variance from Section inclusive, and that such newspaper was regularly distributed to its sub- to9- allow 7)(K)and Section 9-1108(A)(6) scribers duringall of said feet, allow a cul-de-sac length of 2,500period. That the full amount of the fee feet,file V-091-84;located in the vicinity of S.W.4th Place and Naches Avenue charged for the foregoing publication is the sum of $3.2 40 which S.W. has been paid in full at the rate of per folio of one hundred words for the AERODYNE CORPORATION (ECF- first insertion and per folio of one hundred words for each subsequent 096-84) insertion. c- Application for conditional use permit to js, allow a 4-unit aircraft hanger to be constructed ina P-1(Public Use)zonedadistrict, file CU-092-84; located at the south end of the Renton Municipal Chief Clerk Airport at 340 Airport Way South. Further information regarding this action is available in the Building and Zoning Subscribed and sworn to before me this a S t day of Department, Municipal Building, Renton, Washington, 235-2550. Any appeal of ERC action must be filed with the HearingOctoberl984ExaminerbyOctober15, 1984. Published in the Daily Record Chronicle October 1, 1984. R9435 Notary Public inor the State of Washington, residing at X , King County. Federal Way _ Passed by the. egislature,1955,known as Senate Bill 281,effective June 9th, 1955. Western Union Telegraph Co. rules for counting words and figures, adopted by the newspapers of the State. VN#87 devised 5;82 0525Nr NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The En iironmental Review Committee (ERC) has issued a final declaration of non-significance for the following project: WILLIAMS/BALES (ECF-095-84) Application for building permit to construct a 16 unit apartment complex, consisting of two, 8-unit buildings (Fir One Apartments), file B-331; located along the east side of Monroe Avenue N.E. between N.E. 11 th Place and N.E. 1 th Street. The Environmental Review Committee (ERC) has issued a final declaration of non-significance with conditions for the following projects: vALTERRA CORPORATION (ECF-094-84) Application for preliminary plat approval to subdivide approximately 51 acres of a 71.16 acre tract into 46 lots for future office/warehouse use (Black River Technology Park), file PP-089-84, and special permit application for fill and grading of 425,500 cubic yards, file SP-090-84, and variance from Section 9-1108(7)(K) and Section 9-1108(24)(A)(6) to allow a cul-de-sac length of 2,500 feet, file V-091-84; located in the vicinity of S.W. 4th Place and Naches Avenue S.W. AERODYNE CORPORATION (ECF-096-84) Application for conditional use permit to allow a 4-unit aircraft hanger to be co,istructed in a P-1 (Public Use) zoned district, file CU-092-84; located at the south end of the Renton Municipal Airport at 340 Airport Way South. Further .nformation regarding this action is available in the Building and Zoning Department, Municipal Building, Renton, Washington, 235-2550. Any appeal of ERC action mL.st be filed with the Hearing Examiner by October 15, 1984. Published:October 1, 1984 NOTICE ENVIRONMENTAL DECLARATION APPLICATION NO.PP-089-84, SP-090-84, V-091-84, ECF-094-84 PROPOSED ACTION APPLICATION FOR PRELIM, PLAT APPROVAL-0 SUBDIVIDE APPROX 51 ACRES OF A 71,16 ACRE TRACT INTO 46 LOTS FOR FUTURE OFFTCF/WARFHnhISF IISF (RI AcKJRJVER TECHNOLOGY PK) SPECIAL PERMIT FOR FILL & GRADE, VARIANCE FROM SFCTJON 9-11n2(7) (K) R_ (24) 0 GENERAL LOCATION AND OR ADDRESS E LOCATED IN THE VICINITY OF S,W, 4TH PLACE & NACHES AVENUE S.W. POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE C E.R.C. ] HAS DETERMINED THAT THE PROPOSED ACTION CJDOES DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. AN EINVIRONMENTAL IMPACT STATEMENT DWILL Ki WILL NOT BE REQUIRED. AN APPEAL OF THE ABOVE DETERMINATION MAY BE FILED WITH,, E_ RENTON HEARING EXAMINER BY 5:C 0 P.M., U Ob 115 84 FOR FURTHER INFORMATION CONTACT THE CITY OF RENTON BUILDING & ZONING DEPARTMENT 235-2550 DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION ENVIRONMENTAL, CHECKLIST REVIEW SHEET ECF - 094 - 84 APPLICATION No(s) : PRELIMINARY PLAT (PP-089-84) , SPECIAL PERMIT (SP-090-84) , VARIAN V-091 PROPONENT: ALTERRA CORPORATION PROJECT TITLE: BLACK RIVER TECHNOLOGY PARK PPLICATION FOR PRELIMINARY PLAT APPROVAL TO SUBDIVI Brief Description of Project : 71.16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE OFFICE/WAREHOUSE USE, AND SPECIAL PERMIT APPLICATION FOR FILL & GRADING OF 425,500 CU. AND VARIANCE FROM SECTION # 9-1108(7) (K) & 9-1108(24) (A6) TO ALLOW A CUL-DE-SAC STREET LENGTH OF 2,500 FEET. LOCATION: LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. SITE AREA: 71.16 ACRES BUILDING AREA (Gross ) : N/A DEVELOPMENT COVERAGE (%) : N/A IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1) Topographic Changes : x 2) Direct/Indirect Air Quality: x 3 ) Water & Water Courses : x 4 ) Plant Life:x 5) Animal Life: x 6) Noise: x 7) Light & Glare: x 8) Land Use; North: BURLINGTON NORTHERN RR & UNDEVELOPED East : SUNPOINTE APARTMENTS South: WASHINGTON TECHNICAL CENTER West : UNDEVELOPED Land Use Conflicts : NONE ANTICIPATED View Obstruction: NONE ANTICIPATED 9) Natural Resources : x 10) Risk of Upset : x 11) Population/Employment : x 12) Number of Dwellings : x 13) Trip Ends ( ITE) : DEPENDENT UPON BUILDING TYPES Traffic Impacts : ADDRESSED IN E.I.S. 14) Public Services : x 15) Energy: x 16) Utilities : x 17) Human Health: X 18) Aesthetics :X 19) Recreation: __ x 20) Archeology/History:x Signatures : Ronald G. Nelson Michael Parness Building & Zoning Director Administrative Assistant to the Mayor Z-L-1 PUBLISHED: OCTOBER 10, 1984 Richard C. Houghton APPEAL DATE: oCTOBER 15. 1984 Public Works Director 23 a FINAL DECLARATION C ON-SIGNIFICANCE ALTERRA CORPORATION: PP-089-84, SP-090-84, V-091-84 OCTOBER 1, 1984 PAGE 2 2. Al] tree preservation shown on the conceptual land use/preservation plan dated May 21, 1982, and used as Exhibit No. 12 per Rezone No. R-129-80, shall be retained. 3.The designated greenbelts are not to be disturbed. 4. Participation in a latecomer's agreement shall be required for traffic signal improvements for the intersections of S.W. 7th Street and Hardie Avenue S.W., and S.W. Grady Way and Powell Avenue S.W. The amount due Will depend upon the building type(s) and trips generated and shall be paid to the City at the time of building permit issuance. SIGNATURES: r /. 1i. .._. Ronald G. Nelson Mi ael am Building aid Zoning Director Administrative Assistant to the Mayor c- Y-Zi,d 4e --74-` 1 R. hard C. Houghton Public Works Director PUBLISHED: October 1, 1984 APPEAL DATE: October 15, 1984 0530N FINAL DECLARATION OF NON-SIGNIFICANCE Application f5o(§):PP-089-84, SP-090-84, V-091-84 Environmental Checklist No.: ECF-094-84 Description of Proposal: Application for preliminary plat approval to subdivide approximately 71.16 acres of property into 46 lots for future office/warehouse use (Black River 1 echnology Park), and special permit application for fill and grading of 425,500 cubic yards, and variance from Section 9-1108(7)(K) and Section 9-1108(24)(A)(6) to allow a cul-de-sac length of 2,500 feet. Proponent: Alterra Corporation Location cf Proposal: Located in the vicinity of S.W. 4th Place and Naches Avenue S.W. Lead Ager cy: City of Renton Building and Zoning Department This proposal was reviewed by the ERC on September 19, 1984 and September 27, 1984, following a presentation by Jerry Lind of the Building and Zoning Department. Oral comments were accepted from: Gene Williams, James Matthew, Richard Houghton, Michael Parness, Ronala Nelson, and Jerry Lind. Incorporated by reference in the record of the proceedings of the ERC on application ECF-094-134 are the following: 1. Environmental Checklist Form, prepared by: Delton J. Bonds, dated August 30, 1984. 2.Applications: Preliminary Plat (PP-089-84), Special Permit (SP-090-84), and Var,ance (V-091-84). 3. Recommendations for a declaration of non-significance: Building and Zoning Department, Utilities Engineering Division, Policy Development Department, and the Police Department. 4. Recommendations for a declaration of significance: Fire Prevention Bureau. 5. Recommendation for more information: Parks and Recreation Department, Traffic Eng neering Division, and Design Engineering Division. Acting as the Responsible Official, the ERC has determined this development does not have a significant adverse impact on the environment. An EN is not required under RCW 43.21C.030(2)(c). This decision was made after review by the lead agency of a complete environmental checklist and other information on file with the lead agency. Reasons declaration of environmental nori-significance: This final declaration of non-significance shall be subject to the, following conditions being complied with: 1.1 he cul-de-sac street proposed is not approved and must be redesigned to reflect the layout shown on the conceptual land use/preservation plan dated May 21, 1982, and ised as Exhibit No. 12 per Rezone No. R-129-80. REI BUILQINO & ZONING DE 1TMENT DEVELOPMENT APPLICATION REVIEWIsrine'`fi N SEP 6 1984 POLICE ECF - 094 - 84 pFVG!7Fanc:r:'T 1cPT APPLICATION NO(S) : PRELIMINARY PLAT (PP-089-84) ,SPECIAL PERMIT (SP-090-84) , VARIANCE V-091-84) PROPONENT : ALTERRA CORPORATION PROJECT TIT _E : BLACK RIVER TECHNOLOGY PARK APPL1LAU fUN FOR Yxu..orTNARY PLAT AI RUvAL TO SUBDIVIDE BRIEF DESCRIPTION OF PROJECT : APPROXIMATELY 71. 16 ACRES OF PROPERTY INFO 46 LOTS FOR FUTURE OFFICE/WAREHOUSE USE, AND SPECIAL PERMITAPPLICATION FOR FILL AND MADING OF 42b,3UU CUBIC YARDS. AND VARIANCE FROM SECTION NUMBERS 9-1108 (7) (K) AND 9-1108 (24) (A6) TO ALLOW A CUL-DE-SAC STREET LENGTH OF 2,500 FEET. LOCATION : THE PROPERTY IS LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. TO : n PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 9-19-84 n ENGINEERING DIVISION l 1TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : n UTILITIES ENG , DIVISION Ti FIRE PREVENTION BUREAU n PARKS & RECREATION DEPARTMENT E BUILDING & ZONING DEPARTMENT POLICE DEPARTMENT C,RPOLICY DEVELOPMENT DEPARTMENT l ! OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZQNING DEPARTMENT BY 5 : 00 P .M, ON TUESDAY, SEPTEMBER 18, 1984 REVIEWING DEPARTMENT/DIVISION : Po/c7 7- APPROVED 154 APPROVED WITH CONDITIONS NOT APPROVED PreI •k nar pef s azreidall vKa..1...c r cevi.kl,"2 n.DATE : 044 / l 78Y- SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 Form lc -) REP N BUILDING & ZONING DEI TMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 094 - 84 APPLICATION NO(S) : PRELIMINARY PLAT (PP-089-84) ,SPECIAL PERMIT (SP-090-84) , VARIANCE V-091-84) PROPONENT : ALTERRA CORPORATION PROJECT TITLE : BLACK RIVER TECHNOLOGY PARK APPLILAIION t-OK PRELTMINARY PLAT APPROVAL TO SUBDIVIDE BRIEF DESCR: PTION OF PROJECT: APPROXIMATELY 71. 16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE OFFICE/WAREHOUSE USE, AND SPECIAL PERMITAPPLICATION FOR FILL AND GRADING OF 425,5UO CUBIC YARDS, AND VARIANCE FROM SECTION NUMBERS 9-1108 (7) (K) AND 9-1108 (24) (A6) TO ALLOW A CUL-DE-SAC STREET LENGTH OF 2,500 FEET. LOCATION : THE PROPERTY IS LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. TO : n P• UBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 9-19-84 I ( ENGINEERING DIVISION n TFAFFIC ENG , DIVISION SCHEDULED HEARING DATE : n UTILITIES ENG , DIVISION F• IRE PREVENTION BUREAU PARKS & RECREATION DEPARTMENT El BUILDING & ZONING DEPARTMENT n P• OLICE DEPARTMENT 1 POLICY DEVELOPMENT DEPARTMENT I ( OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5 : 00 P .M, ON TUESDAY, SEPTEMBER 18, 1984 REVIEWING DEPARTMENT/DIVISION : APPROVED I ( APPROVED WITH CONDITIONS n NOT APPROVED V/ZG /7/1/cam Jd/G ri 6 77z4/ - 71 DATE : 2 7SIGNATUREOFRECTORORAUTHORIZEDREPRESENTATIVE REVISION 5/1982 Form 182 REN. BUILDING & ZONING DEPOMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 094 - 84 APPLICATION NO(S) : PRELIMINARY PLAT (PP-089-84) ,SPECIAL PERMIT (SP-090-84) , VARIANCE V-091-84) PROPONENT : ALTERRA CORPORATION PROJECT TITLE : BLACK RIVER TECHNOLOGY PARK APPLILA11UN FOR PRELIMIrrARY PLAT APPRuVAL TO SUBDIVIDE BRIEF DESCR IPTION OF PROJECT : APPROXIMATELY 71. 16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE OFFICE/WAREHOUSE USE, AND SPECIAL PERMITAPPLICATION FOR FILL AND GRADING OF 425,5UO CUBIC YARDS, AND VARIANCE FROM SECTION NUMBERS 9-1108 (7)(K) AND 9-1108 (24) (A6) TO ALLOW A CUL-DE-SAC STREET LENGTH OF 2,500 FEET. LOCATION ; THE PROPERTY IS LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. TO : n I ( P• UBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 9-19-84 0 ENGINEERING DIVISION l 1TF;AFFIC ENG , DIVISION SCHEDULED HEARING DATE : fU1ILITIES ENG , DIVISION n F• IRE PREVENTION BUREAU i ( PARKS & RECREATION DEPARTMENT I ! BUILDING & ZONING DEPARTMENT l ( P• OLICE DEPARTMENT I POLICY DEVELOPMENT DEPARTMENT ri COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5 : 00 P .M . ON TUESDAY, SEPTEMBER 18, 1984 REVIEWING DEPARTMENT/DIVISION :T///T'i C APPROVED APPROVED WITH CONDITIONS NOT APPROVED UTILITY APPROVAL SUBIECI TO 4/8-4 UTE COMERS ASI EEMENT • WATER ND LATE COMERS AGREEMENT SEWER y S S-223 04 SYSTEM DEVELOPMENT CHARGE WATER y 's i7D, F2,42./3 PEc/P/zAir /-7/4‹ SYSTEM DEVELOPMENT CHARGE SEWER v/,ES / g/2. /3 l____--A, SPECIAL ASSESSMENT AREA CHARGE WATER ivo SPECIAL ASSESSMENT AREA CHARGE SEWER ND APPROVED WATER PLAN YES APPROVED SEWER PLAN yg5 APPROVED FIRE HYDRANT LOCATIONS OY FIRE DEPT FIRE FLOW ANALYSIS ES _ WV DATE : 0 44. SIGNAT RE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE F t/ REVISION 5/1982 / Fn rm 1 R7 REND BUILDING & ZONING DEFOMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 094 - 84 APPLICATION NO(S) : PRELIMINARY PLAT (PP-089-84) ,SPECIAL PERMIT (SP-090-84) , VARIANCE V-091-84) PROPONENT : ALTERRA CORPORATION PROJECT TITLE : BLACK RIVER TECHNOLOGY PARK APPLILNIIUN FOK NRELIMINARY PEAT APPROVAL TO SUBDIVIDE BRIEF DESCR PTION OF PROJECT : APPROXIMATELY 71. 16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE OFFICE/WAREHOUSE USE, AND SPECIAL PERMITAPPLICATION FOR FILL AND GRADING OF 425,500 CUBIC YARDS, AND VARIANCE FROM SECTION NUMBERS 9-1108 (7) (K) AND 9-1108 (24)(A6) TO ALLOW A CUL-DE-SAC STREET LENGTH OF 2,500 FEET. LOCATION : THE PROPERTY IS LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. TO : PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 9-19-84 n ENGINEERING DIVISION n TFAFFIC ENG , DIVISION SCHEDULED HEARING DATE : n U1ILITIES ENG , DIVISION n FIRE PFEVENTION BUREAU n PARKS E RECREATION DEPARTMENT I ( BUILDING & ZONING DEPARTMENT E POLICE DEPARTMENT l POLICY DEVELOPMENT DEPARTMENT l ( OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5 : 00 P . M, ON TUESDAY, SEPTEMBER 18, 1984 REVIEWING DEPARTMENT/DIVISION :L/ i pi n ek APPROVED APPROVED W TH CONDITIONS I ( NOT APPROVED DATE : (/ 9'e)7 1/ SIGNATUR OF DI TOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 REN 4 BUILDING & ZONING DEP TMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 094 - 84 APPLICATION NO(S) : PRELIMINARY PLAT (PP-089-84) ,SPECIAL PERMIT (SP-090-84) , VARIANCE V-091-84) PROPONENT : ALTERRA CORPORATION PROJECT TITLE : BLACK RIVER TECHNOLOGY PARK APPLILA11UIN rOR FRELIMINARY PLAT APPROVAL TO SUBDIVIDE BRIEF DESCRIPTION OF PROJECT : APPROXIMATELY 71. 16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE OFFICE/WAREHOUSE USE, AND SPECIAL PERMITAPPLICATION FOR FILL AND GRADING OF 4"L5,5U0 CUBIC YARDS. AND VARIANCE FROM SECTION NUMBERS 9-1108 (7) (K) AND 9-1108 (24) (A6) TO ALLOW A CUL-DE-SAC STREET LENGTH OF 2,500 FEET. LOCATION : THE PROPERTY S LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. TO : 0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 9-19-84 l ( ENGINEERING DIVISION n TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : n UTILITIES ENG , DIVISION El FIRE PREVENTION BUREAU n PARKS & RECREATION DEPARTMENT n BUILDIFG & ZONING DEPARTMENT n POLICE DEPARTMENT n POLICY DEVELOPMENT DEPARTMENT n OTHERS COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5 : 00 P .M ON TUESDAY, SEPTEMBER 18, 1984 REVIEWING DEPARTMENT/DIVISION : f `'_ tre_Vejdn 11APPROVED I ( APPROVED WITH CONDITIONS i ( NOT APPROVED 4-esS ieo a Lia S a n d c,./, {' dra•1/s 54/ i/ A (— s re u,,-e, r; - /o , a4.ELT 0-o,sX-14 c `v •zProclefa Compterc4 ro e4- s 're c.rc h Se -v, u90 yxe rats D Q access a h9 vielc Mtn eve` ®R -;rc ,/`11/e 4914K • Pt DATE : /" ! - flit/ SIGNATURE 0= DIRECTOR 07R AUTHORIZE REPRESENTATIVE REVISION 5/1982 Pnrm 1R7 OF RA,A A 6 © 0 BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR Nall 009 co MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 0 - ep SEP1°° BARBARA Y. SHINPOCH MEMORANDUM MAYOR DATE: NOVEMBER 8, 1984 TO: TIRE 'TtEVEre I NOVA 7 1984 FROM: BUILDING & ZONING DEPARTMENT SUBJECT: BLACK RIVER TECHNOLOGY PARK ALTERRA CORPORATION FILE NO. PP-089-84, SP-090-84, V-091-84 Please find attached a revised site plan for the above referenced project. In this new plan you will note that the plat is now served by an emergency access drive to the south. Please review this plan. Your comments are needed urgently by FRIDAY. NOVEMBER 9th AT 12:00 P.M. For your reference is attached, your earlier comments on the development application review sheets. 4"'714. ; >416' 7)17 ee/ v7c)/ CS>c_.9 77/4„2,& o ti 6 REP N BUILDING & ZONING DEI ITMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 094 - 84 APPLICATION VO(S) : PRELIMINARY PLAT (PP-089-84) ,SPECIAL PERMIT (SP-090-84) , VARIANCE V-091-84) PROPONENT : ALTERRA CORPORATION PROJECT TITLE : BLACK RIVER TECHNOLOGY PARK APPLIL.AI1UN I-OK VKELIMINARY PLAT APPROVAL TO SUBDIVIDE BRIEF DESCRI 'TION OF PROJECT: APPROXIMATELY 71. 16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE OFFICE/WAREHOUSE USE, AND SPECIAL PERMITAPPLICATION FOR FILL AND GRADING OF 425,5UU CUBIC YARDS, IND VARIANCE FROM SECTION NUMBERS 9-1108 (7) (K) AND 9-1108 (24) (A6) TO ALLOW A CUL-DE-SAC `.TREET LENGTH OF 2,500 FEET. LOCATION : THE PROPERTY : S LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. TO : n PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 9-19-84 flENSINEERING DIVISION n TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : n UTILITIES ENG , DIVISION n FIRE PREVENTION BUREAU n PARKS 8 RECREATION DEPARTMENT n BUILDING & ZONING DEPARTMENT n POLICE DEPARTMENT n POLICY DEVELOPMENT DEPARTMENT n OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5 : 00 P .M, ON TUESDAY, SEPTEMBER 18, 1984 REVIEWING DEPARTMENT/DIVISION :ENO,/EI22//67 n APPROVED APPROVED WITH CONDITIONS I INOT APPROVED Prow de aCW4 % 2a/6 em eftis a-.5 inchCc tar astt,Q, 2, tee, andd R L/tatted n ez,zi ,cam 4--t-- .7\zi_e4- r/2-, 0-12 R,e4 DATE : 9-/8-^(94" SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 1 rm 12'7 REP N BUILDING & ZONING DEI TMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 094 - 84 APPLICATION NO(S) : PRELIMINARY PLAT (PP-089-84) ,SPECIAL PERMIT (SP-090-84) , VARIANCE V-091-84) PROPONENT : ALTERRA CORPORATION PROJECT TITLE : BLACK RIVER TECHNOLOGY PARK APPLICHI ION I-OK PRELIMINARY PLAT APPROVAL TO SUBDIVIDE BRIEF DESCRIPTION OF PROJECT: APPROXIMATELY 71.16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE OFFICE, WAREHOUSE USE, AND SPECIAL PERMITAPPLICATION FOR FILL AND GRA6ING OF 4Z5,5U0 CUBIC YARDS, L',ND VARIANCE FROM SECTION NUMBERS 9-1108 (7) (K) AND 9-1108 (24) (A6) TO ALLOW A CUL-DE-SAC ' TREET LENGTH OF 2,500 FEET. LOCATION : THE PROPERTY S LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. TO : n P• UBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 9-19-84 n ENGINEERING DIVISION TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : n UTILITIES ENG , DIVISION n F• IRE PREVENTION BUREAU n PARKS & RECREATION DEPARTMENT C B• UILDING & ZONING DEPARTMENT POLICE DEPARTMENT I ( POLICY DEVELOPMENT DEPARTMENT I ( OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5 : 00 P .M, ON TUESDAY, SEPTEMBER 18, 1984 REVIEWING DEPARTMENT/DIVISION : I L, 1 / L, e'), /ti l ( APPROVED C APPROVED WITH CONDITIONS 4NOT APPROVED Ci/ 1ai/tn/. 7 / i p L o'z e c.,v 'S / 1f '- 1 e 40T gr.): WLot4-ti:` cl(e T l Kr i h cc, d 1 T Ya m. a1-r s • 2, ce 2iyseS cy, P v /ii /e .S7"y cl="c/ /J 1774 7 cue ey 91-1•-a, -s 741) C, ><; St a `s , 7-8 el! c. IQ- PrmU/de -,.per G E fva.c « 1?7,_z DATE : SIGNATURE OF DIRECTOR OR AUTHORIZZE6REPRESENTATIVREPRESENTATIVE REVISION 5/1982 Form 182 RENON BUILDING & ZONING DEFOTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 094 - 84 APPLICATION NO(S) : PRELIMINARY PLAT (PP-089-84) ,SPECIAL PERMIT (SP-090-84) , VARIANCE V-091-84) PROPONENT : ALTERRA CORPORATION PROJECT TIT_E : BLACK RIVER TECHNOLOGY PARK APPLTLAIlUN FUK NRELTN1INARY PLAT TPPROVAL TO SUBDIVIDE BRIEF DESCRIPTION OF PROJECT: APPROXIMATELY 71. 16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE OFFICE /WAREHOUSE USE, AND SPECIAL PERMITAPPLICATION FOR FILL AND GRADING OF 425,5UU CUBIC YARDS, AND VARIANCE FROM SECTION NUMBERS 9-1108 (7)(K) AND 9-1108 (24) (A6) TO ALLOW A CUL-DE-SAC STREET LENGTH OF 2,500 FEET. LOCATION : THE PROPERTY IS LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. TO : n PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 9-19-84 ENGINEERING DIVISION n TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : nu- ILITIES ENG , DIVISION n FIRE PREVENTION BUREAU 51 PARKS RECREATION DEPARTMENT n BUILDIFG & ZONING DEPARTMENT n POLICE DEPARTMENT n POLICY DEVELOPMENT DEPARTMENT n OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5 : 00 P .M. ON TUESDAY, SEPTEMBER 18, 1984 REVIEWING DEPARTMENT/DIVISION : P4-1 k Iv APPROVED n APPROVED WITH CONDITIONS n NOT APPROVED 7-li/e- ietcm fl/AJ/,v 6-o /'' Nv 5/ CC / 1' 2 E"G A}- I v 6-L y' .s Ai 4i'G L. - 4 Epp/ 4fr o w -rAtE Jo e /ecun/D /Nfr 4Rt 4 Fie- 6 f u . v/ v ft t: o r / 7`_.S' 6-to 4S -no o 01 ' 't 7 `6' I m ,'4 7 o f 7friE F/L' 6 1/45 To ,B 7WE s S v e j Ai o r- 7 e-' Coe__ ,o c sec, vs .6- tee y "n/ L.E C v L. t M k 6 4 G 4.e4 7'` O'Q4 6 s7--A/P, DATE : SIGNA URE OF DIRECTOR 0 AUTH IZED REPRESENTATIVE REVISION 5/1982 F nrm 1 P? f. Date c: rculated : SEPTEMBER 6, 1984 Comments due : SEPTEMBER 18, 1984 EINVIROINHEINTAL CHECKLIST REVIEW SHEET E C F - 094 - 84 PRELIMINARY PLAT (PP-089-84) , SPECIAL PERMIT (SP-090-84) , APPLICATION No (s ) . VARIANCE (V-091-84) PROPONI:NT : ALTERRA CORPORATION PROJEC - TITLE : BLACK RIVER TECHNOLOGY PARK APPLICATION FOR PRELIMINARY PLAT APPROVAL TO SUBDIVIDE Brief Description of Project : 71. 16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE YOFFICEMAREHOUSE E AND SPECIAL PERMIT APPLICATION ARnS, VC VARTANCEFROMSECTIONNUMBERS 9-1108(7) (K) OR F ILL AND 1108(7) (K) AND9-1108(24) (A6) OF 425,500 CUBIC TOALLOWA CUL-DE- 3AC STREET LENGTH OF 2,500 FEET. L O CATI1 N : LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. SITE AEA : 71. 16 ACRES BUILDING AREA (gross ) N/A DEVELO 'MENTAL COVERAGE (%) : N/A IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Typographic changes : 2 ) Direct/Indirect air quality : 3 ) Water & water courses : 4 ) Plant life : 5 ) Animal life : 4--- 6 ) Noise : 7 ) Light & glare : 8 ) Land Use ; north : east : south : west : Land use conflicts : View obstruction : 9 ) Natural resources : 10 ) Risk of upset : 11 ) Population/Employment : 12 ) Number of Dwellings : 13 ) Trip ends ( ITE ) : Defai( TV-Ic. Ana ((re-S NeA. traffic impacts :IV/ !` vim 21^ le 14 ) Public services : I 15 ) Energy : 16 ) Utilities : 17 ) Human health : 18 ) Aesthetics : 19 ) Recreation : 20 ) Archeology/history : COMMENTS : C I'Part I c I e 0 k CO Lvt y- 15 /41Yee iv iif 2 U l 11'=ao RNlovkf cif(eitw1ikec( 2 fev riii .7N „3z_5 Q P-ro v -e Ufa.fa 7P740,L 4-u S 2) P-, v/d--e S,-veef /. f 4 z i 4/l9k raZtcJ'S Ci tZ)' s'tta,.iare, Recommendation : DNSI DOS More Information_ Reviewed by :4.4. ti tle : /, ., 4;421 s1L Date : 57/ / 77`.E5/, FORM: ERC-06 Date c. rculated : SEPTEMBER 6, 1984 Comments due : SEPTEMBER 18, 1984 EMIVIRONHE\ITAL CHECKLIST REVIEW SHEET E C F - 094 - 84 PRELIMINARY PLAT (PP-089-84) , SPECIAL PERMIT (SP-090-84) , APPLICiATION No (s ) . VARIANCE (V-091-84) PROPONENT : ALTERRA CORPORATION PROJECT TITLE : BLACK RIVER TECHNOLOGY PARK APPLICATION FOR PRELIMINARY PLAT APPROVAL TO SUBDIVIDE Brief Description of Project : 71.16 ACRES OF PROPERTY INTO 46 LOT.) FOR FUTURE OFFICEMARYARDS, NDEHOUSEVARTANCFEFROMDSECTIONL PERMIT APPLICATION NUMBERS 9-1108(7) (K) FOR ANDh9-1108(24)(A6) ILL b Or TO ALLOW5A0 CUBI( CUL-DE-;AC STREET LENGTH OF 2,500 FEET. LOCATIi)N : LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. SITE AREA : 71. 16 ACRES BUILDING AREA (gross ) N/A DEVELOPMENTAL COVERAGE 06) : N/A IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Topographic changes : 2 ) DLrect/Indirect air quality : 3 ) Writer & water courses : 4 ) P .ant life : 5 ) Animal life : 6 ) Noise : 7 ) L Lght & glare : 8 ) Lund Use ; north : east : south : west : Land use conflicts : View obstruction : 9 ) Natural resources : 10 ) Risk of upset : 11 ) Population/Employment : 12 ) Number of Dwellings : 13 ) Trip ends ( ITE ) : traffic impacts : 14 ) Public services : 15 ) Energy : 16 ) Utilities : 17 ) Homan health : 18 ) A3sthetics : 19 ) Recreation : 20 ) Archeology/history : V COMMENTS : .`/ ) 4 r4ii U7l l e SZr,pti5 / u/v'' ale , 2 ) rn u-t.e h• i,444074 w r u i e&tam' / Recommendation : DNSI DOS More Information- 10 Reviewed by : litle : Date : FORM: E] C-06 Date circulated : SEPTEMBER 6, 1984 Comments due : SEPTEMBER 18, 1984 ENVIIRONMENTAL CHEEIKLIST REVIIEW SHEET ECF - I)94 - 84 PRELIMINARY PLAT (PP-089-84) , SPECIAL PERMIT (SP-090-84) , APPLIC \TION No (s ) . VARIANCE (V-091-84) PROPON :NT : ALTERRA CORPORATION PROJECI TITLE : BLACK RIVER TECHNOLOGY PARK APPLICATION FOR PRELIMINARY PLAT APPROVAL TO SUBDIVIDE Brief Description of Project : 71. 16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE OFFICE/'JAREHOUSE USE, AND SPECIAL PERMIT APPLICATION FOR FILL ANU GRAVING OF 425,500 CUBIC YARnS, XNn VARIANCE FROM SECTION NUMBERS 9-1108(7) (K) AND 9-1108(24)(A6) TO ALLOW A CUL-DE-3AC STREET LENGTH OF 2,500 FEET. L OCATII)N : LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. SITE AREA : 71. 16 ACRES BUILDING AREA (gross ) N/A DEVELOPMENTAL COVERAGE (%) : N/A IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Topographic changes : 2 ) Direct/Indirect air quality : 3 ) Water & water courses : 4 ) Plant life : 5 ) Animal life : 6 ) Noise : 7 ) L .ght & glare : 8 ) Lond Use ; north : east : south : west : Land use conflicts : V..ew obstruction : 9 ) Notural resources : 10 ) R .sk of upset : 11 ) Population/Employment : 12 ) Number of Dwellings : 13 ) Trip ends ( ITE ) : traffic impacts : 14 ) Public services : 15 ) Energy : 16 ) Utilities : 17 ) Human health : 18 ) Aesthetics : 19 ) Recreation : 20 ) A] cheology/history : COMMEN1 S : S/itd C Th,1L GPeie.r s A.4Gd /iv T/i'J filee# Al. u 41. 4e-A '' f° f3 eeA, OPAfT'e 9i G V etV iee / i 4 v 7 Spa-- 7//o7 toec// /,/6/' e-AdeG-- , c 7we6r-w 4- Cco1. iH 116. S/7 c .9wv/0, , 7i-iRvdow R414,9 (Ad AI AT iyyl'/fcl` VA(de o& TN AVM 4 Pi r Recommendation : DNSI DOS More Information 1. Q - Reviewod by : 1 7/ l litle : Date : FORM: EFC-06 Fib Date circulated : SEPTEMBER 6, 1984 Comments due : SEPTEMBER 18, 1984 ENIVIRONMIENITAL CHECKLIST REVIEW SHEET E C F - 094 - 84 PRELIMINARY PLAT (PP-089-84) , SPECIAL PERMIT (SP-090-84) , APPLICATION No (s ) . VARIANCE (V-091-84) PROPOI ENT : ALTERRA CORPORATION PROJECT TITLE : BLACK RIVER TECHNOLOGY PARK APPLICATION FOR PRELIMINARY PLAT APPROVAL TO SUBDIVIDE Brief Description of Project : 71.16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE OFFICE,'WAREHOUSE USE, AND SPECIAL PERMIT APPLICATION FUR FILL ANU GRAuiNu OF 425,500 CUBI( YARnS, ANn VARIANCE FROM SECTION NUMBERS 9-1108(7) (K) AND 9-1108(24)(A6) TO ALLOW A CUL-DE -SAC STREET LENGTH OF 2,500 FEET. LOCAL ON : LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. SITE AREA : 71. 16 ACRES BUILDING AREA (gross ) N/A DEVELOPMENTAL COVERAGE (%) : N/A IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Topographic changes : z. 2 ) Direct/Indirect air quality : 3 ) Dater & water courses : 4 ) Flant life : 5 ) Inimal life : L" 6 ) Noise : 7 ) Light & glare : 8 ) Land Use ; north : east : south : west : Lv Land use conflicts : l/ lieu obstruction : 9 ) Natural resources : 10 ) Risk of upset : 11 ) Population/Employment : 12 ) Number of Dwellings : 13 ) Trip ends ( ITE ) : traffic impacts : 14 ) Fublic services : 15 ) Energy : L 16 ) Utilities : 17 ) Human health : v 18 ) Aesthetics : 19 ) Fecreation : 20 ) Archeology/history : COMMENTS : _ -- IVO hfe zns D' acee-S Qre, ter ae,r 9Ar S-,1P e- 4c./'D -D beel (-A de Sam de Not G lAl !l W i ll c;r e, J p N frot e S E P 6 1984 Recommendation : DNSI DOS More Information R e v i e v e d by : I i t l e : J,15 f)eC—/a Date : j. 1. FORM: ERC-06 V1I —I-flES Date circulated : SEPTEMBER 6, 1984 Comments due : SEPTEMBER 18, 1984 EM llIROMIff9EMITAL CHECKLIST REVIEW SHEET E C F - 094 - 84 PRELIMINARY PLAT (PP-089-84) , SPECIAL PERMIT (SP-090-84) , APPLICATION No (s ) . VARIANCE (V-091-84) PROPONENT : ALTERRA CORPORATION PROJECT TITLE : BLACK RIVER TECHNOLOGY PARK APPLICATION FOR PRELIMINARY PLAT APPROVAL TO SUBDIVIDE Brief Description of Project : 71. 16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE OFFICE 'WAREHOUSE USE, AND SPECIAL PERMIT APPLICATION FOR FILL ANU URAU1NG ar 425,500 CUBIC VARnc, ANn VARTANCF FROM SECTION NUMBERS 9-1108(7) (K) AND 9-1108(24)(A6) TO ALLOW A CUL-DE-SAC STREET LENGTH OF 2,500 FEET. LOC AT:LON : LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. SITE AREA : 71. 16 ACRES BUILDING AREA (gross ) N/A DEVELHPMENTAL COVERAGE (%) : N/A IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) ' opographic changes : y' 2 ) Direct/Indirect air quality : 3 ) IJater & water courses : 4 ) Plant life : V 5 ) Animal life : 6 ) Noise : 7 ) Light & glare : V 8 ) Land Use ; north : east : south : west : Land use conflicts : liew obstruction : 9 ) Natural resources : 10 ) Risk of upset : 11 ) Population/Employment : b2 12 ) Number of Dwellings : 13 ) drip ends ( ITE ) : v/ raffic impacts : 14 ) Public services : 15 ) Lnergy : 16 ) Utilities : 17 ) Human health : 18 ) Aesthetics : 19 ) Recreation : 20 ) Archeology/history : COMMENTS : Recommendation : DNSI DOS More Information Revie,ued by : Title : l/T/l/l t0 4-i-/.E ,/A/ Date : FORM: ER -0 7CYU CE Date cirl:ulated ; SEPTEMBER 6, 1984 Comments due : SEPTEMBER 18, 1984 ENVIRONMENTAL CHEEIKLIST REVIEW SHEET ECF - 09z - 84 PRELIMINARY PLAT (PP-089-84) , SPECIAL PERMIT (SP-090-84) , APPLICATION No (s ) . VARIANCE (V-091-84) PROPONENT : ALTERRA CORPORATION PROJECT TITLE : BLACK RIVER TECHNOLOGY PARK APPLICATION FOR PRELIMINARY PLAT APPROVAL TO SUBDIVIDE Brief DE scription of Project : 71. 16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE OFFICE/WIRYYARnS, At,fEHOUSEVARIANCEEFROMDSECTIONL PERMIT APPLICATION NUMBERS 9-1108(7) (K) FORANDFILL ANU 9-1108(24)(A6l)bTOrALLOW5A0 CUBIC CUL-DE-SAC STREET LENGTH OF 2,500 FEET. LOCATION : LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. SITE AREA : 71. 16 ACRES BUILDING AREA (gross ) N/A DEVELOPMENTAL COVERAGE (%) : N/A IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Tcpographic changes : 2 ) Direct/Indirect air quality : _ 3 ) Water & water courses : 4 ) Plant life : 5 ) Animal life : 6 ) Noise : 7 ) Light & glare : 8 ) Land Use ; north : east : south : west : Land use conflicts : view obstruction : 9 ) Natural resources : 10 ) Risk of upset : 11 ) Population/Employment : 12 ) Humber of Dwellings : 13 ) {rip ends ( ITE ) : traffic impacts : 14 ) Public services : 15 ) Energy : 16 ) Utilities : 17 ) Human health : 18 ) Aesthetics : 19 ) Recreation : 20 ) Archeology/history : COMMENTS : Reconmendation : DNSI V DOS More Information Reviewed by : AA/c—_ title : Date : e 91°/67-g / FORM: ERC-06 I vuGL1 V. Date c..rculated : SEPTEMBER 6, 1984 Comments due : SEPTEMBER 18, 1984 ENVIRONMENTAL CHECKLIST REVIEW SHEET E C F - 1194 - 84 PRELIMINARY PLAT (PP-089-84) , SPECIAL PERMIT (SP-090-84) , APPLIC \TION No (s ) . VARIANCE (V-091-84) DIY OF RENTON PROPON :NT : ALTERRA CORPORATION E P u 1984 POLICY P R O J E C T TITLE : BLACK RIVER TECHNOLOGY PARK DEVEL OPmcNT rip p7 APPLICATION FOR PRELIMINARY PLAT APPROVAL 10 SUBDIVIDE Brief description of Project : 7L,16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE V E AND LL ARn , Nfl VARIANCFFROMSEC SPECIAL SECTION 9- PERMIT APPLICATION F OR F OF 1108(7) (K) AND9-1108(24) (A6) TOALLOW425,500 CUBIC S CUL-DE-SAC STREET LENGTH OF 2,500 FEET. L OCATIIN : LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. SITE AREA : 71. 16 ACRES BUILDING AREA (gross ) N/A DEVELOPMENTAL COVERAGE (%) : N/A IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Topographic changes : 2 ) Direct/Indirect air quality : 3 ) Water & water courses : 4 ) Plant life : 5 ) Animal life : 6 ) Noise : 7 ) Light & glare : 8 ) Land Use ; north : r-#w east : i l or• l/l/ods U,_ south : (,(2,f vest : CA°(2(0 1Qc) Land use conflicts : View obstruction : 9 ) Natural resources : f 10 ) Risk of upset : 11 ) Population/Employment : 12 ) Number of Dwellings : 13 ) Trip ends ( ITE ) : Arefrj 5 traffic impacts : 14 ) Public services : 15 ) Energy : 16 ) Ltilities : 17 ) Fuman health : 18 ) Aesthetics : 19 ) Fecreation : v ` 20 ) Archeology/history : COMMENTS : 1-1 -oao w- a 04 444„ , pD rJa Recommendation :` DN I // DOS More Information Revieved by : 6/4(). un 1 itle : s5/5 71/3/pie/P Date : COilgy FORM: 1RC-06 B.i.$)qi-zoK)E. Date circulated : SEPTEMBER 6, 1984 Comments due • SEPTEMBER 18, 1984 ENIVIRONMIENTAL CHECKLIST REVIEW SHEET E C F - 194 - 84 PRELIMINARY PLAT (PP-089-84) , SPECIAL PERMIT (SP-090-84) , APPLICATION No (s ) . VARIANCE (V-091-84) PROPON=NT : ALTERRA CORPORATION PROJECT TITLE : BLACK RIVER TECHNOLOGY PARK APPLICATION FOR PRELIMINARY PLAT APPROVAL TO SUBDIVIDE Brief Description of Project : 71. 16 ACRES OF PROPERTY INTO 46 LOTS FOR FUTURE OYARnS, ANRnEVARTANCEE FROM DSECTION LNUMBERS 9-1108(7) (K) PERMIT APPLICATION L AND OR t9-1108(24) (A6ILLANUl) TO ALLOW OF 5A0 CUBE CUL-DE-SAC STREET LENGTH OF 2,500 FEET. LOCATION : LOCATED IN THE VICINITY OF S.W. 4th PLACE AND NACHES AVENUE S.W. SITE AREA : 71. 16 ACRES BUILDING AREA (gross ) N/A DEVELOPMENTAL COVERAGE (%) : N/A IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Topographic changes : 2 ) Cirect/Indirect air quality : 3 ) Water & water courses : 4 ) Plant life : X 5 ) Animal life : 6 ) Noise :X 7 ) Light & glare : 8 ) Land Use ; north : east : south : west : Land use conflicts : View obstruction : 9 ) Natural resources : 10 ) Risk of upset : 11 ) Population/Employment : 12 ) t',umber of Dwellings : 13 ) lrip ends ( ITE ) : traffic impacts : 14 ) Public services : 15 ) Energy : 16 ) Utilities : 17 ) Human health : 18 ) Aesthetics : 19 ) Recreation : 20 ) Archeology/history : COMMENTS : 1 Recommendation : DNSI Y DOS__ More Information Revieed; by : j „ ( , Title : Date : V .7 Z-(//'07 FORM: ::RC-06 0515N ENVIRONMENTAL REVIEW COMMITTEE AGENDA SEPTEMBER 19, 1984 THIRD FLOOR CONFERENCE ROOM: COMMENCING AT 10:00 A.M. OLD BUSINESS: ECF-014-84 HONEY CREEK ASSOCIATES R-014-8/, Application to rezone 48.5 acres of property from G-1 to G-1, PPUD-0]5-84 R-1, and R-2 and for approval of a preliminary PUD consisting of a multi-family condominium development having 185 housing units. This revised application is to be constructed in two phases. The first phase will be 99 units to be located on the south side of Honey Creek; property located in the vicinity of the 2200 block of Jefferson Avenue N.E. ECF-091-84 FETTERLY ANNEXATION Reconsideration is being asked from Robert Fetterly of the final declaration of significance issued by ERC, to annex 0.9 acre of property into the City of Renton for future single family use; located at the southeast corner of 140th Avenue S.E. and S.E. 116th Street (N.E. 10th Street). NEW BU iINESS: ELF-094-84 ALTERRA CORPORATION PP-089-34 Application for preliminary plat approval to subdivide SP-090-134 approximately 71.16 acres of property into 46 lots for future V-091-84 office/warehouse use (Black River Technology Park), and special permit application for fill and grading of 425,500 cubic yards, and variance from Section 9-1108(7)(K) and Section 9-1108(24)(A)(6) to allow a cul-de-sac length of 2,500 feet; located in the vicinity of S.W. 4th Place and Naches Avenue S.W. ECF-09`-84 WILLIAMS/BAI ES B-331 Application for building permit to construct a 16 unit apartment complex, consisting of two, 8-unit buildings (Fir One Apartments); located along the east side of Monroe Avenue N.E. between N.E. 11 th Place and N.E. 12th Street. ECF-09E -84 AERODYNE CORPORATION CU-092- 84 Application for conditional use permit to allow a 4-unit aircraft hanger to be constructed in a P-1 (Public Use) zoned district; located at the south end of the Renton Municipal Airport at 340 Airport Way South. INFORN ATION: WASHINGTON STATE DEPARTMENT OF TRANSPORTATION A proposed declaration of non-significance has been issued for the construction of a 160 stall Park 'n Ride lot on property leased from St. Matthews Lutheran Church. The lot will be maintained by METRO Transit. The proposal also includes paving of the church's existing gravel parking lot; located at the northeast corner of Edmonds Avenue N.E. and N.E. 16th Street. Any comments are due by September 28, 1984. ITY OF RENTC T( Ii5 BUILDING & ZONING DEPARTMENT 5 P -o? o- 4 0 - 8 NTS MASTER APPLICATION NOTE TO APPLICANT: Since this is a comprehensive application form, only those items related to your specific type of application(s) are to be completed. Please print or type. Attach additional sheets if necessary.) APPLICANT I TYPE OF APPLICATION NAME FEES Alterra Corporation a REZONE*(FROM TO ADDRESS 710 Cherry Street 0 SPECIAL PERMIT* CITY ZIP r E] TEMPORARY PERMIT* Seattle , W\ 98104 CD CONDITIONAL USE PERMIT* D SITE PLAN APPROVAL TELEPHONE 382-J333 C21 GRADING AND FILLING PERMIT 1595.00 206 ) No. of Cubic Yards: 4 2 5, 5 0 0 7 VARIANCE 9-1108(7) (K) $ 150.00 CONT ACT PERSON From Section: 9-1108(24) (A6) Justification Required NAME Steve Speidel Richard Carothers Associates 2855.00 ADDRESS SUBDIVISIONS: 814 East Pike Street D SHORT PLAT CITY ZIP D TENTATIVE PLAT 1 °a t t 1 e WA 9 8 1 2 2 PRELIMINARY PLAT EPHONE Q FINAL PLAT 206 ) 324-5500 D WAIVER Justification Required) OWNER NO. OF LOTS: 46 PLAT NAME: Blackriver Technology Park NAME J.A.G. - RENTON PROPERTIES ASSOC. ADDRESS PLANNED UNIT DEVELOPMENT: 710 Cherry Street D PRELIMINARY CITY ZIP D FINAL Seattle , VGA 98104 P.U.D. NAME: TELEPHONE 206 ) 382-0333 D Residential D Industrial DCommercicl ED Mixed LOCATION MOBILE HOME PARKS: PROPERTY ADDRESS D TENTATIVE Blackriver Technology Park D PRELIMINARY EXISTING USE PRESENT ZONING Reparian-Forest MP FINAL PROPOSED USE PARK NAME: fice/Warehouse NUMBER OF SPACES: r Total Acres to be developed 51 - 1.--® ENVIRONMENTAL REVIEW COMMITTEE 100. SQ. FT. ACRES TOTAL FEES 4700.00 AREA: 7 0± STAFF USE ONLY -- ADMINISTRATIVE PROCESSING DATE STAMP I APPLICATION RECEIVED BY: APPLICATION DETERMINED TO BE: DAccepted 11ITY OF RF" %{ _, r Incomplete Notification Sent On By: C Initials) 44 DATE h' r1 ADDITIONAL MATERIAL RECEIVED BY:l 6 3 0APPLICATION DETERMINED TO BE: 1°64541 . D Accepted BUR G/ZC .•.0 11 } i D Incomplete Notification Sent On By: Initials) ROUTED TO: MI Buildi:4;; Design Eng. Fire El Parks Police fit Policy Dev. Cg Traffic Eng. 51,1 Utilities REVISION 5/1982 Legal description of property (if more space is required, attach a separate sheet). ATTACHED AFFIDAVIT I, being duly sworn, declare that I am authorized representative to act for the property owner,L owner of the property involved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. SUBS73ED AND SWORN TO BEFORE ME THIS 6 . DAY OF 19L1Z NOTARY PUFJL;C IN AND FOR THE STATE OF WASHINGTON, IDING AT s , ;, / 7? 5„..e...r/ / S •Q.,.6.;r Name of Notary Public) Signature of Owner) 7/D c c,2'v C% S/.=/j/LE f U4 loti 710 Cherry Street Address) . Address) Q^1ni.Seattle , WA City) State) (Zip) 1 s .o YT t.:; 2 0 6 ) 332-0333 Telephone) Acceptance of this application and required filing ,ee does not constitute a complete application. Plans and other materials required to constitute a complete application are listed in the "Application Procedure." Form 0174 7.. PROJECT DESCRIPTION I. PROJECT TITLE Blackriver Technical Park, Clearing and Grading, Renton, Washington II. SCOFE OF WORK Blackriver Technical Park is located on 71.16 acres of land to the south of The Burlington Northern Railroad tracks and to the north of Washington Tech- nicil Park and the renovated P-1 Channel . The project includes clearing and grading approximately 51 acres of the north eas1.erly portion of the site. There are preserve areas containing significant trees within the clearing area that will be retained. (See attached, "Guide- lines for the Preservation Outside the 'Preserve' Zone"). Over 19 of 71.16 acres shall be retained as natural preserve areas or are currently being utilized for the renovation of the P-1 Channel . The grading will include raising existing grades up to base grades for future access drive, utilities and building development. The grades will increase a maximum of 12 feet at the west end of the site in order to accommodate exist- ing sanitary sewer pipe invert elevations offsite. Fills at the southeast will also bring existing grades above the 100 year flood levels. The transition fill slopes will be set at 2 to 1 maximum steepness and cut slo)es set at 3 to 1 to assure stability of the railroad tracks. III. Fill Material A. Type - The material to be used for this project will be from various sources. Approximately 30,000 cubic yards of material will be from on-site excavated from the old railroad grade. Approximately 95 to 97,000 cubic yards of material is currently being deposited on-site from the P-1 Channel project. Material from the I-90, Mercer Island and Mt. Baker Ridge Tunnel may be deposited on-site. Portions of the soils reports containing soil logs are attached herein. Other sources of material shall be utilized as they become available. There shall be a soils engineer on-site to grade and inspect all import- ed materials. The entire filling will require approximately 425,500 cubic yards of material . B. Construction Methods - The following are the approximate steps to be followed during the placement of all fills: 1 ) Drain area within limit of work of standing water. 2) Clear vegetation, except significant trees to be preserved. 3) Place filter fabric on soft soils and on access drive. 4) Establish erosion controls at limit of work. 5) At Access Road place 18 inches of material on top of woven filter fabric as a fill mat compacted to 95%. 6) Place and compact additional soils in 8 inch lifts throughout fill areas. 7) Installation of the fill material shall be in accordance with Standard Specification for Municipal Public Works Construction" 1981 Edition, Washington State Chapter APWA. C. Truck Routing - Freeway: All loaded trucks shall approach the site from I-5 North and/or Southbound, exit at Empire Way South, turn southeast and continue to Rainier Avenue South, turn South to South 7th Street, head west to Powell Ave S.W. and North to enter the site. Load limits on I-405 may allow empty truck to use 1-405 as an alternate route. Arterials and City Streets: Access to the site may also utilize Monster Road at the west end of the site. Truck traffic shall use Empire Way South and exit at 68th Ave. S. , proceed to Monster Road S.W. and access the site utilizing the existing 12 foot wide dirt road, currently being used for the P-1 Channel Project. IV. Otis : Control Pri )r to hydro-seeding, dust control shall be accomplished by controlling moi ;ture content of soil and sprinkling. V. Hou^s of Operation The hours of sitework shall be the general work hours of 7AM to 5PM, 5 days a week. Truck hauling to the site may be reduced during AM/PM "Rush Hour" , traffic periods to reduce congestion of arterials and city streets. VI. Rehjbilition and Seeding See the attached - Erosion Control Specification, Section 02485. VII. Project Timing The clearing and grading shall start upon issuance of a permit from the City of Renton (Est. September, 1984) , and continue until the proposed grades are reached. i. JUSTIFICATION OF VARIANCE FOR CUL-DE-SAC LENGTH The Blackriver Technology Park is located on a distinctly shaped parcel of land. The arc shaped northern boundary is formed by the Burlington Northern Railroad r ght-of-way. More than half of the southern boundry is formed by the P-1 Channel , City of Renton buffer property, and preserve areas. Therefore, the only unencumbered border of the site is the southerly portion that extends east-west between Powell Avenue and Natches Avenue. To aid circulation and promote efficient access, Blackriver Technology Park proposes t) link Powell and Natches Avenues. However, in order to service lots in the "bounc in" western portion of the site, it is necessary to provide a cul-de-sac. The cal-de-sac shall extend 2500' beyond the "T" intersection of Natches and The applicant for Blackriver Technology Park (Alterra Corporation) , would suffer undue hardship if a loop road were provided to the western portion of the site. Currently over 11% of the developable land will be given over to roadway right-of-way. If a loop road were provided approximately 20% of the developable area would be roadway right-of-way. The applicant also would suffer undue hardship as well as the City of Renton if a 'confection' to Monster Road were proposed. The roadway would impact and disturb City of Renton green-belt, buffer and preserve areas. The property is less than 40' vide and could not support a 44' wide road with a 60' right-of-way adjacent i,o Monster Road. Impacts would also be caused by the alignment of the Burlingtor Northern track, signals and control boxes. As ncted above, the variance is necessary because of the special circumstances of developable land size, shape, the location of adjacent properties, i.e. P-1 Chanral and Burlington Northern Railroad. The high percentage of area necessary to provide a connection deprives the applicant of development rights and privileges enjoyed b.]' other property owner's in the vicinity. The granting of a variance to allow a 2500' cul-de-sac will not be materially detrimental to the public welfare, nor will it cause injury to property or improvements in the vicinity. To the contrary, the applicant will provide utilities in the developable area and beyond to provide service connections for future use to the north and west. The applicant will also provide all the cul-de-sa : improvements per city codes and regulations, at no cost or harm to the public. The applicant is not asking for a variance that would constitute a special privilege that is inconsistent with other properties of similar size and/or shape located within the vicinity. The need for variance is directly related to the geographical constraints of the Railroad, P-1 Channel and Greenbelt, Buffer and City of Renton properties. The applicant is providing access to the developable parcels of the site, which does not constitute a special privilege. Due io the desire of the applicant to efficiently provide parcels of land of approximately three-quarters of an acre in size and to be in compliance with the cities sub division code, a cul-de-sac of 2500' in length is necessary. A cul-de-sac of lesser length or a loop road would cause undue hardship on the applicant by reducing the parcels to a size of undevelopable proportions. The Parcel sizes currently proposed are developable within the current zoning and proposed land usage. The applicant feels the above statements provide ample background and justification to warrant a variance of the cul-de-sac length to provide that be extended to 2500' in length. CITY OF RENTON, WASHINGTON ENVIRONMENTAL CHECKLIST FORM FOR OFFICE LSE ONLY Application No. Z/"n= C,q© / - ZS _s/"/- D90 -`7, V' U9 - / Environmental Checklist No, E C-F PROPOSED, date: FINAL , date: Declaration of Significance 1:1Declaration of Significance Declaration of Non-Significance T Declaration of Non-Significance COMMENTS : Introduction The State Environmental Policy Act of 1971, Chapter 43.21C, RCW, requires all state and local governmental agencies to consider environmental values both for their own actions and when licensing private proposals . The Act also requires that an EIS be prepared for all major actions significantly affecting the quality of the environment. The purpose of this checklist is to help the agencies involved determine whether or not a proposal is such a major action. Please answer the following questions as completely as you can with the information presently available to you. Where explanations of your answers are required , or where you believe an explanation would be helpful to government decision makers , include your explanation in the space provided, or use additional pages if necessary. You should include references to any reports or studies of which you are aware and which are rele- vant to the answers you provide. Complete answers to these questions now will help all agencies involved with your proposal to undertake the required environmental review with- out unnecessary delay. The following questions apply to your total proposal , not just to the license for which you are currently applying or the proposal for which approval is sought. Your answers should include the impacts which will be caused by your proposal when it is completed, even though completion may not occur until sometime in the future. This will allow all of the agencies which will be involved to complete their environmental review now, with- out duplicating paperwork in the future. NOTE: This is a standard form being used by all state and local agencies in the State of Washington for various types of proposals. Many of the questions may not apply to your proposal . If a question does not apply, just answer it "no" and continue on to the next question. ENVIRONMENTAL CHECKLIST FORM I . BACKGR( UND 1. Nime of Proponent ALTERRA CORPORATION 2. Address and phone number of Proponent: 710 CHERRY ST. SEATTLE, WA 98104 (206) 382-0333 3. Dite Checklist submitted July, 1984 4. Acency requiring Checklist City of Renton Building & Zoning Dept. 5. N:me of proposal , if applicable: Blackriver Technology Park 6. Nature and brief description of the proposal (including but not limited to its size general design elements and outer factors that will give. an accurate urderstanding of its scope and nature) : The general site consists of over 70 acres. An area of over 51 acres shall be filled with approximately 425,000 cubic yards of material . Fill shall serve as base for future office/manufacture structure and an access road. For detailed information about future development see draft and final EIS "Blackriver Office Park" April 1981 & 82. 2- 7. Location of proposal (describe the physical setting of the proposal , as well as the extent of the land area affected by any environmental impacts , including • any other information needed to give an accurate understanding of the environ- mental setting of the proposal ) : The site is located south of the Burlington Northern Railroad right-of-way. To the east is the Earlington Woods P.U.D. and to the south is the Washington Technical Park. 8. Estimated date for completion of the proposal : Filling shall be completed as suitable material becomes available. 9. List of all permits , licenses or government approvals required for the proposal federal , state and local--including rezones) : Grading and filling permit City of Renton 10. Do you have any plans for future additions , expansion, or further activity related to or connected with this proposal? If yes , explain: Yes: Water, sanitary sewer and storm drainage utilities shall be installed as well as Blackriver Blvd. (access road) . Future structures shall be constructed. 11. Do you know of any plans by others which may affect the property covered by your proposal ? If yes , explain: Yes: SCS is currently using the site as a excaved soils stockpile. 12. Attach any other application form that has been completed regarding the pro- posal ; if none has been completed, but is expected to be filed at some future date, describe the nature of such application form: See Attached: Master Application Form II . ENVIRONMENTAL IMPACTS Explanations of all "yes" and "maybe" answers are required) 1) Earth. Will the proposal result in: a) Unstable earth conditions or in changes in geologic substructures? X YES MAYBE NO b) Disruptions, displacements , compaction or over- covering of the soil?X YES MAYBE NO c) Change in topography or ground surface relief features? X 111/1YESMAYBEWU— d) The destruction, covering or modification of any unique geologic or physical features?X YES MAYBE NO e) Any increase in wind or water erosion of soils, Xeitheronoroffthesite? YES MAYBE NO f) Changes in deposition or erosion of beach sands, or changes in siltation. deposition or erosion which may modify the channel of a river or stream or the Xbedoftheoceanoranybay, inlet or lake? Explanation: B: The proposal is to fill w/425,000 CY ovelsexiTYM No elevations. C: See above. D: The clearing of trees and vegetation which may be considered unique. E: Only the limited amount that may occur during construction. F: The current SCS construction and work within the P-1 channel and this proposal change the flood boundry on site. 3- 2) Air. Will the proposal result in: a) Air emissions or deterioration of ambient air quality?X YES MAYBE NO b) The creation of objectionable odors? X YES MAYBE ii0-- c) Alteration of air movement , moisture or temperature, or any change in climate , either locally or Xregionally? YES MAYBE NO Explanation : C: Due to the reduction of existing vegetation, there may be very minor localized changes . 3) Water. Will the proposal result in: a) Changes in currents , or the course of direction of water movements , in either marine or fresh waters? X YES MAYBE NO b) Changes in absorption rates , drainage patterns , or Xtherateandamountofsurfacewaterrunoff? YES MAYBE NO c) Alterations to the course or flow of flood waters? X II/1° d) Change in the amount of surface water in any water YES MAYBE NO body? X YES MAYBE NO e) Discharge into surface waters, or in any alteration surface water quality, including but not limited to Xtemperature , dissolved oxygen or turbidity. YES MAYBE WU— if) Alteration of the direction or rate of flow of Xgroundwaters? YES MAYBE NO g) Change in the quantity of ground waters , either through direct additions or withdrawals , or through Xinterceptionofanaquiferbycutsorexcavations? YES MAYBE NO n) Deterioration in ground water quality, either through direct injection , or through the seepage of leachate , phosphates , detergents , waterborne virus or bacteria , Xorothersubstancesintothegroundwaters? YES MAYBE NO i ) Reduction in the amount of water otherwise available Xforpublicwatersupplies? YES MAYBE Explanation: B: Due to imported soil types and compaction, the ab- sorption rates will change. Also the patterns will change due to proposed contours and elevations. 11110 4) Flora. Will the proposal result in: a ) Change in the diversity of species , or numbers of any species of flora (including trees , shrubs , grass , crops , microflora and aquatic plants)?X YES MAYBE NO b) Reduction of the numbers of any unique , rare or endangered species of flora? X YES MAYBE NO c) Introduction of new species of flora into an area, or in a barrier to the normal replenishment of existing species? X YES MAYBE NO d` Reduction in acreage of any agricultural crop? X YES MAYBE NO ExElanation: A: Clearing of trees and shrubs shall reduce numbers. B: (See above) The area is a reparian forest which is unique in the area. C: The introduction of errosion control grasses and the prevention of the return of existing tree types in the areas of fill . 4- 5) Fauna. Will the proposal result in: a) Changes in the diversity of species, or numbers of 111/1anyspeciesoffauna (birds, land animals including reptiles, fish and shellfish, benthic organisms, insects or microfauna)? X YES MAYBE !ice b) Reduction of the numbers of any unique, rare or X endangered species of fauna? YES MAYBE NO c) Introduction of new species of fauna into an area, or result in a barrier to the migration or movement X of fauna? YES MAYBE NO d) Deterioration to existing fish or wildlife habitat? YES MAYBE NO Explanation: A: Due to clearing and filling operations species may relocate to preserve areas. C: New species may use the area after the grasses take hold. 6) Noise. Will the proposal increase existing noise levels? X YES MAYBE NO Explanation: Construction noises and truck noise may increase but shall be short term. 11110 7) Light and Glare. Will the proposal produce new light or glare? X YES MMYBE tV Explanation: 8) Land Use. Will the proposal result in the alteration of the present or planned land use of an area? X YES MB NO Explanation: The present land use is reparian forest. However, the zoning is MP and the proposal is to clear and fill part of the site. 9) Natural Resources. Will the proposal result in: a) Increase in the rate of use of any natural resources? X YES MAYBE NO b) Depletion of any nonrenewable natural resource? X YES MAYBE NO Explanation: A: The proposal will use soil and rock suitable for such filling operations. 1111/ 10) Risk of Upset. Does the proposal involve a risk of an explosion or the release of hazardous substances (including, but not limited to, oil , pesticides, chemicals or radiation) in the event of an accident or upset conditions? X YES M-B W Explanation: Only which is typical in the construction processes 11) Population. Will the proposal alter the location, distri- bution, density, or growth rate of the human population of an area? x YY u- MAYBE Explanation: 5- 12) Housing. Will the proposal affect existing housing, or X create a demand for additional housing? YES MAYBE NO Explanation: 13 Transportation/Circulation. Will the proposal result in : a) Generation of additional vehicular movement? X YES MAYBE NO b) Effects on existing parking facilities , or demand X for new parking? YES MAYBE NO c) Impact upon existing transportation systems? X YES MAYBE NO d) Alterations to present patterns of circulation or X movement of people and/or goods? YES MAYBE NO e) Alterations to waterborne, rail or air traffic? X YES MAYBE NO f) Increase in traffic hazards to motor vehicles , X bicyclists or pedestrians? YES MAYBE NO Explanation:C & F: The use of large trucks to bring soils to the site via freeways and city streets . 14) Public Services. Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the following areas : a) Fire protection? X YES MAYBE NO b) Police protection? X YES MAYBE NO c) Schools? X YES MAYBE NO X d) Parks or other recreational facilities? YES MAYBE NO e) Maintenance of public facilities , including roads? X _ YES MAYBE NO f) Other governmental services? X YES MAYBE NO Explanation: E: May be some dirt and dust caused by trucks on public roads. 15) Energy. Will the proposal result in: a) Use of substantial amounts of fuel or energy? YES MAYBE NO b) Demand upon existing sources of energy, or require the development of new sources o4 energy? X YES MAYBE WO-- Explanation: 16) Utilities. Will the proposal result in a need for new systems , or alterations to the following utilities : a) Power or natural gas? X YES MAYBE NO b) Communications systems? X YES MAYBE NO c) Water? X YES MAYBE NO 6- d) Sewer or septic tanks? X YET— MAYBE rr e) Storm water drainage? X YES FIXTrir FO— X f) Solid waste and disposal? YES MAYBE N0 Explanation: . E: Storm drainage and erosion control system on site will be required. 17) Human Health. Will the proposal result in the creation of any health hazard or potential health hazard (excluding mental health)? V— MAYBE WO-- Explanation: 18) Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive X site open to public view? YES MAYBE NO Explanation: The replacement of a forest by grass lands may be offensive to some aspects of the public 19) Recr*,tipri, Wit: [:i,:a pro .o3a1 rea:ilt in ,:i inyact upon the qualit or qu ntlty ,'t r.xisting rccr'ry'+ i4r, st opportunities? X YES MAYBE NO Explanation: 20) ArcheologicalLllistorical . Will the proposal result in an alteration of a significant archeological or historical site, structure, object or building? X YES Mai YBE k0 Explanation: III. SIGNATURE I , the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any decla- ration of non-significance that it might sue 'n reliance upon this checklist should there be any willful misrepresentation o willfu lack of full is osure my part. Proponent: signed) De)----44b 3D lU 4 S name printed) City of Renton Building & Zoning Department May, 1983 Form 1 176 c BATC`4. NUMBER :CK COMMENTS CUSTOMER NAME RICHARu CAROTHER ' 4 *#*#********#*###*###*****, ****##*##*****####*#**##*### t##**###*### 2 143 70-1 980-C 1 2143 70-2 000-05 F/CHG ASSOCIATES E0980 CF/CHG ASSOCIATES E0980 200 S 333RC ST 230 S 333RD ST FEDERAL WA) WA 98003 FEDERAL WAY WA 98003 214370-2280-06 377920-0005-04 CF/CHG ASSOCIATES E0980 NEWBURN LLCYAL L C0379 200 S 333RD ST 2230 151ST PL SE FEDERAL WAY WA 98003 BELLEVUE WA 98007 377920-0010-07 377920-0053-05 SANFORD H S 441938 SANFORD H S 441938 4520 55TH AVE NE 4520 55TH AVE NE SEATTLE WA 98105 SEATTLE WA 98105 377920-0056- 02 377920-0120-04 SANFORD H S 441938 SANFORD H S 441938 4520 55TH AVE NE 4520 55TH AVE NE SEATTLE Wig 98105 SEATTLE WA 98105 377920-0150 -07 377920-0170-03 BLACK RIVER QUARRY BLACK RIVER QUARRY 6808 S 14)TH 6808 S 140TH ST SEATTLE WA 98178 SEATTLE WA 98178 722950-0320-02 918800-0010-03 BLACK RI1+ER QUARRY INC FIRST CITY QUI TI ES 329999 6808 S 140TH 800 5TH AVE SUITE 4040 SEATTLE 4 A 98178 SEATTLE WA 98101 918800-0020-01 9188 00-0030—09 HOLVICK DEREGT KOERING 319800 HOLVICK DEREGT KOERING 319800 1230 GAKIIEAD PWY SUITE 210 1230 OAKMEAD PWY SUITE 210 SUNNYVAL = CALIF 94086 SUNNYVALE CALIF 94086 918800-0043-07 918800-0050-04 HOLVICK DEREGT KOERING 319800 HOLVICK DEREGT KOERING 319800 1230 OAKMEAD PWY SUITE 210 1230 OAKMEAD PWY SUITE 210 SUNNYVALE CALIF 94086 SUNNYVALE CALIF 94086 918800-0060-02 918800-0130-08 HOLVICK DEREGT KOERING 319800 FIRST CITY EQUITIES 391023 1230 GALMEAD PWY SUITE 210 800 5TH AVE SUITE 4040 SUNNYVALE CALIF 94086 SEATTLE WA 98104 918800-01 .0-06 918800-0150-03 FIRST CITY EQUITIES 391023 KING COUNTY 359800 800 5TH AVE SUITE 4040 530 KC ADMIN BLDG SEATTLE WA 98104 SEATTLE WA 98104 j 4*************************************4 :**************************************4 BATCH NUMBER:CS COMMENTS J21JD. l-A-N D CUSTOMER NAME RICHARD CAROTHER ou,NF_/2.Z 4***************************i c**************************************g 722950-03I0-04 242304-9008-04 STATE OF WN CONTAINER CORP OF AMERICA C0481 MC A 4 D 2FSS of r2t--coa..t) 1 1ST NATL PLAZA CHICAGO IL 60670 182305-92`00-06 182305-9250-06 PACIFIC COAST RR CO 301 GRE/aT NORTHERN BLDG N/ .SEATTLE WA 98101 132 304-9005-09 1323 04-9007-08 SANFORD -1 S 441938 BURLINGTON NORTHERN INC 1279 4520 55TH AVE NE I SEATTLE WA 98105 810 3RD AVE TX DPT 208 CTRL SEATTLE WA 98104 1323 04-9 009-06 1323 04-9010-03 BURLINGTON NORTHERN INC A0181 SANFORD H S 441938 810 3RD AVE 4520 55TH AVE NE 208 CENTRAL BLDG - TAX DEPT SEATTLE WA 98105 SEATTLE WA 98104 132304-9020-01 132304-9025-06 C & P S RY CO CF CHG ASSOCIATES E0980NoAD9IU=SS of f2j Cat2-A 200 S 333RD ST FEDERAL WAY WA 98003 132304-9 018-0 2 1323 04-9080-08 KING COUNTY 0740 0577 KING COUNTY 0740 0577 Soo K A DH1 tJ I,1._PGi 500 KC- 40N,N) P,L-D6, si_Air c.r WA 913101 SF-A,fiLF_ wi4 y 8i0 9 132304-90FA-04 132304-9084-04 BURLING' ON NORTHERN INC 209800 810 3RD AVE 208 CEN"RAL BLDG-TAX DEPT c v / SEATTLE WA 98104 LEGAL DESCRIPTION PARS:EL.. A That portion of the south half of Section 13, Township 23 North, Range 4 East , V.M. , in Kirg County, Washington; and That portion of Junction Addition to City of Seattle, according to plat .recorded in Volume 12 of Plats, page 75, in King County, Washington, together with vacated streets adjoining which would attach to said premises by operation of law, and of C.E. Erownell 's Donation Claim No. 41 , described as follows: Beginring at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence N68'03'54"E 224.45 feet; thence N80'04 '48"E 232.00 feet; thence S42.06'08"E 87. 16 feet to the TRUE POINT OF BEGINfING; thence N42'06'08"W 87. 16 feet; thence S80'04'48"W 232 .00 feet; thence N12'01 'OO"W 40.75 feet; thence Sj 59 '00"W 133.01 feet to a point of curve; thence along a curve to the right having a radius of 230.00 feet , through a central angle of 27'47'31" an arc distance of 111 .56 feet to a point of compound curvature; the center of said curve bears N15°46'31"E 160.00 feet; thence along said curve to the right, through a central angle of 70'48 ' 19" an arc distance of 197.73 feet; thence 582'15 '00"W 67.68 feet; thence S31'32 '22'%1 71 .06 feet; thence N81'11 '35"W 193.00 feet; thence 582' 15'00"W 92.99 feet; thence 535'29'30"W 143. 18 feet; thence N74'44 '00"W 84.85 feet; thence S60' 16'00"W 67.00 feet; thence S12'16'00"E 97.35 feet to the north line of a tract of land described in EXHIBIT 5 to Agreement recorded under King County Recording No. 8301050539; thence 568'06'46"W along said northerly line 375.53 feet to the northerly line of a tract of land described in EXHIBIT 8 in said Agreement; thence northwesterly along said northerly line on a curve to the left, the center which bears west 195.01 feet, thru a central angle of 78'41 '24", an arc distance of 267.83 feet; thence N78'41 '241V along said northerly line 180.00 feet to an angle point in said northerly line; thence N33'0( '54"W along said northerly line 109.47 feet to the south line of the Burlirgton Northern Railroad Right-of-Way, said point being a point on a curve, the center which bears S39'23'00"E 1853.00 feet; thence easterly along said southerly line and curve to the right, thru a central angle of 2'01 '59", an arc distarce of 65.75 feet to a point of compound cure; thence continuing along said !outh line on a curve to the right the center of which bears S37'21 '01"E havinc 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 S36'20' 12"E having a radius of 1657.00 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 S29'37'52"E having a radius of 6738.00 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 tinter of which bears S27'56'58"E having a radius of 1768.00 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 wh ch bears S21'38'52"E having a radius of 8603.00 feet , an arc distance of 204.51 feet through a central angle of 01'21 '44" to a point of compound curve; thencn continuing along said south line on a curve to the right , the center of which bears S20' 17'08"E having a radius of 1922. 10 feet, an arc distance of 178.79 feet :hrough a central angle of 05'19'46" to a point of compound curve on the east line 1)f said Charles Brownell Donation land Claim No. 41 ; thence continuing along said south line on a curve to the right, the center of which bears 514'S7'22"E havini 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 501'32 '03"E having a radius of 1165.09 feet, thru a central angle of 37'39' 19", an arc distance of 765.71 feet to a point which bears N41'28' 10"E from the TRUE POINT OF BEGINNING; thenc! 536'19'35"W 188.63 feet to a point on a curve, the center which bears 536'13'35"W 967.46 feet; thence northwesterly along said curve to the left , thru a central angle of 4'39'32", an arc distance of 78.67 feet ; thence S38'54 '221W 451 .74 feet to a point on a curve, the center which bears 543'36'23"W 170.00 feet ; thence southeasterly along said curve to the right, thru a central angle of 3°08'37", an arc distance of 9.33 feet; thence S43'15'00"E 20.74 feet; thence • 527'21 '32"W 44.74 feet to the TRUE POINT OF BEGINNING. PAHt :L li-1 That portion of the south half of Section 13, Township z3 North, Range 4 East, V.M. in King County, Washington, of Junction Addition to the City of Seattle, according to the plat recorded in Volume 12 of Plats, page 75, records of said King County, and of C.E. Brownell 's Donation Claim No. 41 , described as follows: Beginnin; at the south quarter corner of said Section 13; thence NO0'58'28"E along the nortl-south centerline thereof 1092.82 feet; thence S68'03'54"W 351 . 11 feet to the TRUE POINT OF BEGINNING; thence N68'03'54"E 575.56 feet; thence N12'01 '00"W 40. 75 fe t; thence S77'59'OO"W 133.01 feet to a point of curve; thence along a curve to the right having a radius of 230.00 feet, through a central angle of 27'47'31" an arc distance of'111.56 feet to a point of compound curvature; the center o` said curve bears N15'46'31"E 160.00 feet; thence along said curve to the right, through a central angle of 70'48' 19" an arc distance of 197.73 feet; thence S82'15'0+1"1/ 67.68 feet; thence S31'32'22"W 71 .06 feet; thence N81'11 '35"W 193.00 feet; thence 582'15'00W 92.99 feet; thence S35'29'30"W 143. 18 feet; thence N74'44'0U"W 84.85 feet; thence S60'16'00"W 67.00 feet; thence S12'16'00'1 97. 35 feet; thence N68'06'46"E 53.79 feet to a point which bears N72'04'34"W from the TRUE POIIIT OF BEGINNING; thence 572'04'34"E 389.92 feet to the TRUE POINT OF BEGINNING. PARCEL. B-2 That portion of the south half of Section 13, Township 23 North, Range 4 East , V.M. in King county, Washington and of Junction Addition to the City of Seattle, according to .plat recorded in Volume 12 of Plats, page 75, records of said King County, and of C.E. Brownell 's Donation Claim No. 41 described as follows: Beginnin5 at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence N68'03 '54"E 224.45 feet to the TRUE POINT OF BEGINNING; thence 568'03'54"w 575.56 feet; thence N72'04'34'W 389.92 feet; thence S68°06'46"W 429.32 feet; thence south 85.47 feet to a point of curve; thence on a curve to the left, having a radius of 60.00 feet, thru a central angle of 126'52' 10", an arc distance of 132.86 feet; thence N53'07 '50"E 199.18 feet to a point of curve; thence on a curve to the right, having a radius of 200.00 feet thru a central angle of 53'55'30", an arc distance of 188.47 feet; thence 572'52'40"E 290.00 feet to a point of curve; thence on a curve to the left, having a radius of 197.00 feet, thru a central angle of 39'08'51", an arc distance of 134.60 feet; thence N67'58'2!"E 380.92 feet; thence N31'27 '12"E 204.86 feet to the TRUE POINT OF BEGINNING. PARCEL B-3 That potion of the south half of Section 13, Township 23 North, Range 4 East, V.M. in King County, Washington; and of Junction Addition to the City of Seattle, according to the plat recorded in Volume 12 of Plats, page 75, records of said King County, togethe . with vacated streets adjoining which would attach to said premises by opera- tion of Law; and of C.E. Brownell 's Donation Claim No. 41 , and of Tracts 25 and 26, Renton More Lands 2nd Supplemental Maps 1958, described as follows: Beginniirg at the south quarter corner of said Section 13; thence NO0°58'28"E along the north-south centerline, thereof 1092.82 feet; thence N68'03 '54"E 224.45 feet to a poinq hereinafter called "Point A"; thence 568'03'54"W 575.56 feet; thence N72'04'34"V 389.92 1eet; thence 568'06'46"W 429.32 feet to the TRUE POINT OF BEGINNING; thence south 8!.47 feet to a point of curve; thence on a curve to the left, having a radius of 60.00 feet, thru a central angle of 126'52' 10", an arc distance of 132.86 feet; thence I153'07'50"E 199. 18 feet to a point of curve; thence on a curve to the right, having 41 radius of 200.00 feet thru a central angle of 53'59'30", an arc distance of 188.47 feet; thence S72'52'40"E 290.00 feet to a point of curve; thence on a curve to the left: having a radius of ,197.00 feet, thru a central angle of 39'08' 51", an arc distance of 134.60 feet; thence N67'58'29"E 380.92 feet; thence N31'27' 12"E 204.86 feet to aforementioned "Point A"; thence N80°O4'48"E 232.00 feet; thence 542'06'08"E 215.00 lot; thence S31° 14'05"W 358.99 feet; thence 547'10'O1"E 71 .34 feet; thence east 114.27 feet; thence south 68.91 feet to the southerly line of said Tract 25; thence along the southerly line of said Tracts 25 and 26, the following courses and distances: N88'15'00"W 180.65 feet; 1433'07'25' d 154.51 feet; N27'21 '32"E 387 .32 feet; N83'17'25"W 171 . 17 feet; S46'22'22"W 324.66 feet; 572'37'52"W 458.93 feet; N70'54'02"W 354.53 feet; 573°56'01"W 130.08 feet; and S41' 16'07"W 316. 18 feet to the north boundary of a tract of land deeded to King County and described under King County Deceiving Number 6607786; thence westerly along said north boundary on a curve to the left, the center which bears S39'41 '39"W 627.46 feet thru a central angle of 39'41 '3!f', an arc distance of 434.70 feet; thence north along said north boundary 25.00 foot; thence west along said north boundary 245.69 feet; thence north 156. 13 feet; thence N50'39' 19"E 330.21 feet; thence S78'41 '24"E 180.00 feet to a point of curve; thence on a curve to the right, having a radius of 195.01 feet, thru a central angle ot`' 78'41 '24", an arc distance of 267.83 feet to the TRUE POINT OF BEGINNING. PARCEL 8-4 That portion of the south__ quarter of Section 13, Town...., 23 North, Range 4 East , W.M. in Kirr; 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 premises by operation of law, and of C.E. erownell 's Donation Claim No. 41 , described as follows: Beginning at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 884.84 feet to the southeast corner of Tract 26, Renton Shorelands Second Supplemental Maps 1958; thence 572.37'52'V 382.60 feet to an angle point in the south line of said Tract 26; thence N70'5-4'02"W 354.53 feet to an angle point in the south line of said Tract 26; thence S73.656'01'%l 130.08 feet to an angle point in the south line of said Tract 26; thence S41'16'07"W along the south line of sail Tract 26 a distance of 316. 18 feet to the north boundary of a tract of land deeded to King County and described under King County Recording Number 6607786; thence westerly along said north boundary on a curve to the left, the center which bears 539'41 '39"V 627.46 feet, thru a central angle of 39'41 '39"; an arc distance of 434.70 feet; thence north along said north boundary 25.00 feet; thence west along said north boundary 245.69 feet to the TRUE POINT OF BEGit4NING; thence north 156. 13 feet; thence N50'39' 19"E 330.21 feet; thence N33°00'54"W 109.47 feet to the southerly margin of the Burlington Northern Railroad Right-of-Way, said point being a point on a curve, the center which bears 539'23'00"E 1853.00 feet; thence westerly along said southerly margin and curve to the left, thru a central angle of 3'59' 19", en arc distance of 129.00 feet to a point of compound curve, the center of said curve bears S43'22' 19"E 4030.00 feet; thence westerly along said southerly margin and curve to the left, thru a central angle of 2'48'32", an arc distance of 197.57 feet to a point of tangency; thence S431149'O9"V 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 1571 .00 feet, thru a central angle of 7'32'02", an arc distance of 206.57 feet to a point of compound curve, the center which bears N38'38'49"W 727.00 feet; thence westerly along said southerly margin and curve to the right, thru a central angle of 16'55'35", an arc distance of 214.77 feet to a point of compound curve, the center which bears ful'43' 14"W 1055.00 feet; thence westerly along said southerly margin and curve to the right, thru a central angle of 11'24'08", an arc distance of 209.95 feet to a point of compound curve; the center which bears N10' 19'06"W 696.00 feet; thence westerly along said southerly margin and curve to the right thru a central of 3'44'25", an arc distance of 45.43 feet to the easterly margin of the Charles Monster County Road; thence 534'18'31"E along said easterly margin 43.46 feet to the north boundary of said tract deeded to King County and described under King County Record- ing Number 6607786; thence N74'13r19"E along said north boundary 443.31 feet; thence N59'53'47"E along said north boundary 377.52 feet; thence east along said north boundary 35 .00 feet to the TRUE POINT OF BEGINNING. PARCEL C That portion of Tract 25, Renton Shorelands Second Supplemental and that portion of the southeast quarter of Section 13, Township 23 North, Range 4 East , V.M. , and that portion of the southwest quarter of Section 18, Township 23 North , Range 4 East, W.M. , all in King County, Washington described as follows: Beginning at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence N68'03'54"E 224.45 feet; thence N80'D4'48"E 232.00 feet; thence S42'06'08"E 87. 16 feet to the TRUE POINT OF BEGINNING; thence S42°06'08"E 127.84 feet; thence S31'14'05'%1 358.99 feet; thence 547°10'O1"E 71 .34 feet; thence east 114.27 feet; thence south 68.91 feet to the south line of said Tract 25; thence S88'15'O0"E along said south line and the north line 5f the south 650.00 feet of the southeast quarter of said Section 13, a distance of 2080.76 feet to the east line of said Section 13; thence 589'10'25"E along the north line of the south 650.00 feet of the southwest quarter of said Section 18, a distance of 81 .57 feet to the south line of the Burlington Northern Railroad Right-of-Way; thence N71'29'03"W along said south line 85.52 feet to the east line of said Section 13; thence N71'29'03"W along said south line 826.56 feet to a point of curve; thence on a curve to the right along said south line, the center which bears N18°30'57"E 1005.37 feet, thru a central angle of 33'54'00", an arc distance of 594.84 feet; thence N37'35'03"W along said south line 308.70 feet to a point of curve; thence on a curve to the left, along said south line, the center wrhich bears S52'24157"W 1165.09 feet, thru a central angle of 16'17'41", an arc distance of 331.35 feet to a point which bears N41'28'l0"E from the TRUE POINT OF BEGINNING; thence S36'19'35"W 188.63 feet to a point on a curve, the center which bears S36'19'35"W 967.46 feet; thence northwesterly along said curve to the left, thru a central angle of 4'39'32", an arc distance of 78.67 feet; thence 538'54'22'%1 451 .74 feet to a point on a curve, the center which bears R Sii3'36'23"V 170.00 feet; thence southeasterly along said curve to the right, thru a central angle of 3'08'37", an arc distance of 9.33 feet; thence S43'15'00"1 20.74 feet; thence 527'21 '32"V 44.74 feet to the TRUE POINT OF BEGINNING. N/ nil A L, JLJ A rcaPROJECT8L.A-e-lick U y Pk6.} name, address): ?M) , wA • richard Carothers associates PROJECT NO:941 Z f w- 1 Reply to: TO: S(• `T7 v s 814 East Pike Street Gtry o% .rJ>0•r )Seattle.Washington98122 ll 408 S.W.2nd Ave.#402 ZOO fit C.C_ 4 v , 5 . Portland,Oregon 97204 wa ZoCc C235-2 5.4o) El WE ARE FORWARDING THE FOLLOWING: ATTACHED UNDER SEPARATE COVER VIA Originals Shop Drawings Specifications Request for Proposal Prints Photographs/Slides Contract Documents Equipment Submittals DRAWING NO. COPIES TITLE OR DESCRIPTION DATE SIZE g C. e.cr(041 IJifr.e y 10 L,AT SF 7 a z. 31) CA-7°1- FfNAL) ICI i' RE14 T€N lj r JUL 19 1984 71144 p rEA S r& "1oT/_ cu.9/...5 ("F.- al-A c K e.L 13 Lu0. J) /vim i-s p tit pcya W't GOl A S Tc> TH s r -r -r A u-c rec 5 f;€ GCTY RA-62 Richard Carothers Associates BY: DATE: 77z-o 5TE'1 SpeloEL• #45 COPIES TO: lu ENDING OF FILE FILE TITLE DESIGN GUIDELINES & CC&R's BLACK AVER TECHNOLOGY PARK Renton, Washington MICROFILMED 6 celcs 5)*x\ d‘ 44* JAG. / Renton Properties Associates, Developer Richard Carothers Alistodotea ,, [Planning Consultant July, 1984 S Purpose The development of each site within Blackriver Technology Park is controlled and restricted by the Declaration of Covenants, Conditions and Restrictions for Blackriver Technology Park (hereinafter referred to as the "CC&R' s") , as well as applicable governmental codes and regulations. The CC&R's are directed toward achieving the desired character and quality level of site development that will set Blackriver Technology Park apart from other business developments. The purpose of these Development Guidelines is to further define the requirements which are specifically and generally stated in the CC&R's. These Guidelines are intended in supplemented to the CC&R's as an aid in the submittal of plans for approval by providing more detailed information on which to base a revie . Any specific conflicts between shall be brought to the immediate attention of J.A.G./Renton Properties Associates. In general , however the priority of com- pliance is first; with governmental codes and regulations , second; with the CC&R's and third; with the Design Guidelines. The Owners/Occupants of each site within Blackriver Technology Park sh.cJld familiarize themselves with the intent and requirements of the CC&R's these Guidelines and all applicable governmental codes and regulations, and through their consultant(s), implement all those provisions applicable to their specific site developments. All development plans, landscaping plans and graphic designs, shall be submitted to a Design Review Committee as described in the CC&R's. Contents Purpose 1.0 Introduction to Blackriver Technology Park 1. 1 Location 1.2 Immediate Setting 1.3 Master Plan and Streetscape 1.4 Planning and Zoning 1.5 Flood Plain Restrictions 1.6 Engineering and Utilities 1.7 Permitted and Prohibited Uses 2.0 Approvals and Submittals 2.1 Master Plan Design Submittal 2.2 Preliminary Plan Submittal 2.3 Revision, Alteration, Addition or Change of Use Preliminary Plan Submittal 2.4 Institutional Review Process 3.0 Site Planning Guidelines 3.1 Building Site Coverage 3.2 Landscape Coverage 3.3 Building Heights 3.4 Stre_: Setback 3.5 Interior Property Line Setback 3.6 Parking Requirements 3.7 Access and Drive Location 3.8 Sidewalks 3.9 Stc'._e , Service, and Loading Areas 3. 10 Refuse Collection Areas 3. 11 Screening of Exterior Mechanical Equipment 3.12 Screening of Exterior Electrical Equipment 3.13 Fences and Walls 3.14 Utilities 3.15 Grading 3.16 Nuisances 4.0 Architectural Guidelines 5.0 Landscape Guidelines 5.1 Introduction to the Blackriver Technology Park Landscape Concept 5.1.1 Streetscape Zone 5.1.2 Streetscape Zone Design Concept T 5. 1 .3 Interior Zone 5. 1 .4 Interior Zone Design Concept 5. 1.5 Grantor Provided Amenities 5.1.5a Exceptions 5. 1.5b Entry Feature 5.1.5c The Commons 5. 1 .6 Other Requirements 5.2 Landscape Design Guidelines 5.2. 1 Assessment District Installation and Maintenance Agreement 5.2.2 Maintenance of Unimproved Sites 5.2.3 Landscape Coverage 5.2.4 Street Frontage Zone Design Guidelines 5.2.4a Specific Design Limitation within the Street Frontage Zone 5.2.5 Parking Lot Landscape Requirements 5.2.5a Tree Planting Requirements 5.2.5b Parking and Pedestrian Circulation 5.2.5c Parking Lot Plant Material List 5.2.6 Vehicular Access Drive Design Guidelines 5.2.6a Location Criteria 5.2.6b Limited Use Area at Primary and Secondary Access Drive 5.2.7 Guidelines for Interior Property Lines and Landscape Areas 5.2.7a Side and Rear Yard Requirements 5.2.7b Side and Rear Yard Landscape Requirements 5.2.7c Plant Material List-Interior Property Lines 5.2.7d Planting and Irrigation Details & Specifications Guidelines for Exterior Property Lines 5.2.9 Guidelines for Tree Preservation Outside the ' Preserve ' Zones 6.0 Signing Guidelines 6. 1 OL = ctives 6.2 Sicr. Submittals 6.3 Detached Business Identification Stamps 6.4 Building Mounted Business or Building Identification Signs 6.5 Information and Vehicular Control Signs 6.6 Temporary Signs 7.0 Lighting Guidelines 7. 1 Objectives 7.2 Lighting Quality 7.3 Parking, Access and Circulation Areas 7.4 Service Areas 7.5 Building Illuminations 7.6 Pedestrian Areas 8.0 Appendix Contact and Reference List Planninc and Design References Declaration of Covenants, Conditions and Restrictions 1 .0 Introduction to Blackriver Technology Park Blackriver Technology Park is to become a unique business community distinguished from other Sea::le Area business parks. The distinction of Blackriver Technology Park begins its concept as a series of small business sites situated in a controlled, uried landscape setting. This conception will be furthered through an emphasis on quality contemporary site, architectural and landscape design. 1. 1 LOCATION Blackriver Technology Park is centrally situated southeast of downtown Renton and due north of I-405, contiguous to and immediately north of Washington Technical Center. Access via I-405 and arterials now serving Earlington Park Industrial Area. 1.2 IMMEDIATE SETTING Blackriver Tec-nology Park is bordered on the north by the Burlington Northern Railroad right-of-way, on the south by Washington Technical Center and P-I Channel detention basi' . Preserve areas and City of Renton buffer zones provide a wooded backdrop conducive to the development of a pleasant business environment. 1.3 MASTER PLAN AND STREETSCAPE The Blackriver Technology Park Plan is organized around a broad, two lane, central cul -de-sac serving most of the sites within Blackriver Technology Park. This central collector is Southwest 4th Place. Southwest 4th Place, will have a controlled lar:scaped easement along both sides which will establish a unified, park-like env; -:nment, distinctive among business parks in the Pacific Northwest. Intersections Thading into the Park will be highlighted by landscape and graphic design features to establish these locations as gateways to the Park. Recreational opportunites will be available in the form of walking and jogging paths integrated with landscape parkways and providing access into undeveloped buffer and preserve areas. 1.4 PLANNING AND ZONING Blackriver Technology Park is located within the jurisdiction of the City of Renton Department of Planning, Public Works, Engineering and Parks. 1.5 FLOOD PLAIN RESTRICTIONS Blackriver Technology Park lies within the 100 year floodplain of the Black River. Site planning, grading and drainage design constraints, will be placed upon all developments. All development within Blackriver Technology Park must conform to grading and drainage restrictions contained in the Blackriver Technology Park Design Guidelires as well as on-site planning, grading and drainage guidelines administered b, the City of Renton. 1 .6 ENGINEERING AND UTILITIES Assessment district landscaping, street improvements, and underground utilities including domestic water, fire service systems, storm drainage, sanitary sewer, and street lighting, telephone, electrial and natural gas mains have been install- ed by J.A.G./Renton Properties Associates. The improvement designs were prepared by Richard Carothers Associates, Seattle. 1.7 PERMITTED AND PROHIBITED USES In order to achieve the objective of Blackriver Technology Park as a high quality business environment the CC&R's identify uses that are permitted and prohibited within City of Renton. The following, outlines the objectives related to permit- ted and prohibited uses within Blackriver Technology Park and restates those uses contained in the CC&R's. Objectives 1. to permit business uses whose facility developments and maintenance will contribute to the perception of Blackriver Technology Park as a series of high qua"ty business sites. 2. to permit business uses which do not, through their operation, produce objectional visual , sound, smell , or vibrational outputs 3. to permit business uses which are compatible with one another and compatible with exis`_ino or planned uses surrounding Blackriver Technology Part, 4. to permit business uses which will not create excessive burdens upon Black- river Technology Park transportation and utility systems Guidelines 1. Prohibited Uses - The following operations and uses shall not be permitted on any parce; within Blackriver Technology Park: a) Residential use of any type; b) Trailer courts or recreation vehicle campgrounds; c) Junk yards or recycling facilities; d) Drilling and removing oil , gas or other hydrocarbon substances , or drilling for or removing such hydrocarbons; e) Refining of petroleum or of its products; f) Petroleum storage yards ; g) Commercial excavation of building or construction materials; provided, that this prohibition shall not be construed to prohibit any excavation necessary in the course of approved construction pursuant to Article III of CC&R' s; h) Distillat'cn of bones; i ) Dumping, cisposal , incineration or reduction of garbage, sewage, offal , dead animals or other refuse; j ) Fat rendering; k) Stockyard or slaughter of animals; 1 ) Smelting of iron, tin, zinc or any other ore or ores; m) Cemeteries ; n) Jail or h:nor farms; o) Labor or rigrant worker camps; p) Truck terminals; q) Automobile, go-cart, motorcycle or quarter-midget race tracks and other vehicle endurance or race track; 2. Permittec Jses - Any use or business operation permitted by the current City of Renton Zoning Ordinance that is not specifically prohibited above, provided such use is specifically approved in writing by J.A.G./Renton Properties Associ- ates. J.A.G/Penton Properties Associates , however, reserves the right tc refuse any use which conclude may adversely affect Blackriver Technology Pa-, . An approved use s'all be performed or carried out entirely within a building that is so designed anc constructed that the enclosed operations and uses do not cause or produce a nuisance to adjacent lots or streets such as, but not limited to, vibration, sound, electromechanical disturbances, radiation, air or water pol- lution, dust, or emission of odorous, toxic or non-toxic matter including steam. Certain activities which cannot be carried on within building may be permitted, provided such activities are specifically approved in writing by J.A.G./Renton Properties Associates and further provided such activities are screened in an acceptable manner so as not to be visible from neighboring lots and streets. 2.0 Approvals and Submittals In order to insure that the design standards for Blackriver Technology Park contained in these guidelines are achieved, a series of plan submissions will be required at different stages of the design process. The number of plan submis- sions will vary depending upon the complexity and timing of a proposed develop- ment. Plan su:-issions will also be required for significant revisions , altera- tions, additions , or change of use for approved or existing developments within Blackriver Technology Park. Required plan submissions shall be submitted to the Blackriver Technology Park Design Review Committee, J.A.G./Renton Properties Associates care of Alterra Corporation, General Partner. Each stage of plan submission will require four (4) sets of plans containing the specific information described below. A Design Review Committee will be established by J.A.G./Renton Properties Associ- ates to review all required plan submissions. All submitted plans will be reviewed by the Blackriver Technology Park Design Review Committee for acceptability of design in compliance with the CC&R's and these Design Guidelines. Upon completion of review by the Design Review Committee, one set of submitted plans will be returned to the applicant along with a letter summarizing comments , recommenda- tions, require-ents and findings. The length of review by the Blackriver Techno- logy Park Desic-: Review Committee for all stages of plan submissions shall be governed by Section 5 of the Blackriver Technology Park CC&R's. The returned plans will be marked "Approved" or "Approved Subject to Conditions" or "Not Approved" with the following intended meanings: 1. "Approvec - approved documents permit the applicant to proceed to the next stage of the approval process. 2. "Approved Subject to Conditions" - documents so marked permit the applicant to proceed to the next stage of the approval process provided the applicant complies .,:th the conditions specified by the Design Review Committer.. If the applicant takes exception to the specified conditions, the applicant must do so in writing by certified mail addressed to J.A.G./Renton Properties Associates within ten (10) days from the date of the applicant's receipt of returned documents. Unless such action is taken, J.A.G./Renton Properties Associates will assume that all conditions are acceptable to and approved by the applicant. 3. "Not Approved" - documents will be returned to the applicant with comments describing the basis for disapproval . Revised documents must be resubmitted if approval is sought. 4. J.A.G./Renton Properties Associates' approval of the applicant's plans, specifications, calculations, or work shall not constitute an implication, representation, or certification by J.A.G./Renton Properties Associates that the above items are in compliance with applicable Statues, Codes, Ordinances or other regulations. The Blackriver Technology Park Design Guidelines are in no way intended to super- sede any applicable Statutes , Codes , Ordinances or regulations of controlling governmental jurisdictions. Should any portions of the Blackriver Technology Park CC&R's or Design Guidelines be discovered to encourage violation of applicable Statutes, Codes, Ordinances or other governmental regulations, those discrepancies should be brought to the immediate attention of J.A.G./Renton Properties Associ- ates. The applicant shall have the sole responsibility for compliance with all appli- cable Statutes, Codes, Ordinances or other regulations for all work performed on the premises by or on behalf of the applicant. 2. 1 BLACKRIVER TECHNOLOGY PARK MASTER PLAN DESIGN SUBMITTAL Submission of a site Master Plan will be required only when the ultimate site development is planned to be constructed in separate phases over a period of time. The site Master Plan is to be submitted and approved before Preliminary Plans are submitted. Master Plan submissions shall show an indication of: 1. Al major buildings and structures including: a. building footprints b. overhangs c. net floor area d. site coveraae - building-ground contact area/net lot area e. building coverage - area of all floors/net lot area f. a brief description of the use of each building or structure including an estimate of the number of employees 2. Parking Area a. configuration of parking and vehicular circulation including employee and guest parking b. dimensions of typical parking stalls and parking aisles c. total parking provided d. calculation demonstrating total parking required 3. Loading and Service Areas a. truck service and loading dock areas b. truck and service vehicle circulation areas c. trash enclosure areas d. location of screening devices for truck and service areas 4. Landscape and Pedestrian circulation concept including any major site design features 5. Interfaces with off-site circulation including the location and design of all access drive curb cuts 6. Interfaces with adjacent properties 7. Conceptual grading, drainage and utilities 8. Descriptions or sketches of the architectural design concept including intended character and materials 9. Phasing Plans - plans indicating the phasing of the ultimate Master Plan development illustrating the extent of development at the completion of each phase While the above information is required for all Master Plan submissions, it would be desirable for applicants to utilize all available presentation materials and media in order to fully communicate the intent and design character to the Design Review Committee. 2.2 BLACKRIVER TECHNOLOGY PARK PRELIMINARY PLAN SUBMITTAL The Preliminary Plan submission is required to convey specific information about the site planr=ng and architecture of the proposed development. The Preliminary Plan package sFould be submitted to the Design Review Committee prior to or concurrent witr submission of plans to the City of Renton for Site Development Review, Preliminary Plans are to be submitted and approved before construction documents are submitted. The Preliminary Plan submission requires each of the following exhibits: 1. Site Plar indicating the following: a. builcing footprints and dimensions to property lines b. building roof overhangs c. configuration of parking and vehicular circulation areas d. location of parking lot electrollers e. true• service, loading area , trash enclosures f. lines of setback and easements g. locations of on-site transformers, electrical switch gear, and gas meters h. adjacent roadways including curblines, medians and median openings i. tabulation of: I. Parcel Area II. Total Building Floor Area III. Site Coverage IV. Building Coverage V. Total Parking Provided VI. Total Parking Required VII. Estimated total employees on site at any peak time VIII The anticipated number of shifts and the hours and days of their operation 2. Conceptual Grading and Drainage Plan indicating: a. proposed finish grades, slopes and building pad elevations b. site drainage structures and systems c. grades of existing streets and curbs d. locations of street lighting and utility structures within landscape easement 3. Conceptual Landscape Plan indicating: a. plant materials , sizes , and spacings b. walkways and paved areas c. other landscape design features 4. Building Elevations of all sides of all proposed buildings indicating: a. wall and roof materials, textures, and colors b. locations of wall mounted signing and lighting c. roof and parapet heights above ground floor line d. the profile of any roof mounted mechanical equipment which extends above the roof parapet 5. Building Floor Plans 6. Building Roof Plans indicating: a. roof elevations above finish floor b. heights and locations of roof mounted mechanical equipment where available 7. Outline Specifications of all building materials 8. Conceptual Graphics and Wall Mounted Signs a. ground signs and wall mounted signs I. locations II . designs , materials , textures , colors , heights , areas III . Illumination IV. typography b. directional and information signs I. locations II. designs, materials, textures, colors, heights, areas III. illumination IV. typography 2.3 BLACKRIVER TECHNOLOGY PARK REVISION, ALTERATION, ADDITION OR CHANGE OF USE PRELIMINARY PLAN SUBMITTAL Preliminary plans are required to be submitted for any significant revisions, alterations, additions or change of use to approved or existing developments within Blackriver Technology Park. Preliminary plans for this purpose must be submitted and approved before construction documents are submitted and before the commencement of construction. Revision, Alterations , Additions or Change of Use require the submission of four 4) sets of documents including: 1. A written description of the nature and extent of the proposed revision, alteration, addition or change of use to be undertaken. 2. Indications of proposed revisions, alterations , additions or changes to: a. the site plan b. the trading and drainage plan c. the landscape plan d. the building elevations including I. wall and roof materials, textures and colors II . locations of wall mounted signing and lighting III . roof and parapet heights above the ground floor line IV. the profile of any roof mounted mechanical equipment which extends above the roof parapet e. the building floor plans 3. Tabulations of: a. the rew total building floor area b. the rew site coverage c. the rew building coverage d. the rew parking provided e. calcwiations demonstrating the new required parking f. the new estimated peak employee count 4. Outline specifications of construction materials. 2.4 INSTITUTIC',AL REVIEW PROCESS In the course of designing proposed developments for lots within Blackriver Technology Park: additional reviews and approvals will be required beyond the Blackriver Tecr~ology Park Design Review Process. The following summary cf Blackriver Tecrnology Park and other review and approval processes is included to assist individual applicants in understanding the approximate nature and sequence of those reviews. An understanding of the total review process from the outset, it is hoped, will contribute to smoother and more efficient processing of each proposed development. 1. The design process should begin with a review of the Blackriver Technology Park, CC&R' s and Design Guidelines, the City of Renton Guidelines, and the applicable sections of the current City of Renton Zoning Ordinance. Copies of the City of Renton applications and submission requirements should also be obtained at this time. 2. Prior to commencement of design, a licensed civil engineer should be consult- ed as to grading and drainage restrictions in the City of Renton. 3. Master plan should be submitted to and approved by the Blackriver Technology Park Design Review Committee. 4. Applicants should review master plans with the City of Renton Planning Department and staff, for comments. This is not a required review but it may help to avoid problems and duplication of work. 5. Master plans should be reviewed by a licensed civil engineer for compliance with City of Renton grading and drainage restrictions. 6. Preliminar_, plan should be submitted to and approved by the Blackriver Technology Park Design Review Committee. 7. Preliminary plans should be reviewed by a licensed civil engineer for compliance with City of Renton grading and drainage restrictions. 8. Preliminary plans should be reviewed with the City of Renton planning and public works staff several weeks prior to the intended submission for Site Development Review. 9. Submit plans to the City of Renton for Site Plan Approval . 10. Submit pla-s for building department plan check. 3.0 Site Planning Guidelines 3. 1 BUILDING SITE COVERAGE Objectives 1. to insure :nat the intensity of site development is not excessive or detri- mental to the perception of Blackriver Technology Park as a unified series of high quality business sites 2. to insure that the intensity of site development does not over-tax utility or transportation systems Guidelines 1. Site coverage (defined as the building-ground contact area divided by the total net lot area) shall not exceed 50% or the amount specified in the current City of Renton Zoning Ordinance (whichever is the more restrictive. 2. Building coverage (defined as the total area of all floors divided by the total net lot area) shall not exceed 60% unless otherwise approved in writing by J.A.G./Renton Properties Associates. 3.2 LANDSCAPE COVERAGE Objectives 1 . to insure that at least a minimum portion of a development site is devoted to landscape -aterials in order to maintain a sense of continuity with adjacent sites and to contribute to the perception of Blackriver Technology Park as a park-like" environment. 2. to insure that at least a minimum of landscape materials are available on a development site in order to contribute to the environmental well being of potential .;sers of each site. Guidelines 1. A minimum of at least 15% of the area within the property lines of a develop- ment site (exclusive of the Landscape Easement Transition Zone) shall be devoted to landscape materials unless otherwise approved in writing by J.A.G./Renton Properties Associates (for additional landscape requirements see Landscape Guidelines Section 5.0) 3.3 BUILDING HEIGHTS Objectives 1. to maintain a reasonably consistent and compatible height profile throughout Blackriver Technology Park Guidelines 1. Building heights shall conform to City of Renton Building Regulations 4-730.060. 3.4 STREET SETBACK Objectives 1. to achieve a feeling of openness along the streets that reinforces the perception of Blackriver Technology Park as a series of high quality business sites 2. to encourage some regularity of space formed by buildings on either side of a street 3. to achieve a landscaped setting between the street and buildings 4. to provide for a street-side edge which will have a landscape character that will unify the total development and be sufficiently distinctive in design to differentiate Blackriver Technology Park from other business developments 5. to provide vehicular sight lines which allow discrimination of one company from another 6. to provide vehicular sight lines which allow safe ingress and egress to properties and safe movements along roadways 7. to accommodate major Blackriver Technology Park identity statements at street intersections leading into, and within the Park Guidelines 1 . No building or parking shall be permitted to be constructed closer than thirty-five (35) feet from the property line along Southwest 4th Street. Planters, walls, sign elements not exceeding 3'-0" in height may be permitted in street-side setback areas with written approval of J.A.G./Renton Propert- ies Associates. Roof overhanes may extend a maximum of 6'-0" into setback areas. 2. The first 8 to 19 feet of street-side landscaping (from back of curb) including sidewalk,will be installed by J.A.G./Renton Properties Assoicates as a landscape easement, and shall remain unaltered, except for access drives , unless alterations are approved in writing by J.A.G./Renton Proper- ties Assoicates. 3. The remaining setback area shall be fully landscaped by the Owner/Occupant in a manner both compatible with and complimentary to the landscape easements, refer to Landscape Guidelines). 3.5 INTERIOR PROPERTY LINE SETBACK Objectives 1. to provide a definite physical separation between buildings on adjoining lots suitable for distinguishing separation of responsibilities 2. to allow companies on adjoining lots to be individually identifiable Guidelines 1. No building shall be permitted to be constructed closer than ten (10) feet from an interior property line. 2. No parking , other than automobile overhangs, shall be permitted to be con- structed closer than five (5) feet from an interior property line, unless otherwise approved in writing by J.A.G./Renton Properties Associates. 3. All setback areas shall be fully landscaped in a manner both compatible with and complimentary to the on-site architecture and landscape design concepts. 3.6 PARKING REQUIREMENTS Objectives 1. to provide sufficient on-site parking to accommodate all vehicles associated with the use of each lot at any one time, and therefore not require vehicles to be parked on public roadways or on lots of other companies 2. to configure parking areas such that they contribute to an increase of the ratio of on-site persons to on-site vehicles Guidelines 1. On-site parking shall be provided in a ratio of one space per 250 square feet or less of net building area unless otherwise approved by J.A.G./Renton Properties Associates. 2. Standard parking stalls shall be a minimum of 9 feet by 19 feet with a 22 foot reduction permitted for vehicle front overhangs. 3. Compact parking stalls shall not exceed forty (40) percent of the tc:al parking and shall be a minimum of 8i feet by 17 feet with a 2 foot reduction permitted for vehicle front overhangs. 4. In addition to the parking required above, one designated parking space shall be provide: for each company vehicle to be parked on-site during working hours. Parking spaces for company vehicles shall be of a size, area and configuration that the company vehicles can be parked such that they are fully contained within their designated spaces. 5. Designated "Handicap Parking" spaces, 12 feet in width, shall be provided at a ratio c= one stall per 50 parking stalls. Such parking spaces se. ' be give preferential locations near building entrances which provide fu' i and convenient handicap access. 6. Should businesses locating on a Blackriver Technology Park development site wish to encourage the formation of car pools by their employees, considera- tion should be given to designating reserved "Car Pool" parking spaces. Designated "Car Pool" spaces should be given preferential locations in relatively close proximity to primary employee building entrances. 7. Designated "Cycle Parking" areas should be considered for the convenience of employees using bicycles or motorcycles. In order to avoid the clutter of cycles parked in unplanned locations, it is recommended that planned "Cycle Parking" areas be conveniently located to employee entrances and be provided with racks having security locking capabilities. 3.7 ACCESS AND DRIVE LOCATION Objectives 1 . to have access drives located such that vehicular traffic arriving at and leaving from lots, as well as traffic passing continuously in streets , flow at an optimum level of efficiency 2. that the continuity of street-side landscaping is minimally disrupted by the construction of access drives 3. that utilities located in the landscape easement are not or are minimally disrupted by the construction of access drives Guidelines 1. Access drives on Southwest 4th Place should be aligned with regularly spaced median breaks and low points in Landscape Easement earth mounding. Curb openings aligned with regularly spaced median breaks will be permitted only if the opposite side of the street has no planned curb openings. All curb openings not aligned with regularly spaced median breaks shall be designed for "right-turn-only" ingress and egress. 2. Access drives on Southwest 4th Place should be coordinated with planned and existing median openings and where median openings are not available, designed for efficient "right-turn-only" ingress and egress. 3. Access drives should be coordinated with adjacent lots so as not to impede the efficient flow of peak period traffic. Consideration should be given to adequate separation of adjacent access drives or the development of common access drives. 4. Access drive designs should incorporate provisions for efficient vehicle stacking during peak periods of use. 5. Access drives should be located such that their construction results in a minimal disruption of the street side landscaping and utilities located within the designated landscape easement. 6. No access drives will be permitted directly off of at any point east of its intersection with 3.8 SIDEWALKS Objectives 1. to provice a safe (separated from vehicles all weather efficient and aesthet- ically pleasing means of pedestrian circulation connecting lots along the streetside perimeter 2. to provide a safe (separated from vehicles), all weather efficient and aesthetically pleasing means of pedestrian circulation serving each site, including connecting parking areas with building entries, connecting build- ings to one another, and connecting building entries with on-site amenities Guidelines 1. Streetside sidewalks will be installed by the developer within perimeter landscape easements. 2. On-site pedestrian circulation systems shall be provided to meet the circul- ation needs of on-site users. Such systems should provide safe, all weather efficient, and aesthetically pleasing means of on-site movement and should be an integrated part of the overall architectural and site design concept. 3. Where usage dictates, connections should be made between on-site and perime- ter pedestrian circulation systems. 3.9 STORAGE, SERVICE, AND LOADING AREAS Objectives 1. to insure that storage, service and loading areas are not visible from primary visual exposure areas (streets , primary image entry drives , floors of image buildings, common visual and recreational amenity areas , etc. ) 2. to insure that storage, service and loading areas are located upon a site so as to minimize the visibility of loading and service vehicles from primary visual exposure areas 3. to insure that the storage, service and loading areas are designed and located on the site so that service vehicle activities and movements do not disrupt the efficient flowof on-site and off-site traffic Guidelines 1. Storage, service; maintenance and loading areas must be constructed, main- tained and used in accordance with the following conditions: a. Unless approved in writing by J.A.G./Renton Properties Associates , no materials, supplies , or equipment, including trucks or other motor vehicles, shall be stored upon a site except inside a closed building or behind a visual barrier screening such materials, supplies or vehicles from adjacent sites so as not to be visible from neighboring properties and streets. Any storage areas screened by visual barriers shall be located upon the rear portions of a site, unless otherwise approved in writing by J.A.G./Renton Properties Associates. No storage areas may extend into a setback area except with the written approval of J.A.G./Renton Properties Associates. b. Provisions shall be made on each site for any necessary vehicle loading and ro: on-street vehicle loading shall be permitted. c. Load--g dock areas shall be set back, recessed or screened so as not to be visible from adjacent lots, or sites, neighboring properties , or streets, and in no event shall a loading dock be closer than seventy- five (75) feet from a property line fronting upon a street unless otherwise approved in writing from J.A.G./Renton Properties Associates. 3.10 REFUSE COLLECTION AREAS Objectives 1. to insure that refuse and refuse containers are not visible from primary visual exposure areas (streets, primary image entry drives, floors of image buildings, common visual and recreational amenity areas, etc. ) 2. to insure that refuse enclosures are effectively designed to receive and contain generated refuse until collected, and enclose refuse containers after refuse is collected 3. to insure that refuse collection vehicles have clear and convenient access to refuse collection areas and thereby not contribute to excessive wear-and-tear to on-site and off-site developments Guidelines 1. All outdoor refuse containers shall be visually screened within a durable 6'-o" or higher non-combustible enclosure, so as not to be visible from adjacent lots or sites, neighboring properties or streets. No refuse collec- tion areas shall be permitted between a street and the front of a building. 2. Refuse collection areas should be effectively designed to contain all refuse generated on-site and deposited between collections. Deposited refuse should not be visible from outside the refuse enclosure. 3. Refuse collection enclosures should be designed of durable materials with finishes and colors which are unified and harmonious with the overall archi- tectural theme. 4. Refuse collection areas should be so located upon the lot as to provide clear and convenient access to refuse collection vehicles and thereby minimize wear-and-tear to on-site and off-site developments. 5. Refuse collection areas should be designed and located on the lot so as to be convenient for the deposition of refuse generated on-site. 3. 11 SCREENING OF EXTERIOR MECHANICAL EQUIPMENT Objectives 1. to have all exterior components of plumbing, processing, heating, cooling and ventilating systems not be directly visible from within the lot or from ad cininc streets . lots or buildings. Guidelines 1. Exterior components of plumbing, processing, heating, cooling, and ventila- ting systems (including but not limited to piping, tanks , stacks , collectors , heating, cooling , and ventilating equipment fans , blowers , ductwork: , vents , louvers , meters, compressors, motors, incinerators , ovens, etc. ) , shall not be directly visible from a height of 5 '-0" above any ground or ground floor elevation at a distance closer than 200 feet from the closest building wall on any lot, unless such components are an integral part of the building exterior design concept and approved in writing by J.A.G./Renton Properties Associates. 2. It is recommended that in the case of roof mounted mechanical equipment, that building parapets be of such a height that roof mounted screening devices not be required. If building parapets do not provide the required screening, mechanical equipment shall be screened by an unobtrusive screening device that will appear as an integrated part of the overall architectural design. 3. Any devices employed to screen exterior components of plumbing, processing, heating, cooling, and ventilating systems from direct view shall appear as an integrated park of the architectural design, and as such, be constructed of complimentary and durable materials and finished in a complimentary texture and color scheme to the overall architectural design. 4. Any exterior components of plumbing, processing, heating, cooling and ventilating systems and their screening devices , that will be visible from upper floors of adjacent buildings shall be kept to a visible minimum, shall be installed in a neat and compact fashion, and shall be painted such a color as to allow their blending with their visual background. 5. No exterior components of plumbing, processing, heating, cooling, and ventil- ating systems shall be mounted on any building hall unless they are an integrated architectural design feature, and in any case shall be permitted only with the written approval of J.A.G./Renton Properties Associates. 3.12 SCREENING OF EXTERIOR ELECTRICAL EQUIPMENT AND TRANSFORMERS Objectives 1. to minimize the visibility of exterior electrical equipment and transformers from primary visual exposure areas (streets, primary image entry drives, floors of image buildings, and common visual and recreational amenity areas, etc. ) Guidelines 1 . Transformers that may be visible from any primary visual exposure area shall be screened with either planting or a durable non-combustible enclosure (of a design configuration acceptable to Puget Sound Power and Light). Where possible, it is recommended that refuse containers and transformers be integrated into the same enclosure. 2. Transformer enclosures should be designed of durable materials with finishes and co. 3rs which are unified and harmonious with the overall architectural theme. 3. Exterior mounted electrical equipment shall be mounted on the interior of a buildir_ wherever possible. When interior mounting is not practical , elect- rical ecuipment shall be mounted in a location where it is substantially screerc_ from public view. In no case shall exterior electrical equipment be mountec on the street-side or primary exposure side of any building. 4. Exterior mounted electrical equipment and conduits shall be kept to a visible minimum, where visible shall be installed in a neat and orderly fashion, and shall be painted to blend with its mounting background. 3.13 FENCES AND WALLS Objectives 1. to permit the installation of fences and walls within a lot for the purpose of site security, sound attenuation, separation of functional activities, and screening of unsightly functions and activities 2. to have fences and walls installed such that they are as inconspicuous as possible or designed as an integrated and complimentary architectural design element adding interest to the overall architectural design concept 3. to have no walls or fences reduce the intended quality of development or reduce the perception of Blackriver Technology Park as a series of high quality business sites 4. to discourage the construction of walls and fences except as necessary to screen outside storage, loading and service areas 5. to insure that fences and walls do not, because of their height, location, or design, contribute to a decrease in the safety or efficiency of traffic flows on-site or in fronting streets Guidelires 1 . No fence or wall shall be constructed closer than thirty (30) feet from the curbline of a fronting street unless it is of a height not to exceed 3'-0". 2. No fence or wall shall exceed a height of 8'-0" unless otherwise approved in writing by J.A.G./Renton Properties Associates. 3. Walls and fences between buildings and fronting streets are discouraged, but when necessary shall require written approval by J.A.G./Renton Properties Associates. 4. All fences and walls shall be designed as an integrated part of the overall architectural and site design. All materials shall be durable and finished in textures and colors complimentary of the overall architectural design. 5. Where chain link fencing is to be employed, it shall be of a dark color and be largely hidden behind plant materials and or earth mounding. 3.14 UTILITIES AND COMMUNICATION DEVICES Objectives 1. to have the entire Blackriver Technology Park visually free of unsightly overhead power and telephone lines, utility poles , and other utility and communication equipment and components 2. to protect off-site utility systems from becoming over-burdened by individual lot utility systems 3. to achieve minimum disruption of off-site utilities , paving and landscape during construction and maintenance of on-site utility systems Guidelines 1. All exterior on-site utilities including, but not limited to, drainage systems, sewers, gas lines, water lines, and electrical , telephone, and communications wires and equipment shall be installed and maintained under- ground. 2. On-site underground utilities shall be designed and installed to minimize the disruption of off-site utilities, paving and landscape during construction and maintenance and shall be of such a design so as not to place excessive burdens upon off-site utility systems during the course of use. 3. No antenna or device for transmission or reception of any signals, including, but not limited to, telephone, television, and radio, shall be placed on any lot so that it is visible from 5'-0" above the ground or ground floor level at a distance of 500 feet in any direction, unless specific written approval is granted by J.A.G./Renton Properties Associates. 4. Temporary overhead power and telephone facilities are permitted during construction. 3. 15 GRADING Objectives 1. to encourage site design which protects buildings and business activities from damage or disruption that might otherwise occur during extreme storm conditions . 2. to encourage site design which protects buildings and business activities from damage or disruption during extreme storm conditions 3. to allow precipitation falling on site and surface water flowing from ad- jacent sites to be effectively absorbed or to drain off the site without causing excessive water concentrations on adjacent sites or streets 4. to have site grading compliment and reinforce the overall architectural and landscape design character Guidelines 1. All building first floor elevations shall be approximately one and one-half feet (1i) to two and one-half (21) feet above the flow line of adjacent streets (specific pad elevations and on-site drainage plans should be estab- lished by the project consultant) . 2. Site grading design should compliment and reinforce the architectural and landscape design character by helping to screen parking, loading and service areas, by helping to reduce the perception of height and mass on larger buildings, by providing reasonable transitions between on-site uses, by providing elevation transitions contributing to the efficiency of on-site and off-site movement systems , and by providing reasonable transitions between lots. 3. 16 NUISANCES Objectives 1. to insure that no portion of Blackriver Technology Park is used in such a manner as to create a nuisance to adjacent sites or streets such as, but not limited to, vibration, sound, electro-mechanical disturbance and radiation, electro-magnetic disturbance, radiation, air or water pollution, dust, emission of odorous, toxic or noxious matter Guidelines 1. No nuisance shall be permitted to exist or operate upon any lot or site so as to be offensive or detrimental to any adjacent lot or site or neighboring property or to its occupants. A "nuisance" shall include, but not be limited to, any of the following conditions: a) Any use of the lot or site which emits dust, sweepings, dirt or cinders into the atmosphere, or discharges liquid runoff and discharge into river, which in the opinion of J.A.G./Renton Properties Associates , may adversely affect the health, safety, or comfort of persons within the area or the intended use of their property. No waste nor any substance or materials of any kind shall be discharged into any public sewer serving the subject property or any part thereof in violation of any regulation of any public body having jurisdiction over such public sewer; b) The escape or discharge of any fumes , odors , gases , vapors, steam, acias or other substance into the atmosphere which discharge, in the opinion of J.A.G./Renton Property Associates, may be detrimental to the health, safety or welfare of any person or may interfere with the comfort of persons within the area or which may be harmful to property or vegetation; c) The radiation or discharge of intense glare or heat or atomic, electro-magnetic, microwave, ultrasonic, laser or other radiation. Any operation producing intense glare or heat or such other radiation shall be performed only within an enclosed or screened area and then only in such manner that the glare, or heat or radiation emitted will not be discernible from any point exterior to the site or lot upon which the operation is conducted; d) Excessive noise. At no point outside of any lot plane shall the sound pressure level of any machine, device, or any combination of same, from individual plant or operation, exceed the decibel levels in the designated preferred octave bands as follows: Octave Band Maximum Sound Pressure Levels renter Freauency db' at Boundary Plane of _ot 31.5 78 63 72 125 65 250 59 500 55 1000 52 2000 50 4000 48 8000 47 A-scale levels for monitoring purposes are equivalent to 60db(A). The maximum permissible noise levels for the octave bands shown above are equal to an NC-50 Boise Criterion curve when plotted on the preferred frequency scale. Reasonable noise from motor vehicles and other transportation facilities are exempted, so long as the vehicles or other transportation facilities are not continuously on the subject property. The operation of signaling devices and other equipment having impulsive or non-continuous sound characteristics shall have the following correc- tions applied: Corrections Pure Tone Content 5db Impulsive Character 5db Duration for Non-Continuous Sounds in Daytime Only: 1 min/hr 5db 10 sec/10 min 10db 2 sec/10 min 15 db The reference level for the db values listed above is the pressure of 0.00002 microbar or 0.0002 dyne/cm2 e) Excessive emissions of smoke, steam or particulate matter. Visible emissions of smoke or steam will not be permitted (outside any building) which exceed Ringlemann No. 1 on The Ringlemann Chart of the United States Bureau of Mines. This requirement shall also be applied to the disposal of trash and waste materials. Wind-borne dust, sprays ana mists originating in plants are not permitted. f) Grc,Ad vibration. Buildings and other structures shall be constructed, and machinery and equipment installed, and insulated on each lot or site so that the ground vibration inherently and recurrently generated is not perceptible without instruments at any point exterior to any lot or site. 4.0 Architectural Guidelines Objectives 1. to encourage high quality, contemporary architectural design of all facil- ities to be constructed within Blackriver Technology Park, thus allowing Blackriver Technology Park to be positively differentiated from other bus- iness parks 2. to encourage businesses located within Blackriver Technology Park to express themselves individually through the architectural design of their facilities Guidelines 1. All design shall appear as an integrated part of an overall site design. 2. No "Period Buildings" shall be permitted. Contemporary building forms and materials will be encouraged. 3. Pre-engineered metal buildings will not be permitted. Metal -clad buildings will be permitted only if designed by an architect and only if specifically approved in writing by J.A.G./Renton Properties Associates. 4. Design corsideration should be given to: a. views and vistas b. solar orientation and climate c. orientation toward major streets and thoroughfares d. vehicular and pedestrian flows e. the character of surrounding developments f. expressions of a facility's functional organization g. expressions of the individual character of each business h. the satisfaction of physical , psychological , social and functional needs of facility users i . energy conservation through facility design j . potential environmental hazards k. enhancement of the overall landscape 5. Consideration should be given to the incorporation of design features such as: a. highlighted visitor entrance and entry plazas b. focal theme towers c. enriched employee lunch areas d. employee recreational facilities e. accent lighting f. atriums and interior courts g. dynamic building and roof forms h. striking window patterns i . light and shadow patterns j. color accents Refer to Site Planning Guidelines and Landscape Guidelines for other design features. 5.0 Landscape Guidelines The landscape consists of elements that give form to exterior spaces. Thus, the character of the landscape is created by major functional elements such as project entrances, parking lots, buildings, service areas, signing, site lighting, walkways, and the arrangement of plant materials. Given that prc_ect architecture and building sites within Blackriver Technology Park will most likely be of varying types and sizes , landscaping as a design element will play the key role in creating and conveying the overall character of Blackriver Tec-nology Park as a "park-like" working environment. The purpose, then, of these Landscape Guidelines, is to provide design criteria which will help to insure that Blackriver Technology Park achieves an image that is distinctive, clearly understandable and unified. 5. 1 INTRODUCTION TO THE BLACKRIVER TECHNOLOGY PARK LANDSCAPE CONCEPT As a part of Elackriver Technology Park Master Plan, hereinafter referred to as Blackriver Technology Park, a Concept Master Plan has been conceived to organize, unify and crew:e a distinctive character for the whole of the development. The Concept Master Plan recognizes that Blackriver Technology Park consists of two prominent zones , namely, the 'Streetscape Zone' and the ' Interior Zone ' . An understanding :f the nature of these two zones is important to understanding the landscape guicelines and their intent. 5.1.1 Streetscape Zone The streetsca:= zone is the primary image setting zone on either side of Southwest 4th :lace. All improvements within this corridor will have the greatest degree of control . Attributes within this zone include: 1 . The Lands:ape Easement - This easement begins at the back of the curb anc extends inward for a distance of 30 feet along the entire street. The firs: 13 feet minimum (including walk) to 24 feet maximum are designated as a "Pub: ic Parkway". The parkway includes a 5 foot walkway (see Figure C) The remaining 6 feet minimum to 17 feet maximum shall be the "Transistion Zone" , to be contoured and planted by the Owner or Occupant. Common elements within the Landscape Easement include a walkway, planting, irrigation, street lighting, project signing and project entries. 5.1.2 The Streetscape Zone Design Concept The streetscape within Black River Office Park will consist of a unified single image, namely: a single row of street trees planted approximately 5 feet from the curb line on a landscaped berm, on both sides of the main roadway. Lawn shall occur from the curb to the walkway. Informal tree, shrub and groundcover plantings shall occur between the walkway and the landscape easement. Individual project entries will punctuate these plantings providing highlighted corporate idertification. A walkway wil; meander through the public parkway providing an added dimension to the overall Blackriver streetscape scene. 5.1.3 Interior Zone The Interior Zone encompasses all exterior elements not covered by the requirements of Section 5.1.1 and 5.1.2. This zone is subject to the needs of each Owner or Occupant and, thus, is meant to have a greater degree of flexibility than the streetscape zones. Common concerns within this zone include: parking lot arrangements and landscaping, site lighting, regulatory and directional signing, and service area screening. 5.1.4 Interior Zone Design Concept It is intended that the Interior Zone of Blackriver Technology Park, consisting primarily of parking lot landscaping, be planted in geometric patterns. (Refer to Section 2.2.5c for plant types). Subtle light levels, restrained graphics and screening of service areas will all contribute to reinforcing the Blackriver Technology Park landscape design concept. The Streetscape within Blackriver Technology Park will consist of a unified single image, namely: a single row of street trees planted on both sides of the Southwest 4th dace approximately 5 feet from the curbline on a landscaped berm Lawn will occur from the curbline to the walkway. Informal tree, shrub and groundcover plantings shall occur between the walkway and the property line of individual properties of Owners or Occupants. This is the "Transition Zone" . Individual project entries will punctuate these plantings providing highlighted corporate identification. Two major Blackriver entry monuments will be provided, namely: entrances to Blackriver Technology Park. 5. 1 .5 Grantor Provided Amenities 5.1.5a Exceptions Exceptions to 5.1.4a above, shall occur at the west entry to Blackriver Technology Park where a special entry landscape feature shall be provided by the Grantor refer to the Concept Master Plan). 5.1.5b Entry Feature The Grantor shall be responsible to provide a special landscaped feature at the entrances to Powell Avenue S.W. and Naches Avenue S.W. (Refer to the Master Plan, Exhibit A) . This area shall include a special landscaping and a Blackriver identification monument (sign). 5.1.5c Pedestrian Easements The Grantor shall be responsible to provide three(3) ten foot wide landscaped pedestrian easements (refer to the Concept Master Plan Exhibit A). Landscaping in this area shah include a five (5) foot wide walkway leading from the public sidewalk within the landscape easement to preserve and/or buffer areas. Landscaping or either side of the walkway shall be native groundcover vegetation. 5. 1.6 Other Requirements 5.1.6a All planting areas shall have a fully automatic irrigation system. 5. 1.6b All planting and irrigation details and technical specifications shall conform to the highest standards of the American Association of Nurseryman , the American Landscape Contractors Association, and the irrigation industry. 5. 1.6c It shall be the Owner or Occupant's responsibility to provide a one year guarantee against all defects of materials and workmanship for all planting and irrigation. The Owner or Occupant shall replace plants not in normal , healthy growing condition at the end of the guarantee period with same species and size. The guarantee period shall begin when the Owner or Occupant, and Grantor or their representative have accepted the work as 100 percent complete. 5.2 LANDSCAPE DESIGN GUIDELINES 5.2.1 Assessment District Installation and Maintenance Agreement 1. All landscape improvements within the Public Parkway (S.W. 4th Place Land- scape Easement Section 5. 1 . 1-1 ) will ble installed by the Grantor. 2. The Grantor has entered into a five year maintenance agreement to maintain the Public Parkway. Landscape maintenance will be paid for through Assessment District revenues. Following the expiration of the five year maintenance period, all maintenance will be assumed by the Owner or Occupant of individual development parcels and will be assumed by the Owner cr Occu- pant of individual development parcels and will be paid for through the continuation of an Assessment District. 3. The 30 foot Landscape Easement (Public Parkway and Transistion Zone) landscaping and irrigation will be installed as a continuouss linear system. Demolition of this system at vehicular access points will be necessary during the process of the access drive installation. It is a responsibility of the Owner or Occupant to maintain the flow of the irrigation system during construction, and to re-establish the planting, grading and final irrigation layout that has been altered. 5.2.2 Maintenance of Unimproved Sites 1. Sites that are not improved or built upon shall be maintained in a clean and neat appearance by the Owner or Occupant. Weeds, brush and trash will be removed twice a year, once in the spring and once in the fall , or more often as required to maintain a high quality appearance. The Grantor and their representative have the right to perform the necessary maintenance and charge the individual Owner or Occupant as necessary. 5.2.3 Landscape Coverage 1. A minimum of fifteen (15) percent of the gross site area within the property lines of a development site (exclusive of the Landscape Easement Transition Zone) shall be devoted to landscape materials unless otherwise approved in writing by the Grantor. 5.2.4 Street Frontage Zone Design Guidelines The street frontage zone is defined as that portion of the site which is adjacent to the Southwest 4th Place Landscape Easement. 5.2.4a Specific Design Limitation within the Street Frontage Zone 1. Grading: Finish grading for each site shall provide for a smooth transition with the walkway in the Public Parkway. Transition slope in this zone shall not exceed 4:1. 2. Service Areas: Service areas within this zone are to be enclosed with solid walls anc screened with the appropriate landscape material . (Refer to 5.2.4.b-4 for plant types). 3. Parking: Berming shall be provided within the Transition Zone of the Landscape Easement. 4. Screening Shrubs: The following shrubs, in combination with walls or fences, have beer selected to aid in eye level screening of service areas . wanting areas sra 1 be a minimum width of 4 feet. All planting areas exceeding 4 feet shall also conform to these landscape guidelines. The shrubs should be planted at a size to achieve a minimum height of 5 feet within a 3 year period from the date of planting. Plant Na--2 Maximus Spacing Comments Chaenomeies lagenaria 4' on center Full Euonymous alatus 4' on center Full Forsythia sp. 4' on center Full Juniper chinesis var.4' on center Full Juniper squamata var.4' on center Full Ligustrum vulgare 4' on center Full Philadelphus virginalis 4' on center Full Spiraea prunifolia 4' on center Full Spiraea vanhouttei 4' on center Full Thuja occidentalis pyramidalis 3' on center Full Thuja orientalis 4' on center Full Viburnum opulus 4' on center Full 5.2.5 Parking Lot Landscape Requirements 5.2.5a Tree Planting Requirements 1. Two (2) types of trees are identified for the parking lot planting. Refer to Section 5.2.5c for plant types) Type A: End of Parking Column Planting Type B: Interior Parking Lot Planting Type A: These trees shall be planted at the ends of parking columns (see Figures J , K, anc L) and at intermediate planting islands Figure J. A single tree species, with a minimum height of 12 feet shall be planted throughout the Owner or Occupant's entire parking lot compound. Type B: These trees shall be planted in the parking lot interior (see Figures K and L). A single tree species, with a minimum height of 8 feet shall be used. The tree species may be different in separated parking lots within the compcund. Credit will not be given for perimeter edge tree planting. A minimum c= one (1) tree shall be planted for every six (6) car stalls. 2. Tree wells and planter areas within paved parking areas shall provide a minimum 4 foot clear planting space. 3. Planting areas shall have a 6 inch curb on all sides. 4. All parr, -g lot planting beds in addition to Type A and Type B trees shall be plantez with shrubs and/or groundcover. The size and spacing to conform to Section 5.2.4.b.4. 5. Planting beds shall be a minimum of 25 square feet. 5.2.5.b Parking and Pedestrian Circulation 1. Parking location and layout should facilitate easy and safe pedestrian circulation. 2. If the parking layout is more than one row deep, walking space with a minimum width of 4 feet between stalls should be provided at key locations. 3. If parking lots exceed two rows in depth, the alignment of the aisles should be in the direction of the pedestrian movement. 5.2.5c Parking Lot Plant Materials List 1. Tree species are to be selected from the following lists. If special soil or site conditions prevent the use of the recommended trees, the Owner or Occu- pant should recommend an alternative to the Design Review Committee. Tree Lists for Parking Compounds Type A Trees: (Refer to Section 5.2.5.a-1A) Plant Name Minimum Size Comments Acer platanoides, sp. var. 12' Well branched Acer saccharur 12' Well branched Aesculus hippocastanum 12' Well branched Fraxinus americana (seedless) 12' Well branched Gleditsia tr' anthos inermis 12' Well branched Tilia cordata 12' Well branched All Type A Trees to be limbed up to six (6) feet from the ground. Type B Trees: (Interior Parking Lot Planting) Plant Name Minimum Size Comments Crataegous lavallei 8' Well branched Crataegus phaenopyrum 8' Well branched Malus, var. 8' Well branched Prunus cerasifera 8' Well branched Sorbus aucupar=a 8' Well branched All Type B Trees to be limbed up to four (4) feet from the ground. 5.2.6 Vehicu-a r Access Drive Design Guidelines 5.2.6a Location Criteria 1 . The loco: on of major access drives shale be approved by the Grantor. 2. Access drives for "right turn only" ingress and egress should be located by the Owner or Occupant according to City of Renton Standards. 5.2.6b LiF":E = Use Area of Primary and Secondary Access Drives 1. The "limited use area" is defined as the area extending 10 feet on either side of an access drive and in that area of the first 10 feet extending from the curbline of the public street. 2. All objects higher than 30 inches above the top of the curb at the access drive curb opening, including but not limited to, shrubs, signs and earth berms shall be located outside of the limited use area. Trees without limbs to a height of six (6) feet may be planted in this area. 5.2.7 Guidelines for Interior Property Lines and Landscape Areas 5.2.7a Side/Rear Yard Requirements 1. A 5 foot minimum planting strip is to be provided continuously along all interior property lines not adjacent to landscape easements, except where a shared access drive has been mutually agreed upon by adjoining property owners. 2. All site drainage shall be coordinated with the overall project Site Drainage Master Plan and shall comply with the City of Renton Storm Drainage Ordinance. 3. A maximum slope of 2:1 is allowed within the 5 foot planting zone. A 1 foot minimum flat transition shall be provided at the top and bottom of all slopes within tr :s zone. 4. Where the two properties adjoin, there shall be a 10 foot minimum zone created by the two 5 foot landscape planting strips on each side of a property line. All planting areas exceeding the 5 foot minimum shall also conform to these landscape guidelines. 5. No walls or fences shall be permitted within the required 5 foot minimum planting zone. However, walls or fences separating adjoining parcels may be permitted when located at the property line. Walls or fences which contribute to a specific landscape design may be submitted to the Design Review Committee for consideration. 5.2.7b Side/ ear Yard Landscape Requirements 1. General - Either shrub or tree planting shall be required in the 5 foot side and rear yard zone. Where two properties adjoin, shrub plantings with groundcover is required on one side of the property line and tree plantings with groundcover is required on the other. The first Owner or Occupant to receive plan approval shall be required to plant the required trees with groundcover. The second Owner or Occupant must then plant the required shrubs h- Ih grounocover. 5.2.7c Plant Material Requirements - Interior Property Lines 1 . Trees: Shall be located 4 feet from curbs or 1 foot from the property line. _ trees selected for interior property lines must be species selectec from the Tree List. (Refer to Section 5.2.5c) 2. Shrubs: Shall be located 3 feet from the property line or 2 feet from the curb, and planted with a maximum spacing of 5 feet on center. 3. Groundcover: Shall be placed 24 inches on center maximum spacing, covering all ground surfaces. 4. Sod lawn may be used in lieu of groundcover. 5.2.8 Guidelines for Exterior Property Lines 1. Side/Rear Yard Requirements Adjacent to Landscape Easements a. Parking lots require no setback from the Landscape Easement. Parking lotsshall be back five (5) feet from side on river property lines. b. A trinimum 60 foot front yard setback is required. Landscaping within this zone shall conform to praking lot landscaping and transition zone landscaping. 5.2.9 Guidelines for Free Preservation Outside the "Preserve" Zone Trees selecte: for preservation shall have a "tree well " (fill retaininc wall ) constructed tc maintain an undisturbed existing ground area around the tree. Provide approximately 5 sq. ft. for each caliper inch of trunk measured at 48" above existing grade. The tree well shall be constructed in a manner to protect all roots. ?c root cutting allowed. Special care shall be taken to maintain ground water level and quality as nearly as possible to pre-development conditions. This may include special irrigation and drainage systems or culvert systems connecting the tree wells to nearby wetlands so that the rise and fall of ground water will be similar to pre-development conditions. Storm water may be retained on-site as necessary or desirable to assist in maintaining ground water levels. Tree wells may be constructed of railroad ties, treated timbers or poured-in-place concrete, wit,- an 8 inch high curb of timber, concrete or asphalt on all sides. Provide hand rails where resultant depressions are more than 30 inches deep. Conditions ma ,' vary at each tree location. Analyze each tree to ascertain the best solution or combination of solutions to minimize adverse environmental impacts. Consult an Aborist regarding selection of trees to be preserved and preservation procedures tc De used. Selected trees are subject to review and approva by the City of Renton. 6.0 Signing Guidelines 6. 1 OBJECTIVES The objectives of Signing Guidelines for Blackriver Technology Park are: 1. to allow sufficient, though not excessive, business identification devises so that the name of each business locating in Blackriver Technology Park is clearly and individually associated with the facilities it occupies, when viewed by motorists passing by on fronting streets 2. to prohibit signs and business identification devices from being used for advertising of any kind including, but not limited to, advertising of pro- ducts , services, or job openings 3. to allow on each lot sufficient, though not excessive, informational , direc- tional , and traffic control signing for convenient and efficient operation 4. to have all informational , vehicular control , and temporary signing be uniform in design, size, height, color, material , and topography 5. to permit sufficient, though not excessive, temporary signing including those identifying the future occupant, the design consultants, the general con- tractor, lending institutions, sale or leasing agents, and the building product to be offered 6. tc insure that signing and identification devices do not, because of their height, location or design, contribute to a decrease in the safety and efficiency of traffic flows in fronting streets 6.2 SIGN SUBMITTALS: 1 . An overall sign program including any (1) detached business identifica- tion sicrs , (2) building mounted business or builaing identification signs and (3) informational and vehicular control signs shall be submitted as part of the preliminary plan submittal to the Blackriver Technology Park Design Review Committee. 6.3 DETACHED BUSINESS IDENTIFICATION SIGNS: 1. Detached business identification signs shall be limited to the display of the name and/or symbol of the business or businesses occupying the site. No messages or advertising of any kind including, but not limited to, adver- tising of products, services, or job openings shall be permitted. 2. No more than one detached business identification sign shall be permitted on each street frontage of a development parcel . 3. No detached business identification sign shall exceed a sign area which is the lesser of 50 square feet per side or the maximum sign area permitted by the local governing authority. The sign area is defined as the area of the surface or surfaces which displays letters or symbols identifying the bus- iness or businesses occupying the site, or when the sign is of free- standing letters, the single rectangular area which fully encloses all letters or symbols identifying the business or businesses occupying the site. The sign area shall not include the base or pedestal to which the sign is mounted. 4. All detached business identification signs shall be permanent "ground hugger" type signs and shall not exceed a height of five feet above the underlying finish grade unless otherwise approved in writing by J.A.G./Renton Properties Associates. 5. All detached business identification signs shall be of such materials and design to be compatible with and complimentary to the on-site design concept as well as landscape and physical design features. 6. Illumination - Detached business identification signs may be illuminated by continuous and uniform internal illumination, backlighting, or ground light- ing. No flashing or moving lights will be permitted. No unprotected lamp providing sign illumination shall be directly visible when viewed at any angle from a distance of twenty feet or more. No sign illumination shall cast a glare which will be visible from any street or access drive. 7. Location - Detached business identification signs must be located within 20 feet of a fronting street and the access drive but shall not exceed 30 inches in height when located in the first 10 feet adjacent to access drive closest to the street. 6.4 BUILDING MOUNTED BUSINESS OR BUILDING IDENTIFICATION SIGNS: 1. Building r;,unted business or building identification signs shall be limited to the display of the building name or the name and/or symbol of the business occupying the site. No message or advertising of any kind including, but not limited t: the advertising of products, services or job openings shall be permitted. 2. No more than one building mounted sign shall be permitted for each street frontage of a development parcel . Eusiness building identification signs may be mounted to any vertical surface c= a building or building associated wall provided such signs appear as an integral part of the overall architectural and site design concept. 4. The sign area of building mounted business or building identification signs may not exceed the lesser of 50 square feet or the maximum building mounted sign area permitted by the local governing authority. The building mounted sign area is defined as the area of the surface or surfaces which displays letters or symbols identifying the business or businesses occupying the site or when the sign is of freestanding letters, the single rectangular area which fully encloses all letters or symbols identifying the business or businesses occupying the site. 5. Building mounted business or building signs shall not extend beyond a height above the ground floor which is the lesser of 32 feet or the maximum height permitted by the local governing authority. 6. Building mounted business or building identification signs may be illuminated by internal illumination or backlighting provided that the color and inten- sity of such lighting appears as an integral part of the overall architec- tural and site design concept. No sign illumination shall cast a glare which will be visible from any street or access drive. 6.5 INFORMATIONAL AND VEHICULAR CONTROL SIGNS: 1. All informational and vehicular control signs shall be of uniform design using ASI `=iberglass Post & Panel System or a sign system of equal design which is specifically approved in writing by J.A.G./Renton Properties Assoc- iates. All lettering shall be Helvetica Medium, white in color. Red and yellow may be used for stop and yield signs respectively. 2. No informational or vehicular control sign shall have a panel face which exceeds 5 square feet in area per side. 3. No business name, symbol or advertising of any sort shall be permitted on any informaticnal or vehicular control sign. 4. No informational or vehicular control sign shall exceed a height of 4 feet above the underlying grade. 5. No informational or vehicular control sign shall be located so as to reduce the safe flow of vehicles or pedestrians. 6. No informational or vehicular control sign shall be internally illuminated or illuminated from the ground. 6.6 TEMPORARY SIGNS. Only one temporary sign plus one financing sign shall be permitted per development parcel . No additional individual signs shall be permitted. J.A.G./Renton Properties Associates or its representatives have the right to remove unpermitted signs and charge the individual tenant or property owner for the test of such removal . 2. Temporary development signs shall be of a uniform size, area, height, color, and desicr as illustrated here and shall , at a minimum, identify Blackriver Technoloc. Park and the business or company developing the parcel . The remaining sign area shall be limited to identification of the following and no other information: a. a concise identification of the nature of the development b. the : -ojected date of completion c. the construction lender d. the real estate brokerage firm e. the General contractor f. the architect g. the ' andscape architect h. the =tructural engineer i . the civil engineer j. the mechanical engineer k. the electrical engineer 3. No temporary development sign shall be located so as to reduce the safe flow of vehicles and pedestrians 4. All temporary development signs shall be removed prior to occupancy. 7 .0 Lighting Guidelines 7. 1 OBJECTIVES 1. to have on-site lighting contribute to the safe and efficient use of a development site 2. to have on-site lighting contribute to site security 3. to have cr-site lighting compliment and reinforce the architecture and site design character 4. to have on-site parking lot lighting fixtures and illumination levels be consistent throughout Blackriver Technology Park 5. to prevent on-site lighting from casting glare onto adjacent lots 6. to prevent on-site lighting from casting glare onto adjacent streets in such a manner as to decrease the safety of vehicular movement 7. to encourage lighting design that is in conformance with energy saving guidelines 7.2 LIGHTING QUALITY All lighting potentially visible from an adjacent street except bollard lighting less than 42 inches high, shall be indirect or shall incorporate a full cut off shield type fixture. 7.3 PARKING, ACCESS AND CIRCULATION AREAS Parking areas, access drives, and internal vehicular circulation areas - All parking lot lighting fixtures shall be a zero series cr a fixture of similar "shoe box" type design mounted at 181 -0" atop a square metal pole. Both the fixture and pole are to have a durable black finish. The light source shall be 150 watt color corrected high pressure sodium. The parking lot illumination level shall achieve a uniformity ratio of 3 to 1 (average to minimum) with a maintained average of 1 foot candle e' a minimum of .3 foot candle. 7.4 SERVICE AREAS Service area lighting shall be contained within the service yard boundaries and enclosure walls. No light spillover should occur outside the service area. The light source should not be visible from the street. 7.5 BUILDING ILLUMINATION Building illumination and architectural lighting shall be indirect in charac- ter. (No light source visible). Indirect wall lighting or "wall washing" overhead down lighting, or interior illumination which spills outside is encouraged. Architectural lighting should articulate and animate the particular building design as well as provide the required functional light- ing for safety and clarity of pedestrian movement. 7.6 PEDESTRIAN AREAS Pedestrian walk and area lighting is segmented into 2 zones. 1. The first zone is pedestrian area lighting. This is for outdoor pedes- trian use areas such as courtyard, entry way, etc. Pedestrian area lightinc should achieve a uniformity ratio of 3.5 to 1 average to minimum, with an average illumination of .60 foot candles and a minimum of .18 fcot candles. 2. The second zone is pedestrian walk lighting where point to point lightinc is acceptable with no specific illumination levels required. The main emphasis in this zone should be to clearly identify the pedes- trian walkway and direction of travel . 8.0 Appendix CONTACT AND REFERENCE LIST DEVELOPER (Grantor) J.A.G./Renton Properties Associates Alterra Corp. , General Partner 710 Cherry Street Seattle, WA 9E104 Phone: (206) 382-0333 Contact: Delton Bonds PROJECT CONSULTANT (Planning, Site, Civil & Utilities Design, Landscape Architecture) Richard Carothers Associates 814 E. Pike Street Seattle, WA 9E122 Phone: (206) 324-5500 Contact: Richard A. Carothers GOVERNMENTAL ;SENCIES City of Renton Municipal Building 200 Mill Aver-_-E South Renton, WA 9cJE5 o Planning 5epartment Ronald G. Nelson, Director PFone (2=: ` 235-2540 Contact: Roger J. Blalock, Zoning Administrator Jerry Lind, Land Use Inspector o Public Works Richard Houghton, Director Phone (206) 235-2569 Contact: Richard Houghton o Engineering Department Robert Bergstrom, P.E. , Director Phone (206) 231-2631 Contact: Robert Bergstrom, P.E. o Fire Department James Matthew, Fire Marshall Phone (206) 235-2642 Contact: James Matthew PLANNING & DESSN REFERENCES Renton Zoning Ordinance Building Regulations, Title 4, Chapter 23 (Grading & Filling) Subdivision Ordinance, Chapter 11 (Preliminary Plat) Controlling Building Code: Uniform Building Code with City enacted amendments. Maps and plans , Contact J.A.G./Renton Properties Associates Covenants, Conditions and Restrictions Contents DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR BLACKRIVER TECHNOLOGY PARK Page No. RECITALS 1 1.0 DEFINITIONS 2 1.1 Architect, Landscape Architect, Civil Engineer 1.2 Beneficiary 1.3 Declarant 1.4 Declaration 1.5 Deed of Trust 1.6 Improvement - Improvements 1.7 Lot 1.8 Mortgage 1.9 Mortgagee 1.10 Occu:ant 1.11 Owner 1. 12 Record - Recorded - Recordation 1.13 Sign 1.14 Street or Streets 1.15 Subject Property 1.16 Viso ,e from Neighboring Property 2.0 SUBJECT PROPERTY 4 2.1 General Declaration 2.2 Addition of Other Realty 2.3 Notice of Addition of Land 3.0 CONSTRUCTION OF IMPROVEMENTS 6 3.1 Approval of Plans Required 3.2 Basis for Approval 3.3 Review Fee 3.4 Result of Inaction 3.5 Approval 3.6 Proceeding with Work 3.7 Completion of Work 3.8 Declarant Not Liable 3.9 Construction Without Approval 4.0 DEVELOPMENT STANDARDS 10 4.1 Minimum Setback 4.2 Exceptions to Setback Requirements 4.3 Lancscaping Page No. 4.0 DEVELOPMENT STANDARDS (Continued) 4.4 Signs 4.5 Parking Areas 4.6 Storage and Loading Areas 5.0 REGULATIC'; OF OPERATIONS AND USES 14 5.1 Permitted Uses 5.2 Prohibited Uses 5.3 Nuisances 5.4 Condition of Property 5.5 Maintenance of Grounds 5.6 Remedies for Failure to Maintain & Repair a) Remedies b) Foreclosure of Lien c) Cure d) Nonexclusive Remedy 5.7 Taxes and Assessments 5.8 Refuse Collection Areas 5.9 Repair of Buildings 5.10 Public Utilities 5.11 Utility Lines and Antennas 5. 12 Mechanical Equipment 5.13 Mireral Exploration 5. 14 Other Operations and Uses 6.0 MODIFICATION AND REPEAL 23 E . 1 Prccedure 6.2 Modification by Declarant 6.3 Governmental Regulation 7.0 ENFORCEMENT 25 7.1 Abatement and Suit 7.2 Right of Entry 7.3 Deemed to Constitute a Nuisance 7.4 Attorney's Fee 7.5 Failure to Enforce is No Waiver 8.0 ASSIGNMENT 27 9.0 CONSTRUCTIVE NOTICE AND ACCEPTANCE 27 10.0 WAIVER 28 Page No. 11.0 RUNS WITH LAND 28 12.0 RIGHTS OF MORTGAGEES 28 13.0 CAPTIONS 29 14.0 EFFECT OF INVALIDATION Z9 DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS FOR BLACKRIVER TECHNOLOGY PARK This Declaration, made this day of 1984, by J.A.G./ Renton Properties Associates, a Washington Partnership, is made with reference to the following facts: RECITALS A. Blackriver Technology Park is the owner of that certain real property in the City of Renton, County of King, State of Washington described in Exhibit A attached hereto and by this reference incorporated herein, and known as Blackriver Technology Park. B. Blackriver Technology Park is being developed as a planned industrial park. It is J.A.G./Ps-ton Properties Associates desire and intention to subject the real property in said industrial park to certain covenants , conditions and restrictions for the benefit of the property, J.A.G./Renton Properties Associates, and the purchasers of lots in Blackriver Technology Park. It is intended that said covenants, conditions and restrictions bind and benefit not only said purchasers and J.A.G./Renton Properties Associates, but also their respective successors, heirs and assigns and that all lots in Blackriver Technology Park should be held, used, leased, sold and conveyed subject to the covenants, conditions and restrictions set forth in this Declaration. 1- C. It is the intention of J.A.G./Renton Properties Associates to further a plan of subdivision by means of the covenants, conditions and restrictions set forth in this Declaration. Said covenants, conditions and restrictions are intended to be common to all cr the lots in Blackriver Technology Park and to enhance and protect the value, desirability and attractiveness of all such lots to their mutual benefit. 1.0 DEFINITIO":S Unless the context otherwise specifies or requires, the terms defined in this (1.0 Definitions) , shall as used in this Declaration, have the meanings herein set forth: 1. 1 Architect. Landscape Architect, Civil Engineer. The term "architect, landscape architect and civil engineer" , shall mean a person holding a certificate to practice architecture, landscape architecture or civil engineering, in the State of Washington. 1.2 Beneficiary. The term "beneficiary" shall mean a mortgagee under a mortgage as well as a beneficiary under a deed of trust. 1 .3 Declarant . The term "Declarant" shall mean J.A.G./Renton Properties Associates and, to the extent provided in Article VIII of this Declaration, its successors and assigns. 1.4 Declaration. The term "Declaration" shall mean this Declaration of Covenants, Conditions and Restrictions for Blackriver Technology Park, as it may from time to time be amended or supplemented. 1.5 Deed of Trust. The term "deed of trust" shall mean a mortgage as well as a deed of trust. 1.6 Blackriver Technology Park. The term "Blackriver Technology Park" shall be synonymous with the term "subject property" and shall mean all of the real property 2- now or hereafter made subject to this Declaration. 1.7 Improvement - Improvements. The term "improvement" or "improvements" shall include buildings, outbuildings, roads, driveways, parking areas, fences, screening walls and barriers, retaining walls, stairs , decks , water lines , sewers , electrical and gas distribution facilities , hedges, windbreaks, plantings, planted trees and shrubs, poles, signs , loading areas and all other structures, installations and landscaping of every type and kind, whether above or below the land surface. 1.8 Lot. The term "lot" shall mean a fractional part of the subject property as subdivided on subdivision or parcel maps recorded from time to time in the Office of the Recorder of the County of King, State of Washington. 1.9 Mortgage. The term "mortgage" shall mean a deed of trust as well as a mortgage. 1.10 Mortgagee. The term "mortgagee shall mean a beneficiary under, or holder of, a deed of trust as well as a mortgagee under a mortgage. 1. 11 Occupant. The term "Occupant" shall mean a lessee or licensee of an Owner, or any other person or entity other than an Owner in lawful possession of a lot with the permission _t the Owner. 1. 12 Owner. The term "Owner" shall mean and refer to any person or entity which is the record Owner of fee simple title to any lot, excluding any entity or person who holds such interest as security for the payment of an obligation, but including contract sellers and any mortgagee or other security holder in actual possession of a lot. 1.13 Record - Recorded - Recordation. The terms "record," "recorded," or recordation" shall mean, with respect to any document, the recordation of said document in the Office of the Recorder of the County of King, State of Washington. 3- 1 . 14 Sign. The term "sign" shall mean any structure, device or contrivance, electric or non-electric, upon or within which any poster, bulletin, printing, lettering, painting, device or other advertising of any kind whatsoever used, placed, posted , tacked, nailed, pasted, or otherwise fastened or affixed. 1. 15 Street of Streets. The term "street" or "streets" shall mean any street, highway, road, or thoroughfare within or adjacent to the subject property and shown on any recorded subdivision or parcel map, or record or survey, whether designated thereon as street, boulevard, place, drive, road, court, terrace, way, lane, circle or otherwise. 1. 16 Subject Property. The term "subject property shall be synonymous with the term "Blackriver Technology Park" and shall mean all of the real property now or hereinafter made subject to this Declaration. 1.17 Visible from Neighboring Property. The term "visible from neighboring property" shall mean, with respect to any given object on a lot, that such object is or would be visible to a person six (6) feet tall , standing on any part of any adjacent lot or other property at an elevation no greater than the elevation of the base of the object being viewed. 2.0 SUBJECT PROPERTY 2.1 General Declaration. Declarant hereby declares that all of that real property located in the City of Renton, County of King, State of Washington, and more particularly described in Exhibit "A" is , and shall be, conveyed, hypothecated, encumbered, leased, occupied, built upon or otherwise used, improved or transferred in whole or in part, subject to this Declaration. All of the covenants, conditions and restrictions set forth herein are declared and agreed to be in furtherance of a general plan for the subdivision, improvement and sale of said real property and are established for the purpose of enhancing and protecting the value, desirability 4- and attractiveness of the subject property and every part thereof. All of said covenants , conditions and restrictions shall run with all of the subject property for all purposes and shall be binding upon and inure to the benefit of Declarant and all Owners , Occupants , and their successors in interest as set forth in this Declaration. 2.2 Addition of Other Realty. Declarant may at any time during the pendency of this Declaration add all or a portion of any real property now or hereinafter owned by Declarant to the subject property, and upon recording of a notice of addition of real property containing at least the provisions set forth in Section 2.3, the provisions of this Declaration specified in said notice shall apply to such added real propert_ in the same manner as if it were originally covered by this Declaration. Thereafter, to the extent that this Declaration is made applicable thereto, the rights, powers and responsibilities of Declarant and the Owners and Occupants of lots within such added real property shall be the same as in the case of the real property described in Exhibit "A". 2.3 Notice of Addition of Land. The notice of addition of real property referred to in Sectic- 2.2 shall contain at least the following provisions : a) A reference to this Declaration stating the date of recording and the book or books of the records of King County, Washington, and the page numbers where this Declaration is recorded; b) A statement that the provisions of this Declaration, or some specified part thereof, shall apply to such added real property; c) A legal description of such added real property; and d) Such other or different covenants, conditions and restrictions as Declarant shall , in its discretion, specify to regulate and control the use, occupancy and improvements of such added real property. 5- 3.0 CONSTRUCTION OF IMPROVEMENTS 3. 1 Approval of Plans Required. No improvements shall be erected, placed, altered, maintained or permitted to remain on any lot by any Owner or Occupant until final pens and specifications shall have been submitted to and approved in writing by Declarant. Such final plans and specifications shall be submitted in duplicate over the authorized signature of the Owner or Occupant or both of the lot or the authorized agent thereof. Such plans and specifications shall be in such form and shall contain such information as may be required by the Declarant, but shall in any event include the following: a) A site development plan of the lot showing the nature, grading scheme, kind, shape, composition, and location of all structures with respect to the particular lot (includinc proposed front, rear and side setback lines) , and with respect to structures on adjoining lots, and the number and location of all parking spaces and driveways on the lot; b) A landscaping plan for the particular lot; c) A plan for the location of signs and lighting; and d) A buildir_ elevation plan showing dimensions , materials and extericr color scheme in no less detail than required by the appropriate governmental authority for the issuance of a building permit. Material changes in approved plans must be similarly submitted to and approved by Declarant. 3.2 Basis for Approval . Approval shall be based, among other things, upon adequacy of site dimensions, adequacy of structural design, conformity and harmony of external design with neighboring structures, effect of location and use of proposed improvements upon neighboring lots, proper facing of main elevation with respect to nearby streets, adequacy of screening of mechanical , air conditioning or other roof top installations, and conformity of the plans and specifications to the purpose and general plan and intent of this Declaration. No plans will be approved 6- which do not provide for the underground installation of power, electrical , telephone and other utility lines from the property line to buildings. Plans which provide for metal-clad buildings will be approved only on the condition that such buildings are constructed so as not to have the appearance of a metal building and any metal-clad building must be specifically approved in writing. Declarant shall not arbitrarily or unreasonably withhold its approval of any plans and specifications. Except as otherwise provided in this Declaration, Declarant shall have the right to disapprove any plans and specifications submitted hereunder on any reasonable grounds including, but not limited to, the following: a) Failure to comply with any of the restrictions set forth in this Declaration; b) Failure to include information in such plans and specifications as may have been reasonably requested by Declarant; c) Objection to the exterior design, the appearance of materials or materials employed in any proposed structure; d) Objection on the ground of incompatibility of any proposed structure or use with existing structures or uses upon other lots, or other property in the vicinity of the subject property; e) Objection to the location of any proposed structure with reference to other lots, or other property in the vicinity; f) Objection to the grading or landscaping plan for any lot; g) Objection to the color scheme, finish, proportions, style or architecture, height, bulk or appropriateness of any structure; h) Objection to the number or size of parking spaces, or to the design of the parking area; i ) Any other matter which, in the judgment of the Declarant, would render the proposed improvements or use inharmonious with the general plan for improvement of 7- the subject property or with improvements located upon other lots or other property in the vicinity. 3.3 Review Fee. An architectural review fee shall be paid to Declarant at such time as plans and specifications are submitted to it based upon the following schedule: a) When the plans submitted are prepared by a licensed architect, engineer or landscape architect, the architectural review fee shall be the sum of One Hundred and no/100ths Dollars ($100.00); b) In all other cases, the architectural review fee shall be the sum or Two Hundred Fifty and no/100ths Dollars ($250.00) . 3.4 Result of Inaction. If Declarant fails either to approve or disapprove plans and specifications submitted to it for approval within forty-five (45) days after the same have been submitted, it shall be conclusively presumed that Declarant has disapproved said plans and specifications; provided, however, that if within the forty-five (45) day period Declarant gives written notice of the fact that more time is required for the review of such plans and specifications , there shall be no presumption that the same are disapproved until the expiration of such reasonable period of time as is set forth in the notice. 3.5 Approval . Declarant may approve plans and specifications as submitted, or as altered or amended, or it may grant its approval to the same subject to specific conditions. Upon approval or conditional approval by Declarant of any plans and specifications submitted, a copy of such plans and specifications, together with any conditions, shall be deposited for permanent record with Declarant, and a copy of such plans and specifications, bearing such approval together with any conditions, shall be returned to the applicant submitting the same. 8- 3.6 Proceedinc with Work. Upon receipt of approval from Declarant pursuant to Section 3.5, the Owner, or Occupant, or both, to whom the same is given, shall , as soon as practicable, satisfy any and all conditions of such approval and shall diligently proceed with the commencement and completion of all approved excavation, construction, refinishing, and alterations. In all cases, work shall commence within one (1) year from the date of approval , and if work is not so commenced approval shall be deemed revoked unless Declarant, pursuant to written request made and received prior to the expiration of said one (1) year period, extends the period of time within which work must be commenced. 3.7 Completion of Work. Any improvement commenced pursuant hereto shall be completed within two (2) years from the date of Declarant's approval of the plans and specifications therefor, except for so long as such completion is rendered impossible, or unless work upon the proposed improvements would impose a great hardship upon the Owner or Occupant, to whom Declarant's approval is given, due to strike, fire, national emergency, natural disaster or other supervening force beyond the control of Owner or Occupant. Declarant may, upon written request made and received rrior to the expiration of the two (2) year period, extend the period of time within which work must be completed. Failure to comply with this Section 3.7 shall constitute a breach of this Declaration and subject the party in breach to the enforcement procedures set forth in 7.0. 3.8 Declarant Not Liable. Declarant shall not be liable for any damage, loss or prejudice suffered or claimed by any person on account of: a) The approval or disapproval of any plans, drawings and specifications, whether or not in any way defective; b) The construction of any improvement, or performance of any work, whether or not pursuant to approved plans , drawings and specifications; or 9- c) The development of any lot within Blackriver Technology Park. 3.9 Construction Without Approval . If any improvement shall be erected, placed or maintained upon any lot, or the exterior design thereof, or any new use commenced upon any lot, other than in accordance with the approval by the Declarant pursuant to the provisions of this 3.0 (Construction of Improvements) , such alteration, erection, placement, maintenance or use shall be deemed to have been undertaken in violation of this Declaration, and upon written notice from Declarant, any such improvement so altered, erected, placed, maintained or used upon any lot in violation of this Declaration shall be removed or altered so as to conform to this Declaration, and any such use shall cease or be amended so as to conform to this Declaration. Should such removal or alteration, or cessation or amendment of use not be accomplished within thirty (30) days after receipt of such notice, then the party in breach of this Declaration shall be subject to the enforcement procedures set forth in 7.0. 4.0 DEVELOPMENT STANDARDS 4. 1 Minimum Setback. No improvements of any kind, and no part thereof, shall be placed closer :nan permitted by Declarant to an interior property line , except as otherwise provided in Section 4.2. "Interior property line" shall mean the boundary between any lot within the subject property and all other lots bordering upon said lot. No improvements of any kind, and no part thereof, shall be placed closer than twenty-five (25) feet from a property line fronting the following streets: (1) Southwest Fourth Place and (2) Naches Avenue S.W. "Property line" shall mean the boundary of every lot. 4.2 Exceptions to Setback Requirements. The following improvements, or parts of improvements, are specifically excluded from the setback requirements set forth in Section 4. 1: 10- a) Roof overhang, subject to approval in writing from Declarant, provided said overhang does not extend more than six (6) feet into the setback area; b) Steps and walkways; c) Paving arc' associated curbing; d) Fences , except that no fence shall be placed closer than twenty-five (25) feet from a property line fronting upon any public street without the prior written approval of Declarant; e) Landscaping and irrigation systems; f) Planters, not to exceed three (3) feet in height, except that planters of greater height may be built within the setback area with the prior written approval of Declarant; g) Industrial park identification signs , directional and parking signs and signs identifying the Owner or Occupant of a lot, subject to the prior written approval of Declarant; h) Lighting facilities, subject to the prior written approval of Declarant; and i ) Underground utility facilities and sewers. 4.3 La1dscaE'^a. Within ninety (90) days following completion of construction , or by the date each improvement is occupied, whichever shall occur first, each lot shall be landscaped in accordance with the plans and specifications. The area of each lot between any street and any minimum setback line as set forth in Section 4. 1 shall be landscaped with an attractive combination of trees, shrubs and other ground cover. All other areas fronting on a street and not utilized for parking, driveways, or walkways shall be landscaped in a complementary and similar manner. All portions of a lot not fronting a street and not used for parking, storage or buildings shall be landscaped utilizing ground cover and shrub or tree materials. The Owner or Occupant shall be responsible for landscaping and maintaining the area 11- known as the ' transition zone' ; refer to Landscape Design Guidelines. An underground landscape irrigation system shall be provided and maintained by the Owner or Occupant for all landscaped areas. Areas used for parking shall be landscaped, bermed or attractively fenced in such a manner as to screen said areas from view from adjacent streets and freeways. Such screening shall extend at least forty-two (42) inches above the high point of the finished pavement in said parking area. Plant materials used for this purpose shall consist of lineal or grouped masses of shrubs and trees. After completion, such landscaping as is herein required shall be maintained in a sightly and well-kept condition. If, in Declarant's reasonable opinion, the required landscaping is not maintained in a sightly and well -kept condition, Declarant shall be entitled to the remedies set forth in 7.0. 4.4 Signs. No sign shall be permitted on any lot unless approved by Declarant in writino, No Sian shall be approved other than industrial park identification signs , directional and parking signs, signs identifying the name, business and products of the Owner or Occupant of a lot, and signs offering the lot for sale or lease. 4.5 Parking Areas. Off-street parking adequate to accommodate the parking needs of the Owner or Occupant, the employees and visitors thereof shall be provided by the Owner or Occupant of each lot. The intent of this provision is to eliminate the need for any on-street parking; provided, however, that nothing herein shall be deemed to prohibit on-street parking of public transportation vehicles. If parking requirements increase as a result of a change in the use of a lot or in the number of persons employed by the Owner or Occupant, additional off-street parking shall be provided so as to satisfy the intent of this section. All parking areas shall conform to the following standards: 12- a) Required off-street parking shall be provided on the lot, on a contiguous lot, or within such distance from the lot as Declarant deems reasonable. Where parking is provided other than upon the lot concerned, Declarant shall be given a certified copy of a recorded instrument, duly executed and acknowledged by the person or persons holding title to the lot or other property upon which the parking area is located, stipulating to the permanent reservation of the use of the lot or other property for such parking area. b) Parking areas shall be paved so as to provide dust-free, all-weather surfaces. Each parking space provided shall be designated by lines painted upon the paved surface and shall be adequate in area. All parking areas shall provide, in addition to parking spaces , adequate driveways and space for the movement of vehicles. c) In determining the adequacy of the number of parking spaces to be provided by an Owner or Occupant, Declarant shall consider the nature of the proposed use of the lot, the amount of vehicular traffic generated by said use, the anticipated number of, and manner of employment of, persons to be employed upon the lot; the nature and location of proposed structures upon the lot; and such other matters as Declarant shall reasonably deem relevant. d) No parking spaces shall be located on or permitted within setback areas adjacent to a street as set forth in Section 4.1, except that parking spaces may be located on or parking permitted within such area if Declarant's written permission is first obtained. Permission will not be given in any event unless parking areas within such setback areas are screened from view of the street by shrubs and trees, by a screen wall or by berms, and any such screening must extend at least forty-two 42) inches above the high point of the finished pavement in said parking area. 13- 4.6 Storage and Loading Areas. Storage, maintenance and loading areas must be constructed, maintained and used in accordance with the following conditions: a) Unless approved in writing by Declarant, no materials, supplies or equipment, including trucks or other motor vehicles , shall be stored upon a lot except inside a closed building or behind a visual barrier screening such materials, supplies or vehicles so as not to be visible from neighboring property and streets. Any storage areas screened by visual barriers shall be located upon the rear portions of a lot, unless otherwise approved in writing by Declarant. No storage area may extend into a setback area as defined in Section 4. 1 except with the written approval of Declarant. b) Provisior shall be made on each site for any necessary vehicle loading and no on-street vehicle loading shall be permitted. c) Loading dock areas shall be set back, recessed or screened so as not to be visible from neighboring property or streets and in no event shall a loading dock be closer than seventy-five (75) feet from a property line fronting upon a street unless otherwise approved in writing by Declarant. 5.0 FEGULATIC, OF OPERATIONS AND USES 5. 1 Permitted Uses. Except as otherwise specifically prohibited herein, any industrial operation and use will be permitted upon a lot, provided that Declarant specifically consents to such use in writing. Such approved use shall be performed or carried out entirely within a building that is so designed and constructed that the enclosed operations and uses do not cause or produce a nuisance to other lots or property, such as, but not limited to, vibration, sound, electro-mechanical disturbances, electro-magnetic disturbances, radiation, air or water pollution, dust, or emission of odorous, toxic or non-toxic matter (including steam). Certain activities which cannot be carried on within a building may be permitted, provided 14- Declarant specifically consents to such activity in writing and further provided such activity is screened so as not to be visible from neighboring property and streets. All lighting is to be shielded so as not to be visible from neighboring property. 5.2 Prohibited Uses. The following operations and uses shall not be permitted on any property subject to this Declaration: a) Residential use of any type; b) Trailer courts or recreation vehicle campgrounds; c) Junk yards or recycling facilities; d) Drilling for and removing oil , gas or other hydrocarbon substances; e) Refining cf petroleum or of its products; f) Commercial petroleum storage yards; g) Commercial excavation of building or construction materials; provided, that this prohibition shall not be construed to prohibit any excavation necessary in the course of approved construction pursuant to 3.0, Construction of Improvements; h) Distillation of bones; i ) Dumping, cisposal , incineration or reduction of garbage, sewage, offal , dead animals or other refuse; j) Fat rendering; k) Stockyard or slaughter of animals; 1 ) Smelting of iron, tin, zinc or any other ore or ores; m) Cemeteries; n) Jail or honor farms; o) Labor or migrant worker camps; p) Truck terminals; 15- q) Automobile , go-cart, motorcycle or quarter-midget race tracks and other vehicle endurance or race tracks; r) Retail stores or shopping centers; s) Commercia' service stations or gasoline stations; t) Commercial restaurants or snack bars; or u) Banks or savings and loans institutions. 5.3 Nuisances. No nuisance shall be permitted to exist or operate upon any lot so as to be offensive or detrimental to any adjacent lot, or property or to its occupants. A "nuisance" shall include, but not be limited to, any of the following conditions: a) Any use, excluding reasonable construction activity, of the lot which emits dust, sweepincs , dirt of cinders into the atmosphere, or discharges liquid, solid wastes or other matter into any stream, river, or other waterway which, in the opinion of Declarant, may adversely affect the health, safety, comfort of, or intended use of their property by persons within the area. No waste nor any substance or materials of any kind shall be discharged into any public sewer serving the s,..:ject property or any part thereof in violation of any regulation of any public body having jurisdiction over such public sewer; b) The escape or discharge of any fumes, odors, gases, vapors, steam, acids or other substance into the atmosphere which discharge, in the opinion of Declarant, may be detrimental to the health, safety or welfare of any person or may interfere with the comfort of persons within the area or which may be harmful to property or vegetation; c) The radiation or discharge of intense glare or heat, or atomic, electro- magnetic, microwave, ultrasonic, laser or other radiation. Any operation producing intense glare or heat or such other radiation shall be performed only within an 16- enclosed or screened area and then only in such manner that the glare, heat or radiation emitted will not be discernible from any point exterior to the site or lot upon which the operation is conducted; d) Excessive noise. At no point outside of any lot plane shall the sound pressure level of any machine, device, or any combination of same, from any individual plant or operation, exceed the decibel levels in the designated preferred octave bands as follows: Octave Bank Maximum Sound Pressure Levels Center Frequency db) at Boundary Plane of Lot Hz 31.5 78 63 72 125 65 250 59 500 55 1000 52 2000 50 4000 48 8000 47 A-scale levels for monitoring purposes are equivalent to 60 db(A) . cxirur, permissible noise levels for the octave bands shown above are equal to an NC-50 Noise Criterion curve when plotted on the preferred frequency scale. Reasonable noise from motor vehicles and other transportation facilities are exempted, so long as the vehicles or other transportation facilities are not continuously on the subject property. The operation of signalling devices and other equipment having impulsive or non-continuous sound characteristics shall have the following corrections applied: Corrections Pure Tone Content 5dB Impulsive Character 5dB Duration for Non- Continuous Sounds in Daytime Only, 1 min/hr 5dB 10 sec/10 min 10dB 17- 2 sec/10 min 15dB The reference level for the dB values listed above is the pressure of 0.0002 microbar or 0.0002 dyne/cm2. e) Excessive e-jssions of smoke, steam or particulate matter. Visible emissions of smoke or steam will not be permitted (outside any building) which exceed Ringlemann No. I on the Ringlemann Chart of the United States Bureau of Mines. This requiremert shall also be applied to the disposal of trash and waste materials. Wind-borne dust, sprays and mists originating in plants are not permitted. f) Ground vibration. Buildings and other structures shall be constructed, and machinery and equipment installed, and insulated on each lot so that the ground vibration inherently and recurrently generated is not perceptible without instruments at any point exterior to any lot. 5.4 Condition of Property. The Owner or Occupant of any lot shall , at all times, keep it and the buildings , improvements and appurtenances thereon in a safe, clean and wholesome condition and comply, at its own expense, in all respects with all applicable ec._rnmental , health, fire and safety ordinances , regulations , requirements ar.d directives and the Owner or Occupant shall at regular and frequent intervals remove at its own expense any rubbish of any character whatsoever which may accumulate upon such lot. 5.5 Maintenance of Grounds. Each Owner shall be responsible for the maintenance and repair of all parking areas, driveways, walkways and landscaping on his lot. Such maintenance and repair shall include, without limitation: a) Maintenance of all parking areas, driveways and walkways in a clean and safe condition, including the paving and repairing or resurfacing of such areas when necessary with the type of material originally installed therein or such substitute 18- therefor as shall , in all respects , be equal thereto in quality, appearance and durability; the removal of debris and waste material and the washing and sweeping of paved areas as required; painting and repainting of striping markers and directional sic-als as required; b) Cleaning, maintenance and relamping of any external lighting fixtures except such fixtures and may be the property of any public utility or government body; and c) Performance of all necessary maintenance of all landscaping including the trimming, watering and fertilization of all grass, ground cover, shrubs or trees, removal of dead or waste materials, replacement of any dead or diseased grass, ground cover, shrubs, or trees. Nothing contaired herein shall preclude an Owner from recovering from any person liable therefor, damages to which such Owner might be entitled for any act or omission to act requiring an expenditure by the Owner for the maintenance and repair of the parking area, driveway, walkway and/or landscaping on his lot. 5.6 Remedies for Failure to Maintain and Repair. a) Remedies. If any Owner shall fail to perform the maintenance and repair required by Se::ion 5.5, then Declarant, after fifteen days ' prior written notice to such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and to charge the delinquent Owner with the cost of such work together with interest thereon at the rate of twelve percent (12%) per annum from the date of Declarant' s advancement of funds for such work to the date of reimbursement of Declarant by Owner. If the delinquent Owner shall fail to reimburse Declarant for such costs within ten days after demand therefor, Declarant may, at any time within two years after such advance, file for record in the Office of County Recorder of King County, Washington a claim of lien signed by Declarant for the amount of such charge together with interest thereon, which claim shall 19- contain: (1) a statement of the amount unpaid and the interest accrued thereon; 2) a legal description of the lot owned by the delinquent Owner; and (3) the name of the delinquent Owner. Such claim of lien shall be effective to establish a lien against the interest of the delinquent Owner in his lot together with interest at twelve percent (12%) per annum on the amount of such advance from the date thereof, recording fees, cost of tile search obtained in connection with such lien or the foreclosure thereof and court costs and reasonable attorneys ' fees which may be incurred in the enforcement of such a lien. b) Foreclosure of Lien. Subject to the provisions of 12.0 Rights of Mortgagees , such a lien, when so established against the lot described in said claim, shall be prior or super' :r to any right, title, interest, lien or claim which may be or may have been acquired in or attached to the real property interests subject to the lien subsequent to the time of filing such claim for record. Such lien shall be for the benefit of Declarant and may be enforced and foreclosed in a suit or action brought by Declarant in any court of competent jurisdiction, if brought within one year of the filing of such claim. Any such sale provided for herein is to be conducted in a: :ordance with the provisions of the Civil Code of the State of Washington applicable to the exercise of powers of sale in mortgages and deeds of trust, or in any other manner permitted or provided by law. Declarant, through its duly authorized agents, shall have the power to bid on the liened property at any foreclosure sale and to acquire, lease, mortgage and convey the same. c) Cure. IF a default for which a notice of claim of lien was filed is cured, Declarant shall file or record a recision of such notice, upon payment by the defaulting Owner of the costs of preparing and filing or recording such recision, and other reasonable costs, interest or fees which have been incurred. 20- d) Nonexclusive Remedy. The foregoing lien and the rights to foreclose thereunder shall be in addition to, and not in substitution for, all other rights and remedies which any party may have hereunder and by law, including any suit to recover a more_ judgment for unpaid assessments. If any Owner shall fail to perform such maintenance and repair and, notwithstanding such failure, Declarant should fail to exercise its rights and remedies hereunder, then, any other Owner, after fifteen (15) days' prior written notice to Declarant and such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and shall have the same rights and remedies with respect thereto as are provided herein to Declarant. 5.7 Taxes and Assessments. If an Owner fails to pay taxes or assessments on its lot which beco7e a lien on any portion of subject property utilized for parking, service or loading areas, then any other Owner may pay such taxes or assessments, together with any interest, penalties and costs arising out of or related thereto, except while the validity thereof is being contested by judicial or administrative proceedings , and in such event the defaulting Owner obligated to pay such taxes or assessments shall promptly reimburse the other Owner for all such taxes or assessments , interest, penalties and costs paid or incurred by such other Owner and until such reimbursement has been made the amount of the payment by such other Owner shall constitute a lien on and charge against the lot of the defaulting Owner subject and subordinate, however, to any deed of trust then outstanding affecting said lot. 5.8 Refuse Collection Areas. All outdoor refuse collection areas shall be visually screened so as not to be visible from neighboring property or streets. No refuse collection areas shall be permitted between a street and the front of a building. 21- 5.9 Repair of Buildings. No building or structure upon any lot shall be permitted to fall into disrepair, and each such building and structure shall at all times be kept in good condition and repair and adequately painted or otherwise finished. 5. 10 Public L': lities. Declarant reserves the sole right to grant consents for the construction and operation of public utilities including, but not limited to, street railways, interurban or rapid transit, freight railways , poles or lines for electricity, telephone or telegraph, above or below ground conduits, and gas pipes in and upon any and all streets now existing or hereafter established upon which any portion of the subject property may now or hereafter front or abut. Declarant reserves the exclusive right to grant consents and to petition the proper authorities f: any and all street improvements such as grading, seeding, tree planting, side alks, paving, sewer and water installation, whether it be on the surface or subsurface, which in the opinion of Declarant are necessary on or to the subject property. Notwithstanding the provisions of Section 3.2, Declarant reserves the exclusive right to approve above ground utility lines across the subject property or any portion thereof on a temporary basis for the purpose of construction , and such lines shall be permitted when required by a government agency. 5.11 Utility Lines and Antennas. No sewer, drainage or utility lines or wires or other devices for the communication or transmission of electric current, power, or signals including telephone, television, microwave or radio signals , shall be constructed, placed or maintained anywhere in or upon any portion of the subject property other than within buildings or structures unless the same shall be contained in conduits or cables constructed, placed or maintained underground or concealed in or under buildings or other structures. No antenna for the transmission or reception of telephone, television, microwave or radio signals shall be placed on any building or other improvement within the subject property 22- unless (a) such antenna shall be so located that it cannot be seen from any point at the ground level of the subject property or (b) the consent of Declarant shall first be obtained. Nothing contained herein shall be deemed to forbid the erection or use of ter::rary power or telephone facilities incidental to the construction or repair of buildings on the subject property. 5.12 Mechanical Equipment. All mechanical equipment, utility meters , storage tanks, air conditioning equipment and similar items shall be located in such a manner so not to be visible from neighboring property. 5.13 Mineral Exploration. No portion of the subject property shall be used in any manner to explore for or to remove any steam, heat, oil or other hydro-carbons , gravel , earth or any earth substances or other minerals of any kind, provided, however, that this shall not prevent the excavation of earth in connection with the grading or construction of improvements within the subject property. Water may be extracted to the extent permitted by the appropriate governmental agency. 5. 14 Other Operations and Uses. Operations and uses which are neither specifically prohibited nor specifically authorized by this Declaration may be permitted in a specific case if operational plans and specifications are submitted to and approved in writing by Declarant in accordance with the procedures set forth in 3.0, of this Declaration. Approval or disapproval of such operational plans and specifications shall be based upon the effect of such operations or uses on other property subject to this Declaration or upon the occupants thereof, but shall be in the sole discretion of Declarant. 6.0 MODIFICATION AND REPEAL 6.1 Procedure. Except as otherwise provided in Section 6.2, this Declaration or any provision hereof, or any covenant, condition or restriction contained herein, may be terminated, extended, modified or otherwise amended, as to the whole of the 23- subject property or any portion thereof, with the written consent of the Owners of eight percent (80%) of the subject property, based upon the number of square feet owned as compared to the total number of square feet subject to these conditions, covenants anc restrictions (excluding dedicated streets) ; provide, however, that so long as Declarant owns at least twenty percent (20%) of the property subject to these conditions , covenants and restrictions, or for a period of fifteen (15) years from the effective date hereof, whichever period is shorter, no such termination, extension, modification or other amendment shall be effective until a proper instrument in writing has been executed, acknowledged and recorded. 6.2 Modification by Declarant. For so long as Declarant owns any interest excepting a - easehold interest) in the subject property, or any part thereof, or for a period cf fifteen (15) years from the effective date hereof, whichever period is shorter, Declarant acting alone may modify or amend the provisions of 3.0, 4.0 and 5.0; provided, however, that (a) any such modification or amendment must be within the spirit and overall intention of the development as set forth herein; (b) prior to any such modification or amendment Declarant shall obtain the approval of any governmental agency to such modification or amendment where such approval is necessary; and (c) any modification or amendment shall not provide for any type of improvements or use not presently permitted by this Declaration. No such modification or amendment shall be effective until the Owners have been given thirty (30) days' prior written notice of the proposed change, and a proper instrument in writing has been executed, acknowledged and recorded. 6.3 Governmental Regulation. All valid governmental enactments, ordinances and regulations are deemed to be a part of this Declaration and to the extent that they conflict with any provision, covenant, condition or restriction hereof, said conflicting covernmental enactment, ordinance and regulation shall control and the 24- provision, covenant, condition and restriction hereof in conflict therewith shall be deemed (a) amended to the extent necessary to bring it into conformity with said enactment, ordinance or regulation while still preserving the intent and spirit of the provision, :ovenant, condition or restriction; or (b) stricken here from should no amendment conforming to the governmental enactment, ordinance or regulation be capable of preserving the intent and spirit of said provision, covenant, condition or restriction . 7.0 ENFORCEME'J 7. 1 Abatement and Suit. The Owner of each lot shall be primarily liable, and the Occupant, if any, secondarily liable for the violation or breach of any condition, covenant or restriction herein contained. Violation or breach of any condition, covenant or restriction herein contained shall give to Declarant, following thirty 30) days' written notice to the Owner or Occupant in question except in exigent circumstances . the right, privilege and license to enter upon the lot where said violation or teach exists and to summarily abate and remove, or abate or remove, at the expense of the Owner or Occupant thereof, any improvement, structure, thing or condition --E.t may be or exist thereon contrary to the intent and meanir,g of the provisions hereof, or to prosecute a proceeding at law or in equity against the person or persons who have violated or are attempting to violate any of these covenants, conditions or restrictions to enjoin or prevent them from doing so, to cause said violation to be remedied, or to recover damages for said violation. No such entry by Declarant or its agents shall be deemed a trespass, and neither Declarant nor its agents shall be subject to liability to the Owner or Occupant of said lot for such entry and any action taken to remedy or remove a violation. The cost of any abatement, remedy or removal hereunder shall be a binding personal obligation or any Owner or Occupant in violation of any provision of this 25- Declaration, as well as a lien (enforceable in the same manner as a mortgage) upon the lot in question. The lien provided for in this section shall not be valid as against a bona fide purchaser or mortgagee for value of the lot in question unless a suit to enfcrce said lien shall have been filed in a court of record in King County, Washington, prior to the recordation of the deed or mortgage conveying or encumbering the lot in question to such purchaser or mortgagee, respectively. 7.2 Right of Entry. During reasonable hours and upon reasonable notice, and subject to reasonable security requirements, Declarant, or its agents, shall have the right to enter upon and inspect any lot and the improvements thereon covered by this Declaration for the purpose of ascertaining whether or not the provisions of this Declaraticn have been or are being complied with, and neither Declarant nor its agents shall be deemed to have committed a trespass or other wrongful act by reason of such entry or inspection. 7.3 Deemed to Constitute A Nuisance. The result of every act or omission whereby any condition, covenant or restriction herein contained is violated in whole or in part is hereby declared to be and to constitute a nuisance, and every remedy allowed by lay. Dr in equity against an Owner or Occupant either public or private , shall be applicable against every such result and maybe exercised by Declarant. 7.4 Attorney's Fees. In any legal or equitable proceeding for the enforcement of this Declaration or any provision hereof, whether it be an action for damages, declaratory relief or injunctive relief, or any other action, the losing party or parties shall pay the attorney fees of the prevailing party or parties, in such reasonable amount as shall be fixed by the court in such proceedings or in a separate action brought for that purpose. The prevailing party shall be entitled to said attorney's fees even though said proceeding is settled prior to judgment. 26- All remedies provided herein or at law or in equity shall be cumulative and not exclusive. 7.5 Failure to Enforce is No Waiver. The failure of Declarant to enforce any requirement, restriction or standard herein contained shall in no event be deemed to be a waiver of the right to do so thereafter or in other cases, nor of the right to enforce any other restriction. 8.0 ASSIGNME',- Any and all of the rights, powers and reservations of Declarant herein contained may be assigned to any person, corporation or association which will assume the duties of Declarant pertaining to the particular rights, powers and reservations assigned, and upon any such person, corporation or association evidencing its consent in wr —..ing to accept such assignment and assume such duties, he or it shall , to the extent of such assignment, have the same rights and powers and be subject to the same obligations and duties as are given to and assumed by Declarant herein. If a_ any time Declarant ceases to exist and has not made such an assignment, a successor to Declarant may be appointed in the same manner as this Declaration c_ . be modified or amended under Section 6. 1 . Any assignment or appointment mace under this article shall be in recordable form and shall be recorded. 9.0 CONSTRUCTIVE NOTICE AND ACCEPTANCE Every person or entity who now or hereafter owns, occupies or acquires any right, title or interest in or to any portion of the subject property is and shall be conclusively deemed to have consented and agreed to every covenant, condition and restriction contained herein, whether or not any reference to this Declaration is contained in the instrument by which such person acquired an interest in the subject property. 27- 10.0 WAIVER Neither Declarant nor its successors or assigns shall be liable to any Owner or Occupant of the subject property by reason of any mistake in judgment, negligence, nonfeasance, action or inaction or for the enforcement or failure to enforce any provision of this Declaration. Every Owner or Occupant of any of said property by acquiring its interest therein agrees that it will not bring any action or suit against Declarant to recover any such damages or to seek equitable relief because of same. 11.0 RUNS WITH LAND All covenants , conditions, restrictions and agreements herein contained are made for the direct , mutual and reciprocal benefit of each and every lot of the subject property; sha- 1 create mutual equitable servitudes upon each lot in favor of every other lot; shall create reciprocal rights and obligations between respective Owners and Occupants of all lots and privity of contract and estate between all grantees of saic lots . their heirs, successors and assigns; anc shall , as to the Owner and Occupant of each lot, his heirs, successors and assigns, operate as covenants running with the land, for the benefit of all other lots, except as provided otherwise herein. 12.0 RIGHTS OF MORTGAGEES No breach of any covenant, condition or restriction herein contained, or any enforcement thereof, shall defeat or render invalid the lien of any mortgage or deed of trust now or hereafter executed upon the subject property or a portion thereof, provided, however, that if any portion of said property is sold under a foreclosure c` any mortgage or under the provisions of any deed of trust, any 28- purchaser at such sale and its successors and assigns shall hold any and all property so purchased subject to all of the covenants, conditions and restrictions contained in this Declaration. 13.0 CAPTIONS The captions o` articles and sections herein are used for convenience only and are not intended to be a part of this Declaration or in any way to define, limit or describe the scope and intent of the particular article or section to which they refer. 14.0 EFFECT OF VALIDATION If any provision of this Declaration is held to be invalid by any court, the invalidity of such provision shall not effect the validity of the remaining provisions hereof. DECLARANT J.A.G./Renton Properties Associates A Washington Partnership By: Alterra Corporation, a Washington Corporation, General Partner By: By: BY: 29- 1.` f • 1- 1 .. .....11 ,-- W.-7 t ii 4 - - ---:'7..._ •-',..-z-s. 71,.14/002iiirAOr '' 4 e,1-:CKR1VER f AAIL NOL ?O f,:C; sEss=lq ' j 4* c I t 1 4- s s'‘.`" 77141L--:---'"-:- :\\ %::41,‘ 0 _. to n'71....r.'; 1 .;,.% 4.:1!::: 1* . . 11 -ri7/.. . t 7/: LEGAL DESCRIPTIONS PARCEL_ A That portion of the south half of Section 13, Township 23 North, Range 4 East , V.M. , in King County, Washington; and That portion of Junction Addition to City of Seattle, according to plat recorded in Volume 1: of Plats, page 75, in King County, Washington, 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: Beginninc at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092 .82 feet; thence N68'03 ' 54"E 224 .45 feet ; thence N!'i0'04 '48"E 232.00 feet; thence S42'06'08"E 87. 16 feet to the TRUE POINT OF BEGINNING,; thence N42'06'08"W 87. 16 feet; thence S80'04' 48"W 232 .00 feet; thence M12'O1 '01)' 4 40.75 feet ; thence S2'59 '00"W 133.01 feet to a point of curve; thence along a Gurve tc the right having a radius of 230.00 feet , through a central angle of 27'47 31" an arc distance of 111 .56 feet to a point of compound curvature; the center o ` said curve bears N15'46' 31"E 160.00 feet; thence along said curve to the right, through a central angle of 70'48 ' 19" an arc distance of 197 .73 feet; thence S82' 15'00"W 67.68 feet; thence S31'32 '22'W 71 .06 feet; thence N81'11 '35"w 193.00 feet; thi:nce 582'15'00'V 92.99 feet; thence S35'29'30"W 143. 18 feet; thence N74'44 '00"W 84.85 feet; thence S60'16'00"W 67.00 feet; thence 512'16'00"E 97.35 feet to :he north line of a tract of land described in EXHIBIT 5 to Agreement recorded under King County Recording No. 8301050539; thence S68'06'46"W along said northerly line 375.53 feet to the northerly line of a tract of land described In EXHIBIT 13 in said Agreement; thence northwesterly along said northerly line on a curve to the left, the center which bears west 195.01 feet, thru a central angle of 78'41 '24", an arc distance of 267.83 feet; thence 1178'41 '24'W along said northerly line 180.00 feet to an angle point in said northerly line; thence H33'00'S4"W along said northerly line 109.47 feet to the south line of the Burlingt3n Northern Railroad Right-of-Way, said point being a point on a curve, the center which bears S39'23'00"E 1853.00 feat; thence easterly along said southerly line and curve to the right, thru a central angle of 2'01 '59". an arc distance of 65.75 feet to a point of compound cure; thence continuing along EXHIBIT A: 1 of 5 said south line on a curve to the right the center of which bears S37'21 '01"E . having a radius of 10543.00 feet, an arc distance of 186.51 feet through a central angle of Ol'00' 49" to a point of compound curve; thence continuing along said south line on n curve to the right, the center of which bears 536'20 ' 12"E having a radius of 1657.00 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 S29'37'52"E having a radius of 6738.00 feet , an arc d stance of 197.76 feet through a central angle of OI'40'54" to a point of compound curve; thence continuing along said south line on a curve to the right , the centrar of which bears S27'56' 58"E having a radius of 1768 .00 feet , an arc distance of 194. 45 feet through a central angle of 06' 18 '06" to a point of compound curve; Bence continuing along said south line on a curve to the right, the center of which bears 521'38'52"E having a radius of 8603.00 feet , an arc distance of 204.54 f .et 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 520' 17'08"E having a radius of 1922. 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 on a curve to the right , the center of which bears 514'57'22"E 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 SO1'32 '03"E having a radius of 1165 .09 feet , thru a central angle of 37'39' 19", an arc distance of 765. 71 feet to a point which bears N41 '28' 10"E from the TRUE POINT OF BEGINNING; thence S36' 19 ' 35"W 188.63 feet to a point on a curve , the center which bears S36' 19 ' 35"W 967. 46 feet ; thence northwesterly along said curve to the left , thru a central angle of 4'39'32", an arc distance of 78.67 feet ; thence 538'94 '22"w 451 .74 feet to a point on a curve, the center which bears S43'36'23"W 170.00 feet ; thence southeasterly along said curve to the right, thru a central angle of 3' 08 ' 37", an arc distance of 9. 33 feet ; thence 543' 15 ' 00"E 20 .74 feet ; thence 527.21 ' 32"V 44 .74 feet to the TRUE POINT OF BEGINNING. PARCEL B-1 That portion of the south half of Section 13, Township 23 Borth, Range 4 East, Y.K. in King County, Washington, of Junction Addition to the City of Seattle, according to the Flat recorded in Volume 12 of Plats, page 75, records of said King County, and of C .E. $ro+wnell 's Donation Claim No. 41 , described as follows: • Beginnirg at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence 568'03'54"W 351. 11 feet to the TRUE POINT OF BEGINNING; thence N68'03'54"E 575.56 feat; thence N12'Ol '00"V 40. 75 fret; thence 577'59'00"W 133.01 feet to a point of curve; thence along a curve to the right having a radius of 230.00 feet, through a central angle of 27'47' 31" an arc distance of' 111.56 feet to a point of compound curvature; the center of said curve bears N15'46'31"E 160.00 feet; thence along said curve to the right, through a central angle of 70'48' 19" an arc distance of 197.73 feet; thence 012'15'00"V 67.68 feet; thence S31'32 '22"W 71 .06 feet; thence N81'll ' 39"W 193.00 feet; thence S82'15'00"W 92.99 feat; thence S35'29'30"W 143. 18 feet; thence N74'44'00"1V 84. 85 feet; thence 560'16'00"W 67:00 feet; thence $12'16'00E 97. 35 feet; ti.ence N68'06'46"E 53.79 feet to a point which bears N72'04'34"W from the TRUE POINT OF BEGINNING; thence 572'04 '34"E 389.92 feet to the TRUE POINT OF BEGINNING. EXHIBIT A: 2 of 5 PARCEL B-2 That portion of the south half of Section 13, Township 23 North, Range 4 East , V.M. in King County, Washington and of Junction Addition to the City of Seattle, according to plat recorded in Volume 12 of Plats, page 75, records of said King County, and of C.E . 5ro4nell 's Donation Claim No. 41 described as follows: degInnin; at the south quarter corner of said Section 13; thence NOO'58'28"E along the north-south centerline thereof 1092.82 feet; thence N68'03 '54"E 224 .45 feet to the TRUE POINT OF BEGINNING; thence S68'03'54'V 575.56 feet ; thence N72'04'34V 389.92 feet; thence 568'06'46"V 429.32 feet; thence south 85.47 feet to a point of curve; thence on a curve to the left , having a radius of 60.00 feet , thru a central angle of 126'52 ' 10". an arc distance of 132.86 feet; thence N53'07 '50"E 199.18 feet to a point of curve; thence on a curve to the right , having a radius of 200.00 feet thru a central angle of 53'59'30", an arc distance of 188.47 feet ; thence S72'52 '40"E 290. 00 feet to a point of curve; thence on a curve to the left, having a radius of 197.00 feet, thru a central angle of 39'08' 51", an arc distance of 134 .60 feet; thence N67'58'15"E 380.92 feet; thence N31'27 ' 12"E 204.86 feet to the TRUE POINT OF BEGINNING . PARCEL B-3 That portion of the south half of Section 13, Township 23 North, Range 4 East , V.M. In King County, Washington; and of Junction Addition to the City of Seattle, according to the rlat recorded in Volume 12 of Plats, page 75, records of said King County, togethei with vacated streets adjoining which would attach to said premises by opera- tion of Law; and of C.E. Brownell 's Donation Claim No. 41 , and of Tracts 25 and 26 , Renton ';bore Lands 2nd Supplemental Maps 1958 , described as follows: beginning at the south quarter corner of said Section .13; thence NOO'S8'28"E along the north-south centerline, thereof 1092.82 feet; thence N68'03 '54"E 224.45 feet to a point hereinafter called "Point A"; thence S66' 03 ' 54' u' 575.56 feet; thence X72'01 '3k'V 389.92 feet; thence 568'06'46"W 429.32 feet to the TRUE POINT OF BEGINNING ; thence south 85.47 feet to a point of curve; thence on a curve to the left, having a radius of 6-0. 00 feet, thru a central angle of 126'52 ' 10", an arc distance of 132 .86 feet; thence MS3'07 '5C 'E 199. 18 feet to a point of curve; thence on a curve to the right , having a radius of 200.00 feet thru a central angle of 53'59 ' 30", an arc distance of 188. 47 feat; thence S72'52' 40"E 290.00 feet to a point of curve; thence on a curve to the left having a radius of 197.00 feet, thru a central angle of 39'08' S1", an arc distance of 134.60 feet; thence N67'58'29"E 380.92 feet; thence N31'27 ' 12"E 204.86 feet tc afore "entioned "Point A"; thence N80'04'48"E 232.00 feet; thence S42'06'08"E 215.00 feet; thence S31'14'05"V 358.99 feet; thence S47'10'01"E 71 .3h feet; thence east 114.27 feet; thence south 68.91 feet to the southerly line of said Tract 25; thence along the southerly line of said Tracts 25 and 26, the following courses and distantes: N88'15'OO"V 180.65 feet; 103'07 '25"W 154.51 feet; N27'21 '32"E 387 .32 feet; 1183'17'25"V 171 .17 feet; S46'22 '22"V 324.66 feet; 572'37'52'V 458.93 feet; N70'54 02"V 354.53 feet; 573'56'01' W 130.08 feet; and S41' 16'07"W 316. 18 feet to the north ',oundary of a tract of land deeded to King County and described under King County Receiving Number 6607786; thence westerly along said north boundary on a curve to the left, the center which bears S39'41 '39"V 627.46 feet thru a central angle of 39•41 ' 39", an arc distance of 434.70 feet; thence north along said north boundary 25.00 feet; thence west along said north boundary 245.69 feet; thence north 156. 13 feet; thence N50'39' 19"E 330.21 feet; thence 578'41 '24"E 180.00 feet to a point of curve; thence on a curve to the right, having a radius of 195.01 feet , thru a central angle of 78'41 '24", an arc distance of 267.83 feat to the TRUE POINT OF BEGINNING . EXHIBIT A: 3 of 5 PARCEL B-4 That portion of the southwest quarter of Section 13, Township 23 North, Range 4 East , V.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 premises by operation of law, and of C.E. Brownell 's Donation Claim No. 41 , described as follows: Beginning at the south quarter corner of sal4 Section 13 ; them 1400'56'28"1 along the north-south centerline thereof 684.84 feet to the southeast corner of Tract 26, Renton Shorelands Second Supplemental Maps 1958; thence S72'37 '52"y 382.60 feat to an angle point in the south line of said Tract 26; thence N70'5r102'%l 354.53 feet to an angle point In the south line of said Tract 26; thence S73'56'Oi"W 130.08 feet to an angle point in the south line of said Tract 26; thence S41.16'07"W along the south line of said Tract 26 a distance of 316. 18 feet to the north boundary of a tract of land deeded to King County and described under King County Recording N&xaber 6607786; thence .esterly along said north boundary on a curve to the left , the center which bears 529'41 '39"W 627.46 feet, thru a central angle of 39'41 '39"; an arc distance of 434.70 feet; thence north along said north boundary 25.00 feet; thence west along said north boundary 245.69 feet to the TRUE POINT OF BEGINNING; thence north 156. 13 feet; thence N50'39' 19"E 330.21 feet; thence N33'00'54"V 109.47 feet to the southerly margin of the burlington Northern Railroad Right-of-Way , said point being a point on a curve, the center which bears S39'23 '00"E 1853 .00 feet ; thence westerly along said southerly margin and curve to the left , thru a central angle of 3'59' 19", an arc distance of 129.00 feet to a pointof compound curve, the center of said curve bears S43'22' ii9"E 4030.00 feet; thence westerly along said southerly margin and curve to the left, thru a central angle of 2'48'32", an arc distance of 197.57 feet to a point of tangtncy; :Hence S43' 49 ' 09'`e' along said south margin 271 .40 feet to a point of curve; thence on a curve to the right along said southerly margin, having a radius of 1571 . 00 feet, thru a central angle of 7'32'02", an arc distance of 206.57 feet to a point of compound curve, the center which bears N38'38'491%1 727.00 feet ; thence westerly along said southerly margin and curve to the right , thru a central angle of 16' 55 '35", an arc distance of 214.77 feat to a point of compound curve , the center which br..ars )421 '43 ' 14"v 1055.00 feet; thence westerly along said southerly margin and curve to the right, thru a central angle of 11'2 '08", an arc distance of 209 .95 feet to a point of compound curve; the center which bears N10' 19'06"w 696.00 feet ; thence iesterly along said southerly margin and curve to the right thru a central of 3'44125", an arc distance of 45.43 feet to the easterly margin of the Charles Monster County Road; thence S34. 18'31"E along said easterly margin 3.46 feet to the north boundary, of said tract deeded to King County and described under King County Record- ing Numl,er 6607786; thence N74'13r19"E along said north boundary 443 .31 feet; thence N59.53' i7"E along said north boundary 377.52 feet; thence east along said north boundary 35.00 feet to the TRUE POINT Of BEGINNING. PARCEL C That portion of Tract 25, Renton Shorelands Second Supplemental and that portion of the southeast quarter of Section 13, Township 23 North, Range 4 East, W.M. , and that portion of the southwest quarter of Section 18, Township 23 North , Range 4 East, V.M. , all in King County, Washington described as follows : EXHIBIT A: 4 of 5 i . 1 Beginning at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence N68'03'54"E I24.45 feet; thence 1480'04'4S"E 232 .00 feet; thence S42'06'08"E 87. 16 feet to the TRUE POINT OF BEGINNING; thence 542'06'08"E 127.84 feet; thence S31' 14 '05'% 358.99 feet ; thence 547' 10'11"E 71 . 34 feet ; thence east 114.27 feet; thence south 68.91 feet to the south I 'ne of said Tract 25; thence S88'15'00"E along said south line and the north line of the south 650.00 feet of the southeast quarter of said Section 13, a distances of 2080.76 feet to the east line of said Section 13; thence S89'10'25"E along tie north line of the south 650.00 feet of the southwest quarter of said Section 18, a distance of 81 .57 feet to the south line of the Burlington Northern R.allroai Right-of-Way; thence 1471'29 '03"V along said south line 85.52 feet to the east 11 a of said Section 13; thence 1171'29'03"W along said south line 826.56 feet to a point of curve; thence on a curve to the right along said south line , the center which bears N18'30'57"E 1005.37 feet, thru a central angle of 33'S4'00", an arc distance of 594.84 feet; thence N37'35'03"W along said south line 308.70 feet to a point of curve; thence on a curve to the left, along said south line , the center which bears S52'24 '57'%l 1165.09 feet, thru a central angle of 16' 17'41", an arc distance of 331 .35 feet to a point which bears N41'28' 10"E fro. the TRUE POINT OF BEGiNNI11G; thence S36'19'35"V 188.63 feet to a point on a curve, the center ,'hich bears S36'19'35"V 967.46 feet; thence northwesterly along said curve to the left, thru a central angle of 4'39'32", an arc distance of 78.67 feet ; thence S38'54'22'%1 451 .7h feet to a point on a curve, the canter which bears S43'36'23"W 170.00 feet; thence southeasterly along said curve to the right , thru a central angle of 3'08'37", an arc distance of 9.33 feet ; thence S43' 15 '00"t 20.74 feet ; thence S27'21 '32"111 44.74 feet to the TRUE POiNT OF BEGINNING. EXHIBIT A: 5 of 5 DESIGN GUIDELINES & CC&R's BLACKRIVER TECHNOLOGY PARK Renton, Washington Gt. 2‘ ci P J J.A.G. 0 Renton Properties Associates, Developer Richard Carothers Associates , Planning Consultant July, 1984 4 4V Purpose The development of each site within Blackriver Technology Park is controlled and restricted by the Declaration of Covenants, Conditions and Restrictions for Blackriver Technology Park (hereinafter referred to as the "CC&R's") , as well as applicable governmental codes and regulations. The CC&R's are directed toward achieving the desired character and quality level of site development that will set Blackriver Technology Park apart from other business developments. The purpose of these Development Guidelines is to further define the requirements which are specifically and generally stated in the CC&R's. These Guidelines are intended in supplemented to the CC&R's as an aid in the submittal of plans for approval by providing more detailed information on which to base a review. Any specific conflicts between shall be brought to the immediate attention of J.A.G./Renton Properties Associates. In general , however the priority of com- pliance is first; with governmental codes and regulations , second; with the CC&R's and third; with the Design Guidelines. The Owners/Occupants of each site within Blackriver Technology Park should familiarize themselves with the intent and requirements of the CC&R's these Guidelines and all applicable governmental codes and regulations, and through their consultant(s), implement all those provisions applicable to their specific site developments. All development plans, landscaping plans and graphic designs, shall be submitted to a Design Review Committee as described in the CC&R's. Contents Purpose 1.0 Introduction to Blackriver Technology Park 1.1 Location 1.2 Immediate Setting 1.3 Master Plan and Streetscape 1.4 Planning and Zoning 1.5 Flood Plain Restrictions 1.6 Engineering and Utilities 1.7 Permitted and Prohibited Uses 2.0 Approvals and Submittals 2.1 Master Plan Design Submittal 2.2 Preliminary Plan Submittal 2.3 Revision, Alteration, Addition or Change of Use Preliminary Plan Submittal 2.4 Institutional Review Process 3.0 Site Planning Guidelines 3.1 Building Site Coverage 3.2 Landscape Coverage 3.3 Building Heights 3.4 Street Setback 3.5 Interior Property Line Setback 3.6 Parking Requirements 3.7 Access and Drive Location 3.8 Sidewalks 3.9 Storage, Service, and Loading Areas 3. 10 Refuse Collection Areas 3.11 Screening of Exterior Mechanical Equipment 3. 12 Screening of Exterior Electrical Equipment 3.13 Fences and Walls 3.14 Utilities 3.15 Grading 3.16 Nuisances 4.0 Architectural Guidelines 5.0 Landscape Guidelines 5.1 Introduction to the Blackriver Technology Park Landscape Concept 5.1.1 Streetscape Zone 5.1.2 Streetscape Zone Design Concept 1 ' 5.1.3 Interior Zone 5. 1.4 Interior Zone Design Concept 5. 1.5 Grantor Provided Amenities 5. 1.5a Exceptions 5.1.5b Entry Feature 5.1.5c The Commons 5. 1 .6 Other Requirements 5.2 Landscape Design Guidelines 5.2. 1 Assessment District Installation and Maintenance Agreement 5.2.2 Maintenance of Unimproved Sites 5.2.3 Landscape Coverage 5.2.4 Street Frontage Zone Design Guidelines 5.2.4a Specific Design Limitation within the Street Frontage Zone 5.2.5 Parking Lot Landscape Requirements 5.2.5a Tree Planting Requirements 5.2.5b Parking and Pedestrian Circulation 5.2.5c Parking Lot Plant Material List 5.2.6 Vehicular Access Drive Design Guidelines 5.2.6a Location Criteria 5.2.6b Limited Use Area at Primary and Secondary Access Drive 5.2.7 Guidelines for Interior Property Lines and Landscape Areas 5.2.7a Side and Rear Yard Requirements 5.2.7b Side and Rear Yard Landscape Requirements 5.2.7c Plant Material List-Interior Property Lines 5.2.7d Planting and Irrigation Details & Specifications 5.2.E Guidelines for Exterior Property Lines 5.2.9 Guidelines for Tree Preservation Outside the ' Preserve' Zones 6.0 Signing Guidelines 6. 1 Objectives 6.2 Sign Submittals 6.3 Detached Business Identification Stamps 6.4 Building Mounted Business or Building Identification Signs 6.5 Information and Vehicular Control Signs 6.6 Temporary Signs 7.0 Lighting Guidelines 7.1 Objectives 7.2 Lighting Quality 7.3 Parking, Access and Circulation Areas 7.4 Service Areas 7.5 Building Illuminations 7.6 Pedestrian Areas 8.0 Appendix Contact and Reference List Planning and Design References Declaration of Covenants, Conditions and Restrictions 1 .0 Introduction to Blackriver Technology Park Blackriver Technology Park is to become a unique business community distinguished from other Sea-..le Area business parks. The distinction of Blackriver Technology Park begins wi n its concept as a series of small business sites situated in a controlled, ur.' cied landscape setting. This conception will be furthered through an emphasis on quality contemporary site, architectural and landscape design. 1. 1 LOCATION Blackriver Technology Park is centrally situated southeast of downtown Renton and due north of I-405, contiguous to and immediately north of Washington Technical Center. Access via I-405 and arterials now serving Earlington Park Industrial Area. 1.2 IMMEDIATE SETTING Blackriver Technology Park is bordered on the north by the Burlington Northern Railroad right-of-way, on the south by Washington Technical Center and P-I Channel detention basin. Preserve areas and City of Renton buffer zones provide a wooded backdrop conducive to the development of a pleasant business environment. 1.3 MASTER PLAN AND STREETSCAPE The Blackriver Technology Park Plan is organized around a broad, two lane, central cul-de-sac serving most of the sites within Blackriver Technology Park. This central collector is Southwest 4th Place. Southwest 4th Place, will have a controlled lancscaped easement along both sides which will establish a unified, park-like environment, distinctive among business parks in the Pacific Northwest. Intersections reading into the Park will be highlighted by landscape and graphic design features to establish these locations as gateways to the Park. Recreational opportunites will be available in the form of walking and jogging paths integrated with landscape parkways and providing access into undeveloped buffer and preserve areas. 1.4 PLANNING AND ZONING Blackriver Technology Park is located within the jurisdiction of the City of Renton Department of Planning, Public Works, Engineering and Parks. 1.5 FLOOD PLAIN RESTRICTIONS Blackriver Technology Park lies within the 100 year floodplain of the Black River. Site planning, grading and drainage design constraints, will be placed upon all developments. All development within Blackriver Technology Park must conform to grading and drainage restrictions contained in the Blackriver Technology Park Design Guidelires as well as on-site planning, grading and drainage guidelines administered by the City of Renton. 1 1.6 ENGINEERING AND UTILITIES Assessment district landscaping, street improvements, and underground utilities including domestic water, fire service systems, storm drainage, sanitary sewer, and street lighting, telephone, electrial and natural gas mains have been install- ed by J.A.G./Renton Properties Associates. The improvement designs were prepared by Richard Carothers Associates, Seattle. 1.7 PERMITTED AND PROHIBITED USES In order to achieve the objective of Blackriver Technology Park as a high quality business environment the CC&R's identify uses that are permitted and prohibited within City of Renton. The following, outlines the objectives related to permit- ted and prohibited uses within Blackriver Technology Park and restates those uses contained in the CC&R's. Objectives 1. to permit business uses whose facility developments and maintenance will contribute to the perception of Blackriver Technology Park as a series of high quality business sites. 2. tc permit business uses which do not, through their operation, produce objectional visual , sound, smell , or vibrational outputs 3. to permit business uses which are compatible with one another and compatible with existing or planned uses surrounding Blackriver Technology Park 4. to permit business uses which will not create excessive burdens upon Black- river Technology Park transportation and utility systems Guidelines 1. Prohibited Uses - The following operations and uses shall not be permitted on any parcel within Blackriver Technology Park: a) Residential use of any type; b) Trailer courts or recreation vehicle campgrounds; c) Junk yards or recycling facilities; d) Drilling and removing oil , gas or other hydrocarbon substances, or drilling for or removing such hydrocarbons; e) Refining of petroleum or of its products; i f) Petroleum storage yards ; g) Commercial excavation of building or construction materials; provided, that this prohibition shall not be construed to prohibit any excavation necessary in the course of approved construction pursuant to Article III of CC&R' s; h) Distillation of bones; i ) Dumping, disposal , incineration or reduction of garbage, sewage, offal , dead animals or other refuse; j ) Fat rendering; k) Stockyard or slaughter of animals; 1 ) Smelting of iron, tin, zinc or any other ore or ores; m) Cemeteries ; n) Jail or honor farms; o) Labor or migrant worker camps; p) Truck terminals; q) Automobile, go-cart, motorcycle or quarter-midget race tracks and other vehicle endurance or race track; 2. Permitted Uses - Any use or business operation permitted by the current City of Renton Zoning Ordinance that is not specifically prohibited above, provided such use is specifically approved in writing by J.A.G./Renton Properties Associ- ates. J.A.G/Renton Properties Associates , however, reserves the right to refuse any use which they conclude may adversely affect Blackriver Technology Park. An approved use shall be performed or carried out entirely within a building that is so designed and constructed that the enclosed operations and uses do not cause or produce a nuisance to adjacent lots or streets such as, but not limited to, vibration, sound, electromechanical disturbances, radiation, air or water pol- lution, dust, or emission of odorous, toxic or non-toxic matter including steam. Certain activities which cannot be carried on within building may be permitted, provided such activities are specifically approved in writing by J.A.G./Renton Properties Associates and further provided such activities are screened in an acceptable manner so as not to be visible from neighboring lots and streets. 2.0 Approvals and Submittals In order to insure that the design standards for Blackriver Technology Park contained in these guidelines are achieved, a series of plan submissions will be required at different stages of the design process. The number of plan submis- sions will vary depending upon the complexity and timing of a proposed develop- ment. Plan submissions will also be required for significant revisions , altera- tions, additions, or change of use for approved or existing developments within Blackriver Technology Park. Required plan submissions shall be submitted to the Blackriver Technology Park Design Review Committee, J.A.G./Renton Properties Associates care of Alterra Corporation, General Partner. Each stage of plan submission will require four (4) sets of plans containing the specific information described below. A Design Review Committee will be established by J.A.G./Renton Properties Associ- ates to review all required plan submissions. All submitted plans will be reviewed by the Blackriver Technology Park Design Review Committee for acceptability of design in compliance with the CC&R's and these Design Guidelines. Upon completion of review by the Design Review Committee, one set of submitted plans will be returned to the applicant along with a letter summarizing comments , recommenda- tions, requirements and findings. The length of review by the Blackriver Techno- logy Park Design Review Committee for all stages of plan submissions shall be governed by Section 5 of the Blackriver Technology Park CC&R' s. The returned plans will be marked "Approved" or "Approved Subject to Conditions" or "Not Approved" with the following intended meanings: 1. "Approved" - approved documents permit the applicant to proceed to the next stage of the approval process. 2. "Approved Subject to Conditions" - documents so marked permit the applicant to proceed to the next stage of the approval process provided the applicant complies with the conditions specified by the Design Review Committee. If the applicant takes exception to the specified conditions, the applicant must do so in writing by certified mail addressed to J.A.G./Renton Properties Associates within ten (10) days from the date of the applicant's receipt of returned documents. Unless such action is taken, J.A.G./Renton Properties Associates will assume that all conditions are acceptable to and approved by the applicant. 3. "Not Approved" - documents will be returned to the applicant with comments describing the basis for disapproval . Revised documents must be resubmitted if approval is sought. 4. J.A.G./Renton Properties Associates' approval of the applicant's plans, specifications, calculations, or work shall not constitute an implication, representation, or certification by J.A.G./Renton Properties Associates that the above items are in compliance with applicable Statues, Codes, Ordinances or other regulations. The Blackriver Technology Park Design Guidelines are in no way intended to super- sede any applicable Statutes , Codes , Ordinances or regulations of controlling governmental jurisdictions. Should any portions of the Blackriver Technology Park CC&R's or Design Guidelines be discovered to encourage violation of applicable Statutes, Codes, Ordinances or other governmental regulations, those discrepancies should be brought to the immediate attention of J.A.G./Renton Properties Associ- ates. The applicant shall have the sole responsibility for compliance with all appli- cable Statutes, Codes , Ordinances or other regulations for all work performed on the premises by or on behalf of the applicant. 2. 1 BLACKRIVER TECHNOLOGY PARK MASTER PLAN DESIGN SUBMITTAL Submission of a site Master Plan will be required only when the ultimate site development is planned to be constructed in separate phases over a period of time. The site Master Plan is to be submitted and approved before Preliminary Plans are submitted. Master Plan submissions shall show an indication of: 1. All major buildings and structures including: a. building footprints b. overhangs c. net floor area d. site coverage - building-ground contact area/net lot area e. building coverage - area of all floors/net lot area f. a brief description of the use of each building or structure including an estimate of the number of employees 2. Parking Area a. configuration of parking and vehicular circulation including employee and guest parking b. dimensions of typical parking stalls and parking aisles c. total parking provided d. calculation demonstrating total parking required 3. Loading and Service Areas a. truck service and loading dock areas b. truck and service vehicle circulation areas c. trash enclosure areas d. location of screening devices for truck and service areas 4. Landscape and Pedestrian circulation concept including any major site design features 5. Interfaces with off-site circulation including the location and design of all access drive curb cuts 6. Interfaces with adjacent properties 7. Conceptual grading, drainage and utilities 8. Descriptions or sketches of the architectural design concept including intended character and materials 9. Phasing Plans - plans indicating the phasing of the ultimate Master Plan development illustrating the extent of development at the completion of each phase While the above information is required for all Master Plan submissions, it would be desirable for applicants to utilize all available presentation materials and media in order to fully communicate the intent and design character to the Design Review Committee. 2.2 BLACKRIVER TECHNOLOGY PARK PRELIMINARY PLAN SUBMITTAL The Preliminary Plan submission is required to convey specific information about the site planning and architecture of the proposed development. The Preliminary Plan package should be submitted to the Design Review Committee prior to or concurrent with submission of plans to the City of Renton for Site Development Review, Preliminary Plans are to be submitted and approved before construction documents are submitted. The Preliminary Plan submission requires each of the following exhibits: 1. Site Plan indicating the following: a. building footprints and dimensions to property lines b. building roof overhangs c. configuration of parking and vehicular circulation areas d. location of parking lot electrollers e. truck service, loading area, trash enclosures f. lines of setback and easements g. locations of on-site transformers, electrical switch gear, and gas meters h. adjacent roadways including curblines, medians and median openings i. tabulation of: I. Parcel Area II. Total Building Floor Area III. Site Coverage IV. Building Coverage V. Total Parking Provided VI. Total Parking Required VII. Estimated total employees on site at any peak time VIII The anticipated number of shifts and the hours and days of their operation 2. Conceptual Grading and Drainage Plan indicating: a. proposed finish grades, slopes and building pad elevations b. site drainage structures and systems c. grades of existing streets and curbs d. locations of street lighting and utility structures within landscape easement 3. Conceptual Landscape Plan indicating: a. plant materials , sizes, and spacings b. walkways and paved areas c. other landscape design features 4. Building Elevations of all sides of all proposed buildings indicating: a. wall and roof materials, textures, and colors b. locations of wall mounted signing and lighting c. roof and parapet heights above ground floor line d. the profile of any roof mounted mechanical equipment which extends above the roof parapet 5. Building Floor Plans 6. Building Roof Plans indicating: a. roof elevations above finish floor b. heights and locations of roof mounted mechanical equipment where available 7. Outline Specifications of all building materials 8. Conceptual Graphics and Wall Mounted Signs a. ground signs and wall mounted signs I. locations II . designs , materials , textures , colors, heights , areas III . Illumination IV. typography b. directional and information signs I. locations II. designs, materials, textures, colors, heights, areas III. illumination IV. typography 2.3 BLACKRIVER TECHNOLOGY PARK REVISION, ALTERATION, ADDITION OR CHANGE OF USE PRELIMINARY PLAN SUBMITTAL Preliminary plans are required to be submitted for any significant revisions, alterations, additions or change of use to approved or existing developments within Blackriver Technology Park. Preliminary plans for this purpose must be submitted and approved before construction documents are submitted and before the commencement of construction. Revision, Alterations , Additions or Change of Use require the submission of four 4) sets of documents including: 1. A written description of the nature and extent of the proposed revision, alteration, addition or change of use to be undertaken. 2. Indications of proposed revisions , alterations , additions or changes to: a. the site plan b. the grading and drainage plan c. the landscape plan d. the building elevations including I. wall and roof materials, textures and colors II. locations of wall mounted signing and lighting III . roof and parapet heights above the ground floor line IV. the profile of any roof mounted mechanical equipment which extends above the roof parapet e. the building floor plans 3. Tabulations of: a. the new total building floor area b. the new site coverage c. the new building coverage d. the new parking provided e. calculations demonstrating the new required parking f. the new estimated peak employee count 4. Outline specifications of construction materials. 2.4 INSTITUTIONAL REVIEW PROCESS In the course of designing proposed developments for lots within Blackriver Technology Park additional reviews and approvals will be required beyond the Blackriver Technology Park Design Review Process. The following summary of Blackriver Technology Park and other review and approval processes is included to assist individual applicants in understanding the approximate nature and sequence of those reviews. An understanding of the total review process from the outset, it is hoped, will contribute to smoother and more efficient processing of each proposed development. 1. The design process should begin with a review of the Blackriver Technology Park, CC&R' s and Design Guidelines, the City of Renton Guidelines, and the applicable sections of the current City of Renton Zoning Ordinance. Copies of the City of Renton applications and submission requirements should also be obtained at this time. 2. Prior to commencement of design, a licensed civil engineer should be consult- ed as to grading and drainage restrictions in the City of Renton. 3. Master plan should be submitted to and approved by the Blackriver Technology Park Design Review Committee. 4. Applicants should review master plans with the City of Renton Planning Department and staff, for comments. This is not a required review but it may help to avoid problems and duplication of work. 5. Master plans should be reviewed by a licensed civil engineer for compliance with City of Renton grading and drainage restrictions. 6. Preliminary plan should be submitted to and approved by the Blackriver Technology Park Design Review Committee. 7. Preliminary plans should be reviewed by a licensed civil engineer for compliance with City of Renton grading and drainage restrictions. 8. Preliminary plans should be reviewed with the City of Renton planning and public works staff several weeks prior to the intended submission for Site Development Review. 9. Submit plans to the City of Renton for Site Plan Approval . 10. Submit plans for building department plan check. c ' 3.0 Site Planning Guidelines 3. 1 BUILDING SITE COVERAGE Objectives 1. to insure that the intensity of site development is not excessive or detri- mental to the perception of Blackriver Technology Park as a unified series of high quality business sites 2. to insure that the intensity of site development does not over-tax utility or transportation systems Guidelines 1. Site coverage (defined as the building-ground contact area divided by the total net lot area) shall not exceed 50% or the amount specified in the current City of Renton Zoning Ordinance (whichever is the more restrictive. 2. Building coverage (defined as the total area of all floors divided by the total net lot area) shall not exceed 60% unless otherwise approved in writing by J.A.G./Renton Properties Associates. 3.2 LANDSCAPE COVERAGE Objectives 1 . to insure that at least a minimum portion of a development site is devoted to landscape materials in order to maintain a sense of continuity with adjacent sites and to contribute to the perception of Blackriver Technology Park as a park-like" environment. 2. to insure that at least a minimum of landscape materials are available on a development site in order to contribute to the environmental well being of potential users of each site. Guidelines 1. A minimum of at least 15% of the area within the property lines of a develop- ment site (exclusive of the Landscape Easement Transition Zone) shall be devoted to landscape materials unless otherwise approved in writing by J.A.G./Renton Properties Associates (for additional landscape requirements see Landscape Guidelines Section 5.0) 3.3 BUILDING HEIGHTS Objectives 1. to maintain a reasonably consistent and compatible height profile throughout Blackriver Technology Park Guidelines 1. Building heights shall conform to City of Renton Building Regulations 4-730.060. t 3.4 STREET SETBACK Objectives 1. to achieve a feeling of openness along the streets that reinforces the perception of Blackriver Technology Park as a series of high quality business sites 2. to encourage some regularity of space formed by buildings on either side of a street 3. to achieve a landscaped setting between the street and buildings 4. to provide for a street-side edge which will have a landscape character that will unify the total development and be sufficiently distinctive in design to differentiate Blackriver Technology Park from other business developments 5. to provide vehicular sight lines which allow discrimination of one company from another 6. to provide vehicular sight lines which allow safe ingress and egress to properties and safe movements along roadways 7. to accommodate major Blackriver Technology Park identity statements at street intersections leading into, and within the Park Guidelines 1. No building or parking shall be permitted to be constructed closer than thirty-five (35) feet from the property line along Southwest 4th Street. Planters, walls, sign elements not exceeding 3'-0" in height may be permitted in street-side setback areas with written approval of J.A.G./Renton Propert- ies Associates. Roof overhangs may extend a maximum of 6'-0" into setback areas. 2. The first 8 to 19 feet of street-side landscaping (from back of curb) including sidewalk,will be installed by J.A.G./Renton Properties Assoicates as a landscape easement, and shall remain unaltered, except for access drives , unless alterations are approved in writing by J.A.G./Renton Proper- ties Associates. 3. The remaining setback area shall be fully landscaped by the Owner/Occupant in a manner both compatible with and complimentary to the landscape easements, refer to Landscape Guidelines). 3.5 INTERIOR PROPERTY LINE SETBACK Objectives 1. to provide a definite physical separation between buildings on adjoining lots suitable for distinguishing separation of responsibilities 2. to allow companies on adjoining lots to be individually identifiable Guidelines 1. No building shall be permitted to be constructed closer than ten (10) feet from an interior property line. 2. No parking, other than automobile overhangs, shall be permitted to be con- structed closer than five (5) feet from an interior property line, unless otherwise approved in writing by J.A.G./Renton Properties Associates. 3. All setback areas shall be fully landscaped in a manner both compatible with and complimentary to the on-site architecture and landscape design concepts. 3.6 PARKING REQUIREMENTS Objectives 1. to provide sufficient on-site parking to accommodate all vehicles associated with the use of each lot at any one time, and therefore not require vehicles to be parked on public roadways or on lots of other companies 2. to configure parking areas such that they contribute to an increase of the ratio of on-site persons to on-site vehicles Guidelines 1. On-site parking shall be provided in a ratio of one space per 250 square feet or less of net building area unless otherwise approved by J.A.G./Renton Properties Associates. 2. Standard parking stalls shall be a minimum of 9 feet by 19 feet with a 22 foot reduction permitted for vehicle front overhangs. 3. Compact parking stalls shall not exceed forty (40) percent of the total parking and shall be a minimum of 81 feet by 17 feet with a 2 foot reduction permitted for vehicle front overhangs. 4. In addition to the parking required above, one designated parking space shall be provided for each company vehicle to be parked on-site during no,-al working hours. Parking spaces for company vehicles shall be of a size, area and configuration that the company vehicles can be parked such that they are fully contained within their designated spaces. 5. Designated "Handicap Parking" spaces, 12 feet in width, shall be provided at a ratio of one stall per 50 parking stalls. Such parking spaces sha: 1 be give preferential locations near building entrances which provide full and convenient handicap access. 6. Should businesses locating on a Blackriver Technology Park development site wish to encourage the formation of car pools by their employees, considera- tion should be given to designating reserved "Car Pool" parking spaces. Designated "Car Pool" spaces should be given preferential locations in relatively close proximity to primary employee building entrances. 7. Designated "Cycle Parking" areas should be considered for the convenience of employees using bicycles or motorcycles. In order to avoid the clutter of cycles parked in unplanned locations, it is recommended that planned "Cycle Parking" areas be conveniently located to employee entrances and be provided with racks having security locking capabilities. 3.7 ACCESS AND DRIVE LOCATION Objectives 1. to have access drives located such that vehicular traffic arriving at and leaving from lots, as well as traffic passing continuously in streets, flow at an optimum level of efficiency 5 • 2. that the continuity of street-side landscaping is minimally disrupted by the construction of access drives 3. that utilities located in the landscape easement are not or are minimally disrupted by the construction of access drives Guidelines 1. Access drives on Southwest 4th Place should be aligned with regularly spaced median breaks and low points in Landscape Easement earth mounding. Curb openings aligned with regularly spaced median breaks will be permitted only if the opposite side of the street has no planned curb openings. All curb openings not aligned with regularly spaced median breaks shall be designed for "right-turn-only" ingress and egress. 2. Access drives on Southwest 4th Place should be coordinated with planned and existing median openings and where median openings are not available, designed for efficient "right-turn-only" ingress and egress. 3. Access drives should be coordinated with adjacent lots so as not to impede the efficient flow of peak period traffic. Consideration should be given to adequate separation of adjacent access drives or the development of common access drives. 4. Access drive designs should incorporate provisions for efficient vehicle stacking during peak periods of use. 5. Access drives should be located such that their construction results in a minimal disruption of the street side landscaping and utilities located within the designated landscape easement. 6. No access drives will be permitted directly off of at any point east of its intersection with 3.8 SIDEWALKS Objectives 1. to provide a safe (separated from vehicles all weather efficient and aesthet- ically pleasing means of pedestrian circulation connecting lots along the streetside perimeter 2. to provide a safe (separated from vehicles), all weather efficient and aesthetically pleasing means of pedestrian circulation serving each site, including connecting parking areas with building entries, connecting build- ings to one another, and connecting building entries with on-site amenities Guidelines 1. Streetside sidewalks will be installed by the developer within perimeter landscape easements. 2. On-site pedestrian circulation systems shall be provided to meet the circul- ation needs of on-site users. Such systems should provide safe, all weather efficient, and aesthetically pleasing means of on-site movement and should be an integrated part of the overall architectural and site design concept. 3. Where usage dictates, connections should be made between on-site and perime- ter pedestrian circulation systems. 4 • • 3.9 STORAGE, SERVICE, AND LOADING AREAS Objectives 1. to insure that storage, service and loading areas are not visible from primary visual exposure areas (streets , primary image entry drives, floors of image buildings, common visual and recreational amenity areas, etc. ) 2. to insure that storage, service and loading areas are located upon a site so as to minimize the visibility of loading and service vehicles from primary visual exposure areas 3. to insure that the storage, service and loading areas are designed and located on the site so that service vehicle activities and movements do not disrupt the efficient flowof on-site and off-site traffic Guidelines 1. Storage, service; maintenance and loading areas must be constructed, main- tained and used in accordance with the following conditions: a. Unless approved in writing by J.A.G./Renton Properties Associates , no materials, supplies , or equipment, including trucks or other motor vehicles, shall be stored upon a site except inside a closed building or behind a visual barrier screening such materials, supplies or vehicles from adjacent sites so as not to be visible from neighboring properties and streets. Any storage areas screened by visual barriers shall be located upon the rear portions of a site, unless otherwise approved in writing by J.A.G./Renton Properties Associates. No storage areas may extend into a setback area except with the written approval of J.A.G./Renton Properties Associates. b. Provisions shall be made on each site for any necessary vehicle loading and no on-street vehicle loading shall be permitted. c. Loading dock areas shall be set back, recessed or screened so as not to be visible from adjacent lots, or sites, neighboring properties , or streets, and in no event shall a loading dock be closer than seventy- five (75) feet from a property line fronting upon a street unless otherwise approved in writing from J.A.G./Renton Properties Associates. 3.10 REFUSE COLLECTION AREAS Objectives 1. to insure that refuse and refuse containers are not visible from primary visual exposure areas (streets, primary image entry drives, floors of image buildings, common visual and recreational amenity areas, etc. ) 2. to insure that refuse enclosures are effectively designed to receive and contain generated refuse until collected, and enclose refuse containers after refuse is collected 3. to insure that refuse collection vehicles have clear and convenient access to refuse collection areas and thereby not contribute to excessive wear-and-tear to on-site and off-site developments Guidelines 1. All outdoor refuse containers shall be visually screened within a durable 6' -o" or higher non-combustible enclosure, so as not to be visible from adjacent lots or sites, neighboring properties or streets. No refuse collec- tion areas shall be permitted between a street and the front of a building. 2. Refuse collection areas should be effectively designed to contain all refuse generated on-site and deposited between collections. Deposited refuse should not be visible from outside the refuse enclosure. 3. Refuse collection enclosures should be designed of durable materials with finishes and colors which are unified and harmonious with the overall archi- tectural theme. 4. Refuse collection areas should be so located upon the lot as to provide clear and convenient access to refuse collection vehicles and thereby minimize wear-and-tear to on-site and off-site developments. 5. Refuse collection areas should be designed and located on the lot so as to be convenient for the deposition of refuse generated on-site. 3.11 SCREENING OF EXTERIOR MECHANICAL EQUIPMENT Objectives 1. to have all exterior components of plumbing, processing, heating, cooling and ventilating systems not be directly visible from within the lot or from adjoining streets , lots or buildings. Guidelines 1. Exterior components of plumbing, processing, heating, cooling, and ventila- ting systems (including but not limited to piping, tanks, stacks , collectors , heating, cooling, and ventilating equipment fans , blowers , ductwork, vents, louvers, meters, compressors, motors, incinerators , ovens, etc. ) , shall not be directly visible from a height of 5'-0" above any ground or ground floor elevation at a distance closer than 200 feet from the closest building wall on any lot, unless such components are an integral part of the building exterior design concept and approved in writing by J.A.G./Renton Properties Associates. 2. It is recommended that in the case of roof mounted mechanical equipment, that building parapets be of such a height that roof mounted screening devices not be required. If building parapets do not provide the required screening, mechanical equipment shall be screened by an unobtrusive screening device that will appear as an integrated part of the overall architectural design. 3. Any devices employed to screen exterior components of plumbing, processing, heating, cooling, and ventilating systems from direct view shall appear as an integrated park of the architectural design, and as such, be constructed of complimentary and durable materials and finished in a complimentary texture and color scheme to the overall architectural design. 4. Any exterior components of plumbing, processing, heating, cooling and ventilating systems and their screening devices, that will be visible from upper floors of adjacent buildings shall be kept to a visible minimum, shall be installed in a neat and compact fashion, and shall be painted such a color as to allow their blending with their visual background. 5. No exterior components of plumbing, processing, heating, cooling, and ventil- ating systems shall be mounted on any building wall unless they are an integrated architectural design feature, and in any case shall be permitted only with the written approval of J.A.G./Renton Properties Associates. 3.12 SCREENING OF EXTERIOR ELECTRICAL EQUIPMENT AND TRANSFORMERS Objectives 1. to minimize the visibility of exterior electrical equipment and transformers from primary visual exposure areas (streets, primary image entry drives , floors of image buildings, and common visual and recreational amenity areas, etc. ) Guidelines 1. Transformers that may be visible from any primary visual exposure area shall be screened with either planting or a durable non-combustible enclosure (of a design configuration acceptable to Puget Sound Power and Light). Where possible, it is recommended that refuse containers and transformers be integrated into the same enclosure. 2. Transformer enclosures should be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme. 3. Exterior mounted electrical equipment shall be mounted on the interior of a building wherever possible. When interior mounting is not practical , elect- rical equipment shall be mounted in a location where it is substantially screened from public view. In no case shall exterior electrical equipment be mounted on the street-side or primary exposure side of any building. 4. Exterior mounted electrical equipment and conduits shall be kept to a visible minimum, where visible shall be installed in a neat and orderly fashion, and shall be painted to blend with its mounting background. 3.13 FENCES AND WALLS Objectives 1. to permit the installation of fences and walls within a lot for the purpose of site security, sound attenuation, separation of functional activities, and screening of unsightly functions and activities 2. to have fences and walls installed such that they are as inconspicuous as possible or designed as an integrated and complimentary architectural design element adding interest to the overall architectural design concept 3. to have no walls or fences reduce the intended quality of development or reduce the perception of Blackriver Technology Park as a series of high quality business sites 4. to discourage the construction of walls and fences except as necessary to screen outside storage, loading and service areas 5. to insure that fences and walls do not, because of their height, location, or design, contribute to a decrease in the safety or efficiency of traffic flows on-site or in fronting streets Guidelines 1. No fence or wall shall be constructed closer than thirty (30) feet from the curbline of a fronting street unless it is of a height not to exceed 3'-0". 2. No fence or wall shall exceed a height of 8'-0" unless otherwise approved in writing by J.A.G./Renton Properties Associates. 3. Walls and fences between buildings and fronting streets are discouraged, but when necessary shall require written approval by J.A.G./Renton Properties Associates. 4. All fences and walls shall be designed as an integrated part of the overall architectural and site design. All materials shall be durable and finished in textures and colors complimentary of the overall architectural design. 5. Where chain link fencing is to be employed, it shall be of a dark color and be largely hidden behind plant materials and or earth mounding. 3. 14 UTILITIES AND COMMUNICATION DEVICES Objectives 1. to have the entire Blackriver Technology Park visually free of unsightly overhead power and telephone lines, utility poles , and other utility and communication equipment and components 2. to protect off-site utility systems from becoming over-burdened by individual lot utility systems 3. to achieve minimum disruption of off-site utilities, paving and landscape during construction and maintenance of on-site utility systems Guidelines 1. All exterior on-site utilities including, but not limited to, drainage systems, sewers, gas lines, water lines, and electrical , telephone, and communications wires and equipment shall be installed and maintained under- ground. 2. On-site underground utilities shall be designed and installed to minimize the disruption of off-site utilities, paving and landscape during construction and maintenance and shall be of such a design so as not to place excessive burdens upon off-site utility systems during the course of use. 3. No antenna or device for transmission or reception of any signals, including, but not limited to, telephone, television, and radio, shall be placed on any lot so that it is visible from 5'-0" above the ground or ground floor level at a distance of 500 feet in any direction, unless specific written approval is granted by J.A.G./Renton Properties Associates. 4. Temporary overhead power and telephone facilities are permitted during construction. 3.15 GRADING Objectives 1. to encourage site design which protects buildings and business activities from damage or disruption that might otherwise occur during extreme storm conditions. 2. to encourage site design which protects buildings and business activities from damage or disruption during extreme storm conditions 3. to allow precipitation falling on site and surface water flowing from ad- jacent sites to be effectively absorbed or to drain off the site without causing excessive water concentrations on adjacent sites or streets 4. to have site grading compliment and reinforce the overall architectural and landscape design character Guidelines 1. All building first floor elevations shall be approximately one and one-half feet (11) to two and one-half (23) feet above the flow line of adjacent streets (specific pad elevations and on-site drainage plans should be estab- lished by the project consultant) . 2. Site grading design should compliment and reinforce the architectural and landscape design character by helping to screen parking, loading and service areas, by helping to reduce the perception of height and mass on larger buildings, by providing reasonable transitions between on-site uses, by providing elevation transitions contributing to the efficiency of on-site and off-site movement systems, and by providing reasonable transitions between lots. 3.16 NUISANCES Objectives 1. to insure that no portion of Blackriver Technology Park is used in such a manner as to create a nuisance to adjacent sites or streets such as, but not limited to, vibration, sound, electro-mechanical disturbance and radiation, electro-magnetic disturbance, radiation, air or water pollution, dust, emission of odorous, toxic or noxious matter Guidelines 1. No nuisance shall be permitted to exist or operate upon any lot or site so as to be offensive or detrimental to any adjacent lot or site or neighboring property or to its occupants. A "nuisance" shall include, but not be limited to, any of the following conditions: a) Any use of the lot or site which emits dust, sweepings, dirt or cinders into the atmosphere, or discharges liquid runoff and discharge into river, which in the opinion of J.A.G./Renton Properties Associates, may adversely affect the health, safety, or comfort of persons within the area or the intended use of their property. No waste nor any substance or materials of any kind shall be discharged into any public sewer serving the subject property or any part thereof in violation of any regulation of any public body having jurisdiction over such public sewer; b) The escape or discharge of any fumes, odors, gases , vapors, steam, acids or other substance into the atmosphere which discharge, in the opinion of J.A.G./Renton Property Associates, may be detrimental to the health, safety or welfare of any person or may interfere with the comfort of persons within the area or which may be harmful to property or vegetation; c) The radiation or discharge of intense glare or heat or atomic, electro-magnetic, microwave, ultrasonic, laser or other radiation. Any operation producing intense glare or heat or such other radiation shall be performed only within an enclosed or screened area and then only in such manner that the glare, or heat or radiation emitted will not be discernible from any point exterior to the site or lot upon which the operation is conducted; d) Excessive noise. At no point outside of any lot plane shall the sound pressure level of any machine, device, or any combination of same, from any individual plant or operation, exceed the decibel levels in the designated preferred octave bands as follows: Octave Band Maximum Sound Pressure Levels Center Frequency db) at Boundary Plane of Lot 31.5 78 63 72 125 65 250 59 500 55 1000 52 2000 50 4000 48 8000 47 A-scale levels for monitoring purposes are equivalent to 60db(A). The maximum permissible noise levels for the octave bands shown above are equal to an NC-50 Boise Criterion curve when plotted on the preferred frequency scale. Reasonable noise from motor vehicles and other transportation facilities are exempted, so long as the vehicles or other transportation facilities are not continuously on the subject property. The operation of signaling devices and other equipment having impulsive or non-continuous sound characteristics shall have the following correc- tions applied: Corrections Pure Tone Content 5db Impulsive Character 5db Duration for Non-Continuous Sounds in Daytime Only: 1 min/hr 5db 10 sec/10 min 10db 2 sec/10 min 15 db The reference level for the db values listed above is the pressure of 0.00002 microbar or 0.0002 dyne/cm2 e) Excessive emissions of smoke, steam or particulate matter. Visible emissions of smoke or steam will not be permitted (outside any building) which exceed Ringlemann No. 1 on The Ringlemann Chart of the United States Bureau of Mines. This requirement shall also be applied to the disposal of trash and waste materials. Wind-borne dust, sprays and mists originating in plants are not permitted. f) Ground vibration. Buildings and other structures shall be constructed, and machinery and equipment installed, and insulated on each lot or site so that the ground vibration inherently and recurrently generated is not perceptible without instruments at any point exterior to any lot or site. 4.0 Architectural Guidelines Objectives 1. to encourage high quality, contemporary architectural design of all facil- ities to be constructed within Blackriver Technology Park, thus allowing Blackriver Technology Park to be positively differentiated from other bus- iness parks 2. to encourage businesses located within Blackriver Technology Park to express themselves individually through the architectural design of their facilities Guidelines 1. All design shall appear as an integrated part of an overall site design. 2. No "Period Buildings" shall be permitted. Contemporary building forms and materials will be encouraged. 3. Pre-engineered metal buildings will not be permitted. Metal -clad buildings will be permitted only if designed by an architect and only if specifically approved in writing by J.A.G./Renton Properties Associates. 4. Design consideration should be given to: a. views and vistas b. solar orientation and climate c. orientation toward major streets and thoroughfares d. vehicular and pedestrian flows e. the character of surrounding developments f. expressions of a facility's functional organization g. expressions of the individual character of each business h. the satisfaction of physical , psychological , social and functional needs of facility users i . energy conservation through facility design j . potential environmental hazards k. enhancement of the overall landscape 5. Consideration should be given to the incorporation of design features such as: a. highlighted visitor entrance and entry plazas b. focal theme towers c. enriched employee lunch areas d. employee recreational facilities e. accent lighting f. atriums and interior courts g. dynamic building and roof forms h. striking window patterns i . light and shadow patterns j. color accents Refer to Site Planning Guidelines and Landscape Guidelines for other design features. 5.0 Landscape Guidelines The landscape consists of elements that give form to exterior spaces. Thus, the character of the landscape is created by major functional elements such as project entrances, parking lots, buildings, service areas, signing, site lighting, walkways, and the arrangement of plant materials. Given that project architecture and building sites within Blackriver Technology Park will most likely be of varying types and sizes , landscaping as a design element will play the key role in creating and conveying the overall character of Blackriver Technology Park as a "park-like" working environment. The purpose, then, of these Landscape Guidelines, is to provide design criteria which will help to insure that Blackriver Technology Park achieves an image that is distinctive, clearly understandable and unified. 5. 1 INTRODUCTION TO THE BLACKRIVER TECHNOLOGY PARK LANDSCAPE CONCEPT As a part of Blackriver Technology Park Master Plan, hereinafter referred to as Blackriver Technology Park, a Concept Master Plan has been conceived to organize, unify and create a distinctive character for the whole of the development. The Concept Master Plan recognizes that Blackriver Technology Park consists of two prominent zones , namely, the 'Streetscape Zone' and the ' Interior Zone' . An understanding of the nature of these two zones is important to understanding the landscape guidelines and their intent. 5.1.1 Streetscape Zone The streetscape zone is the primary image setting zone on either side of Southwest 4th Place. All improvements within this corridor will have the greatest degree of control . Attributes within this zone include: 1 . The Landscape Easement - This easement begins at the back of the curb and extends inward for a distance of 30 feet along the entire street. The first 13 feet minimum (including walk) to 24 feet maximum are designated as a "Public Parkway". The parkway includes a 5 foot walkway (see Figure C) The remaining 6 feet minimum to 17 feet maximum shall be the "Transistion Zone", to be contoured and planted by the Owner or Occupant. Common elements within the Landscape Easement include a walkway, planting, irrigation, street lighting, project signing and project entries. 5.1.2 The Streetscape Zone Design Concept The streetscape within Black River Office Park will consist of a unified single image, namely: a single row of street trees planted approximately 5 feet from the curb line on a landscaped berm, on both sides of the main roadway. Lawn shall occur from the curb to the walkway. Informal tree, shrub and groundcover plantings shall occur between the walkway and the landscape easement. Individual project entries will punctuate these plantings providing highlighted corporate identification. A walkway will meander through the public parkway providing an added dimension to the overall Blackriver streetscape scene. L + 5.1.3 Interior Zone The Interior Zone encompasses all exterior elements not covered by the requirements of Section 5.1.1 and 5.1.2. This zone is subject to the needs of each Owner or Occupant and, thus, is meant to have a greater degree of flexibility than the streetscape zones. Common concerns within this zone include: parking lot arrangements and landscaping, site lighting, regulatory and directional signing, and service area screening. 5.1.4 Interior Zone Design Concept It is intended that the Interior Zone of Blackriver Technology Park, consisting primarily of parking lot landscaping, be planted in geometric patterns. (Refer to Section 2.2.5c for plant types). Subtle light levels, restrained graphics and screening of service areas will all contribute to reinforcing the Blackriver Technology Park landscape design concept. The Streetscape within Blackriver Technology Park will consist of a unified single image, namely: a single row of street trees planted on both sides of the Southwest 4th Place approximately 5 feet from the curbline on a landscaped berm Lawn will occur from the curbline to the walkway. Informal tree, shrub and groundcover plantings shall occur between the walkway and the property line of individual properties of Owners or Occupants. This is the "Transition Zone". Individual project entries will punctuate these plantings providing highlighted corporate identification. Two major Blackriver entry monuments will be provided, namely: entrances to Blackriver Technology Park. 5.1.5 Grantor Provided Amenities 5.1.5a Exceptions Exceptions to 5.1.4a above, shall occur at the west entry to Blackriver Technology Park where a special entry landscape feature shall be provided by the Grantor refer to the Concept Master Plan). 5.1.5b Entry Feature The Grantor shall be responsible to provide a special landscaped feature at the entrances to Powell Avenue S.W. and Naches Avenue S.W. (Refer to the Master Plan, Exhibit A) . This area shall include a special landscaping and a Blackriver identification monument (sign). 5.1.5c Pedestrian Easements The Grantor shall be responsible to provide three(3) ten foot wide landscaped pedestrian easements (refer to the Concept Master Plan Exhibit A). Landscaping in this area shall include a five (5) foot wide walkway leading from the public sidewalk within the landscape easement to preserve and/or buffer areas. Landscaping on either side of the walkway shall be native groundcover vegetation. 5. 1.6 Other Requirements 5. 1.6a All planting areas shall have a fully automatic irrigation system. 5. 1.6b All planting and irrigation details and technical specifications shall conform to the highest standards of the American Association of Nurseryman , the American Landscape Contractors Association, and the irrigation industry. 5.1.6c It shall be the Owner or Occupant's responsibility to provide a one year guarantee against all defects of materials and workmanship for all planting and irrigation. The Owner or Occupant shall replace plants not in normal , healthy growing condition at the end of the guarantee period with same species and size. The guarantee period shall begin when the Owner or Occupant, and Grantor or their representative have accepted the work as 100 percent complete. 5.2 LANDSCAPE DESIGN GUIDELINES 5.2.1 Assessment District Installation and Maintenance Agreement 1. All landscape improvements within the Public Parkway (S.W. 4th Place Land- scape Easement Section 5. 1. 1-1) will ble installed by the Grantor. 2. The Grantor has entered into a five year maintenance agreement to maintain the Public Parkway. Landscape maintenance will be paid for through Assessment District revenues. Following the expiration of the five year maintenance period, all maintenance will be assumed by the Owner or Occupant of individual development parcels and will be assumed by the Owner or Occu- pant of individual development parcels and will be paid for through the continuation of an Assessment District. 3. The 30 foot Landscape Easement (Public Parkway and Transistion Zone) landscaping and irrigation will be installed as a continuouss linear system. Demolition of this system at vehicular access points will be necessary during the process of the access drive installation. It is a responsibility of the Owner or Occupant to maintain the flow of the irrigation system during construction, and to re-establish the planting, grading and final irrigation layout that has been altered. 5.2.2 Maintenance of Unimproved Sites 1. Sites that are not improved or built upon shall be maintained in a clean and neat appearance by the Owner or Occupant. Weeds, brush and trash will be removed twice a year, once in the spring and once in the fall , or more often as required to maintain a high quality appearance. The Grantor and their representative have the right to perform the necessary maintenance and charge the individual Owner or Occupant as necessary. 5.2.3 Landscape Coverage 1. A minimum of fifteen (15) percent of the gross site area within the property lines of a development site (exclusive of the Landscape Easement Transition Zone) shall be devoted to landscape materials unless otherwise approved in writing by the Grantor. 5.2.4 Street Frontage Zone Design Guidelines The street frontage zone is defined as that portion of the site which is adjacent to the Southwest 4th Place Landscape Easement. 5.2.4a Specific Design Limitation within the Street Frontage Zone 1. Grading: Finish grading for each site shall provide for a smooth transition with the walkway in the Public Parkway. Transition slope in this zone shall not exceed 4:1. 2. Service Areas: Service areas within this zone are to be enclosed with solid walls and screened with the appropriate landscape material . (Refer to 5.2.4.b-4 for plant types). 3. Parking: Berming shall be provided within the Transition Zone of the Landscape Easement. 4. Screening Shrubs: The following shrubs, in combination with walls or fences, have been selected to aid in eye level screening of service areas. Planting areas shall be a minimum width of 4 feet. All planting areas exceeding 4 feet shall also conform to these landscape guidelines. The shrubs should be planted at a size to achieve a minimum height of 5 feet within a 3 year period from the date of planting. Plant Nare Maximum Spacing Comments Chaenomeles lagenaria 4' on center Full Euonymous alatus 4' on center Full Forsythia sp. 4' on center Full Juniper chinesis var.4' on center Full Juniper squamata var.4' on center Full Ligustrum vulgare 4' on center Full Philadelphus virginalis 4' on center Full Spiraea prunifolia 4' on center Full Spiraea vanhouttei 4' on center Full Thuja occidentalis pyramidalis 3' on center Full Thuja orientalis 4' on center Full Viburnum opulus 4' on center Full 5.2.5 Parking Lot Landscape Requirements 5.2.5a Tree Planting Requirements 1. Two (2) types of trees are identified for the parking lot planting. Refer to Section 5.2.5c for plant types) Type A: End of Parking Column Planting Type B: Interior Parking Lot Planting Type A: These trees shall be planted at the ends of parking columns (see Figures J, K, and L) and at intermediate planting islands Figure J. A single tree species, with a minimum height of 12 feet shall be planted throughout the Owner or Occupant's entire parking lot compound. Type B: These trees shall be planted in the parking lot interior (see Figures K and L). A single tree species, with a minimum height of 8 feet shall be used. The tree species may be different in separated parking lots within the compound. Credit will not be given for perimeter edge tree planting. A minimum of one (1) tree shall be planted for every six (6) car stalls. 2. Tree wells and planter areas within paved parking areas shall provide a minimum 4 foot clear planting space. 3. Planting areas shall have a 6 inch curb on all sides. 4. All parking lot planting beds in addition to Type A and Type B trees shall be planted with shrubs and/or groundcover. The size and spacing to conform to Section 5.2.4.b.4. 5. Planting beds shall be a minimum of 25 square feet. 5.2.5.b Parking and Pedestrian Circulation 1. Parking location and layout should facilitate easy and safe pedestrian circulation. 2. If the parking layout is more than one row deep, walking space with a minimum width of 4 feet between stalls should be provided at key locations. 3. If parking lots exceed two rows in depth, the alignment of the aisles should be in the direction of the pedestrian movement. 5.2.5c Parking Lot Plant Materials List 1. Tree species are to be selected from the following lists. If special soil or site conditions prevent the use of the recommended trees, the Owner or Occu- pant should recommend an alternative to the Design Review Committee. Tree Lists for Parking Compounds Type A Trees: (Refer to Section 5.2.5.a-1A) Plant Name Minimum Size Comments Acer platanoides, sp. var. 12' Well branched Acer saccharum 12' Well branched Aesculus hippocastanum 12' Well branched Fraxinus americana (seedless) 12' Well branched Gleditsia triacanthos inermis 12' Well branched Tilia cordata 12' Well branched All Type A Trees to be limbed up to six (6) feet from the ground. Type B Trees: (Interior Parking Lot Planting) Plant Name Minimum Size Comments Crataegous lavallei 8' Well branched Crataegus phaenopyrum 8' Well branched Malus, var. 8' Well branched Prunus cerasifera 8' Well branched Sorbus aucuparia 8' Well branched All Type B Trees to be limbed up to four (4) feet from the ground. 5.2.6 Vehicular Access Drive Design Guidelines 5.2.6a Location Criteria 1 . The location of major access drives shall be approved by the Grantor. 2. Access drives for "right turn only" ingress and egress should be located by the Owner or Occupant according to City of Renton Standards. 5.2.6b Limiter Use Area of Primary and Secondary Access Drives 1. The "limited use area" is defined as the area extending 10 feet on either side of an access drive and in that area of the first 10 feet extending from the curbline of the public street. 2. All objects higher than 30 inches above the top of the curb at the access drive curb opening, including but not limited to, shrubs, signs and earth berms shall be located outside of the limited use area. Trees without limbs to a height of six (6) feet may be planted in this area. 5.2.7 Guidelines for Interior Property Lines and Landscape Areas 5.2.7a Side/Rear Yard Requirements 1. A 5 foot minimum planting strip is to be provided continuously along all interior property lines not adjacent to landscape easements, except where a shared access drive has been mutually agreed upon by adjoining property owners. 2. All site drainage shall be coordinated with the overall project Site Drainage Master Plan and shall comply with the City of Renton Storm Drainage Ordinance. 3. A maximum slope of 2:1 is allowed within the 5 foot planting zone. A 1 foot minimum flat transition shall be provided at the top and bottom of all slopes within this zone. 4. Where the two properties adjoin, there shall be a 10 foot minimum zone created by the two 5 foot landscape planting strips on each side of a property line. All planting areas exceeding the 5 foot minimum shall also conform to these landscape guidelines. 5. No walls or fences shall be permitted within the required 5 foot minimum planting zone. However, walls or fences separating adjoining parcels may be permitted when located at the property line. Walls or fences which contribute to a specific landscape design may be submitted to the Design Review Committee for consideration. 5.2.7b Side/Rear Yard Landscape Requirements 1. General - Either shrub or tree planting shall be required in the 5 foot side and rear yard zone. Where two properties adjoin, shrub plantings with groundcover is required on one side of the property line and tree plantings with groundcover is required on the other. The first Owner or Occupant to receive plan approval shall be required to plant the required trees with groundcover. The second Owner or Occupant must then plant the required shrubs with groundcover. 5.2.7c Plant Material Requirements - Interior Property Lines 1. Trees: Shall be located 4 feet from curbs or 1 foot from the property line. The trees selected for interior property lines must be species selected from the Tree List. (Refer to Section 5.2.5c) 2. Shrubs: Shall be located 3 feet from the property line or 2 feet from the curb, and planted with a maximum spacing of 5 feet on center. 3. Groundcover: Shall be placed 24 inches on center maximum spacing, covering all ground surfaces. 4. Sod lawn may be used in lieu of groundcover. 5.2.8 Guidelines for Exterior Property Lines 1. Side/Rear Yard Requirements Adjacent to Landscape Easements a. Parking lots require no setback from the Landscape Easement. Parking lotsshall be back five (5) feet from side on river property lines. b. A minimum 60 foot front yard setback is required. Landscaping within this zone shall conform to praking lot landscaping and transition zone landscaping. 5.2.9 Guidelines for Free Preservation Outside the "Preserve" Zone Trees selected for preservation shall have a "tree well " (fill retaining wall ) constructed to maintain an undisturbed existing ground area around the tree. Provide approximately 5 sq. ft. for each caliper inch of trunk measured at 48" above existing grade. The tree well shall be constructed in a manner to protect all roots. No root cutting allowed. Special care shall be taken to maintain ground water level and quality as nearly as possible to pre-development conditions. This may include special irrigation and drainage systems or culvert systems connecting the tree wells to nearby wetlands so that the rise and fall of ground water will be similar to pre-development conditions. Storm water may be retained on-site as necessary or desirable to assist in maintaining ground water levels. Tree wells may be constructed of railroad ties, treated timbers or poured-in-place concrete, with an 8 inch high curb of timber, concrete or asphalt on all sides. Provide hand rails where resultant depressions are more than 30 inches deep. Conditions may vary at each tree location. Analyze each tree to ascertain the best solution or combination of solutions to minimize adverse environmental impacts. Consult an Aborist regarding selection of trees to be preserved and preservation procedures to be used. Selected trees are subject to review and approval by the City of Renton. 6.0 Signing Guidelines 6. 1 OBJECTIVES The objectives of Signing Guidelines for Blackriver Technology Park are: 1. to allow sufficient, though not excessive, business identification devises so that the name of each business locating in Blackriver Technology Park is clearly and individually associated with the facilities it occupies, when viewed by motorists passing by on fronting streets 2. to prohibit signs and business identification devices from being used for advertising of any kind including, but not limited to, advertising of pro- ducts, services, or job openings 3. to allow on each lot sufficient, though not excessive, informational , direc- tional , and traffic control signing for convenient and efficient operation 4. to have all informational , vehicular control , and temporary signing be uniform in design, size, height, color, material , and topography 5. to permit sufficient, though not excessive, temporary signing including those identifying the future occupant, the design consultants, the general con- tractor, lending institutions, sale or leasing agents, and the building product to be offered 6. to insure that signing and identification devices do not, because of their height, location or design, contribute to a decrease in the safety and efficiency of traffic flows in fronting streets 6.2 SIGN SUBMITTALS: 1 . An overall sign program including any (1) detached business identifica- tion signs , (2) building mounted business or building identification signs and (3) informational and vehicular control signs shall be submitted as part of the preliminary plan submittal to the Blackriver Technology Park Design Review Committee. 6.3 DETACHED BUSINESS IDENTIFICATION SIGNS: 1. Detached business identification signs shall be limited to the display of the name and/or symbol of the business or businesses occupying the site. No messages or advertising of any kind including, but not limited to, adver- tising of products, services, or job openings shall be permitted. 2. No more than one detached business identification sign shall be permitted on each street frontage of a development parcel . 3. No detached business identification sign shall exceed a sign area which is the lesser of 50 square feet per side or the maximum sign area permitted by the local governing authority. The sign area is defined as the area of the surface or surfaces which displays letters or symbols identifying the bus- iness or businesses occupying the site, or when the sign is of free- standing letters, the single rectangular area which fully encloses all letters or symbols identifying the business or businesses occupying the site. The sign area shall not include the base or pedestal to which the sign is mounted. 4. All detached business identification signs shall be permanent "ground hugger" type signs and shall not exceed a height of five feet above the underlying finish grade unless otherwise approved in writing by J.A.G./Renton Properties Associates. 5. All detached business identification signs shall be of such materials and design to be compatible with and complimentary to the on-site design concept as well as landscape and physical design features. 6. Illumination - Detached business identification signs may be illuminated by continuous and uniform internal illumination, backlighting, or ground light- ing. No flashing or moving lights will be permitted. No unprotected lamp providing sign illumination shall be directly visible when viewed at any angle from a distance of twenty feet or more. No sign illumination shall cast a glare which will be visible from any street or access drive. 7. Location - Detached business identification signs must be located within 20 feet of a fronting street and the access drive but shall not exceed 30 inches in height when located in the first 10 feet adjacent to access drive closest to the street. 6.4 BUILDING MOUNTED BUSINESS OR BUILDING IDENTIFICATION SIGNS: 1. Building mounted business or building identification signs shall be limited to the display of the building name or the name and/or symbol of the business occupying the site. No message or advertising of any kind including, but not limited to the advertising of products, services or job openings shall be permitted. 2. No more than one building mounted sign shall be permitted for each street frontage of a development parcel . 3. Business or building identification signs may be mounted to any vertical surface of a building or building associated wall provided such signs appear as an integral part of the overall architectural and site design concept. 4. The sign area of building mounted business or building identification signs may not exceed the lesser of 50 square feet or the maximum building mounted sign area permitted by the local governing authority. The building mounted sign area is defined as the area of the surface or surfaces which displays letters or symbols identifying the business or businesses occupying the site or when the sign is of freestanding letters, the single rectangular area which fully encloses all letters or symbols identifying the business or businesses occupying the site. 5. Building mounted business or building signs shall not extend beyond a height above the ground floor which is the lesser of 32 feet or the maximum height permitted by the local governing authority. 6. Building mounted business or building identification signs may be illuminated by internal illumination or backlighting provided that the color and inten- sity of such lighting appears as an integral part of the overall architec- tural and site design concept. No sign illumination shall cast a glare which will be visible from any street or access drive. 6.5 INFORMATIONAL AND VEHICULAR CONTROL SIGNS: 1. All informational and vehicular control signs shall be of uniform design using ASI/Fiberglass Post & Panel System or a sign system of equal design which is specifically approved in writing by J.A.G./Renton Properties Assoc- iates. All lettering shall be Helvetica Medium, white in color. Red and yellow may be used for stop and yield signs respectively. 2. No informational or vehicular control sign shall have a panel face which exceeds 5 square feet in area per side. 3. No business name, symbol or advertising of any sort shall be permitted on any informational or vehicular control sign. 4. No informational or vehicular control sign shall exceed a height of 4 feet above the underlying grade. 5. No informational or vehicular control sign shall be located so as to reduce the safe flow of vehicles or pedestrians. 6. No informational or vehicular control sign shall be internally illuminated or illuminated from the ground. 6.6 TEMPORARY SIGNS. Only one temporary sign plus one financing sign shall be permitted per development parcel . No additional individual signs shall be permitted. J.A.G./Renton Properties Associates or its representatives have the right to remove unpermitted signs and charge the individual tenant or property owner for the cost of such removal . 2. Temporary development signs shall be of a uniform size, area, height, color, and design as illustrated here and shall , at a minimum, identify Blackriver Technology Park and the business or company developing the parcel . The remaining sign area shall be limited to identification of the following and no other information: a. a concise identification of the nature of the development b. the projected date of completion c. the construction lender d. the real estate brokerage firm e. the general contractor f. the architect g. the landscape architect h. the structural engineer i . the civil engineer j. the mechanical engineer k. the electrical engineer 3. No temporary development sign shall be located so as to reduce the safe flow of vehicles and pedestrians 4. All temporary development signs shall be removed prior to occupancy. 7.0 Lighting Guidelines 7.1 OBJECTIVES 1. to have on-site lighting contribute to the safe and efficient use of a development site 2. to have on-site lighting contribute to site security 3. to have or-site lighting compliment and reinforce the architecture and site design character 4. to have on-site parking lot lighting fixtures and illumination levels be consistent throughout Blackriver Technology Park 5. to prevent on-site lighting from casting glare onto adjacent lots 6. to prevent on-site lighting from casting glare onto adjacent streets in such a manner as to decrease the safety of vehicular movement 7. to encourage lighting design that is in conformance with energy saving guidelines 7.2 LIGHTING QUALITY All lighting potentially visible from an adjacent street except bollard lighting less than 42 inches high, shall be indirect or shall incorporate a full cut off shield type fixture. 7.3 PARKING, ACCESS AND CIRCULATION AREAS Parking areas, access drives, and internal vehicular circulation areas - All parking lot lighting fixtures shall be a zero series or a fixture of similar "shoe box" type design mounted at 18' -0" atop a square metal pole. Both the fixture and pole are to have a durable black finish. The light source shall be 150 watt color corrected high pressure sodium. The parking lot illumination level shall achieve a uniformity ratio of 3 to 1 (average to minimum) with a maintained average of 1 foot candle and a minimum of .3 foot candle. 7.4 SERVICE AREAS Service area lighting shall be contained within the service yard boundaries and enclosure walls. No light spillover should occur outside the service area. The light source should not be visible from the street. 7.5 BUILDING ILLUMINATION Building illumination and architectural lighting shall be indirect in charac- ter. (No light source visible). Indirect wall lighting or "wall washing" overhead down lighting, or interior illumination which spills outside is encouraged. Architectural lighting should articulate and animate the particular building design as well as provide the required functional light- ing for safety and clarity of pedestrian movement. 7.6 PEDESTRIANS AREAS Pedestrian walk and area lighting is segmented into 2 zones. 1. The first zone is pedestrian area lighting. This is for outdoor pedes- trian use areas such as courtyard, entry way, etc. Pedestrian area lighting should achieve a uniformity ratio of 3.5 to 1 average to minimum, with an average illumination of .60 foot candles and a minimum of .18 foot candles. 2. The second zone is pedestrian walk lighting where point to point lighting is acceptable with no specific illumination levels required. The main emphasis in this zone should be to clearly identify the pedes- trian walkway and direction of travel . 8.0 Appendix CONTACT AND REFERENCE LIST DEVELOPER (Grantor) J.A.G./Renton Properties Associates Alterra Corp. , General Partner 710 Cherry Street Seattle, WA 98104 Phone: (206) 382-0333 Contact: Delton Bonds PROJECT CONSULTANT (Planning, Site, Civil & Utilities Design, Landscape Architecture) Richard Carothers Associates 814 E. Pike Street Seattle, WA 98122 Phone: (206) 324-5500 Contact: Richard A. Carothers GOVERNMENTAL AGENCIES City of Renton Municipal Building 200 Mill Avenue South Renton, WA 98055 o Planning Department Ronald G. Nelson, Director Phone (20E) 235-2540 Contact: Roger J. Blalock, Zoning Administrator Jerry Lind, Land Use Inspector o Public Works Richard Houghton, Director Phone (206) 235-2569 Contact: Richard Houghton o Engineering Department Robert Bergstrom, P.E. , Director Phone (206) 231-2631 Contact: Robert Bergstrom, P.E. o Fire Department James Matthew, Fire Marshall Phone (206) 235-2642 Contact: James Matthew PLANNING & DESIGN REFERENCES Renton Zoning Ordinance Building Regulations, Title 4, Chapter 23 (Grading & Filling) Subdivision Ordinance, Chapter 11 (Preliminary Plat) Controlling Building Code: Uniform Building Code with City enacted amendments. Maps and plans , Contact J.A.G./Renton Properties Associates Covenants, Conditions and Restrictions Contents DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR BLACKRIVER TECHNOLOGY PARK Page No. RECITALS 1 1.0 DEFINITIONS 2 1.1 Architect, Landscape Architect, Civil Engineer 1.2 Beneficiary 1.3 Declarant 1.4 Declaration 1.5 Deed of Trust 1.6 Improvement - Improvements 1.7 Lot 1.8 Mortgage 1.9 Mortgagee 1.10 Occupant 1.11 Owner 1. 12 Record - Recorded - Recordation 1.13 Sign 1.14 Street or Streets 1.15 Subject Property 1.16 Visible from Neighboring Property 2.0 SUBJECT PROPERTY 4 2.1 General Declaration 2.2 Addition of Other Realty 2.3 Notice of Addition of Land 3.0 CONSTRUCTION OF IMPROVEMENTS 6 3.1 Approval of Plans Required 3.2 Basis for Approval 3.3 Review Fee 3.4 Result of Inaction 3.5 Approval 3.6 Proceeding with Work 3.7 Completion of Work 3.8 Declarant Not Liable 3.9 Construction Without Approval 4.0 DEVELOPMENT STANDARDS 10 4.1 Minimum Setback 4.2 Exceptions to Setback Requirements 4.3 Landscaping Page No. 4.0 DEVELOPMENT STANDARDS (Continued) 4.4 Signs 4.5 Parking Areas 4.6 Storage and Loading Areas 5.0 REGULATION OF OPERATIONS AND USES 14 5.1 Permitted Uses 5.2 Prohibited Uses 5.3 Nuisances 5.4 Condition of Property 5.5 Maintenance of Grounds 5.6 Remedies for Failure to Maintain & Repair a) Remedies b) Foreclosure of Lien c) Cure d) Nonexclusive Remedy 5.7 Taxes and Assessments 5.8 Refuse Collection Areas 5.9 Repair of Buildings 5.10 Public Utilities 5.11 Utility Lines and Antennas 5.12 Mechanical Equipment 5.13 Mineral Exploration 5. 14 Other Operations and Uses 6.0 MODIFICATION AND REPEAL 23 6. 1 Procedure 6.2 Modification by Declarant 6.3 Governmental Regulation 7.0 ENFORCEMENT 25 7. 1 Abatement and Suit 7.2 Right of Entry 7.3 Deemed to Constitute a Nuisance 7.4 Attorney's Fee 7.5 Failure to Enforce is No Waiver 8.0 ASSIGNMENT 27 9.0 CONSTRUCTIVE NOTICE AND ACCEPTANCE 27 10.0 WAIVER 28 Page No. 11.0 RUNS WITH LAND 28 12.0 RIGHTS OF MORTGAGEES 28 13.0 CAPTIONS 29 14.0 EFFECT OF INVALIDATION 29 DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS FOR BLACKRIVER TECHNOLOGY PARK This Declaration, made this day of 1984, by J.A.G./ Renton Properties Associates, a Washington Partnership, is made with reference to the following facts: RECITALS A. Blackriver Technology Park is the owner of that certain real property in the City of Renton , County of King, State of Washington described in Exhibit A attached hereto and by this reference incorporated herein, and known as Blackriver Technology Park. B. Blackriver Technology Park is being developed as a planned industrial park. It is J.A.G./Renton Properties Associates desire and intention to subject the real property in said industrial park to certain covenants, conditions and restrictions for the benefit of the property, J.A.G./Renton Properties Associates, and the purchasers of lots in Blackriver Technology Park. It is intended that said covenants, conditions and restrictions bind and benefit not only said purchasers and J.A.G./Renton Properties Associates, but also their respective successors, heirs and assigns and that all lots in Blackriver Technology Park should be held, used, leased, sold and conveyed subject to the covenants, conditions and restrictions set forth in this Declaration. 1- C. It is the intention of J.A.G./Renton Properties Associates to further a plan of subdivision by means of the covenants, conditions and restrictions set forth in this Declaration. Said covenants, conditions and restrictions are intended to be common to all of the lots in Blackriver Technology Park and to enhance and protect the value, desirability and attractiveness of all such lots to their mutual benefit. 1.0 DEFINITIONS Unless the context otherwise specifies or requires, the terms defined in this (1.0 Definitions) , shall as used in this Declaration, have the meanings herein set forth: 1. 1 Architect, Landscape Architect, Civil Engineer. The term "architect, landscape architect and civil engineer", shall mean a person holding a certificate to practice architecture, landscape architecture or civil engineering, in the State of Washington. 1.2 Beneficiary. The term "beneficiary" shall mean a mortgagee under a mortgage as well as a beneficiary under a deed of trust. 1.3 Declarant. The term "Declarant" shall mean J.A.G./Renton Properties Associates and, to the extent provided in Article VIII of this Declaration, its successors and assigns. 1.4 Declaration. The term "Declaration" shall mean this Declaration of Covenants, Conditions and Restrictions for Blackriver Technology Park, as it may from time to time be amended or supplemented. 1.5 Deed of Trust. The term "deed of trust" shall mean a mortgage as well as a deed of trust. 1.6 Blackriver Technology Park. The term "Blackriver Technology Park" shall be synonymous with the term "subject property" and shall mean all of the real property 2- now or hereafter made subject to this Declaration. 1.7 Improvement - Improvements. The term "improvement" or "improvements" shall include buildings, outbuildings, roads, driveways, parking areas, fences, screening walls and barriers, retaining walls , stairs, decks , water lines, sewers, electrical and gas distribution facilities, hedges, windbreaks, plantings , planted trees and shrubs, poles, signs , loading areas and all other structures, installations and landscaping of every type and kind, whether above or below the land surface. 1.8 Lot. The term "lot" shall mean a fractional part of the subject property as subdivided on subdivision or parcel maps recorded from time to time in the Office of the Recorder of the County of King, State of Washington. 1.9 Mortgage. The term "mortgage" shall mean a deed of trust as well as a mortgage. 1.10 Mortgagee. The term "mortgagee shall mean a beneficiary under, or holder of, a deed of trust as well as a mortgagee under a mortgage. 1. 11 Occupant. The term "Occupant" shall mean a lessee or licensee of an Owner, or any other person or entity other than an Owner in lawful possession of a lot with the permission of the Owner. 1. 12 Owner. The term "Owner" shall mean and refer to any person or entity which is the record Owner of fee simple title to any lot, excluding any entity or person who holds such interest as security for the payment of an obligation, but including contract sellers and any mortgagee or other security holder in actual possession of a lot. 1.13 Record - Recorded - Recordation. The terms "record," "recorded," or recordation" shall mean, with respect to any document, the recordation of said document in the Office of the Recorder of the County of King, State of Washington. 3- I- 1. 14 Sign. The term "sign" shall mean any structure, device or contrivance, electric or non-electric, upon or within which any poster, bulletin, printing, lettering, painting, device or other advertising of any kind whatsoever used, placed, posted, tacked, nailed, pasted, or otherwise fastened or affixed. 1.15 Street of Streets. The term "street" or "streets" shall mean any street, highway, road, or thoroughfare within or adjacent to the subject property and shown on any recorded subdivision or parcel map, or record or survey, whether designated thereon as street, boulevard, place, drive, road, court, terrace, way, lane, circle or otherwise. 1.16 Subject Property. The term "subject property shall be synonymous with the term "Blackriver Technology Park" and shall mean all of the real property now or hereinafter made subject to this Declaration. 1.17 Visible from Neighboring Property. The term "visible from neighboring property" shall mean, with respect to any given object on a lot, that such object is or would be visible to a person six (6) feet tall , standing on any part of any adjacent lot or other property at an elevation no greater than the elevation of the base of the object being viewed. 2.0 SUBJECT PROPERTY 2.1 General Declaration. Declarant hereby declares that all of that real property located in the City of Renton, County of King, State of Washington, and more particularly described in Exhibit "A" is, and shall be, conveyed, hypothecated, encumbered, leased, occupied, built upon or otherwise used, improved or transferred in whole or in part, subject to this Declaration. All of the covenants, conditions and restrictions set forth herein are declared and agreed to be in furtherance of a general plan for the subdivision, improvement and sale of said real property and are established for the purpose of enhancing and protecting the value, desirability 4- and attractiveness of the subject property and every part thereof. All of said covenants, conditions and restrictions shall run with all of the subject property for all purposes and shall be binding upon and inure to the benefit of Declarant and all Owners, Occupants , and their successors in interest as set forth in this Declaration. 2.2 Addition of Other Realty. Declarant may at any time during the pendency of this Declaration add all or a portion of any real property now or hereinafter owned by Declarant to the subject property, and upon recording of a notice of addition of real property containing at least the provisions set forth in Section 2.3, the provisions of this Declaration specified in said notice shall apply to such added real property in the same manner as if it were originally covered by this Declaration. Thereafter, to the extent that this Declaration is made applicable thereto, the rights, powers and responsibilities of Declarant and the Owners and Occupants of lots within such added real property shall be the same as in the case of the real property described in Exhibit "A". 2.3 Notice of Addition of Land. The notice of addition of real property referred to in Section 2.2 shall contain at least the following provisions : a) A reference to this Declaration stating the date of recording and the book or books of the records of King County, Washington, and the page numbers where this Declaration is recorded; b) A statement that the provisions of this Declaration, or some specified part thereof, shall apply to such added real property; c) A legal description of such added real property; and d) Such other or different covenants, conditions and restrictions as Declarant shall , in its discretion, specify to regulate and control the use, occupancy and improvements of such added real property. 5- 3.0 CONSTRUCTION OF IMPROVEMENTS 3.1 Approval of Plans Required. No improvements shall be erected, placed, altered, maintained or permitted to remain on any lot by any Owner or Occupant until final plans and specifications shall have been submitted to and approved in writing by Declarant. Such final plans and specifications shall be submitted in duplicate over the authorized signature of the Owner or Occupant or both of the lot or the authorized agent thereof. Such plans and specifications shall be in such form and shall contain such information as may be required by the Declarant, but shall in any event include the following: a) A site development plan of the lot showing the nature, grading scheme, kind, shape, composition, and location of all structures with respect to the particular lot (including proposed front, rear and side setback lines) , and with respect to structures on adjoining lots, and the number and location of all parking spaces and driveways on the lot; b) A landscaping plan for the particular lot; c) A plan for the location of signs and lighting; and d) A buildina elevation plan showing dimensions , materials and exterior color scheme in no less detail than required by the appropriate governmental authority for the issuance of a building permit. Material changes in approved plans must be similarly submitted to and approved by Declarant. 3.2 Basis for Approval . Approval shall be based, among other things, upon adequacy of site dimensions, adequacy of structural design, conformity and harmony of external design with neighboring structures, effect of location and use of proposed improvements upon neighboring lots, proper facing of main elevation with respect to nearby streets, adequacy of screening of mechanical , air conditioning or other roof top installations, and conformity of the plans and specifications to the purpose and general plan and intent of this Declaration. No plans will be approved 6- which do not provide for the underground installation of power, electrical , telephone and other utility lines from the property line to buildings. Plans which provide for metal-clad buildings will be approved only on the condition that such buildings are constructed so as not to have the appearance of a metal building and any metal-clad building must be specifically approved in writing. Declarant shall not arbitrarily or unreasonably withhold its approval of any plans and specifications. Except as otherwise provided in this Declaration, Declarant shall have the right to disapprove any plans and specifications submitted hereunder on any reasonable grounds including, but not limited to, the following: a) Failure to comply with any of the restrictions set forth in this Declaration; b) Failure to include information in such plans and specifications as may have been reasonably requested by Declarant; c) Objection to the exterior design, the appearance of materials or materials employed in any proposed structure; d) Objection on the ground of incompatibility of any proposed structure or use with existing structures or uses upon other lots, or other property in the vicinity of the subject property; e) Objection to the location of any proposed structure with reference to other lots, or other property in the vicinity; f) Objection to the grading or landscaping plan for any lot; g) Objection to the color scheme, finish, proportions, style or architecture, height, bulk or appropriateness of any structure; h) Objection to the number or size of parking spaces, or to the design of the parking area; i ) Any other matter which, in the judgment of the Declarant, would render the proposed improvements or use inharmonious with the general plan for improvement of 7- the subject property or with improvements located upon other lots or other property in the vicinity. 3.3 Review Fee. An architectural review fee shall be paid to Declarant at such time as plans and specifications are submitted to it based upon the following schedule: a) When the plans submitted are prepared by a licensed architect, engineer or landscape architect, the architectural review fee shall be the sum of One Hundred and no/100ths Dollars ($100.00); b) In all other cases, the architectural review fee shall be the sum or Two Hundred Fifty and no/100ths Dollars ($250.00). 3.4 Result of Inaction. If Declarant fails either to approve or disapprove plans and specifications submitted to it for approval within forty-five (45) days after the same have been submitted, it shall be conclusively presumed that Declarant has disapproved said plans and specifications; provided, however, that if within the forty-five (45) day period Declarant gives written notice of the fact that more time is required for the review of such plans and specifications , there shall be no presumption that the same are disapproved until the expiration of such reasonable period of time as is set forth in the notice. 3.5 Approval . Declarant may approve plans and specifications as submitted, or as altered or amended, or it may grant its approval to the same subject to specific conditions. Upon approval or conditional approval by Declarant of any plans and specifications submitted, a copy of such plans and specifications, together with any conditions, shall be deposited for permanent record with Declarant, and a copy of such plans and specifications, bearing such approval together with any conditions, shall be returned to the applicant submitting the same. 8- 3.6 Proceeding with Work. Upon receipt of approval from Declarant pursuant to Section 3.5, the Owner, or Occupant, or both, to whom the same is given, shall , as soon as practicable, satisfy any and all conditions of such approval and shall diligently proceed with the commencement and completion of all approved excavation, construction, refinishing, and alterations. In all cases, work shall commence within one (1) year from the date of approval , and if work is not so commenced approval shall be deemed revoked unless Declarant, pursuant to written request made and received prior to the expiration of said one (1) year period, extends the period of time within which work must be commenced. 3.7 Completion of Work. Any improvement commenced pursuant hereto shall be completed within two (2) years from the date of Declarant's approval of the plans and specifications therefor, except for so long as such completion is rendered impossible, or unless work upon the proposed improvements would impose a great hardship upon the Owner or Occupant, to whom Declarant's approval is given, due to strike, fire, national emergency, natural disaster or other supervening force beyond the control of Owner or Occupant. Declarant may, upon written request made and received prior to the expiration of the two (2) year period, extend the period of time within which work must be completed. Failure to comply with this Section 3.7 shall constitute a breach of this Declaration and subject the party in breach to the enforcement procedures set forth in 7.0. 3.8 Declarant Not Liable. Declarant shall not be liable for any damage, loss or prejudice suffered or claimed by any person on account of: a) The approval or disapproval of any plans, drawings and specifications, whether or not in any way defective; b) The construction of any improvement, or performance of any work, whether or not pursuant to approved plans, drawings and specifications; or 9- c) The development of any lot within Blackriver Technology Park. 3.9 Construction Without Approval . If any improvement shall be erected, placed or maintained upon any lot, or the exterior design thereof, or any new use commenced upon any lot, other than in accordance with the approval by the Declarant pursuant to the provisions of this 3.0 (Construction of Improvements) , such alteration, erection, placement, maintenance or use shall be deemed to have been undertaken in violation of this Declaration, and upon written notice from Declarant, any such improvement so altered, erected, placed, maintained or used upon any lot in violation of this Declaration shall be removed or altered so as to conform to this Declaration, and any such use shall cease or be amended so as to conform to this Declaration. Should such removal or alteration, or cessation or amendment of use not be accomplished within thirty (30) days after receipt of such notice, then the party in breach of this Declaration shall be subject to the enforcement procedures set forth in 7.0. 4.0 DEVELOPMENT STANDARDS 4. 1 Minimum Setback. No improvements of any kind, and no part thereof, shall be placed closer than permitted by Declarant to an interior property line, except as otherwise provided in Section 4.2. "Interior property line" shall mean the boundary between any lot within the subject property and all other lots bordering upon said lot. No improvements of any kind, and no part thereof, shall be placed closer than twenty-five (25) feet from a property line fronting the following streets: (1) Southwest Fourth Place and (2) Naches Avenue S.W. "Property line" shall mean the boundary of every lot. 4.2 Exceptions to Setback Requirements. The following improvements, or parts of improvements, are specifically excluded from the setback requirements set forth in Section 4. 1: 10- a) Roof overhang, subject to approval in writing from Declarant, provided said overhang does not extend more than six (6) feet into the setback area; b) Steps and walkways; c) Paving and associated curbing; d) Fences, except that no fence shall be placed closer than twenty-five (25) feet from a property line fronting upon any public street without the prior written approval of Declarant; e) Landscaping and irrigation systems; f) Planters, not to exceed three (3) feet in height, except that planters of greater height may be built within the setback area with the prior written approval of Declarant; g) Industrial park identification signs, directional and parking signs and signs identifying the Owner or Occupant of a lot, subject to the prior written approval of Declarant; h) Lighting facilities, subject to the prior written approval of Declarant; and i ) Underground utility facilities and sewers. 4.3 Landscaping. Within ninety (90) days following completion of construction, or by the date each improvement is occupied, whichever shall occur first, each lot shall be landscaped in accordance with the plans and specifications. The area of each lot between any street and any minimum setback line as set forth in Section 4.1 shall be landscaped with an attractive combination of trees, shrubs and other ground cover. All other areas fronting on a street and not utilized for parking, driveways, or walkways shall be landscaped in a complementary and similar manner. All portions of a lot not fronting a street and not used for parking, storage or buildings shall be landscaped utilizing ground cover and shrub or tree materials. The Owner or Occupant shall be responsible for landscaping and maintaining the area 11- known as the 'transition zone' ; refer to Landscape Design Guidelines. An underground landscape irrigation system shall be provided and maintained by the Owner or Occupant for all landscaped areas. Areas used for parking shall be landscaped, bermed or attractively fenced in such a manner as to screen said areas from view from adjacent streets and freeways. Such screening shall extend at least forty-two (42) inches above the high point of the finished pavement in said parking area. Plant materials used for this purpose shall consist of lineal or grouped masses of shrubs and trees. After completion, such landscaping as is herein required shall be maintained in a sightly and well-kept condition. If, in Declarant's reasonable opinion, the required landscaping is not maintained in a sightly and well -kept condition, Declarant shall be entitled to the remedies set forth in 7.0. 4.4 Signs. No sign shall be permitted on any lot unless approved by Declarant in writing. No sign shall be approved other than industrial park identification signs , directional and parking signs, signs identifying the name, business and products of the Owner or Occupant of a lot, and signs offering the lot for sale or lease. 4.5 Parking Areas. Off-street parking adequate to accommodate the parking needs of the Owner or Occupant, the employees and visitors thereof shall be provided by the Owner or Occupant of each lot. The intent of this provision is to eliminate the need for any on-street parking; provided, however, that nothing herein shall be deemed to prohibit on-street parking of public transportation vehicles. If parking requirements increase as a result of a change in the use of a lot or in the number of persons employed by the Owner or Occupant, additional off-street parking shall be provided so as to satisfy the intent of this section. All parking areas shall conform to the following standards: 12- a) Required off-street parking shall be provided on the lot, on a contiguous lot, or within such distance from the lot as Declarant deems reasonable. Where parking is provided other than upon the lot concerned, Declarant shall be given a certified copy of a recorded instrument, duly executed and acknowledged by the person or persons holding title to the lot or other property upon which the parking area is located, stipulating to the permanent reservation of the use of the lot or other property for such parking area. b) Parking areas shall be paved so as to provide dust-free, all-weather surfaces. Each parking space provided shall be designated by lines painted upon the paved surface and shall be adequate in area. All parking areas shall provide, in addition to parking spaces , adequate driveways and space for the movement of vehicles. c) In determining the adequacy of the number of parking spaces to be provided by an Owner or Occupant, Declarant shall consider the nature of the proposed use of the lot, the amount of vehicular traffic generated by said use, the anticipated number of, and manner of employment of, persons to be employed upon the lot; the nature and location of proposed structures upon the lot; and such other matters as Declarant shall reasonably deem relevant. d) No parking spaces shall be located on or permitted within setback areas adjacent to a street as set forth in Section 4.1, except that parking spaces may be located on or parking permitted within such area if Declarant's written permission is first obtained. Permission will not be given in any event unless parking areas within such setback areas are screened from view of the street by shrubs and trees, by a screen wall or by berms, and any such screening must extend at least forty-two 42) inches above the high point of the finished pavement in said parking area. 13- 4.6 Storage and Loading Areas. Storage, maintenance and loading areas must be constructed, maintained and used in accordance with the following conditions: a) Unless approved in writing by Declarant, no materials, supplies or equipment, including trucks or other motor vehicles, shall be stored upon a lot except inside a closed building or behind a visual barrier screening such materials, supplies or vehicles so as not to be visible from neighboring property and streets. Any storage areas screened by visual barriers shall be located upon the rear portions of a lot, unless otherwise approved in writing by Declarant. No storage area may extend into a setback area as defined in Section 4.1 except with the written approval of Declarant. b) Provision shall be made on each site for any necessary vehicle loading and no on-street vehicle loading shall be permitted. c) Loading dock areas shall be set back, recessed or screened so as not to be visible from neighboring property or streets and in no event shall a loading dock be closer than seventy-five (75) feet from a property line fronting upon a street unless otherwise approved in writing by Declarant. 5.0 REGULATION OF OPERATIONS AND USES 5. 1 Permitted Uses. Except as otherwise specifically prohibited herein, any industrial operation and use will be permitted upon a lot, provided that Declarant specifically consents to such use in writing. Such approved use shall be performed or carried out entirely within a building that is so designed and constructed that the enclosed operations and uses do not cause or produce a nuisance to other lots or property, such as, but not limited to, vibration, sound, electro-mechanical disturbances, electro-magnetic disturbances, radiation, air or water pollution, dust, or emission of odorous, toxic or non-toxic matter (including steam). Certain activities which cannot be carried on within a building may be permitted, provided 14- Declarant specifically consents to such activity in writing and further provided such activity is screened so as not to be visible from neighboring property and streets. All lighting is to be shielded so as not to be visible from neighboring property. 5.2 Prohibited Uses. The following operations and uses shall not be permitted on any property subject to this Declaration: a) Residential use of any type; b) Trailer courts or recreation vehicle campgrounds; c) Junk yards or recycling facilities; d) Drilling for and removing oil , gas or other hydrocarbon substances; e) Refining of petroleum or of its products; f) Commercial petroleum storage yards; g) Commercial excavation of building or construction materials; provided, that this prohibition shall not be construed to prohibit any excavation necessary in the course of approved construction pursuant to 3.0, Construction of Improvements; h) Distillation of bones; i ) Dumping, disposal , incineration or reduction of garbage, sewage, offal , dead animals or other refuse; j) Fat rendering; k) Stockyard or slaughter of animals; 1 ) Smelting of iron, tin, zinc or any other ore or ores; m) Cemeteries; n) Jail or honor farms; o) Labor or migrant worker camps; p) Truck terminals; 15- q) Automobile, go-cart, motorcycle or quarter-midget race tracks and other vehicle endurance or race tracks; r) Retail stores or shopping centers; s) Commercial service stations or gasoline stations; t) Commercial restaurants or snack bars; or u) Banks or savings and loans institutions. 5.3 Nuisances. No nuisance shall be permitted to exist or operate upon any lot so as to be offensive or detrimental to any adjacent lot, or property or to its occupants. A "nuisance" shall include, but not be limited to, any of the following conditions: a) Any use, excluding reasonable construction activity, of the lot which emits dust, sweepings , dirt of cinders into the atmosphere, or discharges liquid, solid wastes or other matter into any stream, river, or other waterway which, in the opinion of Declarant, may adversely affect the health, safety, comfort of, or intended use of their property by persons within the area. No waste nor any substance or materials of any kind shall be discharged into any public sewer serving the subject property or any part thereof in violation of any regulation of any public body having jurisdiction over such public sewer; b) The escape or discharge of any fumes, odors, gases, vapors, steam, acids or other substance into the atmosphere which discharge, in the opinion of Declarant, may be detrimental to the health, safety or welfare of any person or may interfere with the comfort of persons within the area or which may be harmful to property or vegetation; c) The radiation or discharge of intense glare or heat, or atomic, electro- magnetic, microwave, ultrasonic, laser or other radiation. Any operation producing intense glare or heat or such other radiation shall be performed only within an 16- enclosed or screened area and then only in such manner that the glare, heat or radiation emitted will not be discernible from any point exterior to the site or lot upon which the operation is conducted; d) Excessive noise. At no point outside of any lot plane shall the sound pressure level of any machine, device, or any combination of same, from any individual plant or operation, exceed the decibel levels in the designated preferred octave bands as follows: Octave Bank Maximum Sound Pressure Levels Center Frequency db) at Boundary Plane of Lot Hz 31.5 78 63 72 125 65 250 59 500 55 1000 52 2000 50 4000 48 8000 47 A-scale levels for monitoring purposes are equivalent to 60 dB(A). The maximum permissible noise levels for the octave bands shown above are equal to an NC-50 Noise Criterion curve when plotted on the preferred frequency scale. Reasonable noise from motor vehicles and other transportation facilities are exempted, so long as the vehicles or other transportation facilities are not continuously on the subject property. The operation of signalling devices and other equipment having impulsive or non-continuous sound characteristics shall have the following corrections applied: Corrections Pure Tone Content 5dB Impulsive Character 5dB Duration for Non- Continuous Sounds in Daytime Only, 1 min/hr 5dB 10 sec/10 min 10dB 17- 2 sec/10 min 15dB The reference level for the dB values listed above is the pressure of 0.0002 microbar or 0.0002 dyne/cm2. e) Excessive emissions of smoke, steam or particulate matter. Visible emissions of smoke or steam will not be permitted (outside any building) which exceed Ringlemann No. 1 on the Ringlemann Chart of the United States Bureau of Hines. This requirement shall also be applied to the disposal of trash and waste materials. Wind-borne dust, sprays and mists originating in plants are not permitted. f) Ground vibration. Buildings and other structures shall be constructed, and machinery and equipment installed, and insulated on each lot so that the ground vibration inherently and recurrently generated is not perceptible without instruments at any point exterior to any lot. 5.4 Condition of Property. The Owner or Occupant of any lot shall , at all times, keep it and the buildings , improvements and appurtenances thereon in a safe, clean and wholesome condition and comply, at its own expense, in all respects with all applicable governmental , health, fire and safety ordinances , regulations, requirements and directives and the Owner or Occupant shall at regular and frequent intervals remove at its own expense any rubbish of any character whatsoever which may accumulate upon such lot. 5.5 Maintenance of Grounds. Each Owner shall be responsible for the maintenance and repair of all parking areas, driveways, walkways and landscaping on his lot. Such maintenance and repair shall include, without limitation: a) Maintenance of all parking areas, driveways and walkways in a clean and safe condition, including the paving and repairing or resurfacing of such areas when necessary with the type of material originally installed therein or such substitute 18- therefor as shall , in all respects, be equal thereto in quality, appearance and durability; the removal of debris and waste material and the washing and sweeping of paved areas as required; painting and repainting of striping markers and directional signals as required; b) Cleaning, maintenance and relamping of any external lighting fixtures except such fixtures and may be the property of any public utility or government body; and c) Performance of all necessary maintenance of all landscaping including the trimming, watering and fertilization of all grass, ground cover, shrubs or trees , removal of dead or waste materials, replacement of any dead or diseased grass, ground cover, shrubs, or trees. Nothing contained herein shall preclude an Owner from recovering from any person liable therefor, damages to which such Owner might be entitled for any act or omission to act requiring an expenditure by the Owner for the maintenance and repair of the parking area, driveway, walkway and/or landscaping on his lot. 5.6 Remedies for Failure to Maintain and Repair. a) Remedies. If any Owner shall fail to perform the maintenance and repair required by Section 5.5, then Declarant, after fifteen days ' prior written notice to such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and to charge the delinquent Owner with the cost of such work together with interest thereon at the rate of twelve percent (12%) per annum from the date of Declarant's advancement of funds for such work to the date of reimbursement of Declarant by Owner. If the delinquent Owner shall fail to reimburse Declarant for such costs within ten days after demand therefor, Declarant may, at any time within two years after such advance, file for record in the Office of County Recorder of King County, Washington a claim of lien signed by Declarant for the amount of such charge together with interest thereon, which claim shall 19- contain: (1) a statement of the amount unpaid and the interest accrued thereon; 2) a legal description of the lot owned by the delinquent Owner; and (3) the name of the delinquent Owner. Such claim of lien shall be effective to establish a lien against the interest of the delinquent Owner in his lot together with interest at twelve percent (12%) per annum on the amount of such advance from the date thereof, recording fees, cost of tile search obtained in connection with such lien or the foreclosure thereof and court costs and reasonable attorneys ' fees which may be incurred in the enforcement of such a lien. b) Foreclosure of Lien. Subject to the provisions of 12.0 Rights of Mortgagees, such a lien, when so established against the lot described in said claim, shall be prior or superior to any right, title, interest, lien or claim which may be or may have been acquired in or attached to the real property interests subject to the lien subsequent to the time of filing such claim for record. Such lien shall be for the benefit of Declarant and may be enforced and foreclosed in a suit or action brought by Declarant in any court of competent jurisdiction, if brought within one year of the filing of such claim. Any such sale provided for herein is to be conducted in accordance with the provisions of the Civil Code of the State of Washington applicable to the exercise of powers of sale in mortgages and deeds of trust, or in any other manner permitted or provided by law. Declarant, through its duly authorized agents, shall have the power to bid on the liened property at any foreclosure sale and to acquire, lease, mortgage and convey the same. c) Cure. IF a default for which a notice of claim of lien was filed is cured, Declarant shall file or record a recision of such notice, upon payment by the defaulting Owner of the costs of preparing and filing or recording such recision, and other reasonable costs, interest or fees which have been incurred. 20- d) Nonexclusive Remedy. The foregoing lien and the rights to foreclose thereunder shall be in addition to, and not in substitution for, all other rights and remedies which any party may have hereunder and by law, including any suit to recover a money judgment for unpaid assessments. If any Owner shall fail to perform such maintenance and repair and, notwithstanding such failure, Declarant should fail to exercise its rights and remedies hereunder, then, any other Owner, after fifteen (15) days' prior written notice to Declarant and such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and shall have the same rights and remedies with respect thereto as are provided herein to Declarant. 5.7 Taxes and Assessments. If an Owner fails to pay taxes or assessments on its lot which become a lien on any portion of subject property utilized for parking, service or loading areas, then any other Owner may pay such taxes or assessments, together with any interest, penalties and costs arising out of or related thereto, except while the validity thereof is being contested by judicial or administrative proceedings , and in such event the defaulting Owner obligated to pay such taxes or assessments shall promptly reimburse the other Owner for all such taxes or assessments, interest, penalties and costs paid or incurred by such other Owner and until such reimbursement has been made the amount of the payment by such other Owner shall constitute a lien on and charge against the lot of the defaulting Owner subject and subordinate, however, to any deed of trust then outstanding affecting said lot. 5.8 Refuse Collection Areas. All outdoor refuse collection areas shall be visually screened so as not to be visible from neighboring property or streets. No refuse collection areas shall be permitted between a street and the front of a building. 21- 5.9 Repair of Buildings. No building or structure upon any lot shall be permitted to fall into disrepair, and each such building and structure shall at all times be kept in good condition and repair and adequately painted or otherwise finished. 5.10 Public Utilities. Declarant reserves the sole right to grant consents for the construction and operation of public utilities including, but not limited to, street railways, interurban or rapid transit, freight railways, poles or lines for electricity, telephone or telegraph, above or below ground conduits, and gas pipes in and upon any and all streets now existing or hereafter established upon which any portion of the subject property may now or hereafter front or abut. Declarant reserves the exclusive right to grant consents and to petition the proper authorities for any and all street improvements such as grading, seeding, tree planting, sidewalks, paving, sewer and water installation, whether it be on the surface or subsurface, which in the opinion of Declarant are necessary on or to the subject property. Notwithstanding the provisions of Section 3.2, Declarant reserves the exclusive right to approve above ground utility lines across the subject property or any portion thereof on a temporary basis for the purpose of construction, and such lines shall be permitted when required by a government agency. 5.11 Utility Lines and Antennas. No sewer, drainage or utility lines or wires or other devices for the communication or transmission of electric current, power, or signals including telephone, television, microwave or radio signals, shall be constructed, placed or maintained anywhere in or upon any portion of the subject property other than within buildings or structures unless the same shall be contained in conduits or cables constructed, placed or maintained underground or concealed in or under buildings or other structures. No antenna for the transmission or reception of telephone, television, microwave or radio signals shall be placed on any building or other improvement within the subject property 22- unless (a) such antenna shall be so located that it cannot be seen from any point at the ground level of the subject property or (b) the consent of Declarant shall first be obtained. Nothing contained herein shall be deemed to forbid the erection or use of temporary power or telephone facilities incidental to the construction or repair of buildings on the subject property. 5.12 Mechanical Equipment. All mechanical equipment, utility meters, storage tanks, air conditioning equipment and similar items shall be located in such a manner so not to be visible from neighboring property. 5.13 Mineral Exploration. No portion of the subject property shall be used in any manner to explore for or to remove any steam, heat, oil or other hydro-carbons, gravel , earth or any earth substances or other minerals of any kind, provided, however, that this shall not prevent the excavation of earth in connection with the grading or construction of improvements within the subject property. Water may be extracted to the extent permitted by the appropriate governmental agency. 5. 14 Other Operations and Uses. Operations and uses which are neither specifically prohibited nor specifically authorized by this Declaration may be permitted in a specific case if operational plans and specifications are submitted to and approved in writing by Declarant in accordance with the procedures set forth in 3.0, of this Declaration. Approval or disapproval of such operational plans and specifications shall be based upon the effect of such operations or uses on other property subject to this Declaration or upon the occupants thereof, but shall be in the sole discretion of Declarant. 6.0 MODIFICATION AND REPEAL 6.1 Procedure. Except as otherwise provided in Section 6.2, this Declaration or any provision hereof, or any covenant, condition or restriction contained herein, may be terminated, extended, modified or otherwise amended, as to the whole of the 23- subject property or any portion thereof, with the written consent of the Owners of eight percent (80%) of the subject property, based upon the number of square feet owned as compared to the total number of square feet subject to these conditions, covenants and restrictions (excluding dedicated streets); provide, however, that so long as Declarant owns at least twenty percent (20%) of the property subject to these conditions, covenants and restrictions, or for a period of fifteen (15) years from the effective date hereof, whichever period is shorter, no such termination, extension, modification or other amendment shall be effective until a proper instrument in writing has been executed, acknowledged and recorded. 6.2 Modification by Declarant. For so long as Declarant owns any interest excepting a leasehold interest) in the subject property, or any part thereof, or for a period of fifteen (15) years from the effective date hereof, whichever period is shorter, Declarant acting alone may modify or amend the provisions of 3.0, 4.0 and 5.0; provided, however, that (a) any such modification or amendment must be within the spirit and overall intention of the development as set forth herein; (b) prior to any such modification or amendment Declarant shall obtain the approval of any governmental agency to such modification or amendment where such approval is necessary; and (c) any modification or amendment shall not provide for any type of improvements or use not presently permitted by this Declaration. No such modification or amendment shall be effective until the Owners have been given thirty (30) days' prior written notice of the proposed change, and a proper instrument in writing has been executed, acknowledged and recorded. 6.3 Governmental Regulation. All valid governmental enactments, ordinances and regulations are deemed to be a part of this Declaration and to the extent that they conflict with any provision, covenant, condition or restriction hereof, said conflicting governmental enactment, ordinance and regulation shall control and the 24- provision, covenant, condition and restriction hereof in conflict therewith shall be deemed (a) amended to the extent necessary to bring it into conformity with said enactment, ordinance or regulation while still preserving the intent and spirit of the provision, covenant, condition or restriction; or (b) stricken here from should no amendment conforming to the governmental enactment, ordinance or regulation be capable of preserving the intent and spirit of said provision, covenant, condition or restriction. 7.0 ENFORCEMENT 7.1 Abatement and Suit. The Owner of each lot shall be primarily liable, and the Occupant, if any, secondarily liable for the violation or breach of any condition, covenant or restriction herein contained. Violation or breach of any condition, covenant or restriction herein contained shall give to Declarant, following thirty 30) days' written notice to the Owner or Occupant in question except in exigent circumstances, the right, privilege and license to enter upon the lot where said violation or breach exists and to summarily abate and remove, or abate or remove, at the expense of the Owner or Occupant thereof, any improvement, structure, thing or condition that may be or exist thereon contrary to the intent and meaning of the provisions hereof, or to prosecute a proceeding at law or in equity against the person or persons who have violated or are attempting to violate any of these covenants, conditions or restrictions to enjoin or prevent them from doing so, to cause said violation to be remedied, or to recover damages for said violation. No such entry by Declarant or its agents shall be deemed a trespass, and neither Declarant nor its agents shall be subject to liability to the Owner or Occupant of said lot for such entry and any action taken to remedy or remove a violation. The cost of any abatement, remedy or removal hereunder shall be a binding personal obligation on any Owner or Occupant in violation of any provision of this 25- Declaration, as well as a lien (enforceable in the same manner as a mortgage) upon the lot in question. The lien provided for in this section shall not be valid as against a bona fide purchaser or mortgagee for value of the lot in question unless a suit to enforce said lien shall have been filed in a court of record in King County, Washington, prior to the recordation of the deed or mortgage conveying or encumbering the lot in question to such purchaser or mortgagee, respectively. 7.2 Right of Entry. During reasonable hours and upon reasonable notice, and subject to reasonable security requirements, Declarant, or its agents, shall have the right to enter upon and inspect any lot and the improvements thereon covered by this Declaration for the purpose of ascertaining whether or not the provisions of this Declaration have been or are being complied with, and neither Declarant nor its agents shall be deemed to have committed a trespass or other wrongful act by reason of such entry or inspection. 7.3 Deemed to Constitute A Nuisance. The result of every act or omission whereby any condition, covenant or restriction herein contained is violated in whole or in part is hereby declared to be and to constitute a nuisance, and every remedy allowed by law or in equity against an Owner or Occupant either public or private, shall be applicable against every such result and may be exercised by Declarant. 7.4 Attorney's Fees. In any legal or equitable proceeding for the enforcement of this Declaration or any provision hereof, whether it be an action for damages, declaratory relief or injunctive relief, or any other action, the losing party or parties shall pay the attorney fees of the prevailing party or parties, in such reasonable amount as shall be fixed by the court in such proceedings or in a separate action brought for that purpose. The prevailing party shall be entitled to said attorney's fees even though said proceeding is settled prior to judgment. 26- All remedies provided herein or at law or in equity shall be cumulative and not exclusive. 7.5 Failure to Enforce is No Waiver. The failure of Declarant to enforce any requirement, restriction or standard herein contained shall in no event be deemed to be a waiver of the right to do so thereafter or in other cases, nor of the right to enforce any other restriction. 8.0 ASSIGNMEN- Any and all of the rights, powers and reservations of Declarant herein contained may be assigned to any person, corporation or association which will assume the duties of Declarant pertaining to the particular rights, powers and reservations assigned, and upon any such person, corporation or association evidencing its consent in writing to accept such assignment and assume such duties, he or it shall , to the extent of such assignment, have the same rights and powers and be subject to the same obligations and duties as are given to and assumed by Declarant herein. If at any time Declarant ceases to exist and has not made such an assignment, a successor to Declarant may be appointed in the same manner as this Declaration ma: be modified or amended under Section 6. 1. Any assignment or appointment made under this article shall be in recordable form and shall be recorded. 9.0 CONSTRUCTIVE NOTICE AND ACCEPTANCE Every person or entity who now or hereafter owns, occupies or acquires any right, title or interest in or to any portion of the subject property is and shall be conclusively deemed to have consented and agreed to every covenant, condition and restriction contained herein, whether or not any reference to this Declaration is contained in the instrument by which such person acquired an interest in the subject property. 27- 10.0 WAIVER Neither Declarant nor its successors or assigns shall be liable to any Owner or Occupant of the subject property by reason of any mistake in judgment, negligence, nonfeasance, action or inaction or for the enforcement or failure to enforce any provision of this Declaration. Every Owner or Occupant of any of said property by acquiring its interest therein agrees that it will not bring any action or suit against Declarant to recover any such damages or to seek equitable relief because of same. 11.0 RUNS WITH LAND All covenants, conditions, restrictions and agreements herein contained are made for the direct, mutual and reciprocal benefit of each and every lot of the subject property; shall create mutual equitable servitudes upon each lot in favor of every other lot; shall create reciprocal rights and obligations between respective Owners and Occupants of all lots and privity of contract and estate between all grantees of said lots , their heirs, successors and assigns; and shall , as to the Owner and Occupant of each lot, his heirs, successors and assigns, operate as covenants running with the land, for the benefit of all other lots, except as provided otherwise herein. 12.0 RIGHTS OF MORTGAGEES No breach of any covenant, condition or restriction herein contained, or any enforcement thereof, shall defeat or render invalid the lien of any mortgage or deed of trust now or hereafter executed upon the subject property or a portion thereof, provided, however, that if any portion of said property is sold under a foreclosure of any mortgage or under the provisions of any deed of trust, any 28- purchaser at such sale and its successors and assigns shall hold any and all property so purchased subject to all of the covenants, conditions and restrictions contained in this Declaration. 13.0 CAPTIONS The captions of articles and sections herein are used for convenience only and are not intended to be a part of this Declaration or in any way to define, limit or describe the scope and intent of the particular article or section to which they refer. 14.0 EFFECT OF VALIDATION If any provision of this Declaration is held to be invalid by any court, the invalidity of such provision shall not effect the validity of the remaining provisions hereof. DECLARANT J.A.G./Renton Properties Associates A Washington Partnership By: Alterra Corporation, a Washington Corporation, General Partner By: By: By: 29- II -__. .' 4': StN,. ,.. . ,...f".......,.... ::::! lot i Ns • . - , 1) 4, • iet,---7. 70 1, 1, ... , /Aim _ 41, r am. - w `,.-'.\I 1' I . . 1 I , i LEGAL DESCRIPTIONS PARCEL A That portion of the south half of Section 13, Township 23 North, Range 4 East , V.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, in King County, Washington, 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: Beginning at the south quarter corner of said Section 13; thence NO0'58'28"E along the north-south centerline thereof 1092 .82 feet; thence N68'03'54"E 224.45 feet; thence N80604 '48"E 232.00 feet ; thence 542'06'08"E 87. 16 feet to the TRUE POINT OF BEGINNING; thence N42'06'08"W 87. 16 feet; thence S80'04' 48"V 232 .00 feet; thence N12'01 '00"W 40.15 feet; thence S7L'59 '00"W 133.01 feet to a point of curve; thence along a curve to the right having a radius of 230.00 feet , through a central angle of 27'47' 31" an arc distance of 111 .56 feet to a point of compound curvature; the center of said curve bears N15'46' 31"E 160.00 feet; thence along said curve to the right, through a central angle of 70'48 ' 19" an arc distance of 197.73 feet; thence 582' 15'0C"W 67.68 feet; thence 531'32'22'V 71 .06 feet; thence N81'11 '35"W 193.00 feet; thence 582'15'00"W 92.99 feet; thence S35'29'30"14 143. 18 feet; thence N7464Is10C'v 84.85 feet; thence S60' 16'00"W 67.00 feet; thence 512'16'00"E 97.35 feet to the north line of a tract of land described in EXHIBIT 5 to Agreement recorded under King County Recording No. 8301050539; thence 568'06'46"W along said northerly line 375.53 feet to the northerly line of a tract of land described In EXHIBIT a in said Agreement; thence northwesterly along said _northerly line on a curve to the left, the center which bears west 195.01 feet , thru a central angle of 78'41 '24", an arc distance of 267.83 feet; thence N78'41 '24'V along said northerly line 180.00 feet to an angle point In said northerly line; thence N33'00'54"W along said northerly line 109.47 feet to the south line of the Burlington Northern Railroad Right-of-Way, said point being a point on a curve, the center which bears 539'23'00"E 1853.00 feet; thence easterly along said southerly line and curve to the right, thru a central angle of 2'01 '59", an arc distance of 65.75 feet to a point of compound cure; thence continuing along EXHIBIT A: 1 of 5 said south line on a curve to the right the center of which bears 537'21 '01"E 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 536'20' 12"E having a radius of 1657. 30 feet an arc distance of 193.93 feet through a central angle of 06'42 '20" to a port of compound curve; thence continuing along said south line on a curve to the right, the center of which bears S29'37'52"E having a radius of 6738.00 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 S27'56' 58"E having a radius of 1768.00 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 S21'38'S2"E 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 S20' 17'08"E having a radius of 1922. 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 on a curve to the right , the center of which bears 514'57'22"E 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 wfiich bears SO1'32 '03"E having a radius of 1165.09 feet , thru a central angle of 37'39' 19", an arc distance of 765.71 feet to a point which bears N41'28 ' 10"E from the TRUE POINT OF BEGINNING; thence 536' 19 ' 35"W 188.63 feet to a point on a curve, the center which bears S36' 19 ' 35"u 967. 46 feet ; thence northwesterly along said curve to the left , thru a central angle of 4'39'32", an arc distance of 78.67 feet ; thence 538'54 '22''W 451 .74 feet to a point on a curve, the center which bears 543'36'23"W 170.00 feet ; thence southeasterly along said curve to the right, thru a central angle of 3'08 ' 37", an arc distance of 9.33 feet; thence 543' 15 '00"E 20 .74 feet; thence 527'21 ' 32"V 44.74 feet to the TRUE POINT OF BEGINNING. PARCEL B-1 That portion of the south half of Section 13, Township 23 North, Range 4 East, V.M. in King County, Washington, of Junction Addition to the City of Seattle, according to the plat recorded in Volume 12 of Plats, page 75, records of said King County, and of C.E. Browneli 's Donation Claim No. 41 , described as follows: • Beginning at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence S68'03'54"W 351 . 11 feet to the TRUE POINT OF BEGINNING; thence 0168'03'54"E 575.56 feet; thence N12'Ol '00"W 40. 75 feet; thenci S77'59'00"W 133.01 feet to a point of curve; thence along a curve to the right having a radius of 230.00 feet, through a central angle of 27'47' 31 ' an arc distance of' 111.56 feet to a point of compound curvature; the center of said curve bears N15'46'31"E 160.00 fest; thence along said curve to the right, through a central angle of 70'48' 19" an arc distance of 197.73 feet; thence S82'15'0O"1i 67.68 feet; thence S31'32 '22"1' 71 .06 feet; thence N81.11 ' 35"W 193.00 feet; thence S82'15'00"W 92. 99 feet; thence S35'29'30"W 143. 18 feet; thence N74'44'00"V 84.85 feet; thence 560'16'00"W 67.00 feet; thence S12' 16'00"E 97. 35 feet; thence N68'06'46"E 53. 79 feet to a point which bears N72'04'34"W from the TRUE POINT OF BEGINNING; thence 572'04'34"E 389. 92 feet to the TRUE POINT OF BEGINNIN,;. EXHIBIT A: 2 of 5 PARCEL B-2 That portion of the south half of Section 13, Township 23 North, Range 4 East , V.M. In King County, Washington and of Junction Addition to the City of Seattle, according to plat recorded in Volume 12 of Plats, page 75, records of said King County, and of C.E. Brcwnell 's Donation Claim No. 4i described as follows: Beginning at the south quarter corner of said Section 13; thence NOO'58'28"E along the north-south centerline thereof 1092.82 feet; thence N68'03 '54"E 224.45 feet to the TRUE POINT OF BEGINNING; thence S68'03'51i"w 575.56 feet ; thence N72'04'34"V 389.92 feet; thence 568'06'46'V 429.32 feet; thence south 85.47 feet to a point of curve; thence on a curve to the left, having a radius of 60.00 feet , .thru a central angle of 126'52 ' 10", an arc distance of 132.86 feet; thence N53'07 '50"E 199. 18 feet to a point of curve; thence on a curve to the right , having a adius of 200.00 feet thru a (.antral angle of 53'59'30", an arc distance of 188.47 feet ; thence 572'52 '40"E 290. 00 feet to a point of curve; thence on a curve to the left, having a radius of 197.00 feet, thru a central angle of 39'08' 51", an arc distance of 134.60 feet; thence 167'58'19"E 380.92 feet; thence N31'27 ' 12"E 204.86 feet to the TRUE POINT OF BEGINNING . PARCEL B-3 That portion of the south half of Section 13, Township 23 North, Range 4 East , V.M. In King County, Washington; and of Junction Addition to the City of Seattle, according to the Flat recorded in Volume 12 of Plats, page 75, records of said King County, together with vacated streets adjoining which would attach to said premises by opera- tion of Law; and of C.E. Brownell 's Donation Claim Mo. hi , and of Tracts 25 and 26, Renton 'shore lands 2nd Supplemental Maps 1958, described as follows: Beginnlig at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence N68'03 '54"E 224.45 feet to a point herelna'' ter called "Point A"; thence 568.03 '54"W 575.56 feet; thence N72'04 '34"J 389.92 !eat; thence S68'06'46"W 429.32 feet to the TRUE POINT OF BEGINNING; thence south 8;. 47 feet to a point of curve; thence on a curve to the left, having a radius of 60. 01 feet, thru a central angle of 126'52 ' 10", an arc distance of 132 .86 feet; thence 153'07 '50"E 199. 18 feet to a point of curve; thence on a curve to the right , having .e radius of 200.00 feet thru a central angle of 53'59 '30", an arc distance of 188.47 'set; thence S72'52' 4O"E 290.00 feet to a point of curve; thence on a curve to the left having a radius of ;97.00 feet, thru a central angle of 39'08' 51", an arc distance of 134.60 feet; thence N67'58 '29"E 380.92 feet; thence N31'27 ' 12"E 204.86 feet to aforementioned "Point A"; thence N80'04'48"E 232.00 feet; thence S42'06'08"E 215. 00 feet; thence 531'14'05"V 358.99 feet; thence S47'10'01"E 71 .34 feet; thence east 114.27 feet; thence south 68.91 feet to the southerly line of said Tract 25; thence along the southerly line of said Tracts 25 and 26, the following courses and distances: N88'15'00"V 180.65 feet; N33'07 '25"W 154.51 feet; N27'21 '32"E 387 .32 feet; N83'17'25"V 171 . 17 feet; S46'22 '22"V 324.66 feet; S72'37'52"W 458.93 feet; N70'54' O2"V 35h.53 feet; S73.56'01"V 130.08 feet; and Shl' 16'07"V 316. 18 feet to the north boundary of a tract of lend deeded to King County and described under King County Receiving Number 6607786; thence westerly along said north boundary on a curve to the left. the center which bears S391141 '391V 627.h6 feet thru a central angle of 39141 '39", an arc distance of 434.70 feet; thence north along said north boundary 25.00 feet; thence west along said north boundary 2h5.69 feet; thence north 156. 13 feet; thence N50'39' 19'1 330.21 feet; thence 578'41 '24"E 180.00 feet to a point of curve; thence on a curve to the right, having a radius of 195.01 feet , thru a central angle of 78'41 ' 24", an arc distance of 267.83 feet to the TRUE POINT OF BEGINNING . EXHIBIT A: 3 of 5 PARCEL B-4 That por : lon 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 premises by operation of law, and of C.E. Srownell ' s Donation Clai No. 41 , described as follows: Beginning; at the south quarter corner of said Section 13 ; thence N00'58'28"E along the nortl-south centerline thereof 884.84 feet to the southeast corner of Tract 26, Renton Sforelands Second Supplemental Maps 1958; thence S72'37 '52' W 382.60 feat to an angle point in the south line of said Tract 26; thence 1170651002"V 35t.53 feet to an angle point in the south line of said Tract 26; thence 573'56'01'V 130.08 feet to an angle point In the south line of said Tract 26; thence S41'16'07"1d along the south line of said Tract 26 a distance of 316. 18 feet to the north boundary of a tract of land deeded to King County and described under King County Recording Number 6607786; thence westerly along said north boundary on a curve to the left, the center which bears 539'41 '39"W 627.46 feet, thru a central angle of 39.41 '39"; an arc distance of 434. 70 feet; t henc a north along said north boundary 25.00 feet; thence west along said north boundary 245.69 feet to the TRUE POINT OF BEGINNING; thence north 156. 13 feet; thence N50'39' 19"E 330.21 feet; thence N33'00'54"W 109.47 feet to the southerly margin on the Burlington Northern Railroed Right-of-Way, said point being a point on a curve, the center which bears S39'23100"E 1853 .00 feet ; thence westerly along said southerly margin and curve to the left, thru a central angle of 3'59' 19", an arc distance of 129.00 feet to a point of compound curve, the center of said curve bears S43'22' 19"E 4030.00 feet; thence westerly along said southerly margin and curve to the left, thru a central angle of 2'48'32", an arc distance of 197.57 feet to a point of tangeicy; thence S43'49' 09"V 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 1571 . 00 feet, thru a central angle of 7'32 '02", an arc distance of 206. 57 feet to a point pf compound curve, the center which bears N38'38'49"1 727.00 feet ; thence westerly along said southerly margin and curve to the right, thru a central angle of 16' 55'35 ', an arc distance of 214.77 feet to a point of compound curve, the center which bears N21 '43 ' 14"V 1055.00 feet; thence westerly along said southerly margin and curve to the right, thru a central angle of 11'24 '08", an arc distance of 209.95 feet to a point of compound curve; the center which bears N10' 19'06"W 696.00 feet ; thence westerly along said southerly margin and curve to the right thru a central of 3'44'25", an arc distance of 45.43 feet to the easterly margin of the Charles Monster County Road; thence S34' 18'31"E along said easterly margin 43.46 feet to the north boundary of said tract deeded to King County and described under King County Record- ing Number 6607786; thence N74.13r19"E along said north boundary 443 .31 feet ; thence N59'53 ' 47"E along said north boundary 377.52 feet; thence east along said north boundary 35.00 feet to the TRUE POINT OF BEGINNING. PARCEL C That portion of Tract 25, Renton Shorelands Second Supplemental and that portion of the southeast quarter of Section 13, Township 23 North, Range 4 East , W.M. , and that portion of the southwest quarter of Section 18 , Township 23 North , Range 4 East, W.M. , all in King County, Washington described as follows : EXHIBIT A: 4 of 5 DESIGN GUIDELINES & CC&R's BLACKRIVER TECHNOLOGY PARS Renton, Washington S\C" 0 4° J.A.G. / Renton Properties Associates, Developer Richard Carothers Associates , Planning Consultant July, 1984 Purpose The development of each site within Blackriver Technology Park is controlled and restricted by the Declaration of Covenants, Conditions and Restrictions for Blackriver Technology Park (hereinafter referred to as the "CC&R' s" ) , as v,ell as applicable governmental codes and regulations. The CC&R's are directed toward achieving the desired character and quality level of site development that will set Blackriver Technology Park apart from other business developments. The purpose of these Development Guidelines is to further define the requirements which are specifically and generally stated in the CC&R's. These Guidelines are intended in supplemented to the CC&R' s as an aid in the submittal of plans for approval by providing more detailed information on which to base a revie . Any specific conflicts between shall be brought to the immediate attention of J.A.G./Renton Properties Associates. In general , however the priority of com- pliance is first; with governmental codes and regulations , second; with the ('C&R's and thi -d; with the Design Guidelines . The Owrers/Occupants of ea& site within Blackriver lechncloey Par s -: .,ld familiarize themselves with the intent and requirements of the CC&R's these Guidelines and all applicable governmental codes and regulations, and through their consultant(s), implement all those provisions applicable to their specific site developments. All development plans, landscaping plans and graphic designs, shall be submitted to a Design Review Committee as described in the CC&R's. Contents Purpose 1 .0 Introduction to Blackriver Technology Park 1. 1 Location 1.2 Immediate Setting 1.3 Master Plan and Streetscape 1.4 Planning and Zoning 1.5 Flood Plain Restrictions 1.6 Enc=neering and Utilities 1.7 Perritted and Prohibited Uses 2.0 Approvals and Submittals 2. 1 Master Plan Design Submittal 2.2 Preliminary Plan Submittal 2.3 Revision, Alteration, Addition or Change c= Use Preliminary Plan Submittal 2.4 Ins`'tutional Review Process 3.0 Site Pla--ing Guidelines 3. 1 Building Site Coverage 3.2 Landscape Coverage 3.3 Building Heights Setback 3. 5 In.erior Property Line Setback 3.6 Parking Requirements 3. 7 Access and Drive Location 3.8 Sidewalks 3.9 Ste -age, Service, and Loading Areas 3. 10 Ret.se Collection Areas 3.11 Screening of Exterior Mechanical Equipment 3.12 Screening of Exterior Electrical Equipment 3.13 Fences and Walls 3.14 Utilities 3.15 Grading 3. 16 Nuisances 4.0 Architectural Guidelines 5.0 Landscape Guidelines 5.1 Introduction to the Blackriver Technology Park Landscape Concept 5.1.1 Streetscape Zone 5.1.2 Streetscape Zone Design Concept a, 5. 1 .: Interior Zone 5. 1 .4 Interior Zone Design Concept 5. 1.5 Grantor Provided Amenities 5. 1.5a Exceptions 5. 1.5b Entry Feature 5. 1.5c The Commons 5. 1 . _ Other Requirements 5.2 Larcscape Design Guidelines 5.2. : Assessment District Installation and Maintenance Agreenert 5.2.2 Maintenance of Unimproved Sites 5.2.3 Landscape Coverage 5.2.4 Street Frontage Zone Design Guidelines 5.2.4a Specific Design Limitation within the Street Frontage Zone 5.2.5 Parking Lot Landscape Requirements 5.2.5a Tree Planting Requirements 5.2.5b Parking and Pedestrian Circulation 5.2.5c Parking Lot Plant Material List 5.2.E Vehicular Access Drive Design Guidelines 5.2.6a Location Criteria 5.2.6b Limited Use Area at Primary and Secondary Access Drive 5.2. - Guidelines for Interior Property Lines and Landscape Areas 5.2.7a Side and Rear Yard Requirements 5.2.7b Side and Rear Yard Landscape Requirements 5.2.7c Plant Material List-Interior Property Lines 5.2.7d Planting and Irrigation Details & Snecifications 6uioelines for Exterior- Property Lines 5.2. = Guidelines for Tree Preservation Outside the ' Preserve ' Zones 6.0 Signing Guidelines 6. : Ot _'ives 6.L SIC- :ubm ttals 6.3 Deta:ned Business Identification Stamps 6.4 Builcing Mounted Business or Building Identification Signs 6.5 Information and Vehicular Control Signs 6.6 Temporary Signs 7.0 Lighting Guidelines 7.1 Objectives 7.2 Lighting Quality 7.3 Parking, Access and Circulation Areas 7.4 Service Areas 7.5 Building Illuminations 7.6 Pedestrian Areas 8.0 Appendix Contact and Reference List Planning and Design References Declaration of Covenants, Conditions and Restrictions 1 .0 Introduction to Blackriver Technology Park Blackriver Tecrnology Park is to become a unique business community distinguished from other Sea ::ie Area business parks. The distinction of Elackriver Technology Park begins w,:- its concept as a series of small business sites situated in a controlled, ur= =ied landscape setting. This conception will be furthered through an emphasis or quality contemporary site, architectural and landscape design. 1 . 1 LOCATION Blackriver Technology Park is centrally situated southeast of downtown Renton and due north of I-405, contiguous to and immediately north of Washington Technical Center. Access via I-405 and arterials now serving Earlington Park Industrial Area. 1.2 IMMEDIATE SETTING Elackriver Te:--,ology Park is bordered on the north by the Burlington Northern Railroad right-Df-way, on the south by Washington Technical Center and P-I Channel detention basi - . Preserve areas and City of Renton buffer zones provide a wooded backdrop conducive to the development of a pleasant business environment. 1.3 MASTER PLAN AND STREETSCAPE The Elackriver -echnology Park Plan is organized around a broad, two lane, central cul -de-sac ser. ing most of the sites within Blackriver Technology Park. This central collector is Southwest 4th Place. Southwest 4th Place, will have a controlled lar:scaped easement along both sides which will establish a unified, park-like env' -:nment, distinctive among business parks in the Pacific Northwest. Intersections - eading into the Park will be highlighted by landscape and graphic design features to establish these locations as gateways to the Park. Recreational opportunites will be available in the form of walking and jogging paths integrated with landscape parkways and providing access into undeveloped buffer and preserve areas. 1.4 PLANNING AND ZONING Blackriver Technology Park is located within the jurisdiction of the City of Renton Department of Planning, Public Works , Engineering and Parks. 1.5 FLOOD PLAIN RESTRICTIONS Blackriver Technology Park lies within the 100 year floodplain of the Black River. Site planning, grading and drainage design constraints, will be placed upon all developments. All development within Blackriver Technology Park must conform to grading and drainage restrictions contained in the Blackriver Technology Park Design GuidelY as as well as on-site planning, grading and drainage guidelines administered b_ the City of Renton. i a 1 .6 ENGINEERI',G AND UTILITIES Assessment district landscaping, street improvements , and underground utilities including domestic water, fire service systems, storm drainage, sanitary sewer, and street lighting, telephone, electrial and natural gas mains have been install - ed by J.A.G./Renton Properties Associates. The improvement designs were prepared by Richard Ca -_thers Associates , Seattle. 1.7 PERMITTED AND PROHIBITED USES In order to achieve the objective of Blackriver Technology Park as a high quality business environment the CC&R's identify uses that are permitted and prohibited within City of Renton. The following, outlines the objectives related to permit- ted and prohibited uses within Blackriver Technology Park and restates those uses contained in the CC&R's. Objectives 1. to permit business uses whose facility developments and maintenance will contribute to the perception of Blackriver Technology Park as a series of high qua' rty business sites. 2. to permit business uses which do not, through their operation , produce objectional visual , sound, smell , or vibrational outputs 3. to permit business uses which are compatible with one another and compatible with existino or planned uses surrnundino Blackriver Technn1oov ParIz 4. to permit business uses which will not create excessive burdens upon Black- river Technology Park transportation and utility systems Guidelines 1 . Prohibited Uses - The following operations and uses shall not be permitted on any parcel within Blackriver Technology Park: a) Residential use of any type; b) Trailer courts or recreation vehicle campgrounds; c) Junk yards or recycling facilities; d) Drilling and removing oil , gas or other hydrocarbon substances, or drilling for or removing such hydrocarbons; e) Refining of petroleum or of its products; f) Petroleum storage yards ; g) Commercial excavation of building or construction materials; provided, that this prohibition shall not be construed to prohibit any excavation necessary in the course of approved construction pursuant to Article III of CC&R' s; h) Distillation of bones; i ) Dumping , disposal , incineration or reduction of garbage, sewage, offal , dead animals or other refuse; j ) Fat rendering; k) Stockyard or slaughter of animals; 1 ) Smelting of iron, tin, zinc or any other ore or ores; m) Cemeteries ; n) Jail or honor farms; o) Labor or migrant worker camps; p) Truck terminals; q) Automobile, go-cart, motorcycle or quarter-midget race tracks and other vehicle endurance or race track; 2. Permittec Jses - Any use or business operation permitted by the current City of Renton Zoning Ordinance that is not specifically prohibited above, provided such use is specifically approved in writing by J.A.G./Renton Properties Associ- ates. J.A.G/Renton Properties Associates , however, reserves the right to refuse any use which 'nnev conclude may adversely affect Blackriver Technolocy An approved use shall be performed or carried out entirely within a building that is so designed anc constructed that the enclosed operations and uses do not cause or produce a nuisance to adjacent lots or streets such as, but not limited to, vibration, sound, electromechanical disturbances, radiation, air or water pol- lution, dust, or emission of odorous, toxic or non-toxic matter including steam. Certain activities which cannot be carried on within building may be permitted, provided such activities are specifically approved in writing by J.A.G./Renton Properties Associates and further provided such activities are screened in an acceptable manner so as not to be visible from neighboring lots and streets. 2.0 Approvals and Submittals In order to insure that the design standards for Blackriver Technology Park contained in these guidelines are achieved, a series of plan submissions will be required at different stages of the design process. The number of plan submis- sions will vary depending upon the complexity and timing of a proposed develop- ment. Pan sic-fissions will also be required for significant revisions , altera- tions , additic-s , or change of use for approved or existing developments within Blackriver Technology Park. Required plan submissions shall be submitted to the Blackriver Technology Park Design Review Committee, J.A.G./Renton Properties Associates care of Alterra Corporation, General Partner. Each stage of plan submission will require four (4) sets of plans containing the specific information described below. A Design Review Committee will be established by J.A.G./Renton Properties Associ- ates to review all required plan submissions. All submitted plans will be reviewed by the Blackriver Technology Park Design Review Committee for acceptability of design in compliance with the CC&R's and these Design Guidelines. Upon completion of review by the Design Review Committee, one set of submitted plans will be returned to the applicant along with a letter summarizing comments , recommenda- tions, require-tints and findings. The length of review by the Blackriver Techno- logy Park Desic- Review Committee for all stages of plan submissions shall be governed by Section 5 of the Blackriver Technology Park CC&R's. The returned plans will be marked "Approved" or "Approved Subject to Conditions" or "Not Approved" with the following intended meanings: 1 . "Approves - approved documents permit the applicant to proceed to the next stage of the approval process. 2. "Approved Subject to Conditions" - documents so marked permit the applicant to procee: to the next stage of the approval process provided the a. licart complies th the conditions specified tj. the Design Revie;; Committee. f the applicant takes exception to the specified conditions , the applicant must do so in writing by certified mail addressed to J.A.G./Renton Properties Associates within ten (10) days from the date of the applicant's receipt of returned documents. Unless such action is taken, J.A.G./Renton Properties Associates will assume that all conditions are acceptable to and approved by the applicant. 3. "Not Approved" - documents will be returned to the applicant with comments describing the basis for disapproval . Revised documents must be resubmitted if approval is sought. 4. J.A.G./Renton Properties Associates' approval of the applicant's plans, specifications, calculations, or work shall not constitute an implication, representation, or certification by J.A.G./Renton Properties Associates that the above items are in compliance with applicable Statues, Codes, Ordinances or other regulations. The Blackriver Technology Park Design Guidelines are in no way intended to super- sede any applicable Statutes , Codes , Ordinances or regulations of controlling governmental jurisdictions. Should any portions of the Blackriver Technology Park CC&R's or Design Guidelines be discovered to encourage violation of applicable Statutes, Codes, Ordinances or other governmental regulations, those discrepancies should be brought to the immediate attention of J.A.G./Renton Properties Associ- ates. The applicant shall have the sole responsibility for compliance with all appli- cable Statutes, Codes , Ordinances or other regulations for all work performed on the premises by or on behalf of the applicant. 2. 1 BLACKRIVER -ECHNOLOGY PARK MASTER PLAN DESIGN SUBMITTAL Submission of a site Master Plan will be required only when the ultimate site development is planned to be constructed in separate phases over a period of time. The site Master Plan is to be submitted and approved before Preliminary Plans are submitted. Master Plan sut-fissions shall show an indication of: 1. All major buildings and structures including: a. builoing footprints b. overhangs c. net floor area d. site coverage - building-around contact area/net lot area e. builc- ng coverage - area of all floors/net lot area f. a brief description of the use of each building or structure including an estimate of the number of employees 2. Parking Area a. configuration of parking and vehicular circulation including erployee and guest parking b. dimensions of typical parking stalls and parking aisles c. total parking provided d. calculation demonstrating total parking required 3. Loading and Service Areas a. truck service and loading dock areas b. truck and service vehicle circulation areas c. trash enclosure areas d. location of screening devices for truck and service areas 4. Landscape and Pedestrian circulation concept including any major site design features 5. Interfaces with off-site circulation including the location and design of all access drive curb cuts 6. Interfaces with adjacent properties 7. Conceptual grading, drainage and utilities 8. Descriptions or sketches of the architectural design concept including intended character and materials 9. Phasing P' ans - plans indicating the phasing of the ultimate Master Plan developmert illustrating the extent of development at the completion of each phase While the above information is required for all Master Plan submissions, it would be desirable for applicants to utilize all available presentation materials and media in order to fully communicate the intent and design character to the Design Review Committee. 2.2 BLACKRIVEF TECHNOLOGY PARK PRELIMINARY PLAN SUBMITTAL The Preliminary Plan submission is required to convey specific information about the site planr=ng and architecture of the proposed development. The Preliminary Plan package s-ould be submitted to the Design Review Committee prior to or concurrent wit, submission of plans to the City of Renton for Site Development Review, Preliminary Plans are to be submitted and approved before construction documents are submitted. The Preliminary Plan submission requires each of the following exhibits: i. Site Plar indicating the following: a. building footprints and dimensions to property lines b. building roof overhangs c. configuration of parking and vehicular circulation areas d. location of parking lot electrollers e. tru:• service , loading area , trash enclosures f. lines of setback and easements g. locations of on-site transformers, electrical switch gear, and gas meters h. adjacent roadways including curblines, medians and median openings i. tabulation of: I. Parcel Area II. Total Building Floor Area III . Site Coverage IV. Building Coverage V. Total Parking Provided VI. Total Parking Required VII. Estimated total employees on site at any peak time VIII The anticipated number of shifts and the hours and days of their operation 2. Conceptual Grading and Drainage Plan indicating: a. proposed finish grades , slopes and building pad elevations b. site drainage structures and systems c. grades of existing streets and curbs d. locations of street lighting and utility structures within landscape easement 3. Conceptual Landscape Plan indicating: a. pier: materials , sizes , and spacings b. walkways and paved areas c. other landscape design features 4. Building Elevations of all sides of all proposed buildings indicating: a. wall and roof materials , textures, and colors b. locations of wall mounted signing and lighting c. roof and parapet heights above ground floor line d. the profile of any roof mounted mechanical equipment which extends above the roof parapet 5. Building Floor Plans 6. Building z':of Plans indicating: a. roof elevations above finish floor b. heigrIs and locations of roof mounted mechanical equipment where available 7. Outline Specifications of all building materials 8. Conceptua... Graphics and Wall Mounted Signs a. grourd signs and wall mounted signs I . locations II . designs , materials , textures , colors , heights , areEE II: . Illumination IV. typography b. directional and information signs I. locations II. designs, materials, textures, colors, heights, areas III. illumination IV. typography 2.3 BLACKRIVER TECHNOLOGY PARK REVISION, ALTERATION, ADDITION OR CHANGE OF USE PRELIMINARY PLAN SUBMITTAL Preliminary plans are required to be submitted for any significant revisions, alterations, additions or change of use to approved or existing developments within Blackriver Technology Park. Preliminary plans for this purpose must be submitted and approved before construction documents are submitted and before the commencement of construction. Revision, Alterations , Additions or Change of Use require the submission of four 4) sets of documents including: 1. A written description of the nature and extent of the proposed revision, alteration , addition or change of use to be undertaken. 2. Indicatic-_ of proposed revisions , alterations , additions or changes to: a. the ste plan b. the c-ading and drainage plan c. the landscape plan d. the building elevations including I. wall and roof materials , textures and colors II . locations of wall mounted signing and lighting III . roof and parapet heights above the ground floor line IV. the profile of any roof mounted mechanical equipment which extends above the roof parapet e. the building floor plans 3. Tabulations of: a. the rew total building floor area b. the rew site coverage c. the rew building coverage d. the rew parking provided e. calc;ations demonstrating the new required parking f. the new estimated peak employee count 4. Outline svecifications of construction materials. 2.4 INSTITUTI;.',AL REVIEW PROCESS In the course c= designing proposed developments for lots within Blackriver Technology Par. additional reviews and approvals will be required beyond the Blackriver Tec--oloay Park Design Review Process. The follorc sumTE-r, c= Blackriver Technology Park and other review and approval processes is included to assist individual applicants in understanding the approximate nature and sequence of those reviews. An understanding of the total review process from the outset, it is hoped, will contribute to smoother and more efficient processing of each proposed development. 1. The design process should begin with a review of the Blackriver Technology Park , CC&R' s and Design Guidelines, the City of Renton Guidelines , and the applicable sections of the current City of Renton Zoning Ordinance. Copies of the City of Renton applications and submission requirements should also be obtained at this time. 2. Prior to commencement of design, a licensed civil engineer should be consult- ed as to grading and drainage restrictions in the City of Renton. 3. Master plan should be submitted to and approved by the Blackriver Technology Park Desicr, Review Committee. t . 4. Applicants should review master plans with the City of Renton Planning Department and staff, for comments. This is not a required review but it may help to avoid problems and duplication of work. 5. Master plans should be reviewed by a licensed civil engineer for compliance with City cf Renton grading and drainage restrictions. 6. Preliminar: plan should be submitted to and approved by the Blackriver Technology Park Design Review Committee. 7. Preliminar; plans should be reviewed by a licensed civil engineer for compliance with City of Renton grading and drainage restrictions. 8. Preliminary plans should be reviewed with the City of Renton planning and public works staff several weeks prior to the intended submission for Site Development Review. 9. Submit pla-s to the City of Renton for Site Plan Approval . 10. Submit pla-s for building department plan check. 3.0 Site Planning Guidelines 3. 1 BUILDING SITE COVERAGE Objectives 1 . to insure that the intensity of site development is not excessive or detri- mental to the perception of Blackriver Technology Park as a unified series of high quality business sites 2. to insure that the intensity of site development does not over-tax utility or transportation systems Guidelines 1. Site coverage (defined as the building-ground contact area divided by the total net lot area) shall not exceed 50% or the amount specified in the current City of Renton Zoning Ordinance (whichever is the more restrictive. 2. Building coverage (defined as the total area of all floors divided by the total net lot area) shall not exceed 60% unless otherwise approved in writing by J.A.G./Renton Properties Associates. 3.2 LAN)SCAPE COVERAGE Objectives 1 . to insure that at least a minimum portion of a development site is devoted to landscape raterials in order to maintain a sense of continuity with adjacent sites and to contribute to the perception of Blackriver Technology Park as a park-like" environment. 2. to insure that at least a minimum of landscape materials are available on a development site in order to contribute to the environmental well being of potential users of each site. Guidelines 1. A minimum of at least 15% of the area within the property lines of a develop- ment site (exclusive of the Landscape Easement Transition Zone) shall be devoted to landscape materials unless otherwise approved in writing by J.A.G./Renton Properties Associates (for additional landscape requirements see Landscape Guidelines Section 5.0) 3.3 BUILDING HEIGHTS Objectives 1. to maintain a reasonably consistent and compatible height profile throughout Blackriver Technology Park Guidelines 1 . Building heights shall conform to City of Renton Building Regulations 4-730.060. 3.4 STREET SETBACK Objectives 1. to achieve a feeling of openness along the streets that reinforces the perception of Blackriver Technology Park as a series of high quality business sites 2. to encourage some regularity of space formed by buildings on either side of a street 3. to achieve a landscaped setting between the street and buildings 4. to provide for a street-side edge which will have a landscape character that will unify the total development and be sufficiently distinctive in design to differentiate Blackriver Technology Park from other business developments 5. to provide vehicular sight lines which allow discrimination of one company from another 6. to provide vehicular sight lines which allow safe ingress and egress to properties and safe movements along roadways 7. to accommodate major Blackriver Technology Park identity statements at street intersections leading into, and within the Park Guidelines 1 . No building or parking shall be permitted to be constructed closer than thirty-five (35) feet from the property line along Southwest 4th Street. Planters, walls, sign elements not exceeding 3'-0" in height may be permitted in street-side setback areas with written approval of J.A.G./Renton Propert- 1ec, pccn'; tp , Roof overhanoc may extend a maximum of 6'-O" into setback areas. 2. The first 8 to 19 feet of street-side landscaping (from back of curb) including sidewalk,will be installed by J.A.G./Renton Properties Assoicates as a landscape easement, and shall remain unaltered, except for access drives , unless alterations are approved in writino by J.A.G./Renton Proper- ties Ass: : ates. 3. The remairing setback area shall be fully landscaped by the Owner/Occupant in a manner both compatible with and complimentary to the landscape easements, refer to Landscape Guidelines). 3.5 INTERIOR PROPERTY LINE SETBACK Objectives 1. to provide a definite physical separation between buildings on adjoining lots suitable for distinguishing separation of responsibilities 2. to allow companies on adjoining lots to be individually identifiable Guidelines 1. No building shall be permitted to be constructed closer than ten (10) feet from an interior property line. 2. No parkins , other than automobile overhangs, shall be permitted to be con- structed closer than five (5) feet from an interior property line, unless otherwise approved in writing by J.A.G./Renton Properties Associates. 3. All setback areas shall be fully landscaped in a manner both compatible with and complimentary to the on-site architecture and landscape design concepts. 3.6 PARKING RETJIREMENTS Objectives 1. to provide sufficient on-site parking to accommodate all vehicles associated with the use of each lot at any one time, and therefore not require vehicles to be parked on public roadways or on lots of other companies 2. to configure parking areas such that they contribute to an increase of the ratio of on-site persons to on-site vehicles Guidelines 1. On-site parking shall be provided in a ratio of one space per 250 square feet or less of net building area unless otherwise approved by J.A.G./Renton Properties Associates. 2. Standard parking stalls shall be a minimum of 9 feet by 19 feet with a 2i foot reduction permitted for vehicle front overhangs. 3. Compact parking stalls shall not exceed forty (40) percent of the tc.al parking and shall be a minimum of 8# feet by 17 feet with a 2 foot reduction permitted for vehicle front overhangs. 4. In addition to the parking required above, one designated parking space shall L_ - each cerany vehic'c. tc be pa: d cr-. i e. wortiing hc..rs. Parking spaces for company vehicles shall be of a s-ce, area and configuration that the company vehicles can be parked such that they are fully contained within their designated spaces. 5. Designates "Handicap Parking" spaces , 12 feet in width, shall be provided at a retie c= one stall per 50 parking stalls. Such parking spaces be give preferential locations near building entrances which provide fu . ii ono convenient handicap access. 6. Should businesses locating on a Blackriver Technology Park development site wish to encourage the formation of car pools by their employees, considera- tion should be given to designating reserved "Car Pool" parking spaces. Designated "Car Pool" spaces should be given preferential locations in relatively close proximity to primary employee building entrances. 7. Designated "Cycle Parking" areas should be considered for the convenience of employees using bicycles or motorcycles. In order to avoid the clutter of cycles parked in unplanned locations, it is recommended that planned "Cycle Parking" areas be conveniently located to employee entrances and be provided with racks having security locking capabilities. 3.7 ACCESS AND DRIVE LOCATION Objectives 1 . to have access drives located such that vehicular traffic arriving at and leaving from lots , as well as traffic passing continuously in streets, flow at an optinum level of efficiency 2. that the continuity of street-side landscaping is minimally disrupted by the construction of access drives 3. that utilities located in the landscape easement are not or are minimally disrupted by the construction of access drives Guidelines 1. Access drives on Southwest 4th Place should be aligned with regularly spaced median breaks and low points in Landscape Easement earth mounding. Curb openings aligned with regularly spaced median breaks will be permitted only if the oc:,osite side of the street has no planned curb openings. All curb openings not aligned with regularly spaced median breaks shall be designed for "right-turn-only" ingress and egress. 2. Access drives on Southwest 4th Place should be coordinated with planned and existing median openings and where median openings are not available , designed for efficient "right-turn-only" ingress and egress. 3. Access drives should be coordinated with adjacent lots so as not to impede the efficient flow of peak period traffic. Consideration should be given to adequate separation of adjacent access drives or the development of common access d-ives. 4. Access drive designs should incorporate provisions for efficient vehicle stacking :wring peak periods of use. 5. Access drives should be located such that their construction results in a minimal disruption of the street side landscaping and utilities located within the designated landscape easement. 6. No access drives will be permitted directly off of at any point east of its intersec_- on with 3.8 SIDEWALKS Ohiectives 1 . to provide a safe (separated from vehicles all weather efficient and aesthet- ically pleasing means of pedestrian circulation connecting lots along the streetside perimeter 2. to provide a safe (separated from vehicles), all weather efficient and aesthetically pleasing means of pedestrian circulation serving each site, including connecting parking areas with building entries, connecting build- ings to cne another, and connecting building entries with on-site amenities Guidelines 1. Streetside sidewalks will be installed by the developer within perimeter landscape easements. 2. On-site pedestrian circulation systems shall be provided to meet the circul- ation needs of on-site users. Such systems should provide safe, all weather efficient, and aesthetically pleasing means of on-site movement and should be an integrated part of the overall architectural and site design concept. 3. Where usace dictates, connections should be made between on-site and perime- ter pedestrian circulation systems. 3.9 STORAGE, SERVICE, AND LOADING AREAS Objectives 1. to insure that storage, service and loading areas are not visible from primary v': _ ,al exposure areas (streets , primary image entry drives , floors of image buildings, common visual and recreational amenity areas , etc. ) 2. to insure that storage, service and loading areas are located upon a site so as to minimize the visibility of loading and service vehicles from primary visual exposure areas 3. to insure that the storage, service and loading areas are designed and located or the site so that service vehicle activities and movements do not disrupt the efficient flowof on-site and off-site traffic Guidelines 1. Storage, service; maintenance and loading areas must be constructed, main- tained and used in accordance with the following conditions: a . Unless approved in writing by J.A.G./Renton Properties Associates , no materials, supplies , or equipment, including trucks or other motor vehicles, shall be stored upon a site except inside a closed buildino or behinc a visual barrier screening such materials, supplies or vehicles from adjacent sites so as not to be visible from neighboring properties and streets. Any storage areas screened by visual barriers shall be located upon the rear portions of a site, unless otherwise approved in wr-: ting by J.A.G./Renton Properties Associates. No storage areas may extent into a setback area except with the written approval of J.A.G./Renton Properties Associates. b. Provisions shall be made on each site for any necessary vehicle loading and r: on-street vehicle loading shall be permitted. c. Loac- -2 dock areas shall be set back , recessed or screened so as rot to be visible from adjacent lots, or sites, neighboring properties , or streets , and in no event shall a loading dock be closer than seventy- five (75) feet from a property line fronting upon a street unless otherwise approved in writing from J.A.G./Renton Properties Associates. 3.10 REFUSE COLLECTION AREAS Objectives 1. to insure that refuse and refuse containers are not visible from primary visual exposure areas (streets, primary image entry drives, floors of image buildings, common visual and recreational amenity areas, etc. ) 2. to insure that refuse enclosures are effectively designed to receive and contain generated refuse until collected, and enclose refuse containers after refuse is collected 3. to insure that refuse collection vehicles have clear and convenient access to refuse collection areas and thereby not contribute to excessive wear-and-tear to on-site and off-site developments Guidelines 1. All outdoor refuse containers shall be visually screened within a durable 6'-o" or higher non-combustible enclosure, so as not to be visible from adjacent lots or sites, neighboring properties or streets. No refuse collec- tion areas shall be permitted between a street and the front of a building. 2. Refuse collection areas should be effectively designed to contain all refuse generated on-site and deposited between collections. Deposited refuse should not be visible from outside the refuse enclosure. 3. Refuse collection enclosures should be designed of durable materials with finishes and colors which are unified and harmonious with the overall archi- tectural theme. 4. Refuse collection areas should be so located upon the lot as to provide clear and convenient access to refuse collection vehicles and thereby minimize wear-and-tear to on-site and off-site developments. 5. Refuse collection areas should be designed and located on the lot so as to be convenient for the deposition of refuse generated on-site. 3. 11 SCREENING OF EXTERIOR MECHANICAL EQUIPMENT Objectives 1. to have all exterior components of plumbing, processing, heating, cooling and ventilating systems not be directly visible from within the lot or from iininln^ ctreetc . lots or huildinos . Guidelines 1. Exterior components of plumbing, processing, heating, cooling , and ventila- ting syste-.s (including but not limited to piping, tanks , stacks , collectors , heating , _soling , and ventilating equipment fans , flowers , ductwcr,. , vents , louvers , meters, compressors, motors , incinerators , ovens, etc. ) , shall not be directly visible from a height of 5 '-0" above any ground or ground floor elevation at a distance closer than 200 feet from the closest building wall on any lot, unless such components are an integral part of the building exterior design concept and approved in writing by J.A.G./Renton Properties Associates. 2. It is recommended that in the case of roof mounted mechanical equipment, that building parapets be of such a height that roof mounted screening devices not be required. If building parapets do not provide the required screening, mechanical equipment shall be screened by an unobtrusive screening device that will appear as an integrated part of the overall architectural design. 3. Any devices employed to screen exterior components of plumbing, processing, heating, cooling, and ventilating systems from direct view shall appear as an integrated park of the architectural design, and as such, be constructed of complimentary and durable materials and finished in a complimentary texture and color scheme to the overall architectural design. 4 . Any exterior components of plumbing, processing, heating , cooling and ventilating systems and their screening devices , that will be visible from upper floors of adjacent buildings shall be kept to a visible minimum, shall be installed in a neat and compact fashion, and shall be painted such a color as to allow their blending with their visual background. 5. No exterior components of plumbing, processing, heating, cooling, and ventil- ating s stems shall be mounted on any building r,all unless they are an integrated architectural design feature, and in any case shall be permitted only with the written approval of J.A.G./Renton Properties Associates. 3. 12 SCREENING OF EXTERIOR ELECTRICAL EQUIPMENT AND TRANSFORMERS Objectives 1. to minimize the visibility of exterior electrical equipment and transformers from primary visual exposure areas (streets, primary image entry drives , floors of image buildings, and common visual and recreational amenity areas, etc. ) Guidelines 1. Transfcrmers that may be visible from any primary visual exposure area shall be screened with either planting or a durable non-combustible enclosure (of a design configuration acceptable to Puget Sound Power and Light) . Where possible, it is recommended that refuse containers and transformers be integrated into the same enclosure. 2. Transformer enclosures should be designed of durable materials with finishes and cc. : rs which are unified and harmonious with the overall arcnitecturai theme. 3. Exterior mounted electrical equipment shall be mounted on the interior of a buildir= wherever possible. When interior mounting is not practical , elect- rical e_uipment shall be mounted in a location where it is substantially scree-_: from public view. In no case shall extericr electrical equipment be mounter on the street-side or primary exposure side of any building. 4. Exterior mounted electrical equipment and conduits shall be kept to a visible minimum, where visible shall be installed in a neat and orderly fashion, and shall be painted to blend with its mounting background. 3.13 FENCES AND WALLS Objectives 1. to permit the installation of fences and walls within a lot for the purpose of site security, sound attenuation, separation of functional activities, and screening of unsightly functions and activities 2. to have fences and walls installed such that they are as inconspicuous as possible or designed as an integrated and complimentary architectural design element adding interest to the overall architectural design concept 3. to have no walls or fences reduce the intended quality of development or reduce the perception of Blackriver Technology Park as a series of high qualit; business sites 4. to discourage the construction of walls and fences except as necessary to screen outside storage, loading and service areas 5. to insure that fences and walls do not, because of their height, location, or design, contribute to a decrease in the safety or efficiency of traffic flows on-site or in fronting streets Guidelines 1 . No fence or wall shall be constructed closer than thirty (30) feet from the curbline of a fronting street unless it is of a height not to exceed 3'-O". 2. No fence or wall shall exceed a height of 8'-0" unless otherwise approved in writing by J.A.G./Renton Properties Associates. 3. Walls and =ences between buildings and fronting streets are discouraged, but when necessary shall require written approval by J.A.G./Renton Properties Associates. 4. All fences and walls shall be designed as an integrated part of the overall architectural and site design. All materials shall be durable and finished in textures and colors complimentary of the overall architectural design. 5. Where chain link fencing is to be employed, it shall be of a dark color and be largely hidden behind plant materials and or earth mounding. 3. 14 UTILITIES AND COMMUNICATION DEVICES Objectives 1. to have the entire Blackriver Technology Park visually free of unsightly overhead power and telephone lines, utility poles , and other utility and connmuni ca on equ-i pi rat arid cor,ponents 2. to protect off-site utility systems from becoming over-burdened by individual lot utility systems 3. to achieve minimum disruption of off-site utilities , paving and landscape during corstruction and maintenance of on-site utility systems Guidelines 1. All exterior on-site utilities including, but not limited to, drainage systems, sewers, gas lines, water lines, and electrical , telephone, and communications wires and equipment shall be installed and maintained under- ground. 2. On-site underground utilities shall be designed and installed to minimize the disruption of off-site utilities, paving and landscape during construction and maintenance and shall be of such a design so as not to place excessive burdens upon off-site utility systems during the course of use. 3. No antenna or device for transmission or reception of any signals , including, but not limited to, telephone, television, and radio, shall be placed on any lot so that it is visible from 5'-0" above the ground or ground floor level at a distance of 500 feet in any direction, unless specific written approval is granted by J.A.G./Renton Properties Associates. 4. Temporary overhead power and telephone facilities are permitted during construction. 3. 15 GRADING Objectives 1. to encourage site design which protects buildings and business activities from damage or disruption that might otherwise occur during extreme storm cor,ditiors. 2. to encourage site design which protects buildings and business activities from damage or disruption during extreme storm conditions 3. to allow precipitation falling on site and surface water flowing from ad- jacent sites to be effectively absorbed or to drain off the site without causing excessive water concentrations on adjacent sites or streets 4. to have site grading compliment and reinforce the overall architectural and landscape design character Guidelines 1. Al". building first floor elevations shall be approximately one and one-half feet (1i) to two and one-half (2i) feet above the flow line of adjacent streets (specific pad elevations and on-site drainage plans should be estab- lished by the project consultant) . 2. Site grading design should compliment and reinforce the architectural and landscape design character by helping to screen parking, loading and service areas, by helping to reduce the perception of height and mass on larger buildings, by providing reasonable transitions between on-site uses, by providing elevation transitions contributing to the efficiency of on-site and off-site movement systems , and by providing reasonable transitions be:weer lots. 3. 16 NUISANCES Objectives 1. to insure that no portion of Blackriver Technology Park is used in such a manner as to create a nuisance to adjacent sites or streets such as , but not limited to, vibration, sound, electro-mechanical disturbance and radiation, electro-magnetic disturbance, radiation, air or water pollution, dust, emission of odorous, toxic or noxious matter Guidelines 1. No nuisance shall be permitted to exist or operate upon any lot or site so as to be offensive or detrimental to any adjacent lot or site or neighboring property or to its occupants. A "nuisance" shall include, but not be limited to, any of the following conditions: a) Any use of the lot or site which emits dust, sweepings, dirt or cinders into the atmosphere, or discharges liquid runoff and discharge into river, which in the opinion of J.A.G./Renton Properties Associates , may adversely affect the health , safety, or comfort of persons within the area or the intended use of their property. No waste nor any substance or raterials of any kind shall be discharged into any public sewer serving the subject property or any part thereof in violation of any regulation of any public body having jurisdiction over such public sewer; b) The escape or discharge of any fumes , odors , gases , vapors , steam, ac-; :s or other substance into the atmosphere which discharge, in the opi'ion of J.A.G./Renton Property Associates , may be detrimental to the hea- th, safety or welfare of any person or may interfere with the com`ort of persons within the area or which may be harmful to property or vegetation; c) The radiation or discharge of intense glare or heat or atomic, electro-magnetic, microwave, ultrasonic, laser or other radiation. Any operation producing intense glare or heat or such other radiation shall be performed only within an enclosed or screened area and then only in suck manner that the glare, or heat or radiation emitted will not be discernible from any point exterior to the site or lot upon which the operation is conducted; d) Excessive noise. At no point outside of any lot plane shall the sound pressure level of any machine, device, or any combination of same, from an_ individual plant or operation, exceed the decibel levels in the designated preferred octave bands as follows: Octave Band Maximum Sound Pressure Levels renter Freouencv dh) at Boundary P1Pne of 10+ 31 .5 78 63 72 125 65 250 59 500 55 1000 52 2000 50 4000 48 8000 47 A-scale levels for monitoring purposes are equivalent to 60db(A). The maximum permissible noise levels for the octave bands shown above are equal to an NC-50 Boise Criterion curve when plotted on the preferred frequency scale. Reasonable noise from motor vehicles and other transportation facilities are exempted, so long as the vehicles or other transportation facilities are not continuously on the subject property. The operation of signaling devices and other equipment having impulsive or non-continuous sound characteristics shall have the following correc- tions applied: Corrections Pure Tone Content 5db Imp;,lsive Character 5db Duration for Non-Continuous Sounds in Daytime Only: 1 rin/hr 5db 1C _ec/10 min 10db 2 sec/10 min 15 db The reference level for the db values listed above is the pressure of 0.C2002 microbar or 0.0002 dyne/cm2 e) Excessive emissions of smoke, steam or particulate matter. Visible emissions of smoke or steam will not be permitted (outside any building) which exceed Ringlemann No. 1 on The Ringlemann Chart of the United States Bureau of Mines. This requirement shall also be applied to the dis:osal of trash and waste materials. Wind-borne dust, sprays anc mists originating in plants are not permitted. Grc_nd vibration. Buildings and other structures shall be constructed, arc machinery and equipment installed, and insulated on each lot or site so that the ground vibration inherently and recurrently generated is not perceptible without instruments at any point exterior to any lot or site. 4.0 Architectural Guidelines Objectives 1. to encourage high quality, contemporary architectural design of all facil- ities to `e constructed within Blackriver Technology Park , thus allowing Blackriver Technology Park to be positively differentiated from other bus- iness parks 2. to encourage businesses located within Blackriver Technology Park to express themselves individually through the architectural design of their facilities Guidelines 1. All design shall appear as an integrated part of an overall site design. 2. No "Period Buildings" shall be permitted. Contemporary building forms and materials will be encouraged. 3. Pre-engireered metal buildings will not be permitted. Metal -clad buildings will be permitted only if designed by an architect and only if specifically approved n writing by J.A.G./Renton Properties Associates. 4. Design cc-sideration should be given to: a. vies and vistas b. solar orientation and climate c. orientation toward major streets and thoroughfares d. vehicular and pedestrian flows e. the character of surrounding developments f. expressions of a facility's functional organization g. er,r. 'essions of the individual character of each Lusiness h. the satisfaction of physical , psychological , social and functional needs of facility users i . enemy conservation through facility design j . potential environmental hazards k. enra-:ement of the overall landscape 5. Consideration should be given to the incorporation of design features such as: a. highlighted visitor entrance and entry plazas b. focal theme towers c. enriched employee lunch areas d. employee recreational facilities e. accent lighting f. atriums and interior courts g. dynamic building and roof forms h. striking window patterns i . light and shadow patterns j. color accents Refer to Site Planning Guidelines and Landscape Guidelines for other design features. 5.0 Landscape Guidelines The landscape consists of elements that give form to exterior spaces. Thus , the character of the landscape is created by major functional elements such as project entrances, parking lots, buildings, service areas, signing, site lighting, walkways, and the arrangement of plant materials. Given that pr::ect architecture and building sites within Blackriver Technology Park will most likely be of varying types and sizes , landscaping as a design element will play the key role in creating and conveying the overall character of Blackriver Technology Park as a "park-like" working environment. The purpose, then , of these Landscape Guidelines , is to provide design criteria which will help to insure that Blackriver Technology Park achieves an image that is distinctive, clearly understandable and unified. 5. 1 INTRODUCTION TO THE BLACKRIVER TECHNOLOGY PARK LANDSCAPE CONCEPT As a part of E ackriver Technology Park Master Plan, hereinafter referred to as Blackriver Technology Park, a Concept Master Plan has been conceived to organize, unify and crea:e a distinctive character for the whole of the development. The Concept Maste- Plan recognizes that Blackriver Technology Park consists of two prominent zones , namely, the 'Streetscape Zone' and the ' Interior Zone ' . An understanding :f the nature of these two zones is important to understanding the landscape guidelines and their intent. 5.1.1 Streetscape Zone the streetsca: zone is the primary image setting zone or; eitner sioe o= Southwest 4th =lace. All improvements within this corridor will have the greatest degree of control . Attributes within this zone include: 1 . The Lands :ape Easement - This easement begins at the back of the curb arc -:Ytends inward for a distance of 30 feet along the entire street. The firs: 13 feet minimum ( including walk) to 24 feet maximum are designated as a "Pu:- ic Parkway". The parkway includes a 5 foot walkway (see Figure C) The remaining 6 feet minimum to 17 feet maximum shall be the "Transistion Zone" , to be contoured and planted by the Owner or Occupant. Common elements within the Landscape Easement include a walkway, planting, irrigation, street lighting, project signing and project entries. 5. 1.2 The Streetscape Zone Design Concept The streetscape within Black River Office Park will consist of a unified single image, namely: a single row of street trees planted approximately 5 feet from the curb line on a landscaped berm, on both sides of the main roadway. Lawn shall occur from the curb to the walkway. Informal tree, shrub and groundcover plantings shall occur between the walkway and the landscape easement. Individual project entries will punctuate these plantings providing highlighted corporate ide':ification. A walkway wit - meander through the public parkway providing an added dimension to the overall Blackriver streetscape scene. 5. 1.3 Interior Zone The Interior Zone encompasses all exterior elements not covered by the requirements of Section 5.1.1 and 5. 1.2. This zone is subject to the needs of each Owner or Occupant and, thus, is meant to have a greater degree of flexibility than the streetscape zones. Common concerns within this zone include: parking lot arrangemer.s and landscaping, site lighting, regulatory and directional signing, and service area screening. 5.1.4 Interior Zone Design Concept It is intended that the Interior Zone of Blackriver Technology Park, consisting primarily of parking lot landscaping, be planted in geometric patterns. (Refer to Section 2.2.5c for plant types). Subtle light levels, restrained graphics and screening of service areas will all contribute to reinforcing the Blackriver Technology Park landscape design concept. The Streetscape within Blackriver Technology Park will consist of a unified single image, namely: a single row of street trees planted on both sides of the Southwest 4th :lace approximately 5 feet from the curbline on a landscaped berm Lawn will occur from the curbline to the walkway. Informal tree, shrub and groundcover plantings shall occur between the walkway and the property line of individual properties of Owners or Occupants. This is the "Transition Zone" . Individual project entries will punctuate these plantings providing highlighted cnrnnr?+p idpr firtion . Two major Blackriver entry monuments will be provided, namely: entrances to Blackriver Technology Park. 5. 1 . 5 Granter provided Amenities 5.1 .5a Exceptions Exceptions to 5.1.4a above, shall occur at the west entry to Blackriver Technology Park where a special entry landscape feature shall be provided by the Grantor refer to the Concept Master Plan). 5.1.5b Entry Feature The Grantor shall be responsible to provide a special landscaped feature at the entrances to Powell Avenue S.W. and Naches Avenue S.W. (Refer to the Master Plan, Exhibit A) . This area shall include a special landscaping and a Blackriver identification monument (sign). 5.1.5c Pedestrian Easements The Grantor shall be responsible to provide three(3) ten foot wide landscaped pedestrian easements (refer to the Concept Master Plan Exhibit A) . Landscaping in this area shal - include a five (5) foot wide walkway leading from the public sidewalk within the landscape easement to preserve and/or buffer areas. Landscaping or either side of the walkway shall be native groundcover vegetation. 5. 1.6 Other Requirements 5. 1.6a All planting areas shall have a fully automatic irrigation system. 5. 1.6b All planting and irrigation details and technical specifications shall conform to the highest standards of the American Association of Nurseryman , the American Landscape Contractors Association, and the irrigation industry. 5. 1.6c It shall be the Owner or Occupant' s responsibility to provide a one year guarantee against all defects of materials and workmanship for all planting and irrigation. The Owner or Occupant shall replace plants not in normal , healthy growing condition at the end of the guarantee period with same species and size. The guarantee period shall begin when the Owner or Occupant, and Grantor or their representati .e have accepted the work as 100 percent complete. 5.2 LANDSCAPE DESIGN GUIDELINES 5.2.1 Assessment District Installation and Maintenance Agreement 1. All landscape improvements within the Public Parkway (S.W. 4th Place Land- s'ane Easement Section 5. 1 . 1-1 ) will ble installed by the Grantor. 2. The Grantor has entered into a five year maintenance agreement to maintain the Public Parkway. Landscape maintenance will be paid for through Assessment District revenues . Following the expiration of the five year mainterarce period, all maintenance will be assumed by the Owner or Occupant of ird' . ' dual develop-ert parcels and w;i i be assur-ed by the Owner : Occu- pant of '. ndividual development parcels and will be paid for througr the continuation of an Assessment District. 3. The 30 foot Landscape Easement (Public Parkway and Transistion Zone) landscaping and irrigation will be installed as a continuouss linear system. Demolition of this system at vehicular access points will be necessary during the process of the access drive installation. It is a responsibility of the Owner or Occupant to maintain the flow of the irrigation system during construction, and to re-establish the planting, grading and final irrigation layout that has been altered. 5.2.2 Maintenance of Unimproved Sites 1. Sites that are not improved or built upon shall be maintained in a clean and neat appearance by the Owner or Occupant. Weeds, brush and trash will be removed twice a year, once in the spring and once in the fall , or more often as required to maintain a high quality appearance. The Grantor and their re:resentative have the right to perform the necessary maintenance and charge the individual Owner or Occupant as necessary. 5.2.3 Landscape Coverage 1. A minimur, of fifteen (15) percent of the gross site area within the property lines of a development site (exclusive of the Landscape Easement Transition Zone) shall be devoted to landscape materials unless otherwise approved in writing by the Grantor. 5.2.4 Street =rontage Zone Design Guidelines The street frortage zone is defined as that portion of the site which is adjacent to the Southwest 4th Place Landscape Easement. 5.2.4a Specif= c Design Limitation within the Street Frontage Zone 1. Grading: Finish grading for each site shall provide for a smooth transition with the walkway in the Public Parkway. Transition slope in this zone shall not exceec 4: 1. 2. Service Areas: Service areas within this zone are to be enclosed with solid walls anc screened with the appropriate landscape material . (Refer to 5.2.4.b-z. for plant types) . 3. Parking: Berming shall be provided within the Transition Zone of the Landscape Easement. 4. Screening Shrubs: The following shrubs, in combination with walls or fences, have beer selected to aid in eye level screening of service areas. plantino areas sr_- i be a minimum width of 4 feet. H.: 1 planting areas exceecino 4 feet sha: T also conform to these landscape guidelines. The shrubs should be plantec at a size to achieve a minimum height of 5 feet within a 3 year period fr the date of planting. Plant ',a--77 cinc Chaenomeies lagenaria 4' on center Full Euonymous alatus 4' on center Full Forsythia sp. 4' on center Full Juniper chinesis var.4' on center Full Juniper squamata var.4' on center Full Ligustrur vulgare 4' on center Full Philadelphus virginalis 4' on center Full Spiraea prunifolia 4' on center Full Spiraea vanhouttei 4' on center Full Thuja occidentalis pyramidalis 3' on center Full Thuja orientalis 4' on center Full Viburnum opulus 4' on center Full 5.2.5 Parkin_ Lot Landscape Requirements 5.2.5a Tree Planting Requirements 1. Two (2) types of trees are identified for the parking lot planting. Refer tc Section 5.2.5c for plant types) Type A: End of Parking Column Planting Type B: Interior Parking Lot Planting Type A: These trees shall be planted at the ends of parking columns (see Figures J, K, arc L) and at intermediate planting islands Figure J. A single tree species , with a minimum height of 12 feet shall be planted throughout the Owner or Occupant's entire parking lot compound. Type B: These trees shall be planted in the parking lot interior (see Figures K and L) . A single tree species, with a minimum height of 8 feet shall be used. The tree species may be different in separated parking lots within the comp:..nd. Credit will not be given for perimeter edge tree planting. A minimum c= one (1) tree shall be planted for every six (6) car stalls . 2. Tree wells and planter areas within paved parking areas shall provide a minimum 4 foot clear planting space. 3. Planting areas shall have a 6 inch curb on all sides. 4, riI Vic' ,lot planting beds in addition to Hype A and Type c trees snail be planter with shrubs and/or groundcover. The size and spacing to conform to Secticr 5.2.4.b.4. 5. Plantinc :eds shall be a minimum of 25 square feet. 5.2.5.t Par. - - g and Pedestrian Circulation 1. Parking location and layout should facilitate easy and safe pedestrian circulation. 2. If the parking layout is more than one row deep, walking space with a minimum width of 4 feet between stalls should be provided at key locations. 3. If parking lots exceed two rows in depth, the alignment of the aisles should be in the direction of the pedestrian movement. 5.2.5c Parking Lot Plant Materials List 1. Tree species are to be selected from the following lists. If special soil or site conditions prevent the use of the recommended trees, the Owner or Occu- pant should recommend an alternative to the Design Review Committee. Tree Lists for Parking Compounds Type A Trees: (Refer to Section 5.2.5.a-1A) Plant Name Minimum Size Comments Acer platanoides, sp. var. 12' Well branched Acer saccharur 12' Well branched Aesculus hippocastanum 12' Well branched Fraxinus americana (seedless) 12' Well branched Gleditsia tria _anthos inermis 12 ' Well branched Tilia cordate 12' Well branched All Type A Trees to be limbed up to six (6) feet from the ground. Type B Trees: ( Interior Parking Lot Planting) Plant Name Minimum Size Comments Crataegous lavallei 8' Well branched Crataegus phaenopyrum 8' Well branched Malus , var. 8' Well branched Prunus cerasifera 8' Well branched Sorbus aucupar'a 8' Well branched All Type B Trees to be limbed up to four (4) feet from the ground. 5.2.6 Vehicu , Er Access Drive Design Guidelines 5.2.6a Location Criteria 1 . the iota=' on of major access drives sha i 1 be approveo by Elie ur aril'. 2. Access drives for "right turn only" ingress and egress should be located by the Owner or Occupant according to City of Renton Standards. 5. .E Lire '= _ Use Area of Primary and Secondary Access Drives 1. The "lir":ed use area" is defined as the area extending 10 feet on either side of an access drive and in that area of the first 10 feet extending from the curbline of the public street. 2. All objects higher than 30 inches above the top of the curb at the access drive curb opening, including but not limited to, shrubs, signs and earth berms shall be located outside of the limited use area. Trees without limbs to a height of six (6) feet may be planted in this area. 5.2.7 Guidelines for Interior Property Lines and Landscape Areas 5.2.7a Side/Rear Yard Requirements 1. A 5 foot minimum planting strip is to be provided continuously along all interior property lines not adjacent to landscape easements, except where a shared access drive has been mutually agreed upon by adjoining property owners. 2. All site drainage shall be coordinated with the overall project Site Drainage Master Plan and shall comply with the City of Renton Storm Drainage Ordinance. 3. A maximumr slope of 2:1 is allowed within the 5 foot planting zone. A 1 foot minimum flat transition shall be provided at the top and bottom of all slopes within t" s zone. 4. Where the two properties adjoin, there shall be a 10 foot minimum zone created by the two 5 foot landscape planting strips on each side of a property line. All planting areas exceeding the 5 foot minimum shall also conform to these landscape guidelines. 5. No walls or fences shall be permitted within the required 5 foot minimum planting zone. However, walls or fences separating adjoining parcels may be permitted when located at the property line. Walls or fences which contribute to a specific landscape design may be submitted to the Design Review Committee for consideration. 5.2.7b Side/:ear Yard Landscape Requirements 1 . General - Either shrub or tree planting shall be required in the 5 foot side and rear yard zone. Where two properties adjoin , shrub plantings with groundcover is required on one side of the property line and tree plantings with groundcover is required on the other. The first Owner or Occupant to receive plan approval shall be required to plant the required trees with groundcover. The second Owner or Occupant must then plant the reouired srruos groundcover. 5.2.7c Plant Material Requirements - Interior Property Lines 1 . Trees : _hall be located 4 feet from curbs cr 1 foot from the property line. - = trees selected for interior property ' =res must be species selectec from the Tree List. (Refer to Section E.2.5c) 2. Shrubs: Shall be located 3 feet from the property line or 2 feet from the curb, and planted with a maximum spacing of 5 feet on center. 3. Groundcover: Shall be placed 24 inches on center maximum spacing, covering a' l ground surfaces. 4. Sod lawn may be used in lieu of groundcover. 5.2.8 Guidelines for Exterior Property Lines 1. Side/Rear Yard Requirements Adjacent to Landscape Easements a. Parking lots require no setback from the Landscape Easement. Parking lotsshall be back five (5) feet from side on river property lines. b. A r' nimum 60 foot front yard setback is required. Landscaping within this zone shall conform to praking lot landscaping and transition zone landscaping. 5.2.9 Guidelines for Free Preservation Outside the "Preserve" Zone Trees selecte: for preservation shall have a "tree well " (fill retaininc wall ) constructed t: maintain an undisturbed existing ground area around the tree. Provide apprczimately 5 sq. ft. for each caliper inch of trunk measured at 48" above existing grade. The tree well shall be constructed in a manner to protect all roots. trc root cutting allowed. Special care shall be taken to maintain ground water level and quality as nearly as possible to pre-development conditions. -This may include special irrigation and drainage systems or culvert systems connecting the tree wells to nearby wetlands so that the rise and fall of ground water will be similar to pre-development conditions. Storm water may be retained on-site as necessary or desirable to assist in maintaining ground water levels . Tree wells may be constructed of railroad ties, treated timbers or poured-in-place concrete, wit- an 8 inch high curb of timber, concrete or asphalt on all sides. Provide hang ails where resultant depressions are more than 30 inches deep. Conditions ma . vary at each tree location. Analyze each tree to ascertain the best solution or combination of solutions to minimize adverse environmental impacts. Consult an Ah^rist reaardino selection of trees to be preserved and preservation procedures t: ee used. Se'iecteo trees are sueject to review and approval, oy the City of Rentc-.. 6.0 Signing Guidelines 6. 1 OBJECTIVES The objectives of Signing Guidelines for Blackriver Technology Park are: 1 . to allow sufficient, though not excessive, business identification devises so that the name of each business locating in Blackriver Technology Park is clearly and individually associated with the facilities it occupies , when viewed by motorists passing by on fronting streets 2. to prohibit signs and business identification devices from being used for advertising of any kind including, but not limited to, advertising of pro- ducts , services , or job openings 3. to allow cn each lot sufficient, though not excessive, informational , direc- tional , and traffic control signing for convenient and efficient operation 4. to have all informational , vehicular control , and temporary signing be uniform in design, size, height, color, material , and topography 5. to permit sufficient, though not excessive, temporary signing including those identifying the future occupant, the design consultants , the general con- tractor, lending institutions , sale or leasing agents, and the building product t: be offered 6. to insure that signing and identification devices do not, because of their height, location or design, contribute to a decrease in the safety and efficient: of traffic flows in fronting streets 6.2 SIGN SUBMITTALS: 1 . An overall sign program including any (1) detached business identifica- tion sic' . , (2) building mounter business or building identification signs and (3) 1 :-formational and vehicular control signs shall be submitted as part of the preliminary plan submittal to the Blackriver Technology Park Design Review Cc-niittee. E. 3 DETACHEfl E _SINESS IDENTIFICATION SIGNS : 1. Detached business identification signs shall be limited to the display of the name and/or symbol of the business or businesses occupying the site. No messages or advertising of any kind including, but not limited to, adver- tising of products, services, or job openings shall be permitted. 2. No more than one detached business identification sign shall be permitted on each street frontage of a development parcel . 3. No detached business identification sign shall exceed a sign area which is the lesser of 50 square feet per side or the maximum sign area permitted by the local governing authority. The sign area is defined as the area of the surface or surfaces which displays letters or symbols identifying the bus- iness or businesses occupying the site, or when the sign is of free- standing letters, the single rectangular area which fully encloses all letters or symbols identifying the business or businesses occupying the site. The sign area shall not include the base or pedestal to which the sign is mounted. 4. All detached business identification signs shall be permanent "ground hugger" type signs and shall not exceed a height of five feet above the underlying finish grade unless otherwise approved in writing by J.A.G./Renton Properties Associates. 5. All detached business identification signs shall be of such materials and design to be compatible with and complimentary to the on-site design concept as well as landscape and physical design features . 6. Illumination - Detached business identification signs may be illuminated by continuous and uniform internal illumination, backlighting, or ground light- ing. No flashing or moving lights will be permitted. No unprotected lamp providing sign illumination shall be directly visible when viewed at any angle from a distance of twenty feet or more. No sign illumination shall cast a glare which will be visible from any street or access drive. 7. Location - Detached business identification signs must be located within 20 feet of a fronting street and the access drive but shall not exceed 30 inches in height when located in the first 10 feet adjacent to access drive closest to the street. 6.4 BUILDING MOUNTED BUSINESS OR BUILDING IDENTIFICATION SIGNS: 1 . Building rounted business or building identification signs shall be limited to the display of the building name or the name and/or symbol of the business occupying the site. No message or advertising of any kind including, but not limited t: the advertising of products , services or job openings shall be permitted. 2. No more than one building mounted sign shall be permitted for each street frontage of a development parcel . L'U 1riEs_ buiiGi 'iy 1Gel"itlr:iC "vl"i 5S LE n,.;UntEu LU ally 4E1 ;,'.Cal surface c= a building or building associated wall provided such signs appear as an integral part of the overall architectural and site design concept. 4. The sign area of building mounted business or building identification signs may not e> ceed the lesser of 50 square feet or the maximum building mounted sign area oerritted by the local governing authority. The building rounted sign area is defined as the area of the surface or surfaces which displays letters or symbols identifying the business or businesses occupying the site or when the sign is of freestanding letters, the single rectangular area which fully encloses all letters or symbols identifying the business or businesses occupying the site. 5. Building mounted business or building signs shall not extend beyond a height above the ground floor which is the lesser of 32 feet or the maximum height permitted by the local governing authority. 6. Building mounted business or building identification signs may be illuminated by internal illumination or backlighting provided that the color and inten- sity of such lighting appears as an integral part of the overall architec- tural and site design concept. No sign illumination shall cast a glare which will be visible from any street or access drive. 6.5 INFORMATIONAL AND VEHICULAR CONTROL SIGNS: 1. All informational and vehicular control signs shall be of uniform design using ASI 'Fiberglass Post & Panel System or a sign system of equal design which is specifically approved in writing by J.A.G./Renton Properties Assoc- iates. All lettering shall be Helvetica Medium, white in color. Red and yellow may be used for stop and yield signs respectively. 2. No informational or vehicular control sign shall have a panel face which exceeds 5 square feet in area per side. 3. No business name, symbol or advertising of any sort shall be permitted on any informat ;: al or vehicular control sign. 4. No informational or vehicular control sign shall exceed a height of 4 feet above the underlying grade. 5. No informational or vehicular control sign shall be located so as to reduce the safe flow of vehicles or pedestrians. 6. No informational or vehicular control sign shall be internally illuminated or illuminated from the ground. 6.6 TEMPORARY SIGNS. Only one temporary sign plus one financing sign shall be permitted per development parcel . No additional individual signs shall be permitted. J.A.G./Renton Properties Associates or its representatives have the right to remove unpermitted signs and charge the individual tenant or property owner for the cost of such removal . 2. Temporar development signs shall be of a uniform size, area , height, color, and desic- as illustrated here and shall , at a minimum, identify Blackriver Technoloc. Park and the business or company developing the parcel . The remaining sign area shall be limited to identification of the following and no other information: a. a concise identification of the nature of the development h, the 7ro;ected date of cmmnletion c. the construction lender d. the real estate brokerage firm e. the veneral contractor f. the architect g. the - andscape architect h. the : -ructural engineer i . the civil engineer j . the mechanical engineer k. the electrical engineer 3. No temporary development sign shall be located so as to reduce the safe flow of vehicles and pedestrians 4. All temporary development signs shall be removed prior to occupancy. 7 .0 Lighting Guidelines 7.1 OB3ECTIVES 1. to have on-site lighting contribute to the safe and efficient use of a development site 2, to have c- -site lighting contribute to site security 3. to have c--site lighting compliment and reinforce the architecture and site design character 4. to have cr-site parking lot lighting fixtures and illumination levels be consistent throughout Blackriver Technology Park 5. to preve" on-site lighting from casting glare onto adjacent lots 6. to prevent on-site lighting from casting glare onto adjacent streets in such a manner as to decrease the safety of vehicular movement 7. to encourage lighting design that is in conformance with energy saving guidelines 7.2 LIGHTING QUALITY All ligh-- ng potentially visible from an adjacent street except bollard lighting - ess than 42 inches high, shall be indirect or shall incorporate a full cut off shield type fixture. 7.3 PARKING, ACCESS AND CIRCULATION AREAS Parking areas, access drives, and internal vehicular circulation areas - All narkinc liohtinc fixtures shall be a zero series c - a fixture of similar "shoe box" type design mounted at 1E ' -0" atop a square -petal pole. Both the fixture and pole are to have a durable black finish. The light source shall be 150 watt color corrected high pressure sodium. The parking lot illumination level shall achieve a uniformity ratio of 3 to 1 (average to minimum) with a maintained average of 1 foot canCE = a minimum of .3 foct candle. 7.4 SERVICE AREAS Service area lighting shall be contained within the service yard boundaries and enclosure walls. No light spillover should occur outside the service area. The light source should not be visible from the street. 7.5 BUILDING ILLUMINATION Building illumination and architectural lighting shall be indirect in charac- ter. (No light source visible). Indirect wall lighting or "wall washing" overhead down lighting, or interior illumination which spills outside is encouraged. Architectural lighting should articulate and animate the particular building design as well as provide the required functional light- ing for safety and clarity of pedestrian movement. 7.6 PEDESTRIP AREAS Pedestrian walk and area lighting is segmented into 2 zones. 1. The first zone is pedestrian area lighting. This is for outdoor pedes- trian use areas such as courtyard, entry way, etc. Pedestrian area lighting _Would achieve a uniformity ratio of 3.5 to 1 average to minimum, with an average illumination of .60 foot candles and a minimum of .18 fcct candles. 2. The second zone is pedestrian walk lighting where point to point lighting is acceptable with no specific illumination levels required. The main emphasis in this zone should be to clearly identify the pedes- trian walkway and direction of travel . 8.0 Appendix CONTACT AND REFERENCE LIST DEVELOPER (Grantor) J.A.G./Renton Properties Associates Alterra Corp. , General Partner 710 Cherry Street Seattle, WA 9E04 Phone: (206) 382-0333 Contact: Deltc- Bonds PROJECT CONSULTANT (Planning, Site, Civil & Utilities Design, Landscape Architecture) Richard Carothers Associates 814 E. Pike Street Seattle, WA 9E122 Phone: (206) H4-5500 Contact: Richard A. Carothers GOVERNMENTAL =NCIES City of Renton Municipal Building LOG r i i Aver..._ South Renton, WA 9S: 5 o Planning :epartment Ronald G. Nelson, Director Phone (2_i ' 235-2540 Contact: =.oger J. Blalock, Zoning Administrator Jerry Lind, Land Use Inspector o Public Works Richard Houghton, Director Phone (206) 235-2569 Contact: Richard Houghton o Engineering Department Robert Bergstrom, P.E. , Director Phone (206) 231-2631 Contact: Robert Bergstrom, P.E. o Fire Department James Matthew, Fire Marshall Phone (206) 235-2642 Contact: James Matthew PLANNING & DESIGN REFERENCES Renton Zoning Ordinance Building Regulations, Title 4, Chapter 23 (Grading & Filling) Subdivision Ordnance, Chapter 11 (Preliminary Plat) Controlling Building Code: Uniform Building Code with City enacted amendments. Maps and plans , Contact J.A.G./Renton Properties Associates Covenants, Conditions and Restrictions Contents DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR BLACKRIVER TECHNOLOGY PARK Page No. RECITALS 1 1.0 DEFINITIONS 2 1 .1 Architect, Landscape Architect, Civil Engineer 1.2 Beneficiary 1.3 Declarant 1.4 Declaration 1.5 Deed of Trust 1.6 Improvement - Improvements 1.7 Lot 1.8 Mortgage 1.9 Mortgagee 1.10 Occupant 1.11 Owner 1 . 12 Record - Recorded - Recordation 1.13 Sign 1.14 Street or Streets 1.15 Subject Property 1 , 1E Visit'e from Neighboring Property 2.0 SUBJECT PROPERTY 4 2.1 General Declaration 2.2 Addit-on of Other Realty 2. Notice of Addition of Land 3.0 CONSTRUCTION OF IMPROVEMENTS 6 3.1 Approval of Plans Required 3.2 Basis for Approval 3.3 Review Fee 3.4 Result of Inaction 3.5 Approval 3.6 Proceeding with Work 3.7 Completion of Work 3.8 Declarant Not Liable 3.9 Construction Without Approval 4.0 DEVELOPMENT STANDARDS 10 4.1 Minimum Setback 4.2 Exceptions to Setback Requirements 4.3 Landscaping i Page No. 4.0 DEVELOPMENT STANDARDS (Continued) 4.4 Signs 4.5 Parking Areas 4.6 Storage and Loading Areas 5.0 REGULATIC'; OF OPERATIONS AND USES 14 5.1 Permitted Uses 5.2 Prohibited Uses 5.3 Nuisances 5.4 Condition of Property 5.5 Maintenance of Grounds 5.6 Remedies for Failure to Maintain & Repair a) Remedies b) Foreclosure of Lien c) Cure d) Nonexclusive Remedy 5.7 Taxes and Assessments 5.8 Refuse Collection Areas 5.9 Repair of Buildings 5.10 Public Utilities 5.11 Utility Lines and Antennas 5. 12 Mech=nical Eouinment 5. 13 Mire al Exploration 5. 14 Other Operations and Uses 6.0 MODIFICATION AND REPEAL 23 6. 1 Prc:_dure 6.2 Modification by Declarant 6.3 Governmental Regulation 7.0 ENFORCEMENT 25 7. 1 Abatement and Suit 7.2 Right of Entry 7.3 Deemed to Constitute a Nuisance 7.4 Attorney's Fee 7.5 Failure to Enforce is No Waiver 8.0 ASSIGNMENT 27 9.0 CONSTRUCTIVE NOTICE AND ACCEPTANCE 27 10.0 WAIVER 28 Page No. 11.0 RUNS WITn LAND 28 12.0 RIGHTS 07 MORTGAGEES 28 13.0 CAPTIC',= 29 14.0 EFFECT C= INVALIDATION 29 DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS FOR BLACKRIVER TECHNOLOGY PARK This Declaration, made this day of 1984, by J.A.G./ Renton Properties Associates, a Washington Partnership, is made with reference to the following =acts : RECITALS A. Blackrive- Technology Park is the owner of that certain real property in the City of Renton , County of King , State of Washington described in Exhibit A attached hereto and by this reference incorporated herein, and known as Blackriver Technology Park. B. Blackrive- Technology Park is being developed as a planned industrial park. It is J.A. G./'a-ton Properties Associates desire and intention tc subject the real propert\' in sad industrial park to certain covenants , conditions and restrictions for the benefit of the property, J.A.G./Renton Properties Associates, and the purchasers of lots in Blackriver Technology Park. It is intended that said covenants, conditions and restrictions bind and benefit not only said purchasers and J.A.G./Renton Properties Associates , but also their respective successors, heirs and assigns and that all lots in Blackriver Technology Park should be held, used, leased, sold and conveyed subject to the covenants, conditions and restrictions set forth in this Declaration. 1- C. It is the intention of J.A.G./Renton Properties Associates to further a plan of subdivision by means of the covenants, conditions and restrictions set forth in this Declaration. Said covenants, conditions and restrictions are intended to be common tc all the lots in Blackriver Technology Park and to enhance and protect the value, desirability and attractiveness of all such lots to their mutual benefit. 1.0 DEFINITIO'.S Unless the context otherwise specifies or requires, the terms defined in this (1.0 Definitions) , shall as used in this Declaration, have the meanings herein set forth: 1 . 1 Architect , Landscape Architect, Civil Engineer. The term "architect, landscape arch' :ect and civil engineer" , shall mean a person holding a certificate to practice architecture, landscape architecture or civil engineering, in the State of Washington. 1.2 Beneficiar;. The term "beneficiary" shall mean a mortgagee under a mortgage as well as a be7eficiary under a deed of trust. 1 . 3 Declarar.t . The term "Declarant" shall mean J.A.G./Renton Properties Associates and, to the extent provided in Article VIII of this Declaration, its successors and assigns. 1.4 Declaration. The term "Declaration" shall mean this Declaration of Covenants, Conditions and Restrictions for Blackriver Technology Park, as it may from time to time be amender or supplemented. 1.5 Deed of Trust. The term "deed of trust" shall mean a mortgage as well as a deed of trust. 1.6 Blackriver Technology Park. The term "Blackriver Technology Park" shall be synonymous witr the term "subject property" and shall mean all of the real property 2- now or hereafter made subject to this Declaration. 1.7 Improvement - Improvements. The term "improvement" or "improvements" shall include buildings, outbuildings, roads, driveways, parking areas, fences, screening walls and barriers , retaining walls , stairs , decks , water lines , sewers , electrical and gas distribution facilities , hedges, windbreaks, plantings , planted trees and shrubs, poles, signs , loading areas and all other structures, installations and landscaping of every type and kind, whether above or below the land surface. 1.8 Lot. The term "lot" shall mean a fractional part of the subject property as subdivided on subdivision or parcel maps recorded from time to time in the Office of the Recorder of the County of King, State of Washington. 1.9 Mortgage. The term "mortgage" shall mean a deed of trust as well as a mortgage. 1.10 Mortgagee. The term "mortgagee shall mean a beneficiary under, or holder of, a deed of trust as well as a mortgagee under a mortgage. 1. 11 Occupant. The term "Occupant" shall mean a lessee or licensee of an Owner, or any other person or entity other than an Owner in lawful possession of a lot with the perr- ssior c` the Owner. 1. 12 Owner. The term "Owner" shall mean and refer to any person or entity which is the record Owner of fee simple title to any lot, excluding any entity or person who holds such interest as security for the payment of an obligation, but including contract sellers and any mortgagee or other security holder in actual possession of a lot. 1.13 Record - Recorded - Recordation. The terms "record," "recorded," or recordation" shall mean, with respect to any document, the recordation of said document in the Office of the Recorder of the County of King, State of Washington. 3- 1. 14 Sign. The term "sign" shall mean any structure, device or contrivance, electric or non-electric, upon or within which any poster, bulletin, printing, lettering, painting, device or other advertising of any kind whatsoever used, placed, posted , tacked, nailed, pasted, or otherwise fastened or affixed. 1. 15 Street of Streets. The term "street" or "streets" shall mean any street, highway, road, or thoroughfare within or adjacent to the subject property and shown on any recorded subdivision or parcel map, or record or survey, whether designated thereon as street, boulevard, place, drive, road, court, terrace, way, lane, circle or otherwise. 1. 16 Subject Property. The term "subject property shall be synonymous with the term "Blackriver Technology Park" and shall mean all of the real property now or hereinafter made subject to this Declaration. 1.17 Visible from Neighboring Property. The term "visible from neighboring property" shall mean, with respect to any given object on a lot, that such object is or would be visible to a person six (6) feet tall , standing on any part of any adjacent lot or other property at an elevation no greater than the elevaticn of the base of the object being viewed. 2.0 SUBJECT PROPERTY 2.1 General Declaration. Declarant hereby declares that all of that real property located in the City of Renton, County of King, State of Washington, and more particularly described in Exhibit "A" is, and shall be, conveyed, hypothecated, encumbered, leased, occupied, built upon or otherwise used, improved or transferred in whole or in part, subject to this Declaration. All of the covenants, conditions and restrictions set forth herein are declared and agreed to be in furtherance of a general plan for the subdivision, improvement and sale of said real property and are established for the purpose of enhancing and protecting the value, desirability 4- and attractiveness of the subject property and every part thereof. All of said covenants, conditions and restrictions shall run with all of the subject property for all purposes and shall be binding upon and inure to the benefit of Declarant and all Owners , Occupants , and their successors in interest as set forth in this Declaration. 2.2 Addition of Other Realty. Declarant may at any time during the pendency of this Declaration add all or a portion of any real property now or hereinafter owned by Declarant to the subject property, and upon recording of a notice of addition of real property containing at least the provisions set forth in Section 2.3, the provisions of this Declaration specified in said notice shall apply to such added real aropert_ in the same manner as if it were originally covered by this Declaration. Thereafter, to the extent that this Declaration is made applicable thereto, the rights, powers and responsibilities of Declarant and the Owners and Occupants of lots within such added real property shall he the same as in the case of the real property described in Exhibit "A". 2.3 Notice c= Addition of Land. The notice of addition of real property referred to in Sectic. = .2 shall contain at least the following provisions : a) A reference to this Declaration stating the date of recording and the book or books of the records of King County, Washington, and the page numbers where this Declaration is recorded; b) A statement that the provisions of this Declaration, or some specified part thereof, shall apply to such added real property; c) A legal description of such added real property; and d) Such other or different covenants, conditions and restrictions as Declarant shall , in its discretion, specify to regulate and control the use, occupancy and improvements cf such added real property. 5- 3.0 CONSTRUCTION OF IMPROVEMENTS 3. 1 Approval of Plans Required. No improvements shall be erected, placed, altered, maintained or permitted to remain on any lot by any Owner or Occupant until final pens and specifications shall have been submitted to and approved in writing by Declarant. Such final plans and specifications shall be submitted in duplicate over the authorized signature of the Owner or Occupant or both of the lot or the authorized agent thereof. Such plans and specifications shall be in such form and shall contain such information as may be required by the Declarant, but shall in any event include the following: a) A site development plan of the lot showing the nature, grading scheme, kind, shape, compos- :ion, and location of all structures with respect to the particular lot (includir: proposed front, rear and side setback lines ) , and with respect to structures on adjoining lots, and the number and location of all parking spaces and driveways on the lot; b) A landscaping plan for the particular lot; c) A plan fcv the location of signs and lighting; and d) A build=: elevation plan showing dimensions , materials and e>.te,=_r color scheme in no less detail than required by the appropriate governmental authority for the issuance of a building permit. Material changes in approved plans must be similarly submitted to and approved by Declarant. 3.2 Basis for Approval . Approval shall be based, among other things, upon adequacy of site dimensions, adequacy of structural design, conformity and harmony of external design with neighboring structures, effect of location and use of proposed improvements upon neighboring lots, proper facing of main elevation with respect to nearby streets, adequacy of screening of mechanical , air conditioning or other roof top installations, and conformity of the plans and specifications to the purpose and ge-.eral plan and intent of this Declaration. No plans will be approved 6- which do not Provide for the underground installation of power, electrical , telephone and other utility lines from the property line to buildings. Plans which provide for metal-clad buildings will be approved only on the condition that such buildings are ::nstructed so as not to have the appearance of a metal building and any metal-clad building must be specifically approved in writing. Declarant shall not arbitrarily or unreasonably withhold its approval of any plans and specifications . Except as otherwise provided in this Declaration, Declarant shall have the right to disapprove any plans and specifications submitted hereunder on any reasonable grounds including, but not limited to, the following: a) Failure tc comply with any of the restrictions set forth in this Declaration; b) Failure tc include information in such plans and specifications as may have been reasonabl: requested by Declarant; c) Objection to the exterior design, the appearance of materials or materials empinved in ar'v proposed structure: d) Objection on the ground of incompatibility of any proposed structure or use with existing structures or uses upon other lots, or other property in the vicinity of the subjec: :roperty; e) Objection to the location of any proposed structure with reference to other lots, or other property in the vicinity; f) Objection to the grading or landscaping plan for any lot; g) Objection to the color scheme, finish, proportions, style or architecture, height, bulk or appropriateness of any structure; h) Objection to the number or size of parking spaces, or to the design of the parking area; i ) Any other matter which, in the judgment of the Declarant, would render the proposed imprc .ements or use inharmonious with the general plan for improvement of 7- the subject property or with improvements located upon other lots or other property in the vicinity. 3.3 Review Fee. An architectural review fee shall be paid to Declarant at such time as plans and specifications are submitted to it based upon the following schedule: a) When the plans submitted are prepared by a licensed architect, engineer or landscape architect, the architectural review fee shall be the sum of One Hundred and no/100ths Dollars ($100.00); b) In all other cases, the architectural review fee shall be the sum or Two Hundred Fifty and no/100ths Dollars ($250.00) . 3.4 Result of inaction. If Declarant fails either to approve or disapprove plans and specifications submitted to it for approval within forty-five (45) days after the same have been submitted, it shall be conclusively presumed that Declarant has disapproved said plans and specifications; provided, however, that if within the forty-five (4E , day period Declarant gives written notice of the fact that more time is required for the review of such plans and specifications , there shall be no presumption tra: the same are disapproved until the expiration of such reasonable period of time as is set forth in the notice. 3.5 Approval . Declarant may approve plans and specifications as submitted, or as altered or amended, or it may grant its approval to the same subject to specific conditions. Upon approval or conditional approval by Declarant of any plans and specifications submitted, a copy of such plans and specifications, together with any conditions, shall be deposited for permanent record with Declarant, and a copy of such plans and specifications, bearing such approval together with any conditions, shall be returned to the applicant submitting the same. 8- 3.6 Proceedinc with Work. Upon receipt of approval from Declarant pursuant to Section 3.5, the Owner, or Occupant, or both, to whom the same is given, shall , as soon as practicable, satisfy any and all conditions of such approval and shall diligently proceed with the commencement and completion of all approved excavation, construction, refinishing, and alterations. In all cases, work shall commence within one (1: year from the date of approval , and if work is not so commenced approval shall be deemed revoked unless Declarant, pursuant to written request made and received prior to the expiration of said one (1) year period, extends the period of time within which work must be commenced. 3.7 Completion: of Work. Any improvement commenced pursuant hereto shall be completed witr = n two (2) years from the date of Declarant's approval of the plans and specifications therefor, except for so long as such completion is rendered impossible, or unless work upon the proposed improvements would impose a great hardship upon the Owner or Occupant, to whom Declarant's approval is given, due to strike, fire , -ational emergency, natural disaster or other supervening force beyond the ccr'rol of Owner or Occupant. Declarant may, upon written request made and received :-ior to the expiration of the twc (2) year period, extend the period of time within which work must be completed. Failure to comply with this Section 3.7 shall constitute a breach of this Declaration and subject the party in breach to the enforcement procedures set forth in 7.0. 3.8 Declarant Not Liable. Declarant shall not be liable for any damage, loss or prejudice suffered or claimed by any person on account of: a) The approval or disapproval of any plans, drawings and specifications, whether or not in any way defective; b) The construction of any improvement, or performance of any work, whether or not pursuant tc approved plans , drawings and specifications; or 9- r c) The development of any lot within Blackriver Technology Park. 3.9 Construction Without Approval . If any improvement shall be erected, placed or maintained upon any lot, or the exterior design thereof, or any new use commenced upon any lot, ether than in accordance with the approval by the Declarant pursuant to the provisions of this 3.0 (Construction of Improvements) , such alteration , erection, placement, maintenance or use shall be deemed to have been undertaken in violation of this Declaration, and upon written notice from Declarant, any such improvement so altered, erected, placed, maintained or used upon any lot in violation of this Declaration shall be removed or altered so as to conform to this Declaration, and any such use shall cease or be amended so as to conform to this Declaration. Should such removal or alteration, or cessation or amendment of use not be accomplished within thirty (30) days after receipt of such notice, then the party in breach of this Declaration shall be subject to the enforcement procedures cet forth in 7f, 4.0 DEVEL0PME',T STANDARDS 4. 1 Minimum Setback. No improvements of any kind, and no part thereof, shall be placed closer --an permitted by Declarant to an interior property line, e>cept as otherwise provided in Section 4.2. "Interior property line" shall mean the boundary between any lot within the subject property and all other lots bordering upon said lot. No improvements of any kind, and no part thereof, shall be placed closer than twenty-five (25) feet from a property line fronting the following streets: (1) Southwest Fourth Place and (2) Naches Avenue S.W. "Property line" shall mean the boundary of every lot. 4.2 Exceptions to Setback Requirements. The following improvements, or parts of improvements, are specifically excluded from the setback requirements set forth in Section 4. 1: 10- a) Roof overhang, subject to approval in writing from Declarant, provided said overhang does not extend more than six (6) feet into the setback area; b) Steps and walkways; c) Paving ar: associated curbing; d) Fences , except that no fence shall be placed closer than twenty-five (25) feet from a property line fronting upon any public street without the prior written approval of Declarant; e) Landscaping and irrigation systems; f) Planters , not to exceed three (3) feet in height, except that planters of greater height may be built within the setback area with the prior written approval of Declarant; g) Industrial park identification signs , directional and parking signs and signs identifying the Owner or Occupant of a lot, subject to the prior written approval of Declarant; h) Lighting facilities , subject to the prior written approval of Declarant; and i ) Underground utility facilities and sewers. 4.3 Landscao . Within ninety (9Ci) days following completion cf constr.: on , or by the date each improvement is occupied, whichever shall occur first, each lot shall be landscaped in accordance with the plans and specifications. The area of each lot between any street and any minimum setback line as set forth in Section 4. 1 shall be landscaped with an attractive combination of trees , shrubs and other ground cover. All other areas fronting on a street and not utilized for parking, driveways, or walkways shall be landscaped in a complementary and similar manner. All portions of a lot not fronting a street and not used for parking, storage or buildings shall be landscaped utilizing ground cover and shrub or tree materials. The Owner or Occupant shall be responsible for landscaping and maintaining the area 11- known as the ' transition zone' ; refer to Landscape Design Guidelines. An underground landscape irrigation system shall be provided and maintained by the Owner or Occupant for all landscaped areas. Areas used for parking shall be landscaped , bee-ed or attractively fenced in such a manner as to screen said areas from view from adjacent streets and freeways. Such screening shall extend at least forty-two (42) inches above the high point of the finished pavement in said parking area. Plant materials used for this purpose shall consist of lineal or grouped masses of shrubs and trees. After completion, such landscaping as is herein required shall be maintained in a sightly and well-kept condition. If, in Declarant's reasonable opinion, the required landscaping is not maintained in a sightly and well -kept condition, Declarant shall be entitled to the remedies set forth in 7.0. 4.4 Signs. No sign shall be permitted on any lot unless approved by Declarant in writing. No sian shall be approved other than industrial park identification signs, directional and parking signs , signs identifying the name, business and products of the Owner or Occupant of a lot, and signs offering the lot for sale or lease. 4.5 Parking Areas. Off-street parking adequate to accommodate the parking needs of the Owner or Occupant, the employees and visitors thereof shall be provided by the Owner or Occupant of each lot. The intent of this provision is to eliminate the need for any on-street parking; provided, however, that nothing herein shall be deemed to prohibit on-street parking of public transportation vehicles. If parking requirements increase as a result of a change in the use of a lot or in the number of persons employed by the Owner or Occupant, additional off-street parking shall be provided so as to satisfy the intent of this section. All parking areas shall conform to the following standards: 12- a) Required off-street parking shall be provided on the lot, on a contiguous lot, or within such distance from the lot as Declarant deems reasonable. Where parking is provided other than upon the lot concerned, Declarant shall be given a certified copy of a rec_ ' red instrument, duly executed and acknowledged by the person or persons holding title to the lot or other property upon which the parking area is located, stipulating to the permanent reservation of the use of the lot or other property for s,,ch parking area. b) Parking areas shall be paved so as to provide dust-free, all-weather surfaces. Each parking s:Dace provided shall be designated by lines painted upon the paved surface and shall be adequate in area. All parking areas shall provide, in addition to ;_ eking spaces , adequate driveways and space for the movement of vehicles. c) In determining the adequacy of the number of parking spaces to be provided by an Owner or Occupant, Declarant shall consider the nature of the proposed use of the lot, the anount of vehicular traffic generate° by said use, the anticipated number of, anc manner of employment of, persons to be employed upon the lot; the nature End ic __tion of proposed structures upon the lot; and such oter- ratters as Declarant shall reasonably deem relevant. d) No parking spaces shall be located on or permitted within setback areas adjacent to a street as set forth in Section 4.1, except that parking spaces may be located on or parking permitted within such area if Declarant's written permission is first obtained. Permission will not be given in any event unless parking areas within such setback areas are screened from view of the street by shrubs and trees, by a screen wall or by berms, and any such screening must extend at least forty-two 42) inches above the high point of the finished pavement in said parking area. 13- 4.6 Storage a-f Loading Areas. Storage, maintenance and loading areas must be constructed, maintained and used in accordance with the following conditions: a) Unless approved in writing by Declarant, no materials, supplies or equipment, including true _ or other motor vehicles , shall be stored upon a lot except inside a closed building or behind a visual barrier screening such materials , supplies or vehicles so as not to be visible from neighboring property and streets. Any storage areas screened by visual barriers shall be located upon the rear portions of a lot, unless otherwise approved in writing by Declarant. No storage area may extend into a setback area as defined in Section 4. 1 except with the written approval of Declarant. b) Provisior shall be made on each site for any necessary vehicle loading and no on-street vehic- e loading shall be permitted. c) Loading dock areas shall be set back, recessed or screened so as not to be visible from neighboring property or streets and in no event shall a loading dock be closer thar seventy-five (75) feet from a property line fronting upon a street unless otherwise approved in writing by Declarant. 5.0 REGULATIC OF OPERATIONS AND USES 5. 1 Permitted Uses. Except as otherwise specifically prohibited herein, any industrial operation and use will be permitted upon a lot, provided that Declarant specifically consents to such use in writing. Such approved use shall be performed or carried out entirely within a building that is so designed and constructed that the enclosed operations and uses do not cause or produce a nuisance to other lots or property, such as, but not limited to, vibration, sound, electro-mechanical disturbances, electro-magnetic disturbances, radiation, air or water pollution, dust, or emission of odorous, toxic or non-toxic matter (including steam). Certain activities whi :• cannot be carried on within a building may be permitted, provided 14- Declarant specifically consents to such activity in writing and further provided such activity is screened so as not to be visible from neighboring property and streets. All lighting is to be shielded so as not to be visible from neighboring property. 5.2 Prohibitec Uses. The following operations and uses shall not be permitted on any property subject to this Declaration: a) Residential use of any type; b) Trailer courts or recreation vehicle campgrounds; c) Junk yards or recycling facilities; d) Drilling for and removing oil , gas or other hydrocarbon substances; e) Refining c= petroleum or of its products; f) Commercia-: petroleum storage yards; g) Commercial excavation of building or construction materials; provided, that this prohibition shall not be construed to prohibit any excavation necessary in the course of appro .ed construction pursuant to 3.0, Construction of Improvements; h) Distillation of bones; 11 Dunping , _- sposal , incineration or reduction of garbage, sewage , offal , dead animals or other refuse; j) Fat rendering; k) Stockyard or slaughter of animals; 1 ) Smelting of iron, tin, zinc or any other ore or ores; m) Cemeteries; n) Jail or honor farms; o) Labor or migrant worker camps; p) Truck terminals; 15- q) Automobile , go-cart, motorcycle or quarter-midget race tracks and other vehicle endurance or race tracks; r) Retail stores or shopping centers; s ) Commercia. service stations or gasoline stations; t) Commercial restaurants or snack bars; or u) Banks or savings and loans institutions. 5.3 Nuisances . No nuisance shall be permitted to exist or operate upon any lot so as to be offensive or detrimental to any adjacent lot, or property or to its occupants. A "nuisance" shall include, but not be limited to, any of the following conditions: a) Any use , excluding reasonable construction activity, of the lot which emits dust, sweepings , dirt of cinders into the atmosphere, or discharges liquid, solid wastes or other matter into any stream, river, or other waterway which, in the opinion of Declarant, may adversely affect the health, safety, comfort of, or intended use their property by persons within the area. No waste nor any substance or -aterials of any kind shall be discharged into any public sewer serving the s_.: iect property or any part thereof in violation of any regulation or any public bog: having jurisdiction over such public sewer; b) The escape or discharge of any fumes, odors, gases, vapors, steam, acids or other substance into the atmosphere which discharge, in the opinion of Declarant, may be detrimental to the health, safety or welfare of any person or may interfere with the comfort of persons within the area or which may be harmful to property or vegetation; c) The radiation or discharge of intense glare or heat, or atomic, electro- magnetic, microwave, ultrasonic, laser or other radiation. Any operation producing intense glare car heat or such other radiation shall be performed only within an 16- enclosed or screened area and then only in such manner that the glare, heat or radiation emitted will not be discernible from any point exterior to the site or lot upon which the operation is conducted; d) Excessive noise. At no point outside of any lot plane shall the sound pressure level of any machine, device, or any combination of same, from any individual plant or operation, exceed the decibel levels in the designated preferred octave bands as follows: Octave Bank Maximum Sound Pressure Levels Center Frequency db) at Boundary Plane of Lot Hz 31.5 78 63 72 125 65 250 59 500 55 1000 52 2000 50 4000 48 8000 47 A-SCaiE purpcs s or-E cy,.. clef,; 13 60 permissible noise levels for the octave bands shown above are equal to an NC-50 Noise Criterion curve when plotted on the preferred frequency scale. Reasonable noise from motor vehicles and other transportation facilities are exempted, so long as the vehicles or other transportation facilities are not continuously on the subject property. The operation of signalling devices and other equipment having impulsive or non-continuous sound characteristics shall have the following corrections applied: Corrections Pure Tone Content 5dB Impulsive Character 5dB Duration for Non- Continuous Sounds in Daytime Only, 1 min/hr 5dB 10 sec/10 min 10d6 17- 2 sec/10 min 15dB The reference level for the dB values listed above is the pressure of 0.0002 microbar or 0.0002 dyne/cm2. e) Excessive issions of smoke, steam or particulate matter. Visible e-issions of smoke or steam will not be permitted (outside any building) which exceed Ringlemann No. 1 on the Ringlemann Chart of the United States Bureau of (lines. This requirement shall also be applied to the disposal of trash and waste materials. Wind-borne dust, sprays and mists originating in plants are not permitted. f) Ground vibration. Buildings and other structures shall be constructed, and machinery and e:uipment installed, and insulated on each lot so that the ground vibration inherently and recurrently generated is not perceptible without instruments at any point exterior to any lot. 5.4 Condition of Property. The Owner or Occupant of any lot shall , at all times, keep it and the buildings , improvements and appurtenances thereon in a sa=e, clean and wholesome condition and comply, at its own expense, in all respects with all applicable eo\. _-nmental , health , fire and safety ordinances , reeula:- _ns , requirements and directives and the Owner or Occupant shall at regular and frequent intervals remove at its own expense any rubbish of any character whatsoever which may accumulate upon such lot. 5.5 Maintenance of Grounds. Each Owner shall be responsible for the maintenance and repair of all parking areas , driveways, walkways and landscaping on his lot. Such maintenance and repair shall include, without limitation: a) Maintenance of all parking areas, driveways and walkways in a clean and safe condition, including the paving and repairing or resurfacing of such areas when necessary with the type of material originally installed therein or such substitute 18- therefor as shall , in all respects, be equal thereto in quality, appearance and durability; the removal of debris and waste material and the washing and sweeping of paved areas as required; painting and repainting of striping markers and directional si.- 3ls as required; b) Cleaning, raintenance and relamping of any external lighting fixtures except such fixtures ar.d may be the property of any public utility or government body; and c) Performance of all necessary maintenance of all landscaping including the trimming, watering and fertilization of all grass, ground cover, shrubs or trees, removal of dead or waste materials, replacement of any dead or diseased grass, ground cover, shrubs, or trees. Nothing contained herein shall preclude an Owner from recovering from any person liable therefor, damages to which such Owner might be entitled for any act or omission to act requiring an expenditure by the Owner for the maintenance and repair of the parking area , driveway, walkway and/or landscaping on his lot. 5.6 Remedies ':r Failure to Maintain and Repair. a) Remedies. If any Owner shall fail to perform the maintenance and repair required by Se::ion 5. 5, then Declarant, after fifteen Gays ' prior written notice to such delinq„=nt Owner, shall have the right, but not the obligation, to perform such maintenance and repair and to charge the delinquent Owner with the cost of such work together with interest thereon at the rate of twelve percent (12%) per annum from the date of Declarant's advancement of funds for such work to the date of reimbursemer.t of Declarant by Owner. If the delinquent Owner shall fail to reimburse Declarant for such costs within ten days after demand therefor, Declarant may, at any time within two years after such advance, file for record in the Office of County Recorder of King County, Washington a claim of lien signed by Declarant for the amount of such charge together with interest thereon, which claim shall 19- contain: (1) E statement of the amount unpaid and the interest accrued thereon; 2) a legal description of the lot owned by the delinquent Owner; and (3) the name of the delinquent Owner. Such claim of lien shall be effective to establish a lien against the ir__rest of the delinquent Owner in his lot together with interest at twelve percent ; 12%) per annum on the amount of such advance from the date thereof, recording fees, cost of tile search obtained in connection with such lien or the foreclosure thereof and court costs and reasonable attorneys ' fees which may be incurred in the enforcement of such a lien. b) Foreclosure of Lien. Subject to the provisions of 12.0 Rights of Mortgagees , such a lien, wh-en so established against the lot described in said claim, shall be prior or super= :r to any right, title, interest, lien or claim which may be or may have been acqu- -ed in or attached to the real property interests subject to the lien subsequent to the time of filing such claim for record. Such lien shall be for the benefit of Declarant and m?v he enforced and foreclosed in a suit or action brought by Dec; =rant in any court of competent jurisdiction, if brought within one year of the f=' °ng of such claim. Any such sale provided for herein is to be cor,ducte in -crdance with the previsions of the Civit Code of the State of Washington app' - cable to the exercise of powers of sale in mortgages and deeds of trust, or in any other manner permitted or provided by law. Declarant, through its duly authorized agents, shall have the power to bid on the liened property at any foreclosure sale and to acquire, lease, mortgage and convey the same. c) Cure. IF a default for which a notice of claim of lien was filed is cured, Declarant shall file or record a recision of such notice, upon payment by the defaulting Owner of the costs of preparing and filing or recording such recision, and other reasonable costs, interest or fees which have been incurred. 20- d) Nonexclusive Remedy. The foregoing lien and the rights to foreclose thereunder shall be in addition to, and not in substitution for, all other rights and remedies which any party may have hereunder and by law, including any suit to recover a MC'_.. judgment for unpaid assessments . If any Owner shall fail to perform such raintenance and repair and, notwithstanding such failure, Declarant should fail tc exercise its rights and remedies hereunder, then, any other Owner, after fifteen 15) days ' prior written notice to Declarant and such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and shall have the same rights and remedies with respect thereto as are provided herein, to Declarant. 5.7 Taxes anc Assessments. If an Owner fails to pay taxes or assessments on its lot which bete--e a lien on any portion of subject property utilized for parking, service or loading areas, then any other Owner may pay such taxes or assessments, together with any interest, penalties and costs arising out of or related thereto, except while z e validity thereof is being contested by judicial or administrative proceedings , and in such event the defaulting Owner obligated to pay such taxes or assessments s' i l promptly reimburse the other Owner or all such taxes or assessments, interest, penalties and costs paid or incurred by such other Owner and until such reimbursement has been made the amount of the payment by such other Owner shall constitute a lien on and charge against the lot of the defaulting Owner subject and subordinate, however, to any deed of trust then outstanding affecting said lot. 5.8 Refuse Collection Areas. All outdoor refuse collection areas shall be visually screened so as not to be visible from neighboring property or streets. No refuse collection areas shall be permitted between a street and the front of a building. 21- 5.9 Repair of Buildings. No building or structure upon any lot shall be permitted to fall into disrepair, and each such building and structure shall at all times be kept in good condition and repair and adequately painted or otherwise finished. 5. 10 Putlic 1 : ; ities . Declarant reserves the sole right to grant consents for the construction and operation of public utilities including, but not limited to, street railways , interurban or rapid transit, freight railways, poles or lines for electricity, telephone or telegraph, above or below ground conduits, and gas pipes in and upon any and all streets now existing or hereafter established upon which any portion of the subject property may now or hereafter front or abut. Declarant reserves the exclusive right to grant consents and to petition the proper authorities fc. - any and all street improvements such as grading, seeding, tree planting, sider,alks, paving, sewer and water installation, whether it be on the surface or subsurface, which in the opinion of Declarant are necessary on or to the subject property. Notwithstanding the provisions of Section 3. 2, Declarant reserves the exclusive right to approve above ground utility lines across the subject property or any portion thereof on a temporary basis for the purpose of construction , _ n,d such lines shall be permitted when required by a government agency. 5. 11 Utility Lines and Antennas. No sewer, drainage or utility lines or wires or other devices for the communication or transmission of electric current, power, or signals including telephone, television, microwave or radio signals, shall be constructed, placed or maintained anywhere in or upon any portion of the subject property other than within buildings or structures unless the same shall be contained in conduits or cables constructed, placed or maintained underground or concealed in or under buildings or other structures. No antenna for the transmission or reception of telephone, television, microwave or radio signals shall be place: on any building or other improvement within the subject property 22- unless (a) such antenna shall be so located that it cannot be seen from any point at the ground level of the subject property or (b) the consent of Declarant shall first be obtained. Nothing contained herein shall be deemed to forbid the erection or use of terr:rary power or telephone facilities incidental to the construction or repair of buildings on the subject property. 5. 12 Mechanical Equipment. All mechanical equipment, utility meters , storage tanks, air conditioning equipment and similar items shall be located in such a manner so not to be visible from neighboring property. 5. 13 Mineral Exploration. No portion of the subject property shall be used in any manner to explore for or to remove any steam, heat, oil or other hydro-carbons , gravel , earth or any earth substances or other minerals of any kind, provided, however, that this shall not prevent the excavation of earth in connection with the grading or construction of improvements within the subject property. Water may be extracted to the extent permitted by the appropriate governmental agency. 5. 14 Otner Operations and Uses. Operations and uses which are neither specifically prohibited nor specifically authorized by this Declaration may be permitted in a specific case if operational plans and specifications are submitted to and approved in writing by Declarant in accordance with the procedures set forth in 3.0, of this Declaration. Approval or disapproval of such operational plans and specifications shall be based upon the effect of such operations or uses on other property subject to this Declaration or upon the occupants thereof, but shall be in the sole discretion of Declarant. 6.0 MODIFICATION AND REPEAL 6.1 Procedure. Except as otherwise provided in Section 6.2, this Declaration or any provision hereof, or any covenant, condition or restriction contained herein, may be terminated, extended, modified or otherwise amended, as to the whole of the 23- subject property or any portion thereof, with the written consent of the Owners of eight percent (80%) of the subject property, based upon the number of square feet owned as compared to the total number of square feet subject to these conditions, covenants anc restrictions (excluding dedicated streets) ; provide , however, that so long as Declarant owns at least twenty percent (20%) of the property subject to these conditions, covenants and restrictions, or for a period of fifteen (15) years from the effective date hereof, whichever period is shorter, no such termination, extension, modification or other amendment shall be effective until a proper instrument in writing has been executed, acknowledged and recorded. 6.2 Modification by Declarant. For so long as Declarant owns any interest excepting a 'easehold interest) in the subject property, or any part thereof, or for a period cf fifteen (15) years from the effective date hereof, whichever period is shorter, Declarant acting alone may modify or amend the provisions of 3.0, 4.0 and 5.0; provided, however, that (a) any such modification or amendment must be within the spirit and overall intention of the development as set forth herein; (b) prior to any such modification or amendment Declarant shall obtain the approval of any governm,er:al agency to such modification or amendment where such approval is necessary; and (c) any modification or amendment shall not provide for any type of improvements or use not presently permitted by this Declaration. No such modification or amendment shall be effective until the Owners have been given thirty (30) days' prior written notice of the proposed change, and a proper instrument in writing has been executed, acknowledged and recorded. 6.3 Governmental Regulation. All valid governmental enactments, ordinances and regulations are deemed to be a part of this Declaration and to the extent that they conflict with any provision, covenant, condition or restriction hereof, said conflicting ccvernmental enactment, ordinance and regulation shall control and the 24- provision, covenant, condition and restriction hereof in conflict therewith shall be deemed (a) amended to the extent necessary to bring it into conformity with said enactment, ordinance or regulation while still preserving the intent and spirit of the prcvisior , :ovenant, condition or restriction; or (b) stricken here frc^ should no amendment ccnforming to the governmental enactment, ordinance or regulation be capable of preserving the intent and spirit of said provision, covenant, condition or restriction. 7.0 ENFORCEME', 7.1 Abatement and Suit. The Owner of each lot shall be primarily liable, and the Occupant, if ary, secondarily liable for the violation or breach of any condition, covenant or restriction herein contained. Violation or breach of any condition, covenant or re=:riction herein contained shall give to Declarant, following thirty 30) days' written notice to the Owner or Occupant in question except in exigent circumstances , the right, privilege and license to enter upon the lot where said violation or teach exists and to summarily abate and remove, or abate or remove, at the expense of the Owner or Occupant thereof, any improvement, structure, thing or condition t'Et may be or exist thereon contrary to the intent and mear-rg of the provisions hereof, or to prosecute a proceeding at law or in equity against the person or persons who have violated or are attempting to violate any of these covenants, conditions or restrictions to enjoin or prevent them from doing so, to cause said violation to be remedied, or to recover damages for said violation. No such entry by Declarant or its agents shall be deemed a trespass, and neither Declarant nor its agents shall be subject to liability to the Owner or Occupant of said lot for such entry and any action taken to remedy or remove a violation. The cost of any abatement, remedy or removal hereunder shall be a binding personal obligation on =_ny Owner or Occupant in violation of any provision of this 25- Declaration, as well as a lien (enforceable in the same manner as a mortgage) upon the lot in question. The lien provided for in this section shall not be valid as against a bona fide purchaser or mortgagee for value of the lot in question unless a suit to en': -ce said lien shall have been filed in a court of record in King County, Washircton, prior to the recordation of the deed or mortgage conveying or encumbering the lot in question to such purchaser or mortgagee, respectively. 7.2 Right of Entry. During reasonable hours and upon reasonable notice, and subject to reasonable security requirements , Declarant, or its agents, shall have the right to enter upon and inspect any lot and the improvements thereon covered by this Declaration for the purpose of ascertaining whether or not the provisions of this Declarani have been or are being complied with , and neither Declarant nor its agents sha- 1 be deemed to have committed a trespass or other wrongful act by reason of such entry or inspection. 7.3 Deemed to Constitute A Nuisance. The result of every act or omission whereby any condition , covenant or restriction herein contained is violated in whole or in part is hereb, declared to be and to constitute a nuisance, and every remedy allowed by la: _r in equity against an Owner or Occupant either public cr private , shall be applicable against every such result and may be exercised by Declarant. 7.4 Attorney's Fees. In any legal or equitable proceeding for the enforcement of this Declaration or any provision hereof, whether it be an action for damages , declaratory relief or injunctive relief, or any other action, the losing party or parties shall pay the attorney fees of the prevailing party or parties , in such reasonable amount as shall be fixed by the court in such proceedings or in a separate action brought for that purpose. The prevailing party shall be entitled to said attorney's fees even though said proceeding is settled prior to judgment. 26- All remedies provided herein or at law or in equity shall be cumulative and not exclusive. 7.5 Failure to Enforce is No Waiver. The failure of Declarant to enforce any requirerrent, restriction or standard herein contained shall in no event be deemed to be a waiver of the right to do so thereafter or in other cases, nor of the right to enforce any other restriction. 8.0 ASSIGNME%- Any and all of the rights, powers and reservations of Declarant herein contained may be assignee to any person, corporation or association which will assume the duties of Declarant pertaining to the particular rights, powers and reservations assigned, and upon any such person, corporation or association evidencing its consent in wr= .ing to accept such assignment and assume such duties , he or it shall , to the extent of such assignment, have the same rights and powers and be subject to the same obligations and duties as are given to and assumed by Declarant herein. If a: any time Declarant ceases to exist and has not made such an assignment, a successor to Declarant may be appointed in the same manner as this Declaration r be modified or amended under Section E. 1 . Any assignment or appointment ma:e under this article shall be in recordable form and shall be recorded. 9.0 CONSTRUCTIVE NOTICE AND ACCEPTANCE Every person or entity who now or hereafter owns, occupies or acquires any right, title or interest in or to any portion of the subject property is and shall be conclusively deemed to have consented and agreed to every covenant, condition and restriction contained herein, whether or not any reference to this Declaration is contained in the instrument by which such person acquired an interest in the subject proper: '. 27- 10.0 WAIVER Neither Declarant nor its successors or assigns shall be liable to any Owner or Occupant of the subject property by reason of any mistake in judgment, negligence, nonfeasance , action or inaction or for the enforcement or failure to enforce any provision of this Declaration. Every Owner or Occupant of any of said property by acquiring its interest therein agrees that it will not bring any action or suit against Declarant to recover any such damages or to seek equitable relief because of same. 11.0 RUNS WITH LAND All covenants , conditions, restrictions and agreements herein contained are made for the direct , mutual and reciprocal benefit of each and every lot of the subject property; sha' i create mutual equitable servitudes upon each lot in favor of every other lot; shall create reciprocal rights and obligations between respective Owners and Occupants of all lots and privity of contract and estate between all grantees of said lots , their heirs , successors and assigns ; arc shall , as to the Owner and Occupant of each lot, his heirs, successors and assigns , operate as covenants running with the land, for the benefit of all other lots, except as provided otherwise herein. 12.0 RIGHTS OF MORTGAGEES No breach of any covenant, condition or restriction herein contained, or any enforcement thereof, shall defeat or render invalid the lien of any mortgage or deed of trust now or hereafter executed upon the subject property or a portion thereof, provided, however, that if any portion of said property is sold under a foreclosure c= any mortgage or under the provisions of any deed of trust, any 28- purchaser at such sale and its successors and assigns shall hold any and all property so purchased subject to all of the covenants, conditions and restrictions contained in this Declaration. 13.0 CAPTIONS The captions of articles and sections herein are used for convenience only and are not intended to be a part of this Declaration or in any way to define, limit or describe the scope and intent of the particular article or section to which they refer. 14.0 EFFECT OF 1VALIDATION If any provision of this Declaration is held to be invalid by any court, the invalidity of such provision shall not effect the validity of the remaining provisions hereof. DECLARANT J.A.G./Renton Properties Associates A Washington Partnership By: Alterra Corporation, a Washington Corporation, General Partner By: By: By: 29- NimftmCel..0....0r...- 2. s m.••L:+.:'•.'!,, 1Ih1'h/ui PI tiipyr 1* 1.&.:::" Ir'44,4f4e: iel- t .;;.1 •VgWV:-.7,7-. -- ..-. :, if//I" At . f %r. .. r C .,,RIVER t Ma tee'. r0' i• • 1" / G N s s OGY- .,.ARK' -r --... .I —- e jlA- dik' t - 44 .14‘ 4Z-:Z lii • rr4-' r Y _410 N I /// lye""".-- 1 4 ft 41 LEGAL DESCRIPTIONS PARCEL A That portion of the south half of Section 13, Township 23 North, Range 4 East , V.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, in King County, Washington, 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: Beginning at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092 .82 feet; thence N68'03 ' 54"E 224 .45 feet; thence N8C'04 '48"E 232.00 feet ; thence S42'06'08"E 87. 16 feet to the TRUE POINT OF BEGINNING; thence N42'06'08"W 87. 16 feet; thence S80'04' 48"W 232 .00 feet ; thence N12'O1 '00"W 40.75 feet; thence S.72:59 '00"W 133.01 feet to a point of curve; thence along a curve to the right having a radius of 230.00 feet , through a central angle of 27'47' 31" an arc distance of 111 .56 feet to a point of compound curvature; the center of said curve bears N15'46' 31"E 160.00 feet; thence along said curve to the right, through a central angle of 70'48 ' 19" an arc distance of 197.73 feet; thence 582415'00'V 67.68 feet; thence S31'32'22' W 71 .06 feet; thence N81'11 '35"W 193.00 feet; thence S82'15'00'V 92.99 feet; thence S35'29'30"W 143.18 feet; thence N74'44 '00"W 84.85 feet; thence S60'16'00"W 67.00 feet; thence S12'16'00"E 97.3S feet to the north line of a tract of land described in EXHIBIT 5 to Agreement recorded under King County Recording No. 8301050539; thence 568'06'46"w along said northerly line 375.53 feet to the northerly line of a tract of land described in EXHIBIT 8 in said Agreement; thence northwesterly along said •northerly line on a curve to the left, the center which bears west 195.01 feet, thru a central angle of 78'41 '24", an arc distance of 267.83 feet; thence N78'41 '24"W along said northerly line 180.00 feet to an angle point in said northerly line; thence N33'00'54'V along said northerly line 109.47 feet to the south line of the Burlington Northern Railroad Right-of-Way, said point being a point on a curve, the center which bears S39'23'00"E 1853.00 feet; thence easterly along said southerly line and curve to the right, thru a central angle of 2'01 '59", an arc distance of 65.75 feet to a point of compound curv,e; thence continuing along EXHIBIT A: 1 of 5 said south line on a curve to the right the center of which bears S37'21 '01"E 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 536'20 ' 12"E having a radius of 1657.1)0 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 S29'37'52"E having a radius of 6738.00 feet , an arc d stance 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 S27'56 ' 58"E having a radius of 1768 .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 S21'38 '52"E 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 S20' 17 '08"E having a radius of 1922. 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 on a curve to the right , the center of which bears 514'57'22"E 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 501'32 '03"E having a radius of 1165 .09 feet , thru a central angle of 37' 39 ' 19", an arc distance of 765. 71 feet to a point which bears N41 '28 ' 10"E from the TRUE POINT OF BEGINNING; thence 536' 19 '35"Y 188.63 feet to a point on a curve , the center which bears S36' 13 ' 35'111' 967. 46 feet ; thence northwesterly along said curve to the left , thru a central angle of 4'39'32", an arc distance of 78.67 feet ; thence S38'54 '22"W 451 .74 feet to a point on a curve, the center which bears 543'36'23"V 170.00 feet ; thence southeasterly along said curve to the right , thru a central angle of 3. 08 ' 37", an arc distance of 9 .33 feet ; thence S43' 15 ' 00"E 20 . 74 feet ; tnence 521'21 ' 3; " i 44 .74 feet to the TRUE POINT OF BEGINNING . PARCEL B- 1 That portion of the south half of Section 13, Township 23 North, Range 4 East, Y.K. in King County, Washington, of Junction Addition to the City of Seattle, according to the plat recorded in Volume 12 of Plats, page 75, records of said King County, and of C.E. Irownell 's Donation Claim No. 41 , described as follows: Beginning at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence S68'03'54"W 351 . 11 feet to the TRU'f POINT OF BEGINNING; thence N68'03'54"E 575.56 feet; thence N12'O1 '00"V 40. 75 feet; thence 577'59'00Y 133.01 feet to a point of curve; thence along a curve to the right having a radius of 230.00 feet, through a central angle of 27'47' 31" an arc distance of' 111. 56 feet to a point of compound curvature; the center of said curve bears 1115'46'31"E 160.00 feet; thence along said curve to the right , through a central angle of 70'48' 19" an arc distance of 197.73 feet; thence S82'15'00 'V 67.68 feet; thence 531'32 '22"W 71 .06 feet; thence N81'll ' 35"1r 193.00 feet; thence 02'15'00W 92.99 feet; thence S35'29'30"V 143. 18 feet; thence 0474'44'040 'V 84. 85 feet; thence S60'16'00'11 67. 00 feet; thence $12' 16'00"E 97. 35 feet; thence N68'06'46"E 53. 79 feet to a point which boars N72'04 '34"W from the TRUE POINT OF BEGINNING; thence S72'04 '34"E 389. 92 feet to the TRUE POINT OF BFG I NNI NG. EXHIBIT A: 2 of 5 ARCE:L B-2 That portion of the south half of Section 13, Township 23 Korth, Range 4 East , V.M. In King County, Washington and of Junction Addition to the City of Seattle, according to plat recorded in Volume 12 of Plats, page 75, records of said King County, and cf C . E . Brcinel1 's Donation Claim No. 41 described as follows : Beginnirg at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence N68'03 '54"E 224 .45 feet to the TRUE POINT OF BEGINNING; thence S68'03'54"W 575.56 feet ; thence 1472'04 '34'V 389.52 feet; thence 568'06'46'V 429.32 feet; thence south 85.47 feet to a point of curve; thence on a curve to the left , having a radius of 60.00 feet , thru a central angle of 126' 52 ' 10", an arc distance of 132. 86 feet; thence N53'07 '50"E 199. 18 feet to a point of curve; thence on a curve to the right , having a adius of 200.00 feet thru a central angle of 53'55'30", an arc distance of 188.47 feet ; thence 572'52 '40"E 290. 00 feet to a point of curve; thence on a curve to the left, having a radius of 197.00 feet, thru a central angle of 39'08' 51", an arc distance of 134.60 feet ; thence 1467'58'25"E 380.92 feet; thence N31 '27 ' 12"E 204.86 feet to the TRUE POINT OF BEGINNING . PARCEL B-3 That portion of the south half of Section 13, Township 23 North, Range 4 East , V.M. in King county, Washington; and of Junction Addition to the City of Seattle , according to the plat recorded in Volume 12 of Plats, page 75, records of said King County , together with vacated streets adjoining which would attach to said premises by opera- tion of Law; and of C .E. Brownell 's Donation Claim No. 41 , and of Tracts 25 and 26, Renton Snore Lands 2nd Supplemental Maps 1958 , described as follows : 6eginninl at the south quarter corner of said Section .13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence N68'03 '54"E 224.45 feet to a point hereinafter called "Point A"; thence S68'03 ' 54'ti' 575.56 feet; thence N72'0k '301/ 389. 92 feet; thence S68'06''6"W 429.32 feet to the TRUE POINT OF BEGINNING ; thence south 85. 47 feet to a point of curve; thence on a curve to the left , having a radius of 60. 00 feet, thru a central angle of 126'52 ' 10", an arc distance of 132 .86 feet ; thence N53'07 '50'1 199. 18 feet to a point of curve; thence on a curve to the right , having a radius of 200. 00 feet thru a central angle of 53'59 '30", en arc distance cf 188.47 feat; thence S72'52' 40"E 290.00 feet to a point of curve; thence on a curve to the left having a radius of 197 .00 feet , thru a central angle of 39'08' 51", an arc distance of 134.60 feet ; thence N67'58'29"E 380.92 feet; thence N31'27 ' 12"E 204 .86 feet to aforementioned "Point A"; thence N80'01i'48"E 232.00 feet; thence S42'06'08"E 215. 00 feet; thence 531'14'05"W 358.99 feet; thence Sh7.10'0ll"E 71 .34 feet; thence east 114.27 feet; thence south 68.91 feet to the southerly line of said Tract 25; thence along the southerly line of said Tracts 25 and 26, the following courses and distances: N88'15'00"V 180. 65 feet; K33'07 '25"W 154.51 feet; N27'21 '32"E 387 .32 feet; N83' 17'25"W 171 . 17 feet; S46'22 '22"V 324.66 feet; S72'37'52'V 458.93 feet; N7 O'S4'02"V 354.53 feet; 573'56'01'v 130.08 feet; and S41' 16'07"W 316. 18 feet to the north boundary of a tract of land deeded to King County and described under King County Receiving Number 6607786; thence westerly along said north boundary on a curve to the left, the center which bears S39'41 '35"W 627.46 feet thru a central angle of 39'1'1 '35 ', an arc distance of 434.70 feet; thence north along said north boundary 25.00 fest; thenci west along said north boundary 245.69 feet; thence north 156. 13 feet; thence N50'39' 19"E 330.21 feet; thence S78'41 '24"E 180.00 feet to a point of curve; thence on a curve to the right , having a radius of 195.01 feet , thru a central angle of 78'41 '24", an arc distance of 267.83 feat to the TRUE POINT OF BEGINNING . EXHIBIT A: 3 of 5 PARCEL B-4 That portion of the southwest quarter of Section 13, Township 23 North, Range 4 East , V.M. in King County, tashington 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 premises by operation of law, and of C.E. erownell ' s Donation Claim No. 41 , described as follows: Deglnnin; at the south quarter corner of salt, Section 13 ; thence N00'58 '28"1 along the north-south ce.nteriine thereof 884.84 feet to the southeast corner of Tract 26, Renton Shorelands Second Supplemental Maps 1958; thence 572'37 '52"V 382.60 feet to an angle point in the south line of said Tract 26; thence K7045-F1021'V 354.53 feet to an angle point in the south line of said Tract 26; thence S73'56'01'V 130.08 feet to an angle point in the south line of said Tract 26; thence 541' 16'07'V along the south line of said Tract 26 a distance of 316. 18 feet to the north boundary of a tract of land deeded to King County and described under King County Recording Number 6607786; thence westerly along said north boundary on a curve to the left, the center which bears S39'41 '39'V 627.46 feet, thru a central angle of 39'41 '33"; an arc distance of 14 3/4. 7 0 feet; t henc a north along said nor t h boundary 25.00 feet; thence west along said north boundary 245.69 feet to the TRUE POINT OF BEGINNING; thence north 156. 13 feet ; thence N50'39' 19"E 330.21 feet; thence N33'00'54"1/ 109.47 feet to the southerly margin or the Burlington Northern Railroe4 Right-of-Way, said point being a point on a curve, the center which bears 539'23 '00"E 1853 .00 feet; thence westerly along said southerly margin and curve to the left, thru a central angle of 3'59' 19", an arc distance of 129.00 feet to a point of compound curve, the center of said curve bears S43'22' I3"E 4030.00 feet; thence westerly along said southerly margin and curve to the left, thru a central angle of 2'48'32". an arc distance of 197.57 feet to a point of tangelcy; t`.ence S3'49' 0911i' along said south margin 271 .00 feet to a point of curve; tience on a curve to the right along said southerly margin, having a radius of 1571 . )0 feet , thru a central angle of 7'32 '02", an arc distance of 206. 57 feet to a point of compound curve , the center which bears N38'38'49"W 727.00 feet ; thence westerly along said southerly margin and curve to the right , thru a central angle of 16' 55 '35", an arc distance of 214.77 feet to a point of compound curve , the center which bears N21 ' 43 ' 14"Y 1055.00 feet; thence westerly along said southerly margin and curve to the right, thru a central angle of 11'24 '08", an arc distance of 209.95 feet to A point of compound curve; the center which bears 1410' 19'06"W 696.00 feet ; thence westerly along said southerly margin and curve to the right thru a central of 3'44'25" an arc distance of 45.43 feet to the easterly margin of the Charles Monster County Rued; thence 534' 18'31"E along said easterly margin 43.46 feet to the north boundary of said tract deeded to King County and described under King County Record- ing Numbrrr 6607786; thence N74'13Y19"E along said north boundary '443 .31 feet ; thence N59'53'47"E along said north boundary 377.52 feet; thence east along said north boundary 35.00 feet to the TRUE POINT Of BEGINNING. PARCEL C That portion of Tract 25, Renton Shorelands Second Supplemental and that portion of the s'wtheast quarter of Section 13, Township 23 North, Range 4 East , W.M. , and that portion of the southwest quarter of Section 18, Township 23 North , Range 4 East, '4.M. , all in King County, Washington described as follows : EXHIBIT A: 4 of 5 beginning at the south quarter cornr;r oT said Section tj; N00'58 '28"E along the north-south centerline Thereof 1t92.82 feet; thence N48'U3'54"E 224.45 feet ; thence N80'04 ' 48"E 232 .00 feet; thence 542'06'08"E t7. 16 feat to the TRUE POINT OF BEGINNING; thence 542'06'08"E 127.84 feet ; thence 531' 14 '05'V 358.99 feet ; thence S47' 10'01"E 71 . 34 feet ; thence east 114.27 feet ; thence south 68.91 feet to the south line of said Tract 25; thence S88' 15'00"E along said south lire and the north line of the south 650.00 feet of the southeast quarter of said Section 13. a distance: of 2080.76 feet to the east line of said Section 13; thence S89' 10'25"E along tie north line of the south 650.00 feet of the southwest quarter of said Section 18, a distance of 81 . 57 feet to the south line of the Burlington Northern Railroad Right-of-Way; thence N71'29 '03"V along said south line 85. 52 feet to the east line of said Section 13; thence 1(71'29'03"W along said south line 826.56 feet to a point of curve; thence on a curve to the right along said south line , the center which bears N18'30'57"E 1005.37 feet , thru a central angle of 33'54 '00", an arc distance of 594.84 feet; thence N37'35 '03"W along said south lime 308.70 feet to a point of curve; thence on a curve to the left, along said south line , the center which bears S52'24 '57"I 1165.09 feet , thru a central angle of 16' 17 '41", an ar: distance of 331 .35 feet to a point which bears 041'28' 10"E frail the TRUE POINT OF BEGiMtMIiMG; thence 536'19 '35N 188.63 feet to a point on a curve , the center whic.h bears S36'19 '35"W 967.46 feet ; thence northwesterly along said curve to tPe left, thru a central angle of 4'39' 32", an arc distance of 78.67 feet ; thence S38'54'221%1 451 .74 feet to a point on a curve, the canter which bears S143' 36'23"W 170 .00 feet; thence southeasterly along said curve to the right , thru a central angle of 3'08'37", an arc distance of 9. 33 feet ; thence S43' 15 '00"t 20.74 feet ; thence 527'21 ' 32"W 44 .74 feat to the TRUE POINT OF BECIN INtG. EXHIBIT A: 5 of 5 Ir, CITY OF RENTON AUG 3..•'0 1984, BUILDING/ZONING DEPT. 41311ANk'' 1 1_MICROFILMED VARIANCE APPLICATION PROCEDURE TO LAND USE HEARING EXAMINER FILING DEADLING HEARING DATE REQUIREMENTS FOR FILING VARIANCE APPLICATION: a) Six(6) copies of completed Application Form. b) Six(6)copies Plot Plan, Scale 1"=10'. c) Six(6) copies Vacinity Maps, Scale 1"=200'. d) Six(6)copies of Justification. e) Photographs(optional). f) Filing Fee of$ 150.00 . II. PREPARATION OF APPLICATION: Print legibly or type answer to each question. If the question does not apply, please so state. THIS IS AN OFFICIAL DOCUMENT. PLEASE KEEP IN GOOD ORDER. The affidavits must be signed before a Notary Public by the OWNER or OWNERS or the CONTACT PURCHASER of the property. If signatures of persons other than the owners of property making the application are offered in support of or in opposition to the application, they may be received as evidence of their opinion on the pending issue, but they shall in no case infringe upon the free exercise of the powers vested in the City of Renton. III. PLOT PLANS: Show the exact dimensions of the property at an approximate engineer's scale (1'=10'), indicating all existing and proposed buildings, access points, off-street parking areas with each individual stall shown, fencing and any other information that will illustrate your proposal. The plot plans must be in ink or blue line prints on a good grade of paper. IV. VICINITY MAPS: Show your property in relation to other property and streets in the area to a scale of l'=200'. V. PHOTOGRAPHS OF THE PROPERTY: Photographs may be submitted to illustrate the subjects under discussion and are suggested as exhibits with the application. VI. LEGAL DESCRIPTION OF THE PROPERTY: A correct legal description shall be the responsibility of the applicant. The Building & Zoning Department will not be held accountable for any errors in the legal description submitted. VII. JUSTIFICATION: The Hearing Examiner and/or Board of Adjustment must find after conducting the public hearing that the following conditions specified below have been found to exist: a) That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Building & Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical classification. b) That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. c) That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. d) That the approval as determined by the Hearing Examiner or Board of Adjustment is a minimum variance that will accomplish the desired purpose. The applicant must submit a written statement addressing and justifying the above mentioned four conditions. City of Renton Building & Zoning Department March, 1983 0105Z Die to the desire of the applicant to efficiently provide parcels of land of approximately three-quarters of an acre in size and to be in compliance with the cities sub division code, a cul-de-sac of 2500' in length is necessary. A cul-de-sac of lesser length or a loop road would cause undue hardship on the applicant by reducing the parcels to a size of undevelopable proportions. TFe parcel sizes currently proposed are developable within the current zoning and prcposed land usage. 1-Fe applicant feels the above statements provide ample background and justification to warrant a variance of the cul-de-sac length to provide that be extended to 2500' in length. LEGAL DESCRIPTION LEGAL DESCRIPTIONS PARCEL. A That portion of the south half of Section 13, Township 23 North, Range 4 East, Y.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, in King County, Washington, 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: Beginning at the south quarter corner of said Section 13; thence 1400'58'28"E along the north-south centerline thereof 1092.82 feet; thence N68'03'54"E 224.45 feet; thence N80'04'48"E 232.00 feet; thence S42'06'08"E 87.16 feet to the TRUE POINT OF BEGINNING; thence N42'06'08"W 87.16 feet; thence S80'04'48"W 232.00 feet; thence N12'01 '00"5.! 40.75 feet; thence SE 59'00"W 133.01 feet to a point of curve; thence along a curve to the right having a radius of 230.00 feet, through a central angle of 27'47'31" an arc distance of 111 .56 feet to a point of compound curvature; the center of said curve bears N15'46'31"E 160.00 feet; thence along said curve to the right, through a central angle of 70'48'19" an arc distance of 197.73 feet; thence S82'15'00"14 67.68 feet; thence S31'32'22'14 71.06 feet; thence N81'11 '35"W 193.00 feet; thence S82'15'00'V 92.99 feet; thence S35'29'30"W 143.18 feet; thence N74'44'00"W 84.85 feet; thence S60'16'00"W 67.00 feet; thence Sl2'16'00"E 97.35 feet to the north line of a tract of land described in EXHIBIT 5 to Agreement recorded under King County Recording No. 8301050539; thence 568'06'46"W along said northerly line 375.53 feet to the northerly line of a tract of land described In EXHIBIT 8 in said Agreement; thence northwesterly along said northerly line on a curve to the left, the center which bears west 195.01 feet, thru a central angle of 78'41 '24", an arc distance of 267.83 feet; thence N78'41 '24"W along said northerly line 180.00 feet to an angle point In said northerly line; thence N33'00'54"W along said northerly line 109.47 feet to the south line of the Burlington Northern Railroad Right-of-Way, said point being a point on a curve, the center which bears S39'23'00"E 1853.00 feet; thence easterly along said southerly line and curve to the right, thru a central angle of 2'01'59", an arc distance of 65.75 feet to a point of compound cure; thence continuing along said south line on a curve to the right the center of which bears S37'21 '01"E 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 S36'20'12"E having a radius of 1657.00 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 S29'37'52"E having a radius of 6738.00 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 S27'56'58"E having a radius of 1768.00 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 S21'38'52"E 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 S20'17'08"E having a radius of 1922. 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 on a curve to the right, the center of which bears S14'57'22"E 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 501'32'03"E having a radius of 1165.09 feet, thru a central angle of 37'39' 19", an arc distance of 765.71 feet to a point which bears N4l'28' 10"E from the TRUE POINT OF BEGINNING; thence S36'19'35"W 188.63 feet to a point on a curve, the center which bears S36'l9'35"id 967.46 feet; thence northwesterly along said curve to the left, thru a central angle of 4'39'32", en arc distance of 78.67 feet; thence 53B'54'22'W 451 .74 feet to a point on a curve, the center which bears 543'36'23"W 170.00 feet; thence southeasterly along said curve to the right, thru a central angle of 3'08'37", an arc distance of 9.33 feet; thence S43'15'00"E 20.74 feet; thence S27'21 '32"W 44.74 feet to the TRUE POINT OF BEGINNING. F'Allt:tL C- 1 That portion of the south half of Section 13, Township 23 North, Range 4 East, V.M. in King County, Washington, of Junction Addition to the City of Seattle, according to the plat recorded In Volume 12 of Plats, page 75, records of said King County, and of C.E. Brownell's Donation Claim No. 41, described as follows: Beginning at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence S68'03'54"W 351.11 feet to the TRUE POINT OF BEGINNING; thence N68603'S4"E 575.56 feet; thence N12'01 '00"W 40.75 feet; thence S77'59'00"W 133.01 feet to a point of curve; thence along a curve to the right having a radius of 230.00 feet, through a central angle of 27.47'31" an arc distance of'111.56 feet to a point of compound curvature; the center of said curve bears N15'46'31"E 160.00 feet; thence along said curve to the right, through a central angle of 70'48'19" an arc distance of 197.73 feet; thence S82'15'0O"V 67.68 feet; thence S31'32'22"W 71.06 feet; thence N81'11'35"W 193.00 feet; thence 582'15'00"W 92.99 feet; thence S35'29'30"W 143.18 feet; thence N74.44'0(PW 84.85 feet; thence 560'16'00"W 67.00 feat; thence 512'16'00"E 97.35 feet; thence N68'06'46"E 53.79 feet to a point which bears N72'04'34"W from the TRUE POINT OF BEGINNING; thence S72'04'34"E 389.92 feet to the TRUE POINT OF BEGINNING. PARCEL B-2 That portion of the south half of Section 13, Township 23 North, Range 4 East, V.M. in King County, Washington and of Junction Addition to the City of Seattle, according to -plat recorded in Volume 12 of Plats, page 75, records of said King County, and of C.E. Brownell's Donation Claim No. 41 described as follows: Beginning at the south quarter corner of said Section 13; thence NOO'58'28"E along " the north-south centerline thereof 1092.82 feet; thence N68'03'54"E 224.45 feet to the TRUE POINT OF BEGINNING; thence 568'03'51,"W 575.56 feet; thence N721'04'34"W 389.92 feet; thence 568'06'46"V 429.32 feet; thence south 85.47 feet to a point of curve; thence on a curve to the left, having a radius of 60.00 feet, thru a central angle of 126'52'10", an arc distance of 132.86 feet; thence N53607'50'1 199.18 feet to a point of curve; thence on a curve to the right, having a radius of 200.00 feet thru a central angle of 53'59'30", an arc distance of 188.47 feet; thence 572'52'40"E 290.00 feet to a point of curve; thence on a curve to the left, having a radius of 197.00 feet, thru a central angle of 39'08'51", an arc distance of 134.60 feet; thence N67'58'29"E 380.92 feet; thence N31'27'12"E 204.86 feet to the TRUE POINT OF BEGINNING. PARCEL 8-3 That portion of the south half of Section 13, Township 23 North, Range 4 East, V.M. in King County, Washington; and of Junction Addition to the City of Seattle, according to the plat recorded in Volume 12 of Plats, page 75, records of said King County, together with vacated streets adjoining which would attach to said premises by opera- tion of Law; and of C.E. Brownell 's Donation Claim Mo. 41 , and of Tracts 25 and 26, Renton Shore lands 2nd Supplemental Maps 1958, described as follows: Beginning at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence N68'03'54"E 224.45 feet to a point hereinafter called "Point A"; thence S68'03'54"W 575.56 feet; thence N72'04'34'54 389.92 feet; thence 568'06.46"V 429.32 feet to the TRUE POINT OF BEGINNING; thence south 85.47 feet to a point of curve; thence on a curve to the left, having • radius of 60.00 feet, thru a central angle of 126'52'10", an arc distance of 132.86 feet; thence N53'07'50"E 199.18 feet to a point of curve; thence on a curve to the right, having a radius of 200.00 feet thru a central angle of 53'59'30", an arc distance of 188.47 feet; thence S72'52'40"E 290.00 feet to a point of curve; thence on a curve to the left having a radius of )97.00 feet, thru a central angle of 39'08'51", an arc distance of 134.60 feet; thence N67.58'29"E 380.92 feet; thence N31'27'12"E 204.86 feet to aforementioned "Point A"; thence N80'04'48"E 232.00 feet; thence 542'06'08"E 215.00 feet; thence 531'14'05"W 358.99 feet; thence 541'10'01"E 71.34 feet; thence east 114.27 feet; thence south 68.91 feet to the southerly line of said Tract 25; thence along the southerly line of said Tracts 25 and 26, the following courses and distances: N88'15'00"V 180.65 feet; I133'07'25"W 154.51 feet; N27'21'32"E 387.32 feet; N83'l7'25"W 171 .17 feet; 546'22'22"W 324.66 feet; 572'37'52"W 458.93 feet; N70'54'02"W 354.53 feet; 873'96'01'W 130.08 feet; and S41'16'07"V 316.18 feet to the north boundary of • tract of land deeded to King County and described under King County Receiving Number 6607786; thence westerly along said north boundary on • curve to the left, the center which bears 539'41 '39V 627.46 feet thru a central angle of 39'41'39", an arc distance of 434.70 feet; thence north along said north boundary 25.00 feet; thence west along said north boundary 245.69 feet; thence north 156.13 feet; thence N50'39'19"E 330.21 feet; thence S78'41 '24"E 180.00 feet to a point of curve; thence on a curve to the right, having a radius of 195.01 feet, thru a central angle of 78'41 '24", an arc distance of 267.83 feet to the TRUE POINT OF BEGINNING. r r rct_.t t_ d-'+ That portion of the southwest quarter of Section 13, Township 23 North, Range 4 East, V.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 premises by operation of law, and of C.E. Erownell's Donation Claim No. 41, described as follows: Beginning at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 884.84 feet to the southeast corner of Tract 26, Renton Shorelands Second Supplemental Maps 1958; thence 572'37'52"W 382.60 feet to an angle point in the south line of said Tract 26; thence K70'0'02"11 354.53 feet to an angle point in the south line of said Tract 26; thence S73'56'0l"sI 130.08 feet to an angle point in the south line of said Tract 26; thence 541'16'07"W along the south line of said Tract 26 a distance of 316.18 feet to the north boundary of a tract of land deeded to King County and described under King County Recording Number 6607786; thence westerly along said north boundary on a curve to the left, the center which bears 539'41'39"W 627.46 feet, thru a central angle of 39'41'39"; an arc distance of 434.70 feet; thence north along said north boundary 25.00 feet; thence west along said north boundary 245.69 feet to the TRUE POINT OF BEGINNING; thence north 156.13 feet; thence N50'39'19"E 330.21 feet; thence 1433'00'54"W 109.47 feet to the southerly margin of the Burlington Northern Railroad Right-of-Way, said point being a point on a curve, the center which bears 539'23'00"E 1853.00 feet; thence westerly along said southerly margin and curve to the left, thru a central angle of 3'59'19", an arc distance of 129.00 feet to a polntof compound curve, the center of said curve bears 543'22'19"E 4030.00 feet; thence westerly along said southerly margin and curve to the left, thru a central angle of 2'48'32", an arc distance of 197.57 feet to a point of tangency; thence 543'49'09"W 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 1571.00 feet, thru a central angle of 7'32'02", an arc distance of 206.57 feet to a point of compound curve, the center which bears N38'38'49"W 727.00 feet; thence westerly along said southerly margin and curve to the right, thru a central angle of 16'55'35", an arc distance of 214.77 feet to a point of caepound curve, the center which bears N21.43'140W 1055.00 feet; thence westerly along said southerly margin and curve to the right, thru a central angle of 11'24'08", an arc distance of 209.95 feet to a point of compound curve; the center which bears N10'19'06'51 696.00 feet; thence westerly along said southerly margin and curve to the right thru a central of 3'44'25", an arc distance of 45.43 feet to the easterly margin of the Charles Monster County Road; thence 534'18'31"E along said easterly margin 43.46 feet to the north boundary of said tract deeded to King County and described under King County Record- ing Number 6607786; thence N74'13r19"E along said north boundary 443.31 feet; thence N59'53'47"E along said north boundary 377.52 feet; thence east along said north boundary 35.00 feet to the TRUE POINT OF BEGINNING. PARCEL C That portion of Tract 25, Renton Shorelands Second Supplemental and that portion of the southeast quarter of Section 13, Township 23 North, Range 4 East, W.M., and that portion of the southwest quarter of Section 18, Township 23 North, Range 4 East, W.M., all in King County, Washington described as follows: Beginning at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence N68'03'54"E 224.45 feet; thence N80'04'48"E 232.00 feet; thence S42'06'08"E 87.16 feet to the TRUE POINT OF BEGINNING; thence 542'06'08"E 127.84 feet; thence 531'14'05'V 358.99 feet; thence S47'10'01"E 71 .34 feet; thence east 114.27 feet; thence south 68.91 feet to the south line of said Tract 25; thence S88'15'00"E along said south line and the north line of the south 650.00 feet of the southeast quarter of said Section 13, a distance of 2080.76 feet to the east line of said Section 13; thence S89'10'25"E along the north line of the south 650.00 feet of the southwest quarter of said Section 18, a distance of 81.57 feet to the south line of the Burlington Northern Railroad Right-of-Way; thence N71'29'031 1 along said south line 85.52 feet to the east line of said Section 13; thence N71'29'03"W along said south line 826.56 feet to a point of curve; thence on a curve to the right along said south line, the center which bears N18'30'57"E 1005.37 feet, thru a central angle of 33'54'00", an arc distance of 594.84 feet; thence N37'35'03"W along said south line 308.70 feet to a point of curve; thence on a curve to the left, along said south line, the center which bears S52'24'57"W 1165.09 feet, thru a central angle of 16'17'41", an arc distance of 331.35 feet to a point which bears N41'28'10"E from the TRUE POINT OF BEGINNING; thence 536'19'35"W 188.63 feet to a point on • curve, the center which bears S36'19'35"W 967.46 feet; thence northwesterly along said curve to the left, thru a central angle of 4'39'32", an arc distance of 78.67 feet; thence S38'54'22"W 451.74 feet to a point on • curve, the canter which bears R V.S1.3'36'23"W 170.00 feet; thence southeasterly along said curve to the right, ihru ,..;.. N a central angle of 3.08'37", an arc distance of 9.33 feet; thence S43'15'00"E t_' 20.74 feet; thence S27'21 '32"W 44.74 feet to the TRUE POINT OF BEGINNING. 144 EIS CHECKLIST CITY OF RENTON, WASHINGTON ENVIRONMENTAL CHECKLIST FORM FOR OFFICE USE ONLY Application No. Environmental Checklist No. PROPOSED, date: FINAL, date: Declaration of Significance Declaration of Significance Declaration of Non-Significance Declaration of Non-Significance COMMENTS: Introduction The State Environmental Policy Act of 1971, Chapter 43.21C, RCW, requires all state and local governmental agencies to consider environmental values both for their own actions and when licensing private proposals. The Act also requires that an EIS be prepared for all major actions significantly affecting the quality of the environment. The purpose of this checklist is to help the agencies involved determine whether or not a proposal is such a major action. Please answer the following questions as completely as you can with the information presently available to you. Where explanations of your answers are required, or where you believe an explanation would be helpful to government decision makers, include your explanation in the space provided, or use additional pages if necessary. You should include references to any reports or studies of which you are aware and which are rele- vant to the answers you provide. Complete answers to these questions now will help all agencies involved with your proposal to undertake the required environmental review with- out unnecessary delay. The following questions apply to your total proposal, not just to the license for which you are currently applying or the proposal for which approval is sought. Your answers should include the impacts which will be caused by your proposal when it is completed, even though completion may not occur until sometime in the future. This will allow all of the agencies which will be involved to complete their environmental review now, with- out duplicating paperwork in the future. NOTE: This is a standard form being used by all state and local agencies in the State of Washington for various types of proposals. Many of the questions may not apply to your proposal. If a question does not apply, just answer it "no" and continue on to the next question. ENVIRONMENTAL CHECKLIST FORM I. BACKGROUND 1. Name of Proponent ALTERRA CORPORATION 2. Address and phone number of Proponent: 710 CHERRY ST. SEATTLE, WA 98104 (206) 382-0333 3. Date Checklist submitted July, 1984 4. Agency requiring Checklist City of Renton Building & Zoning Dept. 5. Name of proposal, If applicable: Blackriver Technology Park 6. Nature and brief description of the proposal (including but not limited to its size, general design elements, and other factors that will give an accurate understanding of its scope and nature): The general site consists of over 70 acres. An area of over 51 acres shall be filled with approximately 425,000 cubic yards of material. Fill shall serve as base for future office/manufacture structure and an access road. For detailed information about future development see draft and final EIS "Blackriver Office Park" April 1981 & 82. 2- 7. Location of proposal (describe the physical setting of the proposal, as well as the extent of the land area affected by any environmental impacts, including any other information needed to give an accurate understanding of the environ- mental setting of the proposal): The site is located south of the Burlington Northern Railroad right-of-way. To the east is the Earlington Woods P.U.D. and to the south is the Washington Technical Park. 8. Estimated date for completion of the proposal: Filling shall be completed as suitable material becomes available. 9. List of all permits, licenses or government approvals required for the proposalfederal, state and local--including rezones): Grading and filling permit City of Renton 10. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain: Yes: Water, sanitary sewer and storm drainage utilities shall be installed as well as Blackriver Blvd. (access road). Future structures shall be constructed. 11. Do you know of any plans by others which may affect the property covered by your proposal? If yes, explain: Yes: SCS is currently using the site as a excaved soils stockpile. 12. Attach any other application form that has been completed regarding the pro- posal; if none has been completed, but is expected to be filed at some future date, describe the nature of such application form: See Attached: Master Application Form II. ENVIRONMENTAL IMPACTS Explanations of all "yes" and "maybe" answers are required) 1) Earth. Will the proposal result in: a) Unstable earth conditions or in changes in geologic substructures? X Yam- TANa w b) Disruptions, displacements, compaction or over- covering of the soil? X YES MAYBE NO c) Changeein topography or ground surface relief X0 YT MAYBE Fb— d) The destruction, covering or modification of any unique geologic or physical features? X Yrr- RUEB N- e) Any increase in wind or water erosion of soils, either on or off the site? X YES MAYS NO f) Changes in deposition or erosion of beach sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the Xbedoftheoceanoranybay, inlet or lake? WU— Explanation: B: The proposal is to fill w/425,000 CY overEsexiRA— elevations. C: See above. D: the clearing of trees and vegetation which may be considered unique. E: Only the limited amount that may occur during construction. F: The current SCS construction and work within the P-1 channel and this proposal change the flood boundry on site. 3- 2) Air. Will the proposal result in: a) Air emissions or deterioration of ambient air quality? X b) The creation of objectionable odors? X yrs- MAYBE NCI— c) Alteration of air movement, moisture or temperature. or any change in climate, either locally or regionally? X YES MAYBE N- Explanation: C: Due to the reduction of existing vegetation, there may be very minor localized changes. 3) Water. Will the proposal result in: a) Changes in currents, or the course of direction of Xwatermovements, in either marine or fresh waters? YET- M-AYEE No b) Changes in absorption rates, drainage patterns, or Xtherateandamountofsurfacewaterrunoff? YET- M Y B au- c) Alterations to the course or flow of flood waters? X YES MTIYBE N- d) Change in the amount of surface water in any water body?X VET- MAYBE NO e) Discharge into surface waters, or in any alteration surface water quality, including but not limited to temperature, dissolved oxygen or turbidity?X V!T MAYBE Nl f) Alteration of the direction or rate of flow of ground waters? X E MITE N - g) Change in the quantity of ground waters, either through direct additions or withdrawals, or through Xinterceptionofanaquiferbycutsorexcavations? YES MAYBE NO h) Deterioration in ground water quality, either through direct injection, or through the seepage of leachate, phosphates, detergents, waterborne virus or bacteria, Xorothersubstancesintothegroundwaters? Y E T-- guar Nl- i) Reduction in the amount of water otherwise available for public water supplies? X YE3- MAYBE AU Explanation: B: Due to imported soil types and compaction, the ab- sorption rates will change. Also the patterns will change due to proposed contours and elevations. 4) Flora. Will the proposal result in: a) Change in the diversity of species, or numbers of any species of flora (including trees, shrubs, grass, crops, microflora and aquatic plants)? X Ys MAYBE FU— b) Reduction of the numbers of any unique, rare or endangered species of flora? X vur WIFEE F(f c) Introduction of new species of flora into an area, or in a barrier to the normal replenishment of existing Xspecies? YES 'lava au- d) Reduction in acreage of any agricultural crop? X YET— M YB Nlf Explanation: A: Clearing of trees and shrubs shall reduce numbers. B: (See above) The area is a reparian forest which is unique in the area. C: The introduction of errosion control grasses and the prevention of the return of existing tree types in the areas of fill. 4- 5) Fauna. Will the proposal result in: a) Changes in the diversity of species, or numbers of any species of fauna (birds, land animals including reptiles, fish and shellfish, benthic organisms, insects or microfauna)? X YES MATT b) Reduction of the numbers of any unique, rare or X endangered species of fauna? YES MAYBE NO c) Introduction of new species of fauna into an area, or result in a barrier to the migration or movement X of fauna? YES MAYBE NO d) Deterioration to existing fish or wildlife habitat? YES MAYBE NO Explanation: A: Due to clearing and filling operations species may relocate to preserve areas. C: New species may use the area after the grasses take hold. 6) Noise. Will the proposal increase existing noise levels? X YES MAYBE NO Explanation: Construction noises and truck noise may increase but shall be short term. 7) Light and Glare. Will the proposal produce new light or glare? X YES MAYBE ND Explanation: 8) Land Use. Will the proposal result in the alteration of the present or planned land use of an area? X MTaYBE NO Explanation: The present land use is reparian forest. However, the zoning is MP and the proposal is to clear and fill part of the site. 9) Natural Resources. Will the proposal result in: a) Increase in the rate of use of any natural resources? X YES MAYBE NO b) Depletion of any nonrenewable natural resource? X YES MAYBE W51— Explanation: A: The proposal will use soil and rock suitable for such filling operations. 10) Risk of Upset. Does the proposal involve a risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event of an accident or upset conditions? X YES— MAYBE Explanation: Only which is typical in the construction processes 11) Population. Will the proposal alter the location, distri- bution, density, or growth rate of the human population of an area? X DES— MAYBE p?f Explanation: 5_ 12) Housing. Will the proposal affect existing housing, or X create a demand for additional housing? YES MAYBE NO Explanation: 13) Transportation/Circulation. Will the proposal result in: a) Generation of additional vehicular movement? X YES MAYBE NO b) Effects on existing parking facilities, or demand X for new parking? YES MAYBE NO c) Impact upon existing transportation systems? X YES MAYBE N(T d) Alterations to present patterns of circulation or X movement of people and/or goods? YES MAYBE NO e) Alterations to waterborne, rail or air traffic? X YES MAYBE NO f) Increase in traffic hazards to motor vehicles, X bicyclists or pedestrians? YES MAYBE N() Explanation: C & F: The use of large trucks to bring soils to the site via freeways and city streets. 14) Public Services. Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the following areas: a) Fire protection? YES MAYBE NO b) Police protection? X YES MAYBE NO c) Schools? X YES MAYBE NO X d) Parks or other recreational facilities? YES MAYBE NO e) Maintenance of public facilities, including roads? X YES MAYBE NO f) Other governmental services? X YES MAYbE NO Explanation: E: May be some dirt and dust caused by trucks on public roads. 15) Energy. Will the proposal result in: a) Use of substantial amounts of fuel or energy? YES MAYBE NO b) Demand upon existing sources of energy, or require the development of new sources od energy? X YE` MAYBE Explanation: 16) Utilities. Will the proposal result in a need for new systems, or alterations to the following utilities: a) Power or natural gas? X YES MAYBE NO b) Communications systems? X YES MAYBE NO c) Water? X YES MAYBE NO 6- d) Sewer or septic tanks? X yr MAYBE 0— e) Storm water drainage? X YET— MRl` Iva- f)Solid waste and disposal? YES MAYBE N0 Explanation: , E: Storm drainage and erosion control system on site will be required. 17) Human Health. Will the proposal result in the creation of any health hazard or potential health hazard (excluding Xmentalhealth)? YT MAYBE N• Explanation: 18) Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive X site open to public view? VET— MAYBE NU— Explanation: The replacement of a forest by grass lands may be offensive to some aspects of the public 19) Recr^:lion, Wit: a.:; propo>al reac:lt in 41 im,.act upon the quality or qu .btlty ;? ;;xisting opportunities? X YET— M—FYBr NU— Explanation: 20) nrcheological 'Ni_storical. Will the proposal result in an alteraCion o a signT4icant archeological or historical Xsite, structure, object or building? yr Y ' Ni Explanation: III. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any decla- ration of non-significance that it might u n reliance upon this checklist should there be any willful misrepresentation o willfu lack of full is osure my part. Proponent: signed DeLhk) ..J a0N4S name printed) City of Renton Building c Zoning Department May, 1983 Fora • 176 ADJACENT LANDOWNERS BATCH NUMBER:CK C'JMMENTS CUSTOMER NAME RICHARD CAROTHER yy yy yyy yyyy ,yy yy yyy yy yyy yyy y yyyy y y yyy yy y yy yy yyyy yyy T********************** T**1,'T***********T*************************** 7 1 43 70-1980-01 2143 70-2 000-05 F/CHG ASSOCIATES E0980 CF/CHG ASSOCIATES E0980 00 S 333RD ST 200 S 333RD ST FEDERAL WAY WA 98003 FEDERAL WAY WA 98003 214370-2280-06 377920-0005-04 CF/CHG ASSOCIATES E0980 NEWBURN LLCYAL L C0379 200 S 333RD ST 2230 151ST PL SE FEDERAL WAY WA 98003 BELLEVUE WA 98007 377920-0010-07 377920-0053-05 SANFORD H S 441938 SANFORD H S 441938 4520 55TH AVE NE 4520 55TH AVE NE SEATTLE WA 98105 SEATTLE WA 98105 377920-0056-02 377920-0120-04 SANFORD H S 441938 SANFORD H S 441938 4520 55TH AVE NE 4520 55TH AVE NE SEATTLE WA 98105 SEATTLE WA 98105 377920-0150-07 377920-0170-03 BLACK RIVER QUARRY BLACK RIVER QUARRY 6808 S 140TH 6808 S 140TH ST SEATTLE WA 98178 SEATTLE WA 98178 722950-0320-02 918800-0010-03 BLACK RIVER QUARRY INC FIRST CITY QUITIES 329999 6808 S 140TH 800 5TH AVE SUITE 4040 SEATTLE WA 98178 ' : SEATTLE WA 98101 918800-0020-01 918800-0030-09 HOLVICK DEREGT KOERING 319800 HOLVICK DEREGT KOERING 319800 1230 OAKMEAD PWY SUITE 210 1230 OAKMEAD PWY SUITE 210 SUNNYVALE CALIF 94086 SUNNYVALE CALIF 94086 918800-0040-07 918800-0050-04 HOLVICK DEREGT KOERING 319800 HOLVICK DEREGT KOERING 319800 1230 OAKMEAD PWY SUITE 210 1230 OAKMEAD PWY SUITE 210 SUNNYVALE CALIF 94086 SUNNYVALE CALIF 94086 918800-0060-02 918800-0130-08 HOLVICK DEREGT KOERING 319800 FIRST CITY EQUITIES 391023 1230 OAKMEAD PM' SUITE 210 800 5TH AVE SUITE 4040 SUNNYVALE CALIF 94086 SEATTLE WA 98104 918800-0140-06 918800-0150-03 FIRST CITY EQUITIES 391023 KING COUNTY 359800 800 5TH AVE SUITE 4040 500 KC ADMIN BLDG SEATTLE WA 98104 SEATTLE WA 98104 k****************************4 c************************************** BATCH UMBER:CS COMMENTS 121ND. L-A iD CUSTOM _R NAME RICHARD CAROTHER owiuF_Q,Z c************************************ i&* 722950-0 310-04 242304-9008-04 STATE JF WN CONTAINER CORP OF AMERICA C0481 No A c•n2.F_Ss or 62r-_caR.0 1 1ST NATL PLAZA CHICAGO IL 60670 182305-9250-06 182305-9250-06 PAC IF II: COAST RR CO 301 GR EAT NORTHERN BLDG A // SEATTLE WA 98101 v 132304-9C06-09 132304-9007-08 SANFORD H S 441938BURLINGTUN NORTHERN INC 1279 4520 55TH AVE NE I SEATTLE WA 98105 810 3RD AVE TX DPT 208 CTRL SE ATTLE WA 98104 132304-9009-06 132304-9010-03 BURLINGTON NORTHERN INC A0181 SANFORD H S 441938 810 3RD AVE 4520 55TH AVE NE 208 CENTRAL BLDG - TAX DEPT SEATTLE WA 98105 SEATTLE WA 98104 132304-9020-01 132304-9025-06 C & P S RY CO CF CHG ASSOCIATES E0980NoACT+2.E_SS aF f ECOtJ) 200 S 333RD ST FEDERAL WAY WA 98003 1323 04-9 078-0 2 1323 04-908 0-08 KING COUNTY 0740 0577 KING COUNTY 0740 0577SoofcC. ADMIIJ gLpG 5-00 KG ADMM0 F5L_D61 Sl_ATr _r WA SEA-TrLE_ wA98104 98104 132304-9034-04 132304-9084-04 BURLINGTON NORTHERN INC 2D9800 810 3RD AVE WA208CENTRALBLDG-TAX DEPT SEATTLE WA 98104 PROJECT DESCRIPTION PROJECT DESCRIPTION I . PR(JECT TITLE BlEckriver Technical Park, Clearing and Grading, Renton, Washington II . SCOPE OF WORK BlEckriver Technical Park is located on 71.16 acres of land to the south of The Burlington Northern Railroad tracks and to the north of Washington Tech- nical Park and the renovated P-1 Channel . ThE project includes clearing and grading approximately 51 acres of the north easterly portion of the site. There are preserve areas containing significant trees within the clearing area that will be retained. (See attached, "Guide- lires for the Preservation Outside the ' Preserve' Zone") . Over 19 of 71. 16 acres shall be retained as natural preserve areas or are currently being utilized for the renovation of the P-1 Channel . ThE grading will include raising existing grades up to base grades for future access drive, utilities and building development. The grades will increase a ma> imum of 12 feet at the west end of the site in order to accommodate exist- inc sanitary sewer pipe invert elevations offsite. Fills at the southeast will also bring existing grades above the 100 year flood levels. ThE transition fill slopes will be set at 2 to 1 maximum steepness and cut slcpes set at 3 to 1 to assure stability of the railroad tracks. III. Fill Material A. Type - The material to be used for this project will be from various sources. Approximately 30,000 cubic yards of material will be from on-site excavated from the old railroad grade. Approximately 95 to 97,000 cubic yards of material is currently being deposited on-site from the P-1 Channel project. Material from the I-90, Mercer Island and Mt. Baker Ridge Tunnel may be deposited on-site. Portions of the soils reports containing soil logs are attached herein. Other sources of material shall be utilized as they become available. There shall be a soils engineer on-site to grade and inspect all import- ed materials. The entire filling will require approximately 425,500 cubic yards of material . B. Construction Methods - The following are the approximate steps to be followed during the placement of all fills: 1 ) Drain area within limit of work of standing water. 2) Clear vegetation, except significant trees to be preserved. 3) Place filter fabric on soft soils and on access drive. 4) Establish erosion controls at limit of work. 5) At Access Road place 18 inches of material on top of woven filter fabric as a fill mat compacted to 95%. 6) Place and compact additional soils in 8 inch lifts throughout fill areas. 7) Installation of the fill material shall be in accordance with Standard Specification for Municipal Public Works Construction" 1981 Edition, Washington State Chapter APWA. C. Truck Routing - Freeway: All loaded trucks shall approach the site from I-5 North and/or Southbound, exit at Empire Way South, turn southeast and continue to Rainier Avenue South, turn South to South 7th Street, head west to Powell Ave S.W. and North to enter the site. Load limits on I-405 may allow empty truck to use I-405 as an alternate route. Arterials and City Streets: Access to the site may also utilize Monster Road at the west end of the site. Truck traffic shall use Empire Way South and exit at 68th Ave. S. , proceed to Monster Road S.W. and access the site utilizing the existing 12 foot wide dirt road, currently being used for the P-1 Channel Project. IV. Dust Control Prior to hydro-seeding, dust control shall be accomplished by controlling moisture content of soil and sprinkling. V. Hours of Operation The hours of sitework shall be the general work hours of 7AM to 5PM, 5 days a Heek. Truck hauling to the site may be reduced during AM/PM "Rush Hour" , traffic periods to reduce congestion of arterials and city streets. VI. ReFabilition and Seeding SeE the attached - Erosion Control Specification, Section 02485. VII. Project Timing ThE clearing and grading shall start upon issuance of a permit from the City of Renton (Est. September, 1984) , and continue until the proposed grades are reached. ut Quantities Planimeter Readings Cubic 1st end 3rd average Yards 123.5185 3 29 28 29 216.0494 29 29 3 . 2933333 228. 3951 34 32 31 . 3233333 328.3951 56 58 55 .5633333 318.5185 29 29 31 . 2966667 354.3210 67 64 67 66 492. 5926 69 65 67 67 619. 75.31 1 . 02 1 99 1 . 003333 498. 7654 33 35 35 .3433333 274. 0741 4 39 4 .3966667 314.8148 45 46 45 . 4533333 501 . 2346 9 9 9 9 695.0617 95 97 1.01 . 9766667 654. 3210 8 79 78 79 566. 6667 71 77 74 74 786. 4198 1.4 1.37 1.38 1.383333 1079.012 1 .52 1.53 1.54 1 .53 1390. 123 2.22 2.24 2.21 2. 223333 1596. 296 2. 1 2.08 2.08 2.086667 1553.086 2. 1 2. 1 2. 12 2. 106667 1600.000 2.22 2. 2 2.22 2. 213.333 1916.049 2. 98 2.94 2.96 2.96 2625.926 4. 15 4. 1 4. 14 4: 1.3 3272.840 • 4. 73 4. 7 4.69 4. 706667 3295.062 4. 22 4. 17 4. 10 4. 19 2566. 667 77 2. 73 2. 72 2. 74 Cut Quantities Planimeter Readings Cubic 1st 2nd 3rd average Yards 2.77 2.73 2.72 2.74 1596.296 1.56 1 .57 1 .58 1 .57 824. 6914 65 66 66 . 6566667 243. 2099 0 TOTAL 30532. 16 bl acc f Bl. i;ck Ed ver MLO 6/15/84 Station Fill Quantities Flanimeter Readings Cubic 1st 2nd 3rd Average Yards 985 0 423. 0864 1100 1 99 99 . 9933333 2765. 43'2 1200 6.45 6. 49 6. 48 6. 473333 6061 . 728 1300 9.91 9.89 9.88 9.893333 8958.025 1400 14.28 14.28 14.32 14. 29333 13783.95 1 500 72. 85 22.96 22.96 72. 9273 16956.79 1600 22.89 22.84 22.85 22. 86 18465. 43 1700 26. 97 27.04 26.98 26.99667 17450. 62 1 800 20.04 20. 14 20. 18 20. 12 15903. 70 1900 22.83 22.82 22.81 22. 82 16464. 20 i00 21 . 69 21 . 59 21 .62 21 .63333 15813. 58 2100 21 .04 21 . 1 21 .05 21 .06333 14640. 74 2201J 18.51 18. 46 18.43 18. 46667 13692.59 2300 18.53 18.51 18. 47 18.50333 12551 .05 2400 15. 41 15. 4 15. 35 15.38667 13503.70 2500 21.09 21.08 21 .05 21 .07333 15591 .36 2600 21.02 21.06 20.99 21.02333 14850. 62 2700 19. 12 19.08 19.02 19.07333 14392.59 2800 19.82 19. 77 19.77 19. 78667 ti. 14725. 93 2900 19.9B 19.94 20 19.97333 14364. 20 3600 18.81 18.78 18. 84 ,18. B 1 14237.04 3100 19. 65 19.65 19. 59 19. 63 15918.52 3.200 23.37 23.31 23.37 23.35 18432. 10 . 300 26. 46 26.41 26. 38 26. 41667 18675. 31. 3400 24.09 23.93 24 24.00667 18088.89 3500 24. 86 24.85 24. 79 24. 03333 10739. 51. 25. 79 25. 71 25. 79 25. 76.33_ bl accf Black River MLO 6/15/84 Station Fill Quantities PlaniRueter Readings: Cubic 1st 2nd 3rd Average Yards 3600 25. 79 25.71 25. 79 25. 76333 17496.30 • 3 700 21 . 5 21 .53 21 . 4 21 . 47667 14386. 42 7.800 17. 41 17. 33 17. 36 17. 36667 12 106. 17 3900 15.3 15. 39 15. 27 15. 32 9945. 679 4000 11 .52 11 . 48 11 . 6 11 .53333 7438. 272 4100 8.5 8.56 8.59 8.55 5724.691 4200 6.91 6.89 6.92 6.906667 4808. 642 4300 6. 1 6.06 6.07 6.076667 4250. 617 4400 5.39 5. 41 5. 4 5. 4 3551 .852 4500 4. 21 4.24. 16 4. 19 2760. 494 4600 3.27 3.27 3.25 3. 263333 2316.049 4700 2. 99 2.99 2.99 2.99 2002. 469 4800 2. 42 2. 41 2.42 2. 416667 1434.568 49041 1 . 45 1 . 47 1 . 45 1 .456667 887. 654 3 5000 96 93 93 94 569. 1358 5100 6 59 6 .5966667 587.6543 52i i 98 1 99 99 297 5281 0 TOTAL 456015. 1 _ EROSION CONTROL 02485 PAGE 1 PART 1 GENERAL 1.01 GENERAL k. Erosion control shall consist of seeding, fertilization, tacki- fier and mulching the areas shown on the plans , all in accordance with these special provisions , the standard specifications , and the details shown on the drawings. PARE 2 PRODUCTS 2.01 SEED 1. Grass seed of the type specified and shall conform to the standards for "certified" grade seed or better as outlined by the State of Washington Department of Agriculture's "Rules for Seed Certification," latest edition. Seed shall be furnished in standard containers on which shall be shown the following information: 1. Seed name 2. Lot number 3. Net weight 4. Percentage of purity 5. Percentage of germination 6. Percentage of weed seed content and inert material clearly marked for each kind of seed in accordance with applicable state and federal laws B. Upon request, the Contractor shall furnish the Owner' s Represen- tative with duplicate copies of a statement signed by the vendor certifying that each lot of seed has been tested by a recognized seed testing laboratory within six (6) months of the date of delivery on the project. Seed which has become wet, moldy, or otherwise damaged in transit or storage will not be accepted. C. The seed mixture and rate of application shall be as follows: Perennial Rye 40 pounds per acre Creeping Red Fescue 26 pounds per acre White Dutch Clover 15 pounds per acre Shasta Daisy 8 pounds per acre Alaska Strain) Total 90 pounds per acre Apply at the rate of 90 pounds per acre. 2.( 2 FERTILIZER A. Fertilizer shall be standard commercial grade of organic or inorganic fertilizer of the kind and quality as specified. It may be separate or in a mixture containing the percentage of total nitrogen, available phosphoric acid, and water-soluble EROSION CONTROL 02485 PAGE 2 potash in the amounts specified. All fertilizers shall be furnished in standard unopened containers with weight, name of plant nutrients, and marked, all in accordance with state and federal laws. B. Acceptable commercial fertilizer may be supplied in one of the following forms: 1. A dry free-flowing granular fertilizer suitable for applica- tion by agricultural fertilizer spreader commonly available. 2. A soluble fertilizer ground to a fineness that will permit complete suspension of insoluble particles in water, suit- able for application by a power sprayer. 3. A granular or pelleted fertilizer suitable for application by blower equipment. 4. A nonvolatile liquid fertilizer. C. Commercial fertilizer in the following formulation shall be furnished as specified. Fertilizer shall be slow release type: Total nitrogen 10% N) Available phosphoric acid 20% P) Water-soluble potash 20% K) D. The rate of fertilizer application shall be three hundred (300) pounds per acre. Fertilizer other than commercial grade shall be furnished only when specified or when shown on the plans. 2.1)3 MULCH - WOOD CELLULOSE MULCH A. All mulch material shall be in an air-dried condition, free from noxious weeds, weed seeds, and other materials detrimental to plant life. "Silva-Fiber" or approved equal . B. Mulch shall be applied at the rate of 1 ,500 pounds per acre. C. Wood fiber mulch shall be adequately and uniformly agitated and mixed in uniform distribution until pumped from tank. Mulch shall be dyed green. 2.1)4 TACKIFIER A. Tackifier shall be 100 percent organic material of a combination of hydrocolloids selected to form a protective film. J-Tac or approved equal . PART 3 EXECUTION 3.01 Before proceeding with this portion of the work, the Contractor shall be required to provide the Owner's Representative with EROSION CONTROL 02485 PAGE 3 sufficient evidence of his past successful experience in this type of work. 3.02 SEEDING OPERATION A. Seeding shall begin immediately following the bringing to speci- fied finished grade an area of sufficient size that will ensure an efficient and economical operation, unless otherwise directed. Seeding shall be done within the proper seeding dates in the prevailing area or as directed by the Owner's Representative. B. Seeding shall not be done during windy weather or when the ground is frozen. Seed and fertilizer shall be placed at the rate and mix specified or as directed by the Owner's Representative. Where seed is sown with water by the use of hydraulic seeder, inoculant may be added to the solution at the rate recommended by the manufacturer. Seed and fertilizer may be sown by the fol- lowing methods: 1. An approved type hydraulic seeder which utilizes water as the carrying agent, and maintains a continuous agitator action which will keep the seed and fertilizer mixed in uniform distribution until pumped from the tank. The pump pressure shall be such as to maintain a continuous, no-fluctuating stream of solution. 2. Areas inaccessible to the above methods of application shall be seeded and fertilized by approved hand methods. Distri- bution of the material shall be uniform and at the rate specified. It shall be the Contractor's responsibility to provide qualified equipment and methods to perform the work as specified. 3.03 SPREADING MULCH P. Mulch material of the type specified shall be furnished, hauled and evenly applied at the rates indicated, where shown on the plans, or where directed by the Owner's Representative. Mulch shall be spread on seeded areas within forty-eight (48) hours after seeding unless otherwise specified. Distribution of mulch material shall be by means of a mulch spreader which utilizes forced air to blow mulch material on the seeded areas. The spreader shall produce a uniform distribution of mulch. When specified, mulch material shall be anchored in place with a tackifier of the type specified. Mixed with the mulch at the rates recommended by manufacturer or as specified. Areas beyond the range of the mulch spreader shall be mulched by hand methods. Distribution of the materials shall be uniform and at the rate specified. EROSION CONTROL 02485 PAGE 4 3.04 CONTRACTOR'S RESPONSIBILITY FOR WORK A. The Contractor shall be responsible for all work herein described in accordance with the following requirements and/or as directed by the Owner's Representative: 1. Protect all areas involved against vehicle and pedestrian traffic by warning signs and barricades. 2. Reseed by specified means all areas failing to show a uniform stand of grass after the germination of seed, or damaged through any cause before the final inspection. END OF SECTION Guidelines for Tree Preservation Outside the "Preserve" Zone Trees selected for preservation shall have a "tree well " (fill retainingwall ) constructed to maintain an undisturbed existing ground area around the tree. Provide approximately 5 sq. ft. for each caliper inch of trunk measured at 48" above existing grade. The tree well shall be constructed in a manner to protect all roots. No root cutting allowed. Special care shall be taken to maintain ground water level and quality as nearly as possible to pre-development conditions. This may include special irriga- tion and drainage systems or culvert systems connecting the tree wells to nearby wetlands so that the rise and fall of ground water will be similar to pre-development conditions. Storm water may be retained on-site as necessary or desirable to assist in maintaining ground water levels. Tree wells shall be constructed of railroad ties (or treated timbers) with an 8 inch high curb of timber, concrete or asphalt on all sides. Provide hand rails where resultant depressions are more than 30 inches deep. Conditions may vary at each tree location. Analyze each tree to ascertain the best solution or combination of solutions to minimize adverse environ- mental impacts. Consult an Aborist regarding selection of trees to be preserved and preserva- tion procedures to be used. Selected trees are subject to review and approval by the City of Renton. HAl4 FLAIL Kg.AUIR.Kt=0 PAN1II 445 w/ . — G. PLANTI -4 eb" LURt3 1;14v. 7 —RET I I-t icxrrs: c E E7CIST Ids lt' 3 w' t` u+ "`,fir .' la izAP aWETLANDS4c- P sEtzvE) ut-471 -11.4izBmr> AREA hlarr a: -ULVE KT AT EL EVATI al-4 .RM I t-4 o4J IT E , Tb A L Lc)t.‘l c. tZo L t-.4 c> W P-T I . F RAM Ap—IAGF-JT (,J>rTLA-JD Tc> FL4:4k1 IN- AMID OUT of VLF - AkS FL L1 - T>='s. LANDSCAPE GUIDELINES Landscape Guidelines r. m; yy ut 4 for t 4 fin810 r ,J 0 Wo Alterrat Corporation r„ dT•"r-• 4 C t ' r f C r3... , k a. is y r 1 t`r. ,PR 'n y4 f' .+ . s7'':`itr tFffi .'r i. r*,.. T vLi 26 d ,0`.It it ir byl 4 t y ke FilX l-ii s (r rr+thars As &cia 2 W . itee I 1 .01 INTRODUCTION LANDSCAPE GUIDELINES The landscape consists of elements that give form to exterior spaces. Thus, the character of the landscape is created by elements such as streets and building setbacks, the variety and placement of elements such as signing, site lightiig, walkways, and plant materials, and the arrangement of major func- tional elements such as project entrances, parking lots, buildings, service areas etc. Given :hat project architecture and building sites within Black River Office Park will most likely be of varying types and sizes, landscaping as a design element will play the key role in creating and conveying the overall character of Bla:k River as a "park-like" working environment. The purpose, then, of these _andscape Guidelines, is to provide design criteria which will help to insure that Black River Office Park achieves an image that is distinctive, clearl, understandable and unified. The Landscape Guidelines recognizes that the Black River Office Park consists of thrae prominent zones, namely, the streetscape zone, the interior zone, and the "p^eserve" zone. While the "preserve" zone is precisely as it suggests, areas )f no disturbance, an understanding of the nature of the other two zones is imp)rtant to understanding the landscape guidelines and their intent. NAu-I=S A". 6.y/.1 Ft:"W.LL Ate.S.kL115 1 4A4-+E3 Avm S t Fb LL Ate. S.6 4. t r R.I oR ZONE r 101 f C14ES AVE- S.l4l PZE E.RN/E2' Z 1 .1 Streetscape Zone the streetscape zone is the primary image setting zone. All improvements vithin this zone will have the greatest degree of control . Attributes within this zone include: 1 . The Landscape Easement - This easement begins at the back of the curb of the main roadway and extends inward for a distance of 30 feet along the entire length of the main roadway. The first 13 feet minimum (including a 5 foot walk) to 24 feet maximum are designated as a Public Parkway and shall be installed by the Developer. The remaining 6 feet minimum to 17 feet maximum shall be a Transition Zone to be improved by the adjacent user. Common elements within the Landscape Easement include walkways, planting, irrigation, street lighting, project signing and project entries. 4 -Avg. ',.1.1/41.-1 v- AVK. . .W.1 /5 51K - .T. APB ZOINE n 4 .,.K1NU A.d LAND'.- Fi c TIS SIDE of WAL WA`f SN LL I ç ' 11%1, lice FIzz,VIGg•ID BY uER I II -• ,--*-.-divA41144-) . 5, 1 k0.1-4(v• - tir cialfilliriati. fl ' tgras ,7,Fvi 1o' :`eras .. --Alek FzZiPa.gr r imile II LIIJ may WA. W 1' ' of .t e.' Mti 1. LAIN ki FoRMAL S7 R. . .T E E Pt-AhtTI NG LA_ LANDSc+APIN& THIS SIPS of I,,,ALK -t- I kIc 1_uD!hlca WAL- t ) Sh•LL_ ge PR vI af.l I Hp A' = 'SE M t IT BY 1?FvF-s,_ PAR. 1 .1 .1 Streetscape Zone Design Concept the streetscape within Black River Office Park will consist of a unified jingle image, namely: a single row of street trees planted approximately 5 feet from the curb line on a landscaped berm, on both sides of the main roadway. Lawn shall occur from the curb to the walkway. Informal tree, shrub and ground cover plantings shall occur between the walkway and the landscape easement. 4 1?-w. _ . vul,- I," IllPiti' <h:.Il 4110 tf)# 11001111.1111111 It 5"RZ..-r TREE- 1)i--- ...... ....... a.. AM. AMMO. ,...... ...., .m... AM;. r Aftv...1 41411. I NFOKMt L_ PLANrf Ne : Vlb-vagvk nill 1?...)Lak.D.‹....4>v .g. IA Individual project entries will punctuate these plantings providing iighlighted corporate identification. walkway will meander through the public parkway providing an added iimension to the overall Black River streetscape scene. r Ni IDA 4 LAH•I P 6& FM MENT 1 .1 .2 Interior Zone he interior zone encompasses all exterior elements from the 30 foot landscape Easement to the building setbacks. This zone is subject to the reeds of each User and, thus, is meant to have a greater degree of flexi- lility than the streetscape zone. Common concerns within this zone in- clude: parking lot arrangements and landscaping, site lighting, regula- iory and directional signing, and service area screening. 441*°% 1 c = NAcNES AVE. S.W_ oWEt.t_ AvE3.1 1. I NTH.F- . 1 .1 .3 Interior Zone Design Concept It is intended that the interior zone of Black River Office Park, consist- ing primarily of parking lot landscaping, be planted in geometric patterns. Refer to Section 1 .2.4.b-4 for plant types. ) Subtle light levels, re- strained graphics and screening of service areas will all contribute to reinforcing the Black River landscape design concept. 1 .2. LANDSCAPE DESIGN GUIDELINES 1 .2.1 Assessment District Installation and Maintenance Agreement All landscape improvements within the Public Parkway (Section 1 .1 .1-1 ) will be installed by the Developer or successor. The 30 foot Landscape Easement (Public Parkway and Transition Zone) landscaping and irrigation will be installed as a continuous linear system the entire length of the streetscape zone. Occasional demolition and interruption of this system will be necessary during the process of access drive installations. It is a responsibility of the User to maintain the flow of the irrigation system during construction, and to re-establish the planting, grading and final irrigation layout that has been interrupted. PR V k Y I RY 1 D I I L_ INPEs 1 .2.2 Maintenance of Unimproved Sites Sites that are not improved or built upon shall be maintained in a clean and neat appearance by the User. Weeds, brush and trash will be removed twice a year, once in the spring and once in the fall , or more often as required to maintain a high quality appearance. The Developer and their representative have the right to perform the necessary maintenance and charge the individual User as neces- sary. 1 .2.3 Landscape Coverage A minimum of five (5) percent of the area within the property lines of a development site shall be devoted to landscape materials unless otherwise approved in writing by the Grantor or successors. 1 .2.4 Street Frontage Zone Design Guidelines 1 .2.4 a Definition of Street Frontage Zone The street frontage zone is defined as that portion of the site which is adjacent to the Landscape Easement and/or is visible from the street. 10_ AcS M ANT glEAg Y.Rzas 1 .2.4.b Specific Design Limitation within the Street Frontage Zone 1 . Grading: Finish grading for each site shall meet the existing grade of the Public Parkway boundary. Transition slope in this zone shall not exceed 4:1 . 2 . Service Areas: Service areas within this zone are to be enclosed with solid walls and screened with the appropriate landscape material . Refer to 1 .2.4.b-4 for plant types. ) Parking: All berms within the Landscape Easement zone shall be 3 feet minimum above the surface parking elevation within the street frontage zone. tilp#A 4:1MAX. 41.01,E i T ui CAA 7 Ne-I6f`1ce 1S i-Czl-4iR Q e ill PAKKiN(A. 12-LAPI4AY z Mal-t-t- 4 . Screening Shrubs: The following shrubs, in combination with walls and/or fences , have been selected to aid in eye level screening of service areas. Planting areas shall be a minimum width of 4 feet. Planting areas exceeding 4 feet shall also conform to these landscape guidelines. The shrubs should be planted at a size to achieve a minimum height of 5 feet within a 3 year period from the date of planting. Plant Name Maximum Spacing Comments Photinia fraseri 5 ' on center Cotoneaster franchetii 4' " II Cotoneaster lactea 4' " " Viburnum tinus 4' " " Viburnum rhytidophyllum 4' " II Mahonia aquifolium 3' " " Vaccinium ovatum 3' " " Prunus lusitanica 5' " IImust be clipped Arbuteus unedo 4' " " Pieris japonica 3' " " Ligustrum japonicum 3' " " Texanum' Thuja occidentalis 22' " " Buxus sempervirens 3' " must be clipped Rhododendron varieties 4' " " 1 .2.,' Parking Lot Landscape Requirements 1 .2.E .a Tree Planting Requirements 1 . Two (2) types of trees are identified for the parking lot planting. Refer to Section 1 .2.5.c for plant types. ) Type A: End of Parking Column Planting Type B: Interior Parking Lot Planting 5' 9' G 7Lt 4M N HP. 1 TYP'g. 'A' AI , . 40' 11.11'. ' i-g- E'.--S r.II° Odith,,4ti!, Oa, 6'-nZEE4 iv tpik ilt4. s •trr.).4..4.06,14, ,3, 4,,,,..........,, ,I, ,•,,...,. 4„k; R Ifit...., .... . .....Irp, ..... __,,...... ,iii. 4I1I61P 4L)19A4174I01 4. PE1zlMTK Pt E Fl-, -n F- a ul,L MN ENP of 1 I It - 'A' Tls 1 M , Ail,. tetir Alb. - 41 ,..Ilia 1119i. i w 8' Tiffs s .• • . n v ytim....„, isii. , Iriiir. Ailips,, g."'441}4. lb FizIr'e-re..1~ EGCE pi llN4A Type A: Type A trees shall be planted at the ends of parking columns. A single tree specie, with a minimum height of 12 feet shall be planted throughout the User' s entire parking lot compound. Type B: Type B trees shall be planted in the parking lot interior. A single tree specie, with a minimum height of 8 feet shall be planted every third stall . This tree specie may be different in separated parking lots within the compound. Credit will not be given for perimeter edge tree planting. i-- E} DF Gol'u Mt-4 RAiNTI N I rti E ',1=.: :(I ) ' Lid USED l f+Rot-No G 'HP2uk . l U 00I U 2 u U I O Li PAiz K l N<a 1-6 GoMPot-I,1D I 1-4?Mi?Io2 171,a.14TI NCB. 0-3 -9 I T`T-I PFGIE MAY VARY FILM I Y I _H_l-crr4 *0 I 2 0 3. t,INE Tree wells and planter areas within paved parking areas shall provide a minimum 4 foot clear planting space. Planting areas shall have a 6 inch curb on all sides. 1.61 , yea ink ,7( p" UfZ6 A•fzcLHD FL-44 TI NU ARC 1 .2.E .b Parking and Pedestrian Circulation 1 . Parking location and layout should facilitate easy and safe pedestrian circulation. 2. If the parking layout is more than one row deep, walking space with a minimum width of 4 feet between stalls should be provided at key locations. 4'- v. Ai-rep. O o ILKW.Y 1 P i\--"4:: 2 AisL s ce. t si- 3. If parking lots exceed two rows in depth, the alignment of the aisles should be in the direction of the pedestrian movement. i) L-- C r -Or,,, O Sl-1= I i V 1; T-' PEPEGT-17-144-4 1 T, ezzw_117,4z4 4 A., , , ,ma ors: i, dtrrj-- ltd. t /6,I s L - 2 2I1.ISLg4 orz 1 .2.5 c Parking Lot Plant Materials List Tree species are to be selected from the following lists , unless special soil or site conditions prevent the use of the recommended trees. Tree Lists for Parking Compounds The following lists of trees have been selected to create a park-like appearance in the parking compound. Type A Trees: (End of Parking Column Planting) Plant Name Minimum Size Comments Acer platanoides 12' ht Limb to 6' minimum Acer rubrum 12' ht Limb to 6' minimum Acer pseudoplatanus 12' ht Limb to 6' minimum Liquidambar styraciflua 12' ht Limb to 6' minimum Tilia cordata 12' ht Limb to 6' minimum Liriodendron tulipifera 12' ht Limb, to 6' minimum Quercus coccinia 12' ht Limb to 6' minimum Quercus borealis 12' ht Limb to 6' minimum Fraxinus pennsylvanica 12' ht Limb to 6' minimum lanceolata Gleditsia triacanthos 12' ht Thornless varieties only, Skyline' , 'Shademaster' Type B Trees: (Interior Parking Lot Planting) Plant Name Minimum Size Comments Magnolia grandiflora 8' ht Limb to 42' minimum Styrax japonica 8' ht Limb to 42' minimum Pyrus calleryana 8' ht Limb to 41/2' minimum Crataegus lavallei 8' ht Limb to 42' minimum Crataegus phaenopyrum 8' ht Limb to 42' minimum Mallus floribunda 8' ht Limb to 41/2' minimum Cercidiphyllum japonicum 8' ht Limb to 41/2' minimum Prunus sargentii 8' ht Limb to 42' minimum Prunus serrulata 8' ht Limb to 42' minimum Kwanzan' Prunus subhirtella 8' ht Limb to 42' minimum Autumnalis' 1 .2. 6 Vehicular Access Drive Design Guidelines 1 .2.5.a Location Criteria 1 . Access drives for ingress and egress shall be located by the Developer and/or User according to City of Renton standards. cgEp: A,Irz.. t gF-1'I. - 5F-g-H 1.1)4'.I N1..)<-. 1-2 1 local22 := :, i_)\'1 ,,, IN c 1 .2.6.b Limited Use Area at Access Drives 1 . The "limited use area" is defined as the area extending 10 feet on either side of an access drive and in that area of the first 10 feet extending from the curb line of the main roadway. 1617'1411t;(711" !:" I l` u I leit jr-a IMI L cs-rtz---nci 1 . MD..... , — j P MIT - 2. All objects higher than 30 inches above the top of the curb at the access drive curb opening, including but not limited to, shrubs, trees, signs and earth berms shall be located outside of the limited use area. 1 .2.7 Guidelines for Interior Property Lines and Landscape Areas 1 .2.7. i Side and Rear Yard Requirements 1 , A 5 foot wide minimum planting zone is to be provided continuously along and adjacent to all interior property lines. 2. All site drainage shall be directed away from the 5 foot zone. Drainage within the 5 foot zone may flow to an adjacent area. 3. A maximum slope of 2:1 is allowed within the 5 foot planting zone. A 1 foot minimum flat transition shall be provided at the top and bottom of all slopes within this zone. 1 .2.7.b Plant Material Requirements - Interior Property Lines 1 . Trees : Shall be located 4 feet from curbs or 1 foot from the property line. The trees selected for interior property lines must be species that have been used somewhere else on the User' s property. (Refer to Section 1 .2.5.c for plant types. ) i . Shrubs : Shall be located 3 feet from the property line or 2 feet from curbs, and planted with a maximum spacing of 5 feet on center. Groundcover: Shall be placed 24 inches on center maximum spacing, covering all ground surfaces. If the User selects lawn as a ground- cover, sod must be installed. 1 .2.7 c Planting and Irrigation Details and Specifications All planting and irrigation details and technical specifications shall conform to City of Renton, Washington Design Standards and the highest standards of the American Association of Nurserymen, the American Landscape Contractors Association, and the irrigation industry. A one year guarantee against all defects of materials and workmanship for all planting and irrigation shall be provided for all landscape improvements identified herein. The guarantee shall include replace- ment of plants not in normal , healthy growing condition at the end of the guarantee period with same species and size. The guarantee period shall begin when the Developer and/or User, or their representatives have accepted the work as 100 percent complete. The Developer may by deed or lease, transfer this responsibility to a User. 1 .2.8 Guidelines for Tree Preservation Outside the "Preserve" Zone rees selected for preservation shall have a "tree well " (fill retaining wall ) constructed to maintain an undisturbed existing ground area around 1,he tree. Provide approximately 5 sq. ft. for each caliper inch of trunk rleasured at 48" above existing grade. The tree well shall be constructed in a manner to protect all roots. No root cutting allowed. Special care hall be taken to maintain ground water level and quality as nearly as rossible to pre-development conditions. This may include special irriga- tion and drainage systems or culvert systems connecting the tree wells to nearby wetlands so that the rise and fall of ground water will be similar to pre-development conditions. Storm water may be retained on-site as necessary or desirable to assist in maintaining ground water levels. tree wells shall be constructed of railroad ties (or treated timbers) with n 8 inch high curb of timber, concrete or asphalt on all sides. Provide Fand rails where resultant depressions are more than 30 inches deep. Conditions may vary at each tree location. Analyze each tree to ascertain the best solution or combination of solutions to minimize adverse environ- mental impacts. Consult an Aborist regarding selection of trees to be preserved and preserva- tion procedures to be used. Selected trees are subject to review and approval by the City of Renton. HANG FLAIL Ph }Z .QuI Rf=p> FA\'1Nd3 ("1/ Iz13 - R PLANTING S" GURt3 RETAI I-4 lAlA Lt.. E:CIST'cs WETLANt,S <--- C PIzE - F2 v ) G U LVERT L;NPli lLi zBEC) AREA P4 rE: GULVEiZT 1 AT ELEVATION V R1"11N6D J SITE , To ALLokL UtZoutJO I,4?.-1 }Z f M AP.-1 AG F-I T (,J 1=TL4•ND TC) F Lo la1 I N. ,4 hl D P U T of P' I,IATE i= LEu FLy -L4A"T'>=5. DESIGN GUIDELINES & CC&R's DESIGN GUIDELINES & CC&R's BLACKRIVER TECHNOLOGY PARK Renton, Washington 9 Q Q.P J.A.G. / Renton Properties Associates, Developer Richard Carothers Associates , Planning Consultant July, 1984 Purpose The development of each site within Blackriver Technology Park is controlled and restricted by the Declaration of Covenants, Conditions and Restrictions for Blackriier Technology Park (hereinafter referred to as the "CC&R' s") , as well as applicable governmental codes and regulations. The CC&R's are directed toward achieviig the desired character and quality level of site development that will set Blackriver Technology Park apart from other business developments. The purpose of these Development Guidelines is to further define the requirements which a^e specifically and generally stated in the CC&R' s. These Guidelines are intendei in supplemented to the CC&R' s as an aid in the submittal of plans for approval by providing more detailed information on which to base a review. Any specifi : conflicts between shall be brought to the immediate attention of J.A.G.Renton Properties Associates. In general , however the priority of com- pliance is first; with governmental codes and regulations, second; with the CC&R's and thi ^d; with the Design Guidelines. The Owners/Occupants of each site within Blackriver Technology Park should familia^ize themselves with the intent and requirements of the CC&R's these Guidelines and all applicable governmental codes and regulations , and through their c)nsultant(s) , implement all those provisions applicable to their specific site developments. All development plans, landscaping plans and graphic designs, shall submitted to a Design Review Committee as described in the CC&R's. Contents Purpose 1.0 Introduction to Blackriver Technology Park 1.1 Location 1.2 Immediate Setting 1.3 Master Plan and Streetscape 1.4 Planning and Zoning 1.5 Flood Plain Restrictions 1.6 Engineering and Utilities 1.7 Permitted and Prohibited Uses 2.0 Approvals and Submittals 2.1 Master Plan Design Submittal 2.2 Preliminary Plan Submittal 2.3 Revision, Alteration, Addition or Change of Use Preliminary Plan Submittal 2.4 Institutional Review Process 3.0 Site Planning Guidelines 3.1 Building Site Coverage 3.2 Landscape Coverage 3.3 Building Heights 3.4 Street Setback 3.5 Interior Property Line Setback 3.6 Parking Requirements 3.7 Access and Drive Location 3.8 Sidewalks 3.9 Storage, Service, and Loading Areas 3.10 Refuse Collection Areas 3.11 Screening of Exterior Mechanical Equipment 3.12 Screening of Exterior Electrical Equipment 3.13 Fences and Walls 3.14 Utilities 3.15 Grading 3.16 Nuisances 4.0 Architectural Guidelines 5.0 Landscape Guidelines 5.1 Introduction to the Blackriver Technology Park Landscape Concept 5.1.1 Streetscape Zone 5.1.2 Streetscape Zone Design Concept 5.1.3 Interior Zone 5. 1.4 Interior Zone Design Concept 5. 1.5 Grantor Provided Amenities 5. 1.5a Exceptions 5. 1.5b Entry Feature 5. 1.5c The Commons 5. 1.6 Other Requirements 5.2 Landscape Design Guidelines 5.2. 1 Assessment District Installation and Maintenance Agreement 5.2.2 Maintenance of Unimproved Sites 5.2.3 Landscape Coverage 5.2.4 Street Frontage Zone Design Guidelines 5.2.4a Specific Design Limitation within the Street Frontage Zone 5.2.5 Parking Lot Landscape Requirements 5.2.5a Tree Planting Requirements 5.2.5b Parking and Pedestrian Circulation 5.2.5c Parking Lot Plant Material List 5.2.6 Vehicular Access Drive Design Guidelines 5.2.6a Location Criteria 5.2.6b Limited Use Area at Primary and Secondary Access Drive 5.2.7 Guidelines for Interior Property Lines and Landscape Areas 5.2.7a Side and Rear Yard Requirements 5.2.7b Side and Rear Yard Landscape Requirements 5.2.7c Plant Material List-Interior Property Lines 5.2.7d Planting and Irrigation Details & Specifications 5.2.8 Guidelines for Exterior Property Lines 5.2.9 Guidelines for Tree Preservation Outside the ' Preserve' Zones 6.0 Signing Guidelines 6. 1 Objectives 6.2 Sign Submittals 6.3 Detached Business Identification Stamps 6.4 Building Mounted Business or Building Identification Signs 6.5 Information and Vehicular Control Signs 6.5 Temporary Signs 7.0 Lighting Guidelines 7. 1 Objectives 7.2 Lighting Quality 7.3 Parking, Access and Circulation Areas 7.4 Service Areas 7.5 Building Illuminations 7.5 Pedestrian Areas 8.0 Ap )endix Contact and Reference List Plyinning and Design References De,:laration of Covenants, Conditions and Restrictions 1 .0 Introduction to Blackriver Technology Park Blackriver Technology Park is to become a unique business community distinguished from other Seattle Area business parks. The distinction of Blackriver Technology Park begins with its concept as a series of small business sites situated in a controlled, unified landscape setting. This conception will be furthered through an emphasis on quality contemporary site, architectural and landscape design. 1.1 LOCATION Blackriver Technology Park is centrally situated southeast of downtown Renton and due north of I-405, contiguous to and immediately north of Washington Technical Center. Access via I-405 and arterials now serving Earlington Park Industrial Area. 1.2 IMMEDIATE SETTING Blackriver Technology Park is bordered on the north by the Burlington Northern Railroad right-of-way, on the south by Washington Technical Center and P-I Channel detention basin. Preserve areas and City of Renton buffer zones provide a wooded backdrop conducive to the development of a pleasant business environment. 1.3 MASTER PLAN AND STREETSCAPE The Blackriver Technology Park Plan is organized around a broad, two lane, central cul-de-sac serving most of the sites within Blackriver Technology Park. This central collector is Southwest 4th Place. Southwest 4th Place, will have a controlled landscaped easement along both sides which will establish a unified, park-like environment, distinctive among business parks in the Pacific Northwest. Intersections leading into the Park will be highlighted by landscape and graphic design features to establish these locations as gateways to the Park. Recreational opportunites will be available in the form of walking and jogging paths integrated with landscape parkways and providing access into undeveloped buffer and preserve areas. 1.4 PLANNING AND ZONING Blackriver Technology Park is located within the jurisdiction of the City of Renton Department of Planning, Public Works, Engineering and Parks. 1.5 FLOOD PLAIN RESTRICTIONS Blackriver Technology Park lies within the 100 year floodplain of the Black River. Site planning, grading and drainage design constraints, will be placed upon all developments. All development within Blackriver Technology Park must conform to grading and drainage restrictions contained in the Blackriver Technology Park Design Guidelines as well as on-site planning, grading and drainage guidelines administered by the City of Renton. 1.6 ENGINEERING AND UTILITIES Assessment district landscaping, street improvements, and underground utilities including domestic water, fire service systems, storm drainage, sanitary sewer, and street lighting, telephone, electrial and natural gas mains have been install- ed by J.A.G./Renton Properties Associates. The improvement designs were prepared by Richard Carothers Associates, Seattle. 1.7 PERMITTED AND PROHIBITED USES In order to achieve the objective of Blackriver Technology Park as a high quality business environment the CC&R's identify uses that are permitted and prohibited within City of Renton. The following, outlines the objectives related to permit- ted and prohibited uses within Blackriver Technology Park and restates those uses contained in the CC&R's. Objectives 1. to permit business uses whose facility developments and maintenance will contribute to the perception of Blackriver Technology Park as a series of high quality business sites. 2. to permit business uses which do not, through their operation, produce objectional visual , sound, smell , or vibrational outputs 3. to permit business uses which are compatible with one another and compatible with existing or planned uses surrounding Blackriver Technology Park 4. to permit business uses which will not create excessive burdens upon Black- river Technology Park transportation and utility systems Guidelines 1. Prohibited Uses - The following operations and uses shall not be permitted on any parcel within Blackriver Technology Park: a) Residential use of any type; b) Trailer courts or recreation vehicle campgrounds; c) Junk yards or recycling facilities; d) Drilling and removing oil , gas or other hydrocarbon substances, or drilling for or removing such hydrocarbons; e) Refining of petroleum or of its products; 1 f) Petroleum storage yards; g) Commercial excavation of building or construction materials; provided, that this prohibition shall not be construed to prohibit any excavation necessary in the course of approved construction pursuant to Article III of CC&R' s; h) Distillation of bones; i ) Dumping, disposal , incineration or reduction of garbage, sewage, offal , dead animals or other refuse; j) Fat rendering; k) Stockyard or slaughter of animals; 1 ) Smelting of iron, tin, zinc or any other ore or ores; m) Cemeteries; n) Jail or honor farms; o) Labor or migrant worker camps; p) Truck terminals; q) Automobile, go-cart, motorcycle or quarter-midget race tracks and other vehicle endurance or race track; 2. Permitted Uses - Any use or business operation permitted by the current City of Renton Zoning Ordinance that is not specifically prohibited above, provided such use is specifically approved in writing by J.A.G./Renton Properties Associ- ates. J.A.G/Renton Properties Associates, however, reserves the right to refuse any use which they conclude may adversely affect Blackriver Technology Park. An approved use shall be performed or carried out entirely within a building that is so designed and constructed that the enclosed operations and uses do not cause or produce a nuisance to adjacent lots or streets such as, but not limited to, vibration, sound, electromechanical disturbances, radiation, air or water pol- lution, dust, or emission of odorous, toxic or non-toxic matter including steam. Certain activities which cannot be carried on within building may be permitted, provided such activities are specifically approved in writing by J.A.G./Renton Properties Associates and further provided such activities are screened in an acceptable manner so as not to be visible from neighboring lots and streets. 2.0 Approvals and Submittals In order to insure that the design standards for Blackriver Technology Park contained in these guidelines are achieved, a series of plan submissions will be required at different stages of the design process. The number of plan submis- sions will vary depending upon the complexity and timing of a proposed develop- ment. Plan submissions will also be required for significant revisions, altera- tions, additions, or change of use for approved or existing developments within Blackriver Technology Park. Required plan submissions shall be submitted to the Blackriver Technology Park Design Review Committee, J.A.G./Renton Properties Associates care of Alterra Corporation, General Partner. Each stage of plan submission will require four (4) sets of plans containing the specific information described below. A Design Review Committee will be established by J.A.G./Renton Properties Associ- ates to review all required plan submissions. All submitted plans will be reviewed by the Blackriver Technology Park Design Review Committee for acceptability of design in compliance with the CC&R's and these Design Guidelines. Upon completion of review by the Design Review Committee, one set of submitted plans will be returned to the applicant along with a letter summarizing comments, recommenda- tions, requirements and findings. The length of review by the Blackriver Techno- logy Park Design Review Committee for all stages of plan submissions shall be governed by Section 5 of the Blackriver Technology Park CC&R's. The returned plans will be marked "Approved" or "Approved Subject to Conditions" or "Not Approved" with the following intended meanings: 1. "Approved" - approved documents permit the applicant to proceed to the next stage of the approval process. 2. "Approved Subject to Conditions" - documents so marked permit the applicant to proceed to the next stage of the approval process provided the applicant complies with the conditions specified by the Design Review Committee. If the applicant takes exception to the specified conditions, the applicant must do so in writing by certified mail addressed to J.A.G./Renton Properties Associates within ten (10) days from the date of the applicant's receipt of returned documents. Unless such action is taken, J.A.G./Renton Properties Associates will assume that all conditions are acceptable to and approved by the applicant. 3. "Not Approved" - documents will be returned to the applicant with comments describing the basis for disapproval . Revised documents must be resubmitted if approval is sought. 4. J.A.G./Renton Properties Associates ' approval of the applicant's plans, specifications, calculations, or work shall not constitute an implication, representation, or certification by J.A.G./Renton Properties Associates that the above items are in compliance with applicable Statues, Codes, Ordinances or other regulations. The Blackriver Technology Park Design Guidelines are in no way intended to super- sede any applicable Statutes , Codes , Ordinances or regulations of controlling governmental jurisdictions. Should any portions of the Blackriver Technology Park CC&R' s or Design Guidelines be discovered to encourage violation of applicable Statutes, Codes , Ordinances or other governmental regulations, those discrepancies should be brought to the immediate attention of J.A.G./Renton Properties Associ- ates. The applicant shall have the sole responsibility for compliance with all appli- cable Statutes, Codes , Ordinances or other regulations for all work performed on the premises by or on behalf of the applicant. 2.1 BLACKRIVER TECHNOLOGY PARK MASTER PLAN DESIGN SUBMITTAL Submission of a site Master Plan will be required only when the ultimate site development is planned to be constructed in separate phases over a period of time. The site Master Plan is to be submitted and approved before Preliminary Plans are submitted. Master plan submissions shall show an indication of: 1. All major buildings and structures including: a. building footprints b. overhangs c. net floor area d. site coverage - building-ground contact area/net lot area e. building coverage - area of all floors/net lot area f. a brief description of the use of each building or structure including an estimate of the number of employees 2. Pa^king Area a. configuration of parking and vehicular circulation including employee and guest parking b. dimensions of typical parking stalls and parking aisles c. total parking provided d. calculation demonstrating total parking required 3. Loading and Service Areas a. truck service and loading dock areas b. truck and service vehicle circulation areas c. trash enclosure areas d. location of screening devices for truck and service areas 4. Laidscape and Pedestrian circulation concept including any major site design features 5. Interfaces with off-site circulation including the location and de;ign of all access drive curb cuts 6. Irterfaces with adjacent properties 7. Ccnceptual grading, drainage and utilities 8. Descriptions or sketches of the architectural design concept including irtended character and materials 9. Phasing Plans - plans indicating the phasing of the ultimate Master Plan development illustrating the extent of development at the completion of each phase While the above information is required for all Master Plan submissions, it would be desirable for applicants to utilize all available presentation materials and media in order to fully communicate the intent and design character to the Design Review Committee. 2.2 BLACKRIVER TECHNOLOGY PARK PRELIMINARY PLAN SUBMITTAL The Preliminary Plan submission is required to convey specific information about the site planning and architecture of the proposed development. The Preliminary Plan package should be submitted to the Design Review Committee prior to or concurrent with submission of plans to the City of Renton for Site Development Review, Preliminary Plans are to be submitted and approved before construction documerts are submitted. The Preliminary Plan submission requires each of the following exhibits: 1. Site Plan indicating the following: a. building footprints and dimensions to property lines b. building roof overhangs c. configuration of parking and vehicular circulation areas d. location of parking lot electrollers e. truck service, loading area, trash enclosures f. lines of setback and easements g. locations of on-site transformers , electrical switch gear, and gas meters h. adjacent roadways including curblines, medians and median openings i. tabulation of: I. Parcel Area II. Total Building Floor Area III. Site Coverage IV. Building Coverage V. Total Parking Provided VI. Total Parking Required VII . Estimated total employees on site at any peak time VIII The anticipated number of shifts and the hours and days of their operation 2. Ccnceptual Grading and Drainage Plan indicating: a. proposed finish grades , slopes and building pad elevations b. site drainage structures and systems c. grades of existing streets and curbs d. locations of street lighting and utility structures within landscape easement 3. Conceptual Landscape Plan indicating: a. plant materials, sizes, and spacings b. walkways and paved areas c. other landscape design features 4. Building Elevations of all sides of all proposed buildings indicating: a. wall and roof materials, textures, and colors b. locations of wall mounted signing and lighting c. roof and parapet heights above ground floor line d. the profile of any roof mounted mechanical equipment which extends above the roof parapet 5. Building Floor Plans 6. Building Roof Plans indicating: a. roof elevations above finish floor b. heights and locations of roof mounted mechanical equipment where available 7. Outline Specifications of all building materials 8. Conceptual Graphics and Wall Mounted Signs a. ground signs and wall mounted signs I. locations II. designs, materials, textures, colors, heights, areas III. Illumination IV. typography b. directional and information signs I. locations II. designs, materials, textures, colors, heights, areas III. illumination IV. typography 2.3 BLACKRIVER TECHNOLOGY PARK REVISION, ALTERATION, ADDITION OR CHANGE OF USE PRELIMINARY PLAN SUBMITTAL Preliminary plans are required to be submitted for any significant revisions, alterations, additions or change of use to approved or existing developments within Blackriver Technology Park. Preliminary plans for this purpose must be submitted and approved before construction documents are submitted and before the commencement of construction. Revisior , Alterations , Additions or Change of Use require the submission of four 4) sets of documents including: 1. A vritten description of the nature and extent of the proposed revision, alteration, addition or change of use to be undertaken. 2. Incications of proposed revisions, alterations , additions or changes to: a. the site plan b. the grading and drainage plan c. the landscape plan d. the building elevations including I. wall and roof materials, textures and colors II. locations of wall mounted signing and lighting III . roof and parapet heights above the ground floor line IV. the profile of any roof mounted mechanical equipment which extends above the roof parapet e. the building floor plans 3. Tabulations of: a. the new total building floor area b. the new site coverage c. the new building coverage d. the new parking provided e. calculations demonstrating the new required parking f. the new estimated peak employee count 4. Outline specifications of construction materials. 2.4 INSTITUTIONAL REVIEW PROCESS In the course of designing proposed developments for lots within Blackriver Technology Park additional reviews and approvals will be required beyond the Blackriver Technology Park Design Review Process. The following summary of Blackriver Technology Park and other review and approval processes is included to assist individual applicants in understanding the approximate nature and sequence of those reviews. An understanding of the total review process from the outset, it is hoped, will contribute to smoother and more efficient processing of each proposed development. 1. The design process should begin with a review of the Blackriver Technology Park, CC&R' s and Design Guidelines, the City of Renton Guidelines , and the applicable sections of the current City of Renton Zoning Ordinance. Copies of the City of Renton applications and submission requirements should also be obtained at this time. 2. Prior to commencement of design, a licensed civil engineer should be consult- ed as to grading and drainage restrictions in the City of Renton. 3. Master plan should be submitted to and approved by the Blackriver Technology Park Design Review Committee. 4. Aprlicants should review master plans with the City of Renton Planning Detartment and staff, for comments. This is not a required review but it may help to avoid problems and duplication of work. 5. Master plans should be reviewed by a licensed civil engineer for compliance with City of Renton grading and drainage restrictions. 6. PrEliminary plan should be submitted to and approved by the Blackriver Technology Park Design Review Committee. 7. PrEliminary plans should be reviewed by a licensed civil engineer for compliance with City of Renton grading and drainage restrictions. 8. Preliminary plans should be reviewed with the City of Renton planning and public works staff several weeks prior to the intended submission for Site De\elopment Review. 9. Sutmit plans to the City of Renton for Site Plan Approval . 10. Sutmit plans for building department plan check. 3.0 Site Planning Guidelines 3. 1 BUILDING SITE COVERAGE Objectives 1. to insure that the intensity of site development is not excessive or detri- mental to the perception of Blackriver Technology Park as a unified series of high quality business sites 2. to insure that the intensity of site development does not over-tax utility or transportation systems Guidelines 1. Site coverage (defined as the building-ground contact area divided by the total net lot area) shall not exceed 50% or the amount specified in the current City of Renton Zoning Ordinance (whichever is the more restrictive. 2. Building coverage (defined as the total area of all floors divided by the total net lot area) shall not exceed 60% unless otherwise approved in writing by J.A.G./Renton Properties Associates. 3.2 LANDSCAPE COVERAGE Objectives 1. to insure that at least a minimum portion of a development site is devoted to landscape materials in order to maintain a sense of continuity with adjacent sites and to contribute to the perception of Blackriver Technology Park as a park-like" environment. 2. to insure that at least a minimum of landscape materials are available on a development site in order to contribute to the environmental well being of potential users of each site. Guidelines 1. A minimum of at least 15% of the area within the property lines of a develop- ment site (exclusive of the Landscape Easement Transition Zone) shall be devoted to landscape materials unless otherwise approved in writing by J.A.G./Renton Properties Associates (for additional landscape requirements see Landscape Guidelines Section 5.0) 3.3 BUILDING HEIGHTS Objectives 1. to maintain a reasonably consistent and compatible height profile throughout Blackriver Technology Park Guidelines 1. Building heights shall conform to City of Renton Building Regulations 4-730.060. 3.4 STREET SETBACK Objectives 1. to achieve a feeling of openness along the streets that reinforces the perception of Blackriver Technology Park as a series of high quality business sites 2. to encourage some regularity of space formed by buildings on either side of a street 3. to achieve a landscaped setting between the street and buildings 4. to provide for a street-side edge which will have a landscape character that will unify the total development and be sufficiently distinctive in design to differentiate Blackriver Technology Park from other business developments 5. to provide vehicular sight lines which allow discrimination of one company from another 6. to provide vehicular sight lines which allow safe ingress and egress to properties and safe movements along roadways 7. to accommodate major Blackriver Technology Park identity statements at street intersections leading into, and within the Park Guidelines 1. No building or parking shall be permitted to be constructed closer than thirty-five (35) feet from the property line along Southwest 4th Street. Planters, walls, sign elements not exceeding 3'-0" in height may be permitted in street-side setback areas with written approval of J.A.G./Renton Propert- ies Associates. Roof overhangs may extend a maximum of 6'-0" into setback areas. 2. The first 8 to 19 feet of street-side landscaping (from back of curb) including sidewalk,will be installed by J.A.G./Renton Properties Assoicates as a landscape easement, and shall remain unaltered, except for access drives, unless alterations are approved in writing by J.A.G./Renton Proper- ties Associates. 3. The remaining setback area shall be fully landscaped by the Owner/Occupant in a manner both compatible with and complimentary to the landscape easements, refer to Landscape Guidelines). 3.5 INTERIOR PROPERTY LINE SETBACK Objectives 1. to provide a definite physical separation between buildings on adjoining lots suitable for distinguishing separation of responsibilities 2. to allow companies on adjoining lots to be individually identifiable Guidelines 1. No building shall be permitted to be constructed closer than ten (10) feet from an interior property line. 2. No parking, other than automobile overhangs, shall be permitted to be con- structed closer than five (5) feet from an interior property line, unless otherwise approved in writing by J.A.G./Renton Properties Associates. 3. All setback areas shall be fully landscaped in a manner both compatible with and complimentary to the on-site architecture and landscape design concepts. 3.6 PARKING REQUIREMENTS Objectives 1. to provide sufficient on-site parking to accommodate all vehicles associated with the use of each lot at any one time, and therefore not require vehicles to be parked on public roadways or on lots of other companies 2. to configure parking areas such that they contribute to an increase of the ratio of on-site persons to on-site vehicles Guidelines 1. On-site parking shall be provided in a ratio of one space per 250 square feet or less of net building area unless otherwise approved by J.A.G./Renton Properties Associates. 2. Standard parking stalls shall be a minimum of 9 feet by 19 feet with a 21 foot reduction permitted for vehicle front overhangs. 3. Compact parking stalls shall not exceed forty (40) percent of the total parking and shall be a minimum of 81 feet by 17 feet with a 2 foot reduction permitted for vehicle front overhangs. 4. In addition to the parking required above, one designated parking space shall be provided for each company vehicle to be parked on-site during normal working hours. Parking spaces for company vehicles shall be of a size, area and configuration that the company vehicles can be parked such that they are fully contained within their designated spaces. 5. Designated "Handicap Parking" spaces, 12 feet in width, shall be provided at a ratio of one stall per 50 parking stalls. Such parking spaces shall be give preferential locations near building entrances which provide full and convenient handicap access. 6. Should businesses locating on a Blackriver Technology Park development site wish to encourage the formation of car pools by their employees, considera- tion should be given to designating reserved "Car Pool" parking spaces. Designated "Car Pool" spaces should be given preferential locations in relatively close proximity to primary employee building entrances. 7. Designated "Cycle Parking" areas should be considered for the convenience of employees using bicycles or motorcycles. In order to avoid the clutter of cycles parked in unplanned locations, it is recommended that planned "Cycle Parking" areas be conveniently located to employee entrances and be provided with racks having security locking capabilities. 3.7 ACCESS AND DRIVE LOCATION Objectives 1. to have access drives located such that vehicular traffic arriving at and leaving from lots, as well as traffic passing continuously in streets, flow at an optimum level of efficiency 2. that the continuity of street-side landscaping is minimally disrupted by the construction of access drives 3. that utilities located in the landscape easement are not or are minimally disrupted by the construction of access drives Guidelines 1. Access drives on Southwest 4th Place should be aligned with regularly spaced median breaks and low points in Landscape Easement earth mounding. Curb openings aligned with regularly spaced median breaks will be permitted only if the opposite side of the street has no planned curb openings. All curb openings not aligned with regularly spaced median breaks shall be designed for "right-turn-only" ingress and egress. 2. Access drives on Southwest 4th Place should be coordinated with planned and existing median openings and where median openings are not available, designed for efficient "right-turn-only" ingress and egress. 3. Access drives should be coordinated with adjacent lots so as not to impede the efficient flow of peak period traffic. Consideration should be given to adequate separation of adjacent access drives or the development of common access drives. 4. Access drive designs should incorporate provisions for efficient vehicle stacking during peak periods of use. 5. Access drives should be located such that their construction results in a minimal disruption of the street side landscaping and utilities located within the designated landscape easement. 6. No access drives will be permitted directly off of at any point east of its intersection with 3.8 SIDEWALKS Objectives 1. to provide a safe (separated from vehicles all weather efficient and aesthet- ically pleasing means of pedestrian circulation connecting lots along the streetside perimeter 2. to provide a safe (separated from vehicles) , all weather efficient and aesthetically pleasing means of pedestrian circulation serving each site, including connecting parking areas with building entries, connecting build- ings to one another, and connecting building entries with on-site amenities Guidelines 1. Streetside sidewalks will be installed by the developer within perimeter landscape easements. 2. On-site pedestrian circulation systems shall be provided to meet the circul- ation needs of on-site users. Such systems should provide safe, all weather efficient, and aesthetically pleasing means of on-site movement and should be an integrated part of the overall architectural and site design concept. 3. Where usage dictates, connections should be made between on-site and perime- ter pedestrian circulation systems. 3.9 STORAGE, SERVICE, AND LOADING AREAS Objectives 1. to insure that storage, service and loading areas are not visible from primary visual exposure areas (streets, primary image entry drives, floors of image buildings, common visual and recreational amenity areas, etc. ) 2. to insure that storage, service and loading areas are located upon a site so as to minimize the visibility of loading and service vehicles from primary visual exposure areas 3. to insure that the storage, service and loading areas are designed and located on the site so that service vehicle activities and movements do not disrupt the efficient flowof on-site and off-site traffic Guidelines 1. Storage, service; maintenance and loading areas must be constructed, main- tained and used in accordance with the following conditions: a. Unless approved in writing by J.A.G./Renton Properties Associates, no materials, supplies, or equipment, including trucks or other motor vehicles, shall be stored upon a site except inside a closed building or behind a visual barrier screening such materials, supplies or vehicles from adjacent sites so as not to be visible from neighboring properties and streets. Any storage areas screened by visual barriers shall be located upon the rear portions of a site, unless otherwise approved in writing by J.A.G./Renton Properties Associates. No storage areas may extend into a setback area except with the written approval of J.A.G./Renton Properties Associates. b. Provisions shall be made on each site for any necessary vehicle loading and no on-street vehicle loading shall be permitted. c. Loading dock areas shall be set back, recessed or screened so as not to be visible from adjacent lots, or sites, neighboring properties , or streets, and in no event shall a loading dock be closer than seventy- five (75) feet from a property line fronting upon a street unless otherwise approved in writing from J.A.G./Renton Properties Associates. 3.10 REFUSE COLLECTION AREAS Objectives 1. to insure that refuse and refuse containers are not visible from primary visual exposure areas (streets, primary image entry drives, floors of image buildings, common visual and recreational amenity areas, etc. ) 2. to insure that refuse enclosures are effectively designed to receive and contain generated refuse until collected, and enclose refuse containers after refuse is collected 3. to insure that refuse collection vehicles have clear and convenient access to refuse collection areas and thereby not contribute to excessive wear-and-tear to on-site and off-site developments Guidelines 1. All outdoor refuse containers shall be visually screened within a durable 6'-o" or higher non-combustible enclosure, so as not to be visible from adjacent lots or sites, neighboring properties or streets. No refuse collec- tion areas shall be permitted between a street and the front of a building. 2. Refuse collection areas should be effectively designed to contain all refuse generated on-site and deposited between collections. Deposited refuse should not be visible from outside the refuse enclosure. 3. Refuse collection enclosures should be designed of durable materials with finishes and colors which are unified and harmonious with the overall archi- tectural theme. 4. Refuse collection areas should be so located upon the lot as to provide clear and convenient access to refuse collection vehicles and thereby minimize wear-and-tear to on-site and off-site developments. 5. Refuse collection areas should be designed and located on the lot so as to be convenient for the deposition of refuse generated on-site. 3.11 SCREENING OF EXTERIOR MECHANICAL EQUIPMENT Objectives 1. to have all exterior components of plumbing, processing, heating, cooling and ventilating systems not be directly visible from within the lot or from adjoining streets, lots or buildings. Guidelines 1. Exterior components of plumbing, processing, heating, cooling, and ventila- ting systems (including but not limited to piping, tanks, stacks, collectors, heating, cooling, and ventilating equipment fans, blowers, ductwork, vents, louvers, meters, compressors, motors, incinerators , ovens, etc. ) , shall not be directly visible from a height of 5'-0" above any ground or ground floor elevation at a distance closer than 200 feet from the closest building wall on any lot, unless such components are an integral part of the building exterior design concept and approved in writing by J.A.G./Renton Properties Associates. 2. It is recommended that in the case of roof mounted mechanical equipment, that building parapets be of such a height that roof mounted screening devices not be required. If building parapets do not provide the required screening, mechanical equipment shall be screened by an unobtrusive screening device that will appear as an integrated part of the overall architectural design. 3. Any devices employed to screen exterior components of plumbing, processing, heating, cooling, and ventilating systems from direct view shall appear as an integrated park of the architectural design, and as such, be constructed of complimentary and durable materials and finished in a complimentary texture and color scheme to the overall architectural design. 4. Any exterior components of plumbing, processing, heating, cooling and ventilating systems and their screening devices, that will be visible from upper floors of adjacent buildings shall be kept to a visible minimum, shall be installed in a neat and compact fashion, and shall be painted such a color as to allow their blending with their visual background. 5. No exterior components of plumbing, processing, heating, cooling, and ventil- ating systems shall be mounted on any building wall unless they are an integrated architectural design feature, and in any case shall be permitted only with the written approval of J.A.G./Renton Properties Associates. 3.12 SCREENING OF EXTERIOR ELECTRICAL EQUIPMENT AND TRANSFORMERS Objectives 1. to minimize the visibility of exterior electrical equipment and transformers from primary visual exposure areas (streets, primary image entry drives, floors of image buildings, and common visual and recreational amenity areas, etc. ) Guidelines 1. Transformers that may be visible from any primary visual exposure area shall be screened with either planting or a durable non-combustible enclosure (of a design configuration acceptable to Puget Sound Power and Light). Where possible, it is recommended that refuse containers and transformers be integrated into the same enclosure. 2. Transformer enclosures should be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme. 3. Exterior mounted electrical equipment shall be mounted on the interior of a building wherever possible. When interior mounting is not practical , elect- rical equipment shall be mounted in a location where it is substantially screened from public view. In no case shall exterior electrical equipment be mounted on the street-side or primary exposure side of any building. 4. Exterior mounted electrical equipment and conduits shall be kept to a visible minimum, where visible shall be installed in a neat and orderly fashion, and shall be painted to blend with its mounting background. 3.13 FENCES AND WALLS Objectives 1. to permit the installation of fences and walls within a lot for the purpose of site security, sound attenuation, separation of functional activities, and screening of unsightly functions and activities 2. to have fences and walls installed such that they are as inconspicuous as possible or designed as an integrated and complimentary architectural design element adding interest to the overall architectural design concept 3. to have no walls or fences reduce the intended quality of development or reduce the perception of Blackriver Technology Park as a series of high quality business sites 4. to discourage the construction of walls and fences except as necessary to screen outside storage, loading and service areas 5. to insure that fences and walls do not, because of their height, location, or design, contribute to a decrease in the safety or efficiency of traffic flows on-site or in fronting streets Guidelines 1. No fence or wall shall be constructed closer than thirty (30) feet from the curbline of a fronting street unless it is of a height not to exceed 3'-0". 2. No fence or wall shall exceed a height of 8'-0" unless otherwise approved in writing by J.A.G./Renton Properties Associates. 3. Walls and fences between buildings and fronting streets are discouraged, but when necessary shall require written approval by J.A.G./Renton Properties Associates. 4. All fences and walls shall be designed as an integrated part of the overall architectural and site design. All materials shall be durable and finished in textures and colors complimentary of the overall architectural design. 5. Where chain link fencing is to be employed, it shall be of a dark color and be largely hidden behind plant materials and or earth mounding. 3.14 UTILITIES AND COMMUNICATION DEVICES Objectives 1. to have the entire Blackriver Technology Park visually free of unsightly overhead power and telephone lines, utility poles , and other utility and communication equipment and components 2. to protect off-site utility systems from becoming over-burdened by individual lot utility systems 3. to achieve minimum disruption of off-site utilities, paving and landscape during construction and maintenance of on-site utility systems Guidelines 1. All exterior on-site utilities including, but not limited to, drainage systems, sewers, gas lines, water lines, and electrical , telephone, and communications wires and equipment shall be installed and maintained under- ground. 2. On-site underground utilities shall be designed and installed to minimize the disruption of off-site utilities, paving and landscape during construction and maintenance and shall be of such a design so as not to place excessive burdens upon off-site utility systems during the course of use. 3. No antenna or device for transmission or reception of any signals, including, but not limited to, telephone, television, and radio, shall be placed on any lot so that it is visible from 5'-0" above the ground or ground floor level at a distance of 500 feet in any direction, unless specific written approval is granted by J.A.G./Renton Properties Associates. 4. Temporary overhead power and telephone facilities are permitted during construction. 3.15 GRADING Objectives 1. to encourage site design which protects buildings and business activities from damage or disruption that might otherwise occur during extreme storm conditions. 2. to encourage site design which protects buildings and business activities from damage or disruption during extreme storm conditions 3. to allow precipitation falling on site and surface water flowing from ad- jacent sites to be effectively absorbed or to drain off the site without causing excessive water concentrations on adjacent sites or streets 4. to have site grading compliment and reinforce the overall architectural and landscape design character Guidelines 1. All building first floor elevations shall be approximately one and one-half feet (1i) to two and one-half (2i) feet above the flow line of adjacent streets (speci.fic pad elevations and on-site drainage plans should be estab- lished by the project consultant). 2. Site grading design should compliment and reinforce the architectural and landscape design character by helping to screen parking, loading and service areas, by helping to reduce the perception of height and mass on larger buildings, by providing reasonable transitions between on-site uses, by providing elevation transitions contributing to the efficiency of on-site and off-site movement systems, and by providing reasonable transitions between lots. 3.16 NUISANCES Objectives 1. to insure that no portion of Blackriver Technology Park is used in such a manner as to create a nuisance to adjacent sites or streets such as, but not limited to, vibration, sound, electro-mechanical disturbance and radiation, electro-magnetic disturbance, radiation, air or water pollution, dust, emission of odorous, toxic or noxious matter Guidelines 1. No nuisance shall be permitted to exist or operate upon any lot or site so as to be offensive or detrimental to any adjacent lot or site or neighboring property or to its occupants. A "nuisance" shall include, but not be limited to, any of the following conditions: a) Any use of the lot or site which emits dust, sweepings, dirt or cinders into the atmosphere, or discharges liquid runoff and discharge into river, which in the opinion of J.A.G./Renton Properties Associates, may adversely affect the health, safety, or comfort of persons within the area or the intended use of their property. No waste nor any substance or materials of any kind shall be discharged into any public sewer serving the subject property or any part thereof in violation of any regulation of any public body having jurisdiction over such public sewer; The escape or discharge of any fumes , odors , gases , vapors, steam, acids or other substance into the atmosphere which discharge, in the opinion of J.A.G./Renton Property Associates , may be detrimental to the health, safety or welfare of any person or may interfere with the comfort of persons within the area or which may be harmful to property or vegetation; c) The radiation or discharge of intense glare or heat or atomic, electro-magnetic, microwave, ultrasonic, laser or other radiation. Any operation producing intense glare or heat or such other radiation shall be performed only within an enclosed or screened area and then only in such manner that the glare, or heat or radiation emitted will not be discernible from any point exterior to the site or lot upon which the operation is conducted; d) Excessive noise. At no point outside of any lot plane shall the sound pressure level of any machine, device, or any combination of same, from any individual plant or operation, exceed the decibel levels in the designated preferred octave bands as follows: Octave Band Maximum Sound Pressure Levels Center Frequency db) at Boundary Plane of Lot 31.5 78 63 72 125 65 250 59 500 55 1000 52 2000 50 4000 48 8000 47 A-scale levels for monitoring purposes are equivalent to 60db(A) . The maximum permissible noise levels for the octave bands shown above are equal to an NC-50 Boise Criterion curve when plotted on the preferred frequency scale. Reasonable noise from motor vehicles and other transportation facilities are exempted, so long as the vehicles or other transportation facilities are not continuously on the subject property. The operation of signaling devices and other equipment having impulsive or non-continuous sound characteristics shall have the following correc- tions applied: Corrections Pure Tone Content 5db Impulsive Character 5db Duration for Non-Continuous Sounds in Daytime Only: 1 min/hr 5db 10 sec/10 min 10db 2 sec/10 min 15 db The reference level for the db values listed above is the pressure of 0.00002 microbar or 0.0002 dyne/cm2 e) Excessive emissions of smoke, steam or particulate matter. Visible emissions of smoke or steam will not be permitted (outside any building) which exceed Ringlemann No. 1 on The Ringlemann Chart of the United States Bureau of Mines. This requirement shall also be applied to the disposal of trash and waste materials. Wind-borne dust, sprays and mists originating in plants are not permitted. f) Ground vibration. Buildings and other structures shall be constructed, and machinery and equipment installed, and insulated on each lot or site so that the ground vibration inherently and recurrently generated is not perceptible without instruments at any point exterior to any lot or site. 4.0 Architectural Guidelines Objectives 1. to encourage high quality, contemporary architectural design of all facil- ities to be constructed within Blackriver Technology Park, thus allowing Blackriver Technology Park to be positively differentiated from other bus- iness parks 2. to encourage businesses located within Blackriver Technology Park to express themselves individually through the architectural design of their facilities Guidelines 1. All design shall appear as an integrated part of an overall site design. 2. No "Period Buildings" shall be permitted. Contemporary building forms and materials will be encouraged. 3. Pre-engineered metal buildings will not be permitted. Metal-clad buildings will be permitted only if designed by an architect and only if specifically approved in writing by J.A.G./Renton Properties Associates. 4. Design consideration should be given to: a. views and vistas b. solar orientation and climate c. orientation toward major streets and thoroughfares d. vehicular and pedestrian flows e. the character of surrounding developments f. expressions of a facility's functional organization g. expressions of the individual character of each business h. the satisfaction of physical , psychological , social and functional needs of facility users i . energy conservation through facility design j. potential environmental hazards k. enhancement of the overall landscape 5. Consideration should be given to the incorporation of design features such as: a. highlighted visitor entrance and entry plazas b. focal theme towers c. enriched employee lunch areas d. employee recreational facilities e. accent lighting f. atriums and interior courts g. dynamic building and roof forms h. striking window patterns i . light and shadow patterns j. color accents Refer to Site Planning Guidelines and Landscape Guidelines for other design features. 5.0 Landscape Guidelines The landscape consists of elements that give form to exterior spaces. Thus, the character of the landscape is created by major functional elements such as project entrances, parking lots, buildings, service areas, signing, site lighting, walkways, and the arrangement of plant materials. Given that project architecture and building sites within Blackriver Technology Park will most likely be of varying types and sizes, landscaping as a design element will play the key role in creating and conveying the overall character of Blackriver Technology Park as a "park-like" working environment. The purpose, then, of these Landscape Guidelines, is to provide design criteria which will help to insure that Blackriver Technology Park achieves an image that is distinctive, clearly understandable and unified. 5.1 INTRODUCTION TO THE BLACKRIVER TECHNOLOGY PARK LANDSCAPE CONCEPT As a part of Blackriver Technology Park Master Plan, hereinafter referred to as Blackriver Technology Park, a Concept Master Plan has been conceived to organize, unify and create a distinctive character for the whole of the development. The Concept Master Plan recognizes that Blackriver Technology Park consists of two prominent zones, namely, the 'Streetscape Zone' and the ' Interior Zone' . An understanding of the nature of these two zones is important to understanding the landscape guidelines and their intent. 5.1.1 Streetscape Zone The streetscape zone is the primary image setting zone on either side of Southwest 4th Place. All improvements within this corridor will have the greatest degree of control . Attributes within this zone include: 1 . The Landscape Easement - This easement begins at the back of the curb and extends inward for a distance of 30 feet along the entire street. The first 13 feet minimum (including walk) to 24 feet maximum are designated as a "Public Parkway". The parkway includes a 5 foot walkway (see Figure C) The remaining 6 feet minimum to 17 feet maximum shall be the "Transistion Zone" , to be contoured and planted by the Owner or Occupant. Common elements within the Landscape Easement include a walkway, planting, irrigation, street lighting, project signing and project entries. 5.1.2 The Streetscape Zone Design Concept The streetscape within Black River Office Park will consist of a unified single image, namely: a single row of street trees planted approximately 5 feet from the curb line on a landscaped berm, on both sides of the main roadway. Lawn shall occur from the curb to the walkway. Informal tree, shrub and groundcover plantings shall occur between the walkway and the landscape easement. Individual project entries will punctuate these plantings providing highlighted corporate identification. A walkway will meander through the public parkway providing an added dimension to the overall Blackriver streetscape scene. 5. 1.3 Interior Zone The Interior Zone encompasses all exterior elements not covered by the requirements of Section 5. 1.1 and 5. 1.2. This zone is subject to the needs of each Ovner or Occupant and, thus, is meant to have a greater degree of flexibility than the streetscape zones. Common concerns within this zone include: parking lot arrangements and landscaping, site lighting, regulatory and directional signinc , and service area screening. 5. 1.4 Interior Zone Design Concept It is intended that the Interior Zone of Blackriver Technology Park, consisting primarily of parking lot landscaping, be planted in geometric patterns. (Refer to Sectior 2.2.5c for plant types). Subtle light levels , restrained graphics and screening of service areas will all contribute to reinforcing the Blackriver Technology Park landscape design concept. The Streetscape within Blackriver Technology Park will consist of a unified single image, namely: a single row of street trees planted on both sides of the Southwest 4th Place approximately 5 feet from the curbline on a landscaped berm Lawn will occur from the curbline to the walkway. Informal tree, shrub and groundcover plantings shall occur between the walkway and the property line of indivicual properties of Owners or Occupants. This is the "Transition Zone" . Indivicual project entries will punctuate these plantings providing highlighted corporate identification. Two major Blackriver entry monuments will be provided, namely: entrances to Blackriver Technology Park. 5. 1.5 Grantor Provided Amenities 5. 1.5a Exceptions Exceptions to 5. 1.4a above, shall occur at the west entry to Blackriver Technology Park where a special entry landscape feature shall be provided by the Grantor refer to the Concept Master Plan) . 5.1.5b Entry Feature The Grantor shall be responsible to provide a special landscaped feature at the entrances to Powell Avenue S.W. and Naches Avenue S.W. (Refer to the Master Plan, Exhibit A) . This area shall include a special landscaping and a Blackriver identification monument (sign) . 5. 1.5c Pedestrian Easements The Grantor shall be responsible to provide three(3) ten foot wide landscaped pedestrian easements (refer to the Concept Master Plan Exhibit A) . Landscaping in this area shall include a five (5) foot wide walkway leading from the public sidewalk within the landscape easement to preserve and/or buffer areas. Landscaping on either side of the walkway shall be native groundcover vegetation. 5.1.6 Other Requirements 5.1.6a All planting areas shall have a fully automatic irrigation system. 5.1.6b All planting and irrigation details and technical specifications shall conform to the highest standards of the American Association of Nurseryman, the American Landscape Contractors Association, and the irrigation industry. 5.1.6c It shall be the Owner or Occupant's responsibility to provide a one year guarantee against all defects of materials and workmanship for all planting and irrigation. The Owner or Occupant shall replace plants not in normal , healthy growing condition at the end of the guarantee period with same species and size. The guarantee period shall begin when the Owner or Occupant, and Grantor or their representative have accepted the work as 100 percent complete. 5.2 LANDSCAPE DESIGN GUIDELINES 5.2.1 Assessment District Installation and Maintenance Agreement 1. All landscape improvements within the Public Parkway (S.W. 4th Place Land- scape Easement Section 5.1.1-1) will ble installed by the Grantor. 2. The Grantor has entered into a five year maintenance agreement to maintain the Public Parkway. Landscape maintenance will be paid for through Assessment District revenues. Following the expiration of the five year maintenance period, all maintenance will be assumed by the Owner or Occupant of individual development parcels and will be assumed by the Owner or Occu- pant of individual development parcels and will be paid for through the continuation of an Assessment District. 3. The 30 foot Landscape Easement (Public Parkway and Transistion Zone) landscaping and irrigation will be installed as a continuouss linear system. Demolition of this system at vehicular access points will be necessary during the process of the access drive installation. It is a responsibility of the Owner or Occupant to maintain the flow of the irrigation system during construction, and to re-establish the planting, grading and final irrigation layout that has been altered. 5.2.2 Maintenance of Unimproved Sites 1. Sites that are not improved or built upon shall be maintained in a clean and neat appearance by the Owner or Occupant. Weeds, brush and trash will be removed twice a year, once in the spring and once in the fall , or more often as required to maintain a high quality appearance. The Grantor and their representative have the right to perform the necessary maintenance and charge the individual Owner or Occupant as necessary. 5.2.3 Landscape Coverage 1. A minimum of fifteen (15) percent of the gross site area within the property lines of a development site (exclusive of the Landscape Easement Transition Zone) shall be devoted to landscape materials unless otherwise approved in writing by the Grantor. 5.2.4 Street Frontage Zone Design Guidelines The street frontage zone is defined as that portion of the site which is adjacent to the Southwest 4th Place Landscape Easement. 5.2.4a Specific Design Limitation within the Street Frontage Zone 1. Grading: Finish grading for each site shall provide for a smooth transition with the walkway in the Public Parkway. Transition slope in this zone shall nct exceed 4: 1. 2. Service Areas: Service areas within this zone are to be enclosed with solid wElls and screened with the appropriate landscape material . (Refer to 5.2.4.b-4 for plant types). 3. Parking: Berming shall be provided within the Transition Zone of the Landscape Easement. 4. Screening Shrubs: The following shrubs , in combination with walls or fences , hEve been selected to aid in eye level screening of service areas. Planting areas shall be a minimum width of 4 feet. All planting areas exceeding 4 fEet shall also conform to these landscape guidelines. The shrubs should bE planted at a size to achieve a minimum height of 5 feet within a 3 year pEriod from the date of planting. Plant Name Maximum Spacing Comments Chaenomeles lagenaria 4' on center Full Euonymous alatus 4' on center Full Forsythia sp. 4' on center Full Juniper chinesis var.4' on center Full Juniper squamata var.4' on center Full Ligustrum vulgare 4' on center Full Priladelphus virginalis 4' on center Full Spiraea prunifolia 4' on center Full Spiraea vanhouttei 4' on center Full Thuja occidentalis pyramidalis 3' on center Full Thuja orientalis 4' on center Full Viburnum opulus 4' on center Full 5.2.5 Parking Lot Landscape Requirements 5.2.5a Tree Planting Requirements 1. Two (2) types of trees are identified for the parking lot planting. Refer to Section 5.2.5c for plant types) Type A: End of Parking Column Planting Type B: Interior Parking Lot Planting Type A: These trees shall be planted at the ends of parking columns (see Figures J , K, and L) and at intermediate planting islands Figure J. A single tree species, with a minimum height of 12 feet shall be planted throughout the Owner or Occupant's entire parking lot compound. Type B: These trees shall be planted in the parking lot interior (see Figures K and L) . A single tree species, with a minimum height of 8 feet shall be used. The tree species may be different in separated parking lots within tre compound. Credit will not be given for perimeter edge tree planting. A minimum of one (1) tree shall be planted for every six (6) car stalls. 2. Tree wells and planter areas within paved parking areas shall provide a minimum 4 foot clear planting space. 3. Planting areas shall have a 6 inch curb on all sides. 4. All parking lot planting beds in addition to Type A and Type B trees shall bE planted with shrubs and/or groundcover. The size and spacing to conform tc Section 5.2.4.b.4. 5. Planting beds shall be a minimum of 25 square feet. 5.2.5.b Parking and Pedestrian Circulation 1. Parking location and layout should facilitate easy and safe pedestrian circulation. 2. If the parking layout is more than one row deep, walking space with a minimum width of 4 feet between stalls should be provided at key locations. 3. If parking lots exceed two rows in depth, the alignment of the aisles should bE in the direction of the pedestrian movement. 5.2.5c Parking Lot Plant Materials List 1. Tree species are to be selected from the following lists. If special soil or site conditions prevent the use of the recommended trees , the Owner or Occu- pant should recommend an alternative to the Design Review Committee. Tree Lists for Parking Compounds Type A Trees : (Refer to Section 5.2.5.a-1A) Plant Name Minimum Size Comments Acer platanoides, sp. var.12' Well branched Acer saccharum 12' Well branched Aesculus hippocastanum 12' Well branched Fraxinus americana (seedless) 12' Well branched Gleditsia triacanthos inermis 12' Well branched Tilia cordata 12' Well branched All Type A Trees to be limbed up to six (6) feet from the ground. Type B Trees: (Interior Parking Lot Planting) Plant Name Minimum Size Comments Crataegous lavallei 8' Well branched Crataegus phaenopyrum 8' Well branched Malus, var. 8' Well branched Prunus cerasifera 8' Well branched Sorbus aucuparia 8' Well branched All Type B Trees to be limbed up to four (4) feet from the ground. 5.2.6 Vehicular Access Drive Design Guidelines 5.2.6a Location Criteria 1. The location of major access drives shall be approved by the Grantor. 2. Access drives for "right turn only" ingress and egress should be located by the Owner or Occupant according to City of Renton Standards. 5.2.6b Limited Use Area of Primary and Secondary Access Drives 1. The "limited use area" is defined as the area extending 10 feet on either side of an access drive and in that area of the first 10 feet extending from the curbline of the public street. 2. All objects higher than 30 inches above the top of the curb at the access drive curb opening, including but not limited to, shrubs, signs and earth berms shall be located outside of the limited use area. Trees without limbs to a height of six (6) feet may be planted in this area. 5.2.7 Guidelines for Interior Property Lines and Landscape Areas 5.2.7a Side/Rear Yard Requirements 1. A 5 foot minimum planting strip is to be provided continuously along all interior property lines not adjacent to landscape easements , except where a shared access drive has been mutually agreed upon by adjoining property owners. 2. All site drainage shall be coordinated with the overall project Site Drainage Master Plan and shall comply with the City of Renton Storm Drainage Ordinance. 3. A maximum slope of 2: 1 is allowed within the 5 foot planting zone. A 1 foot irinimum flat transition shall be provided at the top and bottom of all slopes within this zone. 4. Where the two properties adjoin, there shall be a 10 foot minimum zone created by the two 5 foot landscape planting strips on each side of a property line. All planting areas exceeding the 5 foot minimum shall also conform to these landscape guidelines. 5. No walls or fences shall be permitted within the required 5 foot minimum planting zone. However, walls or fences separating adjoining parcels may be permitted when located at the property line. Walls or fences which contribute to a specific landscape design may be submitted to the Design Review Committee for consideration. 5.2.7b Side/Rear Yard Landscape Requirements 1. General - Either shrub or tree planting shall be required in the 5 foot side and rear yard zone. Where two properties adjoin, shrub plantings with groundcover is required on one side of the property line and tree plantings with groundcover is required on the other. The first Owner or Occupant to receive plan approval shall be required to plant the required trees with groundcover. The second Owner or Occupant must then plant the required scrubs with groundcover. 5.2.7c Plant Material Requirements - Interior Property Lines 1. Trees: Shall be located 4 feet from curbs or 1 foot from the property line. The trees selected for interior property lines must be species selected from the Tree List. (Refer to Section 5.2.5c) 2. Snrubs: Shall be located 3 feet from the property line or 2 feet from the carb, and planted with a maximum spacing of 5 feet on center. 3. G^oundcover: Shall be placed 24 inches on center maximum spacing, covering a" l ground surfaces. 4. S)d lawn may be used in lieu of groundcover. 5.2.8 Guidelines for Exterior Property Lines 1. S °de/Rear Yard Requirements Adjacent to Landscape Easements a Parking lots require no setback from the Landscape Easement. Parking lotsshall be back five (5) feet from side on river property lines. b. A minimum 60 foot front yard setback is required. Landscaping within this zone shall conform to praking lot landscaping and transition zone landscaping. 5.2.9 Guidelines for Free Preservation Outside the "Preserve" Zone Trees selected for preservation shall have a "tree well " (fill retaining wall ) constructed to maintain an undisturbed existing ground area around the tree. Provide approximately 5 sq. ft. for each caliper inch of trunk measured at 48" above existing grade. The tree well shall be constructed in a manner to protect all roots. No root cutting allowed. Special care shall be taken to maintain ground water level and quality as nearly as possible to pre-development conditions. This may include special irrigation and drainage systems or culvert systems connecting the tree wells to nearby wetlands so that the rise and fall of ground water will be similar to pre-development conditions. Storm water may be retained on-site as necessary or desirable to assist in maintaining ground water levels. ' Tree wells may be constructed of railroad ties, treated timbers or poured-in-place concrete, with an 8 inch high curb of timber, concrete or asphalt on all sides. Provide hand rails where resultant depressions are more than 30 inches deep. Conditions may vary at each tree location. Analyze each tree to ascertain the best solution or combination of solutions to minimize adverse environmental impacts. Consult an Aborist regarding selection of trees to be preserved and preservation procedures to be used. Selected trees are subject to review and approval by the City of Renton. 6.0 Signing Guidelines 6.1 OBJECTIVES The objectives of Signing Guidelines for Blackriver Technology Park are: 1. to allow sufficient, though not excessive, business identification devises so that the name of each business locating in Blackriver Technology Park is clearly and individually associated with the facilities it occupies, when viewed by motorists passing by on fronting streets 2. to prohibit signs and business identification devices from being used for advertising of any kind including, but not limited to, advertising of pro- ducts, services, or job openings 3. to allow on each lot sufficient, though not excessive, informational , direc- tional , and traffic control signing for convenient and efficient operation 4. to have all informational , vehicular control , and temporary signing be uniform in design, size, height, color, material , and topography 5. to permit sufficient, though not excessive, temporary signing including those identifying the future occupant, the design consultants, the general con- tractor, lending institutions, sale or leasing agents, and the building product to be offered 6. to insure that signing and identification devices do not, because of their height, location or design, contribute to a decrease in the safety and efficiency of traffic flows in fronting streets 6.2 SIGN SUBMITTALS: 1. An overall sign program including any (1) detached business identifica- tion signs, (2) building mounted business or building identification signs and (3) informational and vehicular control signs shall be submitted as part of the preliminary plan submittal to the Blackriver Technology Park Design Review Committee. 6.3 DETACHED BUSINESS IDENTIFICATION SIGNS: 1. Detached business identification signs shall be limited to the display of the name and/or symbol of the business or businesses occupying the site. No messages or advertising of any kind including, but not limited to, adver- tising of products, services, or job openings shall be permitted. 2. No more than one detached business identification sign shall be permitted on each street frontage of a development parcel . 3. No detached business identification sign shall exceed a sign area which is the lesser of 50 square feet per side or the maximum sign area permitted by the local governing authority. The sign area is defined as the area of the surface or surfaces which displays letters or symbols identifying the bus- iness or businesses occupying the site, or when the sign is of free- standing letters, the single rectangular area which fully encloses all letters or symbols identifying the business or businesses occupying the site. The sign area shall not include the base or pedestal to which the sign is mounted. 4. All detached business identification signs shall be permanent "ground hugger" type signs and shall not exceed a height of five feet above the underlying finish grade unless otherwise approved in writing by J.A.G./Renton Properties Associates. 5. All detached business identification signs shall be of such materials and design to be compatible with and complimentary to the on-site design concept as well as landscape and physical design features. 6. Illumination - Detached business identification signs may be illuminated by continuous and uniform internal illumination, backlighting, or ground light- ing. No flashing or moving lights will be permitted. No unprotected lamp providing sign illumination shall be directly visible when viewed at any angle from a distance of twenty feet or more. No sign illumination shall cast a glare which will be visible from any street or access drive. 7. Location - Detached business identification signs must be located within 20 feet of a fronting street and the access drive but shall not exceed 30 inches in height when located in the first 10 feet adjacent to access drive closest to the street. 6.4 BUILDING MOUNTED BUSINESS OR BUILDING IDENTIFICATION SIGNS: 1. Building mounted business or building identification signs shall be limited to the display of the building name or the name and/or symbol of the business occupying the site. No message or advertising of any kind including, but not limited to the advertising of products, services or job openings shall be permitted. 2. No more than one building mounted sign shall be permitted for each street frontage of a development parcel . 3. Business or building identification signs may be mounted to any vertical surface of a building or building associated wall provided such signs appear as an integral part of the overall architectural and site design concept. 4. The sign area of building mounted business or- building identification signs may not exceed the lesser of 50 square feet or the maximum building mounted sign area permitted by the local governing authority. The building mounted sign area is defined as the area of the surface or surfaces which displays letters or symbols identifying the business or businesses occupying the site or when the sign is of freestanding letters, the single rectangular area which fully encloses all letters or symbols identifying the business or businesses occupying the site. 5. Building mounted business or building signs shall not extend beyond a height above the ground floor which is the lesser of 32 feet or the maximum height permitted by the local governing authority. 6. Building mounted business or building identification signs may be illuminated by internal illumination or backlighting provided that the color and inten- sity of such lighting appears as an integral part of the overall architec- tural and site design concept. No sign illumination shall cast a glare which will be visible from any street or access drive. 6.5 INFORMATIONAL AND VEHICULAR CONTROL SIGNS: 1. All informational and vehicular control signs shall be of uniform design using ASI/Fiberglass Post & Panel System or a sign system of equal design which is specifically approved in writing by J.A.G./Renton Properties Assoc- iates. All lettering shall be Helvetica Medium, white in color. Red and yellow may be used for stop and yield signs respectively. 2. No informational or vehicular control sign shall have a panel face which exceeds 5 square feet in area per side. 3. No business name, symbol or advertising of any sort shall be permitted on any informational or vehicular control sign. 4. No informational or vehicular control sign shall exceed a height of 4 feet above the underlying grade. 5. No informational or vehicular control sign shall be located so as to reduce the safe flow of vehicles or pedestrians. 6. No informational or vehicular control sign shall be internally illuminated or illuminated from the ground. 6.6 TErPORARY SIGNS. Only one temporary sign plus one financing sign shall be permitted per development parcel . No additional individual signs shall be permitted. J.I .G./Renton Properties Associates or its representatives have the right to remove unpermitted signs and charge the individual tenant or property owner for the cost of such removal . 2. Temporary development signs shall be of a uniform size, area, height, color, and design as illustrated here and shall , at a minimum, identify Blackriver Technology Park and the business or company developing the parcel . The remaining sign area shall be limited to identification of the following and no other information: a. a concise identification of the nature of the development b. the projected date of completion c. the construction lender d. the real estate brokerage firm e. the general contractor f. the architect g. the landscape architect h. the structural engineer i . the civil engineer j. the mechanical engineer k. the electrical engineer 3. No temporary development sign shall be located so as to reduce the safe flow of vehicles and pedestrians 4. All temporary development signs shall be removed prior to occupancy. 7.0 Lighting Guidelines 7.1 OBJECTIVES 1. to have on-site lighting contribute to the safe and efficient use of a development site 2. to have on-site lighting contribute to site security 3. to have on-site lighting compliment and reinforce the architecture and site design character 4. to have on-site parking lot lighting fixtures and illumination levels be consistent throughout Blackriver Technology Park 5. to prevent on-site lighting from casting glare onto adjacent lots 6. to prevent on-site lighting from casting glare onto adjacent streets in such a manner as to decrease the safety of vehicular movement 7. to encourage lighting design that is in conformance with energy saving guidelines 7.2 LIGHTING QUALITY All lighting potentially visible from an adjacent street except bollard lighting less than 42 inches high, shall be indirect or shall incorporate a full cut off shield type fixture. 7.3 PARKING, ACCESS AND CIRCULATION AREAS Parking areas, access drives, and internal vehicular circulation areas - All parking lot lighting fixtures shall be a zero series or a fixture of similar "shoe box" type design mounted at 18'-0" atop a square metal pole. Both the fixture and pole are to have a durable black finish. The light source shall be 150 watt color corrected high pressure sodium. The parking lot illumination level shall achieve a uniformity ratio of 3 to 1 (average to minimum) with a maintained average of 1 foot candle and a minimum of .3 foot candle. 7.4 SERVICE AREAS Service area lighting shall be contained within the service yard boundaries and enclosure walls. No light spillover should occur outside the service area. The light source should not be visible from the street. 7.5 BUILDING ILLUMINATION Building illumination and architectural lighting shall be indirect in charac- ter. (No light source visible). Indirect wall lighting or "wall washing" overhead down lighting, or interior illumination which spills outside is encouraged. Architectural lighting should articulate and animate the particular building design as well as provide the required functional light- ing for safety and clarity of pedestrian movement. 7.6 PEDESTRIAN AREAS Pedestrian walk and area lighting is segmented into 2 zones. 1. De first zone is pedestrian area lighting. This is for outdoor pedes- trian use areas such as courtyard, entry way, etc. Pedestrian area l - ghting should achieve a uniformity ratio of 3.5 to 1 average to minimum, with an average illumination of .60 foot candles and a minimum 01 . 18 foot candles. 2. The second zone is pedestrian walk lighting where point to point lighting is acceptable with no specific illumination levels required. The main emphasis in this zone should be to clearly identify the pedes- trian walkway and direction of travel . 8.0 Appendix CONTACT AND REFERENCE LIST DEVELOPER (Grantor) J.A.G./ enton Properties Associates Alterra Corp. , General Partner 710 Che'ry Street Seattle, WA 98104 Phone: (206) 382-0333 Contact Delton Bonds PROJECT CONSULTANT (Planning, Site, Civil & Utilities Design, Landscape Archite :ture) Richard Carothers Associates 814 E. 'ike Street Seattle , WA 98122 Phone: (206) 324-5500 Contact Richard A. Carothers GOVERNMENTAL AGENCIES City of Renton Municipnl Building 200 Mil Avenue South Renton, WA 98055 o Planning Department Ronald G. Nelson, Director Phone (206) 235-2540 Contact: Roger J. Blalock, Zoning Administrator Jerry Lind , Land Use Inspector o Public Works RiH:hard Houghton, Director Phone (206) 235-2569 Contact: Richard Houghton o Enii neeri ng Department Robert Bergstrom, P.E. , Director Phone (206) 231-2631 Contact: Robert Bergstrom, P.E. o Fi 'e Department James Matthew, Fire Marshall Phone (206) 235-2642 Contact: James Matthew PLANNING & DESIGN REFERENCES Renton ?oning Ordinance Building Regulations, Title 4, Chapter 23 (Grading & Filling) Subdivision Ordinance, Chapter 11 (Preliminary Plat) Controlling Building Code: Uniform Building Code with City enacted amendments. Maps ani plans, Contact J.A.G./Renton Properties Associates Covenants, Conditions and Restrictions Con tents DECLARA ~ION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR BLAI;KRIVER TECHNOLOGY PARK Page No. REI ITALS 1 1.0 DEFINITIONS 2 1.1 Architect, Landscape Architect, Civil Engineer 1.2 Beneficiary 1.3 Declarant 1.4 Declaration 1.5 Deed of Trust 1.6 Improvement - Improvements 1.7 Lot 1.8 Mortgage 1.9 Mortgagee 1.10 Occupant 1.11 Owner 1.12 Record - Recorded - Recordation 1.13 Sign 1. 14 Street or Streets 1.15 Subject Property 1.16 Visible from Neighboring Property 2.0 SUBJECT PROPERTY 4 2. General Declaration 2.;' Addition of Other Realty 2.3 Notice of Addition of Land 3.0 CONSTRUCTION OF IMPROVEMENTS 6 3. 1 Approval of Plans Required 3.? Basis for Approval 3.3 Review Fee 3.4 Result of Inaction 3.5 Approval 3.6 Proceeding with Work 3.7 Completion of Work 3.8 Declarant Not Liable 3.9 Construction Without Approval 4.0 DE'!ELOPMENT STANDARDS 10 4. 1 Minimum Setback 4.2 Exceptions to Setback Requirements 4.3 Landscaping Page No. 4.0 DEVELOPMENT STANDARDS (Continued) 4.4 Signs 4.5 Parking Areas 4.6 Storage and Loading Areas 5.0 REGULATION OF OPERATIONS AND USES 14 5.1 Permitted Uses 5.2 Prohibited Uses 5.3 Nuisances 5.4 Condition of Property 5.5 Maintenance of Grounds 5.6 Remedies for Failure to Maintain & Repair a) Remedies b) Foreclosure of Lien c) Cure d) Nonexclusive Remedy 5.7 Taxes and Assessments 5.8 Refuse Collection Areas 5.9 Repair of Buildings 5.10 Public Utilities 5.11 Utility Lines and Antennas 5.12 Mechanical Equipment 5.13 Mineral Exploration 5.14 Other Operations and Uses 6.0 MODIFICATION AND REPEAL 23 6.1 Procedure 6.2 Modification by Declarant 6.3 Governmental Regulation 7.0 ENFORCEMENT 25 7.1 Abatement and Suit 7.2 Right of Entry 7.3 Deemed to Constitute a Nuisance 7.4 Attorney's Fee 7.5 Failure to Enforce is No Waiver 8.0 ASSIGNMENT 27 9.0 CONSTRUCTIVE NOTICE AND ACCEPTANCE 27 10.0 WAIVER 28 Page No. 11.0 PUNS WITH LAND 28 12.0 LIGHTS OF MORTGAGEES 28 13.0 CAPTIONS 29 14.0 EFFECT OF INVALIDATION 29 DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS FOR BLACKRIVER TECHNOLOGY PARK This Declaration, made this day of 1984, by J.A.G./ Renton Properties Associates, a Washington Partnership, is made with reference to the following facts: RECITALS A. Blackriver Technology Park is the owner of that certain real property in the City of Renton, County of King, State of Washington described in Exhibit A attached hereto and by this reference incorporated herein, and known as Blackriver Technology Park. B. Blackriver Technology Park is being developed as a planned industrial park. It is J.A.G./Renton Properties Associates desire and intention to subject the real property in said industrial park to certain covenants , conditions and restrictions for the benefit of the property, J.A.G./Renton Properties Associates, and the purchasers of lots in Blackriver Technology Park. It is intended that said covenants, conditions and restrictions bind and benefit not only said purchasers and J.P .G./Renton Properties Associates , but also their respective successors, heirs aid assigns and that all lots in Blackriver Technology Park should be held, used, leased, sold and conveyed subject to the covenants , conditions and restrictions set forth in this Declaration. 1- C. It is the intention of J.A.G./Renton Properties Associates to further a plan of subdivision by means of the covenants, conditions and restrictions set forth in this Declaration. Said covenants, conditions and restrictions are intended to be common to all of the lots in Blackriver Technology Park and to enhance and protect the value, desirability and attractiveness of all such lots to their mutual benefit. 1.0 DEFINITIONS Unless the context otherwise specifies or requires, the terms defined in this (1.0 Definitions) , shall as used in this Declaration, have the meanings herein set forth: 1.1 Architect, Landscape Architect, Civil Engineer. The term "architect, landscape architect and civil engineer" , shall mean a person holding a certificate to practice architecture, landscape architecture or civil engineering, in the State of Washington. 1.2 Beneficiary. The term "beneficiary" shall mean a mortgagee under a mortgage as well as a beneficiary under a deed of trust. 1.3 Declarant. The term "Declarant" shall mean J.A.G./Renton Properties Associates and, to the extent provided in Article VIII of this Declaration, its successors and assigns. 1.4 Declaration. The term "Declaration" shall mean this Declaration of Covenants, Conditions and Restrictions for Blackriver Technology Park, as it may from time to time be amended or supplemented. 1.5 Deed of Trust. The term "deed of trust" shall mean a mortgage as well as a deed of trust. 1.6 Blackriver Technology Park. The term "Blackriver Technology Park" shall be synonymous with the term "subject property" and shall mean all of the real property 2- now or hereafter made subject to this Declaration. 1.7 Improvement - Improvements. The term "improvement" or "improvements" shall include buildings, outbuildings, roads, driveways, parking areas, fences, screening walls and barriers, retaining walls, stairs, decks , water lines, sewers, electrical and gas distribution facilities, hedges, windbreaks, plantings, planted trees and shrubs, poles, signs, loading areas and all other structures, installations and landscaping of every type and kind, whether above or below the land surface. 1.8 Lot. The term "lot" shall mean a fractional part of the subject property as subdivided on subdivision or parcel maps recorded from time to time in the Office of the Recorder of the County of King, State of Washington. 1.9 Mortgage. The term "mortgage" shall mean a deed of trust as well as a mortgage. 1.10 Mortgagee. The term "mortgagee shall mean a beneficiary under, or holder of, a deed of trust as well as a mortgagee under a mortgage. 1. 11 Occupant. The term "Occupant" shall mean a lessee or licensee of an Owner, or any other person or entity other than an Owner in lawful possession of a lot with the permission of the Owner. 1.12 Owner. The term "Owner" shall mean and refer to any person or entity which is the record Owner of fee simple title to any lot, excluding any entity or person who holds such interest as security for the payment of an obligation, but including contract sellers and any mortgagee or other security holder in actual possession of a lot. 1.13 Record - Recorded - Recordation. The terms "record," "recorded," or recordation" shall mean, with respect to any document, the recordation of said document in the Office of the Recorder of the County of King, State of Washington. 3- 1.14 Sign. The term "sign" shall mean any structure, device or contrivance, electric or non-electric, upon or within which any poster, bulletin, printing, lettering, painting, device or other advertising of any kind whatsoever used, placed, posted, tacked, nailed, pasted, or otherwise fastened or affixed. 1.15 Street of Streets. The term "street" or "streets" shall mean any street, highway, road, or thoroughfare within or adjacent to the subject property and shown on any recorded subdivision or parcel map, or record or survey, whether designated thereon as street, boulevard, place, drive, road, court, terrace, way, lane, circle or otherwise. 1.16 Subject Property. The term "subject property shall be synonymous with the term "Blackriver Technology Park" and shall mean all of the real property now or hereinafter made subject to this Declaration. 1.17 Visible from Neighboring Property. The term "visible from neighboring property" shall mean, with respect to any given object on a lot, that such object is or would be visible to a person six (6) feet tall , standing on any part of any adjacent lot or other property at an elevation no greater than the elevation of the base of the object being viewed. 2.0 SUBJECT PROPERTY 2.1 General Declaration. Declarant hereby declares that all of that real property located in the City of Renton, County of King, State of Washington, and more particularly described in Exhibit "A" is , and shall be, conveyed, hypothecated, encumbered, leased, occupied, built upon or otherwise used, improved or transferred in whole or in part, subject to this Declaration. All of the covenants, conditions and restrictions set forth herein are declared and agreed to be in furtherance of a general plan for the subdivision, improvement and sale of said real property and are established for the purpose of enhancing and protecting the value, desirability 4- and attractiveness of the subject property and every part thereof. All of said covenants , conditions and restrictions shall run with all of the subject property for all purposes and shall be binding upon and inure to the benefit of Declarant and all Owners, Occupants , and their successors in interest as set forth in this Declaration. 2.2 Addition of Other Realty. Declarant may at any time during the pendency of this Declaration add all or a portion of any real property now or hereinafter owned by Declarant to the subject property, and upon recording of a notice of addition of real property containing at least the provisions set forth in Section 2.3, the provisions of this Declaration specified in said notice shall apply to such added real property in the same manner as if it were originally covered by this Declaration. Thereafter, to the extent that this Declaration is made applicable theret), the rights, powers and responsibilities of Declarant and the Owners and Occupants of lots within such added real property shall be the same as in the case of the real property described in Exhibit "A". 2.3 Notice of Addition of Land. The notice of addition of real property referred to in section 2.2 shall contain at least the following provisions: a) A reference to this Declaration stating the date of recording and the book or books )f the records of King County, Washington, and the page numbers where this Declamation is recorded; b) A statement that the provisions of this Declaration, or some specified part thereo `, shall apply to such added real property; c) A legal description of such added real property; and d) Such other or different covenants, conditions and restrictions as Declarant shall , in its discretion, specify to regulate and control the use, occupancy and improvements of such added real property. 5- 3.0 CONSTRUCTION OF IMPROVEMENTS 3.1 Approval of Plans Required. No improvements shall be erected, placed, altered, maintained or permitted to remain on any lot by any Owner or Occupant until final plans and specifications shall have been submitted to and approved in writing by Declarant. Such final plans and specifications shall be submitted in duplicate over the authorized signature of the Owner or Occupant or both of the lot or the authorized agent thereof. Such plans and specifications shall be in such form and shall contain such information as may be required by the Declarant, but shall in any event include the following: a) A site development plan of the lot showing the nature, grading scheme, kind, shape, composition, and location of all structures with respect to the particular lot (including proposed front, rear and side setback lines) , and with respect to structures on adjoining lots, and the number and location of all parking spaces and driveways on the lot; b) A landscaping plan for the particular lot; c) A plan for the location of signs and lighting; and d) A building elevation plan showing dimensions, materials and exterior color scheme in no less detail than required by the appropriate governmental authority for the issuance of a building permit. Material changes in approved plans must be similarly submitted to and approved by Declarant. 3.2 Basis for Approval . Approval shall be based, among other things, upon adequacy of site dimensions, adequacy of structural design, conformity and harmony of external design with neighboring structures, effect of location and use of proposed improvements upon neighboring lots , proper facing of main elevation with respect to nearby streets, adequacy of screening of mechanical , air conditioning or other roof top installations, and conformity of the plans and specifications to the purpose and general plan and intent of this Declaration. No plans will be approved 6- which do not provide for the underground installation of power, electrical , telephone and other utility lines from the property line to buildings. Plans which provide for metal-clad buildings will be approved only on the condition that such buildings are constructed so as not to have the appearance of a metal building and any metal-clad building must be specifically approved in writing. Declarant shall not arbitrarily or unreasonably withhold its approval of any plans and specifications. Except as otherwise provided in this Declaration, Declarant shall have the right to disapprove any plans and specifications submitted hereunder on any reasonable grounds including, but not limited to, the following: a) Failure to comply with any of the restrictions set forth in this Declaration; b) Failure to include information in such plans and specifications as may have been reasonably requested by Declarant; c) Objection to the exterior design, the appearance of materials or materials employed in any proposed structure; d) Objection on the ground of incompatibility of any proposed structure or use with existing structures or uses upon other lots, or other property in the vicinity of the subject property; e) Objection to the location of any proposed structure with reference to other lots, or other property in the vicinity; f) Objection to the grading or landscaping plan for any lot; g) Objection to the color scheme, finish, proportions, style or architecture, height, bulk or appropriateness of any structure; h) Objection to the number or size of parking spaces, or to the design of the parking area; i ) Any other matter which, in the judgment of the ,Declarant, would render the proposed improvements or use inharmonious with the general plan for improvement of 7- the subject property or with improvements located upon other lots or other property in the vicinity. 3.3 Review Fee. An architectural review fee shall be paid to Declarant at such time as plans and specifications are submitted to it based upon the following schedule: a) When the plans submitted are prepared by a licensed architect, engineer or landscape architect, the architectural review fee shall be the sum of One Hundred and no/100ths Dollars ($100.00); b) In all other cases, the architectural review fee shall be the sum or Two Hundred Fifty and no/100ths Dollars ($250.00). 3.4 Result of Inaction. If Declarant fails either to approve or disapprove plans and specifications submitted to it for approval within forty-five (45) days after the same have been submitted, it shall be conclusively presumed that Declarant has disapproved said plans and specifications; provided, however, that if within the forty-five (45) day period Declarant gives written notice of the fact that more time is required for the review of such plans and specifications, there shall be no presumption that the same are disapproved until the expiration of such reasonable period of time as is set forth in the notice. 3.5 Approval . Declarant may approve plans and specifications as submitted, or as altered or amended, or it may grant its approval to the same subject to specific conditions. Upon approval or conditional approval by Declarant of any plans and specifications submitted, a copy of such plans and specifications, together with any conditions, shall be deposited for permanent record with Declarant, and a copy of such plans and specifications, bearing such approval together with any conditions, shall be returned to the applicant submitting the same. 8- 3.6 Proceeding with Work. Upon receipt of approval from Declarant pursuant to Section 3.5, the Owner, or Occupant, or both, to whom the same is given, shall , as soon as practicable, satisfy any and all conditions of such approval and shall diligently proceed with the commencement and completion of all approved excavation, construction, refinishing, and alterations. In all cases, work shall commence within one (1) year from the date of approval , and if work is not so commenced approval shall be deemed revoked unless Declarant, pursuant to written request made and received prior to the expiration of said one (1) year period, extends the period of time within which work must be commenced. 3.7 Completion of Work. Any improvement commenced pursuant hereto shall be completed within two (2) years from the date of Declarant's approval of the plans and specifications therefor, except for so long as such completion is rendered impossible, or unless work upon the proposed improvements would impose a great hardship upon the Owner or Occupant, to whom Declarant's approval is given, due to strike, fire, national emergency, natural disaster or other supervening force beyond the control of Owner or Occupant. Declarant may, upon written request made and received prior to the expiration of the two (2) year period, extend the period of time within which work must be completed. Failure to comply with this Section 3.7 shall constitute a breach of this Declaration and subject the party in breach to the enforcement procedures set forth in 7.0. 3.8 Declarant Not Liable. Declarant shall not be liable for any damage, loss or prejudice suffered or claimed by any person on account of: a) The approval or disapproval of any plans, drawings and specifications, whether or not in any way defective; b) The construction of any improvement, or performance of any work, whether or not pursuant to approved plans, drawings and specifications; or 9- c) The development of any lot within Blackriver Technology Park. 3.9 Construction Without Approval . If any improvement shall be erected, placed or maintained upon any lot, or the exterior design thereof, or any new use commenced upon any lot, other than in accordance with the approval by the Declarant pursuant to the provisions of this 3.0 (Construction of Improvements) , such alteration, erection, placement, maintenance or use shall be deemed to have been undertaken in violation of this Declaration, and upon written notice from Declarant, any such improvement so altered, erected, placed, maintained or used upon any lot in violation of this Declaration shall be removed or altered so as to conform to this Declaration, and any such use shall cease or be amended so as to conform to this Declaration. Should such removal or alteration, or cessation or amendment of use not be accomplished within thirty (30) days after receipt of such notice, then the party in breach of this Declaration shall be subject to the enforcement procedures set forth in 7.0. 4.0 DEVELOPMENT STANDARDS 4.1 Minimum Setback. No improvements of any kind, and no part thereof, shall be placed closer than permitted by Declarant to an interior property line, except as otherwise provided in Section 4.2. "Interior property line" shall mean the boundary between any lot within the subject property and all other lots bordering upon said lot. No improvements of any kind, and no part thereof, shall be placed closer than twenty-five (25) feet from a property line fronting the following streets: (1) Southwest Fourth Place and (2) Naches Avenue S.W. "Property line" shall mean the boundary of every lot. 4.2 Exceptions to Setback Requirements. The following improvements, or parts of improvements, are specifically excluded from the setback requirements set forth in Section 4. 1: 10- a) Roof overhang, subject to approval in writing from Declarant, provided said overhang does not extend more than six (6) feet into the setback area; b) Steps and walkways; c) Paving and associated curbing; d) Fences, except that no fence shall be placed closer than twenty-five (25) feet from a property line fronting upon any public street without the prior written approval of Declarant; e) Landscaping and irrigation systems; f) Planters, not to exceed three (3) feet in height, except that planters of greater height may be built within the setback area with the prior written approval of Declarant; g) Industrial park identification signs, directional and parking signs and signs identifying the Owner or Occupant of a lot, subject to the prior written approval of Declarant; h) Lighting facilities, subject to the prior written approval of Declarant; and i ) Underground utility facilities and sewers. 4.3 Landscaping. Within ninety (90) days following completion of construction, or by the date each improvement is occupied, whichever shall occur first, each lot shall be landscaped in accordance with the plans and specifications. The area of each lot between any street and any minimum setback line as set forth in Section 4. 1 shall be landscaped with an attractive combination of trees, shrubs and other ground cover. All other areas fronting on a street and not utilized for parking, driveways, or walkways shall be landscaped in a complementary and similar manner. All portions of a lot not fronting a street and not used for parking, storage or buildings shall be landscaped utilizing ground cover and shrub or tree materials. The Owner or Occupant shall be responsible for landscaping and maintaining the area 11- known as the 'transition zone' ; refer to Landscape Design Guidelines. An underground landscape irrigation system shall be provided and maintained by the Owner or Occupant for all landscaped areas. Areas used for parking shall be landscaped, bermed or attractively fenced in such a manner as to screen said areas from view from adjacent streets and freeways. Such screening shall extend at least forty-two (42) inches above the high point of the finished pavement in said parking area. Plant materials used for this purpose shall consist of lineal or grouped masses of shrubs and trees. After completion, such landscaping as is herein required shall be maintained in a sightly and well-kept condition. If, in Declarant's reasonable opinion, the required landscaping is not maintained in a sightly and well-kept condition, Declarant shall be entitled to the remedies set forth in 7.0. 4.4 Signs. No sign shall be permitted on any lot unless approved by Declarant in writing. No sign shall be approved other than industrial park identification signs, directional and parking signs, signs identifying the name, business and products of the Owner or Occupant of a lot, and signs offering the lot for sale or lease. 4.5 Parking Areas. Off-street parking adequate to accommodate the parking needs of the Owner or Occupant, the employees and visitors thereof shall be provided by the Owner or Occupant of each lot. The intent of this provision is to eliminate the need for any on-street parking; provided, however, that nothing herein shall be deemed to prohibit on-street parking of public transportation vehicles. If parking requirements increase as a result of a change in the use of a lot or in the number of persons employed by the Owner or Occupant, additional off-street parking shall be provided so as to satisfy the intent of this section. All parking areas shall conform to the following standards: 12- a) Required off-street parking shall be provided on the lot, on a contiguous lot, or within such distance from the lot as Declarant deems reasonable. Where parking is provided other than upon the lot concerned, Declarant shall be given a certified copy of a recorded instrument, duly executed and acknowledged by the person or persons holding title to the lot or other property upon which the parking area is located, stipulating to the permanent reservation of the use of the lot or other property for such parking area. b) Parking areas shall be paved so as to provide dust-free, all-weather surfaces. Each parking space provided shall be designated by lines painted upon the paved surface and shall be adequate in area. All parking areas shall provide, in addition to parking spaces, adequate driveways and space for the movement of vehicles. c) In determining the adequacy of the number of parking spaces to be provided by an Owner or Occupant, Declarant shall consider the nature of the proposed use of the lot, the amount of vehicular traffic generated by said use, the anticipated number of, and manner of employment of, persons to be employed upon the lot; the nature and location of proposed structures upon the lot; and such other matters as Declarant shall reasonably deem relevant. d) No parking spaces shall be located on or permitted within setback areas adjacent to a street as set forth in Section 4.1, except that parking spaces may be located on or parking permitted within such area if Declarant's written permission is first obtained. Permission will not be given in any event unless parking areas within such setback areas are screened from view of the street by shrubs and trees, by a screen wall or by berms, and any such screening must extend at least forty-two 42) inches above the high point of the finished pavement in said parking area. 13- 4.6 Storage and Loading Areas. Storage, maintenance and loading areas must be constructed, maintained and used in accordance with the following conditions: a) Unless approved in writing by Declarant, no materials, supplies or equipment, including trucks or other motor vehicles, shall be stored upon a lot except inside a closed building or behind a visual barrier screening such materials, supplies or vehicles so as not to be visible from neighboring property and streets. Any storage areas screened by visual barriers shall be located upon the rear portions of a lot, unless otherwise approved in writing by Declarant. No storage area may extend into a setback area as defined in Section 4.1 except with the written approve of Declarant. b) Provision shall be made on each site for any necessary vehicle loading and no on-street vehicle loading shall be permitted. c) Loading dock areas shall be set back, recessed or screened so as not to be visible from neighboring property or streets and in no event shall a loading dock be closer than seventy-five (75) feet from a property line fronting upon a street unless otherwise approved in writing by Declarant. 5.0 REGULATION OF OPERATIONS AND USES 5. 1 Permitted Uses. Except as otherwise specifically prohibited herein, any industrial operation and use will be permitted upon a lot, provided that Declarant specifically consents to such use in writing. Such approved use shall be performed or carried out entirely within a building that is so designed and constructed that the enclosed operations and uses do not cause or produce a nuisance to other lots or property, such as, but not limited to, vibration, sound, electro-mechanical disturbances, electro-magnetic disturbances, radiation, air or water pollution, dust, or emission of odorous, toxic or non-toxic matter (including steam) . Certain activities which cannot be carried on within a building may be permitted, provided 14- Declarant specifically consents to such activity in writing and further provided such activity is screened so as not to be visible from neighboring property and streets. All lighting is to be shielded so as not to be visible from neighboring property. 5.2 Prohibited Uses. The following operations and uses shall not be permitted on any property subject to this Declaration: a) Residential use of any type; b) Trailer courts or recreation vehicle campgrounds; c) Junk yards or recycling facilities; d) Drilling for and removing oil , gas or other hydrocarbon substances; e) Refining of petroleum or of its products; f) Commercial petroleum storage yards; g) Commercial excavation of building or construction materials; provided, that this prohibition shall not be construed to prohibit any excavation necessary in the course of approved construction pursuant to 3.0, Construction of Improvements; h) Distillation of bones; i ) Dumping, disposal , incineration or reduction of garbage, sewage, offal , dead animals or other refuse; j) Fat rendering; k) Stockyard or slaughter of animals; 1 ) Smelting of iron, tin, zinc or any other ore or ores; m) Cemeteries; n) Jail or honor farms; o) Labor or migrant worker camps; p) Truck terminals; 15- q) Automobile, go-cart, motorcycle or quarter-midget race tracks and other vehicle endurance or race tracks; r) Retail stores or shopping centers; s) Commercial service stations or gasoline stations; t) Commercial restaurants or snack bars; or u) Banks or savings and loans institutions. 5.3 Nuisances. No nuisance shall be permitted to exist or operate upon any lot so as to be offensive or detrimental to any adjacent lot, or property or to its occupants. A "nuisance" shall include, but not be limited to, any of the following conditions: a) Any use, excluding reasonable construction activity, of the lot which emits dust, sweepings, dirt of cinders into the atmosphere, or discharges liquid, solid wastes or other matter into any stream, river, or other waterway which, in the opinion of Declarant, may adversely affect the health, safety, comfort of, or intended use of their property by persons within the area. No waste nor any substance or materials of any kind shall be discharged into any public sewer serving the subject property or any part thereof in violation of any regulation of any public body having jurisdiction over such public sewer; b) The escape or discharge of any fumes, odors, gases, vapors, steam, acids or other substance into the atmosphere which discharge, in the opinion of Declarant, may be detrimental to the health, safety or welfare of any person or may interfere with the comfort of persons within the area or which may be harmful to property or vegetation; c) The radiation or discharge of intense glare or heat, or atomic, electro- magnetic, microwave, ultrasonic, laser or other radiation. Any operation producing intense glare or heat or such other radiation shall be performed only within an 16- enclosed or screened area and then only in such manner that the glare, heat or radiation emitted will not be discernible from any point exterior to the site or lot upon which the operation is conducted; d) Excessive noise. At no point outside of any lot plane shall the sound pressure level of any machine, device, or any combination of same, from any individual plant or operation, exceed the decibel levels in the designated preferred octave bands as follows: Octave Bank Maximum Sound Pressure Levels Center Frequency db) at Boundary Plane of Lot Hz 31.5 78 63 72 125 65 250 59 500 55 1000 52 2000 50 4000 48 8000 47 A-scale levels for monitoring purposes are equivalent to 60 dB(A) . The maximum permissible noise levels for the octave bands shown above are equal to an NC-50 Noise Criterion curve when plotted on the preferred frequency scale. Reasonable noise from motor vehicles and other transportation facilities are exempted, so long as the vehicles or other transportation facilities are not continuously on the subject property. The operation of signalling devices and other equipment having impulsive or non-continuous sound characteristics shall have the following corrections applied: Corrections Pure Tone Content 5dB Impulsive Character 5dB Duration for Non- Continuous Sounds in Daytime Only, 1 min/hr 5dB 10 sec/10 min 10dB 17- 2 sec/10 min 15dB The reference level for the dB values listed above is the pressure of 0.0002 microbar or 0.0002 dyne/cm2. e) Excessive emissions of smoke, steam or particulate matter. Visible emissions of smoke or steam will not be permitted (outside any building) which exceed Ringlemann No. 1 on the Ringlemann Chart of the United States Bureau of Mines. This requirement shall also be applied to the disposal of trash and waste materials. Wind-borne dust, sprays and mists originating in plants are not permitted. f) Ground vibration. Buildings and other structures shall be constructed, and machinery and equipment installed, and insulated on each lot so that the ground vibration inherently and recurrently generated is not perceptible without instruments at any point exterior to any lot. 5.4 Condition of Property. The Owner or Occupant of any lot shall , at all times, keep it and the buildings, improvements and appurtenances thereon in a safe, clean and wholesome condition and comply, at its own expense, in all respects with all applicable governmental , health, fire and safety ordinances, regulations, requirements and directives and the Owner or Occupant shall at regular and frequent intervals remove at its own expense any rubbish of any character whatsoever which may accumulate upon such lot. 5.5 Maintenance of Grounds. Each Owner shall be responsible for the maintenance and repair of all parking areas, driveways, walkways and landscaping on his lot. Such maintenance and repair shall include, without limitation: a) Maintenance of all parking areas, driveways and walkways in a clean and safe condition, including the paving and repairing or resurfacing of such areas when necessary with the type of material originally installed therein or such substitute 18- therefor as shall , in all respects, be equal thereto in quality, appearance and durability; the removal of debris and waste material and the washing and sweeping of paved areas as required; painting and repainting of striping markers and directional signals as required; b) Cleaning, maintenance and relamping of any external lighting fixtures except such fixtures and may be the property of any public utility or government body; and c) Performance of all necessary maintenance of all landscaping including the trimming, watering and fertilization of all grass, ground cover, shrubs or trees, removal of dead or waste materials, replacement of any dead or diseased grass, ground cover, shrubs, or trees. Nothing contained herein shall preclude an Owner from recovering from any person liable therefor, damages to which such Owner might be entitled for any act or omission to act requiring an expenditure by the Owner for the maintenance and repair of the parking area, driveway, walkway and/or landscaping on his lot. 5.6 Remedies for Failure to Maintain and Repair. a) Remedies. If any Owner shall fail to perform the maintenance and repair required by Section 5.5, then Declarant, after fifteen days' prior written notice to such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and to charge the delinquent Owner with the cost of such work together with interest thereon at the rate of twelve percent (12%) per annum from the date of Declarant's advancement of funds for such work to the date of reimbursement of Declarant by Owner. If the delinquent Owner shall fail to reimburse Declarant for such costs within ten days after demand therefor, Declarant may, at any time within two years after such advance, file for record in the Office of County Recorder of King County, Washington a claim of lien signed by Declarant for the amount of such charge together with interest thereon, which claim shall 19- contain: (1) a statement of the amount unpaid and the interest accrued thereon; 2) a legal description of the lot owned by the delinquent Owner; and (3) the name of the delinquent Owner. Such claim of lien shall be effective to establish a lien against the interest of the delinquent Owner in his lot together with interest at twelve percent (12%) per annum on the amount of such advance from the date thereof, recording fees, cost of tile search obtained in connection with such lien or the foreclosure thereof and court costs and reasonable attorneys ' fees which may be incurred in the enforcement of such a lien. b) Foreclosure of Lien. Subject to the provisions of 12.0 Rights of Mortgagees, such a lien, when so established against the lot described in said claim, shall be prior or superior to any right, title, interest, lien or claim which may be or may have been acquired in or attached to the real property interests subject to the lien subsequent to the time of filing such claim for record. Such lien shall be for the benefit of Declarant and may be enforced and foreclosed in a suit or action brought by Declarant in any court of competent jurisdiction, if brought within one year of the filing of such claim. Any such sale provided for herein is to be conducted in accordance with the provisions of the Civil Code of the State of Washington applicable to the exercise of powers of sale in mortgages and deeds of trust, or in any other manner permitted or provided by law. Declarant, through its duly authorized agents, shall have the power to bid on the liened property at any foreclosure sale and to acquire, lease, mortgage and convey the same. c) Cure. IF a default for which a notice of claim of lien was filed is cured, Declarant shall file or record a recision of such notice, upon payment by the defaulting Owner of the costs of preparing and filing or recording such recision, and other reasonable costs, interest or fees which have been incurred. 20- d) Nonexclusive Remedy. The foregoing lien and the rights to foreclose thereunder shall be in addition to, and not in substitution for, all other rights and remedies which any party may have hereunder and by law, including any suit to recover a money judgment for unpaid assessments. If any Owner shall fail to perform such maintenance and repair and, notwithstanding such failure, Declarant should fail to exercise its rights and remedies hereunder, then, any other Owner, after fifteen (15) days' prior written notice to Declarant and such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and shall have the same rights and remedies with respect thereto as are provided herein to Declarant. 5.7 Taxes and Assessments. If an Owner fails to pay taxes or assessments on its lot which become a lien on any portion of subject property utilized for parking, service or loading areas, then any other Owner may pay such taxes or assessments, together with any interest, penalties and costs arising out of or related thereto, except while the validity thereof is being contested by judicial or administrative proceedings, and in such event the defaulting Owner obligated to pay such taxes or assessments shall promptly reimburse the other Owner for all such taxes or assessments, interest, penalties and costs paid or incurred by such other Owner and until such reimbursement has been made the amount of the payment by such other Owner shall constitute a lien on and charge against the lot of the defaulting Owner subject and subordinate, however, to any deed of trust then outstanding affecting said lot. 5.8 Refuse Collection Areas. All outdoor refuse collection areas shall be visually screened so as not to be visible from neighboring property or streets. No refuse collection areas shall be permitted between a street and the front of a building. 21- 5.9 Repair of Buildings. No building or structure upon any lot shall be permitted to fall into disrepair, and each such building and structure shall at all times be kept in good condition and repair and adequately painted or otherwise finished. 5.10 Public Utilities. Declarant reserves the sole right to grant consents for the construction and operation of public utilities including, but not limited to, street railways, interurban or rapid transit, freight railways, poles or lines for electricity, telephone or telegraph, above or below ground conduits, and gas pipes in and upon any and all streets now existing or hereafter established upon which any portion of the subject property may now or hereafter front or abut. Declarant reserves the exclusive right to grant consents and to petition the proper authorities for any and all street improvements such as grading, seeding, tree planting, sidewalks, paving, sewer and water installation, whether it be on the surface or subsurface, which in the opinion of Declarant are necessary on or to the subject property. Notwithstanding the provisions of Section 3.2, Declarant reserves the exclusive right to approve above ground utility lines across the subject property or any portion thereof on a temporary basis for the purpose of construction, and such lines shall be permitted when required by a government agency. 5.11 Utility Lines and Antennas. No sewer, drainage or utility lines or wires or other devices for the communication or transmission of electric current, power, or signals including telephone, television, microwave or radio signals, shall be constructed, placed or maintained anywhere in or upon any portion of the subject property other than within buildings or structures unless the same shall be contained in conduits or cables constructed, placed or maintained underground or concealed in or under buildings or other structures. No antenna for the transmission or reception of telephone, television, microwave or radio signals shall be placed on any building or other improvement within the subject property 22- unless (a) such antenna shall be so located that it cannot be seen from any point at the ground level of the subject property or (b) the consent of Declarant shall first )e obtained. Nothing contained herein shall be deemed to forbid the erection or use of temporary power or telephone facilities incidental to the construction or repair of buildings on the subject property. 5. 12 Mechanical Equipment. All mechanical equipment, utility meters , storage tanks, air conditioning equipment and similar items shall be located in such a manner so not to be visible from neighboring property. 5. 13 Mineral Exploration. No portion of the subject property shall be used in any manner to explore for or to remove any steam, heat, oil or other hydro-carbons , gravel , earth or any earth substances or other minerals of any kind, provided, however, that this shall not prevent the excavation of earth in connection with the grading or construction of improvements within the subject property. Water may be extracted to the extent permitted by the appropriate governmental agency. 5. 14 Other Operations and Uses . Operations and uses which are neither specifically prohibited nor specifically authorized by this Declaration may be permitted in a specific case if operational plans and specifications are submitted to and approved in writing by Declarant in accordance with the procedures set forth in 3.0, of this Declaration. Approval or disapproval of such operational plans and specifications shall )e based upon the effect of such operations or uses on other property subject to this Declaration or upon the occupants thereof, but shall be in the sole discretion of Declarant. 6.0 MODIFICATION AND REPEAL 6. 1 P ,ocedure. Except as otherwise provided in Section 6.2, this Declaration or any prevision hereof, or any covenant, condition or restriction contained herein , may be terminated, extended, modified or otherwise amended, as to the whole of the 23- subject property or any portion thereof, with the written consent of the Owners of eight percent (80%) of the subject property, based upon the number of square feet owned as compared to the total number of square feet subject to these conditions , covenants and restrictions (excluding dedicated streets) ; provide, however, that so long as Declarant owns at least twenty percent (20%) of the property subject to these conditions , covenants and restrictions , or for a period of fifteen ( 15) years from the effective date hereof, whichever period is shorter, no such termination, extension, modification or other amendment shall be effective until a proper instrument in writing has been executed, acknowledged and recorded. 6.2 Modification by Declarant. For so long as Declarant owns any interest excepting a leasehold interest) in the subject property, or any part thereof, or for a period of fifteen (15) years from the effective date hereof, whichever period is shorter, Declarant acting alone may modify or amend the provisions of 3.0, 4.0 and 5.C ; provided, however, that (a) any such modification or amendment must be within the spirit and overall intention of the development as set forth herein; (b) prior to any such modification or amendment Declarant shall obtain the approval of any governmental agency to such modification or amendment where such approval is necessary; and (c) any modification or amendment shall not provide for any type of improvements or use not presently permitted by this Declaration. No such modification or amendment shall be effective until the Owners have been given thirty (30) days ' prior written notice of the proposed change, and a proper instrument in writing has been executed, acknowledged and recorded. 6.3 Governmental Regulation. All valid governmental enactments, ordinances and regulations are deemed to be a part of this Declaration and to the extent that they conflict with any provision, covenant, condition or restriction hereof, said conflicting governmental enactment, ordinance and regulation shall control and the 24- provision, covenant, condition and restriction hereof in conflict therewith shall be deemed (a) amended to the extent necessary to bring it into conformity with said enactment, ordinance or regulation while still preserving the intent and spirit of the provision, covenant, condition or restriction; or (b) stricken here from should no amendment conforming to the governmental enactment, ordinance or regulation be capable of preserving the intent and spirit of said provision, covenant, condition or restriction. 7.0 ENFORCEMENT 7.1 Abatement and Suit. The Owner of each lot shall be primarily liable, and the Occupant, if any, secondarily liable for the violation or breach of any condition, covenant or restriction herein contained. Violation or breach of any condition, covenant or restriction herein contained shall give to Declarant, following thirty 30) days ' written notice to the Owner or Occupant in question except in exigent circumstances, the right, privilege and license to enter upon the lot where said violation or breach exists and to summarily abate and remove, or abate or remove, at the expense of the Owner or Occupant thereof, any improvement, structure, thing or condition that may be or exist thereon contrary to the intent and meaning of the provisions hereof, or to prosecute a proceeding at law or in equity against the person or persons who have violated or are attempting to violate any of these covenants, conditions or restrictions to enjoin or prevent them from doing so, to cause said violation to be remedied, or to recover damages for said violation. No such entry by Declarant or its agents shall be deemed a trespass, and neither Declarant nor its agents shall be subject to liability to the Owner or Occupant of said lot for such entry and any action taken to remedy or remove a violation. The cost of any abatement, remedy or removal hereunder shall be a binding personal obligation on any Owner or Occupant in violation of any provision of this 25- Declaration, as well as a lien (enforceable in the same manner as a mortgage) upon the lot in question. The lien provided for in this section shall not be valid as against a bona fide purchaser or mortgagee for value of the lot in question unless a suit to enforce said lien shall have been filed in a court of record in King County, Washington, prior to the recordation of the deed or mortgage conveying or encumbering the lot in question to such purchaser or mortgagee, respectively. 7.2 Richt of Entry. During reasonable hours and upon reasonable notice, and subject to reasonable security requirements, Declarant, or its agents, shall have the rigtt to enter upon and inspect any lot and the improvements thereon covered by this Declaration for the purpose of ascertaining whether or not the provisions of this Declaration have been or are being complied with, and neither Declarant nor its agerts shall be deemed to have committed a trespass or other wrongful act by reason cf such entry or inspection. 7.3 Deemed to Constitute A Nuisance. The result of every act or omission whereby any concition, covenant or restriction herein contained is violated in whole or in part is hereby declared to be and to constitute a nuisance, and every remedy allowed by law or in equity against an Owner or Occupant either public or private, shall be applicable against every such result and may be exercised by Declarant. 7.4 Attorney's Fees. In any legal or equitable proceeding for the enforcement of this Declaration or any provision hereof, whether it be an action for damages, declaratory relief or injunctive relief, or any other action, the losing party or parties shall pay the attorney fees of the prevailing party or parties, in such reasonable amount as shall be fixed by the court in such proceedings or in a separate action brought for that purpose. The prevailing party shall be entitled to said attorney's fees even though said proceeding is settled prior to judgment. 26- All remedies provided herein or at law or in equity shall be cumulative and not exclusive. 7.5 Failure to Enforce is No Waiver. The failure of Declarant to enforce any requirement, restriction or standard herein contained shall in no event be deemed to be a waiver of the right to do so thereafter or in other cases, nor of the right to enforce any other restriction. 8.0 ASSIGNMENT Any anc all of the rights, powers and reservations of Declarant herein contained may be assigned to any person, corporation or association which will assume the duties of Declarant pertaining to the particular rights, powers and reservations assigned, and upon any such person, corporation or association evidencing its consent in writing to accept such assignment and assume such duties, he or it shall , to the extent of such assignment, have the same rights and powers and be subject to the same obligations and duties as are given to and assumed by Declarant herein. If at any time Declarant ceases to exist and has not made such an assignment, a successor to Declarant may be appointed in the same manner as this Declaration may be modified or amended under Section 6. 1. Any assignment or appointment made under this article shall be in recordable form and shall be recorded. 9.0 CONSTRUCTIVE NOTICE AND ACCEPTANCE Every person or entity who now or hereafter owns, occupies or acquires any right, title cr interest in or to any portion of the subject property is and shall be conclusively deemed to have consented and agreed to every covenant, condition and restriction contained herein, whether or not any reference to this Declaration is contained in the instrument by which such person acquired an interest in the subject property. 27- 10.0 WAIVER Neither Declarant nor its successors or assigns shall be liable to any Owner or Occupant of the subject property by reason of any mistake in judgment, negligence, nonfeasance, action or inaction or for the enforcement or failure to enforce any provision of this Declaration. Every Owner or Occupant of any of said property by acquiring its interest therein agrees that it will not bring any action or suit against Declarant to recover any such damages or to seek equitable relief because of same. 11.0 RLNS WITH LAND All covenants, conditions, restrictions and agreements herein contained are made for the direct, mutual and reciprocal benefit of each and every lot of the subject property; shall create mutual equitable servitudes upon each lot in favor of every other lot; shall create reciprocal rights and obligations between respective Owners and Occupants of all lots and privity of contract and estate between all grantees of saic lots , their heirs, successors and assigns; and shall , as to the Owner and Occupart of each lot, his heirs , successors and assigns , operate as covenants runninc with the land, for the benefit of all other lots, except as provided otherwise herein. 12.0 RIGHTS OF MORTGAGEES No breech of any covenant, condition or restriction herein contained, or any enforcement thereof, shall defeat or render invalid the lien of any mortgage or deed of trust now or hereafter executed upon the subject property or a portion thereof , provided, however, that if any portion of said property is sold under a forecicsure of any mortgage or under the provisions of any deed of trust, any 28- purchaser at such sale and its successors and assigns shall hold any and all property so purchased subject to all of the covenants, conditions and restrictions contained in this Declaration. 13.0 CAPTIONS The captions of articles and sections herein are used for convenience only and are not intended to be a part of this Declaration or in any way to define, limit or describe the scope and intent of the particular article or section to which they refer. 14.0 EFFECT OF VALIDATION If any provision of this Declaration is held to be invalid by any court, the invalidity of such provision shall not effect the validity of the remaining provisions hereof. DECLARANT J.A.G./Renton Properties Associates A Washington Partnership By: Alterra Corporation, a Washington Corporation, General Partner By: By: By: 29- 20z: I ems' / I 1. zeo t s, LEGAL DESCRIPTIONS PARCEL A That portion of the south half of Section 13, Township 23 North, Range 4 East , V.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, in King County, Washington, together with vacated streets adjoining which would attach to said premises by operation of law, and of C.E. Brosnell 's Donation Claim No. 41 , described as follows: Beginning at the south quarter corner of said Section 13; thence H00'58'28"E along the north-south Centerline thereof 1092.82 feet; thence N68'03'54"E 224.45 feet; thence H80'04 '48"E 232.00 feet ; thence S42'06'08"E 87. 16 feet to the TRUE POINT OF BEGINNING; thence N42'06'08"W 87. 16 feet; thence S80'04' 48"W 232.00 feet; thence N12'01 'OC"W 40.15 feet; thence SE:59 '00"W 133.01 feet to a point of curve; thence along a curve to the right having a radius of 230.00 feet , through a central angle of 27'47' 31" an arc distance of 111 .56 feet to a point of compound curvature; the center of said curve bears N15'46' 31"E 160.00 feet; thence along said curve to the right, through a central angle of 701'48 ' 19" an arc distance of 197 .73 feet; thence 582' 15'OC"W 67.68 feet; thence S31'32 '221%1 71 .06 feet; thence N81'11 ' 35"W 193.00 feet; thence 582' 15'00"W 92.99 feet; thence 535'29' 30"W 143. 18 feet ; thence N74'44 '00"W 84.85 feet; thence S60' 16'00'W 67.00 feet; thence S12' 16'00"E 97.35 feet to the north line of a tract of land described in EXHIBIT 5 to Agreement recorded under King County Recording No. 8301050539; thence S68'06'46"W along said northerly line 375.53 feet to the northerly line of a tract of land described In EXHIBIT 8 in said Agreement; thence northwesterly along said northerly line on a curve to the left, the center which bears west 195.01 feet, thru a central angle of 78'4l '24", an arc distance of 267.83 feet; thence N78'41 '24"W along said northerly line 180.00 feet to an angle point in said northerly line; thence N33'00'54"W along said northerly line 109.47 feet to the south line of the Burlingtcn Northern Railroad Right-of-Way, said point being a point on a curve, the center which bears 539'23'00"E 1853.00 feet; thence easterly along said southerly line and curve to the right, thru a central angle of 2'01 '59", an arc distance of 65.75 feet to a point of compound curv,e; thence continuing along EXHIBIT A: 1 of 5 said south line on a curve to the right the center of which bears 537'21 'O1"E having a radius of 10543.00 feet, an arc distance of 186.51 feet through a central angle of O1'00'49" to a point of compound curve; thence continuing along said south line on a curve to the right, the center of which bears 536'20' 12"E having a radius of 1657.00 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 S29'37'52"E having a radius of 6738.00 feet , an arc distance of 197.76 feet through a central angle of 01'40'5h" to a point of compound curve; thence continuing along said south line on a curve to the right , the center of which bears S27'56'58"E having a radius of 1768.00 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 S21'38'52"E 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 S20' 17'08"E having a radius of 1922. 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 on a curve to the right , the center of which bears S14'57'22"E 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 SO1'32 '03"E having a radius of 1165.09 feet, thru a central angle of 37'39' 19", an arc distance of 765.71 feet to a point which bears N41'28' 10"E from the TRUE POINT OF BEGINNING; thence S36'19' 35"11 188.63 feet to a point on a curve, the center which bears 536' 19' 35"W 967.46 feet ; thence northwesterly along said curve to the left , thru a central angle of 4'39'32", an arc distance of 78.67 feet ; thence 538'54 '221V 451 .74 feet to a point on a curve, the center which bears 543'36'23"W 170.00 feet ; thence southeasterly along said curve to the right, thru a central angle of 3'08'37", an arc distance of 9.33 feet; thence S43' 15 '00"E 20.74 feet; thence . 527'21 '32"V 44.74 feet to the TRUE POINT OF BEGINNING. PARCEL B-1 That portion of the south half of Section 13, Township 23 North, Range 4 East, V.M. in King County, Washington, of Junction Addition to the City of Seattle, according to the plat recorded in Volume 12 of Plats, page 75, records of said King County, and of C.E. Brownell ' s Donation Claim No. 41 , described as follows: Beginnin; at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence S68'03'54"W 351. 11 feet to the TRUE POINT OF BEGINNING; thence N68'03'54"E 575.56 feet; thence /112'01 '00' W 40. 75 feet; thenci S77'59'OO"W 133.01 feet to a point of curve; thence along a curve to the right having a radius of 230.00 feet, through a central angle of 27'47' 31 ' an arc distance of' 111.56 feet to a point of compound curvature; the center of said curve bears N15•46'31"E 160.00 feet; thence along said curve to the right, trough a central angle of 70'48' 19" an arc distance of 197.73 feet; thence S82'15'071.1 67.68 feet; thence 531'32 '22"W 71 .06 feet; thence 1481'11 ' 35"W 193.00 feet; thence S82'15' 00"W 92. 99 feet; thence 535'29'30"W 143. 18 feet; thence N74'44'07'V 84. 85 feet; thence S60'16'00"V 67.00 feet; thence S12' 16'00"E 97. 35 feet; thence N68'06'46"E 53.79 feet to a point which bears N72'04'34"W from the TRUE PONT OF BEGINNING; thence S72'04'34"E 389.92 feet to the TRUE POINT OF Bi:GINNIN . EXHIBIT A: 2 of 5 PARCEL B-2 That portion of the south half of Section 13, Township 23 North, Range 4 East, V.M. in King County, Washington and of Junction Addition to the City of Seattle, according to -plat recorded in Volume 12 of Plats, page 75, records of said King County, and of C.E. Brcwnell 's Donation Claim No. 41 described as follows: Beginning at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence N68'03 '54"E 224.45 feet to the TRUE POINT OF BEGINNING; thence 568'03'54"W 575.56 feet; thence N72'04'34"V 389.92 feet; thence 568'06'46"V 429.32 fest; thence south 85.47 feet to a point of curve; thence on a curve to the left, having a radius of 60.00 feet , •thru a central angle of 126'52' 10", an arc distance of 132.86 feet; thence N53'07 '50"E 199.18 feet to a point of curve; thence on a curve to the right , having a adius of 200.00 feet thru a central angle of 53.59'30", an arc distance of 188.47 feet; thence 572'52 '40"E 290.00 feet to a point of curve; thence on a curve to the left, having a radius of 197.00 feet, thru a central angle of 39'08'51", an arc distance of 134.60 feet; thence N67'58'29"E 380.92 feet; thence N31'27 ' 12"E 204.86 feet to the TRUE POINT OF BEGINNING. PARCEL B-3 That portion of the south half of Section 13, Township 23 North, Range 4 East , V.M. in King County, Washington; and of Junction Addition to the City of Seattle, according to the plat recorded in Volume 12 of Plats, page 75, records of said King County, together with vacated streets adjoining which would attach to said premises by opera- tion of Law; and of C.E. Brownell 's Donation Claim No. 41 , and of Tracts 25 and 26, Renton Sore Lands 2nd Supplemental Maps 1958, described as follows: Beginnin; at the south quarter corner of said Section 13; thence N00'58'28"E along the north-south centerline thereof 1092.82 feet; thence N68'03 '54"E 224.45 feet to a point hereinafter called "Point A"; thence S68'03 '5 ."V 575.56 feet; thence N72'04'34"V 389.92 feet; thence 568'06'46"W 429.32 feet to the TRUE POINT OF BEGINNING; thence south 85.47 feet to a point of curve; thence on a curve to the left, having a radius of 60. 00 feet, thru a central angle of 126'52 ' 10", an arc distance of 132.86 feet; thence N53'07'50"E 199. 18 feet to a point of curve; thence on a curve to the right , having a radius of 200.00 feet thru a central angle of 53'59'30", an arc distance of 188.47 feet; thence S72'52' 40"E 290.00 feet to a point of curve; thence on a curve to the left having a radius of 197.00 feet, thru a central angle of 39'08' 51", an arc distance of 134.60 feet; thence N67'58'29"E 380.92 feet; thence N31'27 ' 12"E 204.86 feet to aforementioned "Point A"; thence N80'04'48"E 232.00 feet; thence 542'06'08"E 215. 00 feet; thence 531•14'05"W 358.99 feet; thence 547'10'01"E 71 .34 feet; thence east 114.27 feet; thence south 68.91 feet to the southerly line of said Tract 25; thence along the southerly line of said Tracts 25 and 26, the following courses and distances: N88.15'00"W 180.65 feet; 1433'07 '25"W 154.51 feet; N27'21 '32"E 387 .32 feet; N83'17'25"V 171 . 17 feet; S46'22 '22"V 324.66 feet; S72'37'52"W 458.93 feet; N70'54'02"W 354.53 fest; 573'56'OI"W 130.08 feet; and S4l• 16'07"W 316. 18 feet to the north boundary of a tract of land deeded to King County and described under King County Receiving *umber 6607786; thence westerly along said north boundary on a curve to the left, the center which bears S39'41 '39"W 627.46 feet thru a central angle of 39'41 ' 39 ', an arc distance of 434.70 feet; thence north along said north boundary 25.00 feet; thence west along said north boundary 245.69 feet; thence north 156. 13 feet; thence N50.39' 19"E 330.21 feet; thence S78'41 '24"E 180.00 feet to a point of curve; thence on a curve to the right, having a radius of 195.01 feet , thru a central angle of 78'41 '24", an arc distance of 267.83 feet to the TRUE POINT OF BEGINNING. EXHIBIT A: 3 of 5 PARCE:L B-4 That portion of the southwest quarter of Section 13, Township 23 Korth, Range 4 East , V.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 premises by operation of law, and of C.E. erownell ' s Donation Claim No. 41 , described as follows: Beginning at the south quarter corner of said Section 13 ; thence 1400.58'28"f along the north-south centerline thereof 884.84 feet to the southeast corner of Tract 26, Renton Shorelands Second Supplemental Maps 1954; thence S72.37 '52N 382.60 feet to an angle point in the south line of said Tract 26; thence N7045F 02"V 354.53 feet to an angle point in the south line of said Tract 26; thence 573'56'Ol"W 130.08 feet to an angle point in the south line of said Tract 26; thence S41'i6'07"V along the south line of said Tract 26 a distance of 316. 18 feet to the north boundary of a tract of land deeded to King County and described under King County Recording Number 6607786; thence •esterly along said north boundary on a curve to the left , the center which bears 539.41 '39"W 627.46 feet, thru a central angle of 35'41 '39"; an arc distance of 434. 70 feet; thence north along said north boundary 25.00 feet; thence west along said north boundary 245.69 feet to the TRUE POINT OF BEGINNING; thence north 156. 13 feet; thence N50'39' 19"E 330.21 feet; thence N33.00154"V 109.47 feet to the southerly margin of the Burlington Northern Railroad Right-of-Way, said point being a point on a curve, the center which bears S39.23 '00"E 1853.00 feet; thence westerly along said southerly margin and curve to the left, thru a central angle of 3'59' 19", an arc distance of 129.00 feet to a point of compound curve, the center of said curve bears S43'22 ' 13"E 4030.00 feet; thence westerly along said southerly margin and curve to the left, thru a central angle of 2'48'32", an arc distance of 197.57 feet to a point of tangency; thence S43'49'09N 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 1571 . 00 feet, thru a central angle of 7'32 '0I", an arc distance of 206. 57 feet to a point of canpound curve, the center which bears N38'38'49"W 727.00 feet ; thence westerly along said southerly margin and curve to the right, thru a central angle of 16.55'35", an arc distance of 214.77 feet to a point of caapound curve, the center which bears 1421'43 ' 14"W 1055.00 feet; thence westerly along said southerly margin and curvu to the right, thru a central angle of 11'24 '08", an arc distance of 209.95 feet to a point of compound curve; the center which bears N10' 19'06"W 696.00 feet ; thence westerly along said southerly margin and curve to the right thru a central of 3'44'25", an arc distance of 45.43 feet to the easterly margin of the Charles Monster County Road; thence 534' 18'31"E along said easterly margin 43.46 feet to the north boundary of said tract deeded to King County and described under King County Record- ing Nurnber 6607786; thence N74.13r19"E along said north boundary 443 .31 feat; thence N59'53' 4i"E along said north boundary 377.52 feet; thence east along said north boundary 35.00 feet to the TRUE POINT OF BEGINNING. PARCEL C That portion of Tract 25, Renton Shorelands Second Supplemental and that portion of the southeast quarter of Section 13, Township 23 North, Range 4 East , V.M. , and that portion of the southwest quarter of Section 18 , Township 23 North , Range h East, 1'.M. , all in King County, Washington described as follows : EXHIBIT A: 4 of 5 Beginning at the south quarter corner of said Section 13; thence N00'58 '28"E along the nortti-south centerline thereof 1092.82 feet; thence N68'03'54"E 224.45 feat ; thence N30'04'48"E 232.00 feet; thence S42'06'08"E 87. 16 feet to the TRUE POINT OF BEGINNING; thence S42'06'08"E 127.84 feet; thence 531' 14 '05"W 358.99 feet; thence 547' 10'01"E 71 .34 feet ; thence east 114.27 feet; thence south 68.91 feet to the south Ilse of said Tract 25; thence S88'15'00"E along said south line and the north lire of the south 650.00 feet of the southeast quarter of said Section 13, a distance of 2080.76 feet to the east line of said Section 13; thence 589'10'25"E along the north line of the south 650.00 feet of the southwest quarter of said Section 18, a distance of 81 .57 feet to the south line of the Burlington Northern Railroad Right-of-Way; thence N71'29'03"V along said south line 85.52 feet to the east line of said Section 13; thence M71'29'03"W along said south line 826.56 feet to a point of curve; thence on a curve to the right along said south line , the center which bears N18'30'57"E 1005.37 feet, thru a central angle of 33.54'00", an arc distance of 594.8h feet; thence N37'35'03"V along said south line 308.70 feet to a point of curve; thence on a curve to the left, along said south line, the center which bears S52'24 '57"W 1165.09 feet, thru a central angle of 16' 17'41", an arc distance of 331 .35 feet to a point which bears N41'28' 10"E from the TRUE POINT OF BEGINNING; thence S36'19'35"V 188.63 feet to a point on a curve, the canter welch bears S36'19'35"W 967.h6 feet ; thence northwesterly along said curve to the left, thru a central angle of 4'39' 32", an arc distance of 78.67 feet ; thence S38'54'22"W 451 .74 feet to a point on a curve, the canter which bears 5-43'36'23'V 170.00 feet; thence southeasterly along said curve to the right, thru a central angle of 3'08'37", an arc distance of 9.33 feet; thence S43' 15'00"E 20.74 feet; thence S27'21 '32"W 44.74 feet to the TRUE POINT OF BEGINNING. EXHIBIT A: 5 of 5 GRADING & FILLING DRAWINGS EXISTING CULVERT PEAK DISCHARGE 4 CFS rca I NOTE: ROW N.,,.. EROS/ON CONTROL FENCE TO BE i CONSTRUCTED ALONG ALL F/LL SLOPES jgR,xc r•;;a °A7OPERTY ONE, EXISTING CULVERT PEAK WEST EROSION D/SCNARGE 7 CP5 —\, CONTROL DITCH r)Ml7 j i SCORE-aoof7 n.q,,,,ode»y STATE OF WASHINGTON GI TE IT«. 2"CMP 1 14%,,, u.."1 ` Raj IA ERGS/ON 7 ` TEMPORARY ICM OACAl10TMER4 carvlcwn p•n i CONTROL FEAKE j WEST SEDIMENTATION `,. `0 CONTROL POND TEMPORARYWESTTOTALD/SC//AROE CENTER EROS/O' EAST SED/MENTAT/ON4*7 r2.9= /3.9 CFS CONTROL DITCH7— Facho EL L. Dy5=0.O0/7t WEST :P.OS/O.V C'CONTR.Z D/TCN 4 d e nr 5= Z 7'%S Ex/STING CULVERT F$ I' . ç4FGS (CHG) 1' CONTROL POND y V c Ac)' /3 AC @ Z34 CFS f j'`` ««..« ,.- ............».....•,. ..-•». AC C 2_CFS—.` r I DISCHARGE TO____----" V« 1«'— \« y..,,.y.,, V rr y,u4ru„ 1 _ BL5CKR/VER E/ T DITCH EST/MATED PROPOSED t!/TCi CAPACITY 50 TO 70 CTS, TO BE CON°TRUCTEDEX/57, DITCH EST/MATED BY OTHERSCAPACITY /CA 70/30 CF5 CHG) GEOTEXT/LE EROSION CONTROL PLAN Sij Ir NTS cs WµED GRAVEL Crc p 3/4`WASHED GRAVEL 05•C,,,IIy, qq ENDS 70 BE WELDED lip Nom-CORROSIVC TO 0,75'D/A. FRAME6" BOLTS AND WTSPLACESUPPORTS G TO B FEET O.C. TRASH SCRCEN i ZSEEDETAILLI LI EROSION CONTROL FENCE 0.75"D S• •Z MAX. 3"SRAC/NG l"I a75"D/A. O u "."° FRAME 0• i 3 0 Plan U Q _Lill NS'2 WOC2 ZpH0W II TRASH SCREEN W W f CC QNITRAPEZOIDALDITCH ZICC Section NTS 2 10 w 0 y gg, ,01 . , r a 4 EA. 025'•1 i 5" / o Viy •d d/4'WASHED GRAVEL STRIPS WELD TO O ALL STEEL PARTS MUST v 0.75'D/A. FRAME tl BE HALVAH/ZED dN0 o p SPACE UNIFORMLY ASPHALT COATED J 0 W TREATMENT T OR CO r CCCPERFORATEDBETTER). iJ 1 CUP PIPE r ' r Section Elevation SURFACE WATER 1 z zitV EROSION CONTROL SEDIMENTATION POND OUTLET TRASH SCREEN 37"SLOPE Of ILODITCHOaFT. NTS NTS MC V" DITCH Section NTS 9 T - 1 r I LTa. M MI II.fI//t r l)' ff i ' yr' -iI' r A t / / 1! RRR Ne1/C /9ty t 1r R,vF ti - -i LEGENDrNOODY'PARK ' rCG. r l e z,,N t , e -- PROPERTY LINEREMOVERA/LROAD TRACKS AcAEEnEDL e I m 0 k. W/TN/N PROPERTY L/NE5 r EROSION CONTROL FENCE I y1-^u--=i R e f I `, PROS/On'CGNTROL =ENCF 3 L V' DITCH I. 3.__ I Q -I -` • - - • sue ia: i D OrcHN CG/TROL / eTRAPEZOID DITCH swore,ameeeree VICINITY MAP RTEDF s....»....EXISTING DITCH CA1601.41 its EX/57/N j CpRO VD SURFACE 7 'CULVERT amna*ars 1 1E-: I'LALE .4OVF.1J FIL1EREA&RIC UNDEFL ROAD, To 92 It, .° / " . oCH '.IDE. OF GENIER-LINE- 01= D-7 ° 1 2' EXISTING GRADE TYPICAL FILL SECTION 6369 SCREENED) LD h_ PROPOSED GRADE(INTERIM)y NTS j o k fj-j BtACKRIVER BOULEVARD r''' a'' 'I PIGHT OF WAY w 4,,, :15 GENERAL NOTES 1. CONSTRUCTION SHALL CONFORM TO 'STANDARD SPECIFICATIONS FOR MUNICIPAL PUBLIC WORKS CONSTRUCTION,• 1981 EDITION, WASHINGTON D1 STATE CHAPTER AMERICAN PUBLIC WORKS. a 1 2. RAILROAD TRACKS WITHIN PROPERTY LIMITS SHALL BE REMOVED. 15 3. CUT SLOPES ALONG ADJACENT TO RAILROAD ALIGNMENT SHALL NOT BE I / {, " GREATER THAN 3 HORIZONTAL TO 1 VERTICAL. J SpbS ' 4' 4. FILL SLOPES SHALL BE CONSTRUCTED AT 2 HORIZONTAL TO 1 VERTICAL. f I.2 -- •-'',/ , ` 22 5. EROSION CONTROL FENCE SHALL BE PLACED PRIOR TO FILLING. 6. SITE SHALL BE DRAINED PRIOR TO PLACING FILL. v 7. SLOPES WITHIN THE SEDIMENTATION PONDS SHALL BE 3 HORIZONTAL 12N 7- •",i'. TO 1 VERTICAL. z 41r'"" `\`\\\\ ' j P ti a. 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Roar- Pavement VICINITY MAP L-n 0+ Lot ;35 mber0jG Lot :.ize 840 Ac. aR „;, ; . l/1: T z, Utllit es i Existin,:i' ; „ o x. r, Storrs )itch f Propos:d A•' Stor, Ditch WateriitjpR' ``p0# / r T .. iiss/ r Sanh / Sewer Zi1111fF 7/ DATAf0i1SITS i x.j/ s 5,. 5/ / Build rig Lots 1-46 45.861 Acres CI o i _°' j Roadway R.O.W. 5.375 Acres/ l tt,` 'y fir/ Ease rents pedestrian a utility 536 Acres Z/Z!)- 4, t a« ° t rty /lncl.19.388 AcresGreeeItProperty 4' s' s ._?'34n_•.. p- r'. _1-t., ` 1-•a 3 11[ _ _ --: i_.-•-° Floc d Control Property & V Q J t , je3y / r ice , City of Renton Property I_0 a _Z roe,;/ Total 71.16 Acres IW Road R.O.W. 7.5% of Total Area z 7. Road•=gay Pavement 5.4% of Total Area Qi a``. .J J olij PRELIMINARY PLAT, North 7 Key Map 20 0 40 80 C=11=-1MilliMMIMMI— 0 0 0 8 P 1 a x •s Ici N‘ •., ,•"..,:.•• a v Av P j \ S. tr c. 1a , yj w; I R rP. i, ..i i- / /, ; 4" d v ,.,, ii ; vaka i cI 1 Ai 44 oN SY d:: O r - 1 1i------.Y 1' 1 s il do. ` r l` A,j j \ 27 o co O41 IO o I IlkO g II " ! 0 BLACK;RIVER TECHNOLOGY PARK u in, P Z ALTERFaA CORPORATION 9w=> 710 CHERR( STREET SEATTLE, WASHINGTON T $ p;o ' rn) c)RENTOIJ, WASHINGTON 3 3 I c5 041 f, j i i. i--/- PI t,, tz,\ . .; -,'-\--Ns,2 P'!. .."" ''':•.:, \‘, \ ‘ N k. ....‘,..:. \\-=- t., r • -, s •••., \ N .. 1 r-------------- 24--------- ' -----,. 0 F. N.. t 41 N.) fa , 6, 4 i0• ve‘ 96/ s.1.• . Z c- ps, 01 01 I III oibi MI. 0. 1 4R2:1' rr'l BLACKRIVER TECHNOLOGY PARK 1 E.AL TERRA CORPORATION 7-1 710 CHERRY STREET SEATTLE, WASHINGTON RENTON, WASHINGTON 1.--::\,.1".\‘'V'.•..'-, Ai. ',.> 1 6______ 0‘.6 s• H .i Ii. 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Exliftlno Storm Ditch I 1 To x Um UM*.of WW1.Toe..Cpabit, I , 30 22' I , 1 CC30' M = 80. ea CC Zs I 0 CC ru 0i6 re ctLLI x 1-""1 i 1.-0 zi 1..1 ...I 0 Ill s al <rs CCct ;is7- 75 'i 3 0o. PRELIMINARY PLAT i,.• Ai, Li_l 80-------Q 20 0 80 I cf..,,'''s--0,,,,••-0-1-t_c)-•pr.. Key Map o If o p E fo ° J4 Co137THST >s. s. yc' i.crc.v.fi......,..;..; IA" 1 AA•01•4040 I r A_• yn4 3 P'•• + •O f /° IA sTAT[or 11 TOTOOEO3 ARO A.CAROTN•Rf MCAT[N.27., f If3O9E° S—______:0 a P c• O posh R o f r fj .ems I I •I c/- '-/—* o o p i opt i r/' S 1011 111 15 W: fJl Z/o . w s 1 IN Z so ;; rf,. p BLACKRIV : R TECH OLOG4AR :O o r 3 ,r,,K i Z l 13 S. 20 19 0 0 18I Oz• 0,.. ,v." „..20 LU f0^° ••••••• ie+' )( 21 sjls.`r r fs+/ 248B s . U) s+.efL. e+•, CC f 7... rr Ili 0 IPJL P2 3 f> ) f> s e es. s °. fik"Ski. zfEj g9P.••., \ 23 i y°Fsp a r T,- s , yb •s LMim. Z Nv is ,...•, w°• n , sa f[.- St o to ,D+° ssr . ° o°•° •, e i CC 24 sr) 722950 1ENttON 9 p)+ 918900 H J J O Z OE r.e'h 2 wtir 23A 1.eI• I„ ele• 1''• VOL122/98-10 s•- I • : Q rr,f• CENTER CO Q f• v.. •A,.r,I TECHNICAL 1 f• WA HINCTQ 1 26 f S • "o I Jo°s• >.,` KING COUNTY 1 I 4• / a..,r.,e t N`0+,' ! I{ I Q Q 1/4 SECTIONS 1 rN, \ a+° TRACT 31 a TRACT 29 OP .y- •- '`.i. wZ o eo a Ilk r. est>: yS NICO; e,> RENTON 51' 1 rfz r .." I J!• nCe _.• 6/8RH t -,• •+°a TRACT OP so,G 1 ~: e P / 'ir.b : !. r r..n,30s 70 t Z...u`- fl'[ I{ S rc Mr RAC s,, qte 1{ \" r• ejf NAS. MONSTER RD. SW •f„ •r,f ff ep pb!° T n Ta P Q,' r- fey...i•n A' sITTT.,•i wr.r I y o'` % ! ° L[ r.pc y• > ,,." w r1 . i°'TRACT I • S.4 \ \ CO!; r /, ,o° o;r 9 Z, °,OrAO(N, u 4r za. dyt >! i i ',LOt,.• • .. s a \ , q f 0. r i • .. 7 .i-y ' 4 41 ' . ', cif,r_ % ., s,w' r J, J: ' 0O r . z 4.0f 6:.°0 ``' , irCa1,4c i n F <.- M1• + lys' ° yN Pt.n. I*f c0 Ar° ,,°n 0, f1,C .., "ter°. 3,. '6* i otr s- J - fps:__,_ tas t- r..., AL MINE CO. I-S ilio/'R •'. nt.-E\ s.. . s r % 4 1 M y e i rt ri1[w° _ a—.•• • R 1 P _ N N'! \9O j.- 4 p a` 4'J00 S` •4ti;. o S _ o 13e.o s ° .o y pi ; 40 n i N h N ` n t.ssw.r.s O. a n eI 411r• yn.. r 1 o O C11aM[lt! comma marN s7e .+ nun 04 es e N r6' N it1/4:-.. . .' r° r 4 1, 1 0 l, 4 ' iiii7c. ,„ y I r _ - 2 a t. mac,\ \ 2J Id ti 0— NTH, 1 'S n , 4.° t C'tT O. ` 0 ill Pt , is / ;.,,,,,,,, 23`° o 1 p5, s s 9/• ,. .Zo _ iota / N r • \ \--..---. t `\ a or f f',t.5. 4/.: lG N BLACKRIVER TECHNOLOGYN v:5 s CPARK71rQ 1:i. .1 3 - , 4 o.M 2, eel,brw[.! 1325.30 N H cps oiw z! a a• .' N 26'._ — za to N 41 0 I- i. 4.‘ 0..of 722950 ' J` kAtt,,.:' ' , r, . .,0-Jzi b eLIWZ(P , e [J•%'dtc c sr o(e. e 00',.• ,0 L'.e w O0 • a/ t0 o. rrr AC owneq,p..NV.fU,O(tY : Q Cb CC 0 w0.s OS s...ri t zn A j 14 DETENTION/,BASIN ji' so:.-.,-r;f 'f; .-:----_-,-'' 4/4 ; -- - .° - N Project Boundary e J J o W wy«....a/r J./e.{.0 b e I ems- ea CO to \I I I o/4 KING COUNTY I 918800 1/4 SECTIONS w HlZ gill/ 1 ti$' I i R y0L 122/9B•I 2 v„/ J J 4 s°.°+ 49 wiM 71 GENTE1.. O.. ir-, a, e WASHINGTON i a dp 7; I t I_ ti . n , 11' 104' 300' Distance Arc MI 50 0 100 200 rca 0, LEGAL DESCRIPTIONS OasNINGTONPARCELAPARCELB-) STEREO PARCEL B-4 L TRT That Doreion of the forth half of section I), Township 2) North, Range 4 East, von.,The[ foretop of the south het! of section I), Township 23 Korth, Rang. 4 East, Y.M. That portion of the southwest quarter o' Section I), roww sh 1p 7) North, Range 4 (oat, r'in clog County, Washington; and In Ring County, Washington, of Junction Addition t0 the City of Seattle, according w... In King County, wfhlrg tan and the •o•[lon of Junction Addition to City of r D A.CANOTNg3totheplatrecordedInVolute12ofPlats, pet• 75, records of said Ring County,Seattle, according to plot .•corded In •_r r• 12 of Plats, pate 75, records of said t>:fNtllICATE Na 27ndofC.I. Brownell'• Donation Claim No. 41, described es follows: King county, together with r«•ted etre I•. adjoining which would attach to said That portion of Junction Addition to City of Seattle, according to plat recorded in street t2 of Plats, Dag. 75, in King County, Washington, tpertner with vacated 8rglBeginninging at [ p.swish by operation of low, and of L... 'rovsell's Donat icn(Wm No. hi, describedstreetsadjoiningwhichwouldattacittosandpreeiseseropretiono/ law, and oftheseuM Cent., turner of bold lac slop Ij; thence M00'S8'7e"F along s folio-ram:rs:C.E. 8rownrll's Donation Clain no. 61, described as follow.•: the north-south c•nterlin. thereof 1092.82 feet,; thence 561.03'56•11 351.11 feet totheTRUEPOINTOFBEGINNING; thence 1161'03'56"9,575.56 feet; thence N12'01'00"W Beginning at the •oath quarter corner 0: ..id Section 13; thence N00.58'28"[ •long60.75 feet; thence 577.59'00If 133.01 feet to N point of curve; thence along • the moth-south centerline thereof 80h.C. feet to the southeast corner of Tract 26, Beginning at Me south guarder corner of said Section 13; thence 000'58'21"( along the myth-south centerline thereof 1092.82 feet; thence N68'03'Slot I24.15 leer: curve to the right having• redius of 230.00 f,et, through• central angle of tendon Slow•lends Second Su i ..nt.l Me 1958; thence 572'37'52'6d 3e2.60 feet to27•47•31"en arc distance o/•111.56 feet to a point of compound curvature; the an angle point In the south line of bele 'rest 26; thence 170'SE'OS•V 356.53 feat to thence N80'04.48"( I32.00 legit; thence 542'06'Oe"[ 87.16 fee[ to the TAU( POINT Or B[G 1NNIt , thence N47.06'08'1,87.16 feet; thence S80'06'48'Y 1)1.00 feet; thence center of said curve bears 10I5'66'31"[ 160.00 feet; thence•Lowy said cure• to the en •*910 point In the south Iln•of sold 7roct 26; thence 573'54'01'V 130.08 feet toNI2'01.00'L Iwo.IS feet; [pence 57759.00'Y 173.01 feet to • point of thence 68 right, through• central angle of 70'68'19' an ere distance of 197.7J feet; thence ton rananglepointInthesouthlineofstileTct 26; thence 561'16.07'V along the southalong; a curve to the right having • radius of 2)0.00 feet, through a central angle 582'15'00V 67. feet; thane• S31'32.22'v he71.06 feet; tws• N81'11'35'1 193.00 line of said Tract 26 •distance of 316,', /eat to the north boundary of a tract of of 27'47'31•'an arc distance of 111.56 feet to-• point of cu.Douna curvature; the feet; thence S82'15'00'v 92.99 feet; thence t35.29'30'V 143.10 feet; thence lend deeded to Kin) and describe/under King County Kecordl.g Nueber 6607786;N76.14.00v 84.85 feet; thence S60'I6'00v 67.00 But; thence S12.16'00•'[ 97.75 thence resterly Along said north bound•r a curve to the left, the center which center of said curve been N15'46'71•'E 160.00 feet; thence ,long said curve to the right, through • central angle of 70.48.19"an arc distance of 197.73 feet; thence feet, thence N68'06'46"E 53.79 feet to a point .nice beers M77'04'j4'Y from the627.46 rei582'15'00'RJ 67.68 feet; thence 531'32.22•V 71.06 feet; thence N81'11• ell u[ POINT Or BEGINNING; thence $77'06' G"[ aDean Sj9'U' the 671. t I. lot three • ce•i nl angle of 39'I1 y9": an arc distance of3h'v 197.00 9.92 teat to the TRu[ POINT or 136.70 ha; boundary north along toaaldt ww h aane•ry 25.00 NIt , [ nonce rest .long feet; thence 4.85 feet; 92.99 feet, thence 67.00 feet;ence feet; 00'1 9 BEGINNING. said north boued•ry 245.69 logic to the T:'J[ POINT Or B[GINMIIK; thence north I56.IJfeett' 00'v fit 85 feet, thence 560.16'00'v weer; thence 512.16'O0'•[ 7 75 e feet; thence N50'79'19"[ )70.11 foe[; [N n<• Nlj•00'Sh"W 109.67 retie to the soot hr.ly feel to the porch line of • tract of and described in [tN 111T 5 to Agreement recorded under sing County Recording ND. 8J010505 J9: menu S6B'06'46'Y along sad PARCEL B-2 margin of the Dot., Burlington Nboor. R•Ilro•.i Right-of-Way. sold point being . point on the center which bears 1loft, ,0"C 185).00 net; thence westerly along saidnortherlylinesaid37Agreement; leer to the an northwesterly Ilse of a tract of landt described line in aorsoutherly margin and curve to the left, 'ben.. • I angle of 7'S9'19", arc i.111T 8 in Agreewent. thence nor[nwefterlr along said northerly Ilne on • That portion of the forth half of Section I), T.a'.thlp 2) North, Range 6 East, Y n. distance of 12'1.00 feet to • point of co.1aund curve, the center of said curve bears00000to [M left, the center which Dears west 195.01 feet. thru • central angle in King County, Washington and of Junction Addition to the City of Seattle, according 51J•22'19•'( 4030.00 feet; thence I• •long said southerly eergln and curvea toof7e'61'24", an arc distance of 767.e7 feet; thence N78.41'24'V •long said to plat recorded In Vol.... 12 of Plats, page 75, records of said elog County, •rd of the left, thru • central emote of 2'48'3:", an arc distance of 197.57 feet tov pointnortherlylineIe0.00 feet to an angle point In said northerly line; thence C.C. Irp,rnell't Donation Claim No. 41 described es follows: of tangency; thence S6}•69.09•V•long sale south margin 271.00 feet to a point ofBurlingtonalongsaid rorMerly line 109.67 feet to the South line of the thence on • curve to the right •Ic y sold aw Mealy margin, having • wad Bus s33.00Burlington northern Railroad Right-of-our, •alo point being a point net • curve, Deginolrg at the south guiltier corner of sold Section 13; thence NO0'58'28'•[ •Borg off 1571.00 feet, thru a crntr•1 • ie •ofrMecent•• which ears S)9.1)'00"E 1857.00 feet; thence sisterly •long sold the north-south crnterllm thereof 1092.82 feet' thence N61'OJ'S6"[ 224.4S feet toA '-32'02", en arc distance o 206.57 feet to southerly line and curve to the right, thru• control engl• of 2'01.59•', an arcCC a point of ca.pornd the center wd.l:n bears M78' right, YtheTAU[ POINT OF BEGINNING;INC; thence S61'O7.56'Y 575.56 feet; thence N72'06')6'V westerly I 9' 127.00 leer; thence y along old southerly margin and :urns to the Icht, three a no, lb central angle of distr..tance of 65.75 feet to a point of compound curve; menu continuing •long 389.92 feet; thence 568'06'66'V 629.32 foot; thence south 85.67 feet to a point of l6.55'35 tin arc distance of 216,17 feet to • point of capourd curve, the cent•rsaidsouthlaneonacurvetotherightthecenterofwhichDun5)7.21'01"( turn•, thence on • curve to the left, having • redlut of 60.00 feet, thru • control a.ict bears N21'63'11'Y 1055.00 foot; theca westerly along sold southerly...reinhavingaradiusof10543.00 feet, an arc distance of 186.51 feet through a central angle of LIP S7'10", tin erc distance of I)7.e6 toes; thence NS)•07'S0'F 199.18 leer and c 95 Q99- ear • to the right, od • central tin_;• of 11.21.01•', on are distance of Iangleof01'00'19^ to • point of compound curve; thence continuing along said south to a point of curse: thence on a curve to the right, hewing • radius of 200.00 fret fee[ tov point of compound curve; the colter which bears N10•19.06'V 696.00 feet; alineon • urve to the right, M e center of which Reap 5)6'IO'17"[ having • .ad.us three mencontrolco of 5J•59•30", an arc distance of 188.47 feet; thence S72.52'60'•( thence westerly •long said southerly.•rg'n •nd curve to the right thru • central ofof1657.00c het an arc distance of 193.93 feet through • central angle of 06'42'70"290.00 feet to• point of ; thence on a curve to the loft, having • radius of 3'41025", an arc distance of 65.43 feet t, the easterly.ar9ln of the Charles Monate,to a point of conpoum curve; thence Continuing •long said south line on • curve to 197.00 feet, three a central angle of 39.08'51", an arc distance of 1)4.60 feet; thence County Road; thence 534'18'31"C •long sal[ easterly Bergin 63.66 feet to the northeright, the center of whichcn bears 529'77'SI"E Having •• radio, of 6738.00 lee[, m67.58.29I )80.92 feet; thence .31•27.12"C 204.86 het to the TRUE POINT OF B(cINNiI•G. boundary of said tract deeded to King y and described undo. King County Record.a arc distance of Ic7.76 feet through a control angin of 01'10'Se to •• Brio^ of Co..o. irg N.e.ba 6b077e6; thence N71'Ij/19"E sling soldld north boundary 46j.j1 thence 01 Zca.Doune curve; then a contlnuinq •long said south line on • curve to the n q [, t59'S)'1)•'E •longboundarynorthboundary 377 52 feat; thence east along sold north O 0hecenitirof .nice Dears S17'$6'$e"f having • radius of 17E8.00 feet. an are PARCEL B-3 ervnnaerr 75.00 feet to the TRUE OINT or t(6100I G.I.-distance of 194.45 feet tnrougn • central angle of 06'I8'06" to• point of <amoovne curve; [hence continuing •long said south line on • curve to tno right, [ne center That portion o/ the south hat! o/ Section I T Zmewlofwhichbears5n•)9'S7'•E having • rsaiu• of 86ol.00urca, w are distance or Township 2) North, Range 4 last, u.. PARCEL Co 0 to C4.51 reef tb o.,qh , cent sal angle p/ 01'71 VY• to• point o/ coaDowd curve. In King County, Washington; •rod of Junction Addition to the City of Scottie, accordingwm to the lot recorded In Volute 12 of /I peg. 75, record Count 7 thence continuing along said south line on • curve [o the right, the center of D Plats, s of laid King Y. ina portion Tract 7 Kenton Shoe•together with voted streets et/joining y per,_ or t S. and•. Second Supplemental end that nice Dun s20 17'09"[ paring • radius or 1922.t0 feet. an arc distance o/ 178.79 joining welch would attach to sale premises e o guarder or Section I ppr tJ on o Qfeettnrougn • central angle o! OS•19.46" to• point o/ cn.vand curve on the east flip.of law-, and of C.C. Broww•tl's Donation Claim No. 41 and of Tracts 25 and 26, tired:^ e••arnsiat J, Township 77 North, Range 4 E.f , v..., line of said Charles Brownell (Jonathon land Chi. No. 41; tnencr continuing along Renton Shore lends 2nd Supplerental Maps 1958 Reser lewd •s follows: 4 t portion or the ,ou[1w.at •wrhr ,r section le, rprn•nip 7) North, Ran Ocost, u. all In King County, Wnhingt,a !escrlbed es follow,: Rangesaidsouthlineon • curve to the right, the center o/ which Dears SI4.57.2I"E having • radius of 1814.9) leer, a arc distance o/ 659 62 leer through • centr• Ieglnnl nq at the south guar ear cormr of said S..ctlon 17: thence M00.58'2e"[ along the Beginnint tit the south 0 ) J angle of I)•25'19•• [o • point o/ compound curve; thence continuing •longsaid north-south c•ntrr line thereof 1092.82 fret; thence N68'03'54"I 22/.65 feet to• point gwrtor cow nor of sold Sectl V Q r 1hereinaftercalled "Point A••; thence $68'03'51"f 75.56 het-, thence N72'01. 6•'a the north-south centerline thereof 1092.e2 roes. on l7: thence N00'Se'71"[ olo M V south line m • curve to the right, the ce n[rr of which Bears S01'37'03"[ na.,nq 389.92 feet; thence S68'06'46"v 6I 5 thence N68'03'54'1 221.45 feet;W InL.I~" ,I/ i9.17 lest to .he TRUE POINT Of LEG INNING; thence thence t80'D4'4e"[ 2)7.DO feet; thence S17'C6.OL"[ e7.16 feat to the TRUE POINT 7 radius o/ 1165.09 leer, thru • central angle of )7')9.19•' an arc distance of South e 6 B[GI NNI NG; thence 567 06'08"f 12 .81 feet; Z765.71 foot to , Dolor which Bean .41'28'10"[ fro. the TRUE POINT Of IEGIwNIeo, 5. 1 het to • point o/ curve; thence on• curve to the left, having • radius et; ;hence S 1'14.0 'V Or O<thence 536'19'75'Y 188.67 leer to o Donne on • curer<, tnr center which bean of 60.00 foot, three a central angle of 126.52'IC', an arc distonc•of 132.86 feet; 517'10.01••[ 71.)1 leer; thence Root 111.1J !eat; thence south 6d e91efoottto ttM cr KKea W i176.19')5'Y 967.46 leer; Mencr nortnwef ter ly glory a Id curve to the left, tnru Sawthening N53.07'50'I 199.18 feet to • point of u.ve; thence on a curve to the right, north II m of th• a I t62S: theme, T88'I$"0"[ •long sill tooth Ilse •rd tn• Ni •n9 h of 4.39.32", an arc fist•nce of 78.67 feet; thence S78.54.22'v rg • wad Bus of I00.00 feet three • central ample Of 50.00 /eat of188.47 feet: thence S72•52'40'1 2 9 Sf curve; he ere n distance of al+ton the .W theau Owrter o/ sold S•ctlw 1451.)4 leer to• point on • curve, the center which esirs 54]•J6'2)'Y IJ0.00 feet. 90.00 hot to a polo[ o! curve; thence on• curve to ce of 2080.76 feet to the east lino o' 7 r 9 right, e q the left heel • 9 stone tnr north line of the sold Section 17: thence 584'IC'75"[ 0 8 B 1 O W CC CC thence sou rhea+terl ,Ion said curve to the tnru • central angle of Keying radius o1 7-00 tut, three • central angle o/ 79'01'S1", tin arc stone t 11, south 650.00 f•.t of the southwest quarter of sold II18Ni)'08')1", + arc distance o/ 9.)) feet, thence 54}'IS•00"I 10.74 toes; tnencr distance f0 I)6,60 teat; Menu rbT Se'2 Ile 710.92 feat; thence NJ 1'27'12'•[ 704,86 di ttenee of 81.57 feat to the south line o/ the Iurlinyton Northern Wfeettoaforementioned "Point A"; thence w10.04'411.1 232.00 feet: thence S42'06'08"[ Railroad Rlgnt-olong; ehenc• N)1'29'07"/•dnq sold souM Ilne U 51)'71•j7•v 44.)4 feet to the ia01 POW Or IFGIN.I.G. 215.00 het; thence S)I'11'OS'Y I t line of sill Section 1 5.57 teat to the751.99 feet; thence S17.10'01"[ 71.j4 /eat; thence J: thence N)I'29 0)'Y along sold souen Ilm 876.56 r- east 111.27 teat; thence tooth 68.91 feet to the southerly line of sold Tract 25; feet toe point o/ urn•; thonu on • pure• to the rlpht along told tooth lino, QhencealongthesoutherlylineofsaidTracts25and26, the following the center which bears N18')0.57 1 BOOS,}) 'vet, tMu• cent nl I.ofeadistances: N88.15'oo•Y 180.65 het; N 3q co387•f •M tin art dlf unu p/ 594,8 /eat; thence N aM JJ•56.00•'t M Z72'11 324.6 (feet; peat: N52"W458.9 ) 87.32 feet; hot to • point o/ 7•:5'0)•v along cold south Ilno )01.)0 Lim feat: NB j'27'2S' 5 171.17 /•art ' 01"V 130.0 j26.66 feet; 1•16.0. 52'Y 6.1.y7 free: Rhone• on . wry co the le lt, alwq sale souen ln•. 4LLN70'S4.OI'Y)51.5J feat: 37)'S6'01'V 1j0.01 /•tit: and TU'1{'07'Y )It.l1 het to th•the center which boors 551'I'S]'V 1165.09 retie. three •cutnl 1• of BPI 11", U = Onorthboundaryof • tract of lend deeded to King County and described under Kingan arc , 11(11• o/ j)I.7S feat to • polo[ ,d. oh boors 61.71'10"t fr,. the . 17' WCantyRec•Ivlq Plumber 6607786; thence westerly el DIN1 Or B[G IINItri; thane• SJC y')5'Y 188.E; loot •to •point one urve, thetotheleft, the center which boar. $39.61' °•6 sold thru boundary an • c orve which Deep S)6'19•)S'Y 961./6 /oo t; ;hence norMrester ly •long sold cww9,41, thence 16 hot thry • central angle of to the Irft, sews • control eo 1, of 4• 15 V9•, en are distance of 436.70 net; thence north along said north boundary thence S)1'S1'27'Y 651,11 basso • Ins'on tin arc dl stance of Ie.67 lea t;25.00 feat; thane•rest •long sale north boundary 265.69 feet; thence north 156.1) i4 M • Me censor whlcA Mars tit M MIra; thence r50'J9'19't 330.21 feet; thence S71'41'2"E 180.00 fort to• point of 76.7)'v 170.00 /•et; thane• southeaa earl•. •long sold wow to the I ht, ehrW `.SC v.SJ'' Wry Y.curve; thence on • curve to the right, Saving • radius of 195.01 feat, thru • centre]1 angle or )'08')7", an •.c alas once o/ 9.)J hot: Mawu s1)•15'Oo't y° angle of 78'41'14", n arc distance of 767.83 tat to the TAU[ POINT Or BEGINNING. 20.71 feet; thence 577.71•)1'V 11.)6 feat to Ih• TRUE OINT OI 1[CINNING. f LEGAL DESCRIPTION 8412 8/8/84 Oil r RAC EROSION CONTROL CALCULATIONS G C K /` /v c r (-7 i c e i G r/z77 I/ gro5 Ravi Cont-c> -- TP Lrr s/vr C_o ,-) irol C.,(2e67 E r o s s /p V) Cv r -hr c, / 7 e'1 c_h 0. 9 - -;;,5(co) 80m n f=or 2Sye,01r 5`Zorr1 I = Q. 01 Or 8cfre. ra it ( C. = O . /S A 3 O a c. . of rye c fi 7/ Co-TA = Q. x U. /5- x 3O - 2 . 843 CP-5 o fTr er)c A ©, oo 1. 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S, C 4 t { i^ Trl•ts f },. rF511,,.'irti'`:' y k'`tt ri v ry rif./%.,f..t r w9 t': I tf,",1'• f 4. rya ,'it,.'<,.,/.:•l..r, fi..:, i . tr,p{.• r ,,, ' j, J r t 5 ;Nei ,.t14'M•* '.'JW Zz • fir;I40 Y,(, r t Y., A ;X' ,4,; .•. ry'• t •.:f•4,,trf • j `l,f, 1 'F ti. •• •tf +/. " r +' ' 1,',% tI: r - x,v • 11z; 4 ,yf 4';,),, w /_ i I ... 5;i t . 1 A, rlT s1. f* r. '/;'Sq t. ! .r } l.'tr i-t A' r x ; r. 4r :i, s . f-'+ 7 ..•t'. •` R•-t •n.'i T^L 1, s.','•d ` .n•r y r-r • r: / ...+ y r f .1 t ;, k • i 1*••• t f Pa rat` ' p - +r1 !0a t 4i.'rla • • cc• IZ - • Table 2, below, provides a summation of the estimated 25-year stormwater runoff that discharges to the Black River channel from the proposed develop- ment site. The Rational Method of Runoff estimation was used to construct Table 2 . TABLE 2 ESTIMATION OF STORMWATER RUNOFF FROM BLACK RIVER OFFICE PARK SITE 25-Year Storm Runoff Drainage PREDEVELOPMENT POSTDEVELOPMENT( 1 ) Description Area Max.Rate( 2) Volume Max.Rate<<) Volume Acres) CFS)AC-FT) (CFS) (AC-FT) 1 . Black River Office Park 71 .1 28.4(3) 13.7( 3) 55.0 20.5 2. West Culvert 31 .5 7 1 .3 7 2.0 3. Center Culvert 15 4 0.8 4 1 .2 4. East Culvert ( 4) 51 .0 18.2 11 .0 44.2 13.2 1 ) Post development assumes 80% of site will be filled and improved with buildings, roads, or parking areas and the remaining 20% will be left natural or developed for flood storage. 2) Maximum runoff rates are not additive due to differences in time of concentra- tion. Runoff volumes are additive. 3) Assumes an Rational Method Runoff coefficient of 0.4 for runoff rate and an SCS curve number of 83 for runoff volume estimate; however, runoff rate and volume values could be higher as discussed in text. 4) Consists of West Hills drainage area north of Empire Way (32 Ac. ) and Earlington Woods P.U.D. (19 •Ac. ) . - • 00/ 06 09 01 09 05 Off' OF 0? 0/ 0 1 L r- . • Fl , mos I r i pIUplIL. .:j4mrnrn.II --- N E w.. I t' a' ii. a!\• 11111 w Y w.. w N 17//. i\. N.. y.....:. n i / ii w w.. w w• M M M A 1! iF w• A u w w. w._ W !\ n. \ u 7'i-'' 4. - It' UA MKI r w.. __ w= 1 .. w. .... i- . iiVI. CRI_ E_ 1 s t w• milim Au l ww nw iremt t ram:~ wAuu w r. e • M 1a rw A\ a... w a. 0... w. ww.. w=: w w. w. w: u r i. r,.. 0- 0 s aA w w 1 .. . w w. w... ww. w M M w o... Y. w oJ \.\.... 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III # e. f `V40`,4`•i t ( `- r,. a L a etr t F - •• 1. yt: P ' s, r I,_. r bC "ca' ,y t T 1` s r., r ••,. a F ., x, rif,z kti ri tr '. 4 oyk:,7t, i.f t } } x S s Ss t p. 5. c o y F v.YspF1' ,. ski ,' kTLRa` 5 • 5 t t 1 ; II Earth ons 1Cuto Inc. Geotechndcal Engineering A Geology i j ' k I. t;. x y,_ ' 'x, + fi•t d _fit .y r__i .. _ : za a r L -# Fi'S ti pa„ .}.t fa Iw i' ialt; ••'si. -. 2 - K t. r " 4' e,3 r f t` ...„ , }' r T' ar,: fi gy,, #.. k -t. t ',^++.+ax a .':w v , y k"' _kit*,t r se „t ' : 3ti is "i f f 7 -a., t re'tt{ .k"x' 10'. ':..r' '" t: 1p,Att-G ,• td' ^ ,. 3 _ r r ty,_.,t } o¢i t k !,r, xroP-x Y Y,`4,4.'W.i., s' f' v ''1* i tom` s. g e F c. r i St .', fit r r tS. rFt F rl. 53.z r v fi r fft +p 4 r rp ,. :.. .y r f #w5 4 i' .y 3 . '.t rk . T ,,, i"t .r r 4 ' r e}$ `t 1 $n 4`+ '' t `,_it`n..... - _.# vs+ '. ^, l's, - . d P .. .?'2`, k4d t<,.' ., ; a. .! s.xM,+ Earth t onsu1tants Inc. t Geotechnical Engineering and Geology May 10, 1983 E-1990 Alterra Corporation P. O. Box 86101 0 3 19 '1 Seattle, Washington 98166 Attention: Mr. Del Bonds C;!hlzr“A'f'i``F`` Subject: Preliminary Geotechnical Engineering Study Black River Office Park Powell Avenue Southwest Renton, Washington Gentlemen: At your request and within the scope of our proposal dated March 22, 1983 this report presents the results of our Preliminary Geotechnical Engineering Study for the subject project . The purpose of this study was to explore the subsurface soil conditions and to provide preliminary recommendations for preliminary foundation design and the site preparation for the site development process . Further engineering studies will be required when plans have been finalized and building locations and grades are established. The scope of our study included test pits , borings, laboratory tests , geotechnical engineering analyses and the preparation of this report. Our study indicates that the site is immediately underlain by fine grained compressible soils . The depth of these soils varied across the site, but in general, they ranged from about five ( 5) to thirteen ( 13) feet in depth. Beneath the compressible soils was loose to medium dense silts and sands over dense silts and sands with varying amounts of gravel . The static water level measured at the boring locations was approximately two feet below the existing grade in most areas where there was not standing water. Based on our exploration, development of the site as an office/- warehouse complex is feasible. From a geotechnical view, the primary design consideration is the existing Eine grained compressible soils. These soils are not suitable Eor foundation support and will make site preparation difficult, especially during periods of rainy weather. We anticipate significant settlement under fill and build- ing loads. For planning purposes, it may be assumed that office structures and/or lightly loaded office/warehouse structures may be 1805- 136th Place N.E., Suite 101, Bellevue, Washington 98005 Phone: (206) 643-3780/Seattle (206) 464-1584 Alterra Corporation E-1990 May 10, 1983 Page 2 supported on pile or augercast pier foundations or conventional spread footings bearing on a structural fill mat. For a pile or pier supported foundation, the piles or piers should be extended through the compressible surface soils into the underlying dense silts and sands. Since significant settlement may occur as a result of fill and building loads, a conventional spread footing supported building would require that the building area be preloaded with a surcharge load to compress the soils prior to construction. We suggest that the site be drained using interceptor trenches as soon as possible to drain much of the standing water off the site. Roads should be constructed as soon as possible to allow for settlement prior to paving and placement of utilities. PROJECT DESCRIPTION At the time our study was performed, the site was as shown schematically on the Boring and Test Pit Location Plan, Plate 1. This is based on a site survey plan by Triad Associates dated April 1, 1983. The project was in the preliminary design stage at the time of our study. It was our understanding that the study area is to be developed as a light industrial park comprised of office/warehouse structures. Fills on the order of five to ten feet are planned for much of the site to raise the site to a proposed building grade of about Elev. 18 to 20. A large detention pond is to be developed in the western portion of the site . Development plans call for the excavated material to be placed in the study area or disposed of by the developers . If any of the above design criteria change, we should be con- sulted to review the recommendations contained in this report. In any case, it is recommended that Earth Consultants, Inc. be provided the opportunity for a general review of final design. FIELD EXPLORATION AND LABORATORY TESTING Our field exploration was performed from April 1 through April 12, 1983. Subsurface conditions at the site were explored by drilling six borings to a maximum depth of forty-nine (49 ) feet below existing grades and excavating twenty-six (26 ) test pits . The borings were drilled using a truck-mounted drill rig. Continuous flight, hollow stem augers were used to advance and support the boreholes during sampling. The test pits were excavated using a rubber tired backhoe . The locations of the borings and test pits were determined by approximating site features. Elevations of borings are approximately determined by interpolation between plan contours. Therefore, the locations and elevations of the borings and test pits should be considered approximate only. These locations are shown on the Boring and Test Pit Location Plan, Plate 1. Earth Consultants, Inc. Alterra Corporation E-1990 May 10, 1983 Page 3 The field exploration was continuously monitored by a staff engineer from our firm who classified the soils encountered, main- tained a log of each boring and test pit, obtained representative samples, measured groundwater levels, and observed pertinent site fea- tures. Observation wells were installed in all of the borings except Boring B-2 so that groundwater levels could be monitored. All samples were visually classified in accordance with the Unified Soil Classification System which is presented on Plate 2, Legend. Logs of the borings and test pits are presented on Plates 3 through 23. The final logs represent our interpretation of the field logs and the results of the laboratory examination and tests of field samples . In each boring, Standard Penetration Tests (SPT) were performed at selected intervals in accordance with ASTM Test Designation D-1586. In addition, a 2. 4 inch I. D. ring sampler and 2. 5 inch shelby tube was used to obtain less disturbed soil samples at selected depths. Shear strengths of the soils were measured where practical in the field with a penetrometer. These results are recorded on the boring logs at the appropriate sample depth . Representative soil samples were placed in closed containers and returned to our laboratory for further examination and testing. Visual classifications were supplemented by index tests such as sieve analyses and Atterberg Limits on representative samples . Field unit weight and moisture determinations were performed on undisturbed samples, and moisture contents on all disturbed samples . Results of density and moisture determinations, together with classifications, are shown on the boring logs included in this report . The results of the sieve and hydrometer analyses are illustrated on Plates 24 and 25. SITE CONDITIONS Surface The site is located in Renton, Washington. Irregular in shape, it covers approximately 71 acres . The site is bordered by the Burlington-Northern right-of-way to the north and the Earlington Park development to the south. There is a cover of brush and grass, and a variety of soft wood trees on the site . The Black River flows west along the western portion of the southern property boundary. Approximately ten (10) to sixteen ( 16 ) feet of fills have been placed along the northern margin parallel to the railroad tracks. About four feet of fill has been placed in the western portion in the proposed retention pond area. In addition, some fills appear to have been placed along the southern margin parallel to the Black River . . These fills may be spoils from dredging the river. The approximate location of the fills are shown on Plate 1 . Earth Consultants, Inc. Alterra Corporation E-1990 May 10, 1983 Page 4 At the time of our field exploration, the central area of the site was ponded with standing water. Much of the water was one to three feet deep, however, in some areas the depths were greater than four feet. Surface water was observed flowing onto the site from two twelve (12) inch drains under the railroad along the northern margin. Subsurface The site is immediately underlain by approximately five ( 5) to thirteen ( 13) feet of soft to stiff clayey silt. Beneath the clayey silt is loose to medium dense silts to silty sands over dense sands with varying amounts of silts and gravel. The depth at which the dense sands were encountered was about twelve ( 12 ) to twenty ( 20 ) feet below the general site grade (Elev. 0 to -8) . Borings B-1 through B-3 were located over the northern site margin fills and encountered six (6) to twelve ( 12) feet of fill consisting of clayey silt to silty sand with gravel and varying amounts of debris including wood and concrete. Boring B-6, placed in the proposed retention pond area encountered approximately six feet of sandy silt fill. Test pits in this area encountered three to six feet of fill varying from sandy silt to gravelly silty sand and silty clay. A lens of medium stiff fibrous peat approximately two feet thick was encountered at a depth of four feet in Test Pit TP-3. This was a generalized description of subsurface conditions, more specific descriptions are presented on the boring logs. Observation wells were placed in each boring except Boring B-2. Groundwater was measured in each observation well and is presented on the boring logs. DISCUSSION AND RECOMMENDATIONS The following sections of this report present detailed recom- mendations for various geotechnical engineering aspects of the project which should be incorporated into the project design and construction. This report has been prepared for specific application to this project in accordance with generally accepted geotechnical engineering practices for the exclusive use of the Alterra Corporation and their representatives. No other warranty, expressed or implied, is made. Foundations For planning purposes, it can be assumed that the proposed office and office/warehouse structures may be supported on pile or pier foundations or on conventional footing foundations bearing on a structural fill mat. The building loads may be supported on piles or augercast piers extending through the compressible site soils and bearing in the underlying dense sands. Based on the subsurface Earth Consultants, Inc. Alterra Corporation E-1990 May 10, 1983 Page 5 information obtained for this study it is anticipated that the required depth of penetration will vary across the site ranging from approximately twenty-five (25 ) feet near Boring B-4 to forty ( 40 ) feet or greater near Boring B-5. Possible pile capacities are on the order of thirty ( 30) to forty ( 40 ) tons . It should be noted that the depths of penetration and possible pile capacities are for preliminary planning only and that specific pile design criteria could be provided after development of final building plans and additional subsurface exploration and analysis. Alternately, the proposed structures may also be supported on conventional spread footings bearing on a structural fill mat. The structural fill mat should extend at least two feet below footing grade and at least two feet laterally from perimeter and interior footings. Footings that will encounter original ground should be overexcavated to provide for the minimum depth and lateral extent of the structural fill below the footings. We expect significant settlement under the anticipated fill and building loads, and therefore, recommend that the building pad be preloaded with a surcharge load. Near the railroad, the existing fills may have preloaded this area, depending on final building grades. Site Preparation Much of the site is covered with standing water which has saturated the fine grained surface soils. In their present condition, site grading will be difficult. Therefore, we recommend that the site be drained as soon as possible by use of drainage trenches. This will allow drying and surface dessication of the fine grained soils, improving their strength and workability. We recommend that, if at all possible, the grading, drainage work and initial fill be placed in the drier summer months. All building and pavement areas should be cleared of large vegetation and other deleterious matter. Care should be taken to minimize disturbance to the ground surface . We suggest that the brush be cleared with a hydro-axe to minimize ground disturbance. A filter fabric placed directly on the excavated surface would help to bridge unstable areas and reduce the quantity of fill required. Placement of a filter fabric below the main roadways is recommended. Structural fill should be placed in horizontal lifts not exceeding eight inches in uncompacted thickness with the exception of the first lift. The first lift should be eighteen ( 18) inches in thickness to provide a working surface . The fill should be compacted to a minimum 95 percent of the maximum dry density in accordance with ASTM Test Designation D-1557-70 (Modified Proctor) . The site soils contain an excessive amount of fines that will make them difficult to compact or work when wet. An approved granular imported fill may be Earth Consultants, Inc. Alterra Corporation E-1990 May 10, 1983 Page 6 required if grading operations are performed during wet weather. Ideally, imported fill should consist of a granular material with no more than 5 percent fines, passing the No. 200 sieve. A major excavation for installation of a soil conservation service detention pond is proposed in the western margin of the site . Based on our field exploration, we anticipate that the excavated soils could be used as on-site fill. However, the material is wet and could be difficult to place. These materials can be placed in areas where no buildings or roadways are to be constructed or in building and roadway areas that are to be surcharged, or where the buildings are to be supported on pile foundations . We recommend that if on-site materials are to he used as fill, that it be spaced out over the site so that the thickness in any given area that is to support roads, buildings or utilities, is kept to a minimum. For ease of placement, it may be desirable to place a working pad of off-site granular material on the ground surface prior to placement of on-site materials. The fill placement and compaction should be observed and tested by a representative of Earth Consultants, Inc. Surface Water Control The subject site contains fine grained soils that will make grading operations difficult during wet weather. It is important that surface water be controlled. Surface interceptor ditches should be placed along the site perimeter where water may infiltrate. The site should be graded to drain at all times and all loose surfaces sealed at night to prevent the infiltration of rain into the soils. After rainfall, equipment should remain off the soils until they have had a chance to dry sufficiently. Settlements Total settlements are dependent on the final fill and building loads. We anticipate settlements on the order of five inches for about five feet of fill. Actual settlements will vary across the site depending on the thickness of the fills required to develop building grades and the depth and compressibility of the fine grained soils. We recommend placement of at least twenty ( 20) settlement markers throughout the site to monitor the progress of the settlement. In addition, this will provide information on the settlement characteristics of the site soils. We anticipate that it will take approximately three months for the settlement to stabilize. Earth Consultants, Inc. Alterra Corporation E-1990 May 10, 1983 Page 7 Additional Services It is recommended that Earth Consultants, Inc. be provided the opportunity for a general review of the final design and specifica- tions in order that earthwork and foundation recommendations may be properly interpreted and implemented in the design and construction. The analyses and recommendations submitted in this report are based upon the data obtained from the test pits and borings . The nature and extent of variations between test pits and borings may not become evident until construction. If variations then appear evident, Earth Consultants, Inc. should be allowed to reevaluate the recommendations of this report prior to proceeding with the construction. It is also recommended that Earth Consultants, Inc . be retained to provide geotechnical services during construction. This is to observe compliance with the design concepts, specifications or rec- ommendations and to allow design changes in the event subsurface conditions differ from those anticipated prior to the start of con- struction. The following plates are included and complete this report : Plate 1 Boring and Test Pit Location Plan Plate 2 Legend Plates 3 through 23 Boring and Test Pit Logs Plates 24 and 25 Grain Size Analyses We trust the information presented herein is adequate for your requirements . If you need additional information or clarification, please call. ccs R• Fi4'74 Respectfully submitted, of• 1 `' " 4_ /0 • EARTH CONSULTANTS, INC. M " : • I i I, : AmidIi iri( / e ,. ..... ....iSTECA f. James R. Finley, Jr. , P. E. l/ONAI Ve01... Chief Engineer JRD/JRF/jg Earth Consultants, Inc. MIIIMINIMIIMIIIMIIIMINIMM Z / N VICINITY 17: ,• N: MAP,-5 g. c xa < 44. F+. a s 34 sr 3 Approximate Scale aY sc SC f4 0 400 ft.Nal:,x • , ; v s Q J'-az a;: .:3,•;: `q. s , tic+• cx r_y c ' le TP-I I i"`"` Stis' s , 5T LEGEND NII SITE 12 B-3 Approximate Boring TP f9 s> TP-15 Location R II olel In" Y im TP-7 Approximate Test Pit TP-14 Location TP-18 , x; F. TP1O s , r- Approximate Area of• ' i Fill TP-9 QM B 4 a...t...;i4,;yi, ...,: TP-8 y 0 TP-3 TP-7 TP-6 TP-5 TP-4 off TP-2 ie TP-1 Reference : Conceptual Land Use/Preservation Plan NACRES AVE. S.W. POWELL AVE. S.W. By Richard Carothers Associates Property Line Dated 5/21/82 it•. l'I'lEarthI11)EARLINGTON PARK Consultants Inca .p GEOTECHNICAL ENGINEERING £ GEOLOGY Boring and Test Pit Location Plan Black River Office Park Renton, Washington Proj.No. 1990 IDate May '83 ]Plate 1 y was" mt '4 f- > 4 ; . si 4:. L' 4 gig uy,..i/ y'4 . siNi,N` Dy A 41"•(ft Y: @ a c t ro 47111-113•4' s.: iaV ram lR'1,: aa a ' d y::.. . . / 4 B-5 r Y TP-26 PITP-254.-.V:::.... ..,",,,....7,,,,,,,,, Property4.• ': yy .;.14,:; 4r , Line F e• y. F,(i_ yYy as w- de•nr F/ t Nj`•'f &. i•:::.. qx- A. rq r`3 • ) w s I, :^ j :t,y TC `tom`•H:.. Y ' i R•!R l`-y' I 14 r,. f Mr i <5 % r3. a'.%Da.... lej Ti v a: i:.:$ ., e% ` A"•:fSs'• Y.:.. ''R,':Via. li.. 1.014*W.4.4.*0140#) e xft....*.4%..... ..i. * C.,,,4.1 r__,. e mac,` , k„ 4^ik• t: . ' 4 .... 5 l.a e y; -•'''.,. .'•y ,fir S" j...v::yc: :' eft' w.c'i...%'.:'? .,. 4 y„y 77C 4:,.:' ...*** r 4; t>. CY-r v `s 1--<:_-_- Detention Pond ems_ N T— Flood Control Building CHAS. MONSTER CO. ROAD i I GRAPH LETTER TYPICAL DESCRIPTIONSMAJORDIVISIONSSYMBOLSYMBOL I d., pO..O O / ' till-SPADED SRAV(LS, GRAYEI-SANO C O G t( MATURES, LITTLE OR NO FINES ANO CLEAN GRAVELS '° rt 0 0 GRAVELLY ( Mlle N me i . I. .•. • •• G P POORLY-GRAOED GRAVELS, GR a Av[L- SLS SAND NIXTU*LS. LITTLE Ow No FINES 0 ' R: : COARSE L.• GRAINED il Sl l { GM SILTY sale GRAVELS, GRAVEL-aAND- NOII( THAN SOX SILT MIXTVAE3 O/ COARX FRAC- GRAVEL! ITN FINES l TION RETAINED (•s••o•MN• wows •f 1 ON NO 4 SIEVE hn••) CLAYEY GRCL wtYs, GRAVEI-aAND- t GC CLAY rlXra A WELL-GRADED SANDS, GRAVELLY ao° ° ° 1 SW P ° SANDS, LITTLE OR NO FINES SAND CLEAN SANG o AND Ilrrl• we AA II•••) I• ' °• ' SAVOY SOILS n O(OORLY-SRAD SANDS, GNAVELLY MORE TNAN S0'. I SP SANDS, LITTLE OR NO FINES Of MATERIAL IS LARGER THAN NO IL ZOO SIEVE SIZE Fr` SM MTY SANDS, SAwO-31Li rIXTUR( MORE THAN SOS SANDS WITH FINES 4.1. ilj:L. OF COARSE FMC- i• TIOM GASSING (• FPP•cl••1• •.•Goof of l A A 0•)ll w0. 4 SIEVE Irf •'f••A SC CLAYEY SAMOS, SAND-CLAY rIXTURtf I otO1r$AR IC SILTS NO r[RY FINE ML SANDS, ROCK FLOUR, SILTY OR CLAT1Y FINE SAND[ OR CLArtY U JILTS WITH SL';GNT IL.•LST141TY INORGANIC CLAYS '7F _ow TO otOIUM FINE SILT! CL NOYPLASTICITY, SILTY LL1 S,• LE, LIQUID LIMIT RAINED AND LESS THAN SO LNOY CLAYS, >,Ltr CL1Ta, LEAN SOILS LAYS z LAYS 1 I ORGANIC SILTS AND ORGANIC OL SILTY CLAYS OF LOW PLASTICITY L CH INORSAIIIC SILTS, MICACEOUS OR MH DSATOMACEOUS FINE SAND OR SILTY SOILS WORE THAN S0% SILTS WITERIAL IS LIQUID LIMITSNFIORD ANIC CLAYS OF NIGN SMALLER THAN NO ANO GREATEN THAN SO LAST,CITY, FAT CLAYS CLAYS ZOO SIEVE SIZE ORGANIC CLAYS OF IEO TO NIG OH TY _V* IC IIM N PLASTICI . GAN SILTS EAT, ...AAA. '•. SOILS NIGHLY DRGANIC SOILS P 1 I WITH HISS ORGANIC CONTENTS TOPSOIL Humus and Duff Layer 4 (4 Uncontrolled with FILL i:. Highly Variable Constituents NOTE DUAL SYMBOLS ARE USED TO INDICATE BORDERLINE SOIL CLASSIFIC T'ONS SOIL CLASSIFICATION CHART THE DISCUSSION N THE TEST OF THIS REPORT IS NECESSARY FOR A PROPER UNOERSTANOING OF THE NATURE OF THE MATERIAL PRESENTED N 'HE ATTACHED LOGS 1 2'O.D.Split Spoon Sampler t Ring or Shelby Sample 1103f) Sampler Pushed Earth 41f Sample Not Recovered Consultants Inc. L Water Level ( date) LEGEND1; Torvane Reading cu Penetrometer Readings IS Water Observation Well Proj.No. 1990 Date Apr. I R3 I Plate 2 1 BORING NO. Logged By JRD Date 4/6/83 ELEV. 23- N) Graph cs Soil Description l;efp- Sample Blows (%) Ft. V • fX 12 s v•s••• ML Dark brown clayey SILT with large pieces - 1•• • of concrete and some wood, medium stiff, - OV• moist (FILL) 10 44°.a See note below) I: 2 9 liii I MH Mottled tan clayey SILT, stiff, damp 15—V 10 41 ` u= 1.5 tsf ML LL=52 PI=18 P 35 q u= 1.25ts` 20 I! ' ! ML Brown sandy SILT to silty SAND, grading - 5 46 SM to SILT, loose grading to dense at about 25' 25 32 53 il 30 SM Gray gravelly SAND with silt to SAND 41 7 SP with silt, dense, wet 35 T 30 14 Boring terminated at 39' . Water observation well installed to 39' . NOTE: Boring was drilled through backfilled test pit excavation after removal of large pieces of concrete. BORING LOG i)BLACK RIVER OFFICE PARK rth RENTON, WASHIINGTONConsultantsInc. GEOTF_CHNICAL ENGINEERING & GEOLOGY Proj. No. 1990 I Date Apr. '83 [Plate 3 BORING NO. Logged By JRD Date 4/6/83 ELEV. 19± US N) WGraph CS Soil Description Depth Sample Bloom ( ) Ft. N ; k '.', ML Dark brown SILT with sand and gravel, - I 3 23 y very soft, damp (FILL) CL I: 9 40 q u= 1.5tsf11 ) MH Brown clayey SILT, stiff, damp 10IIIML (grading to medium dense below 7') 6 35 SM Brown silty SAND to SAND with silt, 1S SF loose, ..ct 16 20 0 grading to sandy SILT below 12') 11 22 25 SM Brown silty SAND to SAND with silt, very - 55 16 SP dense, wet 30 50/5" 21 D5 T 50/4" 19 Boring terminated at 38' below existing grade. BORING LOG 1 h BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc. • GEOTE:CHNICAL ENGINEERING & GEOLOGY Prof. No. 1990 I Date Apr. '83 Iate 4 BORING NO. 3 Logged By JRD Date 4/6/83 ELEV. 18- Graph cs Soil DescriptionSDefpth Sample Blows (%) Ft. 4 ' SM Dark brown silty SAND with gravel, it 4 18loose, damp (FILL) 5 Q 4/19/33 ML Brown sandy SILT to SILT, very loose, I: 3 37t•1.Lf{ SM damt P 10 30 28 15 SM Brown SAND with silt grading to sandy - 19 6 SP GRAVEL with silt and gravelly SAND, 20 i%%. GP medium dense, wet GM 23 14 25 grading to silty SAND below 17') S .I 11 31 30 102/G" 18 SS Greenish brown weathered SILTSTONE, hard --,,, a BEDROCK) 100/4" 27 Boring terminated at 38' . odater observation well installed to 38' . BORING LOG 1 F BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc. GEOTECHNICAL ENGINEERING & GEOLOGY Proj. No. 1990 ! Date Apr. '83 (Plate 5 BORING NO.4 Logged By J RD Date 4/11/83 ELEV. 13- US N) Graph cs Soil Description Depth Sample Blows ( ) Ft. Q 3 43 1 ML Brown SILT with clay to SILT, very soft .A/19/83 MH to stiff, damp 5 T 3 67 c=0.5 to 1.25 tsf 52a i;;';: P 17 1:r1j:: 10 12 19 1.1.1:I: 33 9 SM Gray SAND with silt to gravelly SAND — 15 1:j:H: SP with silt, medium dense to dense, wet 30 12 201 T 31 7 Boring terminated at 24' . Water observation well installed to 24' . BORING LOG 0 41)41 BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc. GEOTEi.HNICAL ENGINEERING & GEOLOGY Proj. No. 1990 I Date Apr. '83 ,Plate 6 BORING NO. 5 Logged By J RD Date 4/11/83 ELEV. 13- US N) Graph Soil Description Defpth Sample Blows (%) Ft. 11111 MH Brown clayey SILT, very soft grading to _ V 2 qu> .25-tsf ML stiff at 3' , damp 4 19 3 TT 75 5 3 1.25tsf 11 P 10 i .:; SM Brown to gray silty SAND to SAND with - IL 18 SP silt, medium dense, wet 15 Z24 20 I3 LL=45,PI=14 H ML Gray medium stiff clayey SILT to SILT _ 25 with clay and trace of fine sand, pieces - of shell, very loose, wet 1 3 30 I 5MLGraylensesofsandySILT, SAND with 35SMsilt, and silty SAND, loose, wet 6 40 SP Gray silty SAND to SAND with silt, dense _ 33 SM det 45 30 Boring terminated at 49' . Water observation well installed to 49' . BORING LOG BLACK RIVER OFFICE PARK Earth I RENTON, WASHINGTON Consultants Inc. 1' I GEOTECHNICAL ENGINEERING & GEOLOGY Prof. No. 1990 [ Date Apr. '83 'Plate 7 BORING NO. Logged By JRD Date 4/12/83 ELEV. 17- Deo N) Graph US Soil Description Sample Blows W ft.)U Ft. (%1 I. 30 ML Brown sandy SILT, dense to medium dense, damp (FILL) I 23 K .,ti, 5 I,; ML Mottled brown clayey SILT, stiff, damp 4/19/32 = 6 Jfll!JJI1i MB 10 z 15 SP Gray SAND with gravel grading to 15 y.:. GP gravelly SAND and sandy GRAVEL, medium - i: dense grading dense, wet 26 qu=1.25tsf Y ' Y : !r 20 ir TIIr . .e . .e 39 Boring terminated at 24' . Water observation well installed to 24 ' . BORING LOG niglill BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc.Nr GEOTECHNICAL ENGINEERING & GEOLOGY Proj. No. 1990 I Date Apr. '83 ,Plate 8 TEST PIT NO. Logged By JRD Date 4/1/83 Elev. 14- Depth W ft.) USCS Soil Description 0 38 q =0.25 MH Mottled brown clayey SILT, soft to medium stiff, u tsf ML damp to wet 5 grading blue gray below 5' )38 qu=0.5- i 1.0 tsf 10 -- Test Pit terminated at 9' due to caving. Heavy groundwater seepage below about 2' . 15 Logged By1/8RD TEST PIT NO. _2_ Elev. 14± Date Date 0 - - LL=51 PI=38 47 qu=0.5- MH Mottled brown to blue gray clayey SILT, soft to 1.0 tsf ML stiff, damp to wet r q =1.75 5 -- u tsf SM Blue gray silty gravelly SAND to silty SAND with 14 gravel, medium dense, wet 10 _ Test Pit terminated at 9' due to caving. Heavy groundwater seepage below about 3' . 15 TEST PIT LOGS 4• 1140BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc. GEOTECHNICAL ENGINEERING & GEOLOGY ' Proj. No. 1990 I Date Apr. '83 'Plate 9 TEST PIT NO. Logged By JRD Date 4/1/83 Elev. 13- Depth W ft.) USCS Soil Description 0 67 q=.25- MH Mottled brown clayey SILT, very soft to medium 5 tsf stiff, damp 5 --r:-i A Pt Brown fibrous PEAT, medium stiff, wet 223 `;u 5tsf 42 SM Gray silty SAND with gravel, medium dense, wet Test Pit terminated at 8' due to caving. 10 — Heavy groundwater seepage below about 3' . 15 - JRDLoggedBy 4/1/83 TEST PIT NO. _4__ Elev. _l3± Date 0 37 gu=.5- ML Mottled blue clayey SILT, soft to medium stiff, 1.0 tsf 111 MH damp 5 —, j SP Gray SAND with silt, medium dense, wet 39 Test Pit terminated at 8' due to caving. 10 Heavy groundwater seepage below 3' . 15 TEST PIT LOGS 1M BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc. GEOTECHNICAL ENGINEERING & GEOLOGY Proj. No. 1990 'Date APr• '83 Iate 10 TEST PIT NO. - Logged By JRD Date 4/1/83 Elev.ev. 14- Depth W ft.) USCS Soil Description 1%) 0 60 qu=.5- MH Mottled brown clayey SILT, soft to medium stiff, 1.0 tsf 5 —LW ML damp 36 qu=0.75 l tsf Test Pit terminated at 8' due to caving. 10 — Moderate to heavy groundwater seepage below 3' . 15 Logged By JRD Date 4/1/83 TEST PIT NO. 2_ Elev. __- 0 MM Brown clayey SILT, soft, damp q =.5tsf 43 u SM Brown silty SAND, loose, damp 50- CL Brown silty CLAY to clayey SILT, soft to very 5 AL stiff, wet 56 1.0 tsf SM Blue gray silty SAND, medium dense, wet 22 Test Pit terminated at 8.5' due to caving. 10 -- Heavy groundwater seepage below about 3' . 15 - TEST PIT LOGS BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc. GECTECHNICAL ENGINEERING & GEOLOGY Proj. No. 1990 I Date Apr. '83 ]Plate 11 TEST PIT NO. Logged By JRD Date 4/1/83 Elev. 13 Depth W ft.) USCS Soil Description oh) 0 qu=.5tsf MH Brown clayey SILT, soft to medium stiff 81 ML I1 5 SM Blue gray silty SAND, medium dense, wet 32 Test Pit terminated at 8.5' due to caving. 10 --- Moderate to heavy groundwater seepage below 3' . 15 JRD i5± Logged B 4/1/83 TEST PIT NO. 8 Elev. Date 0 ML Brown clayey SILT to SILT with sand, soft, damp 41 qu=.5- 1.5 tsf 5 - MH Brown clayey SILT, soft to stiff, wet 96 Below 12'-some peat mixed with clayey SILT) SM Gray silty SAND, medium dense, wet 10 Test Pit terminated at 11' . Moderate groundwater seepage below 3' , heavy seepage at 8' . 15 TEST PIT LOGS 4411BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc. GECTECHNICAL ENGINEERING & GEOLOGY Proj. No. 1990 I Date Apr. '83 'Plate 12 TEST PIT NO. -_9____ Logged By JRD Date 4/1/83 Elev. 17- Depth W ft.) USCS Soil Description 0 45 q u=. 5tsf 5 MH Mottled brown to gray clayey SILT, soft to stiff, ML damp q u= 1.0tsf 10 — HHH 51 Test Pit terminated at 13' . 15 Minor groundwater seepage at 12' . Log ByDate44/1/83 D TEST PIT NO. __..L0 Elev. 17+ 0 ML Brown SAND with silt-SILT with sand, medium dense, SM damp 45 q =1-2 u tsf 5 ~111 MH Gray clayey SILT, stiff, damp ML 59 10 Test Pit terminated at 9' due to caving. Moderate groundwater seepage below 6' . 15 TEST PIT LOGS 441; BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc. GI:OTECHNICAL ENGINEERING & GEOLOGY Proj. No. 1990 I Date Apr. '83 'Plate 13 TEST PIT NO. __IL__ Logged By JRD Date 4/1/83 Elev. 13- Depth W ft.) USCS Soil Description 0 46 qu=.5-1 MH Brown clayey SILT, soft to medium stiff, damp tsf ML 5 — iH i; 54 Test Pit terminated at 8.5' due to caving. 10 _. Light grading to moderate groundwater seepage below 4' . 15 Logged By JRD 17 Elev. Date 4/1/83 TEST PIT NO. -12_ 0 v CL Brown clayey SILT, soft to stiff, damp qu=. 5- 1.5 tsf J/ LL=45 5 _ PI=13 31 SM Blue gray silty SAND, medium dense, wet 10 Test Pit terminated at 9.5' due to caving. Moderate to heavy groundwater seepage below 4' . 15 TEST PIT LOGS BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc. GEC)TECHNICAL ENGINEERING & GEOLOGY Proj. No. 1990 IDate Apr. '83 'Plate 14 TEST PIT NO. -13 Logged By JRD Date 4/1/83 Elev. 13- Depth W ft.) USCS Soil Description 0 84 q u=. 25- MH Brown clayey SILT, soft to medium stiff, damp 5 tsf MLI 5 --1I, HI grading to blue gray at 5') 38 qu=.75 tsf Test Pit terminated at 8' due to caving. 10 Heavy groundwater seepage below 2 ' . 15 Logged JR° 1/83 TEST PIT NO. -14_ Elev. 13± Date oats 0 - MH Brown clayey SILT, soft to medium stiff, damp 37 5-qu 5 1 tsf SM Blue silty SAND, medium dense, wet 30 10 — Test Pit terminated at 9' due to caving. Moderate to heavy groundwater seepage below 3' . 15 - TEST PIT LOGS BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc.11114)41 jPiateGEOTECHNICALENGINEERING & GEOLOGY Proj. No. 1990 Date Apr. '83 15 TEST PIT NO. —15-- Logged By J RD Date 4/1/83 Elev. 15- Depth W ft ) USCS Soil Description 0 - MH Mottled brown clayey SILT, soft to medium stiff, ML damp 43 qu=.5- 5 -- ; l tsf ML Blue silty SAND to sandy SILT, medium dense, wet 38 ar SM Test Pit terminated at 8' due to caving. 10 -- Heavy groundwater seepage below 4' . 15 Logged By1/8 RD Date TEST PIT NO. 1 _ Elev. 14— 0 46 q u=. 3- 1 tsf 5 Brown clayey SILT, soft to medium stiff, dampML 46 qu=.5- 10 1 tsf Test Pit terminated at 10' due to caving. Heavy groundwater seepage below 4' . 15 TEST PIT LOGS 11 BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc. GEOTECHNICAL ENGINEERING & GEOLOGY Proj. No. 1990 I Date Apr. '83 'Plate 16 TEST PIT NO. -L_ Logged By JRD Date 4/1/83 Elev. -Li- Depth W ft.) USCS Soil Description 0 SM Dark brown silty SAND to sandy SILT, medium dense, ML damp (FILL) 26 n 5 -- ML Gray stiff clayey SILT grading to SILT with sand and sandy SILT, medium dense, wet 43 10 -- Test Pit terminated at 9' due to caving. Heavy groundwater seepage below 3' . 15 - Logged By 8 TEST PIT NO. __Et__.__Et__. Elev. 13- Date 4/5/83 0 -- - qu=.25- 53 .5 tsf H Brown clayey SILT, very soft to soft, damp 5 -- AL 42 q =.5tsf 10 u Test Pit terminated at 10' due to caving. Heavy groundwater seepage below about 3' . 15 - TEST PIT LOGS 41)4111/ BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc. GEOTECHNICAL ENGINEERING & GEOLOGY Prof. No. 1990 I Date Apr. '83 jPlate 17 TEST PIT NO. 1_ I.ogged By J RD Date 4/5/83 24- Elev. Depth W ft.) USCS Soil Description 0 N 5 ML Blue gray clayey SILT, medium stiff to stiff,damp 32 qu=1.0 FILL) tsf 10 t MH Brown clayey SILT, stiff, damp 41 c =1.5 tsf Test Pit terminated at 13' . 15 Heavy groundwater seepage below about 12' . Date 4/5/83 Logged By TEST PIT NO. 20 Elev. 23+ 0 xxx- 12 C 5 —-,`‘< ML, Dark brown clayey SILT with large pieces ofYYg concrete and some wood, medium stiff to stiff, damp (FILL) r. xr 10 c j 29 Test Pit terminated at 13' . 15 Heavy groundwater seepage below about 12' . TEST PIT LOGS BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc. 11)41 GE )TECHNICAL ENGINEERING & GEOLOGY Proj. No. 19900 I Date Apr. '83 'Plate 18 TEST PIT NO. _2L__ Logged By JRD 4 5/83 Elev. 16- Date / Depth W ft.) USCS Soil Description 0 ky a 6ifs[` 18 h. X,. L'x rf ML Dark brown SILT with clay, sand, and concrete 5 and miscellaneous debris, medium dense, moist to damp (FILL) 10 MH Mottled brown clayey SILT, stiff, damp 39 tsf Test Pit terminated at 13' . 15 _ Moderate groundwater seepage below 12' . TEST PIT LOGS i BLACK RIVER OFFICE PARK . RENTON, WASHINGTON Earth Consultants Inc. r GEOTECHNICAL ENGINEERING & GEOLOGY Prof. No. 1990 'Date Apr. '83 !Plate 19 TEST PIT NO. _22_ Logged By J RD Data 4/5/83 16- Elev. Depth W ft.) USCS Soil Description 0 SM Gray gravelly silty SAND, medium dense, moist(FFILL) 9 5 — I H 38 LL=42 10 —a II' ML Blue gray clayey SILT, soft to medium stiff, damp PZ=10 III 1 34 15 -- Test Pit terminated at 14' . Minor groundwater seepage at 13' . 20— TEST PIT LOGS 441 BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc. G EOTECHNICAL ENGINEERING & GEOLOGY Proj. No. 1990 I Date Apr, '83 'Plats 20 TEST PIT NO. —21-- Logged By J RD Date 4/5/83 Elev. 16- Depth W ft.) USCS Soil Description 0 xx 2 SM Dark brown gravelly silty SAND, medium dense, moist (FILL) ML Blue gray clayey SILT, stiff, damp (FILL) 23 5 j, 31 ML Mottled light brown SILT with trace of sand, loose to medium dense 10 1 'H grading to sandy SILT at 10' )34 Test Pit terminated at 13' . 15 Minor groundwater seepage below about 11' . TEST PIT LOGS 04 BLACK RIVER OFFICE PARK Earth RENTON, WASHINGTON Consultants Inc. GEOTECHNICAL ENGINEERING & GEOLOGY Proj. No. 1990 I Date Apr. '83 IPlate 21 TEST PIT NO. 24 Logged By J RD Date 4/5/83 Elev. 16- Depth W ft.) USCS Soil Description 0 - SM Brown silty SAND, loose to medium dense, moist (FILL, 17 5 ML Mottled brown SILT with trace of sand, loose to R medium dense, damp (FILL) 34 10 ML Tan silty SAND to sandy SILT, medium dense, damp h SM (FILL) ti}h 30 15 _ Test Pit terminated at 14' . No groundwater seepage observed. 20— TEST PIT LOGS BLACK RIVER OFFICE PARK Earth lI RENTON, WASHINGTON Consultants InC. I GI:OTECHNICAL ENGINEERING & GEOLOGY Proj. No. 1990 1 Date Apr. '83 'Plate 22 TEST PIT NO. __25-- Logged By JRD Date 4/5/83 Elev. 18- Depth W ft.) USCS Soil Description 0 '„ 40* SM Gray brown silty SAND to sandy SILT, medium dense, 4v0, ML moist (FILL) 19 qu=.5tsf 5 —, , ML Blue gray clayey SILT, soft, damp 1i 35 rr j ML Brown silty SAND-sandy SILT, loose to medium dense, 10 '' ' SM wet 40 Test Pit terminated at 13' . 15 _ Heavy groundwater seepage below about 10' . JRDLoggedB 4/5/83 TEST PIT NO. 2_ Elev. 14- Date 0 < e i s ML Brown SILT with trace of sand. , medium dense (FILL) 31 5 — ''i qu=1.25 tsf XL Brown clayey SILT, stiff, damp LL=33 39 PI=5 I ,1, 10 SM Brown SAND with silt, medium dense, wet 20 Test Pit terminated at 11' due to caving. Heavy groundwater seepage below about 6' . 15 - TEST PIT LOGS BLACK RIVER OFFICE PARKEarth411;RENTON, WASHINGTON Consultants Inc. GEOTECHNICAL ENGINEERING & GEOLOGY Prof. No. 1990 I Date Apr. '83 'Plate 23 SIEVE ANALYSIS HYDROMETER ANALYSIS SIZE QI- OPENING IN INCHES j NUME3ER or MESH PER INCH,U.S, STANOARO _ GRAIN SIZE IN MM Q N m Q o R g 8 g o s8OroaMNM.ri a 03 2 0mA100 y l--O 0 m z 10 v. VIIIMININIIMMINIMMIIIIIIIMIIIIM11111111111111111or r : 80 MM zo F? m IIIIIMIMIll m ~ z 70 30 n m 1 I m inFm60 Z 40 -I 0 DO M 111111111A1111 0 m 50 O T — 50 N o 1 D m k co I 30 MEN I, MIL il 70 m p 20 BO— MEM10 NA 90 MINIIINIMIIIIIIMILD c as N Si At J +o 100 O O 000 O CO o O M N OCOW VMN M (D O M. N. r DD 1p V M N 0] tp Q f7 N D M N GRAIN SIZE IN MILLIMETERS o O o 00 00 0 0 0 0O i. O x7 z COARSE 1 FINE COARSE I MEDIUM ( FINE cD z H Cr) FINESCOBBLES GRAVEL SAND i ;O m D n O Z Boring or DEPTH MoistureKEY z H D Test Pit No. (ft.j USCS DESCRIPTION Content (%) LL PL yo m (11 Q B-1 12.5 MI! clayey SILT 41 52 18 v z ro D' B-2 17.5 SM/SP SAND with silt 20c. ElB-6 0.0 ML sandy SILT 16 B-6 17.5 SP gravelly SAND 10 m- 7 SIEVE ANALYSIS HYDROMETER ANALYSIS SIZE OF OPENING IN INCHES 1 NUMBER OF MESH PER INCH.U.S.STANDARD GRAIN SIZE IN MM E.pp pp 8 g g a o 0pg § § 8 g0 . M N .- .-ri vie el o V' 00 N O d t0 OOD N O O O p O m A 100 NCI.NMM MN CAN r.tlm ri ImgNEumImo....•.m°O Q NEm..MN._I•aD U.mo.iAn.m......mmo1m.ommo•_ _ mu.IQ MGI I:•Il...m * MI NM I• .•_I•I 1 i.•a....._I.,, y Lio 9011111111)•I1111.11>•momow .m um t.im mt•tw..e.smiIMM..MI•=ME=I_MIMI I.e.•=IA4.1111 11•M 10 Z gig fs# Ill1==i111111rn_NO•_MOININI IIM 1111111111111I=MI_I•I.IIIIMMINIIIM..•_tIIMIIIMI...mmIlimmi n WI Ma 11_MI M_ ..In111•_ N 1.M 1..immilINIIMINIIIIIIIIIMMOIN..=MINIM111•11 111•_MINMI MS.•=....x. Di 80 I.1=...Il•I. _•m_...N.mIMMIC == .•EMI_ NE IM.a..1v...MN 20 To* m =Mimi=.m t.t..1.IM.= I1.11•I1 I t0 I11!•...M1 L--....Itl•II•t.Z o* Do a1111111= 011 M=M11111=EMME MN=____ M.t1•....•__ 00Hn ssi minemmimem MINIM MEI=EMU 0 MEIN Mi MINIMUM III....=emeimmo• m M m 70 1•M Il• .II•I)• Il.11.I1•Il•MMUS MINNMNIl•Il.l•....INIsuIMM..OM M MO.. M.____...M_mo 30 nmZ __._.•I•_MIME M•• I..t MMimI1 IMI.I...tNl ti.t lmt lINimIIl• I1.1 I1!•I t mxi . I—_EMME_•_ 11. 11•1 I._I!• Z 4 g° =_,==_sme:a==_,_:_____ ae MI a:- NN_ a_eA•.::====a° -I cp m _MM=._=.•_= II_ M_I__M.I.Il•MI_ Il•I. C) 1 let M 50 EEME EL II _: .. I .: C:z:z.NEj, -•—..I.III_ 5a 17> fnr IM . mON . 111 MINNI ._ ..IIIMINIMMIMI_al 11 IIIII 1 MEIN& I 11111==andoomm... 60 co MI I•I•.•M Il• __ M II ii MM Iiii iI•I1II!•.I•.•Il•=.NNI MI>•Il• •....NI I II— 70I30I11!_MMIII• _t•II••M I1!•Il•. IIIMINIMMIIIIIIIIMII Il•IMIMI •MI!•.I. I - m I!•I•I II• I• • Il• simm 20 I11•_. . '..---...• nig= INENNEINNIMININMINNII111111111111.1111MINIMMIIIMMIMMIIIIIMINNI INOMIIIIIIMMIIII NM EINEM MOM IIIIL NO IMI:::=11::::::: 111mi% AMM INIIIMIN EIIMMENIEINIE MEMIENMINNEEIMMII o u1 G) 0 I• U 1 I.I_-MEnl1 I m 1 I • 0 0 NIEHAININIIM p p p C'] D co 0 0 CO G0 v M N .- O ao i0 o M N CO t0 V co N ' O O O 0 O O O O O O OIOOGRAINSIZEINMILLIMETERS M N o co y — o 0 0 0 0 0 c"D O 'o COBBLES COARSE I FINE COARSE I MEDIUM FINE Z N GRAVEL SAND FINES ri m a E x n O0 z KEY Boring or DEPTH USCS DESCRIPTION Moisture D Test Pit No. (fti Content (%) LL PL 0o Z H r W a n --( p N TP-4 7.0 SM/SP SAND with silt 39 v Z ro cn ni co 0---- TP-12 4.0 ML clayey SILT 39 45 13 N TP-24 13.0 SM silty SAND 30 t4,-.., ,:-, ., , • .. .; ,i,-1-•.;,1"-.,,,,..;;',•, ..• •.•-•!„,•,•,•t,c,..!„ ,• •„-11„; • - 4'A.,‘..-tt•, " '•..,,,,:''4,:!..711,41i.,.,...-.. 1;'', .."(1- '. 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Y.;4:' Xf„.,r,/T';""=*. l '„ ,'!-,S4„-1, N,,.., 1' Y44)?l.'.)9•.144.,., .,4, 4,..",',. 4-.1r'','"l..fi:t,oi'l• v. '..!.:,,,1,'ll`.,,,,.."'' 1,4I7,,;( 4`. 4,,11.'./: 74..,1k',.,f'tR.o-,:',,4.411,t; y°,$-,-,„. i,, 7''.'',1''''''''f'' r-• ', in.,.., -.?, Y1%eY1A„.,4,4211, V',' 4j...-t. F.'/:s11), 1e I 4 1,. 4'•-7•,•....•'?,%,.,*;,"',:4',:. 2;.•‘,''",^„ gkri"•k't1-t,,• 4*.e:,,,44'" -',.."!'"....:.''•'.' t' "'-44 fi'-:','. t. 2,,,„,,,,p,,,,,,1/2.,-,:,....ev,.. ;i.i.,-.,„ii,e-i.-1,. . 1.1.114e1,. , 14, so-OVA:"1'''' 1. .. 41,140 .1.‘,/ 0, ,..,r,,,,..., e, er e.g.4.••',`.,--,•4, ., ,••'''"''-,,-*. ,-.I.'4.• 11/44...-!..*.tt.7,4. . '' '1,174,4,,.4;NA' 4.t.,4"4-4)'''''' ,'' .:,',,,,,,,,S;'''''tk,;.',..'..,'‘‘,"'' • : ''.('' '1'.;'' 4'':',,,-,t6t,4% Itt,.i.„,,,V.z.:4-f;:im:tit., 4.:,c---,...t., l i.73 '-iti4WiT'Z'il:' 1415%-'."-:),., -ie.4,0,44,ti,,e 1., 1-f , 7. ...-t:,,,,i4-=.,:-....,"-t(-... I ';•'..1,"•41..c.;.`''''. ,41is'- s "- '' ; ',:,' -- ,,;'t.,- '..,,-‘,•4574....- 11-41:g-',..44;ficsli:pr.:,,,.‘:`,.;:-44;41 :ra:'-.04A,,:-:i."1"C-1,V,(•41:4Z4,414•4.%. .k.'"':'..; 4;Nt:;'''':RI.*'s---.14,i,i- -,..,*; A4 . ,*4g4::-• -.' .' :,. --!..,•`();_tv.1;.. -; 1-7- ,' -isIR:$V:04?-,-y14,0%14'0,-74,A4...4-ii4;1,44,,,,I,,,: 4a.,'..'vt,:„".. -.,,,e‘,7;:',,,.,-:,,-- ''••,•:,t.?•11,-,-,i,- ',- '1-0 --A, -, -,;;-..,,,-,„;, ,. ,,, -:: '''..1„:-..,Ap% 4.,,,,:,..‘$.y-1 c- '-- :r‘•.'4';*'1'1'..4:-. f.'-'6., 4"1:4Nkgar-'',`.(. ,,11'-''..-tij.:,0"..WIlikr 4 v4A,': '-', ',.r;:':',,-i.,:!,,,'•,1.,.,„f‘ailit 's,,,s,1%-,4--::' ,-',. .,'-ei,..--:.,..--,-,-,. , ..P1-..sl7;:-.,I;e‘ i ' ' ' '',... • 4 i-.-e , 41',, • •-t Viale" .•,(1 .— ,-, l'', -,,rfpie'.1- • ' ."-A,'‘- '' 4•-it 1 • ,ik'' . ' ' ' ' '''''''''',. ', 1,,^0'?`-' " 2 .% ,,..,-.. ,"•/?.?,1, J&,-,• ••t...1•41,•,,,4?..•••44' 4,, .„,„,,,,....,P4s1i4„,_,.!' 'WO.44,`r.‘..":', Y,,..,., ,,.-,*+(,,,,... t.,14.2...,,,',:, .4-4r7,.34.4,4•,•,•tt .*"• .•'''••• t - .•:"•,' ''''S*.•.?,•1,.;,•'z;•,,•••,. r:_;;,,,,,rt24,44,,,,,!,„'Airi- Z.W. ....., ;Pay, tt .1444.41;Y: ' '-'4.:Vt•t.‘tf:a•-•••-'41-C:":VPr•Arttl:;:'1.4i• • ',7*----,IS,'"*. -.44-4.•-•.':--' - ••' 't---' i'' '-.1-rt-'41' i',,,-`• 'I;i'•'-'}A'ffirf,...V9Mrlf..,' ,..,:,17 ,,,—;.,.,:g,,,,,A teAts,:-P.4.44,3;.g. wv.. "z%, ..f,,v1i,,, ..4itly:1.-;,.. -,7',..,f, ,-Ii.t.gligfrz?, ktoyi , ,, .-.,,,,,pe"..z,..41,,,, ,f,..?k, otti:vx,„.,. ,.,,•it,,,:.., , . ,s ':. , ', ,.-. . ' - „ ,,,'..:i..4. 1'.'z'114.k. s..:,7:sk: ,, '- ' "........4.V4t.444,P.4- • sT.,41ei;', 4,1'14,-;°,i']."--:4:'",!:,r1..;,-ft4;;i-....vt- .',44,..2,4, ,,,,,Alt.:0,1,-vii.d,,,,,:,.,-, .. - , - •.,,,. ..'.,, ....,'- :‘,,:,74,-e' 41.0-,,-,y,.e-1 4 g‘t •, ;al• ''''& '• -•;111444&;•14.;tt'-t goitiz,it,'kefri ‘ 4 i'N,'N'Itt. tt-4,-*4,4,,A 1.. - - , : ,,. , — .--.,,f, ., ,.1.--,,, ,,..- n-eC-4"- , " ';: ''.42 ZA'44-111,..rirANV 47F.,"),N4,.%'",..', 9r:', ,4,,,,01,4,,,,-„,1*# ,..?.,,,At„,:`,,4,4:.. .,1•. - s:, -,, ..,„:;,....,t :',t,-;)..•., 4 , SOIL INVESTIGATION PROPOSED DRAINAGE CHANNEL EARLINGTON INDUSTRIAL TRACT I FOR H. PACIFIC COAST RAILROAD COMPANY SEATTLE, WASHINGTON FEBRUARY 1967 f, BY SHANNON & WILSON, INC. SOIL MECHANICS AND FOUNDATION ENGINEERS 1105 NORTH 38TH STREET SEATTLE, WASHINGTON t..f.-....,..,..e.st--v.k..:xew..•• • x I 2 o 3 Y A h^? /o x A PROPOSED z b PUMPIN3 PLANT a Yir 1 1 b Aqi I isio 0* .,:s. 7) 0_ / 9 'i 1:2-; er Nil C) r ill! 1 Z% N...' ),...9 /N. try% `o 4 . ,i,;-•,, , J./ 4.- *,--f 1s1: e 471+30AH / ' / w Q rL j e Q Ir/466+658K/ ;' / Sta.47;?_3_5 , , O ^) o r B o_o__ tp i iSt'al.5,1 6+3 m 4Q O d` t /OS i• 6 Q, ' r!' GOLF COURSE 0 r 41 AQ Ex n9—ditch se. ) o.r [t o°Nf; s, h S ta.491+95 Q00 9\ SCALE: In =400' i Proposed channel for flood prevention and drainage-Soil Con- servation Service and local sponsoring agencies i it EARLINGTON INDUSTRIAL TRACT--' . I LEGEND i _ 9 Boring location PACIFIC COAST RAILROAD'COMPANY Test Pit location EARLINGTON INDUSTRIAL TRACT LOCATION OF EXPLORATIONS DEC. 20, 1966 W-0770-I SHANNON & WILSON I SOIL MECHANICS & FOUNDATION ENGINEERS L FIG. I O d 0Q SOIL DESCRIPTION w PENETRATION RESISTANCE o cl i.t z W r; . I D 140 lb. weight, 30 drop) 24 a oQ ot ;.za W A 81e,r3 Surface Elevation: a 20____ __ _40 OL Medium to very soft, brown, clayey SILT 0 I 0, 8 w/organic matter tI OH 2 I i 3 , 4 T 5 5 + 11( 7.5 I OL Very soft, blue-gray, clayey SILT w/6 I 81 organic matter T 1 OH 71" I Of 8 j N.) 10 14.0 10 SP- Gray, slightly silty, fine SAND 15 SM II 4 16.5 I 20 f—-- ——I— — -- I 0 LEGEND j Atterbera.limits: Water content I 2 0.D. split spoon sample t-----•--I Liquid`limit k.---w Natural water content 0 D.thin-wall sample ,% Plastic limit y' P Sampler pushed J LOG' OF B OR l N G - Sample not recovered . BORING NO. 101 Q Water level 0.! DEC. 20, 1966 W-0770-1 Imper-vious seal t Fu 4i;5 i' 4 4 Piezometer tipNIONv.. # SOIL MECHANIC! w F UNDAT OON !ENGINEERS FIG. 3 o m a aiQ SOIL DESCRIPTION r-'w Qct PENETRATION RESISTANCE W i nJ. n H 140 lb. weight,30 "drop) N a oa is . I,..l a a 3 A Blows per foot J Surface Elevation: a N ° 0 20 40 OL Medium dense, brown, clayey SILT 0 1 0 w/organics Cr. 2 3.0 -- SM Loose, brown, silty, fine SAND 3 4. 4 - 5 r ..7.5 ML Loose, gray 81 brown, fine sandy SILT 6 111. 9.0 - OH Very sof t,,gray, organic SILT 8 peaty 7 10 SILT 8 163 -.-• 9 I-•-, 10 1 SP Loose, gray, clean, medium to fine SAND 15.0 11 - 15 20 I r 0 50. 100 LEGEND Atterberg limits: Ye Water.content F--0-11F•LIquid limitI •2 0 0.'spiit'spoon sample Naturol woter content II 0.D:thin-wall sample Plastic limit P. Sampler pushed LOG OF BORING..: 4e Sample not recovered BORING NO. I62. Water level lmpeo : seal DEC. 2011966 W-0770-I SHANNON.aL.WILSON SOIL MECHANICS • OUNOATION ENGINEERSP'eZOm@ter tip FIG. 4 E Jo Zip-: SOIL DESCRIPTION r'w o PENETRATION RESISTANCE no I a D 140 lb. weight, 30"drop) rz o z.G w CC3 A Blows per foot D 1 Surface Elevation: a I) 0 20 40 OL Medium dense to soft, brown to gray, 0 I 0 SILT w/organics r 2 4 3.0 — I SM Loose, brown to gray, silty, fine SAND 3 4 1 4 5 5 1 7.5 _ SP- Loose, gray, slightly silty, fine SAND 6 SM 7! 10 411\: 4L___?agr8l 12,0 -- SP Loose to medium dense, gray, clean, 9 coarse to fine SAND i 10 f 15 f II 4 12 6 18.0 — 1 20 t 4 0 50 100 LEGEND Atterberg limits: Water content. I 2 .` O.D. split spoon sample t---•'f-Liquid limit Natural water content t. ,. Jr 0.D.thin-wall sample Plastic limit P Sampler pushed LOG OF BORING Sample not recovered BORING NO. 103 V , Water level DEC. 20, 1966 W-0770-I Impervious seal SHANNON & WILSON Pie'zometer tip SOIL MECHANICS S FOUNDATION ENGINEERS FIG. 5 J 0 t v)Q SOIL DESCRIPTION w 4a PENETRATION RESISTANCE jfluJz w H a D 140 lb. weight, 30"drop) z a w a a 3 131ows per foot rpvTSurface Elevation: in v7 (9 0 20 4Q_, OL Loose and soft, brown, clayey and sandy 0 1 0 SILT w/organics 2 "- 3 4 4.5 — 5SMVeryloose, gray, silty, fine SAND 4 5 Ilc 6 7 10 10.5 — SP- Gray, slightly silty to clean, fine SAND 8 SM i a SP g115 10 I 4 ill 4 18.0 20 I 0 5Q 100 LEGEND Atterberg limits: Water content I 2" O.D. split spoon sample F----S -t-0-Liquid limit Natural water content f O.0.,thin-wall sample Plastic limit P Sampler pushed,LOG OF BORING :. Sample not recovered BORING NO. 104 Q Water level DEC. 20, 1966 W-0770-I Impervious sieo(, . SHANNON It WILSON Plezometer tip SOIL. MECHANICS It FOUNDATION ENDINEENs FIG. 6 zJ0 d Nvr,Q SOIL DESCRIPTION r'w 0 PENETRATION k.51S14NCt w4 D 140 lb. weight, 30"drop) 14a2O`t z 4 w a a A Blows per foot Surface Elevation: c 0 20 40 OL Medium dense to soft, brown 8 gray, 0 I 0 clayey SILT w/organics I 2 3.0 - I SM Very loose, gray, silty fine SAND and 3 M fine sandy SILT 4 5 5 7.5 - SP Loose to medium dense, gray, slightly 6 1i 81 silty to clean, medium to fine SAND I SP- 7 10 SM B _ 9 10 15 i II it 12 I 13 19.5 - 20 i f 0 50 : 100 LEGEND Atterberg limits: ToWoter content I 2" O.D. split spoon sample 1—'+-Uquid limit Natural water content II 0.D.thin-wall sample Plastic limit P Sampler pushed LOG OF BORING Sample not recovered BORING NO. 105 Water level DEC. 20o 1966 W-0770-I t lmp rvious seal SHANNON & WILSON Plezometer tip SOIL MECHANICS & FOUNDATION ENGINEERS FIG. 7 Z E J o d Q SOIL DESCRIPTION w co PENETRATION RESISTANCE U cc of a. D 140 lb. weight, 30"drop) 17_ N d o< z a w a o: 3 Blows per foot D V Surface Elevation: o N 0 20 40, ML Soft and loose, gray and brown, slightly 0 I 0 8cloyey SILT to very fine sandy SILT, 1 OL w/some organics 2 3 4 it 5 r i 6 9.0 — OH 1 Very soft,brown,peaty SILT 7 10 8 12.0 — SM Gray,silty SAND,peat and organic SILT 9 PT OL 10 15.0 — 15 i SM Medium ,black,silty to clean fine SAND II t to 1 SP 12 13 20.0 14 20 OL Soft, light gray,organic SILT 21 .0 - 0 50 100 LEGEND Atterberg limits: Water content 1 • --Liquid limitI . O.D. split spoon sample Natural water content O.D.thin-wall sample Plastic limit P Sampler pushed LOG OF BORING Sample not recovered BORING NO. 106 Q Water level DEC. 20, 1966 W-0770-1 Impervious steal SHANNON & WILSON Plezometer tp SOIL MECHANICS SiFOUNDATION [NGINUNS FIG. 8 J O N oil SOIL DESCRIPTION w PENETRATION RESISTANCE a nLil_ 140 lb. weight, 30"drop) N O z a w a cc 3 A Blows per foot D --1 Surface Elevation: n 0 0 20 40 OL .Soft, brown and gray, slightly clayey 0 I 0 I.a SILT to very fine sandy SILT w/organics 2 — il 21 ML 3 , 1 4 — 5 6.0 — OL Soft, gray, slightly clayey, org. SILT- odor 5 ra 7.5 - OH Soft,g y,peaty,organic SILT g 1 i7 10 ill) OL Soft,gray, 1I 0 8 rpeaty,organic SILT a silty fine SAND 9a T SM 13.5 -- SP- Black,sl. silty to medium to clean fine SAND 10 SM 15 to I I SP i 12 I 13 14 21.0 — i LEGEND Atterberg limits: 0 • % Water content I . 2.. O.D. split spoon sample I • -*-Liquid limit Natural water content II 'O.D.thin-wall sample Plastic limit P Sampler pushed LOG OF BORING Sample not recovered BORING NO. 107 V Water level DEC. 20, 1966 W-0770-1 Impervious seal SHANNON & WILSON Piezometer tip SOIL MECHANICS • FOUNDATION ENGINEERS FIG. 9 J 0 d 0Q SOIL DESCRIPTION y'w PENETRATION RESISTANCE W 0 a W 140 lb. weight, 30"drop) z a w 4 cr3 Blows per footoD(31 Surface Elevation: a N 0 20 40 ML Medium to loose, brown 8gray-brown, I ( 0 clayey SILT 8 fine sandy SILT w/organics s OL 2 3 f 4 5 1 75 5 _ SM Loose, gray, silty, very fine SAND 6 10 10.5. - j OL- Soft,gray,peaty,organic SILT and mottled 7 OH I organic CLAY I 8+ 13.5 SP Medium, black,sl. silty to clean, medium to 9 81 fine SAND 15 SP-1011( SM t L' 11 4 // ' - 1 121 20 1 1 1 23.0 131MLBlue,fine sandy SILT w/wood 24.0 25 0 50 400 LEGEND Atterberg limits: Water content.- f—4*-Liquid limit I . 2 0.0. split spoon sample ` Natural water content II 0.D.thin wall sample Plastic limit P Sampler pushed LOG OF B OR 1 N GT- 4 . ,.. Sample not recovered BORING NO. 108,. V Water level DEC. 20, 1966 •W-07p-t ` Impervious seal SNANNON & WIL.ISON;;'r Piezometer tip SOIL MECHANICS 6 rOUNOATION IINGIM[[ps FIG. I0 N. J O d OR SOIL DESCRIPTION w fpjr PENETRATION RESISTANCE w i,-- a. D 140 lb. weight, 30"drop) i s w a IY 3 Blows per footDvSurfaceElevation: 0 rn c9 0 20 4Q_ OL Soft, brown and gray, clayey SILT w/0 1 0 organics 2 11 3 54 i 5 T7.5SMLoosegray,silty fine SAND cleaner w/deptn 6 i 7 10 I( . I 8 Brown, peaty SILT 12.0 -F 12.5 9 SP- Black, sl. silty to clean,fine SAND 10 d SM 15 to 0 II SP 12- 13 0 14 20 I SP Black,coarse to medium, SAND w/gravel 22•0 15 r layer 16 i 24.0 - 25 LEGEND 0 50 100 Atterberg limits: Water content I 2" O.D. split spoon sample • 1----1"f-Liquid limit Natural water content I O.D.thin-wall sample Plastic limit P Sampler pushed LOG OF BORING Sample not recovered BORING NO. 109 . • Q Water level DEC. 20, 1966 W-0770-1 Impervious seal SHANNON & WILSON Piezometer tip SOIL MECHANIC$ a FOUNDATION.ENGINEEns FIG. II J Z T;`- O NQ SOIL DESCRIPTION Cl) PENETRATION RESISTANCE , wIL a DW 140Ib. weight, 30"drop)IT_riizwo 3 . A Blows per footSurfaceElevation: o cn cD 0 20 40 SM Medium dense; brown, silty, fine SAND 0 1 0 w/organics i 2 r 3.0 — I ML Loose, brown, very fine sandy SILT 3 4 5 SM- Loose brown tcgraysiltyfine SAND 81 fine 6.0 — 5 ML- sandy SILT w/organic clay layer OH 6_k 7 10 1 8 _ i 9 S M-10Loosetomedium,gray,silty,fine SAND to fine i35 4MLsandySILT. 15 i II 1 12 18.0 — SP Loose to medium,black,clean to sl. silty, 13 a fine SAND SP- I4T 20 4 - -- SM 151- 16t 24.0 .l 25 i 0 • 50 . 100LEGENDAtterberglimits: To Water content I 2" O.D. split spoon sample F----40'-Liquid limit Natural water content O.D.thin-wall sample Plastic limit P Sampler pushed LOG OF BORING Sample not recovered BORING NO. 110 V , Water level Impervious seal DEC. 200,, W-0770-I19661966 N & WILSON Piezometer tip SOIL MECHANICS & FOUNDATION ENGINtIRS FIG. I2 O cD cnd SOIL 'DESCRIPTION w CD a PENETRATION RESIST: .C1: o ff" J z wwi..z o- 140 lb. weight, 30 dicp)F- D-ISurface Elevation: w a cb 3 Blows per fo,.t v u' 0 20 40 OH- Very soft to soft,brown and gray,clayey.SILT 0 I 0 t T OL and silty Clay w/organics and occ.sandy layer 2 i 3 i_ 4 5 - -- 5T A 6 8 i 9 13.5 - SP Gray, clean to sl. silty, gravelly SAND 10 a 15--- SP-11 SM 12 13 19.5 - 20 .- ---- - 0 50 100LEGENDAtterberglimits: Water content I 2 O.D. split spoon sample F--- RI-1_Iquid limit Natural water content IC O.D.thin-wall sample Plastic limit P Sampler pushed LOG OF BORING Sample not recovered BORING NO. III Q Water level DEC. 20,1966 W-0770-I Impervious seal SHANNON & WILSON Piezometer tip SOIL MECHANICS & FOUNDATION ENGINEERS FIG. 13 i TP - I TP - 2 TP -3 TP- 4 TP-5 0 use 0 use 0 use 0 use 0 use OL I Gray B brown, OL Gray a brown,OL Brn. 8 gray, clayey SM 1 Gray a brown, silty, SM Reddish-brown,silty, slightly clayey i slightly clayey 2 r SILT w/organics _ fine SAND w/org. fine SAND w/trace SILT w/ SILT w/organics of organics organics SP-! Gray, slightly silty, • SM j fine SAND 6 —6 6 OL ; Blue-gray, slightly OL Blue-gray, slightly SP Gray, clean, medium 7-- ---_____— 7 --J clayey, organic clayey, organic to fine SAND w/ SM Blue-gray, sil'y,fine SM Blue-gray,silty, fine SILT SILT trace of medium to 1 SAND w/organics SAND w/trace of 9 9 coarse SAND /9 organics OL Gray- brn., slightly IC clayey SILT w/ ISPtGray,clean, fine SAND I IIorganics1 2 TP- 6 TP - 7 TP-8 TP-9 TP-IO 0 use 0 use 0 use 0 use o use i OL I Gray 8 brown,slightly ML Brown, slightly fine,OL I Gray B brown,OL I Gray B brown, SILT OL Gray & brown, org. clayey SILT w/or-i sandy SILT w/org. slightly clayey w/organics SILT w/organics ganics 1 SILT w/organics i 5 _ 1 ML Gray- brown, fine, SP- r—Gray, slightly sandy SILT SM I silty, medium to 1 I iI fine SAND I l 8 OL Gray, organic SILT g /SM\ Blue-gray, silty, 1 g 9 — g - { — a fine SAND S fine, SM Gray, silty, fine 10 OL Gray, organic SILT 10 ML peatyTSP-SM OL Dk. gray, SILsandySILTw/org. SAND I II . I I . TP- I I TP-I2 TP-I3 TP- I4 LEGEND O, usc 0 use 0 USC i 0 usC OL Gray a brown, I0L Brown 8 gray SILT OL Brown, clayey SILT OL Gray 8 brown, Ground water level clayey SILT w/ w/organics w/organics slightly clayey organics 2— SILT w/organics USC Unified Soil Classification 3 SM r--Dark gray,slight- _ 8 I ly silty to silty 7 i fine SAND SM ML I Gray, fine sandy EARLINGTON INDUSTRIAL TRACT 9 _ { SILT 9 9 OH i Dark brown, peaty 1O ML Gray,fine sandy SILT 10 IO OH Brown, peaty SILT TEST PIT LOGS j SILT OH Dk, brn. peat SILT OH Dk, brn., peaty SILT SM 11 I I y 1 1 I I ' TP- I THROUGH TP-I4 DEC. 20, 1966 W-0770-1 SHANNON & WILSON SOIL MECHANICS & FOUNDATION ENGINEERS FIG. 14 ousc TP - 15 ousc TP- 16 OL Gray-brown, clayey OL Gray 81 brown, SILT w/organics clayey SILT w/ organics SP- Gray, slightly silty, SP- -SM fine SAND 9 toM Gray, slightly silty II II SM to silty, fine SAND TP -17 TP - I8 ousc ousc OL Brown, clayey SILT OL I Gray-brown,clayey w/organics SILT w/organics 3 --w SM Gray-brown, silty, fine SAND z_ 7 w ; OL Blue-gray, clayey, organic SILT II II e TP-19 TP-20 ousc ousc OL Gray-brown, clayey OL Gray 81 brown, SILT w/organics clayey SILT w/ organics 8 OL Blue-gray, organic, 9 clayey SILT ' OL Gray, clayey,org.SILT 1 1 1 1 4- PACIFIC COAST RAILROAD COMPANY LEGEND EARLINGTON INDUSTRIAL TRACT USC Unified Soil Classification TEST PIT LOGS TP- I5 THROUGH TIP-20 DEC. 20, 1966 W-0770-1 - SHANNON & WILSON SOIL MECHANICS & FOUNDATION ENGINEERS FIG. 15 GEOLOGY REPORT EAST GREEN RIVER. STORAGE BASIN TO STATION 669:00 SECTION I) t WASHINGTON STATE OCTOBER 1981 SOIL CONSERVATION SERVICE U S.D.A. a_.tt)t3 DY'Tt7T' SOIL CONSERVAM ?VICE a-_-' 67 NATERSHED East. Side Green River SUB-V. _RSHED SITE MN OCATION OWNER STATE King County WA OGGED BY DATE PROJECT: Jahn A. Wilson 1/15/81 WP-07 WP-08 X FP-03 P.L 46 BILLING EQUIPMENT LOCATION OF HOLES B-61 Track Mounted Rig P-1 Channel 1. HOLE U SAMPLES STA. 3 DEPTH S TYPE HOLE SURFACE FROM! TO I 2 DESCRIPTION OF MATERIALS I FROM TO CSE. REM. REC N C BIT NO. TYPE NO. ELEVATION FT. FT. I I MIN. S USED FT. FT. % DIAM. I 0 BLIVE/VI'. 400 r,7 /1rJ ) 0 3.5 Silt, plastic, dk. gry. org. I1 3.5 4 .0 2 it ,C' 33110.E Silt, non-plastic, brn. org. odor, soft L 4 .5 15.0 I S 10 t10.5 f 1 . 10.N 13 Sand, silty, VF, brn. W.T. @ 12.5' M 10.511 .0 J 1 S 11.0111 .5 2 13121.4 Sand, poorly graded, F-M, dk. gry. wet P 15 5.5 I 1 I TD-21 .5-Ft. Aet---- - 5.5 6.C- ---2 I 16.016.5 - _ 3_--_ 20120.5 2'5 ( I 21.0121.5 6 I 0 3.51 4 I ' 401 7yoffie 0,4..0 Silt, plastic, dk. gry. org. 11 4 14.5 1 0 610' 41 17Silt, brn, non-plastic, org. odor, soft . . L 4.515.0 I 1 17121 .5 Sand, poorly, graded, F-M, dk. giy. wet M 5.017.2 1 1 W.T. @ 13.0" LITD-21.5 Ft. — — Y 10.5111 .0 2 t 11 .512.0 2 15 _I15_.5 I 1 15.5116.0 - 1 I 16.C16.5 12 20 20.5 2 I. DISTURBED-UNDISTURBED-ROCK CORE 2. COARSE MATERIAL REMOVED 3. PERCENT SAMPLE RECOVERY 20.5 21 3 21 .021.5 5 Sheet 1 of Sheets SOIL CG .AVATION SERVICE Rc'Sr•a-crr WATERSHED SUR WAIERSHEI)1SITE NO. East Side Green River l LOCATION OWNER STATE King County WA LOGGED BY DATE PROJECT: John A. .Wilson 1/16/81 WP-07 WP-08 x• FP-03 P.L.45 DRILLING EQUIPWN01 LOCATION OF HOLES P_1 Channel1TrackMounted HOLE U SAMPLES STA. & DEPTH S TYPE 1 I 2 3 HOLE SURFACE FRO DESCRIPTION OF MATERIALS FROM TO CSE. REM. REC- N C BIT NO. TYPE J MIN. NO. ELEVATION FT- FT.S USED FT. I FT. % 1DIAM- qb 0 BLWS/FTC 402 t 76f•55 0I5.5 Silt, brn. , soft org. IL S 14 0 5.5126.5 Sand, F-M, loose, brn-dk. gry. few P 5 5.5 I 2 s. gravels, M-C @ 10 Ft. , few layers of 5.5f6.0 13 II F. sds @ 11.0 Ft. , silty sand layers 3.06.5 1 6 1 @ 26. 0 Ft. , W.T. @ 8.0 Ft. 10 110.5 12 TD-26.5 Ft. 10.111.1 I 3 I 11.d11 .3 13 I 15 15.5 1 3 15.5[ 16 1 6 1 16.d 16.S I 9I 20. 20.5 1 3 20.- 21 1 6 11 1213 9- 1 25 125.5 I 4 r5_926_,0_- -5 1. DISTURBED-UNDISTURBED-ROCK CORE 2. COARSE MATERIAL REMOVED 3. PERCENT SAMPLE RECOVERY SHEET - OF --SHEETS r--- SOIL Ci a1TION SERVICE WATERSHED SUB-WATERSHED SHE rim East Side Green River LOCATION King County OWNER STATE RYA LOGGED BY John A. Wilson DATE 1/16/81 PROJECT' XWP07WP08 FP03 P.L.46 DRILLING EQUtPM.EgITTraCk Haunted LOCATION OF HOLES , Channeltt3iOO11 I HOLE U SAMPLES STA.& DEPTH S TYPE HOLE SURFACE FROMI TO DESCRIPTION OF MATERIALS I FROMI 2 TO CSE. REM. REC. N C BIT NO. TYPE MIN.NO. ELEVATION FT. FT. S USED FT. FT. % DIAM. I 0 I BLW1S/FT. 403 667/50 015.5 Silt. plastic_, _bin. org._, spft ll—. I05 5.5 1 J 4.0 5 5i12 Silt, non plastic, org. soft L 5.516.0 1 I S 6.0I6.5 1 1 12121. 5 Sand, VF, dk gry. F-M , W.T. @*12.5' P I I Loose TD-21 .5 Ft.10 ll .5 I 1 1-- — W.T. raised to 6.5 in. 1 hr. 15 116.0 1/2 1.____ - 16.d16.I 1 3 20 120.5 I 20. 21.0 I 4 0 404 - _65Flee - - 012.5 ' Silt, non plastic, solft, brn. •L. 21:_g21 :o I 5 IMS 470 2.5 i 8 Silt, v. sdy, F, loose, hrn. , strat . L H 51 7.5 1 1 S E I 8 20 Sand, V--M, poorly graded, dk. gry.L I W.T. @ 8.0' B 3.5I4.0 i 2 2 I Y 4.0 4.5 _.. 4.515.0 I TD-20.0 Ft. _—_ ____-_- 1 10. io.111 . 1 3 11111 .. 1 4 r ------ - 15 :15. ; 3 1 15.J16.0 I 6 16116.5 1 12 3 1. DISTURBED-UNDISTURBED-ROCK CORE 2 COARSE MATERIAL REMOVED 3. PERCENT SAMPLE RECOVERY SHEET OF SHEETS WATERSHED SUB-WATERSHED ISIuF. 'In East Side Green River LOCATION King County OWNER STATE WA LOGGED BY John A. Wilson DATE PROJECT: 1/16/81 WP-07 WP•08 X FP-03 P.L.-46 DRILLING EQUIPMENT LOCATION OF HOLES P 1 Channel ' R 41 Trek Mounted HOLE U SAMPLES STA. & DEPTH S TYPE I 2 3 HOLE SURFACE FROM! TO DESCRIPTION OF MATERIALS N C BIT NO. TYPE FROM TO CSE. REM. REC. NO. ELEVATION FT. I FT. I MIN S USED FT. I FT. % IDIAM. 0 I. BLWi/FT. 405 &4194-5T 01 12 Silt, brn, soft, off. @_15" dk. gry. S 12Ig, Sand dk. gry. w/1-2" silt sms. , P 5 IS.S I 1 I I F-M, W.T. @ 15.0' 5.516.0 1 I TD-21.5 Ft. 6.016.5 I 1 10 I11. i I 1 I--- -- --- - - 15 I15. i 1 I I15.1 16 I 6 1 16 16. 5 1 8 I I 20 PO") 6 I r 21I21 . 3 I 8 I.--.- I 1 I I. DISTURBED-UNDISTURBED-ROCK CORE 2. COARSE MATERIAL REMOVED 3. PERCENT SAMPLE RECOVERY SHEET 4 OF SHEETS SeR-c1_ ++rMIN aemrc2 WZII.=-er WATERSHED SUB.WAIERSHEU SIZE NO East Side Green River l LOCATION King County OWNER STATE lot LOGGED BY DATE PROJECT: John A. Wilson 1/19/81 WP.07 WP-08 X FP 03 P.L.-46 DRILLING EQUIPMENT LOCATION OF HOLES B-61 i and P-9 Channel Intercept HOLE U SAMPLES STA.& DEPTH HOLE SURFACE FROM' TO DESCRIPTION OF MATERIALS S TYPE 1 2 3 N C BIT NO. TYPE FROM TO CSE. REM. REC. NO.. ELEVATION „FT.. I FT:.. . I I MIN. 1,S_ USED FT. FT- . % DIAM. 1 o L I B L /F'I'. 406 (-f2f-C 0 14 Silt, (Fill material to 3.0 Ft. ) m. firm to 6.0 Ft. , soft, @ 2 Ft. 3.514.0 I 2 layer of peat @ 12.0 Ft. 4.014.5 13 5 14121.5 Sand, dk. gry. , m. , pt. sms. @ 20 Ft. P 4.5 ,5.0 13 Poorly graded, W.T. @ 3.0 Ft. Y1 I 1 TD-21.5 Ft. H 8.5I 11 1. I B L__Y- _1- -- --_r I 11 12 1 J.1 I f 12112..i 1 16.I16.o . 1 4 I 16.9 17 1 5 17 17.5 9- 20 20.5---l.---1- - Z 21 1 1 21 ±21...5 - .I - 3 1 1 I 1 1 1 1. DISTURBED-UNDISTURBED-ROCK CORE 2. COARSE MATERIAL REMOVED 3. PERCENT SAMPLE RECOVERY SHEET 5 OF SHEETS 7 r ,::•• t yV. 1: t r* Y 1 f 4'"•. r '",, l 1 u '. a. w' " 1.- y.r F'; a', i„." . q , Si , s„ ,. ^, 4• tlF 4 Yid., t ,!'- •.. k • I- 4: h` f' R1. l a. 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' • si. 1'^. _ r - i. t _ r.w r. 7 CImit. ,j . 1Ly'a' a' tj i 1. • •::1i .._ _t t! i r w 5^t • !C. '•- 1 - 1' 1 •'3Y .. a.. C r.. ; .. ram' 40 O r- i a•.'Ar»- t•. .. L T - y am-: a t a 4 + • r. -• r-- i. • ti r j •, .i t .. r ST 17f. y T. 1"' T^• 2- v .: , ... r . t r- 7 t 7 LZisaL..: .4LeiSI4L a ant2L.L:_._5.: Q. 4?. le w------ r-+•• ems- 1r1... :_.._..._. .... ._.-' -.._._ . .„ .__.._. . ..._..._ _ ..__.-__—_ _ r....-- r 1 T '\ lI ter.•a. —_.. _...__._..._. 5— __ .._._1. ..___ T— i -- '_— , -F'P•ELIMANAFV DESI6N 0 i 1 _G"r r d f! ? J,` "_ c , ,•• -` •/ 1 j :f. c C t{ 11. S. DEPARTMENT OF AC RICULT ;RE SOIL CON SERti I'ION• rSERVICE j.f r,._-. l i'^' rt_-ri-T- ---TI t•¢neQ L t i'°^ AiVC'i w 1 •y I Title Jr `• '~ J.- T.-._.._.6.-+-.._I.,. ._— •1..; if,I., {J t t 1 t is t---7---*r— - . . 14 i--._.__. 11 Tru*d i',tle t------•+..7•.`• --•.._.. J.--..«..--•«-''---_.. 'f- t 7 f'I• -AL• ;--+»---y'-:-;-+•;---^•--.} .. .. . _.M Stter! 7•dw , N•? t r.: tr ? i f ' • Chiclea Z 1 i r'1 i..lobSt 00 660 t 00 6fS'*00 zSpt a0- J:.? u•.<• .. a-M.ar 1. w Z.f. Cn... C/`C 71T'•.1:,. _-,.. _ n:•f it, , 3y ate r 4 rr`1 r +, 2 g+1j y #r Kf >i st r t^t ttM tier ,} .. r r .;.' t t`l`, 54r1P if t 4 S ,. A is j rr,X. y, tV .cT} f y r„ R}3, ~ t 'Pe 'if il? 1" h f r i tof:'.b. fE i, + 'vit fx w*Y { 411"4 n #• t 4e5 t. ...v' p".•g.-;y ` . r. 7't,4 Interstate Route^ 90 Mt. Baker Ridge Tunnel Bore Seattle, Washington DESIGN SUM - ARY REPORT for Washington State Department Of Transportation Howard Needles Tammen & Bergendoff Shannon. & Wilson, Inc. April 19 8 nrlry^.a.....r.....r=.:.S«..wi..ukr-w.1....:r^n.,,.s..e...,. .._.._,4_...... ._.i.__.__......._. czd...:..;_....c..:._ t.._I- -405 E`C/ 11' St.CTION s FOR THIS ( to E J RI PORT1 3 BE. E VUE. I— nu 1— 901 is Nt I- 5 J EASTGATE w U W. SEATTLE NN AREA MAP N N N J N Li o m LAKE o d a_ .1 81 o > WASH- W in "' t- N > Z ING TON Q =en Y d Y O J_ ligi:.!!!":.:-. ril*:.:*:il.t.::::- F (.._ PROPOSED TUNNEL S 1IAREA I I I 1 1 VICINITY MAP r PROPOSED MT.RAKER RIDGE TUNNEL AREA& VICINITY MAPS JUNE 1Y51 W.3577.17 SHANNON • WILSON.INC. Oooto.Antaol Con.ulbnu FIG. 1 SECTION A-A' SECTION B-B'SECTION C-C' B_• 4 1 :_ am, _ I . l k r ( 11 . R t _ ._• •) fit: Term .. IRVINGn .§T.' : ••. itii!i'.n r A `. 1}_ I r J; f 6 J •1 • vi f. - . c fi r N` n1Ula1s1is:,pia41111111111/011 v., : I` IRVING, •SST. _i 1 f t I'll 1.'`'•, G° j; ..!! ,. 3 R; 1•" Q_I .,` , i I 9Q' I.Ti ill i-. II . 1 .1 m,ql a i 1 uPN1t n i,. 1' WEST-ACCESSSS .Y I•• `- 114 , W P.: :1 Q ` j1 t PIT 1 - 1} i. . , `-.IIx H ria. )3 0- I E •i Tf1. 1 Ir , ` a I i t 4,.• kir" NN C a A. cCillig t MII: nl "' r e!.. 1LT7 'yl'i s 4s ` ! I 1 (ttA f; iM6F ' MAWS:.T>`-:, 1 to ti o Y' 7 '''-,t 1 i`a 1 ' 9 7 o a0+ 1.:.M e. Mph f • :.;: .. 1 `i gl:•;<.:. a.';Td:'r`'0d'• 1° m j:,9 a li(' I rl uriu uuuulYl a n,, ,..,- Ilriii:.- , ' :.rrr t. iW: 1' B- - - 1', r' WI.-.' I.• y 10 Il r1Ar!2 rTprimiltIIITine >4•11 ll 4 ' k w.. \ L. S ii Tr' / 1 4'1 l i4i, uH11'I( uAw i ' '111iY i.oi `::u . ... ..( '-:j`:: ul uY..S ij•i I i iYjll u 1 1,y, yyy y1' i :.•`,. I 1(iii 'r/1 -.. - I rIj e rsle 1 I._.. WI/1/ 1 ISMl,ll H sum n!. !AI, 1 !.,•.., u. 'up. NpM"• !II •1,,, 1 'MTT T1R lar:7 oaedfex. :f11,T1DTTI !!s,` 1" . 1• 1) 1 15 'I 7' s it9 ffi :;i< I <. Tu. B& x a ):::: :.:z' E 0 , 'th 9d11 BP1i .d&yyyJJJ 2 1 ...O.'.... a Tiiii .ii iii p u UI Yii?i l I iiirir '_ Imouii iii ' 1' Ifll 1 Q! • 111111# 'r.0 i I .. ills ra:.., . !I I ,` l• ti I I &\ i'R;' ; if a1: . Mi j ) r EXI N'LS FdJjI ,' '' i //! i ejMl1,• ! 1 3, jI .'.!I'•' ii 1 Ts 1 le l 1 .; p 11 . 1 r ec7r• I i Lso.,„L . T-16 LEGEND NOTES WASHINGTON STATE DEPARTMENT OF HIGHWAYS BORINGSB-2 DRILLED CIRCA 1936 1. Basic plan provided by Washington II- D-70 SHANNON & WILSON, INC. BORINGS DRILLED 1965 State Department of Highways, t ic WASHINGTON STATE DEPARTMENT OF HIGHWAYS BORINGS February, ;.9ti9. PROPOSED C- 10 dr DRILLED 1971 2. Boring locations provided by MT.BAKER RIDGE TUNNEL T SHANNON & WILSON, INC. BORINGS DRILLED 1971 Washington State Department of 0 tOO 342Q0 0 SHANNCN & WILSON, INC. TEST SHAFTS DRILLED 1971 • Highways. BORING LOCATION PLAN E 3. Lug, ui ourIngs are round in JGAL1 IN FEET JUNE 1881 11.U73.17 If1-I SHANNON & WILSON, INC. BORINGS DRILLED 1973 Appendix B. 31tatNNON& so1l Is>.I.w... v SHANNON & WILSON, INC. BORINGS DRILLED 1980 FIG.3 Yakima Ave. S. 30th Ave. S. 31st Ave. S.32nd Avc. S. 33rd Ave. S. Lake Washington Blvd. S 35th Ave. S. Roadway Waterbearing SAND Recessional outwash SAND Lakeside Ave. S. Advance outwash Waterbearing near base 1, 14. EAST WEST Estimated Profile I I Q. of 1940 Slide t- I i I 300 3 _ ei 200 Vashon Glacial TILL-' 1+., -: . i 200 0 cZ T _ _ _ _ _ r— Lacustrine Deposits I. 1_—I— PIVPCSED TUNNEL overridden by Vashon IcePROPOSED TUNNEL I w i 100- L_ — —L _r•->*• . fi- fir•1r- •;T,.. .•: . 1 1 1 00 I r sr`;• . . '7—r Trs•'sif;'t7i.74:•- t. 1 Lake. •• . i'1 Sal •••j.• Washington Older Glacial drift (Possible Salmon Springs) LEGEND NOTES: 0 100 200 300 400 Reces..ior.al SAND 1) ThE STRATICRAPHIC INFORMATION SHOWN ON ThIS SHEET IS BASED i aiGlacial TILL ON OUR INTERPRETATION OF THE INFORMATION FROil THE LOGS OF SCALE IN FEET 0 Vashon Lacustrine Deposits BORINGS AND TEST SHAFTS. THE ACTUAL STRATIGRAPHIC CONTACTS Older Glacial Drift EHOWN HERE ON MAY BE GRADATIONAL IN NATURE AND MAY VARY ss- BETWEEN BORINGS AND TEST SHAFTS. 2) THE INFORMATION ON THIS SHEET IS INTENDED TO PRCVIDE ay GENERAL GEOLOGIC INFORMATION ONLY. . SEE FICS. 6 THROUGH ts- 9 AND APPENDIX B FOR MORE. DETAILED SUBSURFACE INFORMATION. PROPOSED MT. BAKER RIDGE TUNNEL ft GENERALIZED GEOLOGIC PROFILE ALONG PROPOSED TUNNEL ALIGNMENT Vi 1, LOOKING NORTH) MAY 1981 W-3573-17 SHANNON & WILSON 6EOfCNNICAL CONSULTANTS FIG. 4 SECTION A-A' SECTION B-B' SECTION C-C' EAST EST E f 300 Q y Loose to medium dense brown, silty, fine II BORING it SAND 'reeling to SILT with gravel and •f I BORING C-102 C-10] organics coilh BORING TH-iBORINGTH-24w Tye?NO.1 T r 42 or -T 52 g 7 y TS FT.301 T'A• Medium to very dens!,gravelly, BORING ! lie TEST SHAFT 44 Sl/6" C-10{ VI TS-2 127. 83 brown to gray,SAND 52/6" 10FT.N0)<I c c I S7 grading co SILT with cobbles and 53/6, o 0I . ACCESS MP?S0) 123- a EASTi BORING E-I 7— oulder r, PIS 60FT.N0.1 lltl- T 67l6'- 237/6" BORING t 0 T AB 99- 7-`--_--_44 48 19- ^ TEST SHAFT.• ACCESS PIT Very se_iff co hard, ra TS-i ROO Y - s -45 - Y g y.7__31 4 _ _________ . -_ SSC-'100 29-___ BORING a`c?____ _ _ __•34llaminated, silckenslded SILT t--2• t_2l. T_ SOFT.NO)3I at iff, or•nm. '•11'T, SAND BORING E-2. 8-v57/61-_______ f--_ 28 ___. 50 and CLAY - ---=y—Very stiff [o hard,, gTIY, lyssla•F 1 17-----T BORING OF222618tC-105 (20 FT.S0) with 443 SSFT.Na) T 0-. 4]+-•---- 18- 7- — 1 silckensided CLAY•wich scattered y PROPOSED TL•NNEI. BORING r.orsa' BORING tr 31 22 27 cobbles gavel a osaibl boulder 22- T ? 7 S 15- c-106 rt 47 \\\\\\\\\\\ \\\ \\\\\\\\J2 17 BORING.4i ISO 62FT.SO f 43 7 --"I--4U 76.- 21 20- 28 64/6'- L[ E-I{ 24- 26 30 r 2 S- 41- 2} 7 16 Ai Jl__ __ -- 27 32'F U 36—_ 7 -=j 30 __'_. JU +j 29 2: __Y 7- rY— woo 33 7 20 26 Tom. 39 ? 19 iT.30.1 s 26 r Very stiff [o hard, gray, laminated SILT: ice? 2 -__-_ 4 79 JU .and CLAY with some dickens}des and = - 26`^ s. 1 5 7-_ t. 2L . s J2 .' Os70r 29 ravel 29 T 62 2. 0.078„ 3 J3 48"'-- 3] 39 - 9 49 6l 4 21 T J4 100c gs 4 25 T. 42 6l=___• tr- 41 • 30 60/4' ?___, T_ SS/6' _—? T 56 77 6B- ` 5O _ .-40 2s R 53 18l J4 `\\\\ \\\\ \\\\\\\\\\\ 60/4,5' \\\\\ \\\\\\ \\\\\\ \\< C- '.\\\ 62/6" -• Hard brown and ra SILT SAND and CLAY•- 6B 44 i2B•`_.-, ____ T..-_.•3 SSt. 75 50/4 75/6" 48--71 _ _ Hard. Bray. undY lSU/7't 6/6'. 9 _•_._•_497lY' 188J_' _._..__ ace.??^;e•M54/6'15.10n,:::1/:i:•:::.::.-: .... 1.::.: i ' ••.. 57 - l 77l9+ or clayey SILT 237/11U 52/ rd 10'- 142/11 T66tiT 7-r.-. mSu • 1} r.+tT-rCr $, }.147- •.. 54/6" •:113/9' .':+C:?,• 7.+,i•r-7rt 97 SO 9U F•.+...:..'..:.:.• b8/6= PRO TUNNEL d SANDtll POSED ISS/9!r 101/9' •.:'+: " :::188': :: Very dense, Drown Coto gray, silty, fine 1J0/10 :t;t r. 4tl•ylrYdense rgrlY. it lty-to clean,.floe SAND., 115/9, PROFILE ALONG c OF PROPOSED TUNNEL sores 0 50 100 150 200TheBTUTIC*ATMu IOS O TIOR IFOI ON THIS DIEET IS SARCD LEGENDOSOURINTERPRETATIONOrTHEkircaNATteeIRONT1mLOGSOR y BORINGS AND TEST BEAM. TES ACTUAL ITRATIGRAPNIC CONTACTS PROPOSED06BEAM. SNOWS HEREON NAT AZ GRADATIONAL IN NATURE AND NAT VAST BLOW COUNT PER FOOT 17 7 SCALE IN FEET SIT.BAKER RIDGE TUNNEL BETOEIN ESBORINGSANDTT SRAM. FOR 140 LB.;HAMMER 75 Q MEASURED LONGITUDINAL SUBSURFACE PROFILE DROPPED 30 IN.WATER LEVEL APPROXIMATE CONTACT IN GENERAL,THE YAM LEVELS NOTED OR UTTNlSDI YER TO 27 QUERIED WHERE EXTRAPOLATED ALONG QL OF PROPOSED TUNNEL READINGS AND OUTSTATIONS DURING AND SNORTLT ArrED DRILLING OR NOT OBSERVED IN BORING. JUNI 1901 1.4477.17 D ARE IMISTEDNEIMMOTO BL AT oA AR SEASONAL 5AK1wns. ACTUAL CONTACTS MAY BEWILSON INCANDMISTEDTO GRADATIONAL IN NATURE. 1 ... FIGS J Ygigg 1• r S l,hr 7• F pf' •3iy 4 T C ' t ti•..<M4i t< >• i.`Y•-•tom WE nc.o at• 1•o••tort wT•1 i.c t,.•• -- T - T- .. loll o.•. - ge n•1.0.••f rtr *ow R7'[ r•u• s[KMG1••.•s1 c r.w.•e •Crc•••T•O•• T[s• 1 i i 7LL D[!C•i• 9OL pgCA•TOf Ob,nvrol;l•O•••q1•r•)00••aJ ' MNT[M •• i• st. Elev. 171 ft X to •o co IC ro •o •a 5 a st.Elegy. 161 ft, o I 1 I • i S. Ie. t'c,1. • r yy \ S •7 •C.i_? ' 1 5.011•re•••aJL f• •I s•OL. i r • 1 a I I Li:: T arm t0 r. Cryey 5..1 w i i . . . —t- 3a. I if I I r:r.... s .t o 51 r 1 I i i- i O••-is I 1 0 1I 1 i • wiO : of I. a Io1I1III i •I Z !- 1 I I Z tI1t....., of I— I s•.rt yey a• 1 s..ry C.•v•/ • I 1 1 •e` ••• SI i sr ff.• 1 1 r•1 of I 1 f••.9••Y Yo I f-•'-__. as iii I I • C•• s•ny C,.AY fo1 l t —"--' o p • 111 rill....s:• dV•I • r • 1 o•.• •as •j t\ i u 1• 11. 1 Ottt.1I A i-- l6Jl°p s- b1 1 n I i Il•, it.I I I Sotto••e•e••••••s ej i x r tSAC 11 51° t 4$S _•.•. --_ I f0 1 I tt,,••o••e•e••..q I ao 1 1 100 I I i — i— I i 1 0' j •f 120 i I I I 1 I I I)oi 1 l ISO LEGCNC CGCNO coot•lee• ••••• 0 Vsca••e••O CO^/es•••••ff• O pce•te •.'et .'.t•s•IS I...at :e•••••t toot C) : [•_0 • ..mono ssw•fy y. Rfr.r. OP./fM.••ffr • V. Sq.0 ••/• N• t.0_tot C tt-fc••Eo•d' •If1 e• COecraes.1.• tee* t•.••.O COw••If.tM•if t•I _. S•v.• .° a t G.• I t., S' ••• eqy r^•f r Se^t••• yt•••e - 4 ' • te.•so'ff•N.+r•-Si S Se••••• W•,•N 7-N_ ..'• Cv•se•force• C• f••.w• t fit_ loll- .• I e.•vr.• ..•toot CD 1.!.•-•• h.•.•••CO^coo is•On ft s•t.••or •e •c-<N rT•Ii K4•c '.S• W • 1••+•M w•• rfeP••r 0•/•••••I•I••I•• 1 •.•r•- •1 •_•N. 0•• Vora•.f•a t.•w•l.! e•• e•"• t n •e.•1 Do- s 1•• _,:.•-II: ec ** eft....• v•: ct u' t1-u..A:Y C' F END AND LABORAT,^,RN _ BORING B-1 t••-..-• e j,;•M4RV or :IE:D AND IASORATCa' DATA BORING D-1 T, D OAT• L•D0.•T 01•T DATA LD DATA La.•OR•TOR• D•T•re i r i• 4" T.wO••0 p(r.(TG•T.P. TEAT G 0•i Ta.rpaRO OVAL TR•T1OM TEST .. R•(aR (T t(.•[Tn-.ai— y: NA. o(XRiDT.oN t Dr•..vroo,:.•c.won. etc*/ MKR pwT(w1,V. v• S. D[lC R,DT.ON Q 2 i. i Al br•IIOM(MO•w9hr.7C..•>tl vTSR OD..T[rcT V. ji .Est. E.ev. 151 f 3 Sp rac: F. r^ •r GQ 3dEet. Elev. 127. Ls s :o •o GO - p rc 9 . e I j' Den•a.•.e..• i Ir an .py T I i p. y.yya...y:.•vI i T r/.w.w i- • p (h--- r o9a . I a••••....•e I 'EP ( 1_____2I Z 2a 1 , y i r I wnI I 4- _ c 1rt D I / i a 1t '1. w I ]I '1 • ! St..r1ti r JI a I D•,Tr re 1 w • e.d.wa,ry t Ii • I r•.3••y a.1y ! iip i 1 CL•v ra.n 51D r I T! po .. a I I I •I N 1IIIee.,.>••e•a I • 40 t 40 I I 1 si I t i Sr lk 1 mr-- i 1 T I 7^AA s D ! ao i 1 I Xi iIIi) I 11lew•e GI I mi. rib,"'jay D1lT 5. 1 o`7 • "i 1 1 p I i t tea'.r3 y T I I I i. • I T I I I ' 0—°Q.+ y.y SILT I I a.N pa•11.rsa T 2 D M--'t" I 1 'e i TO D. . D...y v D.r••••a•••.wy 7 1 I i yy DDt 1i I I I of 1 z I i I I a 00110011 i I I pIjD1101 I r 1,4 1 1 T lCGINQ CG[NO 0 i I 00 •b•••••••, ••.••• 0 L.••••••.••W ew.y.•mane•••r a ...cc-as tares e.e.n•0 i S"eD .•r.l y.•r ..•• 0 7w4I4rw4.4 o•.y.rw•n•..• o v sow Do;•OorH .eR••••r•• I •,•CO 51.10y •.q4 C C•...o•m,b.. •••• Pr•.a c..p.u..on••a• ea.• ce.rea.•n T•srroD5••1.y rw•14 c C.•weor•., 1n, r-•. M^.•r; -.Ce••ae••ee.•...••e.ewwae a Dewy p•• nw. y• eer ...••N 7•,- 1TJ -.. -....... . . o u. .•. o-•....o a r....... r..e• • ,->•.a>,o•..., 1 ,•.s.•b r. w. .•..,T` v,.el.o tt•..rMcr....n•.[.n JG[ 7........0r[L 5r . w oc ' :aM.. o-. r.. o•c ra. • ce v. a ••. f l ov .rr [J nnO r•AO4arO4v Oe7a BOcrirIG D-7 t ..d- o r•d.frM i i'00 a/Irl spas. ...yy)+'sy rwp• an,•• PO C CsT•e.eet'w• toot Aw••4.9 ...Hr. rwco. ya. u.•s wa .nw a.e•.p•••s.ow rear Cens•t-••1•e•• •e•.N Yl••••• ••a• r•.••.•,t•T•••ar•w Hits. t•-o0 S isy wwpy O ••+ew.r.•.w ppw/,eu••••t••r C C•••••••oh•w swt o vc on so taoe• tr,••n•er•e a. n1• YM • n•,•• iwasiumumulommoroweimayamomineumumimmemmismommimimimimarnmenimmomm:0041or.... 1 y• I(L0 DATA IADORATDRT DAT• Qr q L0 DATA l••OSAYOSV DATA SMEAR STRCNGT.7-5-r - f I 1TANDAOO DC NC THAT Joel TEST .,fwCAi fT OC NGT N,r)r 1 fi NOARD PENETRATION T(!T F 2 O r !pl OESCRIDTION I p z 1-'-" G' t.t SDR. OISCMDT,ON ¢¢ :I ete.vrw,0404 wegwr•30.6.0 F p vAT[a CONTENT, TA v A'o..lreo•(•on wager,IO'.lopl .+ f—.+i[i Co.lt[NT, x a Lst, Elev, 262 ft,i 0'9 20 40 cq p 29 40 co 3„ Est. Elev. 264 ft A on ...ec /C_= D C 6e,14 I 2.. i I C•Tr P.01t...o 03 M•••w M^Sf 1 t Mee•'.'w ee^S•e I O r •• •,/I..• S••0 1 D D SAND.4/9.ev•1 t Sri• 20 14_ I 2 • IID e1_. 50 I 9. 2D• I57'2l l Pr' 42p 27 or"---.-? 5r.11 •e•••ys•.•r 40 inIPI w Vey c.oyey I 21. 3. 41p40,0. HI. 25 Sllt ^,.•n.w I 24. 0 t/RAG S•IT ••••e•9f r II,e 2r+ f n 11 S2.1..'o/zGkf • so' p 1 Pick. p,9.oyuoyey 2s p. t,; r I 50 I mt. S.L1 a.rw.n 29.->' 1,,. 1 __. 4/' • 76• 32, i y II Tj es. IIc I 66' le TQ° to I I TI,•p l I,"4t 1/39/6J j '—. e I 1 2- I riD I I • 6" 43. eo 1 l.eo L 9 9I 45. I 1 1 • I 9 I 50 il50r7 l F•. l S• oI 4. Q ••• It fin S!. I I Cw 40EPC.A. r •w.w, 00 O,.I!•• S p00 s.., p•.•.w9s i Il CH MHO,yeti a..,y x N. A r p•.1,n9• ae r ts10 N. I o p0/ 1 • 0 N K I • . i: o Z. S. IIP col II II1 50 I- Gi IM fsT y f I D e • 61 u 7r. It I i :•o k CCII o o t e, 10 rT ° o '5I k Te, W 1] 6,... i 151P 1 I • 7• z e, 62 e]` Aa 1D c0 4 / 9'• y160 T . 13ITIe,_ T.G7 TTyp- I r 9 T.Ito II r 1.1 N_ 7 e. S,,If,e r T 1lk: 195r-^ ML we.a.gr W,l Corley •e.1:Le0'• I a51 I t 1 c. 14lI snr6.3.4.1 t.o.i1l/ 151 MsN I a,.r ierT^n9a 9S I Lt S.[w.w r eC e.yra.el 0°1 c I s.rr p•.r,wg • o: p i I OPY re-- j I r,,D-- -- - ---Dore w Of De.,w9 I l/)o/fir Oe r h•w•r so••w9 L._ .. EGENO LEGEND 1 t 0D sod spas. s••••••e U Uwc. .n•A co•peteswn leer o Us t eared.•..Pa•^•e I 2 00 •pl.r spoon serwpl•C U^[o.l.ns• co...res.. .•es• A u- ••• •I•-1 ,•a• ,r.•o TI zi O.% ]w•t Y s•wp,• C Ce••w•4o••ow rear r..•••a.ten•pr.aa,ow,•ar I ?:00 Ss•Isy sawpl. C Co.so'oo••on rs•, a•' -• •s 0 • ]•w•••• pew•• An•••er9 Iowa/ A Cowsol.eo,ee+s5.5-see P ]o.npl•r psne• Arte•ee.9 1..s.rs 51 on•.•a 4^1,T ^•7 Y• I.'oY.O t•^•.1 r•.••••I Ce.np•665.06 r e aT 54Tpl• not .eCWereel T-'l''O t.^.,1 r t• a. C-^7•e aS-I^•e W He r•[e.e•fe N•1•ryl•.•r.,cs•lenr Nor,,.e.eau•cpnr•n, W•• •e.e• h•,IK If•w.1 MT. SANCl SIDGC TUNNELS WA'.' 'eve.015114 h•n0 10 I NA•I U 4 .;k I Jh•.0.'l r Dec.ID,9GS .-GS •2r Der S. i.•'• •• .• e Cp SUMMARY OF FIELD AND LABORATORY DATA BORING B-4 sw•wwn• y1> SUMMARY OF FIELD AND LABORATORY DATA BORING 1-5 sn••••••• a C 11(LD DATA LABORATORY DATA I Q I.ElO DATA IAeOR At Oa DATA y tTTT SMEAR STRENGTH,17f c !TA«DA40 PENETRATION TEST SHEAR !'K.t`,r 71_- - STANDARD PENST rt1A1,/ TEST n y 90f1 OESCAIPT10N p 2 t. r SOIL DClCR1DT10N 1- Wove/fool(,•0.e.marl,30•uoN • h 4. 1•VVIOOI(IeOM r,•.9rl,beropl u yyATER CONTENT, A J G 1.A1(• COr•TC wI •A i -Est. Elev. 206 ft a o Zo o co f" I) 20 0 6q g„ Est. Elev. 262 f a o,0r0 40 cD i0 i0 c j 1'AIM ,.oe-Se II I p I I I'l CL 9re..... CLAY I TILL) 10' II D10 0! I I It 2I 1 3.,fI t..e.y i/ 1,em....1p tense T I NL st.1f c.e,,e,tIIp 0 • 1---I 2EP S1L I ..... M ._ / _-__L SM ere..n,,,,y r.n. tOl MN SAND..lame••IBO s..r pett,w9s iI I 31P I I.I 31P 30'I 50; Z e 1 I I IP 3e' 51 45 0 I Sr.ff to SI I re•e,gr•1 cleymy eyP I 1 1 NN SILO.,ifw.n 11 perI.n97 I I--I w..•.9•9 90 II ao' sol eN ., r,y CLAN,..1 eI eI Ito.%st11 portols CyP I--• T:. GIID 1 I• I u so ITI.. TIri \ I 7 I P TIID t 1 62— . sI e I i i IT eiP .. I I1I 8kP I I 1 -- 1 i o 1 o sI MI I l/ I • j Si 1 l t. • 1 A i I 60, W SIP i r I 9EP I I I HI. et.lf t. F 10I 10I k I ttm•r•,9roy c leveeJ. S.LT ...tr.,. s.11 pert.wee I 10I P 1 I 31Il to 6• ro.0.9••y 0..19 . 0:PP CLAY w.'Ir,n III IIIS.,per1,n9e II: l uIP I I I jP 91 NJ11 uD 1 I ID^ I w.1 12I 1 2 I y, I • 2I P 1 I 12 II P r 1• 62, An •w910 vets of IEO 120 I SM mows•s.l1y f•n• IjI ISANO(wm•• 1! I f ML U•y•y SILT uo j I 13 1.4 QQ t LEGEND P I I 130'_ 4erro.w et De..n9 N II{SD I I 1e I I I I ( 00 sol.f spoon lamp..0 UnconOn•• comp.os•wn foot 0 uncoNsol.amee unar0.ne0 tu14 I COO SA•194 Nwpl• C Con•Wdo1.M 1••1 tnet,nl COInDr•77,en Te71 Oa Is IID L. P S•mf+f•r WIrN An•,pt,q I.mtl• Consel,•m••000rs,se• 140 f i - -' S• $s MI r•ctMr•O V ,towed limit t..•e.al comprels.0n test i 1SI E1/•I,•• •rolef(P11M1 P. Woter lever M••IK Imul MT.bAHCA RIDGE TUNNELS z SUMMARY OF FIELD AND LABORATORY DATA BORING B-6 Oea.D 9M6 S a yI - c9•e21 F eIID l 1 L '= I ,o iIcj 1 1cIID I • 1 I 1 .60 1-- pALIT i A O" ITIP 1 - lOt 170 SI 1 SI.MI to rota ML 9royutyt9 Isl° e SILO.q/n,n 160 I/pat l,'Is 10I SO'ISIIP h— 190— bettor.of Der,n9 LEGEND I 2 OD spilt spoor sem91•0 Unconl,n•e cotwpres•wn te•r • C•-•.-f.'.• o-.•e .•• I zj'oD 7ne,sy s•.np1• C Consoleor.on noel v e,o. c.-.•.+s•e-'••. U/ P Semple, pinr•n An.'10./•9 1.m,11 Se.rpl. not 'eco.ere0 r—lawn 1.11 t•ntu.nl ta01•r(tiMt q watt It••I h•p10 bmd MT DAwCA e D..0 •,+•+E.S Doc ,v. e65 . cs •., A SUMMARY OF FIELD AND LABORATORY DATA BORING B-25 %N.-- • tlitAitift.64V eg4...n i. I4t+ wtia rYG' r. n4D D.,• I u•a.•r an p.r•ra%D_D•.. _. illRMD••D Ktt[T••TtOr• T[!1 I f.[• l7KMft w,.aT— aT- t•rm•aD •a Mc•.•• s.•i• Si.-....-. •.• Fi P. r 1 11 Y IPTION " e( • rNfoM(t•O•..tq.?.l0• w s VOA- pC lCII••ION ^ KXJt Wasp) Ana C.ONTIM'.-A 1 d I .rr••+••ae.I,.O ID..9.1,V16,t 4,- [D•.tt•(t. '• j s[. Elev. 150 fS <p io .y "q 1;1 to • 1° `a 311, st,E1ev, 157 fCA I ro •c tc I 7 I 1 s•t•to wery • . o I MC .•...sr*,C.•yay ! w.3.1•y I i S I 3 I T r.-PK••es • SM I f..a r•ee••.e II I •_• _ i I • r y s••e = D II A.MO.vgr•.el 1- _ 1I L. IP 944 i0 t0 _rot__ 26 I. I i I s II P I r---r--1 i 1 \it • M 41. 13 1 r I 1 1 c =o. •o 31W w O H—- sr If t. v 1+ N tw4q•yy 3.Ity i sI L. rli we,3••y...PI Z 25p. CLAY tw•n O f 5.7..t..w silt Pu.ngs to Prw 3.1.r••••ss . =•2. J SIP ca ni i SI ro--• 1.. r fel I Ir eo 1 I SO 1. p A T— StAf a A s•T MI- hare,qr•4 clayey dt A 3eL7. n..I I mergers**•...w 41 s.l••a.•..qs),^Y. 3N attq f..• •_ ei• I I y • fit, 3.10•:,ra••1 •y.1 W tie • • W I / I 1 3 I. VIII 19••••..of p...wq rl rJf4F SAND.,q.•.•f . DI i124 i • Sr' IP 1 I I Wow.at D. .q Co t I I I tCI t I to I i i i I 3D: 1 i IEGCNO SEGEND n I r:D are••••••.3.•w. . .. C l...[.N...• ....rw••w.•.1 • t,r•[••1,0.e••u 0.0.e..Id I =•OD we ormon e.•P•• C Uncenhn•a comem•s•.••.•.I . Conte,0. .e*nn0.o w.o I.•. a'm.••e 33.en test' D• ••c^-D•e3 s•o^'. I :1 O: ri'1y err.. C Ca•ee•OD.•.n t.N I II OO ril y wi.• C -e••.o•oo•a •••• P S••.•.. .••a t•q mots Cans WIC.•e••.w•d P Se...t•• p•vre nrat•q '-.•. r.•• • C_-rest. "tel..O+•C .• T • S.ny. rr• •t con*•N Md.•. O.+ wl [ wN.t M• AO •oo••rM 0 wa••• •t+•• SM.4 I..,1 r1 y.22R.DC T •NCl3 S7 va.e• ie.el D• C•••C a[ .........f.S s. !GS 5.33-el1 c •,..•e t T e uysRv OF F•E:D A. LASOPAT0Ry D..TA BORING 1-8 W•` SUMMARY OF FIELD AND LABORATORY DATA BCRIt43 B-9 v........• . FIELD DATA LABORATORY DATA SOIL DESCRIPTION i W tI i STANDARD PENETRATION TES Clint !6 WATER ODNTENT W u SuAoto Elevation: III 4 4441 Z.W 1 Ala_ 11 I l0 y lane e.. areal, fail, . tips AM le fen. uRI) 1117, Iracaa .1 alalin 2 I Is ill 4 1 ale Sala I. vs,. sett 0•sI IE InI :fine tall PHIOCCt At I^ 2f !foil Sulteitll 4I ilt 1 17 tl v l:r Ito) stiff, vol. tell) CLAI. II 11 ; limited t 111 ell/ ,/Sllt autinSl t NoL So aP. tilt) Clap 11:r' 1I Ill/eat At 1• to 21• 20a. ." 7I = 7O 1l. II _ II 41 ril._ 11I 171.4 I•.s SO III SO OP flop alit,. Slat. silt) 1(01. Cal 41• I sl tttttt Jed, •; Il(k0nIN. III E iI googol uI 2 se1III ' I lt CI I4I 1 III N 1 I 4. --- ----- - -- ------------ f$ V..) CCITT tl Leis. eial. sills 1•. 11I I --- CLOT I tl.t.t alto. ,AA. .il/ Inel1t0i 141.41i I Rlli1) lII Ii11 tar 11.p I• 1•.. III I - wN. Iun11 i S•+ 711 S: Al 4 Sid ill III 11 Atu. el WIN' (11I 1 lett) Cupletil 4/1/11 5T(s: 1 1111111 c-111 Ill 111111$ II 141O ION lot /t10SS1 7. A LAM ROCK VAS 1NCSOIT(I(I AT OEPT% 0r 47 MT. TI( 10111111 IA1 POStS IS rill t5O1I Of ORIGINAL (*CATION. It IIr10NITl 111111I1 OO 141 I 110 MOO OIPIN Or SO PUT IO (1i INAII INoiOle Slvl((III 11 III N011 I LISI(I lIllttliT. I Of CIITIIS$ I_ 4 late llsli tl ll rfll0ntl IN tali 1/1111 1 CT7[R T Tat SIS IIlICIII.N Lists ON 1N5S1 SOUS; LIII SIPIt It11 III *PPiIOIIAlt stur0lll13 I(TII( Sett ibis. IOOtt1S. III TUrS1T111 ISO. I I 1 t LEGEND ca.o1 coe...4.1P *t (Fig.15) PROPOSED I 2'0DI•lil0•.a.sampler 0 Tri.wl took 11..1.14117 . 17) MT BAKER RIDGE TUNNEL II V OD 11.n•well lobo sample W Unc.nhn.r Como."...par,Csf P Sol../i.O.MN s Sills le.l ITi•le 3) LOG OF BORING C- 104 Som01•MI MC••wN C Creel 1.41 1f11.21) y.. WoIW 10•41 GS Grew W..nd)4. (fle 1))01 Aii.rt...IWO*: P1I Po.tin. OCTOBER,1971 W 1984 r.-1l4u44Gm11 S1.11 Silo0.n•14.e SHANNON & WILSON H.W.01 ref..tm1M1 Fir BaNOewO Soil YICN*NIC1• FOVNOL1lON(NCH.I'•a Plaslit limtl O•s•r••lian well noes p•orome1« FIG. B-6 I, Y DATA z FIELD DATA 1 LABORATORY DATA r R C01iTENT 3 SOIL DESCRIPTION i 9., L' STANDARD PENETRATION TEST11 ,la I y„WATER CONTENT L Y1 11.0.e r..qN.SO"WOOS t I f e _ 1 W r Fl- Woos per MUI 1— l ___ 4 u 11Surfoc•'Elav0on:717 7 I,.I o s j SI NO l 1 11 l.1- L IL"' L1 II _ 1• 7I 1- 1 I/ j1 11 f. 0.„t. 1 Vaullp 1100 (III 1 II r 71 70 1 1..t 11.11 I. 00.0 loin? 1 calk ,Is, S i 1 I•.,na III 1.111 C111 I [I.[.t Sill •.trll l Y'I [ e111.nis I sl,.l.n..0.t •.00.n1 .l .0e1.1 t.. • 10• 10 30• lice 1011[.0t.1 1%/ I ll' S, 0 f 0 1,...„. . 1 Ile ll Cl1 l , I 1, 0 SI 71.0' 1 1 11 l IS,ee- I I I O IIIl Y— j, III SD IS' 111411 0 1 If I CO 17ll1 IH f 4.1U•le SO rrl slot, 1'4 ''•10 1,101 1 00,1 t111,17 t_ _._ srlrt Cs 11.1 Ill•1110 r.1• fo al lIl•J I 1C 0, S 11 lyj0RI, 1,1r.I,11 [11 nt.0u t .[c..1”.1 1t G11 CO 111 0.11.nit 1cII s\ I S I 11 1 Ill 111 II 1 -- 1It till. -1 I_S' IlIctl s j S 11I pectin's III IO 1 0 S.1 10' a 17 1 Cosset 1 I.1p 11,11 10 hell 1.101 1 °sill its, G11 t11Ip Cl1[ 1 cloy[, Sill Ice.„elll .' 41' 1 1,11 e1,t11.tt. tl.cl.ntl/[t 1 ..,l,ccl 1l.010 III III joints 11/e..I •s111, h1117cnlcl S V.. lit 1 I OUIIe,t 11in, O. 4.11 r.!.1t--7 " - 4- IL S1 1 SILLk/ 1 II 111 ellnle 1 711111 1 12,1.$ Di. 11 i 1 Li III Ill 1` __ 5.11 lafl„lllfe IIIy' 17 7— 71 1 0.1 St 1010• 1.1101 1100. SILT •'I0.a 1 Spin 01 j-Ijl 1--lass-r ally cIS7 •/teN °oilshot S cl I[Uet.HO IIQO 1I1 71 t7 P 11 A,.. 131.111 1 111Ue •I ••1u, 11)1 1 10111 i C0e0101e/ 3/77/11 III, lilt Mil 111CIl10N IINIS ON 111(S1 1011Nt LIIS I1/11i1N1 Till IIID1111TI 100NDIIIIS I11111N SOIL 11I(S• 1101111111. III TI NSI111N /Ill, IN 1 FOCI, II SII/Vil. LEGEND c.ne01 C•ncolldol.•nl.al (P11 IS) PROPOSED TUNNEL i ' I 2-0.0 spill spoon••.*Pl 0 TYIoia1 Not lk tool III ICo•IT) MT BAKER RIDGE TUNNEL M P, Sa O.0 ottsr011t• N tempi, 0.. Unc•nheed Coa0,01$1•e 1.11,111 Itob J C—IOC 0ropI Wsll•d a alert U11( rig. 3) c,,,•,,,,IF;/,:„ LOG OF BORING C-101 aorn•le n•I[.[..«N ICC ' I 11_ Wolof Ia••1 0S Groin sire anol7•I(FI•IS) OCTOBER, 1971 W 1984-01 Allen/HI II,m.ls. Pl. Partin/ Al Liquid brn,l Slick SII ides SHANNON d WILSON Nolorol raw c•ntont 0/ddin/ 0•l MsCN.1.0.•• .fu..a.t.,..tuG.MII•• 00ler•all•n relyPleellcli,nd Pne.11n^l01 O'.1601•0, Ir(a B—. 1• een•,..,n ayl!• ..r..... sass .- FIG.+B-7 i MUD DATA LABORATORY DATA 4 501E DESCRIPTION a STANDARD PENETRATION TEST U+010.eg11L Y7'aopl elm e %WATER CONTENT W i•it A RIM..r.-f1.[.1 SWTO_c•_ E.I•IMIIOA: 717 7 feet . cs W i I! .- III ..-l -.- .. _. IS W ••.•. Ssef { S.sltl Illt .e/.1 •seelll_ r r_— vS a_U—••- f.st. is rill, i•.J. {1e7, 111 A. till,. list le .silt/ SIN. •, el raves. sl.i 1 Ifee {nut, 7I 7• e! evecll I boles IS lift s 1I . . 1I - 71 11 I I • IS t T . 1S - 71 S A_ .. __ ._______---. .__. 71.• I , Ill, Its,. 81111. Ile. le 1 covet. SINS vulltt el sues flee 0 fl:f' le .sent sled (T1111 tI 41. 7., 7 11 17/5•-•111 I= Nord. It 111 I leis {re/, clamSILT 1 filet vet, sill IelU.Il .I 71• l•I IA. ----.---- -- r .. - ix::; 1r.. S•r. III Is i. 71:0-^ I7 r pi I.S 0•••.•.-CS-M uI 4 S. 1 IfI d 187 1_ 7/ 11 ar, tlllt Is ..Il, 1101 1 Inl I{IP It II CISI.I CS Ins. 111l7 CUT,(u•lsotol to,..).. s...lest Ilfe•.st lies1 I r 1.1et Ir.t. silt torl1e11 I I Indus' ettru. S. to 1I• Its. 1 e.,lrenul 8:.41,1,111 Welt suttelu uef I {nut usl.leslt IIg to I1 -.- T -. Slit 1 t.rtr...III a. 16 7SU? - tie - --t -'--- -------^ 1111 81111511 11 1 I to CI II Ur III I I l.I 11 IS 71 I - II I-I.t C e1 22 g 1 III 711 1 7 N t 17 II 11•` i y t - 7iI 13 tit I tl tl i 1.7 ------J~-- J1t I u, slit/ IS Sand. Alit I WA 71 tr. 1/I 11.,, tie 17 Silt I t1117 Cut. I.....Ire). t11 left 1111e1 1r•r s.II p.11.n1 Wets I 1.1 PORING COAT MAIM AEXT PAGE EIMN4-II12.71 181 Sttttttlt1111• tills •N 1111( MMSIMI lets 0Its,1181 I01 Ar 1111SAI( /SS.SIS1IS Il1SESI Sell TiPIS, I MII(S, III IIINSITIIN AI, IN IIC7. II ItttttS. 1 F.(AF ND C.•nsM Cen••n..••lgntetl 1r.0131 F'I<OPOSEU 1 ;'on tpn,sf•u.n sOrnpl•0 1r.o..ol..tick lain W(I.I?)• Ml BAKER RIDGE TUNNEL n 7 (1 L.non wall 1„Ir.%o•nple O., UnCOel.n.d Canpr.slrM t..I,M/ u Samp..p S Slo.lest (Tot** !) S:.r.pr.rr.., a....d C C.esp leel 1r.421) LOG OF BORING C- 102 V. wo1.1 1e.e1 I.S b.e.n We onol,n If es IS) rbe.q 1 T 11 p,. po.t,s. OCTOBER, 1971 W 1984-01 Lewd u.w.1 • - Suat Slic er...I.t SHANNON EV WU_SON Nluu.`.isles to.•.en, N•or.nf r••unw..• e ....wu•.,..r.r...•w..w• 1.1.0.. lere.t I oils...u...n .01 1 .. ...i ....r,.11..•II 1.r....rn..l•t I.•,0.n•1e4 S.IEET 1 or FIG. B-8 f .:4. 7 Z FIEF DATA I LABORATORY DATA ill SOIL DESCRIPTION u Zoc i STANDARD PENETRATION TESTA 01r1. y,µATER GONTENI uY au..11 r.1oalnm 11Sti Su.1oc• Elevolwn, 1u 1 t..1 o g , ;o l 1 :l 1( 1 t.l 3113, Is1.----•-----i - 1, 11 aI 1 cll 1 jv_NN s3 Slit 71 / SCONIOL. 1•IN 10 )n Intli t 14I 110 1• tli,11 ))IIr L C n I.1.L 31 i Ile n 11 IIr r.301 110 1!=-- _-------- ---• - ---- - 71I1 1itP ill loll.. •t I.t.n (111.1 1..11 111 1 11)— CO.rl.1.• 1:)1/)1 I II 1 1 4, . j, GENERAL NOT€ TNI STINIIICITIOS list) IN TNISI 0011111 LOCI IIPSUSINI Ts[ P101111T1 10YN0111[S I[11[[1 SOIL MIS. NOttttt, T1I I*&S$I111N 11111. IN IIC). II 1100131.. Y W: LEGEND Con.ol Consoll.•lionf•a (PIe.I5) PROPOSED 4 Z 2'Qn split q•ee sow**,0 T.l•.gl eui011•4f,tsf% Ie.)T) I s'ao.INw•••IIl•Ia.•wIPN Ow ul.confin.a Comp.,•.Nn 1•01,10I MT. BAKER RIDGE TUNNEL 02 , 4 P S.•IpN••AIM I Sills 1•d IT••N 3) Simple n•l..Cl. d C C..q 1021 III 11) LOG OF BORI NG C- 102 sow Wet 03 Groin alto•n•Inl• IP14131 01 sowAt1..•o.et1.w11.: ie Pullwe OCTOBER. 1971 W 1984-pi L,Ip1.h.!,ShellSn 1.•. SHANNON & WILSON N•IY.N•11M.MIM1 µSold ins PINIk Il.wll 6 OON.vIIM ••11 Son.Y K•••wo w.a rr, +..o ...o•+.•w• I OJT Go..nuln In.1 1..1 I Ile II PMYT1110•i..O.w•IM p r SHEET 2 OF 2 FIG. B-88 I , z FIELD DATA 4 SOIL DESCRIPTION r-- , n-- r-- l ABORt.IT I,r DATA j 1 i.1 c STANDARD PINE THAI ION TEST. LL y W S 11.0111 1e..,M,SO J,JV) C1.Is 9.WATER CONI E NT I.l _ • li o.t or•m1 I I:I f Su,toce Ele.ol,on 711 7 'get 0. a ;;a 1 I t r 1r 1 tY1 tl,ll II nI11. tII,s1 full e.r 11c11 70 I 110,___. I r I 1 __ 1,11T CIIt 1;e.lnlleI.e, I1(It (r41, - 11.011 1 till pll1ln(1 1e0e,ng (e11eee11( I \ CM `1 1u 11enL11. relllcll Ielntt L 10.1 1t LIII7 I 1 III F_i fillIlk's'., •IIIc111t,411 1°tllcet. 37 I Iio._- - - . - \4 -.It —- __ . • I --- — I. • 11 Q1 0 II.41 44 a 4,4 1.111c11 1I1e11 11 I Ile 10 s'-.41 11111 11 1 --- --- --..111 0.,I, 1,101 I,.,, u„el t10rer fill . 1e1n.-p. 1 I Ity Clal.(In,111, Ie1,111Ua)•• fell pl" 11L 110 _ I 10-I_0111,e11 0, 1.101 (1I,, 1,11 1 silos 1I,t11n1,/. 11111n( •ells' It 11 1 IL 1 It 1 cam U III lolteo at Spring tIII 3 tail) 111.11Iz If0 — ._ 1 1'_ Cultist'. Cull.11. e'1,I1 I I Te 1 GENERAL 1 101 tip llll[11101 tii1i 111 TMIlS 001111 (III 11111111111 101 Irr0011111( 1000181U 1110111 1011 Hest. 00211111, Ill TIU01111111 0111. 11 lids, SI LIIOSiL. LEGEND C1nw1 Cons0lId•Iwa1•II (F.g.15)PROPOSED I 2'oDwa•. .ew010.0 T1•.a1o11II.,,lsi(Pig ITI MT BAKER RIDGE TUNNELtlt'00 Ia.. ..•Il lot.10r„•I. - Ou ti con11°e°C°Ing•Illen L11,I1I a1n".. SIe1°'°" "°.1. al LOG OF BORING C— 103SoTYl.tool,•UNU° C Gun lul If.01,1 ilk V. vole, N.•I AS Gown I,00.n°ae,1 u tit 131 OCTOBER, 1971 W I98•4-0I110••19 IMO.• Ply Pot flay L,•we Lrnel Skit $1.101n.,des SHANNON & WILSON 11•IY1 e1 r01•.ioal•nf Bedtime w1 Y1C1,•b,<• • I IN1M I..I.IIa. X106114 11a111 e GJ1 c1, Fi091 S CDeu , oi1. •1.10n.I., SHEET 2 OF 2 .. FIG. B-9 FIELD DATA LABORATORY DATA i ! SOIL DEICR$PTION i $•St STANDARD PENETRATION T u.0 ID.ews D If'aaot e WATER CONTENT 3 Swtoce Elevation: 711 1 lest p 0 Uio..11w IOW 1 _ LI 41 Ill 1Y -_ T- Mediiiit . taws.. aeon t. 11 s1, .sty u 1. foots Is CeCr H tlSANSa/eo I I . 1s,Sp1 7 fI 1 11 1.1.7- 4. 17.S 11111111E1U11.e 1s . 1rq. very 1111y, II tsl lest 11111 11.e) I 111 /71 R111 . Vs., stilt. Illy. tllly Slit I clef•/ Illyl•s I I rt llll Isu941t1 ./1.991 grog. 4111 rig Tin({ INI e.(nso1. I41111( 11 1 •_•-CND •1 Neil i•eltl I 71 71 1/1 1 17 11 W. %1Ill It heed. Ilgnt t dal1 11e1. IIIIII 1 I slily CIA!. 1111Te winosellI$ 1,rr111 slicks111tet. e111i1e.a1 11991 V•y. 4144 1 17• soul t ii.. sled Ii11isgs, Ills,. of re111y1 11I 41 p 1e11 / Igo. 1111.1 lit f1. I/e1.ni 0 to S' Ilse N.11i.1111 Slicks I I I Soon 111 1/. C1 - 1/ J1• 1 Slicks 11 I d 17 Ur 41 0„ •_I• Slicks 17I sullnls may CM 11, I llltls ii 7CP IIM1 0„ 7.1• Postings y 11•y Sl lcks III So 1•,, I•• I _ D 5 77 - -~ 9 41 I. SN -I1. 7 111 1 17 Noe.. light t 1411 ',sp. else/ Sill Igo } 1• 11I I silly C161 1oo1 s,l.1 a/ligni gray. ./ 41. l C1 Ise sill Spill legs I sli 0000c11st slnu slicks 1/III E I1 SC•nsrl - -- ---- - 1a1t1n1 0' Is S• Item 1s11Spotll III I e-Id111 71 at 100 a.•k I1--d--_- 1,1111C T--- 71 I Silt rigs 1 I 71 III 11• ISI 11 II III 1_, 111 Il l of roil o.1s.. is... 111s, 14 a 171 e. ~ Sill. I...soled. silty. floe ...1 i llals t silt '.hoofs. s,.r 19.1. 73 I 11 silt/ cloy I 1. h111.111 S - ______•_ C 1_-_ la as1S• 211 III 17 1....-_ III gory . l.s.-01.1e, silly Is 71= ill _. 1, 5 IS _______-_-__ c Tian, lips I• ..t.e. 1ARO 11s.111 4111 51/1' 4S 1_ 144 7I= WI.. 11 I1rlw/ (144.1 1..11 C4N11141 3/14/71 err 1.r r rI KM IIQTT Ill SIOi11r1Cl111N 111111 SI 11111 1011111 l0•• 11rt11111 IN( I rS01!IIl1 1011040111 1111115 SOIL 11r11, 411110111. 1111 10AN11110N OAT. IN PACT. II 01A•1A1. LEGEND Cen.o1 Censehdel..nwlt 1F.9.14) PROPOSED Z 2'0D split$a.M•ample.0 'novel..ilk1 1,$sllly.IT) MT BAKER RIDGE TUNNEL II 5.0D Ihn-gll lobo s.mpo. 0. Unconfined Cempnslon lest,fed P Sample p.Md S Stoke feel (TON I) LOG OF BORING C- 104 Sample I..l loc.l.rd C Creep feel IF*al) Wafer level cS Groin*it*onolye4 I Flo.ISt OCTOBER, 1971 W 1984 OI Alle or.. .limits: P19 Por 111. l.ed111.11 S1.cs S11c 1n04os SHANNON & WILSON t.lorel..l.l EeM.11 9•ee.n1 SOW NlGN1{N.C.. • YN N 1N01NO0ITI011M PI.SIIC III•II Obs.1.OliOn N/I Pne.mol.c p'•roi1.IN GOGese Tel lela use(Fig 91 FIG. B-10 FIELD DATA LA80RA1,Ar DATA j4SOILDESCRIPTIONvz za 2-STANDARD PENETRA_TiON TEST. ono, %WATER CONTENT e it W • (140 lb•••cr ,30 0ropl a.>, W W i 4 • • Wont pot tpol UM u S1Mfoe• EI.volion: 101 1 1 let o•S t0------40 /0 o r0 411------)r tras•S.., l.•I 1. Tf I- TIIt:e. theta •,::' ffif fentf b1 1t-40 1,4.•1 1I Let 1•.. 134 t_ 72 Oust. Its. bell holly lone $110 e• I 11 • 1)0 1..letltthat tt•,t° 14.0 1 71 t•nittttt I1llS/— J 10•-S0• 0 O it c• II sett.III w 10 011 -- ---- ••a-- ~'- , eery tt,tt. vet. fully Cl11 ( tell II 11.t,a.e tttttt lint 1 11•.61. fa tl,tt•nt odes 1 a1.11.•5I Sin., 1 I = 4Ilit1Ittutu11 44 1 cs I+ 1I n 0y t s1t IiT s/ _—._. - ._ _ a- Ott 17I 01 l/r 3 ir•t. S,1tptttsl et•ut, flint tr••. I .,•°. 1)II7 r i 0 ill !t Silt. I./nl stay. WIT Cut I tits. i1j1/ 10 -- ---'---•--' av 7 III --- --.- - -- ---- t••n. tone ten., Sill 1••. I 1 1 true 1. •e°,.• hart 1'411.4 15 I 4 >! I 11, I.II.•$. tee. 11•t two on/ I1 IMP / 0 4, It' - _ . -. . . •0M1rt.W.Li _ I` III 0 01 01 te•1 6..14 ti..n If .,•1 tun. Ste0 •eels If Off. Is 00--416 tun. ha •ha,•• %tetp ha,•• 14 lets t0I .o 104 .24 It 5-..._--- -- - ' -- - - --------- - .1f )I I cl • 1.•1,.• .t 0.I.11 114 Iha1rC441.141.4 e.l'11 ISO- _4 .. - t• GENERAL 4..4 141 ltlltl11C1110M 1111(1 oe I•ISI 1011•t 10t4 11110221111 Ill rr00tII%11 1O0041110 1(10111 SIIIl TIr1f. °0°I°lO• Its 10/11111101 OAT, II 11CI. IC 11t11t1. LEGEND C..,ta Cen.aleol.ont•.1 (dais) PROPOSED I 2'00 tool woln.ompl«0 Tnoeiol quick 1°°t,fa VI.I?) MT BAKER RIDGE TUNNEL 3E 3.0.0 tNn•well tone 0 cmpt Q. U.00nf ineo Compression t..t,ltd - P Set•pt•IMAM S Slo s t..t (Toole 5) Semple net f•c•• M Creep t.tl trio on LOG OF BORING C— 105 Wolof Wes' GS Grain site analysis If Ica) At1te110t010•110: 10 P.4I1n0 OCTOBER, 1971 W 1984-01 L.µid 1im11 Sl.ta SII I tHe SHANNON & WILSON N114.1,01• ur11tn1 AV 0•aa,n0 PIe4114 limit O 06tavot.on r.0 souu uw •nt»ctronic.• roo .•r.a, r.,n7 r- nn kart le.. I rit 9) S Par..tint p.elemp,N Met.'__ -.. FIG. B—II i 4 FIELD DATA. LABORATORY DATA SOIL DESCRIPTION STANOARO PENETRA310N TEST — 11yL"} .' (14O lb er1pM.SO.Oropl /I M I 1 WATER CONTENT yl Sorting ElfvONOn: UI l last c II f A20 Ow tool 1 Kits . 20 {I In 1 1 Ord. 1041I It, lone L1 huh SINS e:11 I1I Slat lino T IS II ll CZ Z\ 121 1.r_ 11 11.11. rip-Nun. ClItip. Ilia Is II 21 rll{ 1 tan. sane, SILT (TILL) _-_ ...,_.. 21 J• 11,I /loll Ie toll. ir•y. IIllt C US Ortllllatl/ 11111• mil 1111 Z u 111 I-_ 1/ Mui var.,0 . I"ly 1 sley•I II : Ib 1Cs -- --*-ate--. - -..-, Sit, • some slily Cur I00000. II .oi IIQ•I to all all•"I till I••I.ntt. OM, n•lllinlel III : 1t1.0.ng Ilan sl•Inil III tin telee v S! real once II 1 k Neill. 1o11 III .- B- 1 t Ito stained 17I F Wets 17I M— -- --- — 1 III n 1111 i ter, Slat Wit. lit* III fa A' It ,colt, SINS containing Int utlont er III, { .I•, Silt a III I{{_-e•-i• col '1oh/ loll till. 11 17 felt le Igo-..`+ II I. ! n_' 11 III 0 II rot, . s1.,-glean, silly. I.ne III 11 .4 S MI 1I t ...-...__ I/ 0 III 11— $ Solt" of oolong (la S Sul) crlrl.l s 11.'11 it P 1 M0T11: 1 1011M1 C-101 OAS 211111.10 I1 I SI MINI I e1TM01S. 1 iOlSIuh( COMIIMTS 01 SIMO P001If1T 1111010 II DR Ill a 110. r. GENERAL NM lit STOIIIIICIII/M LIMIS OM IMI0I 1011111 LOU SI PSIIlit 1M1 000000l till IOul101ilIt 0111(IPI - 1 SOIL 171.11. MOe11Il. lot 1t1MS11llM Oat. II SILT. 11 IS1011L. LEGEND conga con/1;40 llletl (24191 PROPOSED 1 7.C D spiel spoon••Sidle,,0 Tr10a l quid'Not.1d(Fif,IT) MT BAKER RIDGE TUNNEL 2 )•C 0 ln.n•roll I.De saeyb Ou .Unconlmed C01npp9•01en te•/.101 P 10m91•ouoiN S SIOIe 491 treble S) S•r•.ol•not rece.erN n Creed feel Isla 21) LOG OF BORING C-I06 V_ Well, 4.•1 47 Greln Aire ee•1te)0 IFIg.IS) Al Ior tug 11nwf0' Plg Per ung OCTOBER, 1971 W 1984-01 llgw.g Mwb SbcM Sl .11I,lee SI$ANNON & WILSON. N•1.1e1 MM1 9.O01wg u flail Ili rl.etlen e111 m.o. I"Molt• • .0wt1•t10r•ew•.w Poettic 11e111 r 1=1.. n1n.Her_. FIG. B-I2 s, 7 FIELD DATA 1 LABORATDHV DATA 7._" SOIL DESCRIPTION ATcic F STANDARD PENS THAI iON TESitI W --i,.... U4o to..anl,So'ar l of"I" %wAiER CONTENT 1 Qat', Blows o„1nO1 folio W Su,fCu Elevation. 17 o 1t,1 a s u;—_— Ly--- 70 es _ 10 Y," 1611 1. Lan (,., h,.a-,a„i, l1.,.; 4 0 -- -- -- fill . I..II.,.n I.nn I till, 11., I.n.,lI e 7 ID 7I h?r p C 1• _CI I f 1 II; y2- J .n Li_- . 7o I III 71 Z r4_!lt•II f,, m ,mist (1. •101n, c1.l.r. „11,. l,nn V 1 SAM1 • (,..,1 1 1.11 I.f/,S 16000.,lnf 73 T I ..1 r 1.l {.nu. (Ill . .i,(nll, 6,111. I,,.U to •wits• SAN!,nullity Ill 11IL-L.- 41 II tttttA of lilting (II 1AIM C,gl,t,I 4/1/11 i i CA NI RAI_wD' III STRATIFICATION LINTS OM !NISI 1O11111 LOSS II AISINI INT IPPIOIIIATI IDUNDIIII! 11101111 SOIL 11 CS. NO1(111. TNT TRANSITION Nit. IN FACT. LEGEND Canal COnsol,dOI.onlost If,g 15) PROPOSED I 2.O.D.SCIil{faun Nmfl{,0 TnasoI Iuito test,1f Ifq.IT) II 3.0.01Ne-well tu I SImp1I Ou Unconfined Compression lesl,t•f MT BAKER RIDGE TUNNEL P Sam*1vH1N S Sloss loll (Taal D) Sample Ale lotoee,ed C Clasp lost (FIB.V) LOG OF BORING C- 107 WO*, level 4S Groin Poo•nolyl'I (f It.IS) Anae.,g Moils: Pt. POI ling OCTOBE R, 1971 W 1984-01 • Liquid suns.SIKI Slit Men,de,SHANNON & WILSON I P1e,11t limit 11 u Obtre voitOn .e11 sow.M[CNANIC{•IM,NDA 110N[MO,N t rr, •.I•••, II,. o. rnrmol,c r,I/emel« FIG. B-I3 il[L) DATA L•90RA11)tdv DATA SOIL DESCRIPTION 7 1 7i'.,1AND•RL)I'I:NCI RAT KIN 1(51 Jk+e W•blowsti.3Cfdlad V.RATER WNTENT slots Et.volion. MI 1 tat ni Y1*'11 II yr t41 es..o to omit•. (Iowa to (let. Idly 1000 d I I — 0 3: lilt teal lel.d 1.a..1 lid III Wit •e1111 el 7 I ITestlble loll)II t. 4 dI 1 11 1 I p7+... t. I,• I is sI• t.11 lisle to sodium genie. Val Oak $1.... 71 Siit7 to clayey 1110 alit icettsled tilt I 7/ c 1•4,1I mai ellselt sell lel. IillI71 • 11,11_ drool, these Slit 11111 1ie111 s41 III chat, al glop f1111 coal Sod1Un1 untie',n 1 il t 171 11 171 1/ , 1.1l tt.11 a hetd. glopWI! CUT •.Line. IS r—•—•.. •• tlattmild A Ali i lento SAO. 14 7M It Ill slid. II 1 11 d/ i II CM 10 f M I I II et n I t Stw OM — 66 J11 1 7/ ts se 111.•se Is ale, an. it., Lint Ind date /1.1. lam.S7n 1"f-Ca I 111 Cltl an. ,lamp Lill ills t11c1..e kdts 11 l•__.—__.___ _ ___._ I•—. .. _ 11w a .. a 1•.at. 11 tl N p 4.11•. •1 O••.m1 Ili 1•.01 C•melelad wit. la.l biotin' delllg Op Ike •a1.im11 i Ill Y _--, that, O.NIIme.1 Al MI . Cs•aelod 1/711!71 1 11) Rol NOTE III S1(IIIIIC111•11 LINTS •N 1NIS1 1{NIMC LOCI elP11ISIN1 1Nl I N•11.11I 1.$N01NUS •111II SOLI 110(1. IlOillti. IX( 104111110M OAT. IN All. II LEGEND Como' C..su t.l.onis.t IFS IS) PROPOSED I 2.0D..1•I spew..ww.l•r 0 Tti•m•el••utINt.1iItF•11.IT) MT BAKER RIDGE TUNNEL I 3"OD tbm•mre111•M hserm. On Unto-timed Contp N.asiem •4tN P Se..N.•named S Silts 14s1 IT•{•. sl SomtmlI mot recovered C s..a.1.N (F»!1) LOG OF BORING C-108 1 . water level Gs Wei.so.•motets 1ri•IS) Ally.a•r.tlehile• Ng Pottle.. OCTOBER, 1971 W 1984-01 l . _--lmtto: mce S1,41 Slict.mel••• SHANNON & WILSON\;dlw 14.1u1N(Tali t•MeM iQ •calms MI 6oaN gas•r wll•m ..N GUN OKCau•w.ca•ttl•Iwo.••••.I..0•11 amn t..1 r.o.... ...• . Io•.0` .....• O'. ....slot.Nlermer, . ttr.•_ FIG. B-I4 cuD u^m ao~^*' o A U om ocsmpnow E nUr CONTENT sm""" o"^"" "^ ^ ^° 70 do go 0 '^ ^" ^~ aw T , --- _ -z_ m , l ' ='*---------'^- ---' CIA,,, ^^^ z`; w ` / ,r 16 w GENERmW071 INS STRATIFICATION LINES *. ,";`v ^OR..vLOSS mvnu* ,m ^,,^^n"m, "wwAII"^ wnu,. L ,,,p. 111mwx. ,w ,SANSmSM "*. is w,. 19 ^www. 1 " c w . ,o.~*w/`.,&,,,,..* v,^ . vu*t PmPP E MT BAKER RIDGE TUNNEL LEs[mQ z 2*0.0.lippim 10400 6sompler LOG OF BORING C- \ \[j wxmw wmw ° CTDB[R, |$T| vY |984'{x SwAmwOm & w/LsOw ' OIL mac°^ftKo°"ou""ATIC)'""NGINZE 8 " FIG. B-15 STANRARD /ENETRATION RESISTANCE SOIL DESCRIPTION 13 IIo 10. weight. 30'0rer)W s o.- x Alt.e per loot m i S. 4 so W 40 60 Surface Elevation: 123.3 0 o r.0 0 j Eroin silty fine SAND with fine gravel, loose 2.5 1 Imoist i Gras , stiff clayey SILT and silty CLAY, moist. t 1 . . . • : : : . : . 1 10 — < . . 11.5 f 1 Gra"ell SAND - brown with all sizes of sand 4 i# " and fine gravel, loose to dense, wet. 5 y 1 20 _.._._...._.........._._......." am... 21.5 7 Satt iy SILT with occasional gravel - compact,w moth. 8 GJT 26.5 Gray sandy CLAY, very stiff to hard, moist 10 g 30 0. Silty CLAY below 31.5' , very stiff to hard, 12 y-' dry to moist. 13141 1'1.._ 15— afi 16." GJT a 47 17 I Crity SILT with lenses of filty fine SA(D and SO la ,ers of silty CLAY, hard to very hard, dry c . to moist. 19 20 1 22 99-..-4 60 23I 4/ 24 I, 73.5 26 I Bottom of boring at 73'6" 1 Hc1e caved at -10.5 upon auger removal, remained same 24 hours after, no water above. 80 1 LEGEND I2"0.D. split spoon Sample 1 thin well sample GJT Goodman Jack Test Sample not recovered PROPOSED NOTES: MT. BAKER RIDGE TUNNEL k 1) Logs developed from Washington State Department LOG OF BORING D - 70 i. of Highways Log dated 1971. f JUNE, 1981 W 3573-04 1) The stratification lines represent the approximate SHANNON itMILSON, INC boundaries between ..:I I types and the transition sae,k,,.,rk CONS.u..s may be gradual. FIG. B is STANDARD PENETRATION SESISTANCI i., SOIL DESCRIPTION W c140 Io. weight, 10•dre i a< 4 slo.s oft loot surface Elevation: 133.1 G. N " o Q 20 49 40 IGravellySAND - brown, silty with small 0 1 0 ff amount of rubble near surface, loose to dense, dry to moist 2I Sandy SILT - brown with fine sand partings,. 10 10 dense to very dense, dry to moist 13 3 I 8I-j SILT - gray hard to very hard, dry 4I 112-•t• A. v 20 1 5 I ° 66 —. Small amount of gray Clay 6I c4 AC- 28.5 Q 30 bottom of boring at 28'6" hole caved at -22.5 upon auger removal - dry. hi.0 • 1 LEGEND 12'0.0. split spoon sample 13'0.0, thin sal sample Semple not recovered PROPOSED MT. BAKER RIDGE TUNNEL Noyes: LOG OF BORING D - 791) Logs developed from Washington State Department 1 of Highways Log dated 1971 . JUNE, 1981 W 3573.04 2) The stratification lines represent the approximate SHANNON&WILSON, INC • boundaries between soil types and the transition aNOTICHINCAl CONSUONIIS J may be gradual. FIG. B • 17 H STANDARD PENETRATION RESISTANCE SOIL DESCRIPTION W I40 lb. weight. 30.drop) o ='- = Allows per foot Surfacr Elevation: 137.0 ginm I) 2 40 Q an.y SILT - brown and ray, trace of fine 0 1 1 Or gravel and peat, compact to slightly compact, 2I 4 I Brown, silty fine SAND with gravel and N cobblrs, compact to dense, dry to moist.3 10 .. ....:._..:.: :_... ::._...:...:_.._1.. ................_.. 41 1 61 18 Grave'.lySAND brown, silty, compact, wet to 51 20 .. ._._ ..... 4+i moist (-4" layer of wet trown clay at 18.5') I , ; own silty SAND with occasional gravel, 25 6 I derse, moist to wet, wet at 23.5' Botton of boring at 25'0" 30 _. .........._.___... __..._:.__.... .__...._........ 1 hour after auger removal hole caved at 17.5' dry remained same 20 hours after. i LEGEND I2'0.0. split spoon sample 1[3`0.0. thin wall sample Sample not recovered PROPOSED MT. BAKER RIDGE TUNNEL NOTE;: LOG OF BORING D - 80 1) .og developed from Washington State Department f Highways Log dated 1971. JUNE, 1981 W 3573-04 2) he stratification line& represent the approximate SHANNON &WtLSON, INC ooundaries between soil types and the transition wA+ """Ts nay be gradual. FIG. B - 18 s . sc MCI "':' •FIELD DATA LABORATORY DATA SOIL DESCRIPTION Lie '^ f. STANDARD PENFTRAOON TEST us,rc. I3 WATER CONTENT 11A lb.•,yet Yl .1.go TESTS gq F 1.11 Blor{on'I...,, 9 1 D IsliiWSwfoceElwahon:101 1 101 t y 0 20 1; 601 L11tt Id •iI,a• dint,, 111h1 0'0.n. 1,a.111, I I 0 Ill 1: lilt!, line SIND. Sa••Ist 4 and ! a•diUad iI I I1,' 6`- ialutllld. fist• 01 4040 laded in WWI J 7 v 1 I I 1101I111y It1L'l 10 1 III I v 1 nut, test. SILT a cis!., Sill Coolainl pa• cc.l,.n.l l,ghl •,a,- fill I tans 0111,nIt l L t 11 Its Mtn jl.)1 S u. I'at {1111. cur cane{ and ac atitnal r sae zo a--'- T• 1 lli{I,nt.d.O Clay tdn.f S.•010 IC ntd .41 1 T 101 Idol lilt tenet •r.,eni III I I I r 1 i { —114 y 1 1JI 1 t1 V 11I ir IIQ100D-- 1 Ira ltl —.. .. n..n 11 .1 ,,. IllA lad,„ III 50 o T — i IyuI,, III 10 00,4 11,01 t,il, Ct1, . III occ.n,.,,al wt., Sill 11n01 6.nllllip I;ti.I • „•nroo I tl,eldnlhnet Cahill 70xf. 1 • C —, Occall0nal thin IJ!.IS •I Sand and 110..1 j} 11 00 and IanO/ end E,teel It 1On41.Cobbles iigf, SN 4 or boulder•encounter•d In sample 20. 23I 10—____.,\ _—_ 1 r• 21 I d 211 0d 10 I 04 111 I j th I! 1 1011 I y' I• i 11 1 iII II it I 211 4 10 10 I no.. light I'd dais gist sill, CIA, Ind n I CIA, Cdntllnt Il,cl.nl,dld '.vital.% 1G thieulndut, OCCl/i1na1 land And Sill •Irt,n/1 DIy 101.!•cl 1.0 •cc Alilnh1 110.01 •a.t,cl•{. 110 1. 0u.eI 1 SI fir 1 1,1 77 I 110 16I III 1 II 1 1!I Z. Ns'•. 111y. slightly C utey. SILT. i10 A i•n11111t thinit •,lignl Illy. silt S/][ 101 I Cl I lilt partings n•It ty ndr,lln Ill. nomaf.dt 3R 2 I. 1' tines el 1110. II ictlns,ded 1 silty tilt. OCCIlilna1 Ind viral ISO 311 oilI e•1.a•n 0/4111 III to 111 last SII i- I y` AO 110. F I 111 0 if 4, Nu •ui1,C n,, 10I e III 11 1_0 X 11 I 1!I • 1I 11 10- het, OIntS. gilt. lies 11010 Ind 1.14. I'd!. 112 SILT in It utn.ta 1 (t• I'1 41 Sind 110 dl•1I/ laid and fins 1tu•1 In tiltP. 11/' It)Nan Oustlt 11 1 IISto Tall 01111. (fig. {Scan 10 lolly. line 01•I nod,.. 1110 • •CCailaeal CIII,. lint and 412 III fuel IOAINL f0NI1N0[0.Nf 11 rlii LEGEND coNsoL. Consolidation test PROPOSED f I I.0 D.spI S spoon wm•1• Q T,ie/la ou1CN NO 3QQ o.0.thin-well l.uelomol0 unconlln.etana„ao1 hh1 11.11 MT. BAKER RIDGE TUNNEL U Sample ot recovered A sdnW1•Anon c ;;,II LOG 0 F BORING E—Iamnianot,•w.MN 04 3, Water N•N GS Oreln else.ndyua Ales,bang liml•: Pig Potting I pal-O eE 1-ioe'd1u•1 slits sllcaen•d/•JUNE 1973 84 I/elu,al..l e,consent /// 11•dd(rp 1•Nw1.mi1 g O•I•,wtlon.01 SHANNON 9 WILSON, INC FtwNlnitkartomll•, SOIL MECHANICS O FOUNDATION ENGINEERS yr Wel unit rNOMpc IJ FIG. B - 19 g FIELD DATA LABORATORY DATA 301E DESCRIPTION z Wl—A Fo p' STANDARD PENETRATION TEST OTHER3commieroom 11111m1 IA•[ id f 040lb.on WATER CONTENTf,30-On* TESTI3 .,- A ale..o..loot 5ufoc• EI•votlon 7u 1 1..1 1 j CTTrl jj /J It ) 2.11 11 U 1(rp dish.. Ilan. tits. is /flip. IIn. 11= 11/11=+.A • Is •Idiom SAM1 a/otosti.nit coarse .ond Q and /Ina glalll. S dills Iola. 171 teat 1I1/1'—ay& ap/sal/l sail/II/tad. Sand Molted in ..oat III lass dI1111na Ilan 171 Is 111.5 loot 1.11 nick nap 1nIo, that sane silt •I etlll n, SIE 1-r.A In / Ilt. six 1/—+tA 111 132 I.117=te11, I. 7 1 111.1 S.Z II5/1 ..J IRIS Of Siting 7.1 C.sll.tod 4/4/7) M011S: 1 Illtnl m11. by 1shhlnolef Stlt. Mllhslp oflall.1nl wool a hello. hie• saga( II111 1 r11. 7 tab/rotelp Isla It/l11ad If 119 Ielhinllee tilt. M11h•lp 011hrtment. I III •tll'111faltln lines en tnelo I.Ilnl Isla 11.Ihsln1 the a//(..(mill Ills nlll.esn 1011 1,111,Ina Ilanlllll• sly. In lilt. I/ •Vona(. a Loons I.I 11..a1.1 by Shannon 111l.... Inc. 1 1 1 f LEGEND CONSUL Co".alrlllonlost I 2' 1D soli/spoonwmpl• 0 Trlauolµlc.last PROPOSED D )-110 thin-.all NO*.ompl• 0u Unconhn.d Compn.scntasi 11.11 P So.'plap..hod s Slobs eve MT BAKER RIDGE TUNNEL Sel,pl.not n. o.N C Creep POP tt Pos•,level LOG OF BORING E—I (COCA) A.I lr G..111".t• Plg Pa limo t,ouMhmll I". sllcn•n.'r• JUNE 1973 W I984-02 Notwol.•I.r Comer.. /// tS.00.n1 Io•balimit i Opllsn•hl^`.,' SHANNON 9 WILSON, INC Pneumolk plaiarw..M SOIL MECHANICS & FOUNDATION EN711/ECRII Cont.) FIG. B - 19 1 ,L a g FIELD DATA I LABORATORY DATA 47- SOIL DESCRIPTION r a say' STANOAI(0 PFNFT0ATION TEJI f EI 1 !f i Z N1G In.dyne,vi a,upl I Otp1f It %WATLR CONTENT A a Wu.•pa tool T Ct T3 W S.MtOC• Elenr011on: L•11.Hirrl t.1 i 11 `1 —t I C.yf r1.) up I•.. 10*Wu.d1.1., •erlt I• W. V_ 1 l ` biome randy Sill • tome 11tt11 la V. 2 I '-- 3 I Cen+e le yeIp dense. ••n1 vie Sill 4/I 5 110 1 --- y - - 11 clop Ice.Ccn.onli U11•alldet' C 1I P d'I.9•.1 7 r ow 1P,H N I 9 I2Q 10 1I P 11 1 12 I r1?— 13 IS, 727.1r4I 14 n P 1G-041 1 e (~ ' 1:'.`H - - - - ... ... _ _. - --------•3a0 15 1 Iw.10113 rete 11,11 I•(old, moist. Ilse CLAY a/pulpy 11111$ el stile clef loll silt. SU11t 16 '1 Slim 17 1 40 0,— Watt 18 P P quo L ai -- 11111 . 19 • 0w.1074 20I 1 50 21 I I( 222 I II . 60 23 1 P QU•t 77 r - CL-I 24 1 1fw.106E 11101 25 I 770 t11 u t 26 i 2/ I 60 7yI•9 36 1 38 lip w•104•/ I.L' 1 w.tb7 b98 SIliiti"d70 30 I 2+4 00 yelp dent.wit.1111,e Tree SILL 37 I 76-.-lla Sand Pty.32 I 104--+10. 100 4 ! P 90 • t 02 r fw.1305 498-- — --- -- -- 1070 35 1 155—••• loft 11.11, N111. Vq SILI ad 11111 SIPS 116 layoen. 36 I 168-+.L 40H-•-- -- — 1160 atop date. soul lip MO•et, clay SI le su07 r-' 37 I 1't.19_.-• SILT. 126 34 d--- — — — - 1220 » 38 Z 116-e.41 Pail 1a11. guy. ail[ S110 let NI/1 04110•l 127.0 loot O- A I it PI at 1 23 3- .. --------- .. _133 5 = 401 124-1.41) Sallee of twos(11I.S1) MIIeled 1/I1/T) Pont. 1 1111np 0.1,ep /.111111111n (lets Mtlk.., 41pt1 l..nl allot laulp aIIII Ill. 7 (Ikailt.Ip delt e1.1t•ed be Ike Isahollnn $1.1• 4: Mlln.op 01p111e061. IN tII.IItic111ok Ilnet on Mote Genes loot Iep(Hrnl the 1pp1e111111 esuoda,les 000000t toll Woes. . the Uaticue III. le loll, Se I . 4 toting log pnotod ea•11k1n11e1 Slate MtlMol toeai lNnl. ter i LEGEND CONSOL Consolidation Wet 1 :'OO.pill 1pe0nsamp11 0 TIIIIialQMlck teal PROPOSED U 3-0.0 thin-wentplwsample Oa Unconfined Comoceeeiwptest (aef1 MT. BAKER RIDGE TUNNEL P Sample pushed S Sickle lug• Semple naeloererad C Cm')Me' LOG OF BORING E-232- Wee level GS Gran ton analysis I'.' Apgrhlrryl•rele: PIS Parting 6.4-•UC.d Nltil Ilia SIKMenalde. JUNE 1973 W I984-02 NHK llm•1 11 MOa wel lll i Pmarnoltc prtometw CANNON IS WILSON, INC. flL wSil Standard r Ring Sanole 1w Wet unit weight (pcf) SOIL MECHANICS FOUNDATION ENGINEERS 19 FIG. B - 20 fiao DAD. LABORATORY DATA SOIL DESCRIPTION tc r STANDARD PENETRATION TEST OrNEII S.WATER CONTENT= WO IG w"pht,30'M.pl TESltMo..Nr fool R1 1 IrSWISS, EM1o11A1e 184p4 teP1 Q 1150 no.e sail,rnI NIPS ISIIII SILT _ .-- —__15 2 f 3 I M•.. feast Is. • 1..N.relit to Ml 4 I buss Wry 3t111, U1 ' l tit subs•1 pane nrrt. 4 S I1C lbla taw sate MI•H 11 IMI.) 6 I blly silt 7 I 1680N — -- — 16D 1 30•2D3 life; stint IS bal•.Mill, alt•rs•111I 1233! Inns•t pa clam SILL SILL awl CLAY 210 11 Ii51occasionaltunesIIIImoviral11• I..e psi.12 I 13 IP W.11:37 1 • CM I laws/slag 14 Ifw.D4A 16 I lio 17 IP 1 X3.266 1- H_6 ant: bw1M7 I. Smog W.b 1•I11g1N IUl1 11Mt.n T law 18 Lq N•1.IM.1 womb Wm,u111 r11 I. 131.1 swag sill 19 I ntl. 1MM..Mr •1 isle•ill••bl.•u Mot MIbM. 50 i 7. l.w. MU/nfl•1•M IN•s11.11N 71 I 11? 1' 1 Sues•IrsM Nper••Ml. 22 I I 7. M .tn111 IIMt r boss Mites IP t1.f17 1-- H lap Ian N.t OS N1ns1NU Mood F.. 23 I w-117(i.3 w...f. .8.1 types: I.MN1, the lr•llstlim I M/. ..lid. SsMsrrl. SILL 24 70 11 ids 25 I i 4. Me aq log p1Nn•11 f•11.91r ION t 1y1wn sp•ltswO. 3110s 28 1 1 27 Pp i w.-OH2 1 1 Silts 26 I F 90 E 29 I 1 A3oI 1 100 wp1e go lamsItw 31 IP 0:tulsed mallow sir 32 I 75 Suds led a.• sin s111 1•tl.pey Ill;sill 13 I a....r1. Is.sold IMo. Isom/U/.Ir 14 1 ell"' I.111.1•1?l3 shall 35 X 135/13" + 36 I D4 fr— 4 130 J • Ante.-_•37 I 4704 1370 3H I 1014'--a WI, . •.1 Is M1. Psis •claw MI. 140 39 I 92—__ 40 T le rt at ISYQ 15,4 1 1 7l3 •.•A I V.". ..- A ltO tit 103.0 —3 I 2-....4A wt..sI b....I c.ni•ta•iinsn3 I ICI r LEGEND cowsol_ C.r...4141...l1.1 PROPOSED I 2- iS••5wuN 0 T...•tliats• btM MT. BAKER RIDGE TUNNELII !O D u.w-..0 Lr sample O. Ur.e.wliwM C..1pers•1.••11 In11 l.pinball Slobs losew.pwMlr..>w..4 LOG OF PORING E-3 v_ IOW*.Wool Gs Gomm sue t..wyr i 111..«t.. as •tio1.q W i984-02 mow. .— 1 q..,•..l« t slab sm........,sm........, JUNF 1973 t. 1.r s...rr. Air your ps..I.•I1..N S DISSIr5.515. m SHANNON SwILSON, INC pw.o....i.gi.r.Aw SOIL MECHANICS•FOUNDATION ENGINE ENS L ws:M St.ardwO T Pry Sartnplr Sw Wee unit welatt (Mtn FIG. B - 21 z FIELD DATA LABORATORY DATA SOIL DESCRIPTION z QQa 2 i' STANOARO PENETRAt10N TEST S ' Y U•0 Ih.• n1,3c7'aropl OTnER %WATER CONTENT sa I a.• BO_S S loot TESTS u Swfot• Elevation:111.0 re•1 tt 7711 X'i IQ /0 Iq o 1 11 /lt rely 1111 Olt.n, I t •'•1{sorts 0 1,6 1.ne r.•ls .nd 00n10, 01e0n, Lilly line 1 A.`_+ Ill 0 \$•$ M0 •'Ir.r.t 1 le 1111.1 -•1 =Z2Z 1 M1 lily still to Sill. e1.•n Ilredrni 11 Iran AA/ 1t 0„ 1 1 11,1111a tl.p.l Slit It tic tl C10, / SI 10 1 ') 11r -- • 1.nt1! I.mu nttsl 10 Isspu 71. N.•01e.4 II 112 1p11 Clay sllc Ientrle its,.. end line till 4411•nit 1n.e.Ih6e1, 116,01 01 Iles., II 01 10 loll 0,, i- 171 I 11 it 0l It11 Weil still to hard. 1111. titles SILT 1 i,1t1 III Y• • Clad (lenu th a thinly Io Inlctly Iaernitll 171 1103 10c1 and tontllnt thin rill peelings end 'hie sand l7I 70 n.011. Gin.1 till I1ill ill.d and 111ttl etl did I/11/ 11 1 III t• 01t+11011A1 :.Sly and lifts 06 .11, ion* 17I I• , III 1@1 Iptl t• thus 01. IIII j 0 61 Its 1 • II J Y. • Ili lot Ipcl 701 50 7Ir I 77I 1 1---- - 1 0 1-- 72 i 1 11 111 lLI r 241 y 10/ Ips1 Se. 11I Net• S 1a' i, —H 2/1 271 11 1 to 7r 1a 11010. 1111. slip! $111 1• ottt elth ls.ttt.t 111 sill peltinit Ind thin 1en11t et lint mid 78I 1e.1'- 10I St'11-1A 10 1 •1 77Vr 1 52,1_•-i& p7I 17 I poop 115.10•+,A 111 at= ALA.I ._ 181 lei,dens, el hall. 110y. tlndl. 411/e1 3SI 11 +.A 11 1 Ott •.'same line le tens) /level (fill 11111 111 1 I`i Vire . trip. Chin I. silly 1661 SANS. 1I 11-•ye oanplet 71 and II edpur 'slated 371 110.'11'.. 11s ISO —_--"-01'T`— I-. AA — tr L_1 111 0 ]•I It1•11' . Setlu 61 Oiling 171 Cegletil 3/11,71 110110: 1 Meisel pale bp i.shtn@10e Slits Millie', Seplttmeet .lug r.tttp dull III. 1. Sspp1. 1 emitted In eveit11 1. t.10re1ery 0010 plerl•el 1/ Ill legilelte Slate mllhet/ 011att60.1. I. The st a tlllc•tlen li te. is these betide loge 1•pttttt! Ile IPttttt.ull Nuvhdt1 ul ett•eee tell l yet t.the Ititllt Ne P: nap. In tett• be 1 I. 1. 01sett1lien •all teadrnli tektite ester Iestl 11 still lteyptng (5/0.11). 1. @oriel log pups.ed by olive,. 11111011, tit. LEGEND CONSOL C•nselidebon lest I 2.00 001.1 Mvem«11ose 0 Trio rol•Yich sot PROPOSED Y II J•00 roU-sellIYN«IpN OY UneonernidCemp«aienlid lid) P Selpplewahe• S SI•«+•el MT. BAKER RIDGE TUNNEL Semple nal resented C Creep WI s water level OS Guineas endears AtierWsg WNW Psi Pariah/ LOG OF BORING E-4 i•YY limit Slick StllcaMleiM.DUNE 1973 W 1984-02 M bedding12NMlwolwqrcontentg Plastic limit S Observation well hPneumaticPneumatic +mepletoler SHA N N ON 8 WILSON, INC. RS I,. Wet unit weight tpct) _ SOIL MECHANICS 8 FOUNDATION ENGINEERS I FIG. B - 22 B - 21 FIELD DATA LAOORAIORY DATA SOIL DESCRIPTION W I F_ 4NOAR0 PENETRATION TEST pr,l[ft %WATER CONTENT F B40 I•wen"3Graerl TESTS w SurNocs EtMotloo t 173.53 feet . i t-. A Blows pit lit G 2n t L 41111 1e flip 11111, nail. •Iteteet leg 2 P Frith el elan clepa, TIL1. )Ill end CUT. e 3 1 4 I Q .I 11t Ina el tW 6 E P IJU-1 44 I s—I • w yowl 7 I rw.10401 Z 9 I•• 10 I P 4U.0 62 M 1 149 5------• 240 11 I1.1. 11 w4001 Vet, full, let,n gray. clayey SILT le 12 I UMst11 feet. 1-113 I • H 330 U 14 IP U•099 y CH ___ 140 5 - — '—w.1041 eatdM eI wring ceNleta 4/10/11. 4e Mill: 1 1. linos eali Sy IsteleltM lisle M1rl•s, 1 twee* using retsrp drill Ns. 1 1. MNutee,lila rnlleer It the uteleltM late Magee,Iepreret. 1 1. ilia stU1111cstlea IIe•s M Nets less i splint* lee ippree teals Mendel lee between tell lyres. , the Iu at111M wee. In tut. be a ONn.uUe.rill town au be let loomed by tutus situ. 1 !. lei,ni leg pl eplee ee 1•splipten(Intl 'lilts? Oapt tout. LEGEND coNsot- Cen.elldetlonheel PROPOSED I 2.0 0 split Ipoonsomplo 0 Tt. Unc nil quite tut MT. BAKER RIDGE TUNNELnr0Uteen-.ell NM MmpM Ou Ur.t oral'Mg Compreeetsn Met (1st) P Semple no' C Creep tut LOG OF BORING E-5SemplenotrecoveredCCreepMel Wei level GS Gran Nee oltdys* tut UmItelt•1 Pig Pawling DUNE 1973 W 1964-02 Mitrle,viod511ce5addlSitchn. siNe Nel..el.tiler s.rlre /// f)es•Ity Plastic limit O o.•tion wll SHANNON Ol WILSON, INC Mumetk pMeewtetw SOIL MECHANICS• FOUNDATION IMOINIIRS SW W'Jsss '.Wrl•r+t 7'0.11n0 Se..eu. Dw w.l .Intl wNunt (PO) FIG. B - 23 1 FIELD DATA LABORATORY DATA SOIL DESCRIPTION z Q, c3 STANDARD PENETRATION TEST 5 5F ••z 040 10 twpnl,70'0so•t OTHCA %WATER CONTENT 8 [.;g< 810.e•.,•., cilo ESTS W Svt00• Elevation: ro7.4feet 7) 4) IDI 4 1;tl 2I11: hod,* dense. silly S110 0 eddd i I-1' M ies. 1•nt•. l•.n, silt. SAND e/ II ei•micl II 1.1.5' Still, till SIII f cl.11t 1111 Ili r NOR /ts111. Seel chunks 1! II. 141 a 1.!-IT Oedrx" nense ere.n fills lies Ie17 ti n•d iu• SAND A.soot glassi II III 1 Still 1/ •.rl 11111 1ig11 biol.. slightly //''__'' If' 7= 0u• 1a11/ SIII. Ihinll le•one1e/ al nits / 0 !f 1[I LM ogles I..i11 nrlinis 1d r. Very 11111 Is nei/ girl •Ilrinelini I°I III 11[1 a ts.•f till f 1i111 Clil i•n•1•I11 I lr.clut.n and 11tll.eslied Inlloiteel / 17I Inin sits Nilixll Ini eugn•ul A rock of 1lnr 110[.t 17•1'_ r SOCSI •- - --.1 unknown else was encountered at 11 I!j depth of 29 feet. III Ill 0u• I1 1/ II 0 /c 111 LY '-I 11 r 401 j/ r. -1; V , 00 T II ICI Sae ell. 1 } 11 4 o 1 • tt lI 2r r u + 1 711 1 NItoe •I lofted C86II814/1/17/11 l01[S: f0 I Soling •eft be 14Snrngi•n Stole Si OeyesI.nnt using a 1•II•• sled •tt•r 0111 sod. 1. 11I11/llrt Ie ts Oilfield 1l flu Weilltttee Still Illinois O.Olrtllnl. 3. Iles •II.Itliceli•u lines •n Inese be/leg let• r/1r•I.nl II. eon•l tests Nulflr i.. 4.tuil• 1.11 I, the IIIdlIlion r esp. in fall. 11 I • 4. Wog level Is II Ile !allied •1 II F 1/1/I1 feeding. I Seeing III Oraluad Op Shannon 10IIee1. Inc. 1 1 J Y.i 1. LEGEND cousoL CMN.Ii••I1an hit I t'o.0•01il spoon••51ele 0 Tfi•.i•txticn tut PROPOSED a s•oo 111••.•lllobe eel. of Unconfined e«er....l.ft Nil "'1 MT BAKER RIDGE TUNNELPMineolaproem' S Slone toes Sample Rol,•dewed C CnN 15S1 wow loved S Gran sirs warms LOG OF BORING E-6 Attie dry Ismail P11 Polling Li•tla u•lia SUe1 Slieldn/ens JUNE 1973 W 1984-02 1`--NHtrol[role.content /I/ y61.14 PbHtetlelit p oaaa•a+•nwu SHANNON a WILSON. INC. r.ttrl•akol.ia••w le. wa delft wpM IPc/1 SOIL MECHANICS S FOUNDATION ENGINEERS FIG. 8 - 24 t' MILD'DMA LAI/ORATDR V DATA 304L DESCRIPTIONs 5 p e' 9TANO.RO PENETRATION TEST OTHCR %WATER CONTENT w Swipes ENwtlpk 1349 feet psotn gororspatt} t hp TESTS 20 40liQ4 Iett• it ITT t•TITTT Sow item rtTIW 1 1 130 4 _ t 2Ik441a11yt11Il."I "smolt"toil/14.6 2 I r.otlll 3 I Melee/m/t t. arI Mom. rut cries 4 Itilt, UMau minim grovel. AVOW 'AO it 5 I rt.e s 6 I r' akw a 7 II E. 1 68 1151' ft— 1195 9 la' 61-+ Pill, Itl. is Islip Ito, pet till 10 I 102/10'-' crimes.lu llgell pin/an). dr WO it IP 00.352 IP tilt 12 I 108 j Swm42 tow tar 13 — 85 102.9 3I29 14 I Sus, ewp, Vp CIO cite Iqus el slave, SIWMu mil 151 Olt.Nit trip. 16_I moot. 675 Slimes 17 jj>"' tw.l1 i? 1.__-a Stites 18 777 11,0.0.1t l<iStites I itl1M 809 ' --- — 490 , L i IIUI. UN to lslllj III II Mt11 stay ZQ• t11i ells eetslIMll I Stttl el elm, W clam Till .M tost1NN nos moll pllletl'- 21 I r. In1.1.r Now N 22 ' e OUw.106G L. 6 r.r pp. 2Hop3 Y pprM 24 I r• 2 16\ i1.91-.- bid pl.. 60 9 '-- ------- -. __. NMI 74.0 26 I r moll mamammasoil, trey SILT sad SILT cite mamma M l 11 awl mrit.t IsPr trr 27 pt}124 ty Woo Woks 28 7 7-" „nz r&per.nil sand 29 I 92-•-.4 30 fl4 93- 4. Ptp_.the e smil Ism 31 I 115--4.-+ let`s - -- 1980 C 32 111- --4 s- I...e. moist le yet, Ism pap S . tllptly C 33 1 I1tr- einslad r 34 I 87--' prow M11mo.I Will tnlllid 4/I1/11 NMI: 1. lel1 at.re bp 111 I.ttm Meow np.11...' islet p1Mp 1,111 III. I. 1.Mt stet, .ell III•IMd be IM Al1ltyt.. Stet.CO.! Ip.I11..1. I. le• tlt.tllle.tlmo lime M them Mlle, left IMtemel me pogo.Lute se..l.r lea Ht.«. 1.1I time; e..er•t. tee tree.l Its w. I• 'Mt. M retool. 4. Sell.'tell., lee mewed M Ip11.ttM Hata Ipwq Iemttsaet. LEGEND cans«. c.....I4Su...11.1 I T•00.pitl'nemMOOTS 0 TrMMehl(Meek Met PROPOSED u 3-0 D tees.-wellNM.eW O. UncontiM4C4e.pn..i..feel Ito') MT BAKER RIDGE TUNNEL P Somme probed S 51.4 Mee Water towel"°"" Grim, C Geo." n omat..ie LOG O F BORING E-7 Mar Owl lime, Pt. Nelms Limeid Woe Stook ShCb ..ipee JUNE 1973 W 1984-02 Helm&.,tor an.h/ • /M Md.. PLe.LIaelI oM..wl.n well SHANNON &WILSON, INC 1 1i P..e+...*H ptrerater WIL Y[CNAr1Cle• FOUNDATION [IIYIN[[R• III wY><l 5111r'oarl Z'Rlttq Sorrow rim Wet unto w•ir (pct) FIG. B - 25 1 . FIELD DATA I LABORATORY DATA SOIL DESCRIPTION a s;n . -$TANOAWD PLNEIFIA1ION TESTS Otlrfn1 1.WAILR CONTENT — U40 too-.hyi•l Yi row•• . TEAL Iys. , W A • A Hio-.w. It.., AF ma $1MtoCe Elesotlon: t3•.ry 1.•I•t Y'•u it 'u fd' 1 1 let II, clomp bison SW •1 In ten si Wit 2 1 Serino 50 170 1 if 63 I f Sodium noose to dense. IsIlip dry to wet to 4 I I 11.P. bitten tilt, SAND. In scalI.l.d{rn.1 5 I1 _' -- soon .eeataan.l thin ta.dl sell 1.r.lt. Vol Ae G III 7 I t B I r ern 9 1.2( I par 11) I A III . Gabble 11 I Croy silt 12 I 11(YrG Vidal-. ' 1)0 1 t 13 hl r.us rnr cult. w,.aP, 'tin, cur .rum eriatlnnsl surmt 1,1 III• t)-t/In gntet, Slicks 15 I frN•104C Sant sill 15 I Y 1, S 17 e Suess IS-silt D1L 16 g Pi 117 H -- 19Lw.1052 470 IrM sand Ion c BH6 - 20 co tsoilstiltIshot, doll to Lilly err to nort1, {ray SI Lt oith Lyon .I cloy and Cloy um 21 I Iuclayeysilt. sds andtillotos. Clot./sill 2l I60 Cloven sill ML- _ Ith sill za TIGO 1 S2 tonsils ollO.o LSw.105.1 and sty. 25 1"cloy lowe Is,Wings 26 I111596 76.0 r IS layer 27 7 said. {toil SRI and solids,SILT with nurrsus and I Sar limed 38 I' 7?- r tar leas 30 I e 1 Sou sand.Id 1` y_ 11 TtilllawNI(i oils,1) _ Dense,.ol mt to sotalielnlrng twit of p 32 T 1. er 190 silty SAND and candy till.Waived33 • pave 34 111 Null plops al cal 35 IIT10 At 211 1145 = 36I Dettem If bating coeplebl 1/23/I3 120 NDISS: I. Siting moos by Washington Store Nlgheq Dgelt.sdt using total! 11111 III. 7. Laboratory data presldod by the Washington Stale N1gh.a! Dqu(Sent. S. 1hs sUallicotc.n boss on lbsa Milo, logs rtYr tt.nl the qal ssilots MY....U{ bet.nn toil Haas, na•.te1, the 111ns1 lien mop, rn loot. o1 1 I. 1 Sluing tog pie/lied by Washington Stott Nrghwsy lessItessl. LEGEND• CONSOL Consolidation test PROPOSED I 2•00 IOW ePD01110mp1e 0 TUnconfined p lWurckteat MT. BAKER RIDGE TUNNELII3.001nin•ell tut,'Wimple Ow UUnconfined CorrwoMn test (101 P Sdmplew+ll« C C,ipI«t LOG OF BORING E-8SemplenetI.11arerM Waist towel GS Gown sin onds,rew At(Srber6 Ir0w.a. Ptg Postslsg LrwNn.t Slick Shcbnedo. JUNE 1973 W 1984-02 Ne11.•1 welds,Con Mt 72l Nodding les inIowa i prsr.euon wu SHANNON IS WILSON, INC neumatkv+=wnet« SOIL MECHANICS II FOUNDATION ENGINEERS M III wSHD Stonoora 2" Ring Sample rum Wet Lout weight(pct) 2 FIG. 8- 26 FIELD DATA LABORATORY DATA BOIL DESCRIPTION tis to 3TANOARO PENETRATION TEST urleEtt %WATER CONTENT 41. ij i 040 lb woM,30.4,00 TESTSmowsP. fool la Surface Elevation: 2013 to.t n •1 to IY ISM+It sag C le1 I Imo l.slst. tea, silt, SANE 2•I slightly ctayq with sec.11a.al pavol s.4 I11s el impale inert'. 3 I 4 I ID Nam. laW t•sot to.out. 'rap aid Ue.n, O I 75_._gips r till Ills silt, Self.ill scattered curs. occafe. 1 load mid Ilia to tuns ravel III occasional S•,,it . 7 I 76-- matelot. e B I20 lt '• y I I 173 -'! 10 a 72/5 —=-+ Piths, g It 1 ti!, ..d voter Uhl$ ^ 2S 12 130 4 ha ---411- -- - 2293'- --- - — - - — 32.0 = 13 I 115--_ terry/.au, 'r+y-Iroea. Simile Slli 14 I t39—•"A NW test Shall lilt Illttorod. caus. sold. 13 2 96 -- ot011onal csoal, (Glacial I111i) C•MII 40 Mall, 10 I 1110 •tit• tot oh VG 3, 450 knelt et 17 r 75--.I nut Is .ley stilt. do.. to.ant, alts,lstl.t sd es 1A' glop SI13. UM. rid s::to Clay •Ito•ells 50- sign.l ravel end Metal Si late shod. i SIP J•I.46 r 4r slla, l 19 L r rw•I73.1 clog' 20 I sum ed Slit otos.21 I Slta.d 22L 0I0. 1r 7C3 S1101 eM r 23 y P XI. 2.S4 MH silt alp. 24 l 4w-142.7 Slags 2., 1; ill] Scathing I grovel I,V time 27 I soh MO• Vl scathing 1 1 ples of 2A iPa CHUhl, mite sd 29 l[ highly stele dry 30 I f lilting Slat I slsnal 31 I NO1TS: -trawl d trove II lint 1 Mr tog side by Iasi l.lten Stile Nltn.q ling 32 I qa,heat•cant rosily drill rig. I silt Pty. j• [ 110 CH 1 P 1 1• 7.13 r-t- - ---- 7. Lebo,aloe lot,1,i.11sd by the lilh,e1 tan Islet snao 34 w.11i.3 State N.'nue hp.rwat. 35 I 12 f) 3. In st..lil,cat en Ilan et these tootles Slide 36 I left spinier the aflleel.all boundar,rs W ritten ,o.1 hen. I, the Itanut,,, Sias__ 37 I I e,. In tact. be ',ideal. felt pip.13(t MI-1 39 TP e• halt tu.cd .n nth, sedate Wei 3u4t,1 .tn Slintd 39 1) silt otp. 40I 11: Stocks one14, S. L ot p'oins On be I. 41 I 1h,nll.n Stott WI Pill. Welt__ e o.yt,t.tM tett glee. Slices 111 42 I silt rip,1 43 IP 418 ).31 Slat east- 44 1. I..,07.1 t.el royal 45I I Silt lip.100 4------i---• - r 970 - Sn9. --153.5 46I 1 • Wolin•el Wetont coaplsted 4'7603 ---- 17C I 1 LEGEND COlSOI Consolidation lost PROPOSED 1 7.00 split t.eonsorhple 0 Triable!gulch tail U 3-00 thin-..itI.Ilsimple 0u Unconfined CemPtvoslonlett (psis MT. BAKER RIDGE TUNNEL P Sonpl.palled S 5tahe lose nogn reom,ved C CM•.'"I LOG OF BORING E-9 2. Wolo.Ural OS Oran lit.endyo.. An.,1••a I is P,a Patina W 1984-02 ee.l l,wel Still 311 ..•wo. JUNE 1973 N.tu.el.o1.r•en40 ,, Bad ding nasalnl„.1 Obo ..nenoll SHANNON •WILSON. INC rrrnelwPrs.nl•ln pal MECHANICS • FOUNDATION ENGINEERS 111 W'.l,ae St&Ward 7'Ring Sample •w wet „rut we.ohl (pcf) FIG. B - 27 iIIY a FIELD DATA LABORATORY DATA Al SOIL DESCRIPTION s Orr ' le STANDARD PENETRATION TEST" u 6 i O a u 1140 to re,11n1,30-0,0Dl TtSTS . WATER CONTENT L5 r Surfoc• Elevation: 3 7 I.et X' &; 'b'- A Blo.spw too, u @ 7D 4.1 t,'i CI 2D '1.') Ct, Aymara Surfacing f' 1 I &. Ioo,. to vet, Oro". 1al1.ly no, In arid. tumid. to 11,4, till Ilan u11y SAC1,1n I I roh oe.1pelf tCt Mlar ern parr. r,a sonN HMO. 4 I IC ----- .. - -` •• —'- 1 11 A satlarw h- e I A` clot p tut 7 I taaairr. N I;4 I 4I rru fMpylerll 11 I if, ••& owli IlppayootCclll taleree JIilebille12r3c rear.r ylae 13 I 1%. o.* 7l7L Nara tau ly dry to Oagn gray SIIT withIractl - l6:a I4 I I N'/ .4 of lino srsod, slightly clayey. 4C J 1j Moons el 15 I HT—• tine sad. Thin lays's of 2147-,- '-- --—-.du"---,490 16 ix 5Q- 1.i8 Maid, fairly dry to Wry gray CLAY rain tr Kai 01 sl It and silt partings.Sill rift. 1e I 4" A II P Qui109 20.12 sues . ( Y)1 20 f — ------- --y -DYT'9 — • —• Online of loting Carl sled 4/I1/13 IUTES' I. Soling pule key easlunglon State Hlghaay Department using Rotary drill rag. 2 laboratory data provided by the Washington State HI n.ay Department. 3 Ine strati I'cation Imes on these Donng logo repteseit the appioamate boundaries between soil types, however. the transition slay, In fact. be gretual.. 4. •Irlog log oreo11e0 by 6laregton State geaq gaps'taut. l 37 A i LEGEND coNsoL Consolidation twat I 2 0.0.split spoon sample : 0 Trieaialivice last PROPOSED a 3.0.D.thin-well tube moot* OM U4461AlnedComp4ea140111nl (loll MT BAKER RIDGE TUNNEL Sample pu•1Nd S Slake teat Semple net recovered C eat LOG OF BORING E-IOV. Willer level G4 Wan sus•nMysmYiAtterNiloWads:Pig allrp 0,--.-* L.audllmd - Slice SI,eaenorel JUNE 1973 W 1984-02 Notwol troler cr,Nm / I/ 111dd,l.g 1e11,e H,wu Q OMMntlM roll I Pneumatic pieaaa0er SHANNON IS VIIILSON, INC OllwWetunitwe9MIN') IL MECHANICS II FOUNDATION ENGINEERS 27 `4 FIG. 8 - 28 HELD DATA LABORATORY DATA SOIL DESCRIPTION r: M 4 6TANDARO PENETRATION TES{orMEl111. 8 Slate foot TESTS % WATER CONTENT u Surface Eletlotlen: 157e1eel F 3 IQ 20 1p at 4D on . fatly by Ilgbt brew' to 21 A gnash. lone le tans gravelly Ali bid SIM(11 ly Catania) 3IGantMM out et I') r NMI 1iM S 4 I t483-- — -- - .. 9.5 SI tC Y sic..ins., rltl to n(TiltIrrene kill and lone SANS with 'WWII'sass.toed ad Z 6Il P t/ - 143.f-.LY le COMM gruel Is 2"1.-om{Mlar. - 145 Fi 7I Stoll to very dill. Iiep, cal MAY, saintly wit, a tilt, alit occasional I)yns el rant) silt, O 91 2C statical gravel and granules curl tan. "sin 1 ; CH 1. customs' toll clangs and thus lenses II mils 10 P i QU.348 Ilea u./. 11 I 11 w.X154 12 I 13I3G 14 P I QU•124 C!-i . en Sleeks bw 1(1fi 1f11a1t15I le W 2r 16I 41 Silt 11{t. 17I 4G-'"— • - CH•i1811PiU•446 19I Ew.1.1..3 O Silt 201 10/f t.. . .., 0,4 bG- -a L 11111,,4. Maid, Mail le done. Glancing day allyI Cal andand clayey SILT.intentional bolt et lI 1 tonic ultnll,fall rtg. 6C t4 q p U.104 r - '4 943'6]6 2d Z<w.14 Maid, ba/. 'lay MI bloom Al', oupUy tlgq, lotto Illa sl grata floe tan/ flint 251 1 palings nod Flo INS. SIN rip, 7G Shad 26I 43• Silt rig' 27I BG Dense, eels( le dry, brew' Ilne SANS slightly 23 it p sills Ia fatly clam, Ntasll.usd gasal to 29I 1"Sab-.nguul. goy 391 8(0177-44 9C 311 i 1e/10'-a• • 321 78-+•A • ICC 331 P Witten/was 31 I 40 laws of all' 11G 351 i 42.8-....----- 115 36 z 94 6•--..A Casa, dry to mutt to oil, loght Neon loon 1.14 S1M0•.Ih station./ lone grail Mat QG um IS talus sand, ably clan. 372 P r Iq.r MC 3 81 105-•4 tare. en39I r eO1 14C 1421f 41S ti Salts.of Owing Cs.alsta 1/11/13 MOtls: 1 D..i r..a•.,... by I.th...elei' \1.1.Mn•bay Drat tallI sting Situp s,111 log, 1 1 Is..n l..lots 1s1. ...tidee by Mt 1.th.hgton 1 Slat,MIgn1.f 0eaar loft. J. top stIee,entl is loan Float Oh andst eI lag Cogs reDr ent IM sad vela ,oundar,ei Nts.an tell Inns, , the Ilant,llen may. In I tell. N vernal. LEGENDe get oog leg grated by 1athonglon Slate MtgMy hspaslnit. cowsol. corn all/efienlsM PROPOSED 1 2.00,purl sp.onsonrpIs 0 Trlasiolasle11oot n 3"OO me-sell labos.m*1. O. Ifneonl mod eaapn.o'.nfoot (to) MT. BAKER RIDGE TUNNEL P Sample pr.SW S Slots Net S1.epls nor reentered C Cn.p ens LOG O F BORING I"-I I St_ wet.1.ot uOSGran s.analysis rtrl..b.eg bona. Poe Passing Nao11.,.awc•nIM 51,.h el.aandde• JUNE 1973 W 1984-02 a/ bMrne SHANNONPloor.chr..., O Ob•awuonwas SH 8WILSON. INC. Puonndr(prsrrnoda OIL MECHANICS • FOUNDATION ENGINEERS 1 11 w;:\1i y14raard 2-Ring Sample boo wet unit weir (pct)aMz, FIG. 8 - 29 t gi. FIELD DATA t LABORATORY DATA r SOIL DESCRIPTION jec W STANDARD PENETRATION TESTIT qL ,•._ OYtlE9 %WATER CONTENT V 9 a U40 lb..qni,30 adds TESTS ty W Blow.per loot SVri0ta ElavotiOn: 155 3 feet Qut, p 4r? t;-, Q ?? a u, . dense to dents, moist..light him Silt 1 I and Iles PAID slIe sutterel pant And c11n. 3Itans, slightly lilts (Vicinity II I"te.ef Ins), - 148; J704I4-` Nt11, 411 fig!Ot.n,1udLii11 cum g0 5 j 10 4", au1, 'Iwo light 111.n Changing Is auy al it 6 1 P 1ra.ally Iva. Silly SAW. 0. 7 1 4 8 s 61/8_. .J 9' 2C d./t, - I 10: 72/6" :.. 11 I a. 12 I P 13I 7, -.* GO 1238-_. Slicks — 315 14I h IA Mold, damp to I.itly ay. Illy C11I .il11 0. Sill hCallend line la mite sand and tins gravel. pig 15 I y CH_.- 22 Slicks 16I P tiu.3b0 17 140 l 18 N.1067 I 18: Ciu.440 MN-- e 19I 11 N.120 3 2OI 50 Iery rarely 21`1P rine sand 22I 72--..4 Wu bp" 943 ' -y610 i 1I.4651/01-4 Mac.. LIMY dry, dial Sill, slightly clayey 241 H bw4_. • .1t86 ha tar I 251 68-44 SIII pip. 70 I 8.18- 170 5 Main. damp to la.ilt dip Meal Na.n Sill .. 26 IC P 1+1U 2.14 ncc.t,snal Ilne Lim!, Italieud maiing%of 27I 4Tw-T23 lim. toad. 281 4•1•1 e.* HO lisle taw 291 ho I wu. h9 t 860 30I 94kr 4,4 Gems, !suit dly, light bison lin, SAst, 96 slightly Silty./dccltunll this lilt Selma. lSw=IODB 3132 100--+•f I"Iaysi tad. to tutu 13 I 1 l .41 tar,r Slit lx i I loin,r l ISulIWO 35I 11t 11C y 351 C 37I 5?+i a 12C r Igor 381 to7+4 my sir • 126 5-WY sill J S 114 -441 7'i f -- 1.100 _ 1 tO• r. 401 III S• Paso, sot, light st..n, stavfly 1a t111r to WIN11r clam., c.a1N le llll :Alb. 21 1 1 *41 fi 14ci t---- i c4 421 10iAl• 1>41 elght el listing 0. Loma laity 1/11/11 Aff MOTSS' V, I. lltin(mall by 111hlniton Stale Mlglinp Npruut Im mitag Rotary drill ttg. 1. l.beutitt dela Vallee(' by ih.hails/COO Slits i M1geap ups,tmeet. S. Th. t:tltil,c11tee Intl en lists boring lap tog 0000tl Iba ippistimalt bemndari it typos, h.o.Isi, Ike tlansltisn key, Si last, Is Lr u.11. S a 'vim' Ile pnputd by Washington Mils Ripest Npsita.nl. LEGEND CONSOL c.n..Ild.uenNst PROPOSED I 2 0 0 WI pow Nmph, o 1 1.0.101 a,lek Not U S-oa rain-wellliSedaipla Om • Unc0Mta.dCempr.o.lonl«I list) MT. BAKER RIDGE TUNNEL P Semple patted S flake Wet Semple Pelr.a..«ad C `""~a' LOG OF BORING E-12 St_ level OS Oran ale*Wien i,Atar Saul llnmlo: Peg Perliiy d`- l i5.idhnml Stick ilic«l.7Ma JUNE 1973 W 1984-02 N011:w01.rc.M..1 777 MWeg Plastic bout p OM«vill•• SHANNON a WILSON, INC Pn.mmells pimento's., IS III WSOH Standard 2'Ring tr unple 11w.. Wet antt weight (pci) SOIL MECHANICS* FOUNDATION ENQINEER$ 29 FIG. B- 30 i i P1ELD DATA . LABORATORY DATA I 901I. DESCRIPTION t ANOARO PENETRATION TES OTHER eW &`~ INO 14 wept.3VibWd TESTS x'WATER CONTENT w Swims Elwretl.tt 12311 teP1... I_ _1 viz,. •Blow•psiI. 1 00 E 0 WI Afty0 i 1lOU loose, teem. tales SILT with trap et / 30 2 I oriole:%otitis' owl suttePN Ilea U 3 I 411111111cuntgrovelsWtellies. M11w dowse toNose Oleos Itg f M with I,a I.tynt N neieplIs u t.rN 4 I1• goo1as tItIt1n. aI. to r1w toe 5 toady 1u,ly_sut•t u.,not.._... ._ -- ws ` iw130 3 • M---• 9 Ip 336 is,li tilt! isms. llq G11 with scattered e9 L w.1076 floe le 1u111 vowels Mil silty slag it it 1 • 1.1 lost. 12 I t3 11 41.1 71 0 LL. _.... Sup dell is MI stag eloped tell nth 14 tali led pops.Slices et owed 1ps. 1;• f' lb I bt tivu. 340 1.201 hese. moor MI ,.ttl oNN sill I000n oe4 t111M 5G •1?+1f1 snots it silty Ilea to etrte gulelly sot 1` 1t r 20 '• oet sullyt111 set ueltelN looses el (log wilds clay. HIS t1111ottl a1 tilted Wins'u1 slices souse the till liable. EIN3s K 103 ,• . 21t0 • • w.124 7 ir ism23 I t112wtoside elope 24 L sow tilt 25 I e12coo4530 Poly Mow, guy silty SW with'alined 28 a silt (islet sod MIISNtst Wiles. 27 = 1 MI 1 28I 29 t: al 11(, ea 11r, . P.P. ism uM ..pre Si sass. 10 t 119 tilt n.i 11ems some set ei ea woe 111 Lost lye es.11 ls4 11.4 is a,lu 1 rts 1,1.41. .t1• 71 I u.laI NN1e1 a Mo 11u.sl Moo tilt. It1 I. 32 i 1 • sn 3* 0 123 110.7 35 : 6 Wise Si swiss topletod 4/11/t3' Slat: I. Doors eats by 111514(M Was eiMsq I I 1Nl1...t testis wail 1/s method. I 1 1. '.Null, dolls pu114od by Ms esMl/yls• 1 1 Sn tl.Niglio',Sep U t. 1. 1":"."st 11„l,lltelnl 11met H ta.te N1us I I Ina ,loathe 1M eppneusn ws.odUlu 4,4..e. 1.11 host; he.Iul. III It Ms,llme A I. ,s 1141. e•PIM.1. I. S,MIi number Climb•,WIIi le lees S. 1e11411 IN persist by Iss5Is ten Stole 11r104iy MN11mew1. I 1 T I I I I LEGEND coPlsOS C.n.•1w.lien told PROPOSED I 2-nII split 4 pos.M,•ple O ln wrt"roc NM II 3-OD th.n-.SIIIsSSSatepl Os Uncoil.in.dC..w eMel•M (1M1 MT. BAKER RIDGE TUNNEL P Semis.*p•1M4 S SIOM%el pNisei CS Grp„'.t.y.;. LOG OF BORING E-13 s awls,Nisei Ms•,Mq I...ls Psp Per to* 1.•rA 1M.1 SI•c Sl,c u4es DUNE 1973 W 1984-02• \ Met...'smite,eswMw m Seddon• Plastic Howl ON.e..Ml•n soil SHANNON a WILSON. INC g •toe ROIL MECHANICS•FOUNDATION EN11IN1[[y15 III ws0H SlanOard 2-R.ng Sample VA. WeeiI unit weight (pct) FIG. B- 31 F1 FlEI.D DATA 1-- LABORATORY DATA SOIL DESCRIPTION e: I^ STANDARD PENETRATION TESI s OTNEN {,WAl-ER CONTENT i'r. I40 11.,..Onto NO-arutd I sa a• i a TESTS 10ee.pert I 20 40 W SArtoee Elevation: 129 t Ices I_- ; 8'0 t' Q • f4' 11111. boo..., sandy Sill •/s,atle nd /t.•.11, 1 I Cobbles and eig.nto• 2 1 SO1241 - rrii Still. boon CIAt 3 I 31: 1,^.21IO 4 I Cense to rats dense. Olden. Ion. Ila talus, 1,5 I10 r silly, graeelly 1ANO•/tcllleled tilt 110111, 6 I cobbles and hntaenlal 'Md.'. 7 I 62+ Cobbles A 1 14- 7.St.NA' 9 I2—.,I ,1/1) •e• 10 I 11 I 12 I t II)_1• 991 - 30() 13.4 rut,1..VA., Mn Witd, CIA, t one %III •/1u111110 147If. AlA ,fins to coats. [,sloes. 15 P eini 12 16 I SI,t11 9.'I4C ti1111•• 440 watts (too to hobo sat ./srallU.d Walls -- 20I AC: I a•1 nay. l Nl.,dg, i i r11 j,i. loci, 0..s, hi.. en, 111.0 Itotnn;e wally i.t I Slit ./te.ila.d enroll end clap HU.11. 131 C, w•26(w.i2 t,1 bat 640 Vat/ dents. ltel. slightly $.111 1104 Id 26 I tph i Saba./seaUled lsanls to I" log tilt I r= 594- — —--- -- 4997 27 I7C 1.'",+ tip dense. rip to Udell silty Itoe SOO r 28MZ 301 7 rip r...A W..1 - • --. 810 1 Veil dense, bleed lino sandy Sill nth lusty r— 31 DX 1Ir; , taint end nall:entail 1100,.1. Q I 1.f:,--es• S day dense, goy to Hobo OCCatnnally Silty., IS'Silt line to medium SAMO./italbrel sill 1e1111 - IOCy1d-M and MIIL.1a1 Milo'. 74 IO._ V: 1H3 110.6 :Sow zTC 149.-a.a leltam el lotto'(110.1) Co.plated 4/I1n7 M01( : I. gonna wide sr path,ngten Slate Mlgh.ly pgotbl.l using loth lore Sethe0. f. 7. labdnl.iy dila etl.r,ded by Ind I.MIIl0M Slots I Of O.pa11N11. 1. 1ne II I,talun lines u. Inosa Nting Iola te,.tdnl Ins al.nttm.la louses,los below• sill II'.,,Ise It Mt,llel U1.!Il left, be 11 I. i 4. No tetrrsi, lows S,opl.l 11.14 71.1 71. S. Wring log pflosfo0 by lash,.glM Slits llgMo1 Oep.t germs. y• .LEGEND CONSOC Consolidation lnl I 2.0 D..plll S0004IOaple 0 Trammel quick Ie., PROPOSED U 3.00 unto-.ou tube dsMiele 0u Unconfined Compression NO fires MT. BAKER RIDGE TUNNEL Sample pushed S Stall Nil ' krnitl•nil r"" Ni7 LOG OF BORING E-I4 I Y. rater Wool 0S Groin rile oi.elersie AiNtb.rl litluU: 15 Pertr,p r LleuEual Slick Illcb.nId.. DUNE 1973 W 1964-02 NOlyc01 eOle1(Male. /N bde,all el..ht haul i QONrr.li•R roll neuaelkpwoa.lr SHANNON a WILSON, INC. tilts DI vv5'W 5•a•,_irc: 2•RMq Sam.Ae -w Wet unit weight (Oct) SOIL MCCNANICO•IOUNDATION [NOINICRS+ FIG. B- 32 15 1 I SOIL DESCRIPTION FEtA DATA LABOR/DORY DATA s r".e STANO4O PENETRATION TESTter- 1140 Is w,ptl 30'dr p1 TEATS WATER CONTENTiAIMCM r 1:10 40 VSlarfwuEl.vfIM 1I77 feel 1 1' Hpa.11 $ollvily.ITANS. Pi/1os still I 1539-/sty.ultLt*!a/!ult«u panel.-r.B i 3 ILiss. t.Mho 4.u, gay t.Mt. fight brow. silty, Ilse t.aroma SIMS hits fiat B 4 I colitis. rotes.(4'4')mid uetlwed grovel, /Blood 5 I1r illr411...... ar' 6 I yI Vitt stiff I.bird, den is llrlt Off pry 1) ]P 1 CN CUT ./ led mod floe le 12 I sun.grovel. Sllebi 13 I t A _3G QUr1.56 1 bw.1207 11.1111 16 I ptr. 17 IgorySloe trill poem 16 I4C S ditto 11'31161 460 &20 I 14w•1100 i Slid. dry is died gray CUT aM SKI./ 21 I IS. acla.l gv/1, Mescattered I1N seed r 1}1.! A' i 1uun 6 a { I 111.lil4 red( . / 10...1 4'550 N.4.1111% Nord, d.r to do, slap Slll ./aterei 11 1'. 1;4 4 1,1 Iiau1N. 6C Silvis 25 I 7 -a..- 92.7— 650 2 bare,M.gray OM.Wood ad peel to If w wplr. S75 26 i1c 1.9/ Nord ow grayUenglog tobreamSILT«ta sa Ow d T7 h 61 I sle 1a I/I'sad lists of grovel to)/4' N• fIN 1291] I. sad sly. 28I 92-.J sad- ee7-4 750 Noss, Iallly dry grey SILT ail lime hoe WO. 791 -. -- 5 29 IeO 96-+r gotten el lenag(11.5') C.. l/tH 4/11/11 w11S: I. kilos woes by NMHS.IN Stile Ntaeoy Pi..ldenl liaise'glary drill (ag. 1 I. Loorltop dill provided by Me'gMlogten Stata Nlgr.uy Piper omit. 3 Ta. ttnllllallen It... ea /5B1 billies logs aenn'Iwe11 Now mitesi tell tyPH, N/.1r«, IW I,Msllle.say. 1• lost, sa varier. 1. 'g tet..ery It..moles).e,eoe IS. I go..ot log ..quo NT 1H.t.ps.Slate Nteeea.Srps.i .l. 1 f I LEGEND CONSOI_ Comolid.henleol • I 2.0 D (PMspoon tomcat' 0 Tt.os.ol q..elt Thal PROPOSED 11 3'00 MM,n-.al11NW sample 04 untonrin.ICarser...l..lw stir) MT. BAKER RIDGE TUNNEL P Semple pushed S 51.41.aa ample we,recwored C test LOG OF BORING E-I5YMelo.11.11 GS Glee Sae wn p.ae Au..der.Laois Patton§ I i w«a..lelaI She1 Iltcbwwee JUNE 1973 W Ib84-O2 Q oN. ..I`..`.lt. SHANNON 8 WILSON, INCp+.awn..liellea••'w•tef E N$X S7eJI[ ? Ring Sample 4 w 'Wet unit .tlgl (ptf) OIL Y[CNANIC1•FOUNDATION [ININ[41K,..1 FIG. B - 33 I i1CL0 OAIA I 1 AIff11.A1pkT (MIA Ie .I SIANOAkD 1'(W.Ik IIM T1S;SOIL txsta1p11oN I- Is Illl I.. . lenl 7v a...l • .safe AIIM I(WIIN1 A ale.. 1..1 111•: S..I.i1 11..011a.' 711 7 I..I I` I• 0 71 it ell a ,7S e0 .1 Vr.. .Ir i..r I......., ..lie IS,,, 1, iu. :ASP.1I 1 a 1.1r ....I 1 .•nd awl Ilur ...1,1 I..I Al IA1 111.1•11 •1]. Ay1 I .i17 ' I-I 1 Z 10 1 1 le 1/• 1 1 7 1 ..A SI r 11- 111 I. 171- 1 Z , I I!- 11 I1 11 .. 117--->' 71 IOI ..7 I 111- 1J17.7 i D.e:.r 1.. 1 el 1 dr1.:.r, 1.1..1. 10 ytav-hfuea, a111V. 11 T ..1 .I Ill.• I. r...IS. BALD; 4...11.1.d rca.el. I 20.IG I 11•, I0 I 70I.1 17.! ,71 el---IA I• uso tra I . V.,.tell sluff I. hard- a.• 111,01 N111: (enerally 11 1 I•alr; Wet sell or else I DOS.trace I I I O.Icr.1,I. trace sllctrnsldra. site ' 1/ - -__._._t- "- TO - 1 .- I I T I fir ism1 1 lo= IS 1 A II I • 72 li I I 71Z 4 111 71 u 71 I I' 2111P .'°.. IS- - -- - I -•- - . 1 71I " Lr 70Rr o PI " I 1I "II; ` 0 11 Pecs sU tt to herd. tray. Moe. SILT to silty 110 CIAy; cenrlall7 osssssr; trace 1 I fine J sand; 11 sre (caret; trace allrtrnulel. IIIIP/ 71 1 11IIr 11 I.IICZO11I '•'-"DAMAGEDDAMAGED Al 4r 7/jj 1 0/ I7. 1 1..1.70 1SF 1--+Y--=M 71] 1 1. • 1t1.1 p.1 471 4 fN 7 lli II/ rii6 IIIIr 112.2 ells Slj lei I v.n sot11 se 17.1 [rso, U1tr II07 lauutsd 11 111 Ql.e- y,,. a11. dater atlt and lane .as.l, Sa j. soars. 01 i 1 17 1 e, . 17.1 ,..I u l. as pi 111 ._ . .1C.-1.07 111 I .---... i. •• 1e, Icl•7 ,..1 • • 1 11! I 1, i I •asap II III . 11 CM U.1 Hard, tray. claret SIII, !seers of silly caw 7elscp IS/ ---- -.,.--.I and 11110. !Inv to •rllu.; nand; ,a.tnlled to I 71f 1,1-=a. I1 L Hon ....1 Mt: 1.1•:11 AI'CU UN Mn.1 1•AGL III 811 1111C1110N 1111(S IfPAls(NT TM( A//IIII.ATI ON101011S 11111111 $OIL 1V(S NI 11( 11A.s111/. µ{ I41 11 C01/0/l ua'Q PROPOSED 11' 1.1. 11111 eOAn u•11.0 II f' 1.1. 111n-ealI tale u•11• Ienteel_i. seal MT. BAKER RIDGE TUNNEL II /.ttlnite0 u20111 Islet Islet levelLOG OF BORING TH—I 84./1e set !.tell/.. o 1 118111: 11Hre01 lea Sett 01 N_.Unlit 112I1 1 MARCH 1980 W 3'. '3-03 I In...1 . ..4...•..1..n teal: fat SHANNON I lIl SON. to.. ,.I I1.111e l.sol 11 11ar. 1...1. 1'1..11.11v a1/11CNNICIt I1a1Ylts M7 NI Ills. 1.1. ,.1ass1.11V 33 SHEET I OF 2 FIG. B-34 i FIELD DATA LABORATORY DATA re,. SOIL DESCRIPTION r-•. T.'._l STAl01RO k1ETRATION TEST I _._. t :-mom u1lb. 'eight. )1- fill) I OM.RATERCOME$' Y 5•1: •Ilan ou I sl f1 It I_ 2t s1 1III1211 " '' i s. a, . I7I l a•• 1217 I l l I • y. 1I 16IfI111--•.TS)'11%.4.1A I ivf111 11 I NIT! 11 if -4 I113.-I '-.41 51.2 .4. - ITS 11 II I III lo"-+• I. lnt,tbtddtf, %try fret,, gray. stilt. fine SAND and III, I I 121 . harp. oral. cleles Sal old sshlt SILl. I 11.2 — 11111 I8IIC /SI I•-------... . • Pert . grit. slightly silty. tine SAND: IIII 214-4-iS IIIofclove), silt; (Tilt medium to Coors, send. III 141-_ IIII 11 115-- 11/ 1/,-.-1 •111 i -- 1Mt1100 OY 1MMIN1: (213.1 legit)--_^ 713.1 etiMP2111.0 1/71/10 I i III p{ NOTES: I. bOIIINt,IcAbL by MASnINLTON SIAII DtPAMINLNI of 1t:ANSPO4IA11AI( (MSDOT) USING A Idd(p. 'UUhlli1 hJalll MOW I d•lii INtlll Mlb AND A 4-!NTH I.D. MUTTON Sltoi AMGtIt. bOMIN ;n4 IN BASID ON IIIID LOuS by WSIWI AND LAsUNA100 Dt (.oIPTIONS .Y I,r, 11ANNUN a WILSON. INC. 3. Nu. ;Id.11l1LATI0N LINLS UN 114S4 oMMIN( LOGS NtrItStII Ilk APPMUAIMTt WOND- i,,I(S ot1MLIN SOIL TYPtS. HUMtYEM. IHt. TNANSITION MY. IN FACT. dt osADUAL. 1 1' 1.1. split cmccc simple, 71) PROPOStD n 1- I.I. 1m1....11 Iat• ...pi. 1 Its sell I•st..Iill simple, MT. BAKER RIDGE TUNNEL 2s..1. ,.shed 1[f. Ill,. ler,t Savoie r,/~,ref I LOG OF BORING TH— snuteig 016,19: I Its,ne(Iee .a11 er i-- —`--4 —11I.i4 (loll I ) rl eta•(ter nli.ee c np.e..Ion r.•I, I.l MARCH I980 W 3573—O3 v. r 1., wr...nll wlK,.t, pcl pill,le Ilnt PH • clay. 1.1mA pl..SNANtIGN ( fil Slid. •;Nr. - NI. Silt. low pl.•I1.1cy C711ttlll Ill 11 , tp . Ft',-. B-34 A c FIELD DATA LABORATORY DATA STANDARD PENETRATION iEST - A- SOIL DESCIPTICM 1---— en" flu 1.. ..1,AI, fo dt.rl i CATER CONTTNI o. Ins In IuI till! lla..l lea: Irr.o 1•.t 1- • • 1;-- -A I)1 lit II 1,1, 1un.r, I.lu.n, .1111, IIn• AA•tll, list• i 1_ tf-/1 dims In r, tan., lint In Casimir ar.lrl, 3' tin --- aw0 nitswlf. 11. . 1 •^ 11) 11 I 1 J. 14 1• 1.i, Jen.•, 1,1n.n,Inv NANO, list• S•1 11 arJ1u• lu costae sand and line In r„a1.• 6.11.1.1, Irosr• of (lase) sill and all I 11 -+ alit, lie. sal T„l II.1•r1.1 1;111 1 Si 'I, 11r it/-j_1A Its n.r, I'.1 a1'-nln•n, slits Ilnr SAND;1 I I/ arJ1u• to coats. sand mind 4tavr1 1 I I i 11G l-..Pi 10I. 0 Srls S.W. 11•,. .lair, SILT I• s11 ty CLAY: 1 - Its,. .41J •rJ rlarrl, 'ill palllnra; all i0r.1I I i I1 1411 P 11 1 i I • 1/ 11 t11111 r7 24 141 . 51 1j: I rely altft I. nsid. 2. . ..I1, 11A), II., 711I 1• I • sand And {r..el, sill pall iii-.; *Iii ides 11 I 1111Pi:„/e y I • 17 ' iI1i 1 IS II 11 A1 1 41 Iii AA I.AI miss 11,1 1 r' 1 I 1I r Si 1/1 Nn•1.4I.- - -i---i —(2t-- - I1 4 iv ' 1i'.: pc . • 11 liu•1.11 1Si r._ • IN I 1 11 .0 pcl i. 111.k-- - ---- ----- 111 I{ I a k'f C'er1 stiff to i.rd, 1r.1. A11ty l'IAY; 1 SIS1 II 1 and is)eri of Claye) •lit; feat. Silt pirtinls; II altcl.en.ldt. I L. 111 3 II 17 li I26 Ps 11 I ' r - 1 1 .1 p,I , .• -- 1 _- Ir 41:1 51 II 7i II c 13.S iu I/ . /1 t, Nerd. gray. clayey SILT; trite 4111 sad e.a•f 71 i silt p•rtiw,t; 'anal I t silty ttsy 11 - r flat sand; Is.l , Irate al/tteaald.s Qu••.1. TS/ iM I a 11 IS•-•..5 - I! •1 p.l • • mix 1/ t11---• 4 _•. --« 4.; ggq I ,/ II•i1+'-- IS n i ...—.-._-._ _' _._ _ __. _.__._ miss_ 1 —. t miss - 11 I-- t1MTi1 r,ttiTff'F.D'US1T AC 101 21111111441110 III!! 1I/1t1ISI Tel Apf1111.Ai1 saw umt•111 Illolle S111 I1ISMAS/ IMI TIA/SILL/. IISFACIs AT II 17- 1.1. 20I1t spat. n•/1., PROPOSED II 1• •.1. ttla-..I1 tube simple Saata.11e sell MT. BAKER RIDGE TUNNEL Ails/tea moll/ Ile tttttt I"'! LOG OF BORING TH -2A SIo eelrtm.rolr -' ' 'Lee toll•rILrmrSMille: t11.1111.11 pi MARCH 1980 W 3573-03 W • UneeMlned ...ry,..n.1•e 1•att tar SHANNON a WILSON,INC. ll.i to Ii•1t r1l • W1 unto 'fright. pcf 6COTECNNICAL CONSULTANTS fN • Clay, hlph pls•ticlty ML - ill!. los plasticity .. SHEET i OF a FIG. B-35 PIELD DATA LABORATORY DATA SOIL DESCRIPTION C- =r•1 SIAIQARD PE1iTRAT101t TEff— outs B RATER CONTENT 11 i ^ _ 111.• psi loot R111 1 1J.._ 18 I1L--11—•_J L-- I bib-- 1 1, /1.11 141—..4 le illII.s. 171 i I I 41.Y--e f7.1 -- -- - -. ..._ _ dada.. - 11111 111,-•----.._------ 1L71111:_rA Paid. gray tiey•7 SILT; layers and IOnse of. 1/1f El 113•..y Clean line to ',Olds sand;Ill port- 11 141 91 y.,• Inns; tray, font Arno! 11± 111 1111111 IIt11! 111 I5 / j 11.1 1111u— I1/1' ter) , pray. fide to tost.e SAND; - 11'1" sl It 1lafea sod hue suns 114 x illy ISOM 111 - - 5O7TOM OF DOMING - - 111.3 COMPLETED 7-7-AO 211 1 IIIl y NOIESI 1. BORING MADE BY WASHINGTON STATE DEPARTMENT OF TRANSPORTATION USING A TRUCK- MOUNTED MOBILE MODEL 1-61 DRILL RIG AND 4-INCH I.D. HOLLOW STEM AUGER FOR THE UPPER mO FEET AND 3.5-INCH TRICONE ROTARY Ill WITH DRILL RI6 FLUID FOR THE REMAINDER OF IRE HOLE. BORING LOG IS BASED ON FIELD LOGS BY WSDOT AND LABORATORY DESCRIPTIONS BY SHANNON A WILSON. INC. 3. THE Sie.AIIFICATION LINES REPRESENT lit APPROXIMATE BOUNDARIES BETWEEN SOIL TYPES. HOWEVER. THE TRANSITION MAY. IN FACT. BE GRADUAL. f II P B LUND PROPOSED I 7' 1.1. split ttttt simples ji 7 1.1. tons-nil 1511 umpla Beat/alto MI MT. BAKER RIDGE TUNNEL I 1.sbUltSA motel 1..1ls ttta.d l• • Islet level LOG OF BORING TH-2A Lq1. .et tatat•t•O tnrt..o 11.111: 1 lo. ,.II •t 1 • --' Ilsoli 11.11 Pi/assets/ MARCH 19t30 W 3573-03 SHANNON a WILSON,INC. t1 r'tl 1rt•1 A^1. I vv<%a.n staid III GLD7 LCMNICAI CON$JLTANT$ plaslls milt Ir • re p IN Cloy. 111,;1, p14•Ilrll• MI Slit I , t'I..t 1a 11• I SNIIt z -- FIG. B-35 1 I ., Est. Surface Elevation 212 feet 8 0' SAND and Drove 15 min. Blue CLAY hurn• 30 minSmallGRAVEL ater it at 1 ft. ose t . # n (.6 :in.ose t.• n 999 m n. Drone 15 min. n m n. Q 10' 90' SAND and Drove 35 min. Churned 20 min.Small GROVEL Water T st at 100 ft.with Sma 1 Rose ft. 11 45 min.Aaount o Rose C ft. in 2 hrs.CLAY 20' 100' Hard Pan Drove 12C min. Churned 15 min. Water /e t at 110 ft. Rose 9 tt, in 16 hrs. Drove 120 rain Blasted 30' ` Blasted 11• Blue CLAY Drove 35 min. Churned 25 mmn. Wafer Test at 125 ft . Rose 50 ft. in 60 min. Rose 51.5 ft. in 65 min. 40 Churned 15 min. Bottom of boring - 125 ft. 50' NOTES: Boulder Drove 5 min. 1) These boring logs are redrawn Drove 30 min.from driller's logs prepared by State Department of Highways circa 1937. 2) The stratification lines represent 601 the approximate boundaries between soil types and the transition ggl1ue C,AY Churned 25 min may be gradual.With White Water T st at 70 ft. Partings Rose 2 t. in 1 5 min. Hole Diameter 1L ft. 70' Bile (:LAY Churned 15 min. UdaterTest t 30 ft. ose 5 ft. n s0 min. Rose 7.5 ft. in 60 min. PROPOSED gp' MT. BAKER RIDGE TUNNEL 2A LOG OFBORINGT - 1 S JUNE. 1981 W 3573-04 SHANNON & WILSON, INC tie meowficAL CONSUL TAN IS 55 FIG. B • 36 WORE Ind Surface Elevation 147 feet GRAInd Drove 30 min. Brown CLAY 6' Brown CLAY s Drove 60 min.Wate a small GRAVEL 4 ovel 11' Brown CLAY Drove 30 min. C1rsY 17' SAI a Blue CLAY Drove 10 min. na 2 0' B1Ve CLAY Churned 30 min. COW mallGRAVEL Water Test at 30 ft. Gray 5 Rose 2 in. in 0 min. 30' Churned 30 min. Blue Water Testt at 40 ft. Rose 5.8 ft. in 10 min. Rose 6 ft. in 30 min. 40' Blue CLAY Churn/ 30 min Water 44s at in 10 s0 ft. ose 1.5 tt. in. NOTES: 1) These boring logs are redrawn SC' from driller's logs prepared by State Brows, JM D Department of Highways circa 1937. CChVrne 60 nin. Sample at and GRAVEL 5 1 CLA and SAND shows contact 2) The stratification lines represent theof 55'Water leaks out in SAND. approximate boundaries between soil types and the transition may be gradual . gl 4e CLp Churned l min. and CRAM Water lea s out 10' in 60'Q 30 min. Churned 15 min. 64' D o n CL/Y Churned 30 min. Wrath SAKI Water Te t at 75 fit. and GRAVI L Rose 1t. n 15 min. Rose 15 ft. in 30 min. 70' Bcttom of Boring - 76 ft. PROPOSED MT. BAKER RIDGE TUNNEL LOG OF BORING T - 2 JUNE, 1981 W 3573-04 SHANNON& WILSON, INC GlOitCsousCAl COrwl,A+flI FIG. B - 37 Est. Su-face Elevation 226 feet 80' Drove 120 min. Blue CLAY Churned 25 min. Water Rose 6" in 15 min. Rise 31 ft. in 30 min. o;ater Tabl z overnight 10' Y_— 90' Rq{ ed Drove 150 min. churn*4 5 min L ise 313 t. in 10 min. andBrown ise 0 t. in 3Q min. 1•v 15' Rise 39 t . in 660 m n. aND Drove 150 min. Water nd GRAVEL Rose 8" in 10 min. 4 ft. in 30 min. 201 100' C Churned 1GravelrvledWaterRoseove120m12" in 15 min. Riieni8 ft.min 1Q min. Aise t. n 7uu min. 30' 110' Blue CLAY urned 13 min.1ateft. in 10 min. Qt. In 30 min. Bottom of Boring - 113 ft. 2 t. in 60 min. 40' NOTES: Churned 20 min. W t r Rise i 1) These boring to s:are redrawn C: in 3 min. from driller's logs prepared by State 35 t. in 60 min• Department of Highways circa 1937. 2) The stratification lines represent 50' the approximate boundaries between soil types and the transition Churn a 0 may be gradual .12.mtn. 10 min. es Rise 444 t. in 0 min Rise 0 t. in 0 min. 6O0 Churn r. r.in. 8Sae min. Rise 29 . in 3 min. Rise 50 . in 0 min. 70° Churned 5 min. tise 7 t. in i0 min. Rise 3 t. in 0 mire. Rile 52 ft. in o0 min. PROPOSED MT. BAKER RIDGE TUNNEL 80' LOG OF BORING T - 3 JUNE, 1981 W 3573-04 SHANNON & WILSON, INC. 1110TICNMKAL COMenttues FIG. B - 38 Est. Surface Elevation 174 feet Yellow CLAY Churned 20 min. No Water 10' Blue CLAY Churnqs; 25 41n.Rise 3 in o0 min. 20' Churned 25 mtn. Rise 8 " in 5 min. 30' Churned Z0 min. Rise 14 it. in 30 min. 40' C AVEj,1nd hur A 20 sin.Bllue cc i Else In 110 pin. NOTES:lye ft. in 6i min. 1) These boring logs are redrarnBottomofBoring - 45 ft. from driller's logs prepared by State Department of Highways circa 1937. 2) The stratification lines represent the approximate boundaries between soil types and the transition may be gradual. PROPOSED MT. BAKER RIDGE TUNNEL LOG OF BORING T - 4 JUNE, 1981 W 3573-O4 SHANNON& WILSON. INC. itORCHww cauw1AJOS FIG. B - 39 i lr Est. Surface Elevation 204 feet pp pp ,,/A 80' 1aidwGRAVELDrove30min.Blue CLAY Churned se 8nit. 4'in 11 m1in. Brown SAND Drove 10 min. Water Test Prained out 1 ft. in 10 30 min. 90 Blown CLAY Drove 27 min. Churned 25 mtnandSANDWaterRose6/ tt. in 10 min, 30 min. 16' Blown CLAY 19 Drove 5 min. 20 cx ' GRAVEL. and Drove 5 min. SAND 23' Bottom of Boring 102 ft.Blue CLAY Drove 5 min. Drove 5 min; No Water 30' CChurned 30 . Water Rose 5.5 ft. in l0 min. 40' NOTES: Churned 25 mi8fn. t. in 1) These bcring logs are redrawn 90C min. Rose 1 from driller's logs prepared by State Department of Highways r Statecirca 1937 037. 2) The stratification lines represent 50' the approximate boundaries between cent soil types and the transition may Caen Churned ose 37 it.ryin be gradual .Wat 11 in l0 min. 60' churn. 20 minateFRose8 tt. in 10 min. 70' ChurnedCu 22 min. int10 mine 48 ft.. PROPOSED 80' MT. BAKER RIDGE TUNNEL 4 LOG OF BORING T - 13 67344 JUNE, 1981 W 3573.04 SHANNON &WILSON. INC. wo mmuc u cossu.uan B — 39 FIG. B 40 i 1t, - Est. Surface Elevation 260 feet t 90' e sow 2' C rented Drove 3 hrs.Water Testat 11000 ft. f l' C VEL In: 6 f`` t. in 35 min. Rose 21 ft. in 16 hrs. kited at - 10' 100' Drove 75 min. 102' 1' ter eat t 15 ft. Blasted at ose in mip GRAVEL and , Diamond Drilled 14f t. Cie,' f;. n 25 sin. EL 105 Drove 85 min. Blue CLAY Churned 35 sin. Water re t at fiQ ft. Aose 1 tt. in 0 sin. j 20" 110" pltlaied at 22' ji TPacked Prove 45 mien. fhGRAVEL fD grit! in 7sipt. CLAY an Agee 9 t. in 0 sing Drove 30 min. 30' 120A 32"Churned 35 sin. Cesentelr Drove 60 min GRAVEL Water Test at 37 ft. Rose 3 tCC p Blasted at 37° Rose 11 ft. in 3o sin. 27 ft. Drove 195 min. 40 Water Test at 45 ft. 130' Rose 4 ft. in 7 min. Rose 5 ft. in 32 min. 3L sted at 45 ft. 47' Packed ; AND Drove 70 min. and GRAVEL 50' 140A 52 Churned 15 min. 3' Drove 4 hrs. 56 Nater T st t SS9 ft. ar-- Rose 9 rt. in 8 sin. RAVEL Rose 25 ft. in lQ sin.asked 7a0' hose 40 ft. in 0 re. 1S0A ClELei Drove 3 hrs.Churned 30 min. Little Blue Lost Water at 165 ft. CLAY 68" Gementel'R 70' Drove 1 hr. 160' GRAVEL 73' 163' Blue CLkY Churned 1 hr. SAID 165 Water inert at TO ft. Rose 4 it. in 0 min. Soft Blue Churned 5 min. Rose 7 ft. in 50 min. CLAY 80' Churned 35 min. Bottom of Boring 170 ft. to 100' PROPOSED NOTES: 90' MT. BAKER RIDGE TUNNEL 1) These boring logs ere redrawn LOG OF BORING T - 14 iron driller's logs prepared by State Del-artment of Highways circa 1937. JUNE, 1981 W 3573-04 2) The stratification lines represent SHANNON i WILSON, INC the approximate boundaries between ronc.wCA corwumn soil types and the transition may be gradual. FIG. B • 41 I, 171 Est. Surface Elevation 151 feet Brown CLAY Drove 30 min. 7, A i' EL and 9' Drove 10 min. 10' Brom CLAY Drove 20 min. 16'Drove 15 min. Blue CLAY 20' Churned 24 min. Water Test at 30 ft. Rose 2 ft. in 10 min. 30' Churned 45 min. Water Test at 45 ft. Rose 15 ft. in 16 hrs 40' NOTES: 1) These boring logs are redrawn from driller's to s prepared by State Bottom of Boring - 45 ft. Department of Highways circa 1937. 2) The stratification lines represent the approximate boundaries between soil types and the transition may be gradual. PROPOSED MT. BAKER RIDGE TUNNEL LOG OF BORING T - 15 JUNE, 1981 W 3573-04 SHANNON & WILSON, INC. OT{CMMK.AI CONi tIMITI FIG. B - 42 Est. Surface Elevation 162 feet Brown CLA'Drove 5 Ain. Drove 7 min. 10' 14' Blile CLAY Churned 45 min. 20' 30' Churned 30 win. Water Test at 40 ft. Rose 6" in 5 win. Rose 1 ft. in 30 min. 40' Churned 25 min Water Test at 30 ft. Rose 2 ft. in 10 min. MOTES: Rose 2.5 ft. in 30 min. 1) These boring logs are redrawn from driller's logs prepared by State 50' Department of Highways circa 1937. Churned 15 min. 2) The stratification lines represent Water Test at 60 ft. the approximate boundaries between Rose 2 ft. in 10 sin. soil types and the transition Rose 2.5 ft. in 30 min. may be gradual. 60' Churned 15 min Water Test at 70 ft.- Rose 4.5 ft. in 10 min. Rose 5 ft. in 30 min. 70' SAND and Churned 15 min Small (RAVEL Water Test at 80 ft. Rose 4.5 ft. in 10 min. No water overnight PROPOSED MT. BAKER RIDGE TUNNEL Bottom of Boring - 80 ft. LOG OF BORING T -1 6 JUNE, 1981 W 3573-04 SHANNON&MUM, INC w.11c rx o NOWLIArrll FIG. B - 43 SURFACE ELEVATION 155.7 FEET 0 2 4 6- • g- Brown, silty, fine to medium SAND with grovel 9 10• cobbles sides of hole caving slightly 12 14 16 I- w L 18 201 w 22. LEGEND PBT-I e 0 Plats bearing test 24- location and designation Brown Iron 26• coined(audited TILL pocket) eon tine b Very dense groy, Brown Won- MN:WM very silly, fine to 28• mewed SAND), medium SAND aiduea with scattered TILL PotkH) grovel and cobbles 30 — Pe®) Giociol Till) with clean tine additional features D os noted in log32- co,.Gr twee graphic sandy SILT 34• PROPOSED MT. BAKER RIDGE TUNNEL MAP OF TEST SHAFT TS- I 38- OCTOBER 1971 W 1984-01' MAP CONTINUED ON NEXT PAGE SHANNON $WILSON INC GEOTCCNNICAL CONSULTANTS SKr T I Or. s FIG. 8-44 y•r 8S W N E S wry dense.gray,wry silty. flow to o medium SANG with 'mothered {L' r growl (TILL) HigNy slickensided r confect ti;:::rr below 42' 441 Slickensided pocket 4 6- parallel to shaft cicurnlerence Gray song CLAY with 48' i slickensidesitop a bottom Hard, gray, silty r CLAY with some scattered gravel, 50 i 0 PST-t massive,slickensided, Darker CLAY trace of white silt stringers with 52 Fine sand Ions odditionol features as noted in graphic log 54- t' W Ton silty CLAY Silt sloe-`Sin stompers 56 — Z Ton sandy CLAY 2 58^ Tan silty CLAY Drown, silty line to course 60.C--Jak- —_--` SAND (Dscompos d)-> LEGEND PAT-1 o Plate bearing test 62•location and designation Hard ton SILT Hard, tan, silty CLAY Silty sand in fine%God with truce of sand and 64 Groy cLAr occosionol thin gray Groy CLAY ` t streaks with odditionol f ww."'"2 u1ty CLAY rt., features os noted in s i; graphic lop 66 1.- •- Irreeulor pieces of L_ -) -41 nord Ian SILT In 68' l t)`b '^ovi, et lane SANO V .,\°Grey SILT oatj , 70 2 • -3\l T CLA i-- a-n _ zb=«- Hord, ton,slightly clayey to fine sandy SILT with sand 9 Groy SILT with ton ( some$ 72 owl wd PROPOSED: 74 /SILT noted in graphic log MT. BAKER RIDGE TUNNEL Silty said ` Croy,silty to clean.line sue-,SAND dinning _n- MAP OF TEST sees__ .?1.11 SHAFT TSI 76 •` OCTOBER 1971 w 19134-OI • Groy sill•c --J t ( t ' SHANNON S w1LSON INC 1 - , us01WCIw/N'.A1 CONSIll7ANTS MAP CONTINUED ON. NEXT PAGE witty z or 3 FIG. 8-44 78 S W N E S • Very oenu. Gray,fine SAND brown•QrO. — -`-- I 80- Sand-Till texture I silty ;novelly One TILL TEXT Ton, to cooru SAND hlyM) wnda II T fine 82 AHo s ofir 84 .____________J' I- Cloy filled joint w [•no of f set) Ton•silty fine SAND with clean sand stringers 86- Ton, silty to clean fine SAND with clean fine to mediumF- w 88- sand pockets or u 7 lenses a occasional c— _ ----.. silt stringers or Cleon sand(type)!•• lenses with 90- odditionol features as noted in graphic l J ti log (Clean sand 92- pockets shown diogramotically) 7 NT-1 95 C.......z'.,- Tr--,. . Bottom of Test Shaft LEGEND eT-1 0 Plate bearing test location and designation M A+' PROPOSED MT. BAKER RIDGE TUNNEL MAP OF TEST SHAFT TS- I OCTOBER 1971 W 1984-01 • SHANNON IS WILSON INC. GCOTCCNNICAI CONSULTANT{ SHEET 1 OF s3-44: FIG. B-44 D R i SURFACE ELEVATION 204.6 FEET 4# S W N E S 0 Loose.Drown,silly, Imp io Tedwin SAND with grovel and _. ti roots(TOPSOIL) 2- r c1::• Brown to light 5:7:• ' ' s ;.^ Drown. silty fine s-'''''••-• ' French Drain `.• ::* i:". 4- vpv.:. SAND with Bocklitled with ,s••.,.. ovesi.i••• rounded cobbles .: . r 4. gray*-- _. •ri..•• fit: 4i:•..::•Green-gray, silty 8-• s•••'•;:•rf.• . 1: fine SAND with i;'?;: grovel 12- 14- 16- i.. W IsJt` 18- z S a 20- WO Gray.laminated. LEGEND22- slickensided silty CLAY with silt gratings through- --'-,,m Major slickenslde with relative movement, If 24 Z—.---_ tuoutandoccoonol scattered grovel discernible. and cobbles. 26 Approximate lines represent dark gray cloy layers. 28 Space between is light pay, massive, A silty cloy with silt 30- patinas though- out. 32 f 34 • PROPOSED MT. BAKER RIDGE TUNNEL 36-' I MAP OF TEST SHAFT TS-2 OGTOBER 1971 W 1994-01 MAP CONTINUED ON NEXT PAGE sNANNOM f WIltON INC GCOTCCNNICAI CONIUL?ANT$ r i°` FIG. B-45 11 s W N 42 S.oy,fine io medium SAND Fine SAND--.AV'113 44 Fine SAND Gravelly 1 CLAY 46 /_ ' Sandy CLAY Cobble 48 50 -----<6"owlly CLAY 52 corbble Random U slickensides 54 Typ. 11W Wv 56 --Gray,silty CLAY i slickensided sond with scattered w 58 ' ` grovel and cobbles, I massive. o 1' L, 60 PST-a 1 \ LEGEND g Major slickenside with relative movement, if 62 ..__ discernible. FIST-I 64 0 Plots bearing test location and designation. Shaft diametrical deformation measurement L 70 SIICLensleed'` 72 zone PROPOSED Some erotic MT. BAKER RIDGE TUNNEL 74 sill portings . MAP OF TEST SHAFT TS-2 76 OCTOBER 1971 W 1984-01 SHANNON a WILSON INC. GCOTCClei ICAL CONSULTANTS MAP CONTINUED ON NEXT PAGE 45_ SHUT 2 O• FIG. 8-45 al.fimmmr i 76S W N E S i T . Wit patinae 78- /. 84-r 861 1. 88 GroCLAY--- 90- Dark gray CLAY i i-Gray,laminated, silty CLAY with silt porting* t5 96'— throughout and occasional scattered grovel and cobbles, 98 opprosimotey LEGEND horizontal lines IIrepresent dark gray 'Major slickenside with 100 cloy layers. Space relotive movement, if between Is light gray discernible. massive silty CLAY Per-I with silt partings Plate bearing test location 102 and designation. Joints (Typ) throughout. Unit r contains two major Shaft diametrical deformation joint sets, one measurement 104 , I' oriented North-South dipping 90 degrees and the other oriented 106 East-West dipping 50 degrees to the South. 108 ~. Th my Iomm01 110 PROPOSED MT. BAKER RIDGE TUNNEL 112 L.L. MAP OF TEST SHAFT TS-2 114 OCTOBER 1971 W 1984-01 SH4•JNON 6 WILSON INC MAP CONTINUED ON NEXT PAGE GCoytcHMlcAI CONSULTANTS SHEET >,a• FIG. B-45 ----_ 4. W N E 114- 116- 118 Pe T- (.(5-1/11-17—.gotTire-Tc—rne 120 u_ F. 122 a.. JoInte-N-S UJCI 124- Approximately vortical 126- 128 SlickensIde with 1/16‘-1/0" opening between surfobet 130 Bottom of Test Shaft LEGEND slickenelde with relative movement. If discernible. PST-1 Plate bearing test location and designation. ion Shaft diametrical deformation measurement PROPOSED MT. BAKER RIDGE TUNNEL MAP OF TEST SHAFT TS-2 OCTOBER 1971 • W 1984-0i SHANNON &WILSON INC. GEOTECHNICAL CONSUlTeNTS SHEET 4 Of 4 45 FIG. 8-45 11.1111,,11•••'- ri I EB /06: .4e4. • ' 319# LA • ' : : ; ; : El. 80.7 4.4! , . ; • • : 1. • .. . . 4 1,t§SL fr?/171,211; - 1,. YBDO 47a1V0 t:PF:Ff;t:// L- 3:43 7/Z5- 7- ajkit?—ffr J g' J— 1 ZLi:1"..4 'Ai. ...54:.Conilcioi- 13/6Wri -av, Sapd &nye/ Si,: i/ ci , Sca/.: . tisn"./.:, We r 13.-1 1 i54;:i.itei.ie. *:17ne :Soiirl'Y'S.o;ne-* . 3io!..ar. / .127y .5,/riy So `,(17/7i.Z.n..1 • HI- ; 4.71•11.10,e/ 114. .5tii Al AO/aid, Bricii)i, - • . ' . - - I I Cl. , v Sil l. /...5ino7i.7-7--7--awr77,5i/ri12•2. i I Vci..54 F.itic:Sotto/ I : 36- 57. . 1 G.E.aiel. Scai.: Thrzi-iocil/ s,,,7- 0 we,, Sandy...14:.5;1/y16/nye!, Wei 1 8-12- -- 3 _ . :-: . , : : : . .tSe.4?tr-oeuti-1/7 Gray S)/t' VS;h1 I A4/A.-;-. : : ' ' ' a..- __...Tr;) :6-etliP.1,....,06;2p__—___1 3/cry L: nse. . :retywn-371.7y ---- i 69-— Fiiie :Sand 11/...5oine Grover( 1 I 29- , Cain Ti> De.h.ie 2ifeOwn_I 3S- ., 1remel . A7ne_ Yi. 7 : . I i i. -r_. • scthcie:tin ---- 1 - __L_L__ ___ _. ..1 Tz I j -* i- 1 54_ . DeJ7.5C . 15317:41/7 Exieen:zi - • ---- I • : • ": ' 75_ : :, F.Tfit.:. to•./Fii7p._Sand 77 I 44%Snloil A' Linz': 57// 1 - 1 1 i 45-___i. li: Comi en,f..-f, ,--oi,L•e7,.3,//iy, F lt . ine 1 I AlB1 /•__ 1 4. 0/7704117.1 0.e 4.7 ra ye/. EB . Sr.ove ,l 61;.er•/.7..ac71, 2_50.'IL.A I - 1 1E/. . E57' . :: 1_7...I 11 ' ' ''''''17- 4., me/c71 4' Cbirica il...i-Tdroi/t We i 2•/ove , es , . I 1 15 -Ai..‘2:6OVO-c.10.s.soriel Grifivel I :....1.?/. . icin E/cf..0 From /4' 14- • Sand-, ..57,: triiiiacl• Gray,i e2c,- Gra v../._.__j7/) --L- i 11 I BrOci/ti, S;hig; • I t.-1 . .F.717e w/as..soried E.-envey 100g3 j___,- , - • - " • -: '1 • 171VG--i -LO G S : 70- : Gray.?Broiin? e,,,, k-- 61/ 7 ne... L' ez/ OCC rare/ 7---- ----: - 26,7iss.-aeL k -zr.....8 7.,_R-- Cf--- —C.S.' 1798 Li • 44.7/4--c oq.----75.5). i.0 -L K. WASi-i INGTON 4,8/6-' : c/a• ti •'S,V Sazid:Very L6:7_1i. ' '-i------- r artini . ..r1 • •- .!. i --1 * 1• 774-4-;---'"."- .. " " ... ' . ! . . . - . . .. .•1--__. i ' , 4z_ , - ; . - ; ;.; - - . - • tp- t.1.:., GR ' 50n,':1; Pens , 2:3i-eieiin-,•,..1h1 Silly, -- --.-si,-ale ,--,._•4:......._2.0t. _.__. ..._•-• ..._-_,. .1 se- 11 : :I :. I 124 .=-_,- Sand • rottel, Very Derse, . : :.: •-• 1 ' 7.,..............1i Brown SI;•.57//y Si : . r• . 1 1 1 Sheet 1.9...........r Dr* Hole)! 1 e I 1.-•"!-: .' r I Fl G. B-58 i I If' so. Wes T C rw.ar i i o ( 1 I i I 1 I i i P.,.7-x II q i I i I1 I 1 1 14L/ilI f3 eo WA/ C/.l4 1 (.__ LNr 't :L-LI1I r i 1__. 1 . I - 1iiII /o' 7 1 cxerel ' i i2. i 1i,8raHire .C/A • i 1 i 4 ' I I L- I I 1111 /Q isd6 - 60 oPy. 1-,./ 7- -- .}.,' ' ,d, I 1 -1---. - ,...,,• „..... , ,..4 •.• A.,•:.•fi,•...v.ts-.- ..... •• • .. :•• . pp...•. 6)44j1 .._ . ... 0 ,......, ......• ..., , t: 3. 7.-7.....-7.7•77.7.n:.;;.... :,'""T. ::•. ., ..-. -. • . . II t. 1 i I• FIG. 8—s59 I 1, r_ BORING LOG .S-44 SOIL INTEPPAETATION STANCAPD PENETRATION RESISTANCE UNDRAINED SHEAR STRENGTH OTHER TESTS A 0 w.i.0 we e-I. SO .KA 4990 I I I1 1 fte '..crittilliiii N ill.04. i I.0J1,110 0000 BLC.S ',EA rtEt A Cowed Bruce Sgeeta. Aeoreatirately 131 PSI E19.S1•00 IART Sew*.. I 2 5 ;0 20 50 100 C 00 1 0 I S 20 25 10 1.5 e0 4.5 MEDIVN DENSE. RAMP. LIGHT SWORN. SLIGHTLY TO OS-1, G}l AD -. I I jr I i r GRA LLLLY, SILT SAND. TRACE OP ERICA I I II I MA, NO FRAGMENTS. ORGANICS. COAL.a'S : I FILLI I p i' 5 f li • ii l 10 is IQ • II l I I0 I 20 9 I . SOFT, DAMP, GRAY TO WROWN, FINE SANDY I I I SILT. TRACE of GRAVEL AND WOOD. _ 10 a i!a I I I ;III iMEDIUMDENSE. DAMr. TC. WET, GRAY TO .SROWN, SLIGHTLY GRAVELLY. SILTY SAND. 25 j II l 12 I1 • I IIIIJICI IDI -30 1i.; lMEDIUMSTIFF, WET, SWORN. FINE. SANG II i • M I I iSILTWITHORGANICS. (TOPSOIL! I Ili' li I I 90 l Ili i t illDENSE. MOIST. BR iOWN. SLIGHTLY SILTY. VERY I , I SANDY. FINE GRAVEL IVASHON RECESSIONALI I I ' I l iII 3S IS; t ; 1 I tljalto I 1 low 1 DENSE. MOIST. TAN. SLIGHTLY SILTY. SLIGHTLY GRAVELLY. FINE TO MEDIUM SAND. I64 ! I i I I I I;rrMMM I 1 II I I 40 1- f I I I f t}I 1II I oo I ; I Ios; I, - i 4,1asvIVERY0[NS[. SATUItATEO, TAM, FINE SAND. I INI Is I 0 At BOTTOM OP ROWING AT 44 FEET 0 i I I COMPLETE 1/22/Sa it I 65 l Il j I l j l l I j l I I I I l 1IiI I i I i 60 1 , i t !'1 11Iil I I Ij l i Il i l 1,65 j liji I II li I 111TOili+11 I i I i j Ty I I l BO Be 95 100 1I2510205000.5 1.0 1.5 2.0 25 3.0 3.5 40 45 NATURAL WATER CONTENT (Porte,!)• GROUNDWATER LEVEL SAMPLING HEAR STRENGTH TESTS. OTHER TESTSSoildescriptionsareMisfire- Wafer Level (Dols) to 2"O.D. Split Spoon Sample 0 Uncon.olldat.d UndroinsdHr. and actual tonges may ATD-At Time of Drilling MA Meehanlcol Anolyeiebegradual. 3'0.0, Shelby Tube Sample Triaaiol HY Hydrometer Bentonite Seal m 3"O.D. Pitcher Tube Sample Torvone CA Combined Analytic No Recovery 0 Pocket Penetrometer CT Consolidation TatObservationWellTip0UnconfinedCompression a Slotted Section CU Consolidated Un- WATER CONTENT drained Trla.lol Test Lelie Limit 1-411--4 Liquid LImil CO ConsolidatedhreeM Pao.st) Drained TrloaolHewettwater nt COW1eM Test Psrc.M) 05 Direct Shoot TAOC) W Ttta-30 te10 8 MAR!-CROMs1111 A it,. lee. 41 6..... _......., BORING LOG s-4 6 SOIL INTERPRETATION STANDARD PENETRATION RESISTANCE (1NDRAINED SHEAR STRENGTH OTHER TESTS I,40 so.nd A.e,OAI, 30.NA a+ogl Ile) BORING COORDINATES. N 2Ie.Tos E I,6311.1103 Doe* SLOPS PER FEET Gre.FM SWrfSCS Ele.etleR mossimillly I3e Fsat Elewtla. IM Sap.' I 2 3 10 20 SO 100 0 OS 10 L3 20 25 50 SS 40 43 0 1STIFF, MOIST. RUST-TAN, MOTTLED SILT.I 1 TRACE OF ROOTS ANC CHARCOAL, FILL) I L.i : ! , 40 I I I'r 1s i GRILLING ACTION INDICATES GRAVEL AND I CODDLES FROM 7.0 TO e.0 FEET. 130 - 3 I A MEDIUM DENS[. DAMP. LIGHT DROWN. GRA,.E4Y, 10 1 I SILTY FINE SANG. THIN REDS OF FINE SANDY SILT. I IIVASHONRECESSIONAL) 3 Y IS 4 f I I A I . 14 u A 20 I LOOSE. MOIST. GRAY. SLIGHTLY GRAVELLY. SILTY SAND. S ,•/ O I I i III - 25 HARD. MOIST TO MET, GRAY SILT. HORt- ZONTAL TO VERTICAL LAMINATIONS. REACTIVE WITH HYDROCHLORIC ACID. 11e I OLDER MARINE) 30 I II STIFF TO VERY STIFF. MOIST TO WET,35 Y ' Q i-i GRAY. CLAYEY SILT. TRACE OF FINE PUMMICE II -GRAVEL. MODERATELY SLICKENSIDEO SURFACE I MARRL ED DISTRIDUT ION OF SILT ANC) CLAYEY Ip +I SILT. REACTIVE WITH HYDROCHLORIC ACID. e , i . NA_wIl 40 a a L } it 4 1 I ll I II I MINOR PARTINGS. II 1 1 I 1IOCyy I jr- 45 I 1 I 1 III IIT 4 INCH ZONE HEAVILY FRACTURED ANO 13 4 III,1 3L.CKENSIOEO. I ,ill I I 11 I 1 I I I III I I ! ,I II i 4 /---- VERY STIFF, MOIST TO WET. GRAY, I I • I j I Ili I I I ' SLIGHTLY CLAYEY SILT. TRACE OF HU41- ZOHTAL SILT PARTINGS. AND LAMINATIONS. it ` I II' 1 I j ( SLIGHTLY SLICKENSIDED, REACTIVE WITH r60 II I_I ftf ,11 [- I 1 I II ' I I 63 13 I —Al; I I II IHr--III LrI ist/ . je ! I I I r_________I I } II 1 17I/ , i II I i ' I IVERYDENSE. DAMP. GRAY. SLIGHTLY SILTY. 1S" I I II1,6 AAI • FINE SAND.73 Br ~ .I J.J. I i I II 11'I I ( HARD. MOIST. GRAY, SLIGHTLY CLAYEY STET, I 1. I TRACE OF FINE SANDY SILT PARTINGS. 11,.' . 60 V I BOTTOM OF BORING AT 7e FEET 80 ' 1COMPLETEDt/I/S0 NOTE. OBSERVATION WELL WAS DRY TO THE BOTTOM OF THE BORING AT TIME OF DRILLING AND ON I , 10/3/IO ANO 1Z/1S/e0. 85 1 i 90 I 1 gy 1 100 I 2 3 10 20 SO 100 0 0.3 1.0 1.3 2.0 23 3.0 3.5 4.0 41 NATURAL WATER CONTENT (/want)• NOTE w GROUNDWATER LEVEL SAMPLING SHEAR STRENGTH TESTS 2THER TESTS. Soil descriptions ors interprs- - Water Level (Date) 2.0.1). Split Spoon Sample 0 Unconsolldated Undroined MA MecMnicol Analysis ' live and oCluel changes may ATD-A1 Time of Drilling Thalia! be gradual. IS 3 O.D. Shelby Tube Sample Hr Hydrometer Seal EI 3.O.D. Pitcher Tube Sample Torvone CA Combined Analysis CT Consolidation TestNORecovery 0 UPocketPenetrometer Observation Will Tlp 0 Unconfined Compression CU Consolidated Un- or Slotted Section WATER CONTENT drainedTest Trlo lol iestle Ll.Rlt 1-0--11 LIOWId Limit CD Consolidated been)) hrceRt) Grained Trla iol 1Ntoril luster Test Content 11 PercaWl OS Direct Shear Test G) CO 41-11e-30 t980 in NART-CRows[R I letes Me. IJ BORING LOG S-45 SOIL INTEAPRETATION STANDARD PENETRATION RESISTANCE UNDRAINEO SHEAR STRENOTN OTHER TEST$ A•) ...... ..a4,, SO .u •.el 16411 BcPi'G CiWOINArts. N lie.Arl. f I.611.111 06006 LOWS 0tA MT 641046e 111.1660 /y.fl,y r4rsfi.Fllfl; III (INN Cifr{tise Its' 4ArN'1 2 5 ID 20 SU 100 0 US 10 1S 20 2S 10 1_5 40 4e meows* SE1DEN , MOIST, e SLIGHTLYlso•N, lcMTLY 0 T GRAVELLY. VERY SILTY FINE SANG. 1 I i FILL) 1 CA e a • Loose to MEDIUM DENSE. MOIST. BROWN TO GRAY. SLIGHTLY GRAVELLY. PINE SAND. 3 . TRACE Or BRICK FRAGMENTS AND ORGANICS. 0 A 10 r 0 A 0 . t.;,y MEDIUM DENSE. MOIST. BROWN TO GRAY. SLIGHTLY GRAVELLY. VERY SILTY, FINE SAND. s / o TRACE ORGANICS. 15 III e V 41411 T I•-, a 20 LOOSE. MOIST, DARK BROWN TO GRAY. VERY a , A Q 0 SILTY FINE SAND. TRACE OP BRICK FRAGMENTS, I CHARCOAL ANO W000. 9A ri p 102.S 0 UP ;a1 IMEDIUMDENSE. MOIST. LIGHT BROWN TO RUST F2' I MOTTLED. SLIGHTLY GRAVELLY SILTY FINE SAND INtene(oOEO WITH FINE TO COARSE I0 '/ V MA i SAND. IVASHON RECESSIONAL) IIAA . I lb 30 12 0 , u ml VERY DENSE. MOIST, GRAY. SLIGHTLY SILTY. ly• u 4 SLIGHTLY GRAVELLY. FINE TO MEDIUM SAND. F33 ti III J 40 s. IVERYDENSE. SATURATED. GRAY, PINE SAND WITH A.TRACE OF .SI%T. Is OAS , A A 4y ' T—..s - 16 @ ' W la BOTTOM OF BORING AT 4e.5 FEET S0 4 t" COMPLETED 1)/3/e0 55 i I I 60 i 65 f 75 90 65 1 90 95 1 II I • I I 1 2 5 IO 20 50 100 0 0.51.0 1.52.02.53.03.54.04.5 NATURAL WATER CONTENT (Percent)• Id= S 9ROUNDWATER LEVEL SAMPLING SHEAR STRENGTH TESTS OTHER TESTS Soil descriptions are interpfe- Water Level (Date) 2.0.D. Split Spoon Sample O Unconsolidated Ulbroined WA Mechanical Analysis be wand actual changes tltay ATO At Time of Drilling 3.0.0. Shelby Tube SampleE Trioslal NY Hydrometer 3.0.0. Pitcher Tube G TOrvo.ie Benbnite Seal Sample CA Combined Analysis No Recover O Pocket Penetraneter Y CT Consolidation Test Obler•OIioR Well Tlp 0 Unconfined Compression CU Consolidated Un• Or Slotted Section drained Trlasiol lYATER CONTENT Test Mettle Limit --41— i Lisvid 1.111411 CD Consolidated Pagel) trercuMl Drained T ioslal n Neletet Wolof Test Content sn+4t)DS Direct Shear Test W 1-41E-3 0 11111110 HART-CEOw 6fR I lelee Iwo. 0 1 BORING LOG S-47 SOIL INTERPRETATION STANDARD PENETRATION RESISTANCE U ORAINfD SHEAR STRENGTH OTHER TL1TA ii AO p,M .i•I(. !O...A •eel i tat 1 BORING COORDINATES. N 21I.I$I. E 1.4311.4413 0401 BLOWS PER IE-ET Gomm. tlwtWce Elllyaltall AIe eIISStely I3e 'POI Elaetli. twit S•RW• I 2 s 10 20 so 100 0 as I o 1.5 2.0 2.5 10 IS 4.0 4.3 1 SOD 0 IU MD tows OO6E. WET, GRAY-1,1004. &IGH1L• GRAVELLY. SILTY PITS SA/O• TRACE cmGAMICS me CHARCOAL.A ll FILL) 134.S 1D 0IA II MEDIUe OEMs[. MOIST, TAM-DROWN. GRAv[LLY. 5 I SILTY, SANG. IVASHON RECESSIONAL) 2 N MA 10 DENS[. MOIST. GRAY. SLIGHTLY MOTTLED. SLIGHTLY GRAVELLY. VERY FINE. SANDY SILT. 3 -' d IS I I 122 HARD. MOIST TO VET. GRAY. SILT. THIN LAMINATIONS OF FINE SAND AND SILT J DIPPING IRON O' TO 30'. REACTIVE WITH HYDROCHLORIC ACID.20 CA. Ho OLDER MARINE) S 2 25 IBECOMINGDISTORTEDWITHNEARvERTICAL PARTINGS. AHD SLICKENSIDED SURFACES. 30 rP 35 I I , 141 I 0 0-- uu 40 v 0• All• to , 4 1 a o o O q uu 45 II CI BECOMING THINLY INTERBEDDED CLAY AND SILT I il._/1. I. 0 0 UU WITH SILT PARTINGS. LOCALIZED ZONES 12 - I INTENSELY SLICKENSIOEO. S0 13 I' 4 I. ' a O 55 I IS g a TRACE OF FINE GRAVEL. PUMMICE. IT1'1 0 65 IHARD. MOIST TO YET, GRAY. SLIGHTLY CLAYEY SILT TO SILT.eASSI Vi. L I' I I 5 TO I 1 rg - . .. 75 MARO. MOIST TO VET. GRAY. SILT ANO CLAYEY SILT. THINLY BEDDED WITH FINE SANDY A SILT PARTINGS. MINOR FRACTURES AND 20 iiSLICKEN3IOE3. 80 21A p, 4 INCH BED OF FINE SAND. 85 22 k, 90 I 23 TRACE OF COARSE SANG. 95 i I 3?1 I • BOTTOM OF BORING Al 99 FEET 100 COMPLETED •/I3/eo I 2 5 10 20 50 100 0 0.5 l.0 I.5 2.0 25 3.0 3.5 40 4.5 NATURAL WATER CONTENT ( NCITE. OBSERVATION HELL DRY OF THE BORING KM I)• AT TINE OF DRILLING AND ON 8/19/SO. - NOTE Io/3no. I2/Is/Eo. 5 GROUNDWATER LEVEL SAMPLING SHEAR STRENGTH TESTS OTHER TESTS Soil descriptions are h$erpra- Water Level (Date) 2"0.0. Spilt Spoon Sample 0 Unconsolidated Undrained MA Mechanical Analysis rive and actual changes may ATD-At Time of Drilling Triasial NY HydrometerEl3"0.0. Shelby Tube Sample actual.be gr El a Torvane CA Combined Analysts Seal 3'0.D. Pitcher Tube Sample 0 Pocket Penetrometer No Recovery CT Consolidation Test Observation Well Tip O Unconfined Compression CU Consolidated Un- or Slotted Section drained Trlaslal WATER CONTENT Test CD Consolidated Plastic LI(•11 I ---i1—'4 Liquid LIIRII Drained Trieste' T,l lhros•t) tPercent) iTest Natural water EiColltent lP. :.nt) DS Direct Shear Test a co fT A-7/7-30 1ee0 CM MART-CAOwBER A tat•• tail. r BORI LOG S-49 SOIL INTERPRETATION STANDI.RD PENETRATION RESISTANCE UNORAINE') SHEAR STRENGTH OTHER TESTS f 1 40 pound .6101, 30 Inc% drool 1eel) col., ,re01NATESI N 21e.90e I 1 .611.216 Oepts BLOWS PER FEET • drawe Soli• Ele..tl.m AproloAdsoi, I11 ,Nt EI.Yatea fast 3er.yl• 1 2 3 10 20 30 100 0 03 10 1t 20 23 30 SS 40 •3 0 I 1 LOOSE TO MEDIUM DENSE. DAMP. YELLOW-BROWN. SILTY FINE SAND. TRACE OF FINE GRAVEL. I i I A a VASHON RECESSIONAL) hin52 " , ' 2 1 A I p A s '•' 15 47.s VERY DENSE. MOIST. BROWNISH GRAY. GRAVELLY. VERY SILTY FINE TO MEDIUM SAND. 6 •' - A IASHON TILL) 20 V 4.. 25 r 80. a& e4.5 - B Ira i • 4 21 II HARD. MOIST. GRAY. FINE TO COARSE SANDY 1 1 SILT. TRACE OF FINE GRAVEL. REACTIVE 30 IWITHHYDROCHLORICACID. OLDER MARINE) 9 11 A BECOMING DROWN WITH A TRACE OF FINE SAND 35 BEGS. NOT REACTIVE WITH HYDROCHLORIC ACID. - 10,-' to o 40 r.W 1 w0 Al riA 45C v I 1213 0 A la 6 64.3 50 BOTTOM OF BORING AT 49 FEET COMPLETED 1/2e/e0 55 L 60 I I - 65 70 1 75 60 85 90 I 95 100 I 2 5 10 20 50 100 0 0.5 1.0 .5 2.0 2.5 3.0 3.5 40 4.5 NATURAL WATER CONTENT (Portent) • 3 SHEER TRENGTH TESTS QTHER TESTS NOTE GRO(1NQWATER LEVEL SAMPLING S Soil descriptions or• inlerpre- sl Water Level (Dote) Z 2" OD. Split Spoon Sample 0 Unconsclidated Undralned MA Mechon(cal Analysis rive and actual changes ATD-At Time of Drilling Trios al MY Hydrometergn'a1l E 3"O.D. Shelby -Tube Sample be gradual. A Torvone Bentonite_$eal 3"0.0. Pitcher Tube Sompls CA Combined Analysis O Poetical Penetrometer CA Consolidation Test No Recovery 0 Unconflled Compression CU Consolidated Un- Observation Well Tip or Slotted Section drained Tnoelal L_I WATER CONTENT Test CO Consolidated Plastic unlit I--49--i L1erld Limit Drained Trlaslol PMCMII PMCMI) Ndtu,al Wall, Test Content YI Percent) DS Direct Shear Test J-712-30 11100 CO NARY-CROwS[R A Isles lac. t BORING LOG S-53 SOIL INTERPRETAT,ON STANDARD PENETRATION DESISTANCE UNORAINED SHEAR STRENGTH OTHER TESTS 40 00..,1 .A 9,0. )) ••c.. a.o$1 Alt 1 I.... 'rT.aclw.i115. . lie •.A1 ! cle .tr Doom HiurS 01R III? A 5131011 t,1114EI EI1181:8d i18flit1f121etflf 1.3 in! Elfielli>^ 111. sy^lble 1 0 20 50 W u 05 u I! 20 25 30 35 +u e! o I,,500 5-1 ` I - j I MEDIUM DENSE. DAMP. GRAY TO DROWN. VoPY I 1 TL TY FINE SAND. TRACE OF FINE GRAVEL. I BRICK FRAGMENTS ANO CHARCOAL. 5'2 I II I L1 .1FILLI1I 1 5-! II 5-A Z _ 10 I5-S 93.5 - MEDIUM DENSE TO DENSE. MOIST. BROWN. 5-6 I I he SLIGHTLY SILTY. FINE TO COARSE SAND. TRACE OF FINE GRAVEL. 15 VASHON RECESSIONALI 5-6 I I 20 1 BECOMING VERY OENSE. i. 5 ° 25 I f -.I . 5-Ioe ,. a VERY STIFF TO HARD. WET. GRAY-TAN CLAYEY 30SILTTHINLYINTERBEDDEOWITHSILTYFINE SAND. NOT REACTIVE WITH HYDROCHLORIC ACID. GRADING TO HARD. WET. GRAY. SILTY CLAY WITH THIN LAMINATIONS OF SILT AND 5-I1 - d FINE SAND. m e N 67 . • m S-12 CT- . . 40 v I• II5-13 0 . S-1A 45 5-IsA15 a 5-16 , '0 56 -50 S-1T FA 4 I I 24 VERY DAMP. MOIST TO WET. BROWN. SLIGHTLY I SILTY. FINE TO MEDIUM SAND. r IVASNON TILL) r 5-I6 'A • I 55 I - I I I T50 I HARD. WET. GRAY. SLIGHTLY SANDY. CLAYEY 4 11I II I • I SILT. MODERATE SILT PARTINGS. NOT 1. 5-19 '2 , I I • REACTIVE WITH HYDROCHLORIC ACID. 1 I I 6 i I I • S_20 2 , 12 1 I 6' 65 I-- I ( 1 I HARD. WET. GRAY. CLAYEY SILT. MASSIVE. I I WITH TRACE OF SILT PARTINGS. REACTIVE WITH HYDROCHLORIC ACID. S-21 '14 II 70 I i Si" 5-22 r I lh 75 4 5-23 sr 27 -BO BOTTOM OF BORING 79.0 FEET r COMPLETED S/S/S0 I• 85 I I. 90 95 100 I 2 5 10 20 50 100 0 0.5 1.0 1.5 2.0 2.5 3.0 31 4.0 415 NATURAL WATER CONTENT (Percent)• M.iE 3 GROUNDWATER LEVEL SAMPLING HEAR STRENGTH TESTS 9THER TESTS t Soil descriptions ore Wafers- 54- Water Level (Dote) 2"0.D. Split Spoon Sample O Unconsolidated Undrained MA M.ChonlcOl AnalysisliveandOCIUClgrangesmayIATD-At Time of Drilling Triaxial be gradual. 1 3 O.D. Shelby Tube Sample HY Hydrometer Bentonite Seal Ei 3.0.0. Pitcher Tube Sample G Torvone CA Combined Analysis No Recover 0 Pocket Penetrometer y CT Consolidation Test Observation Well Tip 0 Unconfined Compression or Slotted Section CU Consolidated Un• WATER CONTENT drained Tria:ial Test Flung Limit 1. --9---I Liquid Limit CD Consolidated Percent) Percent) Drained Trl018ol T Natural Water Test Content C) Percerd) DS Direct Shear Test 03 r?f J-712-30 1010 NARY-CROMB[R B efescletee IRA. BO 3 LOG S-54 SOIL INTERPRETATION STANDARD PENETRATION RESISTANCE UNORAINED SHEAR STRENGTH OTHER TESTS i140 Dow., .Gant, 30 ,Plc( diopl ul I Aloe. C:OADINATES, . 21t.6:4 E ..619.;21 D6001 SLOWS PER FEET • s.,#d SWrtecs Vow.** Asossie lely 1 0 I 1NI (Ie.,twt lost So.*ha I 3 10 20 30 ,00 0 05 10 (S 20 23 50 33 60 4S I:D S-I X I I f I — I-- — LOOSE TO MEDIUM DENSE. DAMP TO WET. TAN L_]1 I 1 1 I I TO BROWN. VERY SILTY. FINE SAND To vERY I iRl FINE SANDY SILT. TRACE OF FINE GRAVEL 5-2 1 ANO ORGANICS. 5 11 I 1 FILLI S-3 0 sa.ot G TO LOOSE. WET. GRAY. SILTY SAND IFILLI WITH TRACE OF-ORGANIC FIBRES. 5-6 I 0 e.3 MEDIUM STIFF. WET. DARE BROWN. VERY SANDY 10 a QSILTWITHFINERIOTS. (TOPSOIL) 5-S AAA i MEDIUM DENSE.•MOIST TO WET. TAN TO BROWN. 96 - 1 SLIGHTLY SILTY FINE TO MEDIUM SAND. INTER- BEDDED WITH SILT AND SILTY FINE SAND. S-e d TRACE OF FINE GRAVEL. 15 1 ASHON RECESSIONAL) 5-7 I.'I 4 I I DENSE. WET TO SATURATED. VFRY FINE f.RAVELLY, MEDIUM TO COARSE SAND. 5-• 20 0. 1 S-9 ,4 A 0 25 I 1 VERY DENSE. SATURATED. BROWN TO GRAY. SLIGHTLY FINE GRAVELLY. SILTY FINE TO S-10 00 MEDIUM SAND. INTERBEDDED WITH FINE SANDY SILT.30 5-11 = 0 35 0 s 12B p GRADING TO VERY STIFF, WET. BROWN. SILTY 40 1 CLAN INTERBEDDED WITH FINE SAND. BECOMING GRAY. AP5-I3 -' 4y S-16 , O 0 S-Is CI I I S-14 , I G O 0 CT GRADING TO STIFF, WET. GRAY, FINE SAVOY. 55 m b 1 SILT. R 5-)f . I VERY DENSE. MOIST. TAN TO BROWN. CLAYEY O 5-1• ' S-Is A 4. VERY SILTY, VERY FINE TO GRAVELLY. FINE u... l i TO MEDIUM SAND. g60 ,n 1 i 1 S-2o 12 j 65 I i i L.j I GRADING TO VERY DENSE. WET. TAN TO BROWN. iSLIGHTLYSILTY. FINE TO MEDIUM SAND. IIS-21 01 a e ^70 4 BOTTOM OF BORING A9.0 FEET I I i COMPLETED a/12/•O 75 90 e3 90 95 100 1 I 2 S 10 20 50 100 0 01 1.0 U.S 2.0 23 3.0 33 4.0 4.3 NATURAL WATER CONTENT (Perawtl• NO E 2 GROUNDWATER LEVEL SAMPLING SHEAR STRENGTH TESTS QTHER TESTSI1 Soil descriptions ore inferpre- Water Level (Date) 2"0.0. Split Spoon Sample 0 Unconsolidated Undroin•d MA M•chonical Analysts tive and actual changes may i ATD-At Time of Drilling SI 3A 0.0. Shelby Tube Sample Triasiol Hydrometer Hydroeter be gradual. A Torvone Bentonite Seel 3.0.0. Pitcher Tube Semple CA Combined Analysis No Recovery 0 Pocket Penetrometer CT Consolidotion Test 0 Unconfined Compression Obswwtion Well Tip CU Consolidated Un- or Slotted Section drained Triasiol WATER CONTENT Test ed Plastic Limit I- o l Liquid Limit CD Comol ed T P•rCMt) Percent) Drained riasiol News! Wets/ Test yf esCOOPO P erwt) DS Direct Shear Test 1-7111-30 lesa HART-CROWUIR a 1•tse sae. BC IG LOG 5-55 SOIL INTERPRETATION STANDARD PENETRATION RESISTANCE UNORAINED SHEAR STRENGTH OTHER TESTS i,40 ....Ad ...Oni. SO ,Acn '$.l 1 IU i Domii6 CarPDINA yes, N 111.rt. ( 1.119,•41 Dasik SLOWS PER !([T 4., .d ea time t11.atma AA.reaim.telf Its INS tie.eil0A feel s°T°'e t 9 v d ad ;rr u u a Ib !ci ! iu ! to /5O ,.G 1 ISTIFF. MOIST. GRAY TO BROWM MOTTLED. FINE N I i ISANDYSILT. TRACES OF GRAVEL. 1 tFILL) I n iDL 5 1 2 I STIFF. MOIST. GRAY, CLAYEY SILT. l- 3 ILOOSE. MOIST. DARK BROWN TO GRAY, VERY B i I * • SILTY FINE SAND. TRACE OF FINE GRAVEL AND I ORGANICS. S X 1 I . • CIS I , , 1 el 106 . I MEDIUM DENSE, MOIST, TAN TO GRAY, FINE TO F f")I MEDIUM SAND. TRACE OF SILT AND FINE 7 LXYI f I 4 GRAVEL. H20 VASNON RECESSIONAL) L e ICI . r A 25 J r INTERBEDDED •ITN SILTY SAND. IOA,•, B rg r r A BECOMING DENSE. 30 11 I 0 A 35\ I co I2 .' ` A 40 II0HARD. MOIST, GRAY. SLITLv SANDY SR]. TRACE e. .U+ OF FINE GRAVEL. NOT REACTIVE WITH lrrCRX.1-t Ric r 13 '.' ' 0 AACID. VASr{.l TIl1) e1 . BOTTOM OF ROPING AT 44 FEET 45 1 COMPLETED .9/4/60 50 1-55 1 - i . 60 I I I 1 I I . 80 II l t II 65 I I I . # I 90 I 1 n95 I100I j I 2 5 10 20 SO 100 0 0.1 1.0 1.S 2.0 2.5 5.0 1.3 4.0 45 NATURAL WATER CONTENT (Percent) • NOTE S GROUNDWATER LEVEL AMPLfNG SHEAR STREhgTH TESTS OTHER TESTS A 1 Soil descriptions are int.rpr.- 4L Water Level (Date) 2"O.D. Split Spoon Sample 0 Unconsolidatec Undroin.d MA Mechanical Analysis five and actual changes may AID-At Time of Drilling 3.O.C. Shelby Tube Sample Trioxial be gradual. Y HY Hydrometer 77 1 A Toryism) Seal 1 3 O.D. Pitcher Tube Sample CA Combined Analysis No Recovery O Pocket P.n.tr mister CA Consolidation Test Observation Well Tip 0 Unconfined Ctmpr.ssion CU Consolidated Un- or Slotted Section Test 1..._,t WATER CONTENT amed Trion0l Plastic Limit I—•--I Liquid Omit CO Consolidated Percent) IMceMM) Drained Trlauol 11 Natural Watts Test Can teen P Pe.coo.)OS Direct Shear Test 6 7i2-30 1e.0 V HART-CROWSIR a Woo lee. BORII _ LOG S-56 SOIL INTERPRETATION STANDARD PENETRATION FESISTANCE UNORAINED SHEAR STRENGTH OTHER TESTS 40 oc.-a ..A.t. 3: •c• wool 11•I I BORING CIZ701wTE5, 4 21,.a01 E 1.619.561 O•016 n.uwS PLR 'LET • Gre.nd twist, [Is•e1,ss 11,4Ma•„Ae4II I I9 tNI fle.s1i.4 ISO SA,,,P,• 1 SOD 0 I. 1MEDIUMDENSE. MOIST. GRAY AND BROWN 1 r I III I j II I I MOTTLED. SILTY. FINE TO MEDIUM SAND. 1 I I 1 TRACE OF GRAVEL WITH GRAVELLY UNIT FROM I 4 5.5 TO a FEET:. .. . ... . 1. ' I 1 I I.FILL) 5 113 2 1 ' I I. I IMEDIUMDENSE. MOIST. GRAY AND BROWN I 1 I MOTTLED. VERY GRAVELLY. VERY SILTY SAND.I I I • • 1VASHON RECESSIONAL) r 1 109 -10 VERY DENSE. MOIST. GRAY. SLIGHTLY F 1 OS IGRAVELLY. VERY SILTY SAND. 9 ' S SO. IVASHON TILL/ h I 1 ," 15 6 I 1 iiir'S9. 6" F20 j I „ F L 6" F25 I93.5 r VERY STIFF. MOIST TO WET. GRAY. CLAYEY SILT. TRACE OF FINE GRAVELLY PUMMICE MARBLED WITH MODERATE SLICKENSIDES 9 rd A THROUGHOUT. REACTIVE WITH HYDROCHLORIC III ACID. 1-30 10 , '• OLDER MARINE) I- CI II. L 11 _1 r r35 II 12 , ' TRACE OF SILT PARTINGS ORIENTATED FROM 0 45 DEGREES TO NEAR VERTICAL. VERY SLICKENSIDED. 40 13 - 1 /' 45 I r up k INTENSITY OF SILT PARTINGS INCREASING r50 EPTH TO SPACINGS LESS THAN 1 INCH. ITY OF SLICKENSIDES INCREASING TO 16 r 55 4- LOCALLY BLOCKY. FRACTURED C ' 1T 1 IIBOTTOMOFBORINGAT59FEET 60 - 6O gat 1 COMPLETED 8/IC/e0 w, ` I r NOTE, OBSERVATION WELL DRY TO THE TIP. RECORDED ON 8/19/80. 10/3/SO. 12/15/80.I165 6. F r 70 1 r I . r 75 F.1. 80 rB5 M 1- H90 I - 95 100 I 1 1 2 5 10 20 SO 100 0 0.S 1.0 1.5 2.0 2.5 3.0 3.S 4.0 4.5 NATURAL WATER CONTENT (Percedt)• NOTE 3 GROUNDWATER LEVEL. SAMPLING SHEAR STRENGTH TESTS OTHER TESTS Id-1 Soil descriptions are Interprr- Water Level (Date) 2'0.0. Split Spoon Sample 0 Unconsolidated Undrained MA Mechanical Analysis tiw and actual changes mayI ATD-At Time of Drilling Tria lol De gradual m 3 O.D. Shelby Tubs Sample MY Hydrometer 8enfonite Seal m 3'0.0. Pitcher Tubs Sample a Torsions CA Combined Analysis No Recovery O Pocket Penetrometer CA Consolidation Test I'll Observation Well Tip 0 Unconfined Compression CU Consolidated Un LJ or Slotted Section drained Triosial 10/ATER CONTENT Test Plastic Limit --- _— Liquid Limit CO Consolidated 1 Percent) ercentl Drained Tr1o110i Natural Water Test 0 Gamed( Percent) DS Direct Shoot Test CO fA J-112-30 tee0 CO MART-CROW{[R 111 isles IRs. BORING LOG S-57 J©IL INTEMETATfON 4T11NoAR(1 rtNcTHATIC40 RESISTAW1 IRinfiAINEn SHEAR STRENGTH OTHER TESTS 40 Doane ...pnt, 30.ncn eropl 11111 BOP ING CcC110 INA TES. N z1e.SsA. E 1.639.660. NOW BLOBS PER FEET • Gr.,r4 3.Mtece Ele.et,OA Ap9realIR.NIy I4A r.Mt Ele.etien INt Sew.ple 2 5 Ti 20 SO 100 0 05 10 15 20 2.3 30 33 40 45 MEDIUM STIFF. DAMP. BROWN, FINE TO COARSE. 0 I 1 I !I- i- SANOY SILT WITH CHARCOAL FRAGMENTS. I I I i I RILL) 1 I I I• 139 - 5 ?' I 1 VERY STIFF. DAMP TO MOIST. BROWN (RUST MOTTLING). FINE SANDY SILT. HORIZONTAL LAM)MAT IONS. NOT REACTIVE WITH HYDRO- I I CHLOR)C ACID. z (J.(jl OLDER MARINE) 10 I I I I 3 . I AO 15 9 i , . 0 0..- uu 20 s 1 . , VERY STIFF, MOIST TO VET. GRAY. SLIGHTLY I I CLAYEY SILT. INCREASING DISTURBANCE ANO CLAY CONTENT WITH DEPTH. SLIGHT SILT PARTINGS ANO SLICKENSIDES. REACTIVE WITH 6 I I A• HYDROCHLORIC ACID. 25 0 I`r 4 TD k INCH HICKr FRACTURED 9.ICI(ETGIDED Z . n T 30 I . e , 'M'^'-- 0' L u TRACE.OF FINE GRAVEL. 9A it j A • 35 Bra. i I : 10 ' 40 HARD. MOIST. GRAY. VERY FINE SANDY SILT. TRACE or COARSE SAND AND FINE GRAVEL. REACTIVE WITH HYDROCHLORIC ACID. II '/ 45 IVERYSTIFF. MOIST TO WET. GRAY CLAYEY SILT. SLIGHT SLICKENSIDES AND SILT PARTINGS. REACTIVE WITH HYDROCHLORIC ACID 12 50 I — I - I o V .I 0 13./ Al I I 55 . I SILT PARTINGS.I I.'' as - I BOTTOM OF BORING AT 59 FEET 60 COMPLETED 9/e/e0 65 I I } , , II : I 170I 75 80 85 l I 90 95 100 2 5 10 20 50 100 0 0.5 1.0 I.5 2.0 23 3.0 3.5 40 4 5 NATURAL WATER CONTENT (Percent)• dtQTE S GROUNDWATER LEVEL SAMPLING HEAR STRENGTH TESTS OTHER TESTS Soil descriptions ore interpre- 2 Water Level (Date) 2F 0.D. Split Spoon Sample 0 Unconsolidated Undrained MA Mechanical Anaiys's five and actual changes moy I AID-At Time of Drilling 3 O.D. Shelby Tube Sample Triosial HT Hydrometer be gradual. 2] A Torvone Bentonite Seal 3.0.0. Pitcher Tube Sample 0 Pocket Penetrometer CA Combined Analysts No Recovery CT Consolidation Test 1 Observation Well Tip 0 Unconfined Compression CU Consolidated Un- or Slotted Section drained Tnosiol L WATER CONTENT Test CD Consolidoted lestic Unlit I---S l L.outd Limit Drained Tllaetal Percent) Percent) 11 Natural Water Test 0 GROW erciM) D3 Direct Senor Test CO J-111-3 0 1110 CO NAM-CROrM•111 I tale• me. 1h----10 0 BORING LOG S-58 S61L INfEhkOffel04 3 f AIWA r,ij rc!it i mill l..p ridi!3TAllLA 1_dtiiriAilltIi itil:Ati STHENChTIt 1TIIER TESTS 1,40 so••o .o•el, SO,ncn aropl ail 1 BOWING CornOINATES. rI 211,77T, E 1,6370ee3 poptl. BLOWS PER FEET • Grave Svrtece Clerutiee Apwou.Mrslt 169 Fowl Elewtioi toot Sow (i I 2 S .0 20 50 100 0 05 ,0 ;5 20 25 SO 3.5 40 •S VERY STIFF. MOIST, BROWN, GRAVELLY, SANDY. T r 1 1 1 i I ISILT. TRACE ORGANICS. I , I I i i I'i TOPSOIL) I Iee - 1 0 ..1 I I • 4 ft I' VERY STIFF. MOIST, BROWN TO GRAY, MOTTLED. 1SILT. THINLY LAMINATED UITH HORIZONTAL 5 SILT PARTINGS. I OLDER MARINE) I 2 i to 10 IVERYSTIFF. MOIST TO WET. GRAY SILT. TRACE OF NEAR VERTICAL FRACTURES AND SILT PARTINGS. GENERALLY MASSIVE. REACTIVE WITH HYDROCHLORIC ACID. a 1 A D r 15 I i i BEDDED CLAYEY SILT AND SILTY CLAY NOTED r FROM 17.5 TO 16.3 FEET. 0-- 20 s -' D VERY STIFF. MOIST TO WET. GRAY. CLAYEY SILT. VERY DISTURBED SLICKENSIOED ZONES eA grA LAYERED WITH MASSIVE CLAYEY SILT WITH B r-T SILT PARTINGS ANO FRACTURES. 25 30 Ii• 11 gl . A • ao I2 . I 45 I . IS ' ' r • 120 - -- BOTTOM OF BORING AT 49 FEET 50 COMPLETED 11/11/S0 NOTE. OBSERVATION WELL DESTROYED. GROUNDWATER LEVELS WERE NOT OBTAINED.55 6 r F 65 I . 70 r L75 r I 80 I 85 690 I 95 100 I I 2 5 10 20 SO 100 0 0.5 10 1.5 2.0 23 3.0 3.5 4.0 4 B NATURAL WATER CONTENT (Percent)• MIL 2 MO GROUNDWATER LEVEL SAMPLING SHEAR STRENGTH TESTS OTHER TESTS Soil descriptions ore interpre-37fWater Level (Dote) 2"O.D. Split Spoon Sample 0 Unconsolidated Undroined HA Mechon.cal AnolTsla five and actual changes may ATD-At Time of Dril lino 3"O.D. Shelby Tube Sample Triasial HY Hydrometer be gradual. t 3"O.D. Pitcher Tube Sample Torvone CA Combined Analysis Bentonite SAW 0 Pocket Penetrometer No Recovery CT Consolidation Test I Observation Well Tip 0 Unconfined Compression CU Consolidated Un- U or Slotted Section drained Tr.oa.ol WATER CONTENT Test Plastic Limit 1---0--I L.au.d Limit CD Consolidated Permit) PatentI Drained Triasial T ROOMWowe•f C) Content IPercen,) DS Direct SMar Test IT CD y 12-30 teeo NART-CRowatR a Iet•• IRE. i:" lb....._ BORING LOG S-59 SOIL INTERPRETATION STANDARD PENETRATION RESISTANCE UNDRAINED SHEAR STRENGTH OTHER TESTS 1140 pound .e.961, 30•nc* drool list I BIG CCCPOtNATESi N 24e.Tes. E 1.e3e,3ST Deem BLOWS PER FEET • Grave %Oace Ete,stie. AppeeWerey 12S Feel Ele.etie. Ise SCRWI I 2 5 +0 20 30 100 0 05 10 15 20 2.5 10 3.5 40 4.5 CONCRETE SIDE.ALK. TO - I i i '1 MEDIUM DENSE. DAMP, BROWN, VERY SILTY 1 1 FIN( SAND. TRACE OF FINE GRAVEL. I I I I 1 S 2 QQ I I BECOMING LOOSE. MOIST. MOTTLED. BROWNL.I/, TO GRAY FILL WITH ORGANIC CONTENT. F r'' 1.10 A A e W FILL) p MEDIUM STIFF. WET. CLAYEY. VERY SANOY IS I r SILT. 6 I I T I 20 1 MEDIUM STIFF. MODERATE TU SUBSTANTIALLY 1 ORGANIC SILT. TRACE OF WOOD. (TOPSOIL*. 1 e I iILI I 1 ! 'il! 102.3 e A I . + i MEDIUM DENSE TO DENSE. MOIST TO SATURATED B j + I i GRAY TO BROWN. FINE TO MEDIUM SAND INTER BEDDED WITH MEDIUM DENSE TO DENSE, MOIST 25 I 1 ., t I TO WET. BROWN TO RUST MOTTLED. SILTY FINE rSANDANOSILT. SILT CONTENT INCREASES r 10 I + ' r WITH DEPTH. A ram-_ . 30 12A IIll kiIUiiIllHhi 0. ,1 II l- 35 I._ 1_, IA I I I 1 I Is! $i i qI40. 1 I ' 1 1 I o A + I I HARHARDD.FMONIS SANDY N. T, I LOCAL POCKETS s2 ' 45 16B I I ' I. ..-. .. .. Y E SI OF SILTY SAND. NOT REACTIVE VITA HYDRO- I I CHLORIC ACID. h t F , IVASNON TILL) 0 tea*0 ` HARD, MOIST, GRAY, VERY FINE TO SANDY Snt s 11 III r1111',v 50 SILT. NOT REACTIVE WITH HYDROCHLORIC t IACID. d y IFiri I I 1 BOTTOMOF BORING AT S9 FEET o COMPLETED i/2e/20 1 J : I r i II 1H1iH ram-',_, r Lf' I , 1. F-1- ' i j `•rM 2AI-k ruuUEe'.15 aD 2f,L2at, I Its i I` + r ' { ; 1 '1111111 I 1 I Haiti I I f Ii 95 100 t I 2 5 10 20 50 100 0 0.5 1.0 1.5 2.0 2.5 3.0 3.S 40 4.5 NATURAL WATER CONTENT (Percent)• NOTE GROUNDWATER LEVEL SAMPLING SHEAR STRENGTH TESTS OTHER TESTS Fi Soil descriptions ore interpre- 3zl_ Water Level (Dale) 2"0.D. Split Spoon Sample 0 Unconsolidated Undroined MA Mechanical Analysis five and actual changes may I ATD-At Time of Drilling 3 Triosial De gradual O.D. Shelby Tube Sample HY Hydrometer 6entonite Seal Z 3"O.D_Pitcher Tube Sample Torvone CA Combined Analysis 1•, 0 Pocket PenetrometerPenetrPenetrometer No Recovery CT Consolidation Test I Observation Well Tip 0 Unconflned Compression CU Consolidated Un- LJ or Slotted Section drained Triosiol WATER CONTENT Test Plastic Linilt 1 -—I Liquid Limit CO Consolidated Peroeet) Perceetl Drained Triasiol 111 Natural Water Test Cameo G) ilimmeW) DS Direct Sheer Test FA J-712-30 teea V, s MART-CROWIER I lets• inc. 4. BORING LOG . S-44 SAIL INTERPRETATION STANCAP) PENETRATION RESISTANCE UNDRAINE:D SHEAR STRENGTH 40 Pm.. ..a•I. 3o .,,p, e.ei OTHER TESTS l f1uE .a j.litii N ill.'54. I I.Eil.140 r.rl Gna so, aew)w pr. AeuRierpresty 131 rest 9.alA BLcw1 PER rtESamar'M Wrle lMh's% I..) Sow ' I 2 10 20 50 100 C OS 10 IS 20 25 10 Sd eD ebMEDIUMDENSE. DAMP. LIGHT BRQWM, SLIGHTLY OS-1, C,O Ae I r 1 ir rTSh.T $AND, TRACE OF •R1CR SAMPLE I I IF4AGMENt3, ORGANICS. COAL. D-S' II.IMA, Mp MILLI K]. I a • 10 I S T I • 11 I lice / Ie ' I 20 lt4' I 1 SOFT, DAMP, GRAY TO BROWN, FINE SANDY I I I I ISILT. TRACE or GRAVEL AND W000. 10 Q II MEDIUM DENSE, DAMP. TO. VET. GRAY TO .BROWN, 1 I I HI 1SLIGHTLYGRAVELLY. SILTY SAND. 25 II 1N • I II ,1 1 11 1 21 I I i • I I III I j 101 ^30 1 I I I'• ; MEDIUM STIFF, YET, DROWN. FINE, SAND f SILT ITN ORGANICS. ITOP3OIL1 IT 1 I{i;, • M `I II SILT I I 00 - I I Ii1I I I I II.I DENSE. MOIST. BROWN, SLIGHTLY SILTY. VERY I I I , 41A Amoy, FINE GRAVEL IVASHON RECESSIONAL) I I II 33 71 i l+I IS I I ' 1ICIiIz 1 so" I j jl IO[NSE, M0171, TAN, SLIGHTLY SILTY. 1 ISLIGHTLYGRAVELLY. FINE TO MEDIUM SAND, I6r`/ I I I III: I II 4 r I _ 1_ I ;{ l i N 0 I IIII I11oQ$ IT i I i Y 4 j II I451iI Veer DENSE. SAIURATEO. TAN, FINE SAND. I 1 z 0.... IBarronOFBORINGAT44FEET a 50 IIII I COMPLETE e,22,SO 1 , SS I 1 1. + I , 1II ' II I i 1i 11,1 I60 I 11 I• tt I111I 65 Il I I i111 1II I III 70 it II • Ili I I1II I I 75 II 1 4 ' 1eo 85 90 95 100 1I2510205010000.5 1.0 t.5 2.0 2.5 3.0 3.5 40 R 5 NATURAL WATER CONTENT (P.rt.wr)• NOTE GROUNDWATER EVFI SAMPLING SHEAR STRENGTH TESTS 9THER TESTSSoildescriptionsoreintopre- Water Level (Dot.)2"O.D. Split Spoonpfiretxtdactualchangesmay Water Tlnre Of f).illinQ Sample O Uncon.olldoted UndroiMd MA Mechanical Analysts 51 be gradual.3"0.0. Shelby Tube Sample Triostal HY Hydrometer TorraneBentonibSeal3"0.0. Pitcher Tube Sample CA Compinpd Anotysh No Recovery O Pocket Penetrometer CT Consolidation TatObservationWellTipOUnconfinedCompression or Slotted Section CU Coroun dat rl Un- WATE$CONTENT drained Trlasloi Test Rustic Limit 1'+--1 Liquid Limit Co Canso1idofed t ero w l erseet) Drained Trlouiol Natural Weer Ti CaAtan)Test GI wuM) 03 Direct Shear Test pW J-711-30 11180 Q NANT-CROWIIIIIN a Wee IRe,