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Home My WebLink AboutReport 10 I') 0 ~ , , ' 0 0 s a ra il'! ! 0 -~ i ~ z 0 -· ff>'lE!ilE&A !' ~~ ~; ~_: f;; ' ' • I !! ! q i g ' ' i ' I. I -z ..... [Hi ::ei ! ~n= I "" ""C 1:g1 ("'I! I I / I , 0 ro 5 I ,> CZ , ~! m m o i;; :@> z z ::t> ,ii. ril mo ·,~en:n ~ en m en ,/ I l] ~J ~ 0 z ~ "' ~ r~EC~-tl\ii-L• FEB I 2 Z!J'..J CITY OF RENTON PLANNING DiVISIO~ BURUNGTONNORTFIERN SANTA FE !lAfLROAD R.O.W ~ 1. -I I' ~-s'.\ ;~ ~:;;; a ' ; -z ..... I ~ \iit=E j r I ~ I I 111 illl-0 rn 0 m i''::C: i ! ' ' ' ' 0 mcz 0 ~ ! 8 ' i ' d! ""C §; z Q) C) ji i:g1 -i z :,, w .. ~ mmo b ! '! :a (/) :a ~ ii I ro m ~ t""'l f (/) ~ z :::J en C -, 0) :::J (") m ~ n. < (I) (I) "TI ;a m 0) ~ m )> ~ 0) "'O "TI 0 0 a. [ r,-·------',,/"-"· ""-''ij' ')/' __,. ___ u+-"!"11kwlla :>:.,,--._--,~--,--.. ~/ • \\., ~ -' ~'§-.!' ---, ~ ! 2'-~ /,c i! -1;,I~ \ i 111 8 Co11ll~ ~ 1 !. , I " • ~s'3"' ,t ¢' f .. .J •• , ~ ......... ~~") -,., ... ~ _, 84THAVE S 1-i---·---· i I_ :~ ~ , .. , .. 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B"' ioo~o,o,oooPJ l.,l.OTSl).~71)-1)))1) 'E[)[S"1. ~S[O>'!; D•N< ,Y $AN n>,...CIS:I) I r I O CD 0 ~· i mcz §! z Ql C) -i z l> -~ mmo ~, ::0 CJJ ::0 m m CJJ ) n " -;· ... ), -< ~o ~ -v., (,, -·-, ~ ;--\,; '-._) ~-.-<' u-, ,.·c:, ·' @ ~ 0 0 0 y "Tl fT1 ro ~ ..., ~, ~· C:...J I rr1· AJ rn {-· \ ,r·: < r- ~ <W •.,:/ @) (~) (it, ' • 0 0 0 OFFK:E 48,832 SF ,~ '.' ~ a ? 0 0 0 0 Gp (9) q:i qi (~) (i) (I) CD Q) (0 Jrr~~9il...J ~ ·:£! • I I II I I P""'I·--· -I I t,,, Y...L.....J ~ • ' ' • 0 0 0 0 .. 0 , 11 ' ,r '1} OV_l;H__,6J.L FLOOR PLAN · LEVEL 1 , __ /·,--, ~ ® © C•l c~:; PRC.<CT "'" ,,:]',, ··o ~ C LLI NS m ;;o 3: > Z• ·io.«Cf",aMrr,ue ,,,.,, .• """'""''"'"''°"'''' .• .,,,,..,1,,.,, r•,0<,1.s;,c, ""' • ,MW,'·" .ltJSW.•e•~•Nc ',>I{ LONGACRES BUSINESS CENTER· BUILDING A 511127TH & NACHES A\/!: SW • ISSUED ''''" ,.,, o,.,Pr.-.. LEVEL 1 -OVERALL FLOOR PLAN AA2.1 V') z _J _J • W ERMAN u @ s-; ~-=.:1r---,.-----....,1 e (~)-- e e e- E>- E>- (:cl 1'-' ~! ® ® I -• • • --0--- -----o----8~-----0 D------o--- ' ,-' ' ' ' -' _, n " -.-.... p -< z 7 r, i -1, J'Y, ._·; {) -~ ""' (j1)l~ ..,, rr, CTJ -""' ; ,. l "'"' {; A.) m (-""'. ' nc ['" --:: r· ·- @) • • • @) 1jo) ~) (~) (i) ., --~-H .. " .. .. :":'''~ jg • • 0 0 ' 0 • 0 0 ' ' OFFICEJLAB 41,845SF • • -. 0 ! -0 0 ' -- .C:JI\ .....: ' :_ ,llr-· 1 0 0 0 (~) (f: C:D (I) (f1 T (~1 r, '" -' " ,, .. ~---II I (i.) (~ ' II l@ • • • • • • ' ' 0 0 Iii@ WAREHOUSE 20,023SF • • • • 0 I® ! ~ -(~ 6 • C • 0 - II 1 0 .Pi C 0 0 II: ;]~ I c1·1 ~~:RALL LEVEL 1 FLOOR PLA.N, , ·-·· ,;;;zs :Ee C LLI NS m ;o :r )> Zo ,,,s[CuNOAV(N'., • ""'""''' se•·ne '•''""'"'re' "''" , . ., '"'"''"''"' ''''"'"'''" UOL • .,,..,.,,,-,, "'"~''""'~•·vov LONGACRES BUSINESS CENTER· OPERATIONS BUILDING SW11TH & NACHES AVE SW REN10N V'jA • '"""'"'' ISSUED LEVEL 1 -OVER/I.LL FLOOR PLAN AB2.1 ' V') z ....J ....J • w ERMAN u L Cf} Cf} WU) I Zc., O:::ff30:::Qz I (.)zWt--5 c'.§u5!z~::::! Z:::::,Ww:::J ocaua.OJ C, ! --' 0 ! ·8 -----0 &-----------El ~ § ' ~ ·---o ----<ii 0 ~sc ----E:J-ZQ---,Ef> ~~ ;:, -----<? ------0 -------9 (?;-------------El -----o----•-------o -------r -- 8 8--e 0-- 8 -El ----0----Ii>--~ -+o-----<;>--- 0 0 ;j~ • '0 0 ~! ~ ---o --0 6 ,o 0 ®------El ---lll -. ®-GI ----·---€ll ----$ ®--Ill ---Ill---- --------Q- ' N ~ N w >Z (I) ~~ <( ~ [ !~ ! ~ ' " , Vl z _J _J • W ERMAN u .,;1 \_., '~. -~ (~) s 8 E) 8 e @}- (~) ® ® 0 -@11 -0 • .. -EB -' -' -' ,. --, ,~~: .. , --L...-<_.....,....._........_. • 0 ---0 -- 0 0 wiJ; "-~; 0 0 0 " ~- •-- • 0 --- 0 0 0 ' (~ @ ("') I {'ji ~1 t"ic::··-<,v· 'F [) ;'"( l~ '\Lj L. ·- FEB 1 2 2015 t r·,,. -I ---. -: ·-... rn_rn , rn_ m rn 1±1 ; rn rn ...... 1~0""'" -" Iii I, '":';,t .. ~· J;~-!.J /,,------,,_0,,, . ~)TYi' -wblw~ wa ~w ~ .l'!l ~ : l'!l ~ l'!l ~ ~ l'!l • l'!l ~ _' I l_i __ '. L _I_ l J~t:;1- -~ ..... "::':-1' (1"1 EXTERIOR ELEVATION· NACHES AVE SW(EAST)ELEVATION '.._/ ·, ' -' . ' , r{S) •,; ,--}),. //.(s)_ ._, /~,.,. fT 1 ...... ,1a-w 1 _WjJ ciww~1wl1w~.· .•. ~-Ll ... ,:: __ i __ ; __ ~--~-~-~-~ ~ ~,~~j ~ ~ 0 r 1 1-1 ,::,:;,TY> -~.,. '":;./' '-t';""" ""'"°"'"'"' CMtE >,.v (2-,'i EXTERIOR ELEVATION· BNSF RAILROAD (WESTI ELEVATION '-.._j .. , ', .-' ' ,, " [] ' lc-0),.r{;.l,. ,) •. .J:,J 1;::$:: : 1 r. g:j [l-[If~f ~-rn-rn [l:f rn rn [l rn j ~~~: • ~ I• ~ w ~ -~. ~ w I D D DD D n I "" ,I ~l'!l l'!l~ ~l'!l ..---. . -·---· -.,~..,. --------------·" --------- 1£:'}./' .a::._m "';;'}.-. 0 ~~RIOR ELEVATION-sou:H, E.LEV~TION_ • 13~) EXTERIOR ELEVATION_·_~ 27TH ST. (NO!UJ:ll 8.EVATlON \~-,.,_, . '. ' ~ uI ' ,,,.------8 --,-- LAB/OFFICE -- LAB/OFFICE ·1.-,I,,, !Ii :ii::: 11-1.. _ WAREHOUSE . . ~ - ~1~ . ,,, " i,t, "' ·"·' = 11· ,-' Ci --·-·-·· ~\ CD ~.U!~DING SECTION C> ~ -n (T1 rn /-7 en ;_,,, J z () -rn ~ "";', -, ·~1J "" < ':,:'. t"r: .-., .-::: --~-= m (;) :~;: Ln r, 0 CJ z z ~'I' ' !1 !' ..... :, ~ PffllfJlW;,,o 2 C>IJ"""' . !-y:~~.:.:;~ '~f~-,li II 1;1 il 11 CD ~~H ENCLOSURE DETAIL I I' ' ' ~ 0) -t!ocaa,;1 """ o-[fOct>rJlfll'-•GCEtf' 0) ...... ,,,,..,.""'""' 8..,, ... ,,.., . .,,,.., 0) -··- (,) ~""""'' 0'/tnroW""'-"" (,) ·--.,,~ ~ C LLI NS m ;;c, ::r )> Zo '" SCCOl<OA·,CNCC • son[""' SE•TTcE ,',,SM,'>OlC,. "'"-'·'"' ' • ''"'" '"'' ' • >062•'1,0 "'" • wwwcc,c,..:;;,.;ce....._,c,,. LONGACRES BUSINESS CENTER- OPERATIONS BUILDING SW 27TH & NACHES AVE SW • lcoos.o.·m· ISSUED ,w,,,,..,I EXTERIOR ELEVATIONS AB4.1X , ·· ·· /r-0~ Ir !~ .. it: I u I ~·~~~~ • ~~-• ~ rn-ot o rnlrn o; o ···~~ (,) ,-{') t~l~ffl ! i ~fgj~~!~~;: 6:Q rn' rn o Io rn1 rn o e ! ~'.~ C•)..,. [OD C .~ ~!~~~1~ ~~'~.~ o orn rno10 orn rno ------. -----________ /~::". ,··_:_i8'.;"'~ ... :1~ ~' ~ ~· ··~·~. ~=:',~ ---··---"':;';~ ci);.[J [II] D [O CO D · '"'"~ H (~~IORELEVATION-SO~.~EV~TION ~ ~ ·~.,. "\~ 0~~10_~ ELEVATION-NACH,~,AVE,SW(~STI ELEVATION ~_,:,.,. CD ~~RIOR ELEVAJlON-BNS~ ~~L~AQ .. ~ ELEVATION -r.:J~ 8,,; ,( W,J~ ~~-~~ -""""""'-.,. ' ,,.~ ":.'.;.-. IP D [O [O D [II] !I' ' ' ~ ... Ci) ~l;RIOR ELEVATION· ~1!f.H,ST._!NOR~) ELEVATION lj ,, . ~ OFFICE ' T'El "" -OFFICE <£!11'L36. -~ ~~ omo, q ~ "El Mt -OFFICE b -""' '' .1'!> , II: 'ltC -b ---,, ,. 'l~ -f-;-_:_,·-~--'=--,-, (D ~.u~':DING SECTION ~-""!I.Co (,) ~H ENCsOS,~UR,sEe,Ds,ET.!"Al,,.L .:;;~~~ KEYNOTES ______ _ 0"""""'""""·""" 0-0""""'1,-ro.oA, 0 .,..,,,. .... , ......... ,,. 0"""_,_ 0,,,.,.,,.,,,., .. 0 ""°"w" 0--,~ 0 _.._"""'_, ~ C. LLINS m ;o 3: > Z• 710S<o;,<DAv£-• <LJTS'<'lll 5'e>fTL~ VU>!!l<l>IOTON .. 101-•110 T•l<J<'1<S>iCVl Fo>OI!>""°' URl • WWWCOl.l-Ol'OW«JCOM LONGACRES BUSINESS CENTER· BUILDING A SW17TH& M,,l,CHESA\IE SW • 1,..,,., I ISSUED" .; ...... :°"''I --0,:e;a,,pt>:Jt< """'"""'; EXTERIOR ELEVATIOOS AA4,1X ~'·"""'""""'-="""""'"''''" ! 1~.-. I~ \~ '" (/) w (/) a: a: (I) w ow~ <,: z 0 ci5 w z::, 0 om _J _[ __ .~~ I ts j l~i i=...;, } I =i; a='' [! ' D ! ' ' ' b ' § I D ~~~;;; ~ "g la !s g ~ ~ g ' ' I , , ! ii 5] ~ w ~ ~ u. ~, ~:,; < z ~ ~ C> ~ i ~ ~ -u _J " " ' C, -z I :S . .;C/ -. '1\/T-; 1,.r.'..,,.··" v ··-~.L~ FEB I 2 2015 cnv ()i~ . ()N H_.i\".F\·ir·.:C.~ ry· ··,:~)i\ ~ I !I ...J ! d _J 0 ! n WOERMAN l L u f/J w il I-~ 0 "i " z . ~ w ! I- in . -·~---- I::': H I i!I ,l I I i 11 :,_:; ' ~ ~ ~-' ~ ¥ I' I i , ,, ~ [~ ! I -&~ l !ii " ,, ;\: ~~ ! I i ~"' ~ uci ' "i C •' I ,, ::i; ; ~; ' ., ,_.,, .o-_,, ' -~--~----~~-- : I l i l ~ I ! " ~ 1· Jwl <( -1[ I 1 I'! j I m I 1 .,-.,, , r·ct'Fl.'v'ED ·'<L.1,,,,-· FEB I 2 2015 , .. ,.,,, cir: ,;r:;..rrON ~ ...... ~ti f -' -··-· ,)1 11 r,.,;..,,1r..,r·: r,1\.:1~:1ni\1 V) ' ! (I) z n ~ CJ) a: ·1 0 () ffl w 00 < ! w• -0 0 _J <( z f-- 0 it ! I~ _J ! o-z we ~ ; ~ ~ <C ,- WttERMAN l z~w i~ Co ' @ ~ -£ ~ <( 0 CD () I ~ I::::! V 1...J ol ! il i I ~ ~;:: e , I w w zo FEB 1 2 2015 DEPARTMENT OF COM,v,UNITY AND ECONOMIC DEVELOPMENT --------Renton 0 MINOR MODIFICATION OF LONGACRES BUSINESS CENTER ~ APPROVAL D DENIAL PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER: APPLICANT: CONTACT: PROJECT LOCATION: SUMMARY OF REQUEST: EVALUATION FORM & DECISION Longacres Business Center LUA15-000076, ECF, SA-H, MOD Clark H. Close, Senior Planner Molly Carson, Ryan Companies US, Inc./ 3900 E. Camelback Road, Suite 100 / Phoenix, AZ 85018 Dave Williams, Ryan Companies US, Inc./ 3900 E. Camelback Road, Suite 100 / Phoenix, AZ 85018 2715 Naches Ave SW, Renton, WA 98058 1. A one-story 2,150 SF general office structure or "Link" at the ground level between Building A and Building B. Building A is a three-story general office use building and Building Bis a two-story general office, laboratory, and warehouse space building. The "Link" would be used as an enclosed connector between the two buildings as well as a gathering place for employees. The new structure would consist of a glass curtain wall with concrete panels used intermittently. 2. No significant landscaping is proposed to be removed as part of the addition. 3. No changes are proposed to the vehicular site circulation or number of parking stalls. Project Description: The applicant is requesting a minor modification to the approved site plan. The modification is being requested in order to replace the breezeway, found at the center of the site connecting the two buildings, with a one-story 2,150 square foot general office structure or "Link" at the ground level. On August 28, 2015 the Longacres Business Center received Hearing Examiner Site Plan approval for two (2) standalone buildings totaling 250,825 square feet (SF). The original proposal included two large buildings (Building A and Building B) with a connecting breezeway in-between the two structures. Building A is a three-story general office building totaling 146,910 SF and Building Bis a two-story general office, laboratory, and warehouse building totaling 103,915 SF. The two buildings consist of tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. In addition to the two buildings, the site plan included surface parking, landscaping, refuse and City of Renton Deportment of Community and Economic Development Administrative Modification Request Report & Decision longacres Business Center LUAlS-0000761 ECF, SA-H, MOD Report of October 1, 2015 Page 2 of 6 recycling, and other infrastructure improvements. The addition of the "Link" would be used as an enclosed connector between the southeast corner of Building A and the northwest corner of Building B. The "Link" measures roughly 35 feet wide between the buildings and 60 feet long (Exhibit 2). The one-story structure has a sloped roof that extends from Building A, starting at roughly 28 feet, over to Building B where the roof height finishes just below 14' -6" (Exhibit 3). The structure would serve as a gathering place for employees of both buildings. The visible elevations of the "Link" are primarily from the north and south directions and would have limited visibility from the public streets. The new structure would consist of a glass curtain wall with concrete panels used intermittently. The "Link" would represent approximately two percent (2%) of the overall first floor building footprints. Building A has a first floor footprint of 48,832 SF and Building B has a first floor building footprint of 61,868 SF. The modification addresses the addition of the 2,150 SF of general office space and the impacts to parking, landscaping, and refuse and recycling. Parking: Under the current conditions, the site contains 188,585 SF of genera! office space; 41,840 SF of manufacturing, fabrication and laboratory space; and 20,400 SF of warehouse space. The minor modification would add 2,150 SF of general office space, which is equivalent to 7 to 10 extra parking stalls. The adjusted parking calculation would allow for a minimum of 628 stalls and a maximum of 935 stalls. The approved site plan included 790 stalls (135 compact stalls, 638 standard stalls and 17 ADA stalls), which remains within the adjusted range based on the additional 2,150 SF of general office space (see Table 1). Table 1, Parking Calculations for Longacres Business Center Use Square Feet I Max Stalls I Min Stalls I Offices, General {Building A} 146,910 I 661 I 441 I Use Square Feet Max Stalls Min Stalls Offices, General (Building B) 41,675 188 125 Manufacturing and fabrication, laboratories, 41,840 63 42 and assembly and/or packing operations (Building B) Warehouses and indoor storage buildings 20,400 14 14 (Building B) Subtotal 103,915 264 180 Use Square Feet Max Stalls Min Stalls Offices, General (Link) 2,150 10 7 Totals 252,975 935 628 City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Longacres Business Center LUAlS-000076, ECF, SA-H, MOD Report of October 1, 2015 Page 3 of 6 Landscaping: From preliminary to final landscaping plan, the planting schedule has consistently anticipated a structure connecting the two buildings. The proposed revisions include additional landscaping around the entrances and exits of the "Link." Tables 2 and 3 represents the changes in planting materials approved and proposed based on the minor modification. Table 2. Landscape Plan Legend (Approved) Qty Sym. Botanical Name Common Nome Size Remarks DECIDUOUS TREES 33 CE CORNUS 'EDDIES WHITE EDDIES WHITE WONDER 2" CAL. B&B WONDER' DOGWOOD 56 ZS ZELKOVA SERRATA 'VILLAGE GREEN' VILLAGE GREEN ZELKOVA 2.5" CAL. B&B SHRUBS 94 CSF CORNUS STOLONIFERA ARTIC FIRE RED TWIG #1 CONT. 'FARROW' DOGWOOD 73 PMP PINUS MUGO 'PUMILO' DWARF MUGHO PINE 15 11 -18 11 B&B 104 RSA RIBES SANGUINEUM RED FLOWERING CURRANT #2 CONT. GRASSES 509 PAH PENNISETUM ALOPECUROIDES 'HAMELN' DWARF FOUNTAIN GRASS #1 CONT. NW PLANT MIX 141 DRYOPTERIS FELIX-MAS 'ROBUST A' MALE FERN #1 CONT. 5%0FMIX 1,552 GAULTERIA SHALLON SALAL #1CONT. SS%0F MIX 141 HELLERBORUS 'SILVER DOLLAR' SILVER DOLLAR HELLEBORE #1 CONT. 5% OF MIX 706 MAHONIA NERVOSA DULL OREGON GRAPE #1CONT. 25%0F MIX 283 POLYSTICHUM MUNITUM SWORD FERN #1 CONT. 10%0F MIX GROUNDCOVER / SEED 1,344 ARCTOSTAPHYLOS UVA- URSI KINNIKINNICK #1 CONT. 30" o.c. SPACING 1,543 CAREX MORROWII 'ICE ICE DANCE SEDGE #1CONT. 18" o.c. DANCE' SPACING 350 FRAGERIA CHILOENSIS BEACH STRAWBERRY #1 CONT. 30" o.c. SPACING City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Longacres Business Center LUA15~000076, ECF, SA~H, MOD Report of October 1, 2015 Page 4 of 6 Table 3. Landscape Plan Legend {Proposed) Qty Sym. Botanical Name Common Name Size Remarks DECIDUOUS TREES 32 CE CORN US 'EDDIES WHITE EDDIES WHITE WONDER 2" CAL. B&B WONDER' DOGWOOD 55 ZS ZELKOVA SERRATA 'VILLAGE GREEN' VILLAGE GREEN ZELKOVA 2.5" CAL. B&B SHRUBS 104 CSF CORN US STOLONIFERA ARTIC FIRE RED TWIG #1 CONT. 'FARROW' DOGWOOD 72 PMP PINUS MUGO 'PUMILO' DWARF MUG HO PINE 15" -18" B&B 102 RSA RIBES SANGUINEUM RED FLOWERING CURRANT #2 CONT. GRASSES 514 PAH PENNISETUM DWARF FOUNTAIN GRASS #l CONT. ALOPECUROIDES 'HAMELN' NW PLANT MIX 142 DRYOPTERIS FELIX-MAS MALE FERN #1 CONT. 5% OF MIX 'ROBUSTA' 1,556 GAULTERIA SHALLON SALAL #1 CONT. 55%0F MIX 142 HELLERBORUS 'SILVER SILVER DOLLAR HELLEBORE #1 CONT. 5% OF MIX DOLLAR' 709 MAHONIA NERVOSA DULL OREGON GRAPE #1 CONT. 25%0F MIX 285 POLYSTICHUM MUNITUM SWORD FERN #1 CONT. 10%0F MIX GROUNDCOVER / SEED 1,337 ARCTOSTAPHYLOS UVA-KINNIKINNICK #1 CONT. 30" o.c. URSI SPACING 1,482 CAREX MORROWII 'ICE ICE DANCE SEDGE #1 CONT. 18" o.c. DANCE' SPACING 341 FRAGERIA CHILOENSIS BEACH STRAWBERRY #1 CONT. 30" o.c. SPACING The proposed landscaping plan decreases the quantity of deciduous trees by two (2) and groundcover by 77. In addition, the landscaping plan adds seven (7) shrubs, five (5) grasses, and 11 NW plant mix species. The proposed landscaping changes are primarily germane to the new structure via adjustments to the landscaping along the north and south elevations of the "Link." The revision also includes a sitting bench on the north side of the "Link." Overall, the proposed landscaping modifications are subtle and complement the addition between the two buildings. City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Longacres Business Center LUA1S~000076, ECF, SA-H, MOD Report of October 1, 2015 Page 5 of 6 Refuse and Recycling: The additional general office space included from the "Link" would require the refuse and recycling areas to be increased in size from 1,692 SF to l,70S SF. Table 4 represents the use and corresponding refuse and recyclables requirements per structure (RMC 4-4-090E). Table 4. Refuse and Recyclables Recyclables Subtotal Refuse Deposit Subtotal Total Area Use, SF Deposit Areas (SF} Areas (SF} Required (Minimum} (Minimum} (SF} Office 146,910 SF 2 sf per 1,000 294 4 sf per 1,000 588 882 (Building A) gross sf gross sf Office 41,675 SF 2 sf per 1,000 83 4 sf per 1,000 167 250 (Building B} gross sf gross sf Manufacturing & 3 sf per 1,000 6 sf per 1,000 Warehouse; 62,240 SF 187 373 560 (Building B} gross sf gross sf Subtotal (Buildings A & BJ 564 1,128 1,692 Recyclables Subtotal Refuse Deposit Subtotal Tota/Area Use, SF Deposit Areas (SF} Areas (SF) Required (Minimum) (Minimum} (SF} Office 2,150 SF 2 sf per 1,000 4 4 sf per 1,000 9 13 (Link} gross sf gross sf Totals 1,705 The outdoor refuse and recyclable deposit area and collection point to the south of Building B has been expanded to account for the additional square footage created by the "Link." The applicant has increased the size of the recyclable collection area from 13.5 ft x 20 ft (270 ft) to 20 ft by 18 ft (360 ft) and the size of the refuse area from 20 ft x 27 ft (540 ft) to 40 ft x 25 ft (1,000 ft). The design and. construction material would stay consistent with the approved elevations and would also remain outside the required setback and landscape areas. In summary, the applicant has been issued building permits for Building A (815002025) and Building B (B15001781). The proposed construction and turnover dates for the "Link" would occur along a similar timeline as Building A and B, as the applicant has already submitted construction plans for the "Link" (B15006939) with the anticipation of starting construction upon building permit issuance. The above site plan modification request would not involve more than a 10 percent increase in area or scale of the development or change the boundaries of the original approved plan as the project would not extend beyond the original site boundaries of 513,888 SF (±11.8 acres) or scope of the originally approved site plan. The proposed modification seeks to convert a breezeway into a one-story 2,150 SF general office structure or "Link" at the ground level between the two permitted buildings. It is not expected to significantly change the estimated City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Longacres Business Center LUAlS-000076, ECF, SA-H, MOD Report of October 1, 2015 Page 6 of 6 2,498 new weekday daily trips and has no impact to the onsite circulation or onsite parking. The additional enclosed space would not have a greater impact on the environment and/or public facilities than the original approved plan. ANALYSIS OF REQUEST: RMC 4-9-200H.2 addresses the modifications to Site Plan. Criteria Criteria Met a. lnvalve mare than a ten percent (10%} increase in area or scale of the X development in the approved plan; or b. Have a significantly greater impact on the environment and/or public X facilities than the approved plan; or c. Change the boundaries of the originally approved plan. X DECISION: The proposal satisfies 3 of the 3 criteria listed in RMC 4-9-200H.2 for approval of modifications. Therefore, the Longacres Business Center modification of the Site Plan, Project Number LUA15-000076, ECF, SA-H, MOD, is approved. Jennifer Henning, Planning Director Date Department of Community & Economic Development The decision to approve the modification(s) will become final if not appealed in writing together with the required fee to: Hearing Examiner, City of Renton, 10S5 South Grady Way, Renton, WA 98057 on or before 5:00 pm, on October 15, 2015. Additional information regarding the appeal process may be obtained from the City Clerk's office, Renton City Hall -7'h Floor, 425- 430-6510. If you have any further questions regarding this decision, feel free to contact the project manager, Clark H. Close, at 425-430-7289 or cclose@rentonwa.gov. Vi z _J _J Q W ERMAN u ! I I I ! I ' qi i I! ii ii iii 11111 ,I, ii I -... .. ., -----· ---------~~ ----~--------~---~l----~ ---------------------------------------------------------------------- ----,. -~-~ ----~-----------~-~ ---~------ .... 1- 1-t i:a 1-t :c >< w V) z _J _J " W ERMAN u l ' ' ! e l l ' I I j I i ' Ii I ! i ~ Ii 1 11 l ~ 0000 :; I I 111 ' ' I I ' I I I ~-©-------------' ---- J ; I I ®- ! !, i I w I! i ' ~ "'St-I ! "' ~ :i 0 ~ . 1 • L, ! fil ~ 11 . "' 1 ~~ Iii l i z:::i J! w' '.] ::I :I ' I ' !w I $ ~··=8] ~o~-;;;;;;;;;;a,;~=;jj}Jf I ' 1 I ·i :0 I I J ' I • 0 __ _J) ' ·-·-1-·-,·---,~'~B l@ i ci,-i I I I ! 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' ~ ,I I' GENERAL NOIIS 'fflf'i'lHJP''ElftJUIT'I ·-q -~ 1 ""S.t:ffe,JflffrfflfNII -d KFINOTU 0"'1UCIUOL(U.!Hl"""""'-IHJ.DI 0 cno:,,tTVM8 EXTERIOR MATERIAL LEGEND ~2'1-·-- ~C(fftlt,-w.:,s 01--- c==J _,..,~"'-11'-•I L~--:.CJ _,,,,~"21 ~J;J ,_,,,,-...,u~, ~-.Wl£1J<.- 0 wa,,~w.ss D--· CD~OR ELEVATION-NORTH LINK EXHIBIT 3 ~ C LLI NS m ;:o 3: )> Zo ><OSSC,C!,GAV[r.ale, s.m":,.i ~"ATT•C, "''""'"~"ct< a'1•W >'1' TO"'"'~;(>] • 0 ;,oo.,.,,,o, ~.._, v.w .. u-..110~.,.,,,,,,....,.00'.I LONGACRES BUSINESS CENTER LINK SW 27Tli .!. NACHES A' RENTON. WA • ISS\JED: I"'"""[ r,i,TEJ ~~___J _,, .... f--,;,HTmt''"""""' EXTERIOR ELEVATIONS- LINK M4.4 •, 0201'~"1IOG>fli,..SO...C ' ,, I ' ' I Ul UJ Ul a: a: Ul UJ H 0 UJ 'z <( z •• 0 c)j UJ tj z:::, 0 0 CD _J ~ I I I~. i i::i... ! l ! ..-iu i • =!,JI I Q ,! i ::=m, ; ! ! II I I' 'I . '. :1 ~; : '. .I '.I <( <!) z 0 .....J :::, ID ii n I ! ~ j:I ' 11 I , , fll I Ii j 'o//;? 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'Ii· ! o! ,pP, liff~'ii 1/j"l, '"I ' ti, , lj'I i',1 'l, :• I 1r I! t I sh! !u i!! I I I il !ill ! t·i?,! 'I • 'I .. 3 I ~ Ii .. 3 t ~~ ---- ! I I i : ' I I I ' g i : !; I i ; ' ·1 ·1 -.. , "I .. i i ' I I 00 '. ffi ,u1 1:1 , I 11· 0 C') ' 'I I ~ ....-' I. ·I -~ • (J _J i ' ' ' 'PlllO ' @ !il"·· I :i n, .. 3 I ! I . I • I I I I • ! ~ I ' I I: • I ~; ''i i~.11 ilJlllH' I ,~ ~ ~ ] I, ,i ·· 11111111111 I 7111LI I Hlllllll[. lll!IIJUI ll!lllll .,,Dlillll!IF II l!HllllllJ:rnrvmll!i • ICICLECREEK -ENGINEERS June 19, 2015 Clark Close, Associate Planner City of Renton Department of Community and Economic Development 1055 -South Grady Way Renton, Washington 98057 Letter No. 3 Geotechnical Consultation Independent Secondary Peer Review Proposed Site Development Longacres Business Center LUA15-000076, ECF, SA-H, MOD Renton, Washington ICE File No. 1147-001 Based on our review of the revised report by Terra Associates dated June 17, 2015 (Geotechnical Report, Long Acres Business Park, SW 27th Avenue and Naches Avenue SW, Renton, WA), it is our opinion that the preload/surcharge program for Building B will be effective in reducing static settlements in the time period suggested by Terra Associates (four to six weeks). However, seismic-induced settlements (total and differential) could be higher than those calculated by Terra Associates, in our opinion. These higher settlements could result in building damage that may adversely affect public safety. For this reason, and considering the public (employee) use of these structures, we recommend that both buildings (Building A and Building B) be supported by a deep foundation system that extends at least 35 feet below the existing ground surface to mitigate for seismic-induced settlements. The actual depth of the deep foundation system is dependent on the type of foundation system used (geopiers or augercast piles and loading). ******************** We trust this information meets your present needs. If you have any questions or if we can be of further assistance _)llease call. Document ID: 1147001.let3 Submitted via email (PDF) and surface mail (two original copies) cc: Vicki Grover, City of Renton (email) Yours very truly, 72RL Brian R. Beaman, PE, LEG, LHG Principal Engineer/Geologist/Hydrogeologist 29335 NE 20'" Street, Carnation, Washington 98014-9632 , www.iciclecreekengineers.com • w 425.333.0093 • f 425.996.4036 ( ' ICICLECREI:" June 4, 2015 Clark Close, Associate Planner City of Renton Department of Community and Economic Development 1055 -South Grady Way Renton, Washington 98057 Letter No. 2 Geotechnical Consultation Independent Secondary Peer Review Proposed Site Development Longacres Business Center LUA15-000076, ECF, SA-H, MOD Renton, Washington ICE File No. 1147-001 ICE previously submitted an independent secondary peer review letter of the geotechnical report (Terra Associates -TA, January 26, 2015) that was submitted to the City of Renton (City) in support of the Longacres Business Center project (Renton reference LUA15-000076, ECF, SA-H, MOD) dated May 28, 2015. Since that time, Ted Schepper, PE of TA reviewed our comments and provided a response letter dated May 29, 2015. Mr. Schepper explained in the response letter that additional Cone Penetration Tests (CPTs) were obtained in April 2015 for the project (referred to as CPT-101, -102 and -103). In addition, two test borings (GEl-16 and GEl-18) were completed within the project site by GeoEngineers in 1990 and were used by TA as supplemental data; the 1990 GeoEngineers test borings were not included in the January 2015 TA report. The locations of subsurface explorations completed at the project site by TA and GeoEngineers are shown on the Site Plan, Figure 1 (attached). Based on our initial review of the January 2015 TA report, we recommended that nine test borings be completed to a depth of 60 feet across the site. The additional information provided by Mr. Schepper is helpful. We completed further review of the subsurface conditions of the project site, including detailed review the two 1990 test borings by GeoEngineers. In addition, we reviewed six test borings completed south of the project site (ZZA/Terracon, 2007) and four test borings completed east of the project site (PBS, 2005). These reports (ZZA/Terracon, 2007 and PBS, 2005) were provided to ICE by the City of Renton. The locations of subsurface explorations completed at these adjacent sites are shown on Figure 1. Based on our review of this information, it appears that soil conditions can vary substantially in the site area. Our primary concerns are the variability of soil density and soil types from 20 to 50 foot depth based on our review of the TA {2015), ZZA/Terracon (2007) and PBS (2005), and how this information is critical in evaluating deep foundation and seismic design for the project. We noted that in the ZZA/Terracon (2007) and PBS {2005) reports that pile lengths of 5S feet and 70/80 feet, respectively, were 29335 NE 20'" Street, Carnation, Washington 98014-9632 • www.iciclecreekengineers.com • w 425.333.0093 • f 425.996.4036 Clark Close, Assistant Planner City of Renton June 4, 2015 Page 2 recommended for those structures. Currently, deep foundations at the subject site are recommended to extend into the "dense to very dense sond layer at depths of 20 to 28 feet below current site grades" (TA, January 2015, page 9) which is considerably less than the site deep foundation systems at these adjacent sites. For the purpose of adequately evaluating subsurface soil conditions at the project site, we suggest completing four additional test borings to depths of at least 50 feet at the approximate locations shown on Figure 1, using mud-rotary drilling methods below groundwater. The final depth should be a field decision (to possibly go deeper) depending on the results at the depth of 50 feet. The additional information provided by TA (two test borings and three CPT logs) is useful in reducing the number of additional test borings recommended (ICE recommended nine test borings in our May 28, 2015 secondary peer review letter). We further sugges.t that TA obtain copies of the previous geotechnical reports by others (ZZA/Terracon, 2007 and PBS, 2005) from the City of Renton to supplement the current study at the Longacres Business Center. We will complete our review of the TA geotechnical report following the completion of additional subsurface explorations, laboratory testing (as recommended in our letter dated May 28, 2015), analysis and report revision. ******************** Document ID: 1147001.revlet2 Attachment: Site Plan -Figure 1 Submitted via email (PDF) and surface mail (two original copies) cc: Vicki Grover, City of Renton (email) Icicle Creek Engineers If you have any questions or if we can be of ,Yours very truly, li;icle Creek Engineers, Inc. ,A3rian R. Beaman, PE, LEG, LHG .· · Principal Engineer/Geologist/Hydrogeologist 1147001/060415 N ! EB ZZA B-lEB PBS B-lEB GEi B-ls EXPLANATION Propo sed Boring Lo cation Boring Location -ZZA/Terracon (2007) Bo ring Location -PBS (2005) Bori ng Lo cat ion -GeoEngineers (1990) SITE PLAN TACPT -~ PBSCP T-w Independent Secondary Peer Review Longacres Business Center, LUA15 -000076, ECF, SA-H , MOD, Renton , Washington Cone Penetration Te st Location -TA (2015) Cone Penetration Test Locat io n -PBS (2005 • ICICLECREE K SW£...,. ICE FILE NO. O(SJGN[O: -ENGINEERS 1147-001 OAAV.'N 81l9 29335 NE 20th Street Figure Carnation, Washington 98014 (Hf(KrO (_\I (425) 333-0093 1)1..lt 06,/04/1~ 1 Clark Close, Associate Planner City of Renton ICICLECREEK Department of Community and Economic Oeveiopment 1055 -South Grady Way Renton, Washington 98057 CONFIRMING AGREEMENT NO. 2 ICE File No.1141-001 This confirms the agreement between the City of Renton (City) and Icicle Creek Engineers, !re. {!CE) for supplemental geotechnical engineering services related to an independent secondary review of a geotechr.ical report referenced as follows: • Terra Associates, lnc. (Terra), January 26, 2015. Lang Acres Business Pork, SW 2th Avenue and Naches Avenue SW, Renton, Washington, prepared for Ryan Companies, Phoenix, Arizona, 13 pages and attachments.. lCE previously completed a review of this report and other supporting Information provided by the City and Terra; the results of this review are presented in ICE letters dated May 28 and June 4, 2015. As a result of this review and discussions with the City, Terra and the project owner's representative (The Ryan Group), ac!ditlonal subsurface exploration (four test borings) and review of geotechnical analysis was authorized. We understand that Terra w111 plan and complete these test borings. ICE was requested to observe the completion of these test borings in an independent secondary review capacity. For this purpose, ICE wi!i provide a licensed Engineering Geoiogist to observe the drilling of four test borings at the project site; the drilling Ls expected to require two field days. Following this field work, ICE will coordinate with Ted Schepper, PE of Terra to evaluate the results of these test borings and complete a review of the previous analysis that was completed for the Terra January 2015 geotec.hnical report. ICE will provide written comments following the review of the new subsurface exploration and analysis by Terra. No meetings are planned at this time. lCE's original Confirming Agreement had an initial budget of $2,500. The initial budget was suggested as a means to better assess the extent of our services going forward. At this time, for the scope of services described above, we suggest increasing the total authorized budget to $10,600. !CE wili not deviate from this above-stated scope or exceed this total budget without your authorization. Icicle Creek Engineers, Inc. The services described above are authorized by: \ t'j ! 1· /1 . . . . ..•.... /! I I \"::, \-€{Ay.J /} vi r'\ 1'.'.l,lV' i _-ii_iiil .-A-u_t_c""'o,-i~"1~cf.g-S-i-gn_a_t_u,-,e"J#-------------,yl-- }(FlrJ1 {(;,V~ Typed or Printed Name I June 10 2015 Date '.)ate *Individual with contracting authority and responsible for payment of Icicle Creek Engineers, Inc. services. Attachrnent: 2015 Scf'edule of Charges and Genera! Conditlons Submitted via email {pdf) cc: Vicki Grover, Pf, Cvii fngineer ii (email) Please Return One Signed and Initialed Copy of this Agreement for our Files 29335 NE 20:h Street, C.irnation, Washington 98014-9632 www, ic idecreei<engtn eers.co m w 425.333.0093 f 425.996.4036 GENERAL CONDITIONS These General Conditions are a pa1t of the agreement for ser\oices dated June 10, 2015 (the "Agreement'') between Icicle Creek Engineers, inc. a Washington corporation ("!CE") and the City of Renton ("Clieni''J and apply to the Agreement ard the relationship tetween ICE and the Cl'ient as if set forth in the Agreement. 1. INTEGRATION. The scope of the services to be performed for the Client by ICE (the "Services"), the location(sl at which the Services are to be performed (the "Site''}, the time of comme:icement of the Services, the £chedule of delivery cf the Services (the "Schedu!e") and ICE's compensation for performing the Services (the "Compensation"} are set o:.it fully in the Agreement. The Services, Schedule and Compensation may not be amended or modified without the written consent of ICE and the Client z. NO WARRANTY. By their nature, subsurface conditions at any site are uncertain. Additionally, surface and subsurface conditions. at the Site rnav vary from location to location and rnay vary with time. Because the data upon which the ir1terpretations and recommendations of !CE are bused are subject to this inherent uncertainty, the Client acknowledges that the recommendations. and interpretations of ICE as to ervironmental, geological, and geotechnical conditions will be subject to a level of uncertainty and risk, despite the use of due professionai care. ICE rrakes no warranty, guaranty or representation express or implied, of any natute whatsoever concerning the Services. or the results to be obtained. 3. HAZARDOUS SUBSTANCES. Client acknowledges that ;CE has not had any rote in generating, treating, storing, or disposing of hazardous or toxic substances, pollutants, and contaminants o, other waste materials ("Hazardous Substances") which may be present at the Site. No Hazardous Substances connected with the Services shall become the property of !CE. Nothng herein shall require ICE to assume the status of the generator or the owner, or a storage, treatment or disposal facility as those terms are defined by the Resou,ce Conservation and Recovery Act, or any statute or regulation governing the generation, treatment, storage, or disposal of hazardous waste or soltd waste. If the Services include the transportation of Hazardous Substances from the Site, ICE cannot accept ownership, title, or responsibility for Client's waste or responsibility for the disposal of any Hazardous Substances. Client agrees that it shall evaluate and select the proper site for treatment or disposal of its Hazardous Substances ard shall be solely responsible thereof. Arrangements made by ICE for treatment, s.torage, transport, or disposal of any Hazardous Substances snatl be construed as being solely for Client's benefit, and Client shall indemnify and hold harmless iCE against all clalrns, damages, losses, liability, and expenses, iricluding attorr.ey's fees, which arise therefrom. The discovery of unanticipated Hazardous Substances may ;-nake it necessary for lCE to take im.rneoiate precautions to address the hea!th and sdfety of the persons engaged in the Services or the genera! public. ICE shall notify Client as soon as practically possible should it encounter Hazardous Substances. Cllent agrees to compensate !CE for the additional cost of services reasonably necessary, in ICE's professional Judgment, to protect the health and safety of the public and the persons engaged in the Services. The Ciient is ,esponsible for reporting releases of Hazardc:..is Substances when such reports are required by applicable law. The Client acknowle:ciges that circumstances may arise during the course of the Services which legally require ICE to report Information to others than the Client. 4. SITE AND PROJECT INFORMATION. Before commencement of the Services and as soon dS reasonably practicable, the Client shall provide to !CE a description of the Site, 1ts location, the locatiol"ls of underground utilities, facHltles, or stru.:::tures on or adjacent to the Slte which could affect the Services, as well as tr.e nature and location of any known or suspected Hazardous Substances that may exist on the Site. Additionally, the Ciler.t shall make available to !CE all documents, drawings, reports, plans, permits and permit applications and any other information which ICE may reasonably request to facilitate !ts understanding of the Site and improvements and the Services, ICE is entitled to rely upon the accuracy and comp\eteness of the information provided by the Client. S. ACCESS TO SITE. Before commencement of the Services, the Client wtl! advise 1CE of any requirements for entry to the Site, inciuding, without limitation, permits, permissions, licenses, and security clearances. The Client shall obtain any necessary permits. permissions, licenses, or security clearance on behalf of !CE. If the Site !snot owned by the Client, then before commencement of the Services the C!lent shall obtain a written entry agrnement from the owner of the Site allowing !CE, its agents, employees, and subcontractors access to the Site for the performance of the Services, ln a form reasonably acceptable to ICE. 6. DISTURBANCE Of SITE CONDITIONS. The nature of the Servkes may require the di:sturbance of improvements, surface conditions and .subsurface conditior.s at the Site. !CE will take reasonable precautions to minimize disturbances at the Site. The restoration of those di':lturbances which occur, however, !5 not a part of the Services, unless specifically stated in the Agreement. 7. CHANGED CONOITION'5. The disco•;ery of unanticipated conditions or Hazardous Substances at the Site constitutes a changed condition requiring an appropriate change of the scope of the Services, Compensation and Schedule or termination of !CE's services. 8. CONSTRUCTION OBSERVATION. ";he recommendat:ons for construction presented in ICE's reports are based on interpretations of variable subsurface conditions and cond1tiom .suUject to a le'lel of uncertainty. To vaiidate its interpretations, it is necessar,, for iCE to be present at the Site di.:r'.ng construction act:vities. Therefore:, the Ser,;ices should include pre-construction plan rev•ew and construction observation services by ICE, if construction wrn be part of the project. lf !CE does not perform pre,construction pian review and construction observation services, !CE will not be !iab!e for the accuracy of its p(eliminary interpretations and recommendations. 9. CLIENT'S RESPONSIBILITY FOR THE WORK OF OTHERS. The Client :s responsible for the work arid ]Ob5ite safety of aU persons other than !CE and its employees and subcontractors on the proJect and at the Site. !CE dces not have the right or responsibility to r~ject or stop work of a:,y of the Client's agents, employees, contractors, and/or subcontractors. lCE's presence on the Site does not in any wav guafantee the :c id eCreek £ ng inee rs/ 1147001/061015 Page 1 nittals/Date ¢D1 ;;ompletion, qud!ity or performance of the work of any party rEtained by the Ciienr to perform cor5truction and/or remedi.:ition services. ICE is not nispons1b 1e fo(, and does not have control or charge of, means, methods, techniques, s.equences or procedur2s of construction or remediation err.ployed by the Client or an·; of its agents or contractors, or safety precautiom and programs iric.ident thereto. 10. SAMPLE RETENTION AND DISPOSAL. Samples which, to the :'.lest of !Cf's knowledge, do not contain Hazardous Substances, wili be discarded 60 days after they are obtained unless prior arrangernent5 are made or stare to deliver the samples. Samples containing Hazardous Substances thot are regu:atied under federal, state or ·oca! environmental !aws will be returned ro ~he Cient, at :he C:lent's expense, unless other written arrangements have been made. 11. INSTRUMENTS OF SERVICE. Reports, field data, laboratory data, analyses, calculations, estimates. designs and other documents prepared by ICE are instruments of service and shall remain the property of tCE. KE will retain pertinent records relating to the Services for a reasonable penor.l fo:!owlng comoleton of the Services, Use of .any instruments of servi.:e by the Client on extensions of the contemplated project, or on other projects, or for any purpose not stated \n the Agreement, or use of the instruments of service by any person or entity other than the Client far any purpose, without !Ct's written permhsion and appropriate compensation, will be at the Client's sole risk. Client agrees to release, defend, indemnify and ho!d harmless !CE from any claims, damages anci expenses arismg out of such use or reuse. 12. S!LLING AND PAYMENT. Billing for services will be submitted monthly. Payrnent is due on receipt of the invoice. A service charge of one percent {1%} per month will be added to amounts not paid within 30 days, Expenses incurred for co:lecting delinquent amounts including, but not limited to, lien preparation and recording charges, attorneys' fees, expert witness foes and charges for ICE's staff time 5-hall be paid in addition to the delinquent amount 13. TERMINATION OF SERVICES. The Agreement may be terminated by either party upon seven (7} days written notice in the event of substantial failure by the other party to perform through no fault of the tl:!rmiriatlng party. Termination shall not be effective if the failure has been remedled before expiration of the period specified in <::he written notice. !n the event that the Client requests early termination of the Services, ICE reserves the right rn complete suc:h analyses and records as are necessary to place its files 'n order and to complete a report on the Services performed to date. Charges for tnese termination activities shall be in addition to all charges incurred up to the date of termination. 14. LIMITATION OF LIABILITY. a. Professional liability Claims: The C!ient agrees to limit the aggregate amount of any damages and/or costs (including attorney fees and expert witness fees) that the Clif:mt may recover against ICE (together with its owners, officers, directors, employees and consultants} to the amount of compensation paid by the Client to ICE for lCE's services pursuant to this Agreement. The types of claims to which this limitation applies include, but are not limited to, claims based on negligence, professiol'1al malpractice, professional errors or omissions, indemnity or contribution. breach of contract, breach of expressed or impl'.ed warranty and strict liability. b. Con.sequential Damages: !CE shall not be liable for consequential damages, including Joss of use or loss of profits, or lndirect damages, regardless of whether such claim is based upon a!!eged breach of cor.tract, willful misconduct, strict liability, breach of warranty or negllgent act, error or omission, whether professional or nonprofessional. 1S. DISPUTE RESOLUTION. Any dispute, controversy or claim arising out of or relating to the Services and/or to this Agreement, or breach thereof, shall be referred to medlation before either party may commence litigation. Un!ess the parties subsequently agree otherwise in writing, the mediation shall be conducted under the auspices of the American Arbitration Association ("AAA") acting under its Construction Industry Mediation Rules; and each party shall pay half of the AAA's charges and the mediator's compensation. Venue and jurisdiction for any litigation between the parties shall lie exclusively in King County, Washington, Superior Court. fhe prevailing party in any lit'gation concerning this Agreement shall be awarded its reasonable attorneys' fees, legal costs and other claim-related expenses. 16. MISCELLANEOUS. a. Time Bar to legal Action: legal A{:tions by either party against the other for breach of agreement, or for failure to perform in accordance with the applicable standard of care, shall be barred if not commenced within three years after substantiill completion ar earlier termination of the Services, b. Assignment: Ne;ther the Cl'rent nor ICE may delegate, assign, sublet or transfer the duties, interests or responsibilities set forth 'n this Agreement to other l!ntities without the written consent of the other party. This prohibition against a5signment applies both before and after completion or earlier termination of the Services. c. Severability: Any e!e1;1ent of this Agreement held to violate a !aw or regulation shall be de€rned void, and remaining provisions sha!l continue in focce_ d. Applicable law: f"he internal laws of the State of Washington govern the execution, :nterpretation, construction and enforcement of :he Agreement. e. Force Majeure: Nt>:ither party shall be responsible for damages or delays caused by Force Majeure events or other events beyond the control of the party tbat :::ould not reasonably have been antidpated or prevented. Force Mcjeure includes, but ls not limited to: adverse weather conditions; floods; epidemics; war; riots; strikes; lockouts and other industrial disturbances; unknown site condit;oris; acc:dents; sabotage, fire; loss of or failure to obtain perrnits; unav.ii!abiaity of la bar, rriater:ais, fuel, or services; court orders; acts of God; acts, orders, laws er regulations of the government of the Urited States or any foreign country, or any goverr<irnental agency, Should a Force Majeure event occur, the parties shall mutually agree on the terms and conditions upon which the Services may be continued. f. Waiver of Subrogation: The Client wai11es ad d,:1ims for damages against !CE to the extent the dam<1ges are covered by insi.;,anc.P. carried by or for the benefit ol the Client lcicleCreekEngineers/1147001/061015 END OF GENERAL CONDITIONS Page 2 I nitial5/Date __ ffi __ \_~/_:-'-+/_;_· -+/-~,-+/~--~ ' L\ , : \ 5 ,QuDD l lf \AY'C(aove S TERRA ASSOCIATES, Inc. Co11sult,.1.nt'i in Ceotechnic.:11 Lngineuing, Gt,ulog\' Jnd Em·ironmrnt,11 Farth Science,; May 29, 2015 Project No, T-7159 Mr, David Williams Ryan Companies RECEIVED 3900 East Camelback Road, Suite 100 Phoenix, Arizona 85018 Subject: References: Response to Peer Review Comments Long Acres Business Park SW 27th Avenue and Naches Avenue SW Renton, Washington I. Supplemental Site Exploration, Long Acres Business Park, SW 27th Avenue and Naches Avenue SE, Renton, Washington, Project No. T-7159, prepared by Terra Associates, Inc,, dated April 6, 2015 2. Geotechnical Report, Long Acres Business Park, SW 27th Avenue and Naches Avenue SW, Renton, Washington, Project No. T-7159, prepared by Terra Associates, Inc,, dated January 26, 2015 Dear Mr. Williams: We have reviewed comments contained in a May 28, 2015 letter prepared by Icicle Creek Engineers regarding their peer review of our referenced January 26, 2015 geotechnical report, In summary, Icicle Creek has opined that subsurface conditions at the site have not been sufficiently characterized to develop geotechnical engineering recommendations for design and construction of the project. They have recommended completing additional site exploration consisting of drilling 9 soil test borings to depths of 60 feet with soil samples obtained using Standard Penetration Test (SPT) methodology. In addition, they have indicated that at least three undisturbed samples of the compressible soils be obtained using Shelby tube sampling methods and laboratory tested to detennine consolidation characteristics for settlement analysis. The following is our response to these comments. Since submittal of our January 26th report additional cone penetration testing (CPT) was completed at the site. Three CPTs were advanced in building l (NW office building) to depths of 60 feet. Results were summarized in the referenced April 6 letter. The additional CPTs were performed at the request of Geopier Northwest for design of ground improvement using geopiers. The supplemental CPT data along with a site plan showing their locations is attached. 12S2S Willows Road NE. Suite 101, Kirkland. Washington 980 l4 Phone (42.5) 821-7777 • F,1x 14251821-4334 Mr. David Williams May 29, 2015 In addition to this data, we have test boring data from previous work done on the site in 1990 by GeoEngineers. This was discussed in our January report but the test boring logs were not included. The test boring logs are attached with their locations also shown on the attached exploration site plan. Comparison of the soil boring logs with SPT data to the closest CPT logs (Boring 16 to CPT IOI and Boring 18 to CPT-3) shows almost identical correlation with soil type and soil relative density. The reviewer is correct in that we based our static settlement analysis on our experience with numerous projects in the Green River Valley. Project sites in close proximity to the subject site include the building development east of Lind Avenue in between SW34th and SW 41st streets and industrial sites in the Kent Pacific Gateway development. These sites have similar Green River alluvial soil conditions and were all surcharged to mitigate static post construction movements. Based on actual monitoring completed during the surcharge programs settlement durations typically did not exceed six weeks. Based on our experience and settlement analysis completed using soil properties based on this experience, we do not believe additional exploration and testing is necessary to document this condition in the design. The surcharge program will be monitored by installation and survey of settlement markers. Data will be plotted and the program not tenninated until data indicates consolidation settlements are completed. In our opinion, the exploration program we completed to characterize subsurface conditions is adequate and consistent with standard of practice in the area. This included ten soil test pits, six CPTs, and two previous soil boring logs. As noted, comparison of the CPT data to the boring logs shows good correlation and validates that the CPT data is representative of site conditions. We believe the CPT data is actually better data to use for design both static and dynamic as you get a continuous log of the conditions with tip resistance, friction resistance, and pore water pressure measurements taken at .16-foot intervals as opposed to SPT sampling at customary five-foot intervals. We do not believe additional exploration involving drilling nine test borings and SPT sampling is necessary or warranted and our geotechnical report, supplemented with information contained herein, is adequate for the city building official to issue building pennits for the design. We trust the information presented is sufficient for your current needs. If you have any questions or require Project No. T-7159 Page No. ii THS SITE Pl». I$ SOIEW,.TIC 111..LLOCATIONSANO ONl,NSIONS ARE N'PROJOMATE IT IS M"ENOED FOR REl'ERBICE ONLY AND SHOUI.D NOT BE USEO FOR DESIGN OR CONSTRUCTION PUl'IPOSES. ~ APPROXIMATE CONE PENETRAT!Cm TEST LOCATION "-Af'PRID:IMA TE TEST PIT LOCATION ( '. APPROX!MAU BORING LOCATION -GEOE>IGINEERS 11~) REFERENCE: SITE Pl.AN PROVIDED BY W.H PAf:IFIC. ANO COWNS WOERMAN ~' [] ~.;~~ ~ ~ ,.,. D APPROXIWI.TE SCALE JI FEET .. 'I L i! . 1•' ii ~ u lP 4 ;I !',I ' ' Terra AssoclatesL!"C?; Cot,o..nantain~I En..;~r:...~ EXPLORATION LOCATION PL..Al',I LONG ACRES BUSINESS PARK RENTON, WASHINGTON Proj.No.T-7159 DataAPR2Cl15 Figure 1 ' SUPPLEMENT AL CONE PENETRATION TEST LOGS Terra Tip Resistance OtTSF 0 0 ,· ' 10 20 Depth 30 (ft) 40 50 -__ ..., _________ ,_ __ _ 60 1 sensitive fine grained 112 organic material •3 clay lnSitu Engineering Operator: Metcheka Sounding; CPT-101 Cone Used: 0DG1263 250 I I j i j 1 0 I Friction Ratio Fs/Qt (%) ·' ' ' -, -,-., ' ' ' ' ' ' ., ,· ' ' -I - ' ' .. I--1--I -... -.. ' lJ 6 Maximum Depth = 59.55 feet • 4 silty clay to Clay • 5 Clayey sitt to Silty clay • 6 sandy slit to dayey sitt "So~ behavior type and SPT baaed on data frOm UBC-1983 CPT Date/Time: 3/6/2015 8·39:09 AM Localion: Longacres Business Park Job Number: T-7159 Pore Pressure Soil Behavior Type" PwPSI -5 I-,-r ' ' ' ' '' I I I ' ~ ::: I , I _, -I-·, I ' I I ' ' ' ' ' ' 40 Zone: UBC-1983 0 I I I I •.I I 11 I I 11 11 -I It!< . It l I I i I, It 1 -:: '' ... I !II! I ' It t ! I ' " I 1 I I l ' " I I!, I I,!, p I I I If I j L-.'.....:~ -' _._. __ , ~ 12 Depth Increment = 0.164 feet 0 SPT N' 60% Hammer '' f. '' '' ' ' ' -, I ' '' . [_ ' ' -, ' '' J.._'I ·, '' '' '' ' ' ' ' J -, _ - ' ,. ' '' ... ~-I-'-_,_·- 50 • 7 silty sand to sandy silt 8 sand to silty sand a 10 gravelly sand to sand Ii 9 sand • 11 very stiff fine grained (') • 12 sand to Clayey sand rJ Terra Depth (ft) 0 10 20 30 40 50 60 0 Tip Resistance QtTSF ~ --- ' ' ' - 1 sensitive fine grained E 2 organic material .3 clay lnSitu Engineering Operator: Metcheka Sounding: CPT-102 Cone Used: DDG1263 Friction Ratio Fs/Qt (%) 250 0 ,_ . .t ,-., ' ' ' ' _-: ~ -i -, i I I I ~ -1-' ,- ' I ~· . ' ' ' ' ' ' ' ' ' ' ' ' ' ' i--, ' ' I ' ' ' ' -1--1--'---1-~ ' ' ' ' J -' ' ' 6 Maximum Depth-= 59.88 feet • 4 silty clay to clay • 5 clayey silt to silty day • 6 sandy silt to dayey silt ·Sot behavior type and SPT based on data from UBC-1983 CPT Datemme: 3/6/2015 10:05:04 AM Location: Longacres Business Park Job Number: T-7159 Pore Pressure PwPSI -5 40 '' ,- ' --L l'''' ' ' ' '' ' ' ' ' ' ' ' ' I ' ' _J _f_ L , , t I I ·. , ' ' -, - ' ' _, ~-,-1-~~..J-1 ' ' ' Soil Behavior Type• Zone: UBC-1983 0 12 I 111 I ' " ' " 111 l I I• I 1 1 '' I I,! 1 . I> Ii I 1' I I I It 11 t It It I L.:. '· ' .. _, ' I' I I• I I , • I 11 t I '' SPTN' 60%Hammer 0 50 '' ' -:., 1·,· '' ' ' -, ' ' '' ,.1, ' ' ,-, '' '' ,,, '' ' ' J _, _ - ' ' ' '" i--,~, ' Depth Increment = 0.164 feet • 7 silty sand lo sandy sitt 8 sand to silty sand I! 9 sand • 10 gravelly sand to sand • 11 very stiff fine grained (*) • 12 sand to clayey sand (') Terra Depth (ft) 0 10 20 30 40 50 60 Tip Resistance QtTSF Operator: Metcheka Sounding: CPT· 103 Cone Used: D0G1263 Frietion Ratio Fs/Ql (%) 0 250 0 6 ~-~-~-~-~~ ' ; . I ' 1 L C ·' L'' ' ' ' ' ' ' ' ., ' ' ' ,. ~ ,. ·, ' ' _. -4 -.L. ' ' ' Maximum Depth = 60.04 feet 1 sensitive fine grained 1112 organic material •3 day lnSitu Engineering • 4 silty day to day • 5 clayey sih to silty clay • 6 sandy silt to dayey silt •5oa behavior type and SPT based on data from usc.1983 CPT Dale/Time, 31612015 11,05'33 AM Location: longacres Business Park Job Number: T·7159 Pore Pressure PwPSI -5 40 I ' ' ' ' --,- '' -I -_. 1--., ~ _.. ' ' L ' ' ' ' Soil Behavior Type* Zone, UBC-1983 0 12 I, t, I I I, j""'; I (1 ! ' " ' " 111 • I I I I Io t 11, I I 11·1 I I -:: ~'I I I It 1 I • ! 111 i 11 11 If 11 I I I I I I I 11 I I : 1111111 o I l I I I • l l I I I Depth Increment= 0.164 leel SPTN" 60% Hammer 0 50 ' ' ' '' ,. '' I, '' ' ' .. ' '· ,, ' ., ,~ '' '' ' '' I J .J .J ' ' '' 'l, : ' ' ' ' I I Io I I I I I I I , I JI • -'-' ~~_'._ a 7 silly sand to sandy silt • 10 gravelly sand to sand 8 sand to silty sand Ill 9 sand • 11 very stiff fine graine~ (") • 12 sand to dayey sand (") PREVIOUS GEOENGINEERS TEST BORING LOGS TEST DATA BORING-16 • .., • • ...., :l • • ,c .... • I-..,. ··~ ..... .... DESCIUPTIDN ..., ... ~§ C. Group /J .... c ..... 3CD & Suri'ace .Elev11tion (Cl.): • DD~ La C. -<C • Symbol 19.54 ..J wv ODv mu 1/J 0 .. · . l'tt.L/ LntcrbcdOcd ILOC candy uh and silly fmc &and Mth roou {SOit, 0 --. : SM looce, moi&t) .;. - -MD 33 7B 3 I -. :; 5-; !.-ML Guy silt with ruu: sand (verycoft to soft, wet) >-5 - I . 10 ->-10 . 1 . I • . I-15 -1-15 IIJ . ......... • w ML G1<1y sill with. k:nses of peat (soft, we1) .. -z I H -MD 64 61 3 • l: ... -C. ~ 20 -1-20 . - . 4 I Gr,1dcs to with lc:11SC5 of One sand " CD Ol . ' ,- 25 --25 .. ' N .. . - 1/J . :,::_:·:: Sf Black line to mediums.and (medium dense, wet) ,: . 29 I .. ·. u .. ,• . .. '" ._:\:·:· C[ u 30 -!:)/ .... 30 .. ... .J . z ?i)) - -MD 24 !DJ 31 I ' 35 -··.:-:.·· ... 35 .. ··-·.· ' - II) .. ::<:-·.:: CD .. . •, m D -·::··--.· ' -' .. -·:.:-_.·_ Ol CD :-:·;:.:.:~ ' .. 40 .. >-40 N .. / .. Nole: Sc.c figwc A·l for explanation of rymboll ~·t·· Log of Boring Geoij~Engineers Figure A-34 ~ :; n I J t TEST DATA • .., I • u, • ,c I-.... .., ..0 ... c~ • DO~ .J :COv :r ... -~~ :i~'u LOIi. cc- '.., 65 -<D DlU I • .... i Group : S)11lb0l BORING 16 (Continued) D6CRIP1l0N 40 .....--------,-----.-.,..,...-----------------~40 :,. ; :/ ... w w .. z ... :r ... a. - . 45 - . . so - . . 55 - . ~ 60 - . . . 65 - . . 70 - - 75 - . . - 80 Mil 14 ll 23 IDl 20 12 6 22 39 .. ::.::,·. D :\:( ~ ·. · SP .... Gray fmc sand ,...;tb 1i11 and a tr.ace of oipnic maucr {medium I . . . : : SM d, .... ..,,) .; . I I . : ' .. •. .... .. . . .... .. '• .... . ... . -.. Grades to sand with lihc.11 !ragmcnu: . ... ,; . : .i.:' : ML/ Gray fine sandy silt to silty !inc: '8.nd (medium stiff, loose, wt:1) -SM .. . .. . : : . :-·:~ "'····SM . .• : Gray silty fine. und (medium dense, wet) .~... SP-Gray fmcsand with sill (dcnsc1 ~•) :sM ' ... . . . . .... BoringOODlplclcd al 73.S £eel on 12/6/90 Ground WB?cr cnco1.1n1crcd at appl'OJdmalcly 6 feet d1uing drilling Ncnc: Sec figure A-2 lm: cxpl11na1ion of l)'mbots -~11•· Geo~~ Engineers Log or Boring Figure A-35 ,..45 '-50 . . . '-60 -70 -75 . . -80 're.STOATA BORlNG 18 • .... ~ • :, • • ,c .., • .. ..... ...._ , .... .... DESCRIPTION ..... . .. 3C D. J] -<C-:>cu .'; il e Group • DC~ La D. • Symbol SU"rfacc Elcvanion (rL): 19.35 .J n,v QQy mu "' 0 Ml, Mottled brown ,1U Wllh hnc sand and a trace al o:rgamc mat1cr u -(\'try soft, moist) - - -MD 44 7S l I . -. 5--5 .. . .. . . I :}.:;:· SP Out brown to blac:k: fine. sa.nd with a lnta:: of ,t.11 (loose 10 u m~ium dense, wee) . \~:} 10 ->-10 . }{) " . . 9 I ::/:) - . - 15-·:.::,:.:: -15 .. :.··::-:,· . ill . /: u. SP Black line to me.di urn sand (mcdi(Jm dense, wet) -·:.:· .•·. 2: :-;-;:-} ... . :i: MD 25 99 21 I ··.:·.-· .. . " D. /)/ "' 20 -Q . ·.:·.··. -:.·:_:·:-:-" . :.:-::.:..: 20 ~ >\:··.· " " 01 . :.:•::-:.:. ' r-25-:.::-/ >--25 ... ' :\{\ "' -' ... . ., r: -. .--::-· .. Gr.i.dc.s to :s.B;n,d with lcnse.s or brown ,ill wilh orgnnic m11Uct <J 24 I '" . '.:)i\ - ([ <J 30 ->--30 .. .. .J 2: ,•. . :\:( . MD 101 38 I Gzadea ro fine 10 medium sand 23 ·--.::.:-·· . .. 35 -\// -35 . ··.:· .. "' ·:.::,:.-: .. -.. m ·:-. ' .. . 29 I 01 .' ·.:·,-· . .. . ' ~-\<··: .. 40 --40 Ill ( ... " Note: Sec Figun: A-2 for uplanalioo or iyn,bols -~I!·· Log of Boring Geo~, Engineers Figure A-38 .. '" ' "' ' .. "' r u "' (! u .. J,- .J z Ill .. m I .. a, .. I .. n, .. "' TEST DATA • ., . • ..., ;:J ~ ili ::"' I +J a.., a1.. 3C .a .... c..... :acu a:, I I ... ~ Group : Symbol BORING 18 (Continued) DESCRll'TION ] ~:'; 5~2-i:8 ®-,-_;_--=-----,----,--,-,-----------------~® 45 so Iii 55 DJ IL z H 65 70 75 80 MD, cs, AL MD 79 29 .. .· ·.: .··. 29 I . ·.:-,. :.·-::,·. .' ·:-_.·. '·-:: · . . \;.) :·\·? 7 I I 9 I II I 8 I cu SM . ·:-· . ·SM 7 I ... .. . . ·::,:.: ·.:-: .. ·-::-:. . 6 ~ . ·:-· . Nole: Sec Figure A-2 £or cJplanilHon of symbol.5 -~ll•· Geo~~ Engineers Gn.y in1crticdded clay and silty fine .sand (medium stir<, medium dense, wel) Grades 10 saft and J005c On.des to sill)' fine ,.and wi1h a tnce or orpnit mat1cr Gzadc& back to clay wilb leRSC$ or is;iUy And Gray silty nnc sand with .a trace:. or ,hell bag:rncnts (k>osc, wet) Log of Boring Figure A-39 45 50 55 60 65 70 75 80 "' 0, ' ,.. ... ' N ... Ill t: :., Ill a: u ... .J :,: .. ID .. Cl] ' .. 0, .. ' .. N ... " 85 90 ,_ 95 w Ill II. :,: ... :r; ... .. ~00 105 110 lIS 120 • ., • • ... SJ • .J TEST DATA '., 3C 0~ ... o a,u • • ... i Ciroup : Symbol BORING 18 (Continued) DESCRIPTION SP -Gray rine to medium 5.and with sill (dense, wet) :SM 30 I ~5 • Note: Sec Figure A·J. ror explanation or ')'fflbals -~11•· Geo~~ Engineers Dark gR,y floe to coarse gnw:I with sand 10 gravelly fine co toalK ADd (very dense, ~l) Boring comple1cd a, 89.0 feet on 12/5/90 Ground water cnC'Cluntc:n::d ac approximat~ly 5.S feet during drilliog Log of Boring Figure A-40 as 90 9S 100 105 llO 115 120 TERRA ASSOCIATES, Inc. Mr. David Williams Ryan Companies 3900 East Camel back Road, Suite 100 Phoenix,Arizona 85018 Con~ult;ints in Cl'OtL'.chnier1I fnginccring .. Cco!ogy J.11d Fnvironrnental [arth Sciences Subject: Supplemental Site Exploration Long Acres Business Park SW 27th Avenue and Naches Avenue SW Renton, Washington RECEIVED 11 '(,: 0 n on1r~ j ,J, i ,J I.. ',.J April 6, 2015 Project No. T-7159 Reference: Geotechnical Report, Long Acres Business Park, SW 27th Avenue and Naches Avenue SW, Renton, Washington, Project No. T-7159, prepared by Terra Associates, Inc., dated January 26, 2015 Dear Mr. Williams: As request, we have performed additional site exploration at the Long Acres Business Park project in Renton, Washington. On March 6, 2015, we subcontracted with In-Stu Engineering to perform 3 additional cone penetration tests (CPTs) to depths of 60 feet below current site grades. The CPTs were performed at locations selected and marked in the field by us. The locations of the additional CPTs in relation to the previously performed field work are shown on the attached Figure 1. The soil conditions indicated by the additional CPTs are consistent with the CPTs and Test Pits performed for the referenced geotechnical engineering report. The analysis and recommendations in the referenced report remain valid. Graphical output of the CPTs is attached. 1252S Willows Road NE, Suite IOI, Kirkland. Washington 98034 Phone (425) 821-7777 • Fax (425) 821-4334 Mr. David Williams April 6, 2015 We trust the information presented is sufficient for your current needs. If you have any questions or require additional information, please call. Sincerely yours, TERRA ASSOCIATES, INC. Project No. T-7159 Page No. ii • ·!1 i• 11. !,• -LEGEND; THISSITEPI.ANISSOiEW.TIC /11.l.LOCIITICINSAND DFMl:NSIONS N<J!. Al"PROXIW..TE. IT 1$ INTENOED FOil REFERENCE ONLY AND S>10Ut.D ~ BE USEO FOR DESIGN OR CONSTRVCTION PURPOSES ... APPRO)(IMATE CONE PliNETAAnONTESTLOC.,,.110N RE.FERENCE: SITE PLAH PROVIDED BY W M_ P-,C. NV COU.INS WJERW.N Af'PRO)(IW.TE !;C.ALE IN FEET Terra Associates, Inc. Con..-.m;,,GooleoulicllEr,glo\'*'"'l;I E~~S- EXPLORATION LOCATION PLAN LONG ACRES BUSINESS PARK RENTON, WASHINGTON Prq. No.T -7169 Da!eAPR2(]1S Figure 1 ( Terra Depth (ft) 0 10 20 30 40 50 60 0 Tip Resistance QITSF ' ' --,- Operator: Metcheka Sounding: CPT-101 Cone Used: DDG1263 250 Friction Ralio Fs/01 (%) 0 6 '-' ' ' ! J ' ' ' ' ' ..J ~·· ' r -,--. ' ' ' ·, ,, ' ,_ ' ,· _, ' ' ,· --•-----.. -----: ... J . . ' I I , . . ' I ; j ' ' . Maximum Depth= 59.55 feet 1 sensitive fine grained Iii 2 organic material • 3 clay lnSitu Engineering • 4 silly clay to clay • 5 clayey sitt lo silly clay • 6 sandy sitt lo clayey silt ·So~ bc!lhaviorlype and $PT based on data from UBC-1983 CPT Date/Time: 316/2015 8:39:09 AM Location: Longacres Business Park Job Number: T-7159 Pore Pressure PwPSI Soil Behavior Type· Zone: UBC-1983 SPTN' 60% Hammer -5 40 0 12 0 50 ' ' . ' ' ' ' ' ,. \._! l . I ·1 r ; -, -, - -1-1-~-.. -!-1 ' 11 I 1 l - '' '' ' '' I I I 11 FI J 111 11 , I l 1111 I, -:: '' '' • . II I! I ' I.,. . I 11 I I 1 • I 1 ! I I I'' -t L, f I Ir 1 • • I I') '' '' I I I It L __ '_', ·-·~~- ' -' ' '' ' ,Y ·, ',, '' " '' ' ' , -, - ' ' ' ' '' L.I I r ! > :i,--: I ·1 1J,'' '' ,·1 ' ' ' ~;; ;};_/ __ : I I ' :-' ' ' ' F I [, ' Depth Increment= 0.164 feet • 7 silty sand to sandy silt 8 sand to silty sand 1!19 sand • 10 gravelly sand lo sand • 11 very stiff fine grained (i • 12 sand to clayey sand (i ' Terra Depth (ft) 0 10 20 30 40 50 60 0 Tip Resistance QITSF ,_ I !-----; ________ , __ ' 1 sen$iUve fine grained rz. 2 organic material •3 day lnSitu Engineering Operator: Metcheka Sounding: CPT-102 Cone Used: DDG1263 250 Friction Ratio Fs/QI(%) 0 I -, ' I I ' ' ,- I i ~--' ' I r ' .:. ; _. -' ' ' ' ' ' ' ' ' ' ' ' ' I l I ! I ' : : : : ' . ' ' 6 Maximum Depth= 59.88 feet a 4 Silty clay to day a 5 clayey silt lo silty day • 6 sandy silt to clayey silt ·Soil behavlOr type and SPT based on data from UBC-1983 CPT Date/Time: 3/6/201510:05:04 AM location: longacres Business Park Job Number: T-7159 Pore Pressure PwPSI Soil Behavior Type* Zone: UBC-1983 SPTN' 60% Hammer -5 40 0 12 0 50 ' I ' ' ' " ' '' ' " I I I>< 0 I Ir l ' ' " ' " ' " " ' " ' " ' -,_ -..! H I t I} I ,i I " I I 1 I I--' -< _,_ ... -~ .... I ' ! " " ' '' '' " 'I " " '' " ' 1: I i I ~: I ' '' 'I' ' ' ' - Depth Increment ., 0.164 feet • 7 silty sand to sandy silt 8 sand to silty sand B 9 sand a 10 gravelly sand to sand • 11 very stiff fine grained (') a 12 sand to clayey sand(") Terra 0 0 10 20 Depth 30 (ft) 40 50 60 Tip Resistance QtTSF ,. --... ----·-----·-- ' 1 sensitive fine grained 112 organic material • 3 clay lnSilu Engineering Operator: Melcheka Sounding: CPT-103 Cone Used: DDG1263 Friction Ratio Fs/Ot (%) 250 0 ' ,. .-': ,_ ' ' ' ' ' ,_ ' ' -' - ' I ~ 6 ' - ' ' ; Maximum Depth= 60.04 feet •4 silty clay to clay • 5 clayey siH to silly clay • 6 sandy Sill lo clayey slH ·Soil behavior type and SPT based on data Prom UBC-1983 -5 CPT Date/Time: 316/2015 11 :05:33 AM Location: Longacres Business Park Job Number. T-7159 Pore Pressure Soil Behavior Type..,. SPT N" PwPSI r i l ' ' ' ' ~: I, I I , ' ' ha-' ' ' ' ' ' -,. ' ' ' ' I-.. ~ .. 40 0 Zone: UBC-1983 I 11 I i I I I I j; I I I I I I 1 I I I 111 ' " 'I I I I 1 l I I I, 111 t I I ~'' L, f I '''I I t I I I l I • f It I I I 1, I J 111 I I It I l I, l 11 :11111111:~: <II I I • I I I l I I a: 12 0 60%Hammer ~ I ' I I L I . ' '' ,,, 1-·-~ ' ' !'·-... ' ' ' ' '? _f }! -- ' ! ' L' t ,_' ' ~, ' ~-- ' • 50 L_ ______ _ Depth Increment= 0.164 feet • 7 silty sand to sandy silt 8 &and to silty sand Ii 9 sand a 10 gravelly sand to sand • 11 very stiff fine grained (·) • 12 sand to clayey sand r) ~·.~~~!ii'1.U'iillf'"l1l/>~11ii~l!&~~~ , · ..... • ICICLECREEK -ENGINEERS May 28, 2015 Clark Close, Associate Planner City of Renton Department of Community and Economic Development 1055 -South Grady Way Renton, Washington 98057 INTRODUCTION Letter Geotechnical Consultation Independent Secondary Peer Review Proposed Site Development Longacres Business Center LUA15-000076, ECF, SA-H, MOD Renton, Washington ICE File No. 1147-001 This letter presents the results of Icicle Creek Engineers' (ICE's) geotechnical consultation regarding our independent secondary peer review of the geotechnical report that was submitted to the City of Renton (City) in support of the Longacres Business Center project (Renton reference LUA15-000076,ECF, SA-H, MOD). The geotechnical report is referenced as follows: • Terra Associates, Inc. (Terra), January 26, 2015, Long Acres Business Park, SW 27th Avenue and Naches Avenue SW, Renton, Washington, prepared for Ryan Companies, Phoenix, Arizona, 13 pages and attachments. Clark Close of the City described "areas of concern" in a letter to ICE dated April 21, 2015. These areas of concern include the following: 1) History with the poor soils found in the volley floor (including but not limited to high groundwater table, bulging, and shearing); 2) static settlement and loading; 3} soi/ liquefaction; 4) isolated peat bogs; 5) proposed 4-6 week timeline and limited duration far level of compaction; and 6) utility settlement after construction. REVIEW COMMENTS Based on our review of the Terra January 26, 2015 report, it appears that geotechnical analysis, conclusions and recommendations are based on the following subsurface information: • Three Cone Penetrometer Tests (CPTs) to a depth of 50 feet. • Ten test pits to depths ranging from 1 to 15% feet. • Laboratory testing including moisture content and grain size analyses on selected soil samples obtained from the test pits. • "soil data from previous studies" (not included in the report). 29335 NE 201h Street, Carnation, Washington 98014-9632 • www.iciclecreekengineers.com • w 425.333.0093 , f 425.996.4036 I . Clark Close, Assistant Planner May 28, 2015 Page 2 In our opinion, insufficient subsurface explorations and laboratory testing were completed for the study. We recommend that the existing data be supplemented by the following: • At least nine test borings evenly distributed across the site, to depths of at least 60 feet, using Standard Penetration Test (SPT) soil sampling methods. We expect the test borings will be drilled using mud-rotary drilling methods because of the likelihood of sand heave. At targeted depths as the subsurface conditions become more predictable, at least three undisturbed samples should be obtained of compressible soils (Shelby tube sampling method) for the purpose of laboratory testing for consolidation characteristics. • SPT data should be used to better quantify the risk and depth interval of liquefaction. • Based on this supplemental test boring and laboratory soil testing information, all aspects of the analysis including augercast pile design (especially embedment depth with respect to liquefaction} and static settlement considerations (amount and time rate), and differential settlement between pile supported structures and at-grade structures/pavement and utilities should be reviewed and revised as appropriate. Based on our experience and knowledge of subsurface conditions in the Duwamish/Green River valley, considerable geotechnical information is readily available to provide supplemental information of other site-specific geotechnical studies in the general area of the Longacres Business Center site. This geotechnical information can be in-house or obtained through public agencies (ICE is aware of at least two comparable site developments in the vicinity of this site}. CPTs are an effective method for obtaining subsurface data efficiently. However, CPTs should be used in combination with test borings/SPT soil sampling methods for calibration and a cross-check of the CPT data. We could not determine the basis of the settlement analysis provided in the Terra report. It is possible that Terra has completed consolidation testing on nearby sites and is using this knowledge to evaluate site settlements; this is a common practice. However, because of the size of the proposed buildings and overall scale of the project, it would be appropriate to complete laboratory consolidation tests as documentation of the settlement analysis (amount and time rate} related to the surcharge/preload program, and static/seismic induced settlements. ICE is aware that "paleo-channels" (buried meanders) of the Green River occur under surface fill or recent alluvium; these paleo-channels are often filled with peat (highly compressible organic material} extending from Renton to Auburn. The additional test borings will better assess this possible condition. Based on ICE's experience and knowledge, this part of the Green River valley typically is covered with 6 to 10 feet of fill underlain by soft or loose soils to a depth of about 20 to 40 feet. Underlying the soft or loose soils, medium dense sand (sand unit) is typically encountered (described as dense to very dense sand in the Terra report). The density of the sand unit is important for foundation and liquefaction analysis. We recommend that we complete our review of the Terra geotechnical report following the completion of additional subsurface exploration, laboratory testing, analysis and report revision. Icicle Creek Engineers 1147001/052815 .. ' ' Clark Close, Assistant Planner May 28, 2015 Page 3 ******************** We trust this information meets your present needs. If you have any questions or if we can be of further assistance, please call. rs, Inc. Brian R. Beaman, PE, LEG, LHG Principal Engineer/Geologist/Hydrogeologist Document ID: 1147001.revlet Submitted via email (PDF) and surface mail (two original copies) cc: Vicki Grover, City of Renton {email) Icicle Creek Engineers 1147001/052815 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------1~ ~1r t (JI J e MEMORANDUM DATE: May 29, 2015 TO: FROM: File No. Longacres Business Center, LUA15-000076, ECF, SA-H, MOD Clark H. Close, Associate Planner SUBJECT: Longacres Business Center The following information was discussed at, and is in the records for, the Public Hearing on April 14, 2015. The following information addresses the Hearing Examiner's Final Decision made on April 28, 2015. The applicant request includes changes to conditions 2a, 4a, 4b of site plan and street standard modification approval. Condition 2a 2. The applicant shall be required to submit a detailed landscape plan that complies with RMC 4- 8-120 to the Current Planning Project Manager priar to canstructian permit approval. The revised landscape plan shall include, but is not limited to, the fallowing: a. Add a minimum 10-foot wide landscape strip along the south side af the proposed generator. The landscape strip shall include a mixture af trees, plants ond shrubs. This requirement may be reduced ar eliminated by staff to the extent necessary to accommodate required parking. Request: The applicant has submitted a request to modify the site plan and landscaping plan around the location of the proposed generator. The applicant has rotated the placement of the generator by 90 degrees, which creates a smaller visual profile from Naches Ave SW. In addition, the applicant has increased the size of the landscaping at the southwest corner of Building B (Exhibit 2). The applicant maintains that these steps would allow for landscaping to the west and south of the generator without affecting parking, access to the truck apron, or general ingress and egress for the project. The applicant contends these revisions would allow for sufficient access for maintenance and repairs. Staff concurs that the new position and location of the surface-mounted mechanical equipment (generator) and enhanced screening area around the generator meets the intent of the landscaping code (RMC 4-2-120B) to be screened or shielded from public view, and the requirements of Condition 2a. Condition 4a 4. The applicant shall be required to submit a revised site plan to the Current Planning Project Manager prior to construction permit opprovol. The revised site pion shall depict the following: a. Add one (1) odditionol pedestrian sidewalk connection an the south end of Building B from the proposed 6' sidewalk, along the east side of Building B, to the staff proposed 5' wide sidewalk on Naches Ave SW. This sidewalk connection shall be a minimum of 5' wide. Longacres Business Center; Memo to File Page 2 of 2 May 28, 2015 Request: The applicant has modified the site plan and has made certain requests for street modifications to Naches Ave SW (Exhibit 2). The applicant states that they have a 5-foot wide sidewalk and 5-foot wide landscape strip from the southwest corner of SW 27th St along Naches Ave SW that provides for ample pedestrian movements to and from the public roads to the employee entrances. The applicant has proposed to increase the width of the sidewalk along the front or east elevation of Building B, from 6 feet to 10 feet, in order to increase pedestrian circulation throughout the site. Due to Group Health's strong desire to minimize pedestrian traffic beyond the south end of Building B, as well as for safety and security purposes, the applicant has requested that all pedestrian traffic from the west side of Naches Ave SW be directed to use the internal 10-foot wide sidewalk along the front of Building B. The wider internal sidewalk would replace the 5-foot wide sidewalk on the west side of Naches Ave SW. The applicant intends to terminate the 10-foot wide sidewalk approximately 68 feet beyond the southeast corner of Building B. The area south of Building B serves as a house area with truck traffic and sensitive shipping and receiving material. Staff concurs that the repositioning of the sidewalk along the Naches Ave SW, to the front of Building B, would allow for sufficient pedestrian movement throughout the site and still meets RMC 4-2-1208 by providing a pedestrian connection from a public entrance to the public street, as required by Condition 4a. Condition 4b 4. The applicant shall be required to submit a revised site plan to the Current Planning Project Manager prior to construction permit approval. The revised site pion shall depict the following: b. Add a new 6" vertical curb (or if possible reuse existing) and a new 5' wide sidewalk between the intersection of SW 27th St and Naches Ave SW up to the south end of the first project entry point on Naches Ave SW (approximately 365 feet). Approximately 5'-6" of right- of-way dedication along this stretch of Naches Ave SW will be required. Request: Following the original submittal (Exhibit 1), the applicant modified the site plan to include a 5-foot wide sidewalk from the interaction of SW 27th St and Naches Ave SW to the project entry point (Exhibit 2). The applicant contends that a clear, safe pathway for Group Health's employees is of paramount importance and has been provided. Staff concurs that the revised or updated site plan includes the required 5-foot wide sidewalk between the intersection of SW 27th St and Naches Ave SW up to the south end of the first project entry point on Naches Ave SW, as conditioned under 4b. Enclosure: Exhibit 1: Original Site Plan {issue date 02/06/2015) Exhibit 2: Updated Site Plan (issue date 04/07/2015) cc: longacres Renton, LLC / Owner{s) Molly Carson/ Applicant Dave Williams/ Contact Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Steve Lee, Development Engineering Manager Vicki Grover, Plan Review V) '"I z ill . ! ' ::i '11• -' o I! WOERMAN IL; u -----·g w [J) i! rrcna:~< u w w -~· • <( z f-r~ 0-Z 6 ~ ~ i;~ ~ I !_J ------- 11 ! I S ; ~ I ~ :111 .. --- I '! I 'l ' . I 1 • 11 I I I l i i i, ;! ! ~ 11!! I '" ,i i: I ~ i ' ~ <( I l --, y-:,. .. \ ---------~ --------------~-------~ ---- EXHIBIT 1 ~ !!!I ...J 11,, --' "Pit WOERMAN ,L; u i I t ' I ! ! ! ! s I i ' ' I ! ! I ' ' ! ' ' ' I ' ! I Li ~ I~ ~ I , , <( 1 I!! I! I j !,, I ~. ~~ l ' ! I ' EXHIBIT 2 I I I i l ' Denis Law Mayor May 27, 2015 Molly Ryan Carson Ryan Companies US, Inc. 3900 E. Camelback Rd, 100 Phoenix, AZ 85018-2653 City Clerk -Jason A. Seth, CM( Subject: Hearing Examiner's Decision on Reconsideration RE: Longacres Business Center, LUA-15-000076 Dear Ms. Carson: Attached is your copy of the Request for Reconsideration filed by you in the above- referenced matter. If I can provide further information, please feel free to contact me or Clark Close, the Associate Planner at (425) 430-7289. cc: Hearing Examiner Clark Close, Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Steve Lee, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Councilmember Julia Medzegian, City Council Liaison Dave Williams, Ryan Companies, US, Inc., Owner Parties of Record (7) 1055 South Grady Way• Renton, Washington 98057, (425) 430-6510 / Fax (425) 430-6516, rentonwa.gov , 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Longacres Business Center Site Plan and Street Modification LUA 15-000076 ) ) ) DECISION ON RECONSIDERATION ) ) ) ) ) _______________ ) A Final Decision on the above-captioned matter was issued on April 28, 2015. The Applicant submitted a request for reconsideration on May 12, 2015, requesting revision of Condition No. 3 and Finding of Fact No. 4(0). A full copy of the development agreement (Ex. 17) and the development standards to which the project was vested was requested by the examiner and received from staff on May 18, 2015. It is determined that Final Decision involved a mistake of fact and law in failing to apply current bicycle parking standards more flexibly. Current bicycle parking standards do not directly apply. The development agreement (Ex. 17) vests to year 2000 standards that do not require any set number for bicycle parking stalls. The most direct requirement for bicycle parking arises from RMC 4-9-200(E)(l)(f) and RMC 4-9-200(E)(l)(i), in effect in 2000, which just require safe and efficient vehicle circulation and adequate public services and facilities. Given the proximity of the proposal to the Sound Transit Tukwila station and the absence of any directly applicable bicycle parking stall requirements to the proposal, the applicant's request that the number of required bicycle parking stalls be reduced by half is reasonable. The Final Decision in this matter is revised as follows: I. The final paragraph of Finding of Fact 4(0) is stricken and replaced with the following: The vested development standards do not directly require any bicycle parking for the proposal. Current regulations, which do not apply, would require 64 bicycle parking spaces. In the absence of vested specific bicycle parking standards, current standards provide guidance on what number of bicycle parking stalls is necessary to adequately serve SITE PLAN RECONSIDERATION-l 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 the proposal. However, staff· is recommending half the number of required stalls because the subject site is located just south of Sound Transits Tukwila train station. The new office buildings would be within walking and biking distance .from this transportation hub. As a result, it is reasonable to assume many employees may be utilizing Sound Transit to commute to work. The staff· recommended 31 stalls would be equivalent to ten percent (I 0%) of the number of required off-street parking spaces. Given these factors, the staff recommendation will be imposed as a condition of approval. 2. Condition No. 3 of the Final Decision is stricken and replaced with the following: The applicant shall be required to add 31 bicycle parking spaces onsite. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. A final bicycle parking analysis and bicycle parking plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. The two revisions above shall supersede any conflicting provisions in the Final Decision. DATED this 26th day of May, 2015. City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-l lO(E)(l4) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-I IO(E)(l3) and RMC 4-8-100(0)(9). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th floor, (425) 430-6510. Affected property owners may request a change m valuation for property tax purposes 26 notwithstanding any program of revaluation. SITE PLAN RECONSIDERATION-2 2 3 4 5 6 7 8 9 IO 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN RECONSIDERATION-3 . f May 27, 2015 STATE OF WASHINGTON COUNTY OF KING CERTIFICATE OF MAILING ) ) § ) JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that he is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 27th day of May, 2015, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail the Hearing Examiner's Decision on Reconsideration RE: Longacres Business Center (LUA-15- 000076) to the attached parties of record. Jason A. SUBSCRIBED AND SWORN TO BEFORE me this 27th day of May, 2015. • 1 Longacres Renton, LLC 3900 E Camelback Rd, 100 Phoenix, AZ 85018 Jeff Adelson The Boeing Company P.O. Box 3707 Seattle, WA 98124 ;, :t~·, . ~ Molly Carson Ryan c.ompanies US, Inc. 3900 E Camelback Rd, 100 Phoenix, AZ 850182653 Dave Williams Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix, AZ 850182653 Joel Wage Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix, AZ 85018 Property Tax Division BOEING. PO BOX 3707 M/C 20-00 Seattle, WA 95124 Jamey Barie! CollinsWoerman 710 Second Ave, 1400 Seattle. WA 981041710 Mark Clement BOEING COMPANY THE PO BOX 3707 M/C 20-00 Seattle, WA 98124 TED EVERAGE WHPacific 12100 NE 19Sth St, 300 Bothell, WA 98011 WWW. RYANCOMPANIES.COM May 12,2015 City of Renton Office of Hearing Examiner 1055 South Grady Way Renton, WA 98057 Re: Longacrcs Business Center RYAN COMPAi.'\fIES US, INC. 391)1) 1:,\~t Camclback l{o-.iJ, ~llltc 1()(1 l'h\lrn1x, .-\Z 85lll8-2(i5J (,I 12-322-(, 1( \(l rd (i(l2 -122 () ,110 fax City of Renton File LUA 15-000076, ECF, SA-H, MOD Reconsideration of Examiner's Decision Dear Examiner, CITY OF RENTON MAY I 3 2015 RECEIVED CITY CLERK'S OFFICE We appreciate you feedback during the April 141h hearing for Longacres Business Center in Renton, WA. On behalf ofLongacres Renton, LLC, Ryan Companies US, Inc. is providing the following request for reconsideration of a decision made during the hearing regarding section G. Parking (vehicular and bicycle) under SITE PLAN MODIFICATION -2. Hearing Examiner Decision: "RMC 4-4-080(F)( 11 )(a) requires 62 bicycle stalls for the proposal. The conditions of approval authorize staff to issue an administrative modification to reduce this number due to the proximity of the Sound Transit train station." Report to the Hearing Examiner Staff Comment: Section g. ACCESS -Transit and .Bicycles "The applicant is vested to the 2003 Development Agreement up to and including adopted Ordinance No. 4877. Bicycle Parking Standards were not introduced to the Renton Municipal Code until several years later. In the Parking subsection under Findings of Fact, Site Plan Review Criteria #19.b staff is recommending that the applicant add 31 bicycle parking spaces secure from theft and weather ... " Reconsideration Request: We respectfully request that the Hearing Examiner re-examine the issue that we have identified in this request, and take appropriate action relating to this matter. Ryan feels that because alternative transportation options are available within approximately 1,000 feet of the site that it would be unnecessary and burdensome to the project to have room for 62 bicycle parking spaces at Longacres Business Center. Also, per Staff Comment, we feel that we are vested to the 2003 Development Agreement referenced above. Regards, ~ Molly Ryan Carson Denis Law Mayor May 1, 2015 Dave Williams Ryan Companies US, Inc. 3900 E. Camelback Rd, 100 Phoenix, AZ 85018-2653 Subject: Hearing Examiner's Final Decision City Clerk -Jason A. Seth, CMC RE: Longacres Business Center, LUA-15-000076 Dear Mr. Williams: The City of Renton's Hearing Examiner has issued a Final Decision dated April 28, 2015. These documents are immediately available: • Electronically on line at the City of Renton website (www.rentonwa.gov); • To be viewed at the City Clerk's office on the J'h floor or Renton City Hall, 1055 South Grady Way, between 8 am and 4 pm. Ask for the project file by the above project number; and • For purchase at a copying charge of $0.15 per page. The estimated cost for the Hearing Examiner Documents is $2.25, plus a handling and postage cost (this cost is subject to change if documents are added). APPEAL DEADLINE: RMC 4-8-080 provides that the final decision of the Hearing Examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(14) requires appeals of the Hearing Examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. Appeals must be filed in writing together with the required fee to the City Council, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. RECONSIDERATION: A request for reconsideration to the Hearing Examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-UO(E)(B) and RMC 4-8- 100(G)(9). Reconsiderations must be filed in writing to the Hearing Examiner, City of 1055 South Grady Way• Renton, Washington 98057 • (425) 43o-6510 I Fax (425) 43o-6516 • rentonwa.gov Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the reconsideration process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. A new fourteen (14) day appeal period shall commence upon the issuance of a reconsideration decision. I can be reached at (425) 430-6510 or jseth@rentonwa.gov. Thank you. cc: Hearing Examiner Clark Close, Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Steve Lee, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Councilmember Julia Medzegian, City Council liaison Molly Carson, Ryan Companies, US, Inc., Owner Parties of Record (7) Cynthia Moya From: Sent: To: Cc: Subject: Attachments: Jason and Cindy, Clark Close Tuesday, May 12, 2015 6:07 PM CITY OF RENTON Jason Seth; Cynthia Moya Josh.Tracy@RyanCompanies.com; Molly Ryan Carson (molly.carson@ryancompanies.com); Dave Williams MAY 1 3 2015 (david.williams@ryancompanies.com) RECEIVED FW: Reconsideration of Examiner's Decision Longacres Business Center -Reconsideration of Examiner's 8filsiifrt~~f; Po"rfdStres ltr.pdf Please find attached request for reconsideration of Hearing Examiner's Decision for Longacres Business Center, LUAlS- 000076 I've also attached the Hearing Examiner's Final Decision letter for reference purposes. Thanks, Clark H. Close Associate Planner City of Renton 425-430-7289 From: Josh Tracy [mailto:Josh.Tracy'ruRyanCompjlnies.comJ Sent: Tuesday, May 12, 2015 5:40 PM To: Clark Close Cc: Molly Carson; David Williams; Chip Vincent Subject: Reconsideration of Examiner's Decision Clark, I have attached the letter requesting a reconsideration of the Examiner's Decision regarding the bicycle parking requirement for Longacres Business Center. Please reach out to my team with any questions or concerns. Regards, Josh Tracy I Associate Developer Ryan Companies US, Inc. I 3900 E. Camelback Road, Suite 100 Phoenix, AZ 85018-2653 602-322-6236 tel I 480-620-9945 cell , 602-322-6286 fax Josh.Tracy@,vancompanies.com iYAN. Find us on: The Web I Twitter I Facebook 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADDENDUM TO ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS-M) -MITIGATED Pursuant to WAC 197-11-600(4)(c) and WAC 197-11-625 Addendum to the Longacres Business Center as Addended by the City of Renton (LUAlS-000076} Determination of Non-Significance -Mitigated (DNS-M} Date of Addendum: Date of Original Issuance of SEPA Threshold Determination: May 4, 201S March 23, 201S Proponent: Project Numbers: Project Names: Location: Lead Agency: Review Process: City of Renton, Parks Planning & Natural Resources LUAlS-000076, ECF, SA-H Longacres Business Center SW Corner of SW 27th St and Naches Ave SW (Approximately at 2715 Naches Ave SW) City of Renton, Department of Community & Economic Development Addendum to previously issued Determination of Non-Significance - Mitigated (DNS-M) Proposal/ Purpose of Addendum: The original SEPA threshold determination for the Longacres Business Center was issued on March 23, 2015, pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended). The DNS-M included four (4) mitigation measures. A 14-day appeal period commenced on March 27, 2015 and ended on April 10, 2015. No appeals of the threshold determination were filed. The application included the development of an 11.8 acre site with two (2) standalone buildings totaling 250,825 square feet, 790 parking stalls, perimeter and interior landscaping, along with a 30-foot landscape berm on SW 27th Street. The allowed uses include general office, laboratory and warehouse space. Upon additional information from the City of Renton Transportation Department, and due to recent revisions to the site plan, the applicant is requesting certain site plan and street modifications to the Longacres Business Center site plan. Addendum to Environmental (SE eview Page 2 of 4 May 4, 2015 The project was presented in a public hearing on April 14, 2015 and approved with conditions by the Hearing Examiner on April 28, 2015. The intended purpose of the subject SEPA Addendum is to disclose the intended changes to the original mitigation measures, specifically 2 and 3. With the Addendum documentation, the applicant has provided a description of the proposed changes to the original site plan along with an updated site plan (attached). The Addendum request was prepared by Molly Ryan Carson dated April 29, 2015. The letter illustrates the proposed modification to generator landscaping, SW 27'h St, Naches Ave SW, and the location of the water main associated with the project. Original Mitigation Measures: 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015). 2. The applicant shall provide street frontage improvements on the south side of SW 27th Street (Strander Blvd) right-of-way. Street improvements shall include o six-foot planter strip followed by o six-foot concrete sidewalk. The street frontage right-of-way improvements shall begin at the southwest intersection of SW 27th Street and Naches Ave SW and continue west towards Burlington Northern Railroad for a total distance of 360 feet beyond the existing intersection centerline or until the easterly limits of the existing fire hydrant located approximately 65 feet west af the proposed driveway access on SW 27th Street. 3. The applicant shall provide a minimum 30-foot wide landscaped buffer with a berm along SW 27th Street. The 30-foot landscape berm shall begin measuring from behind the required six-foot sidewalk. The width of the buffer may be reduced to no less than 15 feet near the existing retaining wall at the northwest property line. 4. The applicant shall be subject to independent secondary peer review of the submitted Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015} for the proposed surcharging to obtain the desired net allowable bearing capacity for the conventional spread footing design of the two-story building. The secondary review shall be at the expense of the applicant. The applicant may forgo secondary review should they choose an alternate ground improvement technique, such as vibrated stone columns or aggregate rammed piers, due to the site's high seismic hazards. Proposed Amended Mitigation Measures: 2. The applicant shall provide a convenient and pedestrian friendly sidewalk from the intersection of SW 21h Street (Strander Blvd) and Naches Ave SW ta the northern portion of Building A. The sidewalk shall be a minimum af 5 feet wide and may be located behind the 30-foot wide landscape berm on SW 27th Street. 3. The applicant shall provide a minimum 30-foot wide landscaped buffer along the majority of SW 27th Street with a berm. The width of the buffer may taper to 20 feet then 14 feet at the far northwest portion of the site, or near the existing retaining wall. Addendum to Environmental (SE :eview Page 3 of4 May 4, 2015 ANALYSIS: It has been determined that the environmental impacts of the proposal were adequately addressed under the analysis of significant impacts contained within the previously adopted DNS-M. Based on WAC 197-11-600(4) c, the addendum process may be used if analysis or information is added that does not substantially change the analysis of significant impacts and alternatives in the existing environmental document. The relocation and size of the sidewalk on SW 27th St and ultimate placement of the 30-foot landscape berm would not change the analysis or impacts in the State Environmental Policy Act (SEPA) Review. Maintaining a clear, safe pathway is still of the utmost importance to all. The City of Renton is hereby issuing a SEPA Addendum pursuant to WAC 197-11-600. This Addendum is appropriate because it contains only minor information not included in the original Determination and there are no additional environmental impacts related to inclusion of the new information. DECISION: The City of Renton is hereby issuing a SEPA Addendum pursuant to WAC 197-11- 600. Mitigations #2 and #3 shall be revised to read: 2. The applicant shall provide a convenient and pedestrian friendly sidewalk from the intersection of SW 27th Street (Strander Blvd) and Naches Ave SW to the northern portion of Building A. The sidewalk shall be a minimum of 5 feet wide and may be located behind the 30- foot wide landscape berm on SW 27th Street. 3. The applicant shall provide a minimum 30-foot wide landscaped buffer along the majority of SW 27th Street with a berm. The width of the buffer may taper to 20 feet then 14 feet at the far northwest portion of the site, or near the existing retaining wall. Additional Information: If you would like additional information, please contact Clark H. Close, Associate Planner, City of Renton Planning Division, Department of Community & Economic Development at (425) 430-7289. There is no comment period for this Addendum, dated May 4, 2015 issued by the City of Renton Environmental Review Committee. Addendum to Environmental (SI :eview Page 4 of 4 May 4, 2015 ENVIRONMENTAL REVIEW COMMITIEE SIGNATURES: Gregg Zimmerman, Administrator Public Works Department a, A Community Services Department MarPeterson, Administrator f&r--Tf{ Fire & Emergency Services Department u C.E. "Chip" Vincent, Administrator Department of Community & Economic Development Date Date r I Date WWW.RYANCOMPANIES.COM April 29, 2015 Clark Close Associate Planner City of Renton 425-430-7289 RYAN COMPANIES US, INC. 3900 East Camdback Road, Suite 100 Phoenix, AZ 85018-2653 602-322-6100 tel 602-322-6300 fax ;YAN' Re: Request for Project Addendum to the ERC Approval, Longacres Business Center Site Plan and Street Modification, Renton, Washington Mr. Close, As a follow up to my email dated April 20, 2015, we are requesting certain site plan and street modifications to the Longacres Business Center site plan, as presented in the hearing April 14, 2015 and approved by the Hearing Examiner April 28, 2015. Below is further detail for each request and attached for your review is our revised site plan, illustrating proposed modifications to Generator Landscaping, SW 27th St., Naches Ave and the location of the Water Main associated with the above mentioned project. Condition 2. a. -Generator Landscaping The attached site plan includes landscaping to the west of the generator. Adding landscaping to the south of the generator would affect parking, access to truck apron and general ingress and egress for the project. Additional landscaping would also cause difficulties accessing the generator for maintenance and repairs. Condition 4. h. -SW 27th St. Following our original submittal, we incorporated a 30' landscape buffer along the majority of SW 27th as requested by the City. The landscape buffer tapers to 20' then 14' at the far west of the site due to site constraints and the change in elevation on the north western comer of the site. The tapering of the landscape set back is also required to maintain our parking ratio as is. Additionally, the updated plan shows a pedestrian path on site that allows for safe travel through our site to the crosswalk at the comer of SW 27th and Naches Ave. As we discussed, maintaining a clear, safe pathway for Group Health's employees is of paramount importance. Condition 4. a. -Naches Ave. The plan identifies a 5' sidewalk and 5' landscape strip from the comer of SW 27th St and Naches Ave. south to our employee entrance. From that entrance our pedestrian traffic moves into our site and along the front of building B. We've increased the sidewalk width along the building (B) to a spacious l O', allowing for a comfortable and pleasing pedestrian experience. This IO' sidewalk terminates at the far south comer of the building. As discussed, it is our and Group Health's strong desire to minimize pedestrian traffic any further south on the site, from a safety and security perspective. This is our back of house area, with truck traffic and the shipping and receiving of sensitive material. WWW.RYANCOMPANIES.COM Condition 6. -Water Main RYAN COMPANIES US, INC. 3900 East Camelback Road, Suite 100 Phoenix, AZ 85018-2653 602-322-6100 tel 602-322-6300 fax The current plan is to complete the installation of a second 12-inch water line (about 800 feet) in SW 27th Street from Oakesdale Ave SW to an existing 12-inch line east of the Federal Reserve Building, and an onsite 12-inch looped water main around the proposed buildings connecting to the existing water mains in Naches Ave SW and in SW 27th St. Based on the results of the analysis, the above onsite and off-site water main extensions can provide 5,250 gpm of fire flow capacity. Please note that the original route for the off-site water main, as determined by the City, would require the developer to acquire an easement across properties north of SW 27th St that are owned by the Boeing Company. The easement acquisition process could take a considerable amount of time and create a delay to the construction schedule. Our understanding is we have approval to locate this waterline within SW 27th Street, should we be unsuccessful securing an easement with Boeing in the necessary time. Please confinn. Please contact me with any questions. Regards, Molly Ryan Carson Vice President -Ryan Companies US, Inc. 602-322-6140 CC: Chip Vincent -City of Renton Dave Williams -Ryan Companies Attachments: Original Site Plan-February 6, 2015 Al.I Updated Site Plan-April 7, 2015 Al.I ~ n11 -Ii -I -, I -I O ' WOERMAN IL. u -----------------·--·--- ii !, ,, I ! I i ' ! I . I § J~ :ia&s:'l i§-.._io'l:); I I s~~'!?b;b; "'t? c,_:ci ~ ?~:; i ~ I ,·.·.·I~., I ,...., .• •.. ,....,~,'n' .,-, I ~-1rn-1~,,n. Q. -' ' ~ ~ ~ NOA _;'.j avJ C ' I I ' ! I ~ ' ' i I i, I ' n --- ~ ' I .rm11111·1 111111 111 . . .. . . . I I I I I I I I mm I I 0 11 : I j_lJ~.:J.11 Lil ' l_ll, n ITTT: IL, IITTI ~ti :rru r1' ll': /I', Ir: i 1141 :jml u111 rr TTTTlfTlr I ml 1' 1 u i, :! I I -------------------------------- (~I ] ~. ~; ' ,1 !: I -------- V) 111 Z Ii, :3 ii' WOERMAN !iL C: ro a.. (]J .... V) -0 (]J .... u 1 I ; I ro -0 . C. ' => i ! (J) ~(J)C:..i u IB ~ ~~3 <(;;::; z ~i5 0(J)w,i Z::>o"° Q CD z 1...J 11 ~ :I ! i I I ' I I ' I ! s l . l I ' . ' ! I l ----- ! ' I ' I ~1 <i: I 1 Longacres Renton, LLC 3900 E Camel back Rd, 100 Phoenix, AZ 85018 Jeff Adelson The Boeing Company Molly Carson Ryan Companies US, Inc. 3900 E Camel back Rd, 100 Phoenix, AZ 850182653 Dave Williams Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix, AZ 850182653 Joel Wage Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix, AZ 85018 Property Tax Division BOEING. PO BOX 3707 M/C 20-00 Seattle, WA 95124 Jamey Barie! CollinsWoerman 710 Second Ave, 1400 Seattle, WA 981041710 Mark Clement BOEING COMPANY THE PO BOX 3707 M/C 20-00 Seattle, WA 98124 TED EVERAGE WHPacific 12100 NE 195th St, 300 Bothell, WA 98011 Denis Law Mayor May 1, 2015 Dave Williams Ryan Companies US, Inc. 3900 E. Camelback Rd, 100 Phoenix, AZ 85018-2653 Subject: Hearing Examiner's Final Decision City Clerk -Jason A. Seth, CMC RE: Longacres Business Center, LUA-15-000076 Dear Mr. Williams: The City of Renton's Hearing Examiner has issued a Final Decision dated April 28, 2015. These documents are immediately available: • Electronically on line at the City of Renton website (www.rentonwa.gov); • To be viewed at the City Clerk's office on the 7'h floor or Renton City Hall, 1055 South Grady Way, between 8 am and 4 pm. Ask for the project file by the above project number; and • For purchase at a copying charge of $0.15 per page. The estimated cost for the Hearing Examiner Documents is $2.25, plus a handling and postage cost (this cost is subject to change if documents are added). APPEAL DEADLINE: RMC 4-8-080 provides that the final decision of the Hearing Examiner is subject to appeal to the Renton City Council. RMC 4-8-110{E)(14) requires appeals of the Hearing Examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. Appeals must be filed in writing together with the required fee to the City Council, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall· 7th Floor, (425) 430-6510. RECONSIDERATION: A request for reconsideration to the Hearing Examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(13) and RMC 4-8- 100(G)(9). Reconsiderations must be filed in writing to the Hearing Examiner, City of 1055 South Grady Way • Renton, Washington 98057 • (425) 43o-6510 / Fax (425) 430-6516 • rentonwa.gov • Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the reconsideration process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. A new fourteen (14) day appeal period shall commence upon the issuance of a reconsideration decision. I can be reached at (425) 430-6510 or jseth@rentonwa.gov. Thank you. J o,Ai/) cc: Hearing Examiner Clark Close, Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Steve Lee, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Councilmember Julia Medzegian, City Council Liaison Molly Carson, Ryan Companies, US, Inc., Owner Parties of Record (7) May 1, 2015 STATE OF WASHINGTON COUNTY OF KING CERTIFICATE OF MAILING ) ) § ) JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that he is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 1st day of May, 2015, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail the Hearing Examiner's Final Decision RE: Longacres Business Center (LUA-15-000076) to the attached parties of record. \ Washington, residing in Renton My Commission expires: 8/27/2018 : Longacres Renton, LLC 3900 E Camelback Rd, 100 Phoenix, AZ 85018 Jeff Adelson The Boeing Company P.O. Box 3707 Seattle, WA 98124 -..,-~,,,,r,~we-,,-~~·:ffi ,~~-m~~,~~~~~~~1:$.f.i-1:1i?&4\.q, Molly Carson Ryan Companies US, Inc. 3900 E Camel back Rd, 100 Phoenix, AZ 85018. Dave Williams Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix, AZ 85018: Joel Wage Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix, AZ 85018 ~~~~~ Property Tax Division BOEING. PO BOX 3707 M/C 20-00 Seattle, WA 95124 Jamey Barie! CollinsWoerman 710 Second Ave, 1400 Seattle, WA 98104 Mark Clement BOEING COMPANY THE PO BOX 3707 M/C 20-00 Seattle, WA 98124 TED EVERAGE WHPacific 12100 NE 195th St, 300 Bothell, WA 98011 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Longacres Business Center Site Plan and Street Modification LUAl5-000076 ) ) ) FINAL DECISION ) ) ) ) ) _______________ ) Summary The applicant requests site plan approval and approval of a street modification for two (2) standalone buildings totaling 250,825 square feet (SF) at the SW Comer of SW 27th St and Naches Ave SW. One building will be a three-story 146,910 SF general office use building and the other building will be a two-story general office, laboratory, and warehouse space building. The site plan and street modification are approved with conditions. Testimony Clark Close, Associate City of Renton Planner, summarized the staff report. Mr. Clark clarified that secondary geotechnical review was required because of the history of the area and issues regarding the seismic hazards. Molly Carson, applicant, requested a modification from ten to five feet for the landscaping requirement along the generator in Recommended Condition 2(a) in order to provide sufficient space for parking. Ms. Carson also requested a reduction in the sidewalk requirement in Recommended Condition No. 4(c). Ms. Carson requested that Recommended Condition No. 6 be modified because the applicant is not legally able to extend the water main across someone else's property. She requested that staff find another location for the extension. SITE PLAN AND MODIFICATION-I 2 3 4 5 6 7 8 Mr. Close noted that the planter strip requirement along the generator was imposed by the environmental review committee and that can be modified through an addendum. As to the 4( c) requirement, the staff would be willing to consider an administrative modification in order to address safety issues raised by the applicant. For the modification to Recommended Condition No. 6 staff is willing to consider additional language that authorizes staff to approve an alternative location of the water main extension. Exhibits Exhibits 1-31 identified in the "Exhibits" list were admitted into the record during the hearing. FINDINGS OF FACT 9 Procedural: IO 11 12 13 14 15 16 17 18 19 20 21 22 23 24 l. 2. Applicant. Molly Carson. Hearing. A hearing was held on the application on April 14, 2015. 3. Project Description. The applicant requests site plan approval and approval of a street modification for two (2) standalone buildings totaling 250,825 square feet (SF) at the SW Corner of SW 27th St and Naches Ave SW. One building will be a three-story 146,910 SF general office use building and the other building will be a two-story general office, laboratory, and warehouse space building. The site plan and street modification are approved with conditions. The two buildings will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. Site access will be served from SW 27th St and Naches Ave SW. The project site is located in the Employment Area Valley (EAV) land use designation and the Commercial Office (CO) zone. The site plan includes 790 parking stalls with a minimum I 0-foot wide landscaped perimeter with up to 30 feet along SW 27th St with berming. The project site was included in the design of the existing storm drainage treatment system and the site contains High Seismic Hazards. The street modification request is a requested modification to RMC 4-6-060. RMC 4-6-060 requires 8 feet of landscaping, a 6 foot sidewalk, curb and gutter and a right of way width of 69 feet along Naches Avenue SW. The applicant requested that they only be required to construct a five foot sidewalk and a five foot landscape buffer from the intersection of SW 2th Street and Naches Avenue SW to the first Naches Avenue driveway. 4. Adequacy of Infrastructure/Public Services. The project will be served by 25 adequate/appropriate infrastructure. The adequacy of infrastructure and services is more specifically addressed as follows: 26 SITE PLAN AND MODIFICATION-2 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 A. Water and Sewer Service. Sewer and water are provided by the City of Renton. There is an existing sewer main in Naches Ave SW that can be connected by side sewer and the conditions of approval require the applicant to construct a water main extension to the project site. B. Fire and Police. The City of Renton will provide fire and police service. Fire and police department staff have determined that existing facilities are adequate to serve the development. C. Drainage. The applicant has submitted a preliminary drainage report, Ex. 23, that staff has found to be acceptable for site plan review. The proposed project was included in the design of an existing storm drainage treatment system, located across Naches Ave SW to the south and east of the project, and staff have determined that this system is adequately sized and constructed to serve the proposal. D. Parks/Open Space. City development standards do not impose any park or open space requirements for commercial uses and no legal justification is found in the administrative record. E. Off-Site Transportation. No significant off-site transportation impacts are anticipated and no off-site mitigation beyond traffic impact fees is necessary. The applicant submitted a Traffic Impact Analysis completed by TENW (dated February 4, 2015; Exhibit 14). The results of the site access operation analysis show that the movements exiting the site at all four driveways are expected to operate at LOS A in 2017. In addition, the report showed that level of service of off-site intersections will not be lowered by the proposal. G. Parking (vehicular and bicycle). Parking meets City parking standards. The applicant is proposing 135 compact stalls (17%), 638 standard stalls (81 %), and 17 ADA stalls (2%) for a total of 790 parking stalls. Based on the parking regulations, Building A would have a required minimum stall count of 441 and a maximum stall count of 66 l, and Building B would have a required minimum stall count of 180 and a maximum stall count of 264. Together the two buildings would have a minimum off-street parking stall requirement of 621 and a maximum stall requirement of 925. The proposed 790 stalls falls within the minimum and maximum parking regulations of the code. So that the parking is located on the same lot as the structure, a condition of approval requires that, the applicant complete a lot combination into a single lot or a lot line adjustment, such that the required parking is on the same lot as each structure, pursuant to the minimum code standards per building. Should the applicant choose to complete a lot line adjustment with more than one lot, a SITE PLAN AND MODIFICATION-3 2 3 4 5 6 7 8 9 10 l l 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 condition of approval requires that a cross access agreement and/or a shared parking agreement be provided with the development. RMC 4-4-080(F)(l l )(a) requires 62 bicycle stalls for the proposal. The conditions of approval authorize staff to issue an administrative modification to reduce this number due to the proximity of the Sound Transit train station. H. Vehicular Access and Internal Circulation. The proposal provides for safe and efficient access and circulation for all users. The applicant is proposing four ( 4) separate full access driveways from both SW 27th St and Naches Ave SW. The site access driveway on SW 27th St will be located roughly 300 feet west of the NW 27th St/Naches Ave SW intersection and would be restricted to right-in, right-out only. The remaining three (3) driveways are located off of Naches Ave SW (approx. 380 ft, 870 ft and 1160 ft) from the intersection and each meets the maximum number of driveways for single ownership. Truck ingress/egress will be provided at the southernmost access at the existing cul-de- sac. The main driveway approach is located approximately l 80 feet south of the Federal Reserve gated entry point on Naches Ave SW in order to avoid any miscommunication between the two entities. The site plan includes a through driveway aisle, basically around the interior perimeter of the site. Pedestrian connections from the street to the buildings will be provided if all conditions of approval are met. All public entries open to either the sidewalk realm at the front or towards a parking area and not into an internal driveway or drive aisle which promote safety and efficiency. The accessible stalls are proposed as the nearest stalls to the front entrances for easier access. The applicant is proposing a common pedestrian connection between the building entrances and SW 27th Street, as well as around each building. No direct sidewalk connection is provided from the buildings to Naches Ave SW. A condition of approval requires one additional pedestrian sidewalk connection on the south end of Building B be added from the proposed six-foot (6') sidewalk along the east side of Building B to the five-foot (5') wide sidewalk required on Naches Ave SW. The two sidewalk connections shall be a minimum of 5 feet wide. A revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to prior to building permit approval. I. Landscaping and tree retention. The applicant's preliminary landscaping and tree retention proposal has been found to comply with City standards by staff as conditioned by this decision. SITE PLAN AND MODIFICATION-4 2 3 4 5 6 7 8 9 IO 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 The property is covered by ground cover, including 95% grass/pasture and 5% low growing vegetation. There are also nine (9) "volunteer" trees growing on the site. The existing conditions map shows four ( 4) deciduous trees near the northwest property I ine, and four (4) cottonwood trees and one (1) poplar clump on or near the southwest property comer. The applicant is proposing to strip the site of all vegetation on the site. A single cottonwood on or near the southwest property line was identified on the landscaping plan as being retained, thus complying with the tree retention requirements of retaining 10 percent of existing significant trees in commercial zones (Exhibits 4 & 5). The applicant is proposing to replant the site with 38 deciduous street trees (shademaster !hornless honeylocust, English oak, and greenspire Linden), 120 onsite drought resistant deciduous trees (vine maple, luster serviceberry, red alder, hackberry, dogwood, Oregon white oak, Japanese zelkova), and 71 onsite drought resistant evergreen trees (marina madrone, incense cedar, shore pine, and Douglas fir). The applicant is also proposing to plant 1,652 shrubs and 5,137 ground cover plants throughout the site (Exhibit 5). A final detailed landscaping plan that complies with RMC 4-8-120 must be submitted and approved prior to issuance of the street and utility construction permits; staff recommends this as a condition of approval. In order to create a meaningful landscape buffer between SW 27th Street and the proposed 790 surface parking lot, the Environmental Review Committee issued a mitigation measure that would provide a minimum 30-foot landscaped buffer with berm along SW 27th Street from the back of property line. The width of the buffer may be reduced to no less than 15 feet near the existing retaining wall at the northwest property line. The berming will have slopes of 3: I (2: I max), with a maximum height of four (4) feet. The proposal includes 790 parking stalls for 188,585 square feet of office space and 62,240 square feet of manufacturing and warehouse space. The parking lots have perimeter landscaping. This is achieved through a conceptual landscaping plan that includes a minimum JO-foot buffer around the perimeter of the west, north and south property lines (Exhibit 5). Additionally, the applicant has submitted for a street modification request on Naches Ave SW, as outlined in RMC 4-6-060F.2.d (right-of-way width 60 feet, pavement width of 40 feet, sidewalk width of 5 feet) that would reduce the street frontage onsite landscaping buffer to five at the pinch point at the first project entry (north of the first entrance into the site on Naches Ave SW). In lieu of providing the code-required street improvements, the applicant is proposing to construct a five-foot sidewalk and five-foot landscaping buffer from the NE corner of SW 27th Street along Naches Ave SW until the project entry SITE PLAN AND MODIFICATION-5 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 J. (Exhibit 24). Provided there is no additional right-of-way dedication on Naches Ave SW, and the street modification is approved with a 5-foot sidewalk and 5-foot landscape buffer, the onsite landscaping buffer would maintain a minimum of five feet along the street frontage. Surface parking lots with I 0,000 square feet or greater in area must provide a minimum of 5% of landscaping within the parking lot area in a pattern that reduces the barren appearance of the parking lot. The parking lot area totals 282,503 square feet. The applicant has provided 33,966 square feet of hardscape. The perimeter landscaping totals 51,567 square feet (10%) and the interior landscaping totals 34,945 square feet (7%). The landscaping islands have been dispersed throughout the parking area and they serve to reduce the barren appearance of the parking lot. All landscape islands meet the minimum five-foot width requirement. The placement of the buildings also contributes to the break- up of the 6.5-acre parking lot. The staff report recommends a street modification that would reduce the street frontage landscaping to zero in limited portions of the site behind the sidewalk, with fluctuations up to eight feet between the first and second entrances on Naches Ave SW. The need for this modification is not clear, nor whether or not the modification satisfies applicable modification criteria. It appears that the modification request might facilitate landscaping for the parking area, but there is no explanation as to how the modification would accomplish this objective. Due to the lack of information on this modification request, it will have to be addressed administratively as a separate modification request as authorized by the conditions of approval. The City of Renton owns the 20-foot wide commercial property between the southwest parcel (APN 0886700300) and the Bank of America site (APN 0886700320). No additional landscaping above the JO-foot buffer is required between the applicant's parking lot and the City of Renton's commercially zoned service parcel. Underground sprinkler systems are required to be installed and maintained for all landscaped areas, unless 100% of the landscaping is drought tolerant. The applicant is proposing drought resistant vegetation. The landscaping will be watered with a temporary irrigation system or by hand watering for a period of two years. A final detailed landscape plan will need to be submitted and approved prior to construction permit. Refuse and Recycle Enclosure. The proposal provides for adequate refuse and recyclable areas. As outlined in the staff report, these areas are consistent with applicable City standards. SITE PLAN AND MODIFICATION-6 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 K. Recreation. The proposal integrates open space to serve as a distinctive focal point and provides for adequate passive recreation space. The primary open space on the subject site is located in the hardscape between the two structures at the center of the site. The roughly 40-foot wide space between the buildings includes landscaping and a breezeway and has the potential to serve as a distinctive focal point from within the site. Proposed and conditioned landscaping would provide passive recreation opportunities for Group Health employees. L. Transit and Bicycles. The subject site is located just south of Sound Transit's Tukwila train station. The new office buildings would be within walking and biking distance from this transportation hub. Bicycle stalls are also required for the proposal pursuant to City code. The conditions of approval require bicycle parking to be addressed in a bicycle parking plan. 5. Adverse Impacts. There are no significant adverse impacts associated with the project. Adequate infrastructure serves the site as determined in Finding of Fact No. 4. Impacts are more specifically addressed as follows: A. Compatibility. No compatibility issues are evident from the record. The project site is surrounded on three sides by property zoned commercial office and is bordered on the west by Resource Conservation land and railroad tracks. B. Views. There are no territorial views for which to maintain visual accessibility. no view corridors to shorelines or Mt. Rainier are adversely affected. No comments were submitted from adjacent properties regarding views. C. Lighting. The applicant did not provide an on-site lighting plan. A condition of approval will require the applicant to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Down-lighting shall be used in all cases to assure safe vehicular movement in an area where pedestrians could be walking. The lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. D. Screening. The application has roof mounted mechanical equipment on both structures that will be screened around all sides, approximately 8 feet above the top of the parapet, in order to minimize the impacts on the pedestrian environment and adjacent uses. Compliance with rooftop screening will be verified at the time of building permit construction. SITE PLAN AND MODIFICATION-7 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 The proposed surface mounted equipment and outdoor storage is screened to the north by Building B, and to the west by a planter island bulb-out. No landscaping or screening is proposed on the south or east sides. Staff recommended landscaping along the south side of the generator in order to provide sufficient screening. During the hearing the applicant noted that such a requirement would prevent them from meeting parking standards. The conditions of approval require the ten foot landscaping but authorize staff to reduce the landscaping to the extent necessary to accommodate parking requirements. E. Privacy and Noise. Given the surrounding commercial uses, the proposal 1s not anticipated to create any significant noise or privacy impacts. It is anticipated that most of the noise impacts would occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Plan (Exhibit 16), which provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. Based on the provided construction mitigation description, the applicant has indicated that construction is anticipated to begin in Summer of 2015 and complete in late 2016. At this time, the applicant has indicated that construction work would occur from 6:00 am to 10:00 pm Monday through Friday and from 6:00 am to 6:00 pm on Saturday. The project would be required to comply with the City's noise ordinance regarding construction hours, which are limited to 7:00 am to 8:00 pm Monday through Friday with hauling hours from 8:30 am to 3:00 pm or as established in the approved traffic control plan. Also, no excessive levels of noise are expected to be generated during the operation of the completed project. F. Natural Systems Features. There are no natural systems on-site. G. Loading Areas. Loading areas provide for adequate maneuverability and screening. The proposal includes one loading dock on south elevation near the southeastern portion of the site, facing the cul-de-sac and the stormwater detention pond. The site plan provides for a minimum of 100 feet (100') of clear maneuvering area in front of each loading door. Additional interior landscaping in front of the south facing portion of the generator (unless modified by staff as allowed by the conditions of approval) will contribute towards minimizing the views from the public street and property to the south. Conclusions of Law 1. Authority. RMC 4-9-200(8)(2) requires site plan review for all development in the IL zone. RMC 4-9-200(D)(2)(b )(ii) requires a public hearing before the hearing examiner because the proposed gross floor area exceeds I 00,000 square feet. RMC 4-8-0SO(G) classifies hearing examiner site plan review as Type III permits and modifications as Type I permits. The site plan and SITE PLAN AND MODIFICATION-8 2 3 4 5 6 7 8 9 IO 11 12 13 14 15 16 17 18 19 20 21 22 23 24 modification requests of this proposal have been consolidated 1• RMC 4-8-080(C)(2) requires consolidated permits to each be processed under "the highest-number procedure". The site plan has the highest numbered review procedures, so the site plan and modification requests must be processed as Type III applications. As Type Ill applications, RMC 4-8-080(G) grants the Examiner with the authority to hold a hearing and issue a final decision on them, subject to closed record appeal to the City Council. 2. Zoning/Comprehensive Plan Designations. The subject property is zoned Commercial Office (CO) and has a comprehensive plan land use designation of Employment Area Valley. 3. Review Criteria. Site plan review standards are governed by RMC 4-9-200(E)(3). Modification criteria are governed by RMC 4-9-250(0). Applicable criteria are quoted below in italics and applied through corresponding conclusions of law. Site Plan RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in compliance with the following: a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including: i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially those of the applicable land use designation; the Community Design Element; and any applicable adopted Neighborhood Plan; ii. Applicable land use regulations; iii. Relevant Planned Action Ordinance and Development Agreements; and iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4- 3-100. 4. The proposal is consistent with applicable comprehensive plan policies and zoning regulations as outlined in Finding l 9(a)-(b) of the staff report, which is adopted by this reference as if set forth in full, including the findings and conclusions. The design guidelines of RMC 4-3-100 do not apply to projects proposed for the CO zone. See RMC 4-3-1 OO(B)( I )(b ). The applicant is vested to the 2003 25 1 As discussed in other parts of this decision, the requested modification to parking stall requirements has been "unconsolidated" and re-delegated to staff since the applicant has not provided sufficient information to evaluate that 26 request. SITE PLAN AND MODIFICATION-9 2 3 4 5 6 7 8 9 lO 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Development Agreement (Exhibit 17) up to and including adopted Ordinance No. 4877. Staff have determined that the proposal is consistent with the development agreement and no one including the applicant has disagreed with this determination. All the criteria quoted above are met. RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation o_fimpacts to surrounding properties and uses, including: i. Structures: Restricting over scale structures and overconcentration of development on a particular portion of the site; ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties; iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties; iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features; v. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project; and vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. 5. As determined in Finding of Fact No. 4 and 5, the proposal will not create any significant off- site impacts, including the impacts specifically addressed in the criteria above. RMC 4-9-200(E)(3)(c): On-Site Impacts: Mitigation of impacts to the site, including: i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation; ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs; iii. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces; and SITE PLAN AND MODIFICATION-10 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 iv. Landscaping: Use of landscaping to soften the appearance ofparking areas, to provide shade and privacy where needed, to define and enhance open spaces. and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. 6. As detennined in Finding of Fact No. 4 and 5, the proposal will not create any significant on- site impacts, including those specifically addressed in the criteria above. 7. RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all users, including: i. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties; ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas; iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access, and v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. As determined in Finding of Fact No. 4, the proposal provides for adequate access and circulation as required by the criterion above. RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. 8. The proposal provides for adequate open space as required by the criterion above as determined in Finding of Fact No. 4. RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. 9. As determined in Finding of Fact No. 5, no view corridors to shorelines or Mt. Rainier are adversely affected. No shorelines are in the vicinity for purposes of requiring public access. SITE PLAN AND MODIFICATION-11 2 3 4 RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural systems where applicable. I 0. Natural systems will not be adversely affected by the proposal as determined in Finding of Fact No. 5. RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and 5 facilities to accommodate the proposed use. 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 11. The project is served by adequate services and facilities as determined in Finding of Fact No. 4. RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases and estimated time frames. for phased projects. 12. The project is not phased. Modifications RMC 4-9-250(0)(2): Whenever there are practical difficulties involved in carrying out the provisions of this Title. the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical. that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code. and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, junction, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other property(ies) in the vicinity: d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and required for the use and situation intended; and f Will not create adverse impacts to other property(ies) in the vicinity. 13. The criterion above are met for the requested modification identified in Finding of Fact No. 3 for the reasons identified at pages 22-23 of the staff report. SITE PLAN AND MODIFICATION-12 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 DECISION The site plan and street standard modification identified in Finding of Fact No. 3 are approved, subject to the following conditions: l. The applicant shall comply with the four mitigation measures issued as part of the Detennination ofNonsignificance-Mitigated (DNS-M), published March 27, 2015. 2. The applicant shall be required to submit a detailed landscape plan that complies with RMC 4-8-120 to the Current Planning Project Manager prior to construction pennit approval. The revised landscape plan shall include, but is not limited to, the following: a. Add a minimum IO-foot wide landscape strip along the south side of the proposed generator. The landscape strip shall include a mixture of trees, plants and shrubs. This requirement may be reduced or eliminated by staff to the extent necessary to accommodate required parking b. Add a minimum 5-foot wide landscape strip, at the back of the existing curb and/or behind a required 6" vertical curb, between the first and second project entry points on the west side of Naches Ave SW. 3. The applicant shall be required to add 62 bicycle parking spaces onsite as required by RMC 4-4-080(F)(l l)(a). Staff may reduce the number of required bicycle parking spaces as authorized by an administrative modification as authorized by RMC 4-4-080(F)(l l)(d). Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. A final bicycle parking analysis and bicycle parking plan shall be submitted to and approved by the Current Planning Project Manager prior to building pennit approval. 4. The applicant shall be required to submit a revised site plan to the Current Planning Project Manager prior to construction pennit approval. The revised site plan shall depict the following: a. Add one (I) additional pedestrian sidewalk connection on the south end of Building B from the proposed 6' sidewalk, along the east side of Building 8, to the staff proposed 5' wide sidewalk on Naches Ave SW. This sidewalk connection shall be a minimum of 5' wide. b. Add a new 6" vertical curb (or if possible reuse existing) and a new 5' wide sidewalk between the intersection of SW 27th St and Naches Ave SW up to the south end of the first project entry point on Naches Ave SW (approximately 365 feet). Approximately 5'-6" of right-of-way dedication along this stretch of Naches Ave SW will be required. SITE PLAN AND MODIFICATION-13 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 c. Add a 5-foot sidewalk between the first and second project entry points on Naches Ave SW. The sidewalk shall be placed behind a minimum 5-foot wide landscape strip. Approximately 10'-6" of right-of-way along Naches Ave SW will be required. Staff may reduce or eliminate this requirement through approval of an administrative modification. d. Add a 6" vertical curb between the second and third project entry points on Naches Ave SW. Approximately 6" of right-of-way dedication along the west part of Naches Ave SW will be required. 5. The applicant shall provide architectural details for the refuse and recyclable deposit areas that are consistent with the design of the primary structures. The deposit areas for Building A shall be modified in size in order to meet the minimum area requirements of the use. Building A shall have a recyclable deposit area that has a minimum area of 294 square feet and a refuse deposit area with a minimum area of 588 square feet. A revised trash enclosure detail(s), meeting the minimum size requirements and design details for each refuse and recycling area, shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 6. The applicant shall provide an off-site 12-inch water main extension from the existing 12- inch water stub located north of the intersection of SW 27th St and Naches Ave SW and extending northerly and easterly across the adjacent properties north of SW 27th St and connecting to the existing 12-inch water line in Oakesdale Ave SW. The applicant shall obtain the required easements, minimum 15' wide, from adjacent property owners for the off-site water main extension. Staff may approve an alternative route as necessary to accommodate the access routes available to the applicant. The applicant shall also obtain all required permits or authorizations from Olympic Pipeline and from King County/Metro for any work conducted within the vicinity of their respective lines. 7. The applicant shall be required to submit a conceptual sign package which indicates the approximate location and size of all exterior building signage. Proposed signage shall be compatible with the building's architecture and exterior finishes. The conceptual sign package shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 8. The applicant shall provide a lighting plan which will adequately provide for public safety without casting excessive glare on adjacent properties at the time of building permit. The plan shall indicate the location of exterior/ornamental lighting to be attached to the building, and any surface parking lighting, including specifications of the light fixtures. The lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 9. The applicant shall provide a cross access agreement and/or a shared parking agreement if the development is divided into two or more separate lots. SITE PLAN AND MODIFICATION-14 2 3 4 5 6 7 8 9 10 11 12 13 14 15 DA TED this 28th day of April, 2015. City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-l lO(E)(l4) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-l lO(E)(l3) and RMC 4-8-IOO(G)(9). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th floor, ( 425) 430-6510. Affected property owners may request a change m valuation for property tax purposes 16 notwithstanding any program of revaluation. 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATION-15 WWW.RYANCOMPANIES.COM April 29, 2015 Clark Close Associate Planner City of Renton 425-430-7289 U,Utt-Vi ,0 u VOt lP vtYYllWrt s f;u~4v RYAN COMPANIES us, INC. ;1in N, 3900 East Camdback Road, Suite 100 Phoenix, AZ 85018-2653 602-322-6100 tel 602-322-6300 fax Re: Request for Project Addendum to the ERC Approval, Longacres Business Center Site Plan and Street Modification, Renton, Washington Mr. Close, As a follow up to my email dated April 20, 2015, we are requesting certain site plan and street modifications to the Longacres Business Center site plan, as presented in the hearing April 14, 2015 and approved by the Hearing Examiner April 28, 2015. Below is further detail for each request and attached for your review is our revised site plan, illustrating proposed modifications to Generator Landscaping, SW 27th St., Naches Ave and the location of the Water Main associated with the above mentioned project. Condition 2. a. -Generator Landscaping The attached site plan includes landscaping to the west of the generator. Adding landscaping to the south of the generator would affect parking, access to truck apron and general ingress and egress for the project. Additional landscaping would also cause difficulties accessing the generator for maintenance and repairs. Condition 4. b. -SW 27th St. Following our original submittal, we incorporated a 30' landscape buffer along the majority of SW 27°' as requested by the City. The landscape buffer tapers to 20' then 14' at the far west of the site due to site constraints and the change in elevation on the north western comer of the site. The tapering of the landscape set back is also required to maintain our parking ratio as is. Additionally, the updated plan shows a pedestrian path on site that allows for safe travel through our site to the crosswalk at the comer of SW 27th and Naches Ave. As we discussed, maintaining a clear, safe pathway for Group Health's employees is of paramount importance. Condition 4. a. -Naches Ave. The plan identifies a 5' sidewalk and 5' landscape strip from the comer of SW 27th St and Naches Ave. south to our employee entrance. From that entrance our pedestrian traffic moves into our site and along the front of building B. We've increased the sidewalk width along the building (B) to a spacious IO', allowing for a comfortable and pleasing pedestrian experience. This I 0' sidewalk terminates at the far south comer of the building. As discussed, it is our and Group Health's strong desire to minimize pedestrian traffic any further south on the site, from a safety and security perspective. This is our back of house area, with truck traffic and the shipping and receiving of sensitive material. 10 'n-(J: lt;· CJJD01Lf btmqqcres b.ALflN)5 C-tvi+cv WWW.RYANCOMPANIES.COM Condition 6. -Water Main RY AN COMPANIES US, INC. 3900 East Camelback Road, Slllte 100 Phoenix, AZ 85018-2653 602-322-6100 tel 602-322-6300 fax RIJIL rrn,r; .. ~TIHfi ~FL .. TLONl>IIP~ The current plan is to complete the installation of a second 12-inch water line (about 800 feet) in SW 27th Street from Oakesdale Ave SW to an existing 12-inch line east of the Federal Reserve Building, and an onsite 12-inch looped water main around the proposed buildings connecting to the existing water mains in Naches Ave SW and in SW 27th St. Based on the results of the analysis, the above onsite and off-site water main extensions can provide 5,250 gpm of fire flow capacity. Please note that the original route for the off-site water main, as determined by the City, would require the developer to acquire an easement across properties north of SW 27th St that are owned by the Boeing Company. The easement acquisition process could take a considerable amount of time and create a delay to the construction schedule. Our understanding is we have approval to locate this waterline within SW 27th Street, should we be unsuccessful securing an easement with Boeing in the necessary time. Please confirm. Please contact me with any questions. Regards, Molly Ryan Carson Vice President -Ryan Companies US, Inc. 602-322-6140 CC: Chip Vincent -City of Renton Dave Williams -Ryan Companies Attachments: Original Site Plan-February 6, 2015 Al.I Updated Site Plan-April 7, 2015 Al.I I I ' ! i 11 -~--~ --~-- ~----=--::--::-=-: -~DRL_!NGT0-"1NQR_THIS_RNS~T_Af!_RAJL~o~-~.ocw~ _ -----:I _ --__ --_ ·:.;-_c...;;;-.=a-· ___ _ !, ·~--·-------·~------~ ----~-----~ ----~- " !' --n i ,, '! I' o. ! • i i ! ' I ~ I '1111 I I • i ~ ~ I )> I ]r11 --' I I j: q I ' ! I .. I I i • I I i If ' ' . ;; .I I I 11 I ! I 'I .5, j ~ Ji' ?ri C z ~zrl2C > -iZ)> -.~~ m rn 0 .,. :D 00 rn 1 ' I ' ! i I I I ' I j i~) I I ! )> -- ' ! i • i I i I ' I!! "' ! iii ! ~ -i I I r I . I I . l • ; i i ! i I ' • I ' ' i I .. i : I 'I .o, i ~ ~;!lfrl~ti I ~.~ ~ z )> -d~ m 9J 0 I I I ,.I .. :n en~ en ·'"'"''"''"","'""'''""'' RENTON !!!!!!!!!!!! .• ;~£9N9Mfc DE\/~LOPMENT ·•Pl.AN Nl~~i~I\/ISI.QN i(H}AFFJDAYIJ'.O~SERVICE B)'MAILING On the 8th day of April, 2015, I deposited in the mails of the United States, a sealed envelope containing Hearing Examiner Report, Exhibits and meeting notice documents. This information was sent to: Phil Olbrechts Hearing Examiner Mark Clement, The Boeing Co. Owner Joel Wage, Ryan Companies Contact Jamey Barlet, Collinswoerman Architect Jeff Adelson Party of Record (Signature of Sender): ,,,'-"'" • ·. · --+-"'IP,..__,'--¥..,,__,>Pw'-"'--'1.----'f-------------.,,:,' '!,_\.. y Po ..:;::-. )..0 "'''\"\\t\11, I, STATE OF WASHINGTON = '\,,-';i.,ssio,.. ;,,,,,\\, . _: :o+ OT..11 ~11 'U) , ,";: ; (., + i'.,t. ",) ~ ', ~ $ ~.~ m~ ~ COUNTY OF KING ) i ~ % ,., ,.§ ; / ..,, 1 &a ,c.. = ;,. 'I, ~~l'-<9\1 f ~ :. I certify that I know or have satisfactory evidence that Sabrina Mirante ·\ o,c'.''"""';""'"''-~"'-o ___ ,, signed this instrument and acknowledged it to be his/her/their free and voluntary act for th~ll~11fAS~~s mentioned in the instrument. 1111 "''''"' Dated: yj 4 ,.,;,R 8' :J.O(<. I 7 Notary (Print): ____ -"'lli"-"l~~--~-'-"'<ZJ.,.µ~<f1,,__._ __________ _ My appointment expires: \l ;) 'l :i..o (=! A.tr{,-{+ I Longacres Business Center LUAlS-000076, ECF, SA·H template • affidavit of setvice by mailing Longacres Renton, LLC 3900 E Camelback Rd, 100 Phoenix. AZ 85018 Jeff Adelson The Boeing Company Mollv Carson Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix, AZ 850182653 Dave Williams Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix, AZ 850182653 Joel Wage Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix, AZ 85018 Propertv Tax Division BOEING. PO BOX 3707 M/C 20-00 Seattle, WA 95124 Jamev Barlet CollinsWoerman 710 Second Ave, 1400 Seattle. WA 981041710 Mark Clement BOEING COMPANY THE PO BOX 3707 M/C 20-00 Seattle, WA 98124 TED EVERAGE WHPacific 12100 NE 195th St, 300 Bothell, WA 98011 STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper of :neral circulation and is now and has been for more than six months , rior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on March 27, 2015. he full amount of the fee charged for said foregoing publication is ,e sum of $129.50. / -~ .,• ?_j/?cl:t? ,1'/fv7 _ _ __ 'ttnda Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 27th day of March, 2015. /..J{\Ylu t nLd'- K. C. Sherman, Notary Public for the State of Washington, Residing in Buckley, Washington ~q (L(,(J/t) ~tR _..:.~~<· ... -~~,,~·,::~~--·',; /,'.-> •"- f {:? ~~~::: ,,,, \. ~ ~t'.; :::o .... ~ ,.,, ~ ~·,\J \\~::::~;·I;,'\\;:;-,>· ' I!\\\\\\\\\\\,,,->'•" NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AND PUBLIC HEARING RENTON, WASHlNGTON The Environmental Review Committee has issued a Determi- nation of Non·Significance Miti- gated (DNS-M) for the following project under the authority of the Renton municipal code. Longacres Business Center LUA\5-000076 Location: SW Comer of Na- ches Ave SW & SW 27th St. SW Comer of SW 27th St and Naches Ave SW The applicant is requesting Hearing Examiner Site Plan Review, Environmen- tal Review, and a Street Mod- ification in order to construct two standalone buildings total- ing 250,825 SF. Ruilding A is a three-story general office use building and Building B is a two-tory general offi~. labora- tory, and warehouse space building. Access will be served from SW 27th St and Naches Ave SW The project site is located in the Commercial Office (CO) zone. The site plan includes 790 parking stalls. The project site was included in the design of the existing stonn drainage treatment sys- tem and the site contains High Seismic Hazards. Appeals of the DNS-M must be filed in writing on or before 5:00 p.m. OD April lO, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner c/o City Clerk, City of Renton, I055 S Grady Way, Renton, WA 98057 Appeals to the Hearing Examiner are governed by RMC 4-8-110 and more infonnation may be ob- tained from the Renton City Clerk's Office, 425-430-65 l O. A Public Hearing will be held by the Hearing Examiner in the Council Chambers, City Hall, on April 14, 2015 at 11:00 am to consider the submitted applica- tion. If the DNS-M is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the pub] ic hearing Pub] ished in the Renton Reporer on March 27, 2015. #1278278. CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: April 8, 2015 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Longacres Business Center LUA (file} Number: LUA-15-000076, ECF, SA-H, MOD Cross-References: AKA's: Project Manager: Clark H. Close Acceptance Date: February 17, 2015 Applicant: Molly Carson, Ryan Companies Owner: Mark Clement, The Boeing Company Contact: Joel Wage/Dave Williams Ryan Companies PIO Number: 0886700290, 0886700280, 0886700310, 0886700300, 0886700270 ERC Determination: DNS-M Date: March 23, 2015 Aooeal Period Ends: Aoril 10. 2015 Administrative Decision: Date: Aooeal Period Ends: Public Hearing Date: April 14, 2015 Date Appealed to HEX: By Whom: HEX Decision: Date: Aooeal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant, Ryan Companies U.S. Inc., is requesting Hearing Examiner Site Plan Review, SEPA Environmental Review, and a Street Modification for two (2) standalone buildings totaling 250,825 square feet. The vacant 11.8 acre site, called Longacres Business Center, consists of five (5) parcels (APN 088670-0270, -0280, -0290, -0300, and -0310) at the SW Corner of SW 27th St and Naches Ave SW. Building A is a three~story 146,910 SF general office use building and Building B is a two~story general office, laboratory, and warehouse space building. The two buildings will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. The site is part of the original 158 acres of property known as the Longacres Office Park. Site access will be served through a single right in/right out only to SW 27th St, two entrances along Naches Ave SW, and a I fourth off the existing cul-de-sac. The project site is located in the Employment Area Valley (EAV) land use designation and the Commercial Office (CO) zone. The site plan includes 790 parking I stalls with a minimum 10-foot wide landscaped oerimeter with uo to 30 feet alono SW 27th St with berming. The site contain ·gh Seismic Hazards. The site is m the lOONyear flood zone and currently no wetlands, streams, lakes or critical habitats are identified on the property. The applicant is proposing to strip the site of all vegetation. One of the original nine (9) trees, on or near the southwest property line, was identified on the landscaping plan as being retained. The site will be replanted with 158 deciduous street trees and 71 evergreen trees. The applicant submitted a Geotechnical Study by Terra Associates, Inc. (dated January 26, 2015); a Traffic Impact Analysis by Transportation Engineering NorthWest (dated February 4, 2015); a 1 Preliminary Drainage Report by WHPacific (dated July 7, 2014); and an Environmental Setting I Report by Terracon Consultants, Inc. (dated February 5, 2015). The project site was included in the I design of the existing storm drainage treatment system located across Naches Ave SW to the south and east of the oroiect. Location: SW 27th Ave & Naches Ave SW Comments: ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. PLAN REVIEW COMMENTS LUA15-000076 Application Date: February 12, 2015 Name: Longacres Business Center Site Address: Recommendations: A. A sidewalk was recently constructed on the north side of SW 27th Street. The sidewalk is to serve both pedestrians and bicyclists until a separated multi use trail is constructed. The City recommends a crosswalk crossing from the south side of SW 27th Street to the north side for connectivity. B. There are no impacts to parks. C. Street trees On SW 27th Street 1) At the SW comer of 27th/Naches is a stop sign and street light. The first tree shall be planted 40 feet from the stop sign. 2) Do not plant closer than 30 feet from street lights. 3) Too many street trees shown. Spacing shall be 1 tree every 50 feet and not closer (equal to 6 trees total). 4) Maintain a minimum distance of 6 feet to a fire hydrant. 5) Apply similar treatment to area from last westerly tree shown to the west property line. 6) Add sidewalk between planting strip and property line. On Naches Ave SW 7) Show only 14 street trees (currently shows too many trees). One tree every 50 feet of frontage. 8) Eliminate street tree at mid entrance to plot south tree. Cul de Sac Street (Naches Ave SW) 9) Show only 5 street trees Species Selection for street trees 10) Do not use Quercus robur, other oak species of any nut producing trees. 11) Tilia cordata 'Greensoire' is a ooor cultivar, do not use and select other cultivaror soecies . . c:0 1'",ir>+-,· ;;r:·rililll&H='"' . " . E. ·,_,',.,.!1_11":* 0::Rer · jNil\'idL·, . ngm!!JttiJrg,,. 11.&1'....~:...-m!!tl .. Grading plan needs to show existing contours, proposed contours and some spot elevations. Include the required 12 inch water main connection to the City's water main in Oakesdale Ave. SW. This is a requirement to achieve the necessary fire flow for the development. The location shown within SW 27th Street is not allowed. Street frontage improvements are required based on the Strander Blvd Typical Roadway Section provided in the Pre App. The geotech is recommending surcharging the site. Is this a possibility? If so what will the building foundations be? If not what building foundations will be proposed? Reference the storm water manual that you are designing to in the TIR. See Pg. 4.3.4 15 in Chapter 4 of the 1990 KCSWDM for the peak rate runoff to be used for the Uniform Flow Analysis Method and the Backwater Analysis Method for pipe sizing. Include the core re uirements 1 7 and the s ecial re uirements 1 8 in Cha ter 1 of the 1990 KCSWDM. Ran: April 08, 2015 Page 1 of 4 PLAN REVIEW COMMENTS LUA15-000076 Recommendations: Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $0.14 per square foot of commercial office/laboratory space and $0.08 per square foot of industrial/manufacturing space. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 5,250 gpm. A minimum of one hydrant is required within 150 feet of each structure and five additional hydrants are required within 300 feet of each structure. Applicant shall also meet maximum hydrant spacing of 600 feet on center. A looped water main is required to be installed around the buildings. Due to existing dead end mains feeding this area, it appears adequate fire flow is not available in this area. Further off site water main loops are required to provide adequate fire flow. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 3. Fire department apparatus access roadways are required within 150 feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide. Roadways shall support a minimum of a 30 ton vehicle and 322 psi point loading. 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. 5. All medical office buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40 inch by 84 inch stretcher. 6. The buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and penmits are required for any proposed amplification systems. 7. Applicant shall provide a completed Hazardous Material Inventory Statement prior to building permit issuance. Use of City of Renton form or ap roved e uivalent is re uired. The grading plan needs to be revised to show the existing contours, proposed contours and some spot elevations. The location of the required new 12 inch water main connection to the City's water main in Oakesdale Ave SW is not allowed on SW 27th Street. An alternate location will be required prior to land use approval. Street frontage improvements are required on Naches Ave SW based on the minimum design standards for commercial access streets per RMC 4 6 060F.2.d. They are as follows: right of way width 60 feet, pavement width of 40 feet, sidewalks width of 5 feet (sidewalks on the property line), and street lighting. Any proposed modifications must be requested in writing and must include written justification. For a modification to be granted, the project must also comply with the decision and design criteria stipulated in RMC 4 9 250D.2. The Geotechnical Report prepared by Terra Associates, Inc. (dated January 26, 2015) opines that the buildings could be supported on conventional spread footing foundations with potential differential foundation settlement mitigated by implementation of a surcharge program. The surcharge program consists of placing five feet of fill material over the building footprint to preconsolidate the compressible soils. It is estimated that 90% of the consolidation settlement will occur in about four to six weeks following full application of the surcharge. Please address the possibility of surcharging in a narrative. Revise and resubmit 3 copies of the Preliminary Drainage Report prepared byWHPacific (dated July 7, 2014). The report must reference the storm water manual you are designing to in the TIR. Chapter 4 (page 4.3.4 15) of the 1990 King County Surface Water Design Manual (KCSWDM) for the peak rate runoff must be used for the Unifonm Flow Analysis Method and the Backwater Analysis Method for pipe sizing. Include the Core Re uirements 1 7 and the s ecial re uirements 1 8 in Cha ter 1 of the 1990 KCSWDM. Ran: April 08, 2015 Page 2 of 4 PLAN REVIEW COMMENTS LUA15-000076 Plan -Planning Review To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy duty deadbolt installed with no less then a 1 1/2" throw when bolted. Glass windows in the trailer should be shatter resistant. I also recommend the business post the appropriate "No Trespassing" signs on the property while it's under construction. This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. Due to the isolated location of this site, the use of private security personnel to patrol the site during the hours of darkness is recommended. All exterior doors should be made of solid metal or metal over wood, with heavy duty deadbolt locks, latch guards or pry resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing, as these areas could be vulnerable to crime due to the lack of natural surveillance by business customers or employees. It is recommended that the commercial areas be monitored with recorded security alarm systems installed. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to patrol the property during those times. It is important to direct all foot traffic towards the main entrance of the buildings. Any alternative employee entrances should have controlled access doors to prevent trespassing. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for both employees and customers. Both structures should have building numbers clearly posted with numbers at least 12" in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility-not too dense and not too high. Too much landscaping will make customers and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary. With the expanse of land surrounding this site, there is also the possibility of attracting transients to this area. It's important to keep the dumpster areas located within a housing and locked when not in use. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is com lete. Contact Holl Trader, 425.430.7519 when ou would like to make an a ointment. cy!::'::fi,,~;j11yj'FY ; )t!\WillthtJ h,'r ei!<nlc1 ,""e .. ,Jt,"'«il9im · . •• ,!!, .IL ......... ;,, ... ,,J\~ ... ~\.n .. l!l... Recommendations: Bob Mac Onie 02/19/2015 This project requires a Lot Combination into a single lot or a lot line adjustment such that the required parking is on the same lot as each structure. Ran: April 08, 2015 Page 3 of 4 PLAN REVIEW COMMENTS LUA15-000076 of ' ·. r I , Grading plan needs to show existing contours, proposed contours and some spot elevations. Include the required 12 inch water main connection to the City's water main in Oakesdale Ave. SW. This is a requirement to achieve the necessary fire flow for the development. The location shown within SW 27th Street is not allowed. Street frontage improvements are required based on the Strander Blvd Typical Roadway Section provided in the Pre App. The geotech is recommending surcharging the site. Is this a possibility? If so what will the building foundations be? If not what building foundations will be proposed? Reference the stonm water manual that you are designing to in the TIR. See Pg. 4.3.4 15 in Chapter 4 of the 1990 KCSWDM for the peak rate runoff to be used for the Uniform Flow Analysis Method and the Backwater Analysis Method for pipe sizing. Include the core re uirements 1 7 and the s ecial re uirements 1 8 in Cha ter 1 of the 1990 KCSWDM. The grading plan needs to be revised to show the existing contours, proposed contours and some spot elevations. The location of the required new 12 inch water main connection to the City's water main in Oakesdale Ave SW is not allowed on SW 27th Street. An alternate location will be required prior to land use approval. Street frontage improvements are required on Naches Ave SW based on the minimum design standards for commercial access streets per RMC 4 6 060F.2.d. They are as follows: right of way width 60 feet, pavement width of 40 feet, sidewalks width of 5 feet (sidewalks on the property line), and street lighting. Any proposed modifications must be requested in writing and must include written justification. For a modification to be granted, the project must also comply with the decision and design criteria stipulated in RMC 4 9 250D.2. The Geotechnical Report prepared by Terra Associates, Inc. (dated January 26, 2015) opines that the buildings could be supported on conventional spread footing foundations with potential differential foundation settlement mitigated by implementation of a surcharge program. The surcharge program consists of placing five feet of fill material over the building footprint to preconsolidate the compressible soils. It is estimated that 90% of the consolidation settlement will occur in about four to six weeks following full application of the surcharge. Please address the possibility of surcharging in a narrative. Revise and resubmit 3 copies of the Preliminary Drainage Report prepared by WHPacific (dated July 7, 2014). The report must reference the storm water manual you are designing to in the TIR. Chapter 4 (page 4.3.4 15) of the 1990 King County Surface Water Design Manual (KCSWDM) for the peak rate runoff must be used for the Uniform Flow Analysis Method and the Backwater Analysis Method for pipe sizing. Include the Core Re uirements 1 7 and the s ecial re uirements 1 8 in Cha ter 1 of the 1990 KCSWDM. Ran: April 08, 2015 Page 4 of 4 Denis Law C - __ _:M:ayo:, ______ .. r . ity O I ..!~' r rru' r l Community & Economic Development Department C.E."Chip"Vincent, Administrator Date: April 7, 2015 To: Parties of Record From: Longacres Business Center LUA15-000076, ECF, SA-H, MOD Department of Community and Economic Development A public hearing on the Longacres Business Center will be held on Tuesday, April 14, 2015 at 11 am in the City Council Chambers of Renton City Hall, located at 1055 South Grady Way, Renton WA 98057. The Hearing Examiner Staff Report with exhibits is available via the following options: • Online at the City of Renton website (www.rentonwa.gov) • At the Renton City Clerk's office on the 7'h floor between 8 am and 4 pm. Please ask for the project file by project number. • Purchased for a copying charge of $0.15 per page. The estimated cost for the staff report is $4.65, plus $3.00 for postage (this cost is subject to change if dacuments are added). If you have questions about the report or the project, please contact: Clark H. Close, Associate Planner, Current Planning Division, Community & Economic Development, City of Renton, 425-430-7289, cclose@rentonwa.gov Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 , rentonwa.gov DEPARTMENT OF COM NITV AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST HEARING DATE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: April 14, 2015 Longacres Business Center Longacres Renton, LLC / 3900 E. Camelback Road, Suite 100 / Phoenix, AZ 85018 Molly Carson, Ryan Companies US, Inc./ 3900 E. Camel back Road, Suite 100 / Phoenix, AZ 85018 Dave Williams, Ryan Companies US, Inc./ 3900 E. Camel back Road, Suite 100 / Phoenix, AZ 85018 LUAlS-000076, ECF, SA-H, MOD Clark H. Close, Associate Planner The applicant is requesting Hearing Examiner Site Plan Review, SEPA Environmental Review, and a Street Modification for two (2) standalone buildings totaling 250,825 square feet (SF). The vacant 11.8 acre site is located at the SW Corner of SW 27th St and Naches Ave SW. Building A is a three-story 146,910 SF general office use building and Building B is a two-story general office, laboratory, and warehouse space building. The two buildings will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. Site access will be served from SW 27th St and Naches Ave SW. The project site is located in the Employment Area Valley (EAV) land use designation and the Commercial Office (CO) zone. The site plan includes 790 parking stalls with a minimum 10-foot wide landscaped perimeter with up to 30 feet along SW 27th St with berming. The project site was included in the design of the existing storm drainage treatment system and the site contains High Seismic Hazards. SW Corner of Naches Ave SW & SW 27th St (Approximately at 2715 Naches Ave SW) Project Location Mop HEX Report_LUAlS-000076 EXHIBIT 21 City of Renton Department of Con LONGACRfS BUSINESS CENTER ity & Economic Development Site Pfan Review LUAlS-000076, fCF, SA-H, MOD Hearing Date: April 14, 2015 Page 2 of 25 Ii 8. EXHIBITS TO THIS REPORT: Exhibit 21: Exhibit 22: Exhibit 23: Exhibit 24: Exhibit 25: Exhibit 26: Exhibit 27: Exhibit 28: Exhibit 29: Exhibit 30: Exhibit 31: Report to Hearing Examiner Notice of Application (dated February 17, 2015) Preliminary Drainage Report by WHPacific (revised date March 24, 2015) Request for Street Modification Improvements on Naches Ave NW (dated March 25, 2015) Boeing Longacres Property Second Amended Binding Site Plan (Rec. No. 20050504000673) Traffic Concurrency Test for Longacres Business Center: Lee Street Modification Memo: Lee Staff recommended street frontage design site plan Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Notice of Environmental Determination and Public Hearing Affidavit of Posting and Mailing II C. GENERAL INFORMATION: 1. Owner(s) of Record: Longacres Renton, LLC / 3900 E. Camelback Road, Suite 100 / Phoenix, AZ 85018 2. Zoning Classification: Commercial Office (CO) 3. Comprehensive Plan Land Use Designation: Employment Area Valley (EAV) 4. Existing Site Use: Vacant covered with a moderate growth of brush, weeds and grass 5. Neighborhood Characteristics: a. North: Commercial Office (CO) b. East: c. South: d. West: 6. Access: 7. Site Area: Commercial Office (CO) Commercial Office (CO) Resource Conservation (RC), Burlington Northern Railroad Vehicular access to the site is from four (4) separate access driveways from both SW 27th St and Naches Ave SW. The site access driveway on SW 27th St is restricted to right-in, right-out only. The remaining three (3) driveways are from Naches Ave SW. Truck ingress/egress will be provided at the southernmost access at the existing cul-de-sac. ±513,888 square feet (±11.8 acres) i D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation (S 180th) HEX Rf PORT LUA15-000076 Land Use File No. N/A N/A A-002-59 Ordinance No. 5228 5100 1745 Approved Date 11/27/2006 11/01/2004 04/19/1959 City of Renton Department of Cor LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 Development Agreement (Recording No. 20030221002405) Strander Agreement (CAG-02-211) (Recording No. 20060420001032) Boeing longacres Property Second Amended Binding Site Plan (Rec. No.20050504000673) II E. PUBLIC SERVICES: 1. Existing Utilities ity & Economic Development N/A N/A N/A N/A N/A N/A Site Plan Review LUAlS-000076, ECF, 5A-H, MOD Page 3 of 25 02/21/2003 04/20/2006 05/04/2005 a. Water: The proposed development is within the City of Renton's 196 pressure zone water service area. There is an existing 12-inch water main in Naches Ave SW that ends at the cul-de-sac (refer to City project plan no. W-3399). There is also an existing 12-inch water main in SW 27th St (AKA Stander Blvd) that ends about 350 feet west of Naches Ave SW. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in Naches Avenue SW. Connect 6-inch (minimum) side sewers as necessary to meet the project's needs. c. Surface/Storm Water: There is an existing 12-inch to 18-inch diameter storm conveyance system in Naches Ave SW and a detention/wet pond to the southeast of the site. 2. Streets: The existing right-of-way on SW 27th St is approximately 90 feet in width and is classified as a minor arterial. There are existing street frontage improvements, including a sidewalk and landscape strip, on the east side of Naches Ave SW. The project fronts SW 27th Street and Naches Ave SW. 3. Fire Protection: City of Renton Fire Department. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE (RMC}: 1. Chapter 2 land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations c. Section 4-2-120A: Development Standards for Commercial Zoning Designations 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Areas Regulations 3. Chapter 4 City-Wide Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations -General b. Section 4-4-070: Landscaping c. Section 4-4-080: Parking, Loading and Driveway Regulations d. Section 4-4-090: Refuse and Recyclables Standards e. Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Procedures and Review Criteria a. Section 4-9-070: Environmental Review Procedures b. Section 4-9-200: Site Plan Review HEX REPORT LUA15-000076 City of Renton Department of Con LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 1ity & Economic Development c. Section 4-9-250: Variances, Waivers, Modifications, Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element I H. FINDINGS OF FACT: Site Plan Review LUA15-000076, ECF, SA-H, MOD Page 4 of 25 1. The applicant requested SEPA Environmental Review, Hearing Examiner Site Plan Review, and Street Modification for construction of a three-story general office building totaling 146,910 square feet with overall height of 46 feet and a two-story general office, laboratory, and warehouse building totaling 103,915 square feet with an overall height of 36 feet. 2. The Planning Division of the City of Renton accepted an application for SEPA Environmental Review, Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, and a modification request for review on February 12, 2015 and determined it complete on February 17, 2015 (Exhibit 22). The project complies with the 120-day review period. 3. The project site consists of five (5) parcels: APNs 088670-0270, -0280, -0290, -0300, and -0310. The approximate address is 2715 Naches Ave SW, located on the southwest corner of SW 27th St & Naches Ave SW (Exhibits 2 & 3). 4. The Longacres Business Center site is somewhat rectangular in shape, being roughly 870 feet long down the middle (north to south) and 610 feet wide down the middle (east to west). The project is generally bounded by CO zoning to the north, east, and south and RC zoning separates the site from Tukwila to the west of the property. 5. The project site is located within the Employment Area Valley (EAV) land use designation and the Commercial Office (CO) zoning classification. 6. City ordinances governing the development of land up to and including adopted Ordinance No. 4877, per Development Agreement No. 20030221002405 (Exhibit 17), therefore all development regulations cited herein are dated on or before Ordinance No. 4877, effective December 13, 2000. 7. Public access is served by right-in/right-out only on SW 27th Street. Interior circulation includes several 24-foot two-way drive aisles throughout the 790 stall surface parking lot (Exhibit 3). 8. The topography of the site is mostly level with elevations at or near 28 feet; it slopes off towards the property lines with the largest elevation change near the north property line near the retaining wall (Exhibit 4). 9. The applicant submitted an Environmental Setting Report by Terracon Consultants, Inc. (dated February 5, 2015). According to the report the site contains no wetlands, flood zones, streams, lakes, or critical habitats on or adjacent to the property based on a review of third party work and online resources (Exhibit 15). 10. A Geotechnical Report for the site was prepared by Terra Associates, Inc. (dated January 26, 2015; Exhibit 11); the report recommends that the heavier three-story building (Building A) loads could be mitigated from potential settlement-related impacts by supporting the structure on piles or on spread footings, bearing on ground conditions improve by installing, rammed aggregate piers/stone columns. The lighter loaded two-story building (Building B) could be supported on conventional spread footings following completion of a building fill surcharge program. HEX REPORT LUA15-000076 City of Renton Department of Con LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 ity & Economic Development Site Plan Review LUAlS-000076, ECF, SA·H, MOO Page 5 of 25 11. The overall building footprint of Building A is 48,832 square feet and the overall building footprint of Building Bis 61,868 square feet (Exhibit 7). 12. The site is undeveloped and covered with a moderate growth of brush, weeds, grass, and trees. The site contains a gravel road along the south shared property line and parallel with the west property line. Near the northwest corner there is an asphalt strip leading to the retaining wall (Exhibit 4). 13. There are a total of nine (9) significant trees onsite. One of the original 9 trees, on or near the southwest property line, was identified on the landscaping plan as being retained (Exhibit 5). 14. The applicant submitted a conceptual landscape plan which includes the installation of 38 deciduous street trees (shademaster !hornless honeylocust, English oak, and greenspire Linden), 120 onsite drought resistant deciduous trees (vine maple, luster serviceberry, red alder, hackberry, dogwood, Oregon white oak, Japanese zelkova), and 71 onsite drought resistant evergreen trees (marina madrone, incense cedar, shore pine, and Douglas fir). The proposed planting plan also includes 1,652 shrubs and 5,137 ground cover plants throughout the site (Exhibit 5). 15. The applicant submitted a Preliminary Drainage Report by WHPacific (revised date March 24, 2015; Exhibit 23). The drainage report follows the 1990 King County Surface Water Design Manual (KCSWDM). According to the report, the proposed project was included in the design of the existing storm drainage treatment system, located across Naches Ave SW to the south and east of the project, and there is no evidence that it was not adequately sized or constructed to serve the proposed construction. 16. On March 23, 2015, the Environmental Review Committee, pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), issued a Determination of Non- Significance -Mitigated (DNS-M) for Longacres Business Center (Exhibit 28). The DNS-M included one (4) mitigation measure. A 14-day appeal period commenced on March 27, 2015 and ended on April 10, 2015. No appeals of the threshold determination have been filed. 17. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measure with the Determination of Non-Significance -Mitigated: 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015). 2. The applicant shall provide street frontage improvements on the south side of SW 27th Street (Stander Blvd) right-of-way. Street improvements shall include a six-foot planter strip followed by a six-foot concrete sidewalk. The street frontage right-of-way improvements shall begin at the southwest intersection of SW 27th Street and Naches Ave SW and continue west towards Burlington Northern Railroad for a total distance of 360 feet beyond the existing intersection centerline or until the easterly limits of the existing fire hydrant located approximately 65 feet west of the proposed driveway access on SW 27th Street. 3. The applicant shall provide a minimum 30-foot wide landscaped buffer with a berm along SW 27th Street. The 30-foot landscape berm shall begin measuring from behind the required six- foot sidewalk. The width of the buffer may be reduced to no less than 15 feet near the existing retaining wall at the northwest property line. 4. The applicant shall be subject to independent secondary peer review of the submitted Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015) for the proposed surcharging to obtain the desired net allowable bearing capacity for the conventional spread footing design of the two-story building. The secondary review shall be at the expense of the applicant. The applicant may forgo secondary review should they choose an alternate HEX REPORT LUAlS-000076 City of Renton Deportment of Cos LONGACRES BUSINESS CENTER 1ity & Economic Development Site Pion Review LUA15-000076, ECF, 5A-H, MOD Hearing Date: April 14, 2015 Page 6 of 25 ground improvement technique, such as vibrated stone columns or aggregate rammed piers, due to the site's high seismic hazards. 18. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 19. The applicant has requested Site Plan Review and a Street Modification. The following table contains project elements intended to comply with Site Plan Review decision criteria, as outlined.in RMC 4-9- 200: SITE PLAN REVIEW CRITERIA: a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY: The site is designated Employment Area Valley (EAV) on the Comprehensive Plan land Use Map. There are two Employment Area land Use Designations: Employment Area -Industrial, and Employment Area -Valley. Flexibility is encouraged in the Employment Areas by allowing a range of uses and multiple users on sites. Research and development businesses may need to evolve into production and distribution facilities as products are developed and receive approval for marketing. A flexible approach can facilitate business development and stimulate creation of nodes of employment activity supported by commercial and service uses. The goal of employment areas is to achieve a mix of land uses including industrial, high technology, office, and commercial activities in Employment Areas that lead to economic growth and a strengthening of Renton's employment base. The purpose of the Employment Area -Valley designation is to allow the gradual transition of the Valley from traditional industrial and warehousing uses to more intensive retail service and office activities. The intent is to allow these new activities without making industrial uses non-conforming and without restricting the ability of existing businesses to expand. Objective lU-HHH: Provide for a mix of employment-based uses, including commercial, ../' office, and industrial development to support the economic development of the City of Renton. Policy LU-305. Mu/ti-story office uses should be locoted in oreos most likely to be served by ../' future multi-modal transportation opportunities. A greater emphasis on public omenities is appropriote for this type of use. Policy LU-306. Uses such as research, design, and development facilities should be allowed in ../' office designations ond industrial designations when potential adverse impacts to surrounding uses con be mitigated. Policy lU-307. Recognize viable existing and allow new industrial uses in the Valley, while ../' promoting the gradual transition of uses on sites with good access and visibility to more intensive commercial and office use. Policy LU-315. Commercial Office zoning should be supported where a site has high visibility, ../' particularly in those portions of the Valley thot are gateways and/or along the 1-405 and SR 167 corridors, where larger sites can accammadate more intensive uses, and where sites con take advantage of existing and/or future multi-modal transportation opportunities. ../' Policy lU-317. Site plan review should be required for all new projects in the Employment Area-Valley pursuant to thresholds established in the City's development regulations . ../' Policy LU-318. New development, or site redevelopment, should conform to development standards that include scole of building, building fafade treatment to reduce perception of HEX REPORT LUA15-000076 City of Renton Department of Con LONGACRES BUSINESS CENTER icy & Economic Development Site Plan Review LUAlS-000076, ECF, SA-H, MOD Hearing Date: April 14, 2015 Page 7 of 25 bulk, relationship between buildings, and landscaping. ,/ Policy CD-20. Orient site and building design primarily toward pedestrians through master planning, building location, and design guidelines. Policy CD-21. In areas developed with high intensity uses, circulation within the site should ,/ be primarily pedestrian-oriented. Internal site circulation of vehicles should be separated from pedestrians wherever feasible by dedicated walkways. ,/ Policy CD-23. Development should have buildings oriented toward the street or a common area rather than toward parking lots. Policy CD-30. Nan-residential development should have site plans that provide street access ,/ from o principal arterial, consolidate access points to existing streets, and have internal vehicular circulation that supports shored access. Curb cuts and internal access should not conflict with pedestrian circulation. Policy CD-35. Support commercial and industrial development plans incorporating the following features (anly applicable features are listed}: 1) Shared access points and fewer ,/ curb cuts; 2} More than one use into a single development; 3} Internal circulation among adjacent parcels; 4} Shared facilities for parking, transit, recreation, and amenities; 5} Unified development concepts; and 6} landscaping and streetscape that softens visual impacts. Policy CD-39. Ensure quality development by supporting site plans and plats that incorporate ,/ quality building, development, and landscaping standards that reflect unity of design and create a distinct sense of place. ,/ Policy CD-40. Use design regulations to provide direction on site design, building design, landscape treatments, and parking and circulation. ,/ Policy CD-41. Site design of development should relate, connect, and continue design quality and site function from parcel to parcel. Policy CD-55. landscape buffers, additional setbacks, reduced height, and screening devices, ,/ such as berms and fencing, should be employed to reduce impacts (e.g. visual, noise, odor, light} on adjacent, less intensive uses. ,/ Policy CD-56. Office sites and structures should be designed (e.g. signage; building height, bulk and setback; landscaping; parking) to mitigate adverse impacts on adjacent land uses. b. ZONING COMPLIANCE AND CONSISTENCY: The subject site is classified Commercial Office (CO) on the City of Renton Zoning Map. The Commercial Office zone implements the Employment Area Valley Land Use designation. The Commercial Office Zone (CO) is established to provide areas appropriate for professional, administrative, and business offices and/or related uses. Office uses of various intensities are allowed in these areas to create an Employment Center. In addition, a mix of secondary uses which provide retail and service support to the employees of these areas are allowed, subject to special conditions. Limited light industrial activities, which can effectively blend in with an office environment, are included as secondary uses, as are medical institutions, convalescent centers, nursing homes and retirement residences. In keeping with adopted land use policies, the zone allows a mix of uses subject to special development standards, which are intended to ensure a qualitative working environment. The following are applicable to the proposal: HEX REPORT LUAlS-000076 City of Renton Department of Cor LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 ity & Economic Development Site Pion Review LUA15-000076, ECF, SA-H, MOD Page 8 of 25 Lot Dimensions: Per RMC 4-2-1208, the minimum lot size in the CO zone is 25,000 square feet. Staff Comment: The project site consists af five parcels. The parcels range in size from 79,865 square feet (APN 0886700290) to 177,720 square feet (APN 0886700270) with an average lot size of 107,138 square feet. Each Jot meets the minimum Jot size of the zone (Exhibits 2 -4). Lot Coverage: Per RMC 4-2-1208 the CO zoning designation has an allowed lot coverage of 65 percent (65%) for buildings. Staff Comment: Based on conceptual site plans, the total building footprint is 110,700 square feet. The two buildings will be located on four of the five Jots. The applicant must complete a Jot combination or lot line adjustment prior to building permit issuance. Through a lot combination of all Jots the two buildings would meet the lot coverage thresholds of the zone by covering only 21.5% (110,700 sf/ 513,888 sf= 33.5%} of the entire site. Additionally, there are no impervious coverage maximums for the zone. The proposed structure with other associated improvements including impervious surfaces for parking area would cover approximately 80 to 90 percent of the site. Building Height: Per RMC 4-2-1208 building height is restricted to 250 feet, or 20 feet more than the maximum height allowed in the adjacent residential zone. Staff Comment: The 3-story building (Building A) has a building height of 46 feet (Exhibit 6). The structure has a parapet around the building that is 4 feet above the roof level (42 ft). The 2-story building (Building B) has a building height of 36 feet (Exhibit 6). The structure also has a parapet around the building and the roof height is 32 feet above grade. The proposal complies with the height requirements for commercial structure within the CO zone. Setbacks: Per RMC 4-2-1208 the CO zoning classification requires a 15-foot minimum front yard setback for buildings less than 25 feet (20 ft -buildings 25 ft to 80 ft in height). The CO zone has no rear or side yard setback except 15 feet if lot abuts or is adjacent to a residential zone. Staff Comment: The project is generally bounded by CO zoning on all sides except the west property line, which is RC. The 3-story building, Building A, is located furthest north and west, and is roughly 125 east of the west property line and 95 feet south of the north property line. Building A measures approximately 12 7 feet wide by 405 in length, and is 46 feet in height. The 2-story building, Building B, is located roughly 91 feet west of the east property line and approximately 111 feet north of the south property line (near the cul-de-sac). Building B measures approximately 175 feet across and 370 feet in length, and is 36 feet in height. The proposed building meets the minimum and maximum setback requirements of the CO zone. Landscaping: Per RMC 4-2-1208 a minimum onsite landscaping of ten feet is required along the street frontage, except where reduced through the site plan review process. Additionally, a minimum 15-foot wide sight-obscuring landscape strip is required when a commercial zoned lot is adjacent to property zoned commercial. Staff Comment: The property is covered by ground cover, including 95% grass/pasture and 5% low growing vegetation. There are also nine (9) "volunteer" trees growing on the site. The existing conditions map shows four (4) deciduous trees near the northwest property line, and four (4) cottonwood trees and one (1) poplar clump on or near the southwest property corner. The applicant is proposing to strip the site of all vegetation on the site. A single cottonwood on or near the southwest property line was identified on the landscaping plan as being retained, thus complying with the tree retention requirements of retaining 10 percent of existing significant trees in commercial zones (Exhibits 4 & 5). The applicant is proposing to replant the site with 38 deciduous street trees (shademaster thornless honeylocust, English oak, and greenspire Linden), 120 onsite HEX REPORT LUAlS-000076 City of Renton Department of Con LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 ity & Economic Development Site Plan Review LUAlS-000076, ECF, SA-H, MOD Page 9 of 25 drought resistant deciduous trees (vine maple, luster serviceberry, red alder, hackberry, dogwood, Oregon white oak, Japanese zelkova), and 71 onsite drought resistant evergreen trees (marina modrone, incense cedar, shore pine, and Douglas fir). The applicant is also proposing to plant 1,652 shrubs and 5,137 ground cover plants throughout the site (Exhibit 5). A final detailed landscaping plan that complies with RMC 4-8-120 must be submitted and approved prior to issuance of the street and utility construction permits; staff recommends this as a condition of approval. In order to create a meaningful landscape buffer between SW 27th Street and the proposed 790 surface parking lot, the Environmental Review Committee issued a mitigation measure that would provide a minimum 30-foot landscaped buffer with berm along SW 27th Street from the back of property line. The width af the buffer may be reduced to no less than 15 feet near the existing retaining wall at the northwest property line. The berming will have slopes of 3:1 (2:1 max), with a maximum height of four (4) feet. The proposal includes 790 parking stalls for 188,585 square feet of office space and 62,240 square feet of manufacturing and warehouse space. The parking lots have perimeter landscaping. This is achieved through a conceptual landscaping plan that includes a minimum 10-foot buffer around the perimeter af the west, north and south property lines (Exhibit 5). Additionally, the applicant has submitted for a street modification request on Naches Ave SW, as outlined in RMC 4-6-060F.2.d (right-of-way width 60 feet, pavement width of 40 feet, sidewalk width of 5 feet) that would reduce the street frontage onsite landscaping buffer to five at the pinch point at the first project entry (north of the first entrance into the site on Naches Ave SW). In lieu of providing the code-required street improvements, the applicant is proposing to construct a five-foot sidewalk and five-faat landscaping buffer from the NE earner of SW 27th Street along Naches Ave SW until the project entry (Exhibit 24). Provided there is na additional right-of-way dedication on Naches Ave SW, and the street modification is approved with a 5-foot sidewalk and 5-foot landscape buffer, the onsite landscaping buffer would maintain a minimum of five feet along the street frontage. Staff is recommending a street modification that would reduce the street frontage landscaping to zero in limited partians af the site behind the sidewalk, with fluctuations up ta eight feet between the first and second entrances on Naches Ave SW. Surface parking lats with 10,000 square feet or greater in area must provide a minimum of 5% of landscaping within the parking lat area in a pattern that reduces the barren appearance af the parking lat. The parking lot area totals 282,503 square feet. The applicant has provided 33,966 square feet of hardscape. The perimeter landscaping totals 51,567 square feet (10%} and the interior landscaping totals 34,945 square feet (7%}. The landscaping islands have been dispersed throughout the parking orea and they serve to reduce the barren appearance of the parking lot. All landscape islands meet the minimum five-foot width requirement. The placement of the buildings also contributes to the break-up of the 6.5-acre parking lot. The City of Renton owns the 20-foot wide commercial property between the southwest parcel (APN 0886700300} and the Bank of America site (APN 0886700320}. Na additional landscaping above the 10-faot buffer is required between the applicant's parking lot and the City of Renton's commercially zoned service parcel. Underground sprinkler systems are required to be installed and maintained far all landscaped areas, unless 100% of the landscaping is drought tolerant. The applicant is proposing drought resistant vegetation. The landscaping will be watered with a temporary irrigation system or by hand watering for a period of two years. A final detailed landscape plan will need to be submitted and approved prior to construction permit. Screening: RMC 4-2-1208 has standard requirements for surface mounted equipment to be screened or shielded from public view and standards for roof-top equipment that should be similarly screened HEX REPORT LUAlS-000076 City of Renton Department of Com LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 ity & Economic Development Site Plan Review LUAlS-000076, ECF, SA-H, MOD Page 10 of 25 from view. Shielding shall consist of roof wells, clerestories, parapets, walls or enclosures as determined by the Administrator to meet the intent of the requirement. The applicant is also proposing surface-mounted mechanical equipment (generator) and outdoor storage near the south end of Building B. All surface mounted equipment must be screened from public view and all outdoor storage must be screened from adjacent or abutting properties and public rights-of-way. Outdoor storage uses shall provide fencing, berming, and/or landscaping. Staff Comment: The application has roof mounted mechanical equipment on both structures that will be screened around all sides, approximately 8 feet above the top of the parapet, in order to minimize the impacts on the pedestrian environment and adjacent uses. Compliance with rooftop screening will be verified at the time of building permit construction. The proposed surface mounted equipment and outdoor storage is screened to the north by Building B, and to the west by a planter island bulb-out. No landscaping or screening is proposed on the south or east sides. Staff recommends landscaping along the south side of the generator in order to provide sufficient screening. Stoff recommends, os o condition of approval, that the applicant odd a minimum 10-foot wide landscape strip along the south side of the proposed generator. The landscape strip shall include a mixture of trees, plants and shrubs that combined accomplish a sufficient screen. The revised landscaping plant schedule and landscaping plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Parking: The parking regulations, RMC 4-4-0SOF.10.e, require a specific number of off-street parking stalls for vehicles. The following ratios are required based on land use: 1) Offices -professional and businesses, a minimum of 3.0 per 1,000 square feet of gross floor area and not more than a maximum of 4.5 parking spaces per 1,000 square feet of gross floor area; 2) Manufacturing and other nonresidential developments, a minimum of 1 for each 1,000 square feet of gross floor area and no more than a maximum of 1.5 spaces per 1,000 square feet of gross floor area (but to include warehousing space); 3) Warehouses and storage buildings, 1 for each 1,500 square feet of gross floor area. Bicycle parking is encouraged for the development. Based on the land use, the number of bicycle parking spaces should be equivalent to ten percent (10%) of the number of required off-street parking spaces. Staff Comment: The applicant is proposing 135 compact stalls (17%), 638 standard stalls (81%), and 17 ADA stalls (2%} for o total of 790 parking stalls. Based on the parking regulations, Building A would have a required minimum stall count of 441 and a maximum stall count of 661, and Building B would hove a required minimum stall count of 180 and o maximum stall count of 264. Together the two buildings would have a minimum off-street parking stall requirement of 621 and a maximum stall requirement of 925. The proposed 790 stalls falls within the minimum and maximum parking regulations of the code. So that the parking is located on the same lot as the structure, staff recommends as a condition of approval that, the applicant complete a lot combination into a single lot or a lot line adjustment, such that the required parking is on the same lot as each structure, pursuant to the minimum code standards per building. Should the applicant choose to complete a lot line adjustment with more than one lot, staff is recommending as a condition of approval that a cross access agreement and/or a shared parking agreement be provided with the development. The parking lot is designed with 24-foot-wide two-woy trove/ aisles throughout the site. All parking onsite will be 9 feet wide by 20 feet deep for standard parking stalls and 8 feet wide by 16 feet deep for compact parking stall, which is in compliance with RMC 4-4-080F.8. The use of landscaping is an integral component of the parking lot design; see Landscaping discussion for more information. Bicycle parking is encouraged for the development. The subject site is located just south of Sound HEX REPORT WAlS-000076 City of Renton Department of Con LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 ity & Economic Development Site Plan Review LUAlS-000076, ECF, SA-H, MOD Page 11 of 25 Transits Tukwila train station. The new office buildings would be within walking and biking distance from this transportation hub. As a result, it is reasonable to assume many employees may be utilizing Sound Transit to commute to work; therefore, staff recommends as a condition of approval that the applicant comply with 50% of the current adopted bicycle parking code. Based on the fond use, the number of bicycle parking spaces should be equivalent to ten percent (10%) of the number of required off-street parking spaces. There is limited space between the buildings that would support bicycle racks and bicycle parking. Stoff recommends, as o condition of approval, that the applicant add 31 bicycle parking spaces. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. A final bicycle parking pion shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Loading Docks: RMC 4-2-1208 provides approved locations for loading docks in the CO zone. They are not permitted adjacent or abutting to a residential zone. Staff Comment: The proposal includes one loading dock on south elevation of Building B. The site pion provides o 100-foot truck apron as o clear maneuvering area in front of the loading doors. The loading dock faces Naches Ave SW and the storm water detention pond across the street. The parcels that ore adjacent to the loading dock location ore off zoned CO and do not abut to o residential zone. Pedestrian Access: For the CO zone, per RMC 4-2-1208, a pedestrian connection shall be provided from a public entrance to the street, unless the Hearing Examiner determines that the requirement would unduly endanger the pedestrian. Stoff Comment: This section of code is intended to provide pedestrian connections from the public entrance to the public street. The applicant is proposing o common pedestrian connection between the building entrances and SW 27th Street, as well as around each building. No direct sidewalk connection is provided from the buildings ta Naches Ave SW. Stoff recommends, as o condition of approval, that one additional pedestrian sidewalk connection on the south end of Building B be added from the proposed six-foot (6') sidewalk along the east side of Building B to the staff proposed five- foot {5') wide sidewalk on Naches Ave SW. The two sidewalk connections shall be o minimum of 5 feet wide. A revised site pion shall be submitted to and approved by the Current Planning Project Manager prior to prior to building permit approval. Refuse and Recyclables: RMC 4-2-1208 and RMC 4-4-090 provide specific standards for garbage, refuse, dumpster areas, and recyclables. Outdoor refuse and recyclables deposit areas and collection points shall not be located within 50 feet of a residential zoned property and in no case shall garbage, refuse, or dumpster areas be located within the required setback or landscape areas. The collection points must also be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic onsite or public right-of-way. Collection points shall be of sufficient width and depth to enclose containers for refuse and recyclables and allow easy user access, including a gate opening at least 12 feet wide for haulers and a vertical clearance of 15 feet. They must also be identified by signs not exceeding two (2) square feet. Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure on the site. The Collection areas must be screen with a six-foot (6') wall or fence or screened and provide weather protection by using weather-proofed containers or by providing a roof over the storage area. Stoff Comment: Each use has o different refuse and recyclables requirement; the table below is based HEX REPORT LUAlS-000076 City of Renton Department of Con LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 ity & Economic Development on standards required in RMC 4-4-090£: Recyclables Refuse Use Deposit Subtotal {SF) Deposit Areas Areas (Minimum) (Minimum) Office 2 sf per 1,000 4 sf per 1,000 146,910SF gross sf 293.82 gross sf (Building A) Toto/ {Building A} 293.82 Office 2 sf per 1,000 4 sf per 1,000 41,675 SF 83.35 (Building BJ gross sf gross sf Manufacturing & Warehouse; 3 sf per 1,000 186.72 6 sf per 1,000 62,240SF gross sf gross sf (Building BJ Total (Building BJ 270.07 Refuse and Recyclables Totals Site Plan Review LUAlS-000076, ECF, SA-H, MOD Page 12 of 25 Subtotal {SF} Total Area Required {SF} 587.64 881.46 587.64 881.46 166.7 250.05 373.44 560.16 540,14 810.21 1,691.67 The applicant is proposing two separate refuse and recyclable areas. Building A's refuse and recyclable collection area is located 10 feet from the west property line, just south of the building line extended. The location of the deposit areas is outside the required setback or landscape areas. The design consists of 2-inch CMU block (painted) wall on three sides. The overall height of the wall is 6'- 2" above a 4-inch concrete slab. The gate openings are 13.5 feet or wider as required for haulers for each of the four deposit enclosures. No roof structure is proposed; therefore, weather-proofed containers are required. The refuse and recyclable deposit areas for Building B meet the minimum size requirements of 270 square feet for recyclables {13.5 ft x 20 ft) and 540 for refuse (27 ft x 20 ft). Alternatively, the applicant is proposing a refuse deposit area measuring 27 feet wide by 20 feet deep (540 SF) and a recyclable deposit area 18 feet wide by 20 feet deep {360 SF} for Building A. The refuse deposit area is slightly undersized and the recyclable deposit area is somewhat oversized. The applicant needs to shift the center wall such that the sizes of the refuse and recyclable deposit areas match the minimum totals, identified in the table above (this could be accomplished by increasing the width of the refuse by 2.5 feet and reducing the width of the recyclable area by 2.5 feet). Staff recommends, as a condition of approval, that the applicant modify the width of the refuse and recyclable deposit areas for Building A, such that the sizes of the deposit areas meet the minimum areas. A revised trash enclosure detail(s}, meeting the minimum size requirement for each refuse and recycling area, shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Additionally, the architectural design of any structure enclosing an outdoor refuse or recyclables deposit area shall be consistent with the design of the primary structures. Signs: The applicant would be required to comply with the signage requirements outlined in RMC 4- 4-100 at the time of sign application. Staff Comment: The applicant did not submit a signage package for the proposed Longacres Business Center. Staff recommends, as a condition of approval, that the applicant be required to submit a conceptual sign package, which indicates the approximate location of all exterior monument and/or building signoge. Proposed signage shall be compatible with the building's architecture and exterior finishes. The conceptual sign package shall be submitted to and approved by the Current Planning HEX REPORT LUAlS-000076 City of Renton Department of Cam LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 ity & Economic Development Project Manager prior to building permit approval. Site Plan Review WAlS-000076, ECF, SA-H, MOD Page 13 of 25 Critical Areas: As indicated by the 1995 Effective FEMA Flood Insurance Rate Map (Exhibit 8/, the proposed site does not lie within a floodplain or floodway. According to the Environmental Setting Report by Terracan Consultants, Inc. (dated February 5, 2015; Exhibit 15) the site contains no wetlands, flood zones, streams, lakes, or critical habitats on or adjacent to the property, based on a review of third party work and online resources. However, the site is located within a high seismic hazard area. Additionally, the National Wetland Inventory (NW/} map did not identify a wetland area on or adjacent to the property. A wetland area was identified approximately 250 feet south-southeast of the property. A report entitled "Longacres Office Park, Surface Water Management Project, Conceptual Wetland Mitigation Plan" prepared by Shapiro and Associates, Inc. (dated August 1998} was prepared for a 164-acre parcel which included the subject property. c. DESIGN REGULATION COMPLIANCE AND CONSISTENCY: Not applicable. d. PLANNED ACTION ORDINANCE AND DEVELOPMENT AGREEMENT COMPLIANCE AND CONISTENCY: Not applicable. e. OFF-SITE IMPACTS: Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The proposed structures utilize less building coverage and height than allowed for in the zone. The buildings would be located more towards the center of the project site with surface parking areas located around the buildings on, at least portions, of all sides of the buildings. The building's orientation and entrance would face the north and east towards the public streets. The proposed buildings would have a combined footprint of 110,700 square feet, which does not include future expansions on the 11.8 acre site resulting in a combined building lot coverage of approximately 21.5%. The proposal would not be an overscale structure or overconcentration of development on the subject site os the proposal does not exceed maximum height, lot coverage, and setback requirements. The scale, height and bulk of the proposed building ore also appropriate for the scale of the site. The applicant has achieved compatibility with the surrounding uses through substantial setbacks and proposed landscaping. Additionally, SEPA conditions for frontage improvements on SW 2th St and a 30-foot wide onsite landscape buffer and berm would also serve to create compatibility with surrounding properties. City staff does not anticipate any adverse impact on surrounding properties and uses as long as the conditions of approval ore complied with. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: There are no existing driveways along the property frontages of the site. The applicant is proposing four (4) separate full access driveways from both SW 27th St and Naches Ave SW. The site access driveway on SW 27th St would located roughly 300 feet west of the NW 27th St/Naches Ave SW intersection and would be restricted to right-in, right-out only. The remaining three (3) driveways are located off of Naches Ave SW (approx. 380 ft, 870 ft and 1160 ft) from the intersection and each meets the maximum number of driveways for single ownership. Truck ingress/egress will be provided ot the southernmost access at the existing cul-de-sac. The main driveway approach is located approximately 180 feet south the Federal Reserve gated entry point on HEX REPORT WA15-000076 City of Renton Department of Corr LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 ity & Economic Development Site Plan Review LUAlS-000076, ECF, SA-H, MOD Page 14 of 25 Naches Ave SW in order to avoid any miscommunication between the two entities. See Pedestrian Access subsection above for mare information. The proposal promotes safe and efficient circulation through the proposed access points. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Stoff Comment: The proposal includes one loading dock on south elevation near the southeastern portion of the site, facing the cul-de-sac and the stormwater detention pond. The site plan provides for a minimum of 100 feet (100'} of clear maneuvering area in front of each loading door. Additional interior landscaping in front of the south facing portion of the generator will contribute towards minimizing the views from the public street and property to the south. The refuse and recyclable area will be located within CMU block walls. The structure as described in detail in the previous subsection "b. Zoning Compliance and Consistency" Refuse and Recyclables. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: There are no territorial views for which to maintain visual accessibility. Staff received no comments from adjacent properties regarding views. Landscaping: Using landscaping to provide transitions between developments and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: There is a note on the Binding Site Plan that reads: "The City reserves the right to require reasonable landscape enhancements along street frontages in order to establish a consistent streetscope throughout the site" (Exhibit 25). See Landscaping discussion under Findings of Fact, Site Pion Review Criteria #19.b. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Lighting standards located so as to not interfere with parking stalls, stacking areas and ingress and egress areas. Staff Comment: Upon project completion, it is anticipated that primary light impacts would be generated from exterior lighting associated with the newly constructed building ond parking lot lights. Any lighting impacts of this nature would occur during the evening hours and during the late afternoon in the winter months. Proposed perimeter landscaping with berming along SW 27th St is anticipated ta minimize glare from headlights on adjacent streets and properties. The required lighting, including LED street lighting meeting Commercial Access road lighting levels from the development, should adequately provide for public safety without casting excessive glare on adjacent properties or interfere with parking stalls, stocking areas and ingress/egress areas. No lighting pion was submitted by the applicant. Stoff recommends, as a condition of approval, the applicant be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Down-lighting shall be used in all cases to assure safe vehicular movement in an area where pedestrians cauld be walking. The lighting shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Parking lot lighting fixtures are to be mounted no more than 25 feet above the ground. f. ON-SITE IMPACTS: Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and HEX REPORT LUAlS-000076 City of Renton Department of Corr LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 orientation. ity & Economic Development Site Plan Review LUAlS-000076, ECF, SA-H, MOD Page 15 of 25 Staff Comment: Existing noise within the vicinity of the subject site is primarily composed of vehicles on the abutting streets {SW 27th St and Naches Ave SW) and the rail line located immediately west of the site. It is anticipated that most of the noise impacts would occur during the construction phase of the project. The site is surrounded by commercial development; therefore, the temporary noise impacts are anticipated to be minimal and limited in duration, and are not anticipated to be more impoctful then the existing roil noise. The applicant has submitted a Construction Mitigation Plan /Exhibit 16}, which provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. Based on the provided construction mitigation description, the applicant has indicated that construction is anticipated to begin in Summer of 2015 and complete in late 2016. At this time, the applicant has indicated that construction work would occur from 6:00 am ta 10:00 pm Monday through Friday and from 6:00 am to 6:00 pm on Saturday. The project would be required to comply with the City's noise ordinance regarding construction hours, which are limited to 7:00 am to 8:00 pm Monday through Friday with hauling hours from 8:30 am ta 3:00 pm or as established in the approved traffic control plan. Also, no excessive levels of noise are expected to be generated during the operation of the completed project. Due to the requirement and need for parking, it is a challenge to limit the paved and/or impervious surfaces on the site. While there is an exceptional amount of parking; the lot has been sufficiently landscaped. The applicant is also taking special measures to protect landscaping from damage by vehicles and/or pedestrian traffic by providing defined pedestrian and vehicular areas. If all conditions of approval are met, there will be adequate provisions for privacy and noise reduction by building placement and the use of landscaping. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The proposed buildings would be located central to the site with surface parking areas located along the perimeter of the site. The larger setbacks of the building from the property line will provide for flow of sunlight, winds, vehicle and pedestrian movement through most of the site. Prevailing winds in the area are from the southwest during most of the year (fall, winter and spring) as well as the direction of sunlight. The structures would cast shade on the breezeway area and the north elevations throughout most of the day. The applicant should take measures ta provide ornamental lighting within the vicinity of the entrances and along the north elevations in order to adequately illuminate the area for pedestrians and bicyclists. The required lighting plan shall address ornamental lighting. Proposed landscaping has been strategically placed on site in order take advantage of sun exposure from the south and west most times of the year, and would likely only be shaded at certain times of the day during the winter months. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: There are very few natural features onsite. The site is currently undeveloped and covered with a moderate growth of brush, weeds and grass. The site can be characterized as mostly level with elevation at or near 28 feet; it slopes off towards the property lines with the largest elevation near the north property line near the retaining wall. The applicant is proposing to strip the site of oil vegetation. A single cottonwood on or near the southwest property line was identified on the landscaping plan as being retained, thus complying HEX REPORT LUA15-000076 City of Renton Department of Con LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 ity & Economic Development Site Plan Review LUAlS-000076, ECF, SA·H, MOD Page 16 of 25 with the tree retention requirements of retaining 10 percent of existing significant trees in commercial zones (Exhibits 4 & 5/. Protected trees to be retained shall be fenced off around the drip line and a sign posted thatthe trees to be preserved and the location of the trees shall be indicated on all utility construction plan sheets. The fencing shall be in place prior to the issuance of any utility construction permits and shall remain until the final inspection of the new building is complete. The applicant submitted a Geotechnical Report prepared by Terra Associates, Inc., dated January 26, 2015 (Exhibit 11). The report states that the subsurface conditions were explored by excavating 10 soil test pits to depths of 7 to 15.5 feet below current site grades. The soils observed at the site were identified os highly variable interbedded alluvial soils composed of silts, clays and silty sand layers with a significant amount of fines, which will be difficult to compact as structural fill when too wet. Over most of the site with the existing slope gradients, these soils will have a slight potential for erosion when exposed. Therefore, the site is considered o low erosion hazard by the report. Protection measures include perimeter silt fencing to contain erosion onsite and cover measures to prevent or reduce soil erosion during construction. The report does not address storm water infiltration, but it does estimate the total potential settlement in the range of two to three inches. Given the variability of the soils, the settlement could be differential in nature and this amount of settlement would not structurally impact the building but could result in damage of a cosmetic nature. The geotechnicol report concludes that development of the site, as proposed, is feasible from a geotechnical engineering standpoint. The primary geotechnical concern at the site is the presence of compressible soil strata susceptible to consolidation under the planned building loads. The heavier three-story building loads could be mitigated from potential settlement-related impacts by supporting the structure on piles or on spread footings, bearing on ground conditions improve by installing, rammed aggregate piers/stone columns. The lighter loaded two-story building could be supported on conventional spread footings following completion of a building fill surcharge program. If grading activities occur in the winter, import clean granular material for use as structural fill and bock/ill is recommended by the project engineer. Alternatively, the report recommends stabilizing the moisture in the native and existing fill soils with cement or lime. Overall the submitted geotechnicol report provides recommendations for geologic hazards, site preparation and grading, preload/surcharge, excavation, foundations, slab-on-grade construction, lateral earth pressures for wall design, drainage, utilities, and pavements. The Environmental Review Committee issued a mitigation measure that project construction be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Terra Associates, Inc. {dated January 26, 2015). Additionally, the Environmental Review Committee issued a mitigation measure that the applicant would be subject to independent secondary peer review of the submitted Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015) for the proposed surcharging to obtain the desired net allowable bearing capacity for the conventional spread footing design of the two-story building. The applicant was given the opportunity to forgo secondary review should they choose an alternate ground improvement technique, such as vibrated stone columns or aggregate rammed piers, due to the site's high seismic hazards {Exhibit 28/. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: Landscaping in public spaces and within the building site are being employed to provide transitions between development and the surrounding environment as well as enhance the project's overall appearance. Proposed landscaping is analyzed under Findings of Fact, Site Plan Review Criteria #19.b. HEX REPORT LUA15-000076 City of Renton Department of Corr LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 g. ACCESS: ity & Economic Development Site Plan Review LUAlS-000076, ECF, SA-H, MOD Page 17 of 25 Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: All public access will be provided from either SW 27th St or Naches Ave SW. The applicant is proposing four {4} vehicular access points to the site from the two public streets. The site access driveway on SW 27th St is restricted to right-in, right-out only. The remaining three {3} driveways on Naches Ave SW will provide full access to all movements. Truck ingress/egress will be provided at the southernmost access at the existing cul-de-sac. The access paints will only serve Longacres Business Center development. The applicant submitted a Traffic Impact Analysis completed by TENW {dated February 4, 2015; Exhibit 14/. The results of the site access operation analysis show that the movements exiting the site at all four driveways, are expected to operate at LOS A in 2017 with the proposed project and no significant adverse transportation impacts are anticipated. The proposal promotes safe and efficient circulation to and from the 11.8-acre site at the proposed access points. The City is limiting the number of driveways to SW 27th St to a single right-in, right-out driveway due to the significant grade difference and a sag curve to the west. The limit in number and travel movements will increase vehicle and pedestrian safety by reducing the amount of pedestrian and vehicle cross-over in the sidewalk corridor at this connection point. Vehicle and pedestrian access is described in further detail in the subsections above. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: See Parking, Location and Consolidation discussions above, also see Transit and Bicycle discussion below. The site plan includes a through driveway aisle, basically around the interior perimeter of the site. Pedestrian connections from the street ta the buildings will be provided if all conditions of approval are met. All public entries open ta either the sidewalk realm at the front or towards a parking area and not into an internal driveway or drive aisle which promote safety and efficiency. The accessible stalls are proposed as the nearest stalls ta the front entrances for easier access. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: See previous Loading and Storage Areas, Location and Consolidation and Parking discussions subsections in "Off-Site Impacts" section ond Transit and Bicycle discussion in "Access" subsection for more details. The loading and delivery area is located off the south portion of the warehouse of Building B and is separated from employee parking and pedestrian areas. The maneuvering space is completely off the right-of-way of any public street. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: The applicant is vested to the 2003 Development Agreement /Exhibit 17) up to and including adapted Ordinance No. 4877. Bicycle Parking Standards were not introduced to the Renton Municipal Code until several years later. In the Parking subsection under Findings of Fact, Site Plan Review Criteria #19.b staff is recommending that the applicant add 31 bicycle parking spaces secure fram theft and weather. This staff recommendation is located in the Parking subsection of the report, under the heading "b. Zoning Compliance and Consistency." Because it is unclear where the secured bicycle parking will be located within the submitted material, staff recommends that a bicycle parking HEX REPORT WAlS-000076 City of Renton Department of Com LONGACRES BUSINESS CENTER ity & Economic Development Site Plan Review LUA15-000076, ECF, SA-H, MOD Hearing Date: April 14, 2015 Page 18 of 25 analysis and bicycle parking plan be provided as a condition of approval by the applicant. Alternative tronspartation options are also available with public Tukwila Sounder Station at 7301 Longacres Way in Tukwila, approximately 1,000 aerial feet north of the site. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: Safe and attractive pedestrian connections are provided between parking areas, the buildings ground floor levels, public sidewalks and adjacent properties, provided all conditions of approvals are met. The Environmental Review Committee issued a mitigation measure that the applicant must provide street frontage improvements on the south side of SW 27th St {Stander Blvd) right-of-way. Street improvements include a six-foot planter strip followed by a six-foot concrete sidewalk. The street frontage right-of-way improvements begin at the southwest intersection of SW 27th St and Naches Ave SW and continue west towards Burlington Northern Railroad for a total distance af 360 feet beyond the existing intersection centerline ar until the easterly limits of the existing fire hydrant located approximately 65 feet west af the proposed driveway access on SW 27th Street (Exhibit 27 ). Improvement towards providing safe and attractive pedestrian connections was analyzed in the Pedestrian Access subsection above, including adding two pedestrian connections from Building B to Naches Ave SW. h. OPEN SPACE: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff Comment: The primary open space on the subject site is located in the hardscope between the two structures ot the center of the site. The roughly 40-foot wide space between the buildings includes landscaping and a breezeway and has the potential to serve as a distinctive focal point from within the site. Proposed and conditioned landscaping would provide passive recreation opportunities for Group Health employees. i. VIEWS AND PUBLIC ACCESS: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. Staff Comment: The proposed structures would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable as the site is not adjacent to a shoreline. j. NATURAL SYSTEMS: Arranging project elements to protect existing natural systems where applicable. Staff Comment: There are no natural systems located onsite with the exception of drainage flows. See Drainage discussion under Findings Section 19.k. k. SERVICES AND INFRASTRUCTURE: Making available public services and facilities to accommodate the proposed use. Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development with 258 calls for service estimated annually by the Renton Police Department, provided the applicant provides Code required improvements and fees. Approved fire sprinkler and fire alarm systems are required throughout the building. All medical office buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher. The buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Fire impact fees are applicable at the rate of $0.14 per square foot of commercial office/laboratory space and $0.08 per square foot of industrial/manufacturing space. This fee is paid at time of building permit issuance, and may change year to year. Contact the Renton Police Crime Prevention Representative to conduct o security survey of the premises once HEX REPORT LUAlS-000076 City of Renton Department of Cam LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 ity & Economic Development Site Plan Review LUA1S-000076, ECF, SA-H, MOD Page 19 of 25 construction is complete. See Exhibit 20 or 28 far additional police and fire services and infrastructure comments. Parks and Recreation: There are na impacts ta Parks. A final detailed landscaping plan shall be submitted ta and approved by the Current Planning Project Manager prior ta construction. Drainage: The applicant submitted a Preliminary Drainage Report by WHPacific {dated February 2015; Exhibit 12; revised date March 24, 2015; Exhibit 23). The drainage report fallows the 1990 King County Surface Water Manual. Most of the seven care requirements were briefly discussed and the twelve special requirements will need ta be addressed in the final drainage report. The 11.8-acre site is located within the Black River drainage basin. Based an the City's flaw contra/ map, the site falls within the Peak Rate Flow Control Standard, Existing Conditions. The project is required to provide Level 1 downstream analysis and a Level 2 ar Level 3 may subsequently be required based on the Level 1 analysis. The report and plan proposes a pipe network for conveyance af the onsite storm water from the building's footing drains, roof drains and parking lot to be conveyed to the existing pipe system in Naches Ave SW. From there the runoff is to be treated and detained in an existing storm water system called the South March Wetland "M". This facility was designed by PacLand in 2007 as part of the Naches Ave SW and Bank of America projects. The exiting site will consist of 9.93- acres of impervious area and 1.87-acres of impervious landscaping area. The downstream analysis shall include a downstream capacity analysis ta determine the volume of the pond as existing, the current volume of the pond being utilized and the proposed development capacity to be added ta the existing pond. Verification of the existing pipe capacities to adequately convey the additional runoff /ram the proposed site is also required. The water quality and detention design requirements of the downstream storm water facility were designed to meet the 1990 King County Surface Water Design Manual (KCSWDM). An existing conveyance system exists in Naches Ave SW that was provided when the parcels were created in order ta accommodate the runoff from the project site. The conveyance system collects the stormwater runoff and directs it ta the treatment facility across Naches Ave SW ta the south and east of the project and eventually to the historic discharge location. The network discharges ta an existing engineered settling basin (Exhibit 13). The report indicates that there are no known capacity issues with this system or no upstream surface flow onto the site. The stormwater treatment basin discharges the treated storm water into a lowland wetland south of the basin. The storm drain basin will not be changed as part of the proposed project and the report states that the drainage system treatment basin will not be reanalyzed for capacity or effectiveness. A review of the construction plan has determined that in the event that a storm creates more runoff than the system can stare, a bypass system was designed ta protect the system from excessive damage. Conveyance capacity and backwater conditions of the existing and proposed systems will be analyzed and final pipe sizing will be performed with the final drainage system design (Exhibit 12}. The conveyance system is designed ta provide hydraulic capacity to convey peak flows for the 25 year peak flow (Exhibit 23}. The site is broken into 24 separate collection basins. The basins are grouped together into five (5) piping systems that discharge into the multiple collection locations that were extended to the property with the original construction. In addition to the 24 collection systems, there is a footing drain line that will also be piped to the disposal system. A Construction Starmwater Permit (NPDES) from the Department of Ecology is required for sites over an acre. Surface water system development fee rate is $0.540 per square feet of impervious surface. The rate that is current at the time of utility permit issuance will be applicable. A Construction Storm Water HEX REPORT LUAlS-000076 City of Renton Department of Com LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 ity & Economic Development Site Plan Review LUA15-000076, ECF, SA-H, MOO Page 20 of 25 Permit (NPDES) from the Department af Ecology is required far projects with clearing and grading exceeding one acre and a Storm Water Pollution Prevention Plan {SWPPP) is also required. Transportation: The subject site fronts onto SW 27th St and Naches Ave SW. The applicant submitted a Traffic Impact Analysis completed by TENW {dated February 4, 2015; Exhibit 14). The memorandum included information that the proposed project is estimated to generate a total of 2,498 new weekday daily trips with 349 new trips occurring during the weekday AM peak hour {307 entering, 42 exiting), and 334 new trips occurring during the weekday PM peak hour (57 entering, 277 existing). Based on the results af a traffic operations analysis at two {2) off-site study intersections {SW 27th St and Naches Ave SW/SW 27th St and Oakesdale Ave SW), the study intersections currently operate at LOS A and B, and are expected to continue to operate at LOS A and B in 2017 without or with the proposed project. The results of the site access operation analysis show that the movements exiting the site at all four driveways are expected to operate at LOS A in 2017 with the proposed project and no significant adverse transportation impacts are anticipated with the proposed Longacres Business Center development. The right-of-way {ROW) width on SW 27th St is 90 feet and no additional ROW dedication is needed. A sidewalk was recently constructed on the north side of SW 27th St and it currently serves both pedestrians and bicyclists until a separated multi-use trail is constructed on the north side of SW 27th St. Street frontage improvements are required on SW 27th Street based on the Strander Blvd Typical Roadway Section /Exhibit 19) including a six-foot sidewalk and six-foot planter strip. The Environmental Review Committee issued o mitigation measure that the applicant must provide street frontage improvements on the south side of SW 27th St (Stander Blvd) right-of-way. Street improvements include a six-foot planter strip followed by a six-foot concrete sidewalk. The street frontage right-of-way improvements begin at the southwest intersection of SW 27th St and Naches Ave SW and continue west towards Burlington Northern Railroad for a total distance of 360 feet beyond the existing intersection centerline or until the easterly limits of the existing fire hydrant located approximately 65 feet west of the proposed driveway access on SW 27th Street /Exhibit 28). Street frontage improvements are also required on Naches Ave SW based on the minimum design standards for commercial access streets per RMC 4-6-060F.2.d. They are as follows: ROW width of 60 feet, pavement width of 40 feet, sidewalks width of 5 feet (sidewalks on the property line), and street lighting. The current 1.2-acre ROW on Naches Ave SW varies in right-of-way width with a minimum ROW width of 33 feet along the frontage of Lot 31 (APN 088670-0310). No modifications were requested prior to environmental review. In a street modification request letter (dated March 25, 2015; Exhibit 24) the applicant requested a modification to RMC 4-6-060F.2.d. along Naches Ave SW frontage. In lieu of providing the code required street improvements, the applicant is proposing to construct a five-foot sidewalk and five-foot landscaping buffer from the NE corner of SW 27th Street along Naches Ave SW until the project entry. The Transportation Department has concluded that the proposed modification of a 5-foot sidewalk and 5-foot sidewalk is sufficient between the intersection of SW 27th St and Naches Ave SW and the first project entry point. Additionally, staff is recommending that the applicant also provide a 5-foot sidewalk and 5-foot planter strip from the first driveway to the second driveway located to the southeast of Building B on Naches Ave SW /Exhibit 27 ). This will require additional right-of-way dedication on portion of Naches Ave SW. See Exhibit 28 for staff recommended street frontage design, measurements and specifics of the frontage improvements. The modified right-of-way width, as described above, would meet the objective of a safe walkable environment from the buildings to SW 27th St. The proposed staff improvements would allow for a planting strip of sufficient size that would support street trees. There are no identified adverse impacts from the requested modification to provide a reduced right-of-way. HEX REPORT LUAlS-000076 City of Renton Department of Can LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 ity & Economic Development Site Plan Review LUA1S-000076, ECF, SA-H, MOD Page 21 of 25 It is also anticipated that the proposed project would result in impacts ta the City's street system. In order to mitigate transportation impacts, the applicant would be required ta meet code-required frontage improvements, City of Rentan's transportation concurrency requirements (Exhibit 26} based upon a test of the citywide Transportation Plan and pay appropriate Transportation Impact Fees. The fee, as determined by the Renton Municipal Code at the time of building permit issuance, shall be payable to the City. Schools: No impacts are proposed to schools. Water and Sewer: The proposed development is within the City of Ren ton's 196 pressure zone water service area. There is an existing 12-inch water main in Naches Ave SW that ends at the cul-de-sac (refer to City project plan no. W-3399}. There is also on existing 12-inch water main in SW 27th St {Strander Blvd) that ends about 350 feet west of Naches Ave SW. The static water pressure is about 70 psi at ground elevation of 25 feet. The maximum total flow capacity from both of the above 12-inch water mains is limited to 2,800 gallons per minute (gpm) since both water mains are fed by a single dead-end 12-inch water main in SW 27th St west of Oakesdale Ave SW. Based on submitted material, the preliminary fire flow demand for the proposed development is 5,250 gpm which is greater than the available maximum fire flaw capacity of 2,800 gpm from the two existing 12-inch water mains in Naches Ave SW and in SW 27th St. Based on a hydraulic fire flow analysis an additional off-site extension of a new 12-inch water main line will be required to connect to the existing 12-inch water main in Oakesdale Ave SW in order to provide adequate fire flow. The final location of the water main extensions will be determined as part of the design of the improvements. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Permits shall also be obtained from Olympic Pipeline and/or King County/Metro for any work in the vicinity of their respective lines. Staff is recommending a condition of approval that the off-site 12-inch water main extension from the existing 12-inch water stub located north of the intersection of SW 27th St and Naches Ave SW and extending northerly and easterly across the adjacent properties north of SW 27th St and connecting to the existing 12-inch water line in Oakesdale Ave SW. The applicant shall obtain the required easements, minimum 15-feet wide, from adjacent property owners for the off-site water main extension. The applicant shall also obtain all required permits or authorizations from Olympic Pipeline and from King County/Metro for any work conducted within the vicinity of their respective lines. The project is showing an onsite 12-inch diameter looped water main around the proposed buildings connecting to the existing 12-inch main in Naches Ave SW and also to an existing 12-inch water stub located at the end of the cul-de-sac along the south property line. The third proposed connection is to an existing 4-inch water service to the lift station. The looped water main around the building is required for a fire flow demand that exceeds 2,500 gpm. A 15-foot-wide utility easement shall be dedicated to the City for the onsite water main improvements. Other required onsite water main improvements include: 1) Installation of a separate fire sprinkler stub to each building with a detector double check valve assembly (DDCVA) for back/low prevention. The DDCVA shall be installed in an outside underground vault or in the building sprinkler rooms if it meets the conditions as shown on City's standard plan for the interior installation of a DDCVA; 2) Installation of hydrants as required by Renton Fire Prevention Department; 3} Installation of a separate domestic water meter with a reduced back/low prevention assembly (RPBA) to each building. The RPBA shall be installed behind the meter and inside a heated enclosure {"hot-box") per City standard pion. Sizing of the meter shall be done in accordance with the Uniform Plumbing Code meter sizing criteria; 4) Installation of landscape irrigation meter and double check valve assembly HEX REPORT LUA15-000076 City of Renton Deportment of Con LOIVGACRES BUSI/VESS CENTER Hearing Date: April 14, 2015 {DCVA). ity & Economic Development Site Pion Review LUA15-000076, ECF, SA-H, MOD Page 22 of 25 The development is subject to City's water system development charges (SOC} and meter installation fees based on the size of the new domestic woter meter(s), fire line and landscape irrigation meter that will serve the development. Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in Naches Avenue SW. Two separate 6-inch diameter sewer stubs are shown to each of the new buildings and have the required minimum 2% slope. The site plan proposes two connections to exiting sanitary sewer manholes located within Naches Ave SW. System Development Charges (SOC) for sewer is based on the size of the new domestic water meter(s) that will serve the new buildings. This is payable at the time the utility construction permit is issued. I. PHASING: The applicant is not requesting phasing of the Longacres Business Center on these five parcels. 20. Whenever there is practical difficulties involved in carrying out the provisions of this Title IV, the applicant may request a modification of the standards, provided the Criteria for modification identified in RMC 4-9-2500.2 is satisfied: MODIFICATION CRITERIA: a. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. The applicant is proposing a modification from RMC 4-6-060F.2.d, which includes a right-of-way width of 60 feet, pavement width of 40 feet, sidewalks width of 5 feet (sidewalks on the property line), and LED street lighting. The current 1.2-acre ROW on Naches Ave SW varies in right-of-way width with a minimum ROW width of 33 feet along portions of the road. In a street modification request letter (dated March 25, 2015; Exhibit 24) the applicant requested a modification to the required frontage improvements along Naches Ave SW. Specifically, the applicant is proposing to construct a five-foot sidewalk and five-foot landscaping buffer from the NE corner of SW 27th Street along Naches Ave SW until the project entry. The applicant contends that this will encourage/create a safe and aesthetically pleasing pedestrian access/activity to longacres Business Center's main entrance as well as discourage pedestrian traffic at the secondary, or truck loading entrance. The Boeing Longacres Property Second Amended Binding Site Plan states that "the development of the lots created herein shall provide suitable vehicular and pedestrian connections to public rights-of-way with the development of the site as follows: Pedestrian connections shall be provided from building entrances within each individual parcel to a public right-of-way." Therefore, staff is supportive of the applicant's street modification request, in part, for a 5-foot sidewalk between the intersection of SW 27th St and Naches Ave SW and the first project entry point. This will limit the right-of-way dedication along this portion of Naches Ave SW to only 5 feet, for a distance of approximately 365 feet. This modification request will serve to maintain a larger onsite landscaped buffer that is generally consistent with the landscape pattern used on SW 27th St between the 6-foot sidewalk and the proposed row of compact parking stalls along the north property frontage. Staff is also recommending a continuation of the 5 foot sidewalk between the first and second projects entry points on Naches Ave SW. The frontage design should include a 5-foot planter strip at the back of the existing pavement (behind a 6" vertical curb) from the first driveway to the second driveway located to the southeast of Building B on Naches Ave SW (Exhibit 27). This extension would allow truck drivers and workers in the southeast portion of HEX REPORT LUA15-000076 City of Renton Department of Con LONGACRES BUSINESS CENTER ity & Economic Development Site Plan Review LUA15-000076, ECF, SA-H, MOO Hearing Date: April 14, 2015 Page 23 of 25 Building B a safe pedestrian connection to cross the parking area and access the public right-of-way sidewalk along Naches Avenue SW. This will also require additional right-of-way dedication of up to 10'- 6" along 495 feet of Naches Ave SW frontage, as shown in Exhibit 28. The staff recommended modification would meet the objective of a safe walkable environment from the buildings to SW 27th St. The proposed staff improvements would allow for a planting strip of sufficient size that would support street trees and preserve public landscaping potential in the public right-of-way. There are no identified adverse impacts from the requested modification to provide a reduced right-of-way width less than 60 feet wide. Finally, staff is also recommending a 6" vertical curb between the second entrance point on Naches Ave SW to the third entry point within the cul-de-sac. The curb will create a barrier between the traffic and the required onsite landscaping. b. Will not be injurious to other property(s) in the vicinity. Naches Ave SW is a dead end street that ends in a cul-de-sac. The identified critical areas to the south and the lack of public demand and pedestrian movements support a modification from the required road standards. A reduction to the road standards will not be injurious to other properties in the vicinity. c. Conform to the intent and purpose of the Code The intent of the code is to require new construction to dedicate and complete half-street frontage improvements. The applicant has indicated the need to adequately provide safe pedestrian movements from the building entrances to the intersection of Naches Ave SW and SW 27th St. With the identified improvements the intent and purpose of the Code are achieved. d. Can be shown to be justified and required for the use and situation intended; and Naches Ave SW includes a 5-foot wide sidewalk on east side of the road and a minimum 22.5-foot paved roadway. If all conditions of approval are meti there are ample pedestrian and vehicular accommodations to support safe and efficient access and circulation for all users and uses in the area. e. Will not create adverse impacts ta other property(ies) in the vicinity. A reduction in the size of the road standards will not create adverse impacts to other properties in the vicinity provided if all conditions of approval are met. II ,. CONCLUSIONS: 1. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met. 2. The proposal is compliant and consistent with City of Renton plans, policies, regulations and approvals, as vested via Exhibit 17, 18, and 25. 3. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 4. The proposed Site Plan is anticipated to be compatible with existing and future surrounding uses as permitted in the CO zoning classification. 5. The scale, height and bulk of the proposed buildings are appropriate for the site. 6. Safe and efficient access and circulation can be provided for all users. 7. There are adequate public services and facilities to accommodate the proposed use. 8. The proposed location is suited for the proposed office use. 9. Adequate parking for the proposed use can be provided. HEX REPORT LUAlS-000076 City of Renton Department of Cor LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 iity & Economic Development Site Plan Review LUAlS-000076, ECF, SA-H, MOD Page 24 of 25 10. The proposed use would not result in a substantial or undue adverse effect on adjacent properties. 11. The proposed development would not generate any long term harmful or unhealthy conditions. Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all conditions of approval are complied with. 12. Adequate onsite landscaping is provided in all areas not occupied by buildings, refuse and recycling or paving. 13. The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-2500.2 for approval of modifications as the conditions of approval are complied with. I J. RECOMMENDATIONS: Staff recommends approval of the Site Plan and Street Modification for Longacres Business Center, File No. LUAlS-000076, ECF, SA-H, MOD as depicted in the Exhibits, subject to the following conditions: 1. The applicant shall comply with the four mitigation measures issued as part of the Determination of Nonsignificance-Mitigated (DNS-M), published March 27, 2015. 2. The applicant shall be required to submit a detailed landscape plan that complies with RMC 4-8-120 to the Current Planning Project Manager prior to construction permit approval. The revised landscape plan shall include, but is not limited to, the following: a. Add a minimum 10-foot wide landscape strip along the south side of the proposed generator. The landscape strip shall include a mixture of trees, plants and shrubs. b. Add a minimum 5-foot wide landscape strip, at the back of the existing curb and/or behind a required 6" vertical curb, between the first and second project entry points on the west side of Naches Ave SW. 3. The applicant shall be required to add 31 bicycle parking spaces onsite. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. A final bicycle parking analysis and bicycle parking plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 4. The applicant shall be required to submit a revised site plan to the Current Planning Project Manager prior to construction permit approval. The revised site plan shall depict the following: a. Add one (1) additional pedestrian sidewalk connection on the south end of Building B from the proposed 6' sidewalk, along the east side of Building B, to the staff proposed 5' wide sidewalk on Naches Ave SW. This sidewalk connection shall be a minimum of 5' wide. b. Add a new 6" vertical curb (or if possible· reuse existing) and a new 5' wide sidewalk between the intersection of SW 27th St and Naches Ave SW up to the south end of the first project entry point on Naches Ave SW (approximately 365 feet). Approximately 5'-6" of right-of-way dedication along this stretch of Naches Ave SW will be required. c. Add a 5-foot sidewalk between the first and second project entry points on Naches Ave SW. The sidewalk shall be placed behind a minimum 5-foot wide landscape strip. Approximately 10'- 6" of right-of-way along Naches Ave SW will be required. d. Add a 6" vertical curb between the second and third project entry points on Naches Ave SW. Approximately 6" of right-of-way dedication along the west part of Naches Ave SW will be required. HEX REPORT WAlS-000076 City of Renton Department of Con LONGACRES BUSINESS CENTER Hearing Date: April 14, 2015 ity & Economic Development Site Plan Review LUA15-000076, ECF, SA-H, MOD Page 25 of 25 5. The applicant shall provide architectural details for the refuse and recyclable deposit areas that are consistent with the design of the primary structures. The deposit areas for Building A shall be modified in size in order to meet the minimum area requirements of the use. Building A shall have a recyclable deposit area that has a minimum area of 294 square feet and a refuse deposit area with a minimum area of 588 square feet. A revised trash enclosure detail(s), meeting the minimum size requirements and design details for each refuse and recycling area, shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 6. The applicant shall provide an off-site 12-inch water main extension from the existing 12-inch water stub located north of the intersection of SW 27th St and Naches Ave SW and extending northerly and easterly across the adjacent properties north of SW 27th St and connecting to the existing 12-inch water line in Oakesdale Ave SW. The applicant shall obtain the required easements, minimum 15' wide, from adjacent property owners for the off-site water main extension. The applicant shall also obtain all required permits or authorizations from Olympic Pipeline and from King County/Metro for any work conducted within the vicinity of their respective lines. 7. The applicant shall be required to submit a conceptual sign package which indicates the approximate location and size of all exterior building signage. Proposed signage shall be compatible with the building's architecture and exterior finishes. The conceptual sign package shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 8. The applicant shall provide a lighting plan which will adequately provide for public safety without casting excessive glare on adjacent properties at the time of building permit. The plan shall indicate the location of exterior/ornamental lighting to be attached to the building, and any surface parking lighting, including specifications of the light fixtures. The lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 9. The applicant shall provide a cross access agreement and/or a shared parking agreement if the development is divided into two or more separate lots. EXPIRATION PERIODS: Site Plan Approval expires two (2) years from the date of approval. An extension may be requested pursuant to RMC section 4-9-200. HEX REPORT LUA15-000076 1:t~~ l~,~j / EXHIBITS Project Name: Project Number: Longacres Business Center LUA15-000076, ECF, SA-H Date of Hearing Staff Contact Project Contact/Applicant Project location 4/14/2015 Clark H. Close Dave Williams SW Corner of SW 27th St & Associate Planner Ryan Companies US, Inc. Naches Ave SW The following exhibits were entered into the record: Exhibit 1: ERC Report Exhibit 2: Neighborhood Detail Map Exhibit 3: Site Plan Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: Exhibit 18: Exhibit 19: Exhibit 20: Exhibit 21: Exhibit 22: Exhibit 23: Exhibit 24: Exhibit 25: Exhibit 26: Exhibit 27: Exhibit 28: Exhibit 29: Exhibit 30: Exhibit 31: Existing Conditions Conceptual Landscape Plan Architectural Elevations and Renderings Floor Plans (AA2.l, AA2.2, AB2.l, AB2.2, and AA2.3) 1995 Effective FEMA Flood Insurance Rate Map General Utility Plan Grading Plan Geotechnical Study by Terra Associates, Inc. (dated January 26, 2015) Preliminary Drainage Report by WHPacific (prepared July 7, 2014; dated February 2015) Storm Drain Plan Traffic Impact Analysis by Transportation Engineering North West (dated February 4, 2015) Confirmation of Environmental Setting Report by Terracon Consultants, Inc. (dated February 5, 2015) Construction Mitigation Description Development Agreement (Recording no. 20030221002405) Strander Agreement (Recording no. 20060420001032) Strander Boulevard Typical Roadway Section Advisory Notes to Applicant Report to Hearing Examiner Notice of Application (dated February 17, 2015) Preliminary Drainage Report by WHPacific (revised date March 24, 2015) Request for Street Modification Improvements on Naches Ave NW (dated March 25, 2015) Boeing Longacres Property Second Amended Binding Site Plan (Rec. No. 20050504000673) Traffic Concurrency Test for Longacres Business Center: Lee Street Modification Memo: Lee Staff recommended street frontage design site plan Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Notice of Environmental Determination and Public Hearing Affidavit of Posting and Mailing ,.• I. ) r ·· .. City of , r ' DEPARTMENT OF COMI\ IITY AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST HEARING DATE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: April 14, 2015 Longacres Business Center Longacres Renton, LLC / 3900 E. Camel back Road, Suite 100 / Phoenix, AZ 85018 Molly Carson, Ryan Companies US, Inc./ 3900 E. Camel back Road, Suite 100 / Phoenix, AZ 85018 Dave Williams, Ryan Companies US, Inc./ 3900 E. Camel back Road, Suite 100 / Phoenix, AZ 85018 LUA15-000076, ECF, SA-H, MOD Clark H. Close, Associate Planner The applicant is requesting Hearing Examiner Site Plan Review, SEPA Environmental Review, and a Street Modification for two (2) standalone buildings totaling 250,825 square feet (SF). The vacant 11.8 acre site is located at the SW Corner of SW 27th St and Naches Ave SW. Building A is a three-story 146,910 SF general office use building and Building B is a two-story general office, laboratory, and warehouse space building. The two buildings will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. Site access will be served from SW 27th St and Naches Ave SW. The project site is located in the Employment Area Valley (EAV) land use designation and the Commercial Office (CO) zone. The site plan includes 790 parking stalls with a minimum 10-foot wide landscaped perimeter with up to 30 feet along SW 27th St with berming. The project site was included in the design of the existing storm drainage treatment system and the site contains High Seismic Hazards. Entire Document Available Upon Request Project Location Map HEX Report_LUAlS-000076 EXHIBIT 21 of NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NONSIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE DF NOTICE OF APPLICATION: LAND USE NUMBER: PROJECT NAME: February 17, 2015 LUAlS-000076, ECF, SA-H Longacres Business Center PROJECT DESCRIPTION: The applicant, Ryan Companies U.S. Inc., is requesting Hearing Examiner Site Plan Review and SEPA Environmental Review for two (2) standalone buildings totaling 250,825 square feet. The vacant 11.8 acre site, called Longacres Business Center, consists of five (5) parcels (APN 088670-0270, -0280, -0290, -0300, and - 0310) at the SW Corner of SW 27th St and Naches Ave SW. Building A is a three-story 146,910 SF general office use building and Building B is a two-story general office, laboratory, and warehouse space building. The two buildings will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. The site is part of the original 158 acres of property known as the longacres Office Park. Site access will be served through a single right in/right out only to SW 27th St, two entrances along Naches Ave SW, and a four off the existing cul-de-sac. The project site is located in the Employment Area Valley (EAV) land use designation and the Commercial Office (CO) zone. The site plan includes 790 parking stalls with a minimum 10-foot wide landscaped perimeter with up to 30 feet along SW 27th St with berming. The site contains High Seismic Hazards. The site is not in the 100-year flood zone and currently no wetlands, streams, lakes or critical habitats are identified on the property. There are nine (9) significant trees onsite and the applicant is not proposing to retain any trees. The applicant submitted a Geotechnical Study by Terra Associates, Inc. (dated January 26, 2015}; a Traffic Impact Analysis by Transportation Engineering Northwest {dated February 4, 2015); a Preliminary Drainage Report by WHPaciftc (dated July 7, 2014); and an Environmental Setting Report by Terracon Consultants, Inc. (dated February 5, 2015). The project site was included in the design of the existing storm drainage treatment system located across Naches Ave SW to the south and east of the project. PROJECT LOCATION: SW Corner of SW 27th St & Naches Ave SW OPTIONAL DETERMINATION OF NDN-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Nonsignificance-Mitigated (DNS-M). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: APPLICANT: PROJECT CDNTACT PERSON: February 12, 2015 February 17. 2015 Motly Carson, Ryan Companies US, Inc./ 3900 E. Camelback Road, Suite 100 / Phoenix, AZ 85018 Dave Williams, Ryan Companies US, Inc./ 3900 E. Camelback Road, Suite 100 / Phoenix, AZ 85018 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED-Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Longacres Business Center/LUA15-000076, ECF, SA-H NAME: _______ _ MAILING ADDRESS: ___ _ TELEPHONE NO.: ____ _ EXHIBIT 22 Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: "" of I J f' if 1r ,). -,I Environmental (SEPA} Review, Site Plan Review-Hearing Examiner Building, Construction, Sign, and Fire Permits Geotechnical Study, Traffic Impact Analysis, Preliminary Drainage Report, and Environmental Setting Report Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for April 14, 2015 before the Renton Hearing Examiner in Renton Council Chambers at 11:00 am on the 7th floor of Renton City Hall located at 10SS South Grady Way. The subject site is designated Employment Area Valley (EAV) on the City of Renton Comprehensive land Use Map and Commercial Office (CO) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-UOB; 4-4; 4-6- 060; 4-9-070 and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. • Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Terra Associates, Inc. (dated January 26, 2015). Comments on the above application must be submitted In writing to Clark H. Close, Associate Planner, CED-Planning Division, 1055 South Grady Way, Renton, WA 980S7, by 5:00 PM on March 3, 2015. This matter is also tentatively scheduled for a public hearing on April 14, 2015, at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. Following the issuance of the SEPA Determination, you may still appear at the hearing and present your comments regarding the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED -Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Longacres Business Center/LUAlS-000076, ECF, SA~H NAME=--------------------------------------- MAILING ADDRESS, ________________ CITY/STATE/ZIP,----------- TELEPHONE NO.c _____________ _ CONTACT PERSON: Clark H. Close, Associate Planner; Tel: (42S) 430-7289; Email: cclose@rentonwa.gov I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I DRAINAGE REPORT Longacres Business Center Site Location: The site is located on the west side of Naches Avenue S. W. south of 5. W.27'" St. (Strander Blvd.} Renton, Washington Prepared by: WHPacific 12100 NE 195th Street, Suite 300 Bothell, WA 98011 (425) 951-4800 Project Manager, Ted Everage PE 425-951-4887 teverage@whpacific.com Entire Document Available Upon Request Prepared: March 24, 2015 EXHIBIT 23 RECEIVED MAR 2 6 2015 CITY OF RENTON PLANNING DIVISION ii l I! 11 ' ,, I WWW.RYANCOMPANIES.COM March 25, 2015 Mr. Steve Lee Development Engineer Manager City of Renton 1055 S Grady Way, 6'' Floor Renton, WA 98057 ( 425) 430 7299 RYAN COMPANIES US, INC. 3900 East Camelback Road, Suite 100 Phoenix, A:z 85018-2653 602-322-6100 tel 602-322-6300 fax iYAH' Re: Longacres Business Center: Request for Modification in Street Improvements on Naches Avenue NW, within the Longacres Area Mr. Lee, By way of this letter I am requesting a modification of the street frontage improvements as outlined RMC 4-6-060F.2.d, along Naches Road SW (right-of-way width 60 feet, pavement width of 40 feet, sidewalks width of 5 feet). At our Pre Application meeting January 2015, no mention of improvements to Naches Ave SW were communicated. The current state of Naches Ave SW is consistent with the requirements for the Longacres area. In lieu of the above, we propose constructing a five foot sidewalk and five foot landscaping buffer from the NE corner of SW 27" St (Strander Blvd) along Naches Avenue SW until the project entry. This will encourage/create a safe and aesthetically pleasing pedestrian access/activity to Longacres Business Center's main entrance as well as discourage pedestrian traffic at the secondary, or truck loading entrance. Please contact me with any questions. Regards, RYAN COMPANIES US, INC. Molly Ryan Carson Vice President of Development (602) 677-4251 Attachments: Variance Application Vicinity Map Site Plan illustrating requested modification EXHIBIT 24 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT r r Print form of RIGHT OF WAY USE I DEFERRAL I WAIVER I VARIANCE I FEE IN LIEU APPLICATION Planning Division I Development Engineering Section 1055 S Grady Way-Renton, WA 98057 Phone: (425) 430-7200 I Fax: (425) 430-7231 Project Name: Longacres Business Center Site Address: SW 27th Avenue and Naches Avenue SW Renton WA, 98057 Legal Description of Property: Aportlono1thaNW 1/4 and NE 1/4, S9Cllon 25, Tawnship23North, AIU')l184 Eu!, W.M .. Citv ot Renton. CouotyofKing, S,ateofWashlngtOO Include King County Assessors Parcel No: 0886700300, 0886700280, 0886700270, 0886700290, 0886700310 Applicant: Molly Ryan Carson, Ryan Companies US, Inc. Phone: 602-322-6140 Cell: 602-677-4251 Business Address: 3900 E Camelback Road Ste. 100 City/State: Phoenix, AZ Attach a letter of request with this application, stating in detail: 1. Applicable City Code and Sub-ordinance 2. Items and quantities involved 3. Justification for request 4. Amount of time requested 5. Provide a vicinity map (8 }I'' x 11") 6. Provide a drawing of the site (8 }I'' x 11") Mail or drop off the completed application and map/drawing to: Steve Lee, Development Engineering Manager City of Renton 1055 S Grady Way, 6'h Floor Renton, WA 98057 (425) 430-7299 Zip: 85018 Completed applications will be reviewed and a written determination issued approximately 3-4 weeks from date of receipt of application. You will be contacted if the application is incomplete or if additional information is required. Applicant's Signature For City Use Only Deferral D New Offsite Onsite D Excess Right of Way D Extension 3-24-2015 Date Variance D New D Extension D Underground D Driveway D Slopes D Noise D Fee In Lieu D Waiver H:\CED\Data\Forms-Templates\Self-Help Handouts\Public Works\ROWandDeferral.docx 08/14 Reset Form ,. -• • ' ' ' •··1 T~KWILA ! RENTON -------· ----1 ! ! I ' . L. i ....... -... --- • I • I • I • I • -, I • I . I . I . I . I • I • I • I . SW 27th St. (Strander Blvd) NEIGHBORHOOD DETAIL MAP O' 50' 100' 200' NORTH ' 1j '.I ,I j, I I, I ,)\ ,,,\ SITE NOTES fl<&\llfi RFQ\lffiQITI ~ ..... --·------------ ----·--·-""""-------.,.. .... -~ I •'f'SC'ff '!WlfilLJH15 -----~ --..-on :="'---_, __ "' Im) -,~ " <!Ill : ,..,.. .. _ -~· -· ,,..,,,.,IGI) ....,,.l»l I ~ COLLINS m "' 3: )> z, .., ___ .,,...,, -----··-··-., __ _ LONGACFES BUSINESS CENTER 'IIWZ7THBT.I. PUrQB AYE fl# ~·· • - ~ ---!'_"'.~~UIN-~ ------ --·---. ---- ........... ,_ """--"' Al.1 --- First American Title 2. 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' ~.! :~ DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM April 6, 2015 Clark H. Close, Associate Planner Steve Lee, Development Engineering Manager 71Z=---- Traffic Concurrency Test -Longacres Business Center; File No. LUAlS-000076, ECF, SA-H, MOD Longacres Business Center is requesting Hearing Examiner Site Plan Review, SEPA Environmental Review, and a Street M_odification for two (2) standalone buildings totaling 250,825 square feet (SF}. The vacant 11.8 acre site is located at the SW Corner of SW 27th St and Naches Ave SW. Building A is a three-story 146,910 SF general office use building and Building B is a two-story general office, laboratory, and warehouse space building. The two buildings will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. Site access will be served from SW 27th St and Naches Ave SW. The site plan includes 790 parking stalls. The proposal includes four (4) separate access driveways from both SW 27th St and Naches Ave SW. The site access driveway on SW 27th St is restricted to right-in, right-out only. The remaining three (3) driveways are from Naches Ave SW. Truck ingress/egress will be provided at the southernmost access at the existing cul-de-sac. The Traffic Impact Analysis was completed by TENW (dated February 4, 2015; Exhibit 14). The memorandum included information that the proposed project is estimated to generate a total of 2,498 new weekday daily trips with 349 new trips occurring during the weekday AM peak hour (307 entering, 42 exiting), arid 334 new trips occurring during the weekday PM peak hour (57 entering, 277 existing). Based on the results of a traffic operations analysis at two (2) off- site study intersections (SW 27th St and Naches Ave SW /SW 27th St and Oakesdale Ave SW), the study intersections currently operate at LOS A and B, and are expected to continue to operate at LOS A and B in 2017 with or without the proposed project. The results of the site EXHIBIT 26 Transportation Concurrency Test -Longacres Business Center Page 2 of 3 April 6, 2015 access operation analysis show that the movements exiting the site at all four driveways are expected to operate at LOS A in 2017 with the proposed project and no significant adverse transportation impacts are anticipated with the proposed Longacres Business Center development. The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Evaluation of Test Criteria Implementation of citywide Transportation Plan: As shown on the attached citywide traffic concurrency summary, the city's investment in completion of the forecast traffic improvements are at 130% of the scheduled expenditure through 2013. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2014 is 93,185 trips, which provides sufficient capacity to accommodate the 2,498 additional trips from this project. A resulting 90,687 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for each new building. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the plat prior to recording. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: Transportation Concurrency Test-LDngacres Business Center Page 3 of 3 ~ A1 _ April 6, 2015 ;YT'~ 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page Xl-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements. Denis Law Mayor April 7, 2015 Ms. Molly Ryan Carson Ryan Companies US, Inc. 3900 East Camelback Road, Suite 100 Phoenix, AZ 85018-2653 • --6 Cityof. L~Mtruo t Community & Economic Development Department C.E. "Chip" Vincent, Administrator RE: Street Modification Request -for Naches Avenue NW within the Longacres area File No. LUAlS-000076, ECF, SA-H, MOD Dear Ms. Ryan: The City of Renton has reviewed your street modification request to deviate from the normal code required street frontage improvements associated with your proposed project. Per RMC 4-6-060 for commercial and industrial zoned areas, the proposed project would normally be required to provide 8 feet of landscape width, 6 feet of sidewalk, curb and gutter, and provide a ROW width of 69-feet for two lane roads. Your modification request, dated March 25, 2015, is requesting the street frontage improvements along Naches Avenue NW from the intersection of SW 27'h Street and Naches Avenue SW to the first Naches Avenue SW driveway from the intersection be limited to a 5-foot sidewalk and 5-foot landscape buffer without any pedestrian connectivity south of the driveway. The City of Renton is in support of the 5-foot sidewalk and 5-foot landscape proposed modification subject to the following condition. Provide the 5-foot sidewalk and 5-foot landscape strip extension along Naches Avenue SW from the first driveway to the second driveway located to the southeast of Building B. This extension would allow truck drivers and workers in the southeast portion of Building Ba safe pedestrian connection to cross the parking area and access the public ROW sidewalk along Naches Avenue SW. In summary, staff supports the request to modify from the required standards in accordance with criteria in RMC 4-9-250D, on the condition that the 5-foot sidewalk and 5-foot landscape strip be extended to the second driveway along Naches. If you have further questions regarding street improvements for this project, please contact Clark Close at 425-430-7289 or cclose@rentonwa.gov. Sincerely, , . .<" -;/ /?~ . ~1'1:: -7 Steve Ting Lee, P.E. Development Engineering Manager Cc: C.E. "Chip" Vincent, CEO Administrator Jennifer Henning 1 Planning Director Clark Close, Associate Planner Vicki Grover, Civil Engineer II Renton City Hall • 1055 South EXHIBIT 27 wa.gov ~ !!!l _, . I! --' o I! WOERMAN IL, u ' ! ! i Li iP .d I I - I 11 I . ' . ! ! ~ ~ ! ! I I I I I !11 I i ' ' I ! I H,f 1 ' ' I ! ' . I ' I ! ' . .M'O"'M OVOllllV)I ilil VJ.NVSMIHH!'MON NOJ.DNrnme ------- --~~~--~~----~- I~ 1 I" I " s i > ' ) ' ! ! I i ~ ~ <( (~! ] ~-I"~ c;;,._ I I I A 00 N I- ~ i::a ~ ::c >< w DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUAlS-000076 ECF, SA-H Molly Carson, Ryan Companies US, Inc. Longacres Business Center PROJECT DESCRIPTION: The applicant, Ryan Companies U.S. Inc., is requesting Hearing Examiner Site Plan Review and SEPA Environmental Review for two (2) standalone buildings totaling 250,825 square feet. The vacant 11.8 acre site, called Longacres Business Center, consists of five {5) parcels (APN 088670-0270, -0280, -0290, -0300, and -0310) at the SW Corner of SW 27th St and Naches Ave SW. Building A is a three-story 146,910 SF general office use building and Building B is a two-story general office, laboratory, and warehouse space building. The two buildings will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. The site is part of the original 158 acres of property known as the Longacres Office Park. Site access will be served through a single right in/right out only to SW 27th St, two entrances along Naches Ave SW, and a fourth off the existing cul-de-sac. The project site is located in the Employment Area Valley (EAV) land use designation and the Commercial Office (CO) zone. The site plan includes 790 parking stalls with a minimum 10-foot wide landscaped perimeter with up to 30 feet along SW 27th St with berming. The site contains High Seismic Hazards. The site is not in the 100- year flood zone and currently no wetlands, streams, lakes or critical habitats are identified on the property. The applicant is proposing to strip the site of all vegetation. One of the original nine (9) trees, on or near the southwest property line, was identified on the landscaping plan as being retained. The site will be replanted with 158 deciduous street trees and 71 evergreen trees. The applicant submitted a Geotechnical Study by Terra Associates, Inc. (dated January 26, 2015); a Traffic Impact Analysis by Transportation Engineering Northwest (dated February 4, 2015); a Preliminary Drainage Report by WHPacific (dated July 7, 2014); and an Environmental Setting Report by Terracon Consultants, Inc. (dated February 5, 2015). The project site was included in the design of the existing storm drainage treatment system located across Naches Ave SW to the south and east of the project. PROJECT LOCATION: SW Corner of Naches Ave SW & SW 27" St LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 10, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: March 27, 2015 March 23, 2015 EXHIBIT 29 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SIGNATURES: ;j·~V- Terry Higashiyama, Administrator Community Services Department Date /, Fire & Emergency Services ' i C.E. "Chip" Vincent, Administrator Department of Community & Economic Development -~pi;{;- Date 3/2.3 fir I I Dale DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUAlS-000076, ECF, SA-H Dave Williams, Ryan Companies US, Inc. Longacres Business Center The applicant, Ryan Companies U.S. Inc., is requesting Hearing Examiner Site Plan Review, SEPA Environmental Review, and a Street Modification for two (2) standalone buildings totaling 250,825 square feet. The vacant 11.8 acre site, called Longacres Business Center, consists of five (5) parcels (APN 088670-0270, -0280, -0290, -0300, and -0310) at the SW Corner of SW 27th St and Naches Ave SW. Building A is a three-story 146,910 SF general office use building and Building B is a two-story general office, laboratory, and warehouse space building. The two buildings will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. The site is part of the original 158 acres of property known as the Longacres Office Park. Site access will be served through a single right in/right out only to SW 27th St, two entrances along Naches Ave SW, and a fourth off the existing cul-de-sac. The project site is located in the Employment Area Valley (EAV) land use designation and the Commercial Office (CO) zone. The site plan includes 790 parking stalls with a minimum 10-foot wide landscaped perimeter with up to 30 feet along SW 27th St with berming. The site contains High Seismic Hazards. The site is not in the 100-year flood zone and currently no wetlands, streams, lakes or critical habitats are identified on the property. The applicant is proposing to strip the site of all vegetation. One of the original nine (9) trees, on or near the southwest property line, was identified on the landscaping plan as being retained. The site will be replanted with 158 deciduous street trees and 71 evergreen trees. The applicant submitted a Geotechnical Study by Terra Associates, Inc. (dated January 26, 2015); a Traffic Impact Analysis by Transportation Engineering Northwest (dated February 4, 2015); a Preliminary Drainage Report by WHPacific (dated July 7, 2014); and an Environmental Setting Report by Terracon Consultants, Inc. {dated February 5, 2015). The project site was included in the design of the existing storm drainage treatment system located across Naches Ave SW to the south and east of the project. PROJECT LOCATION: LEAD AGENCY: SW Corner of SW 27th St and Naches Ave SW (Approximately at 2715 Naches Ave SW) The City of Renton Department of Community & Economic Development Planning Division Page 1 of 6 MITIGATION MEASURES: 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015). 2. The applicant shall provide street frontage improvements on the south side of SW 27th Street (Stander Blvd) right-of-way. Street improvements shall include a six-foot planter strip followed by a six-foot concrete sidewalk. The street frontage right-of-way improvements shall begin at the southwest intersection of SW 27th Street and Naches Ave SW and continue west towards Burlington Northern Railroad for a total distance of 360 feet beyond the existing intersection centerline or until the easterly limits of the existing fire hydrant located approximately 65 feet west of the proposed driveway access on SW 27th Street. 3. The applicant shall provide a minimum 30-foot wide landscaped buffer with a berm along SW 27th Street. The 30-foot landscape berm shall begin measuring from behind the required six-foot sidewalk. The width of the buffer may be reduced to no less than 15 feet near the existing retaining wall at the northwest property line. 4. The applicant shall be subject to independent secondary peer review of the submitted Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015) for the proposed surcharging to obtain the desired net allowable bearing capacity for the conventional spread footing design of the two-story building. The secondary review shall be at the expense of the applicant. The applicant may forgo secondary review should they choose an alternate ground improvement technique, such as vibrated stone columns or aggregate rammed piers, due to the site's high seismic hazards. AOIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they ore not subject to the appeal process for the land use actions. Plan -Planning Revie_w _______ _ I Englneerlng_Revit!w_C_o_m_m_e_n_t_s ____ V_i_cki Grover _I_ 425-430-7291 I vgrover@rentonwa.gov Recommendations: • Grading plan needs to show existing contours, proposed contours and some spot elevations. • Include the required 12 inch water main connection to the City's water main in Oakesdale Ave. SW. This is a requirement to achieve the necessary fire flow for the development. The location shown within SW 27th Street is not allowed. Street frontage improvements are required based on the Strander Blvd Typical Roadway Secti<lrl provided in the Pre-App. ERC Mitigation Measures :wd Advisory Notes Page 2 of 6 Engineering Review Comments Vicki Grover I 425-430-7291 I vgrover@rentonwa.gov • The geotech is recommending surcharging the site. Is this a possibility? If so what will the building foundations be? If not what building foundations will be proposed? • Reference the storm water manual that you are designing to in the TIR. • See Pg. 4.3.4-15 in Chapter 4 of the 1990 KCSWDM for the peak rate runoff to be used for the Uniform Flow Analysis Method and the Backwater Analysis Method for pipe sizing. • Include the core requirements 1-7 and the special requirements 1-8 in Chapter 1 of the 1990 KCSWDM. f Fire Review -Building Comments Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov I Recommendations: Environmental l~pact Comments: 1. Fire impact fees are applicable at the rate of $0.14 per square foot of commercial office/laboratory space and $0.08 per square foot of industrial/manufacturing space. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 5,250 gpm. A minimum of one hydrant is required within 150 feet of each structure and five additional hydrants are required within 300 feet of each structure. Applicant shall also meet maximum hydrant spacing of 600 feet on center'. A looped water main is required to be , installed around the buildings. Due to existing dead end mains feeding this area, it appears adequate fire I flow is not available in this area. Further off site water main loops are required to provide adequate fire I flow. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 3. Fire department apparatus access roadways are required within 150 feet of all points on the building. Fire lane signage required for the onsite roadway. Required turning radius are 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide. Roadways shall support a minimum I of a 30 ton vehicle and 322 psi point loading. I 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. ' S. All medical office buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40 inch by 84 inch stretcher. 6. The buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. ' 7. Applicant shall provide a completed Hazardous Material Inventory Statement prior to building I : perrri_~-~~~"~"n"ce_. Use of City of Renton f~rE''-~rapproved equivalenti~r~qufre_d_·~~~~-""_J ERC M'itigat1on Measures and /.1.dvisory Notes Page 3 of 6 Planning Review Comments Clark Close I 425-430-7289 I cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays is by permission only. No work is permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. I Police Review Comm~_n_t_s ______ C~y_n_d_ie_P_a_r_k_s ~I _4_2_5 __ -4_3_0_-7_5_2_1~1 ~cp~a_r_k_s@~re_n_t_o_n_w_a~.g~o_v""'"] i I Recommendations: 258 CFS Estimated Annually I POLICE RELATED COMMENTS To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should I be kept locked when not in use, and should also have a heavy duty deadbolt installed with no less than a I 11/2" throw when bolted. I Glass windows in the trailer should be shatter resistant. I also recommend the business post the appropriate "No Trespassing" signs on the property while it's under construction. This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. Due to the isolated location of this site, the use of private security personnel to patrol the site during the hours of darkness is recommended. All exterior doors should be made of solid metal or metal over wood, with heavy duty deadbolt locks, latch guards or pry resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing, as these areas could be vulnerable to crime due to the lack of natural surveillance by _pu~iness customers or emplo_y~-~~~'.-----~~ ________ _ E.RC Mitigation Measures and ,'\dvisory Notes Page 4 of 6 Police Review Comments Cyndie Parks I 425-430· 7521 I cparks@rentonwa.gov It is recommended that the commercial areas be monitored with recorded security alarm systems installed. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to patrol the property during those times. It is important to direct all foot traffic towards the ma,n entrance of the buildings. Any alternative employee entrances should have controlled access doors to prevent trespassing. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for both employees and customers. Both structures should have building numbers clearly posted with numbers at least 12" in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility-not too dense and not too high. Too much landscaping will make customers and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary. With the expanse of land surrounding this site, there is also the possibility of attracting transients to this area. It's important to keep the dumpster areas located within a housing and locked when not in use. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a I security survey of the premises once construction is complete. Contact Holly Trader, 425.430.7519 when ~would like to make an appointment _ -·--------------' ' Technical Services Comments Bob Mac Onie I 425-430-7369 I bmaconie@rentonwa.gov I Recommendations: Short Plat: Bob Mac Onie 02/19/2015 1 This project requires a Lot Combination into a single lot or a lot line adjustment such that the required i parking is on the same lot as each structure. ' Com_m~l'li_ty Services Comments Leslie Betlach I 425-430-6619 I 1betlach@rentonwa.gov Recommendations: A. A sidewalk was recently constructed on the north side of SW 27th Street. The sidewalk is to serve both pedestrians and bicyclists until a separated multi-use trail is constructed. The City recommends a crosswalk crossing from the south side of SW 27th Street to the north side for connectivity. 8. There are no impacts to parks. C. Street trees· On SW 27th Street 1. At the SW corner of 27th/Naches is a stop sign and street light. The first tree shall be planted 40 feet from the stop sign. 2. Do not plant closer than 30 feet from street lights. 3. Too many street trees shown. Spacing shall be 1 tree every 50 feet and not closer (equal to 6 trees total). 4. Maintain a minimum distance of 6 feet to a fire hydrant. 5. Apply similar treatment to area from last westerly tree shown to the west property line. 6. Add sidewalk between planting strip and property line. --·-·---·-------------------··-·-·-------·-·-----·-·-·------·-·-··--·------------~ ERC Mitigation Measures and Advisory Notes Page 5 ot 6 Community Services Comments Leslie Betlach I 425-430-6619 I lbetlach@rentonwa.gov On Naches Ave SW 7. Show only 14 street trees (currently shows too many trees). One tree every SO feet of frontage. 8. Eliminate street tree at mid-entrance to plot · south tree. 9. Cul-de-Sac Street (Naches Ave SW) 10. Show only 5 street trees. 11. Species Selection for street trees 12. Do not use Quercus robur, other oak species of any nut producing trees. 13. Tilia cordata 'Greenspire' is a poor cultivar, do not use and select other cultivar or species. ERC Mitigatlon Measures and Advisory Nores Page 6 of 6 OF ENVIRONMENTAL DETERMINATION ANO PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE • MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: LOCATION: longacres Business Center LUAlS-000076, ECF, SA·H SW Corner of SW 27th St and Naches Ave SW {Apprmcimately at 271S Naches Ave SW) DESCRIPTION: The applicant, Ryan Companies U.S. Inc., is requesting Hearing Examiner Site Plan Review, S.EPA Environmental Review, and a street modifif:ation in order to construct two {21 standalone buildings totaling 250,825 square feet. The vacant 11.8 acre site, called Longacres Business Center, consists of five {5} parcels (APN 088670-0270, --0280, -0290, -0300, and -0310), Building A is a three-stnry 146,910 SF general office use building and Building B is a two-story general office, laboratory, and warehouse space building. The two buildings will incorporate tilt•up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. The site is part of the original 158 acres of property known as the longacres Office Park. Site aecess will be served through a single right in/right out only to SW 27th St, two entrances along Nathes Ave SW, and a fourth off the existing c1.1l·de•sac:. The project site is located in the Employment Area Valley {EAV) land 1.1se designation and the Commerdal Office (C0) 2one. The site plan includes 790 surface parking stalls with a minimum 10-foot wide landscaped perimeter witl\ up to 30 feet <3;[ong SW 27th St with berming. The site rnntains High Seismic Hazards. The site is not in the 100-.year flood zone and currently no wetlands, streams, lakes or critical habitats are identified on the property. The applitant is proposing to strip the site of all vegetation. One of the original nine (9) trees, on or near the southwest property One, was identified on the landscaping plan as being retained. The site wlll be replanted with 158 deciduous street trees and 71 evergreen trees. The applicant submitted a Geotechnlcal Study by Terra Associates, Inc. (dated January 26, 2015); a Traffic Impact Analysis by Transportation Engineering Northwest (dated February 4, 2015); a Preliminary Drainage Report by WHPadflc (dated July 7, 2014); and an Environmental Settinlil Report by Terraeon Consultants, Inc. (dated February 5, 2015). The project site was included in the design of the e~isting storm drainage treatment system located across Naches Ave SW to the south and east of the project. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 10, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425} 430*6510. A PUBLIC HEARING Will BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR Of CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON APRIL 14, 2015 AT 11;00 AM TO CONSIDER THE SITE PLAN REVIEW. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL Will BE HEARD AS PART OF THIS PUBLIC HEARING. I PLEASE INCLUDE THE PR EXHIBIT 30 R FILE IDENTIFICATION. I N OTl~e---" --~ -~~ '-----'---~ OF WVIRONMENTALOETE"RMJNATION ANO PU6UC HEARING '~SUAN(E Of~ t:8ERMINAT10N Of ti;ONSIGNlfl(ANCE. M!T!GATEO ICN'i·MI ,~s,rn 10 "-OT,F'f ,i,,,~c,r,;() !•fO'>-O"S c;: A" SWISOtJ\i\''<Hl. ,crr.:N ,SOifCT~~M!: '"""n ~UM!P: ,onnO'I", ''"'"'""!"""""c..,, ... ,c~=r.:wi. ,a. SA->! PLEAS[ INC"LUOE fHf PIIOJ£CTNUMS£1t WHEN CAWNG FOR PllOPER Fil.£ /OE/iTlf1CATION. CERTIFICATION 1, {,Lj£t,7.-!"-µ. C,vsf hereby certify that '3 copies of the above document were posted in____}__ conspicuous places or nearby the described property on Date:_""-3_,_/ _'.2._r__,/_1-"-':, _____ _ STATE OF WASHINGTON 55 COUNTY OF KING I certify that I know or have satisfactory evidence that ,__-:_ ·-" \ . C\cs•' signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. >.\.\\\\\\\\11, "/ Dat~"' '~ -11 1, l. ,N f ____ .:_/1..;,._~-:t/---1~=-.Jcv::c·/v~-L----------- .$ -l \2~)!;; ~1 I { d f ::-.;;-,""""""''' ·'5' '· Notary P lie in an for the State o Wash·ington -' ~-O,li tt,-.:·111 "'J ._; 0~ _;;;~~\ ~~,~ /. -'J"';? Alf -&,.t;,F i, ·: '-n, o' J-"' \ '< -;_,_ ,.4',", ~ "-__ , __ -:,,-_'.' ~ Notary (Print): ___ _1·j='+--1'..::' '-""-"':..··_,_, ________ _ · J : My appointment expires: ___ 1 _,,_;:A:i._-ui<.,;,i..J.''" 1 , ,-~·_,_;_"_' .:-;.1.'{,,...' -')"-' -"'C_,_i..,t ____ _ EXHIBIT 31 Denis Law Mayor April 7, 2015 Ms. Molly Ryan Carson Ryan Companies US, Inc. 3900 East Camelback Road, Suite 100 Phoenix, AZ. 85018-2653 ·-----.. r,,, j City oL L~lf®J]! Community & Economic Development Department C.E."C hip"Vincent, Administrator RE: Street Modification Request -for Naches Avenue NW within the Longacres area File No. LUAlS-000076, ECF, SA-H, MOO Dear Ms. Ryan: The City of Renton has reviewed your street modification request to deviate from the normal code required street frontage improvements associated with your proposed project. Per RMC 4-6-060 for commercial and industrial zoned areas, the proposed project would normally be required to provide 8 feet of landscape width, 6 feet of sidewalk, curb and gutter, and provide a ROW width of 69-feet for two lane roads. Your modification request, dated March 25, 2015, is requesting the street frontage improvements along Naches Avenue NW from the intersection of SW 27"' Street and Naches Avenue SW to the first Naches Avenue SW driveway from the intersection be limited to a 5-foot sidewalk and 5-foot landscape buffer without any pedestrian connectivity south of the driveway. The City of Renton is in support of the 5-foot sidewalk and 5-foot landscape proposed modification subject to the following condition. Provide the 5-foot sidewalk and 5-foot landscape strip extension along Naches Avenue SW from the first driveway to the second driveway located to the southeast of Building B. This extension would allow truck drivers and workers in the southeast portion of Building Ba safe pedestrian connection to cross the parking area and access the public ROW sidewalk along Naches Avenue SW. In summary, staff supports the request to modify from the required standards in accordance with criteria in RMC 4-9-2500, on the condition that the 5-foot sidewalk and 5-foot landscape strip be extended to the second driveway along Naches. If you have further questions regarding street improvements for this project, please contact Clark Close at 425-430-7289 or cclose@rentonwa.gov. Sincerely, , ... J t L, .... ... ,' ( -;, --... ·-7, Steve Ting Lee, P.E. Development Engineering Manager Cc: C.E. "Chip" Vincent, CED Administrator Jennifer Henning, Planning Director Clark Close, Associate Planner Vicki Grover, Civil Engineer II Renton City Hall , 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov Department of Com, 1ity and of Economic Development NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance Mitigated (DNS-M) for the following project under the authority of the Renton municipal code. Longacres Business Center LUA15-000076 Location: SW Corner of Naches Ave SW & SW 27th St. SW Corner of SW 27th St and Naches Ave SW. The applicant is requesting Hearing Examiner Site Plan Review, Environmental Review, and a Street Modification in order to construct two standalone buildings totaling 250,825 SF. Building A is a three-story general office use building and Building Bis a two-story general office, laboratory, and warehouse space building. Access will be served from SW 27th St and Naches Ave SW. The project site is located in the Commercial Office (CO) zone. The site plan includes 790 parking stalls. The project site was included in the design of the existing storm drainage treatment system and the site contains High Seismic Hazards. Appeals of the DNS-M must be filed in writing on or before 5:00 p.m. on April 10, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner c/o City Clerk, City of Renton, 1055 S Grady Way, Renton, WA 98057. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, 425-430-6510. A Public Hearing will be held by the Hearing Examiner in the Council Chambers, City Hall, on April 14, 2015 at 11:00 am to consider the submitted application. If the DNS-M is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: March 27, 2015 --~'..~----:~-'.J NOTICE OF ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE 01 A D£TERMINAT10N OF NONSIGNJFICANCE. MITIGATED (DNS-MJ POSTED TO NOTIF'I INTEREffiD PERSclNS QI' AN ENVIRONMENULACTION ?OOJECTNJIMi: P~CHiCT~UMaElt: LOU.nCN: lo,-..cruBu$lrl.,..C0•1., LUA1S-OOOD7&, ECl',lA-1'1 , .. t....,,orswm•-"'•M-..AwSW(-.,......,...,.,11 11 "......, .... SWI ~i::,.C::':.:...~~m ... :;;"~::': u.~ rr.c..,. ,o,i_... ...-. --Pion-· ,qu.,.!Ht.TTlo-,,0111.J..nlilo,ffilN,-.. M "'canr.'°""""'"""l>!~-i><Jllll~1 ....... Ull,l25 -<l>,O. .(l]OII, Ind -4Jl0~ a..lfiot A ,, a , • ........, "''":'Sf ..,..:... co:::~""".!.:;:: '::":"'7<1, ...... ::~'!=::::"',.:,:..:,;::..-;:.:.."".=:.:.::. ............. --. .. ,......., ...!...: =~ 0!111<,o,r,p,o1151.,.•olpro_,._. .. ,,....,.,.__ hoithlflln>!IINY .. ,..,...,.lll'H<.Tllo,...,..,.rt Jo/rflnlCIUl .... lo5Wl'JU,st, .... ......_.....,._,_,,..,::::.:..i."":':'ttw""'lbo_...._,~ .... - •II0"'1odlntllo(fflplo ..... ot .... Vlllr/(IA\1--d...-.... l ... _""':..~"'""'-,b 1,<1odH>M .. -P1rklotl-"""'•"'"'"""m10-rNo_.........,... a,J-.TIMl~io, .... '"'1hbl"""'f.Thosl10 .. _HllhSalanlCKu __ ..... _ ... , ... ,:-: .... lD-..... Q!l7'1hS, ,,,.,.,~ 1-or<rltlcal blol ....... , ... tifleolon 1lloo-1',, Tllo..,._,."'°"*":;:."'!. <llnWllly ..,_...., o .. 011hoon-F>IM(IJ-ono,n,.-lho __ ....,___ I ..... ., .. .........., ,.,-.Thodro..Ubo"...,tldwllh...,,,_...,.._....,, ... 7:1 _,_ onlho -i--.,,..,ubana ;:-opplanttubt,ottado-dlnlcalSb,di,J>rrio""-... .... l-l«!uoryllli,JIQJt•T-lmpaa_ ... l~~:"' ... :::::e~==::~~ ... ---luly,, ~=-i;.:.•doolpol,...,.....,>1.,..dnlup" ___ ,.. __ •~=~,!.::" ... ~== THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE IERC) HAS OETE!IMINEO THAT THE PffO 0 ACTION liAS Pl!OeA&E SIGNIFICANT IMPACTS THAT CAN 8f MITIGATED THROUGH M/TIGATION MEASU~ Appe• of the en'llrarent!M>i dlltrmlru,Uon must be fllM In -"'I on or-,. S:00 p.m, on April 10. lDlS, toplher with the l"fl!UIN,I re. with, HHrl"f Euminer otr o1 Rmton 1055 Salltll Grady ffenlDII, WA imn. AfllJHIJ to lh• fnrnl1>11r ,n JQVerMd trJ Oty of AMC, 4-1-110 ind lntor,,..~: ropr,n,,1 th• •ppeol pn,c;es m.-, be obbitn..a from dlo-•-oty Otrl(, offlc., (4U) 430-6510. A PUBLIC HEARING WIU BE HEW BY THE RENTON HEARING EXA~NER AT HIS REGUlAII MEETING IN THE COUNQL CHAMBERS ON TiiE 7TH fLOOA OF QTY HAU. 105S SOUTH GRADY WAY, AfNTON, WASHIN6TON ON APfllL i., 2015 AT U:00 AM TO CONSIDER TllE me Pl.AN REVIEW. IF THE ENVIAONMENTA~ DffiAMINATICN ISA~EAlED. TliE .o.pPEAL WIU e.E HEARD AS PART Of THIS PUBUC HEARING. 1if tl FOR FURTHER INFORMATIONJ PLEA5.E CONTACT THE 0TY OF RENTON OEPARTMEITT O~ COMMUNITY & cCONOMIC DEVELOPMENT AT!425) 430-"noo 00 NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION I Pl.fASE INCLUDE THE PROJECT NUMBER WHEN CAWNG fOR PROPER FILE: IDENTIFICATION. I CERTIFICATION I, l,U'.W'-1<'.-µ. 0U)s--f , hereby certify that '3 copies of the above document were posted in _2-conspicuous places or nearby the described property on Date:_3::::....t.../ 2_r--'--'-/--"l';,ce..----- ST A TE OF WASHINGTON 55 COUNTY OF KING Signed: /JY~IJ.if~ I certify that I know or have satisfactory evidence that C.. \._,.1, \\. Ck,.,., signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. 11. Notary P lie in and for the State of Washington Notary (Print): 1-1 f~ :E My appointment exp ires:====-"'':•+-~"', ii,-..,_;-Q=·~ .~::·:·~:i:(,,=-~:9:;::):c:,_1-· ,:========= On the 26 day of March, 2015, I deposited in the mails of the United States, a sealed envelope containing SEPA Determination and Notice documents. This information was sent to: Agencies See Attached Dave Williams, Ryan Companies US, Inc. Applicant Mark Clement, The Boeing Company Owner Parties of Record See attached ''""''"" ""'"'"'' 8 ~ ~j)O. ('.-,,__ ' = '"" . STATE OF WASHINGTO ) ,/'''\_ '{ PQl-v. l ss .-o~~ ""'••, (;,._ _ . ..f, ....... .'l.!,, ~ COUNTY OF KING ) ' t"' oT"• 1 \Sl lcertifythatlknoworhavesatisfactoryevidencethat '\n,,,,~0-C ,ohe, c~ • ~(' :-•; i} signed this instrument and acknowledged it to be his/her/their free and voluntary act for th~,,~\,~~# mentioned in the instrument. ', • ~ ~ ... .._.-~r., Dated: '.YY)a•vh · l /. 2,015 I ' ':'°.,..WAS~~ 1,. ' t ry Public in and for the State of Washington Notary (Print): ____ __;ll"'c"'I,~,., \I--______ T""c"--_':..::-~cc·2"-rS"'------------ My appointment expires: ) ,\ ' ""·r ·1 '· /-, -. / ''\:\ Cc',-r c,_" I :;,_v -,- Longacres Business Center LUAlS-000076, ECF, SA-H template ~ affidavit of service by malling Dept. of Ecology ** Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 us Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-37S5 Seattle, WA 98124 Boyd Powers *** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Timothy C. Croll, Attn: SEPA Responsible Official 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETIER MAILING (ERC DETERMINATIONS) Dept. of Ecology " Attn: Misty Blair PO Box47703 Olympia, WA 98504-7703 Ouwamish Tribal Office • 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division* Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR--050 Seattle, WA 98104-3855 WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle, WA 98056 Puget Sound Energy Kathy Johnson, 355 110'' Ave NE Mailstop EST llW Bellevue, WA 98004 Muckleshoot Indian Tribe Fisheries Dept.* Attn: Karen Walter or SEPA Reviewer 39015 -172"d Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program * Attn: Laura Murphy 39015 112"' Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Jack Pace, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov •uoepartment of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template a affidavit of service by mailing Longacres Renton, LLC 3900 E Camelback Rd, 100 Phoenix, AZ 85018 Joel Wa~e Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix. AZ 85018 Prooertv Tax Division BOEING. PO BOX 3707 M/C 20-00 Seattle, WA 95124 Dave Williams Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix, AZ 850182653 Mark Clement BOEING COMPANY THE PO BOX 3707 M/C 20-00 Seattle, WA 98124 TED EVERAGE WHPacific 12100 NE 195th St, 300 Bothell, WA 98011 Jamev Barlet CollinsWoerman 710 Second Ave, 1400 Seattle. WA 981041710 Mollv Carson Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix, AZ 850182653 ~is~w C - __ _:M:ayo:, ______ ... r ity O I 1.~·rrw·rl March 26, 2015 Community & Economic Development Department C.E."Chip"Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on March 23, 2015: SEPA DETERMINATION: Determination of Nonsignificance -Mitigated (DNS-M) PROJECT NAME: Longacres Business Center PROJECT NUMBER: LUAlS-000076 ECF, SA-H Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 10, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7289. For the Environmental Review Committee, Clark Close Associate Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers Renton City Hall • 1055 South Grady Way , Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMM Ur., . .' AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA} DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUA15-000076 ECF, SA-H Molly Carson, Ryan Companies US, Inc. Longacres Business Center PROJECT DESCRIPTION: The applicant, Ryan Companies U.S. Inc., is requesting Hearing Examiner Site Plan Review and SEPA Environmental Review for two (2) standalone buildings totaling 250,825 square feet. The vacant 11.8 acre site, called Longacres Business Center, consists of five (5) parcels (APN 088670-0270, -0280, -0290, -0300, and -0310) at the SW Corner of SW 27th St and Naches Ave SW. Building A is a three-story 146,910 SF general office use building and Building Bis a two-story general office, laboratory, and warehouse space building. The two buildings will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. The site is part of the original 158 acres of property known as the Longacres Office Park. Site access will be served through a single right in/right out only to SW 27th St, two entrances along Naches Ave SW, and a fourth off the existing cul-de-sac. The project site is located in the Employment Area Valley (EAV) land use designation and the Commercial Office (CO) zone. The site plan includes 790 parking stalls with a minimum 10-foot wide landscaped perimeter with up to 30 feet along SW 27th St with berming. The site contains High Seismic Hazards. The site is not in the 100- year flood zone and currently no wetlands, streams, lakes or critical habitats are identified on the property. The applicant is proposing to strip the site of all vegetation. One of the original nine (9) trees, on or near the southwest property line, was identified on the landscaping plan as being retained. The site will be replanted with 158 deciduous street trees and 71 evergreen trees. The applicant submitted a Geotechnical Study by Terra Associates, Inc. (dated January 26, 2015); a Traffic Impact Analysis by Transportation Engineering Northwest (dated February 4, 2015); a Preliminary Drainage Report by WHPacific (dated July 7, 2014); and an Environmental Setting Report by Terracon Consultants, Inc. (dated February 5, 2015). The project site was included in the design of the existing storm drainage treatment system located across Naches Ave SW to the south and east of the project. PROJECT LOCATION: SW Corner of Naches Ave SW & SW 27th St LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 10, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: March 27, 2015 March 23, 2015 DEPARTMENT OF COMMUN,,,' AND ECONOMIC DEVELOPMENT SIGNATURES: Terry Higashiyama, Administrator Community Services Department 7 /z7y/J) 7 ,l,Js.i.- Dater 1 -----,--f-C--'-"'---fl-:-'="'----'d-----~ Date Fire & Emergency Services C.£.U, ' C.E. "Chip" Vincent, Administrator Department of Community & Economic Development 3/ 2.l Ir~ ~ DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA15-000076, ECF, SA-H Dave Williams, Ryan Companies US, Inc. Longacres Business Center The applicant, Ryan Companies U.S. Inc., is requesting Hearing Examiner Site Plan Review, SEPA Environmental Review, and a Street Modification for two (2) standalone buildings totaling 250,825 square feet. The vacant 11.8 acre site, called Longacres Business Center, consists of five (5) parcels (APN 088670-0270, -0280, -0290, -0300, and -0310) at the SW Corner of SW 27th St and Naches Ave SW. Building A is a three-story 146,910 SF general office use building and Building B is a two-story general office, laboratory, and warehouse space building. The two buildings will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. The site is part of the original 158 acres of property known as the Longacres Office Park. Site access will be served through a single right in/right out only to SW 27th St, two entrances along Naches Ave SW, and a fourth off the existing cul-de-sac. The project site is located in the Employment Area Valley (EAV) land use designation and the Commercial Office (CO) zone. The site plan includes 790 parking stalls with a minimum 10-foot wide landscaped perimeter with up to 30 feet along SW 27th St with berming. The site contains High Seismic Hazards. The site is not in the 100-year flood zone and currently no wetlands, streams, lakes or critical habitats are identified on the property. The applicant is proposing to strip the site of all vegetation. One of the original nine (9) trees, on or near the southwest property line, was identified on the landscaping plan as being retained. The site will be replanted with 158 deciduous street trees and 71 evergreen trees. The applicant submitted a Geotechnical Study by Terra Associates, Inc. (dated January 26, 2015); a Traffic Impact Analysis by Transportation Engineering NorthWest (dated February 4, 2015); a Preliminary Drainage Report by WHPacific (dated July 7, 2014); and an Environmental Setting Report by Terracon Consultants, Inc. (dated February 5, 2015). The project site was included in the design of the existing storm drainage treatment system located across Naches Ave SW to the south and east of the project. PROJECT LOCATION: LEAD AGENCY: SW Corner of SW 27th St and Naches Ave SW (Approximately at 2715 Naches Ave SW) The City of Renton Department of Community & Economic Development Planning Division Page 1 of6 MITIGATION MEASURES: 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015). 2. The applicant shall provide street frontage improvements on the south side of SW 27th Street (Stander Blvd) right-of-way. Street improvements shall include a six-foot planter strip followed by a six-foot concrete sidewalk. The street frontage right-of-way improvements shall begin at the southwest intersection of SW 27th Street and Naches Ave SW and continue west towards Burlington Northern Railroad for a total distance of 360 feet beyond the existing intersection centerline or until the easterly limits of the existing fire hydrant located approximately 65 feet west of the proposed driveway access on SW 27th Street. 3. The applicant shall provide a minimum 30-foot wide landscaped buffer with a berm along SW 27th Street. The 30-foot landscape berm shall begin measuring from behind the required six-foot sidewalk. The width of the buffer may be reduced to no less than 15 feet near the existing retaining wall at the northwest property line. 4. The applicant shall be subject to independent secondary peer review of the submitted Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015) for the proposed surcharging to obtain the desired net allowable bearing capacity for the conventional spread footing design of the two-story building. The secondary review shall be at the expense of the applicant. The applicant may forgo secondary review should they choose an alternate ground improvement technique, such as vibrated stone columns or aggregate rammed piers, due to the site's high seismic hazards. ADIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Plan -Planning Review ,_.,_ ,: =. < Engineering Review Comments Vicki Grover I. 425-430-7291 I vgrover@rentonwa.gov Recommendations: • Grading plan needs to show existing contours, proposed contours and some spot elevations. • Include the required 12 inch water main connection to the City's water main in Oakesdale Ave. SW. This is a requirement to achieve the necessary fire flow for the development. The location shown within SW 27th Street is not allowed. Street frontage improvements are required based on the Strander Blvd Typical Roadway Section provided in the Pre-App. ERC Mitigation Measures and Advisory Notes Page 2 of 6 Engineering Review Comments Vicki Grover I 425-430-7291 I vgrover@rentonwa.gov • The geotech is recommending surcharging the site. Is this a possibility? If so what will the building foundations be? If not what building foundations will be proposed? • Reference the storm water manual that you are designing to in ,the TIR. • See Pg. 4.3.4-15 in Chapter 4 of the 1990 KCSWDM for the peak rate runoff to be used for the Uniform Flow Analysis Method and the Backwater Analysis Method for pipe sizing. • Include the core requirements 1-7 and the special requirements 1-8 in Chapter 1 of the 1990 KCSWDM. . Fire Review -Building Comments Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $0.14 per square foot of commercial office/laboratory space and $0.08 per square foot of industrial/manufacturing space. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 5,250 gpm. A minimum of one hydrant is required within 150 feet of each structure and five additional hydrants are required within 300 feet of each structure. Applicant shall also meet maximum hydrant spacing of 600 feet on center: A looped water main is required to be installed around the buildings. Due to existing dead end mains feeding this area, it appears adequate fire flow is not available in this area. Further off site water main loops are required to provide adequate fire flow. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 3. Fire department apparatus access roadways are required within 150 feet of all points on the building. Fire lane signage required for the onsite roadway. Required turning radius are 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide. Roadways shall support a minimum of a 30 ton vehicle and 322 psi point loading. 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. 5. All medical office buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40 inch by 84 inch stretcher. 6. The buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. 7. Applicant shall provide a completed Hazardous Material Inventory Statement prior to building permit issuance. Use of City of Renton form or approved equivalent is required. ERC Mitigation Measures and Advisory Notes Page 3 of 6 Planning Review Comments Clark Close I 425-430-7289 I cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays is by permission only. No work is permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. '"' ', ' .·c' Police Review comments .. Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: 258 CFS Estimated Annually POLICE RELATED COMMENTS To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy duty deadbolt installed with no less than a 11/2" throw when bolted. Glass windows in the trailer should be shatter resistant. I also recommend the business post the appropriate "No Trespassing" signs on the property while it's under construction. This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. Due to the isolated location of this site, the use of private security personnel to patrol the site during the hours of darkness is recommended. All exterior doors should be made of solid metal or metal over wood, with heavy duty deadbolt locks, latch guards or pry resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing, as these areas could be vulnerable to crime due to the lack of natural surveillance by business customers or employees. ERC Mitigation Measures and Advisory Notes Page 4 of 6 Police Review Comments Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov It is recommended that the commercial areas be monitored with recorded security alarm systems installed. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to patrol the property during those times. It is important to direct all foot traffic towards the main entrance of the buildings. Any alternative employee entrances should have controlled access doors to prevent trespassing. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for both employees and customers. Both structures should have building numbers clearly posted with numbers at least 12" in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility-not too dense and not too high. Too much landscaping will make customers and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary. With the expanse of land surrounding this site, there is also the possibility of attracting transients to this area. It's important to keep the dumpster areas located within a housing and locked when not in use. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. Contact Holly Trader, 425.430.7519 when you would like to make an appointment . . Technical services comments Bol:l MacQnie I 42~430-7369 I bmaconie@rentonwa,gpv Recommendations: Short Plat: Bob Mac Onie 02/19/2015 This project requires a Lot Combination into a single lot or a lot line adjustment such that the required parking is on the same lot as each structure. ..· Community services Comments Leslie Betlach I 425-430-6619 I 1bet1ach@rentonwa.gov Recommendations: A. A sidewalk was recently constructed on the north side of SW 27th Street. The sidewalk is to serve both pedestrians and bicyclists until a separated multi-use trail is constructed. The City recommends a crosswalk crossing from the south side of SW 27th Street to the north side for connectivity. B. There are no impacts to parks. C. Street trees -On SW 27th Street 1. At the SW corner of 27th/Naches is a stop sign and street light. The first tree shall be planted 40 feet from the stop sign. 2. Do not plant closer than 30 feet from street lights. 3. Too many street trees shown. Spacing shall be 1 tree every 50 feet and not closer (equal to 6 trees total). 4. Maintain a minimum distance of 6 feet to a fire hydrant. 5. Apply similar treatment to area from last westerly tree shown to the west property line. 6. Add sidewalk between planting strip and property line. ERC Mitigation Measures and Advisory Notes Page 5 of 6 Community Services Comments Leslie Betlach I 425-430-6619 I lbetlach@rentonwa.gov On Naches Ave SW 7. Show only 14 street trees (currently shows too many trees). One tree every 50 feet of frontage. 8. Eliminate street tree at mid-entrance to plot -south tree. 9. Cul-de-Sac Street (Naches Ave SW) 10. Show only 5 street trees. 11. Species Selection for street trees 12. Do not use Quercus robur, other oak species of any nut producing trees. 13. Tilia cordata 'Greenspire' is a poor cultivar, do not use and select other cultivar or species. ERC Mitigation Measures and Advisory Notes Page 6 of 6 OF ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: LOCATION: Longacres Business Center LUAlS-000076, ECF, SA-H SW Corner of SW 27th St and Naches Ave SW (Approximately at 2715 Naches Ave SW) DESCRIPTION: The applicant, Ryan Companies U.S. Inc., is requesting Hearing Examiner Site Plan Review, SEPA Environmental Review, and a street modification In order to construct two (2) standalone buildings totaling 250,825 square feet. The vacant 11.8 acre site, called Longacres Business Center, consists of five (SI parcels {APN 088670·0270, -0280, -0290, -0300, and -0310). Bulldlng A is a three-story 146,910 SF general office use building and Building B is a two-story general office, laboratory, and warehouse space building. The two buildings will Incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. The site Is part of the original 158 acres of property known as the Longacres Office Park. Site access will be served through a single right in/right out only to SW 27th St, two entrances along Naches Ave SW, and a fourth off the existing cul-de-sac. The project site is located in the Employment Area Valley (EAV) land use designation and the Commercial Office (CO) zone. The site plan includes 790 surface parking stalls with a minimum 10-foot wide landscaped perimeter with up to 30 feet along SW 27th St with berming. The site contains High Seismic Hazards. The site is not in the 100-year flood zone and currently no wetlands, streams, lakes or critical habitats are identified on the property. The applicant is proposing to strip the site of all vegetation. One of the original nine (9) trees, on or near the southwest property line, was identified on the landscaplng plan as being retained. The site will be replanted with 158 deciduous street trees and 71 evergreen trees. The applicant submitted a Geotechnical Study by Terra Associates, Inc. (dated January 26, 2015); a Traffic Impact Analysis by Transportation Engineering NorthWest (dated February 4, 2015); a Preliminary Drainage Report by WHPacific (dated July 7, 2014); and an Environmental Setting Report by Terracon Consultants, Inc. (dated February 5, 2015). The project site was included In the design of the existing storm drainage treatment system located across Naches Ave SW to the south and east of the project. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 10, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON APRIL 14, 2015 AT 11:00 AM TO CONSIDER THE SITE PLAN REVIEW. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. r --l FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. -~~·~---. Denis Law -""11111111 --=Mayo~r ---~:-.-F.{,J}1h0 t.i r:rc· \ i r·····[ ·.l March 26, 2015 Dave Williams Ryan Companies US, Inc. 3900 E. Camelback Road, Suite 100 Phoenix, AZ 85018-2653 __. .~..........,,) _J • \..;;,,~~ c'. t Community & Economic Development Department C.E. "Chip"Vincent, Administrator SUBJECT: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Loncacres Business Center, LUAlS-000076 ECF, SA-H Dear Mr. Williams: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Nonsignificance -Mitigated (DNS-M) with Mitigation Measures. Please refer to the enclosed ERC summary notification, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 10, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified. Also, a public hearing has been scheduled by the Hearing Examiner in the Council Chambers on the seventh floor of City Hall on April 14, 2015 at 11:00 am to consider the Site Plan Review. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff recommendation will be mailed to you prior to the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. If you have any further questions, please call me at (425) 430-7289. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov David Williams Page 2 of 2 March 26, 2015 • For the Environmental Review Committee, Clark Close Associate Planner ERC Mitigation Measures and Advisory Notes Environmental Determination Notice cc: Longacres Renton, LLC / Owner(s) Molly Carson, Ryan Companies US, Inc./ Applicant Ted Everage, Joel Wage, Jamey Barlet, Jeff Adelson, Mark Clement, Boeing Property Tax Division,/ Party(ies) of Record ERC Determination Ltr DNSM_Longacres Business Center_ 15-000076 David Williams Page 2 of 2 March 26, 2015 For the Environmental Review Committee, Clark Close Associate Planner ERC Mitigation Measures and Advisory Notes Environmental Determination Notice cc: Longacre, Renton, LLC / Owner(s) Molly Carson 1 Ryan Companies US 1 Inc./ Applicant Ted Everage, Joel Wage, Jamey Barlet, Jeff Adelson, Mark Clement, Boeing Property Tax Division,/ Party(ies) of Record ERG Determination Ur DNSM _ Longacres Business Center_ 15-000076 DEPARTMENT OF COMMUN ... AND ECONOMIC DEVELOPMENT •r .. Cityof, ----------1 { s fl r CJI l ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Project Number: Project Manager: Owner: Applicant: Contact: Project Location: Project Summary: Site Area: STAFF RECOMMENDATION: March 23, 2015 Longacres Business Center LUA15-000076, ECF, SA-H Clark H. Close, Associate Planner Longacres Renton, LLC / 3900 E. Camelback Road, Suite 100 / Phoenix, AZ 85018 Molly Carson, Ryan Companies US, Inc./ 3900 E. Camel back Road, Suite 100 / Phoenix, AZ 85018 Dave Williams, Ryan Companies US, Inc./ 3900 E. Camelback Road, Suite 100 / Phoenix, AZ 85018 SW Corner of SW 27th St and Naches Ave SW (Approximately at 2715 Naches Ave SW) The applicant is requesting Hearing Examiner Site Plan Review and SEPA Environmental Review for two (2) standalone buildings totaling 250,825 square feet (SF). The vacant 11.8 acre site is located at the SW Corner of SW 27th St and Naches Ave SW. Building A is a three-story 146,910 SF general office use building and Building Bis a two-story general office, laboratory, and warehouse space building. The two buildings will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. Site access will be served from SW 27th St and Naches Ave SW. The project site is located in the Employment Area Valley (EAV) land use designation and the Commercial Office (CO) zone. The site plan includes 790 parking stalls with a minimum 10-foot wide landscaped perimeter with up to 30 feet along SW 27th St with berming. The project site was included in the design of the existing storm drainage treatment system located across Naches Ave SW to the south and east of the project. ±513,888 square feet (±11.8 acres) Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M}. Project Location Map City of Renton Department of Community & Ee ~ mic Development LONGACRES BUSINESS CENTER Report of March 23, 2015 PART ONE: PROJECT DESCRIPTION/ BACKGROUND -vironmental Review Committee Report LUAlS-000076, ECF, SA-H Page 2 of9 The applicant is requesting Hearing Examiner Site Plan Review and Environmental (SEPA) Review for the construction of a three-story general office building (Building A) totaling 146,910 SF and a two-story general office, laboratory, warehouse building (Building B) totaling 103,915 SF along with surface parking and associated infrastructure. Building A measures roughly 127 feet wide by 405 feet long (first floor area of 48,832 SF) and building B measures roughly 175 feet wide by 370 feet long (first floor area of 61,868 SF) (Exhibits 3 & 7). Together the two structures have a combined total area of approximately 250,825 SF and the building materials include using precast concrete wall panels with interior columns supporting upper level floors and a roof structure. Additionally, there would be a stand-alone outdoor covered canopy structure that would link the two buildings. The subject property is situated in the Northeast){ of Section 25, Township 23 North, Range 04 East, W.M. (King County Parcel Numbers 088670-0270, -0280, -0290, -0300, and -0310) on the south side of SW 27'" St, west of Naches Ave SW (Exhibit 2). The subject property is considered to be part of Phase IV of the Longacres Office Park ("LOP") and is subject to the 2003 Development Agreement (Exhibit 17) and a 2006 Strander Agreement (Exhibit 18). The parcels are located within Phase IV of LOP and the development agreement is in effect until February 21, 2023. According to the development agreement, development regulations include (a) zoning, land division, and development standards; (b) environmental rules and policies, including (but not limited to) SEPA; (c) Comprehensive Plan policies; (d) policies, regulations, standards, and methods applicable to the development of land that are incorporated by reference in the Renton Municipal Code; (e) surface water management regulations; and (f) other City ordinances governing the development of land up to and including adopted Ordinance No. 4877. Environmental analysis of development of 2.5 millio~ square feet under the LOP Site Plan was conducted by the City of Renton pursuant to the Washington State Environmental Policy Act ("SEPA"). A Draft Environmental Impact Statement ("DEIS") for the LOP Site was issued in August, 1994: the Final Environmental Impact Statement ("FEIS") was issued in March, 1995. Phase IV was proposed to consist of development of office or light industrial space as permitted under the Employment Area Valley (EAV) land use designation and Commercial Office (CO) zoning, with support and utility facilities. Phase IV will be developed with multiple buildings and associated parking, roadways, and pedestrian walkways. The adjacent Renton parcels are zoned CO to the north, east and south with Resource Conservation (RC) to the west. The property is bordered on the west by Burlington Northern Railroad, to the south by Bank of America Operations Center, to the east by the Federal Reserve Bank, and to the north by additional undeveloped commercial properties. The site is currently undeveloped and covered with a moderate growth of brush, weeds and grass. A few small trees exist along the north and south ends of the site. There are no existing buildings on the site. The existing topography is generally flat with slight slope changes in elevations dropping as you move towards the property lines. The property is approximately 25 to 30 feet in elevation. There is a drop off in the northeast corner of the site and along the northern property line with grade drops approximately 4 feet in height near the existing asphalt road and retaining wall (Exhibit 4). The site was graded in 2007/2008 when the detention pond to the south and roadway to the east were constructed. At that time, approximately five (5) feet of fill was placed on the northern portion of the site. Also, a large stockpile of material was removed and the material was placed around the site. A Confirmation of Environmental Setting Report, prepared by Terracon Consultants, Inc. on February 5, 2015, did not identify a wetland area, flood zones, streams, lakes, or critical habitats on or adjacent to the property based on a review of third party work and on line resources. The project site is located more than 700 feet from Green River to the west and more than 2,300 feet to Springbrook Creek to the east. The site contains High Seismic Hazards. The proposal includes 790 surface parking stalls with a minimum 10-foot wide landscaped perimeter with up to 30 feet along SW 27th St with berming. Site access includes vehicular access to the site from four (4) separate access driveways from both SW 27th St and Naches Ave SW. The site access driveway on SW 27th St is restricted to right-in, right-out only. The remaining three (3) driveways on Naches Ave SW will provide full access to all movements. Truck ingress/egress will be provided at the southernmost access at the existing cul-de-sac. ERC Report LUAlS-000076 City of Renton Department of Community & E mic Development lONGACRES BUSINESS CENTER Report of March 23, 2015 -vironmental Review Committee Report LUAlS-000076, ECF, SA-H Page 3 of9 Naches Ave SW was constructed with the bank properties and a Storm Drainage system was installed at that time. The drainage system consists of a pipe network located in Naches Ave SW with service stubs to the parcels in the development. This network discharges to a settling basin near the southeast corner of our project that discharges the treated storm water into a lowland wetland south of the basin. There are a total of nine (9) significant trees onsite. The applicant is not proposing to retain any of the trees. The existing trees will be cut and replaced with 229 new deciduous and evergreen trees along the public street frontage and within the interior of the site. Construction is anticipated to be completed and occupied by late 2016. The applicant has submitted a Drainage Report, Traffic Impact Analysis, Confirmation of Environmental Setting Report, and a Geotechnical Engineering Report with the subject application. Staff received no comments from the public, Muckleshoot Indian Tribe Fisheries Division, or any other agency. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015). 2. The applicant shall provide street frontage improvements on the south side of SW 27th Street (Stander Blvd) right-of-way. Street improvements shall include a six-foot planter strip followed by a six-foot concrete sidewalk. The street frontage right-of-way improvements shall begin at the southwest intersection of SW 27th Street and Naches Ave SW and continue west towards Burlington Northern Railroad for a total distance of 360 feet beyond the existing intersection centerline or until the easterly limits of the existing fire hydrant located approximately 65 feet west of the proposed driveway access on SW 27th Street. 3. The applicant shall provide a minimum 30-foot wide landscaped buffer with a berm along SW 27th Street. The 30-foot landscape berm shall begin measuring from behind the required six-foot sidewalk. The width of the buffer may be reduced to no less than 15 feet near the existing retaining wall at the northwest property line. 4. The applicant shall be subject to independent secondary peer review of the submitted Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015) for the proposed surcharging to obtain the desired net allowable bearing capacity for the conventional spread footing design of the two-story building. The secondary review shall be at the expense of the applicant. The applicant may forgo secondary review should they choose an alternate ground improvement technique, such as vibrated stone columns or aggregate rammed piers, due to the site's high seismic hazards. ERC Report LUA15-000076 City of Renton Department of Community & Ee LONGACRES BUSINESS CENTER 1ic Development ironmental Review Committee Report LUA15-000076, ECF, SA-H Report of March 23, 2015 Page 4 of 9 C. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 Exhibit 19 Exhibit 20 ERC Report Neighborhood Detail Map Site Plan Existing Conditions Conceptual Landscape Plan Architectural Elevations and Renderings Floor Plans (AA2.1, AA2.2, AB2.1, AB2.2, and AA2.3) 1995 Effective FEMA Flood Insurance Rate Map General Utility Plan Grading Plan Geotechnical Study by Terra Associates, Inc. (dated January 26, 2015) Preliminary Drainage Report by WHPacific (prepared July 7, 2014; dated February 2015) Storm Drain Plan Traffic Impact Analysis by Transportation Engineering NorthWest (dated February 4, 2015) Confirmation of Environmental Setting Report by Terra con Consultants, Inc. (dated February 5, 2015) Construction Mitigation Description Development Agreement (Recording no. 20030221002405) Strander Agreement (Recording no. 20060420001032) Strander Boulevard Typical Roadway Section Advisory Notes to Applicant D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated ta occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely ta have the fol/awing probable impacts: 1. Earth Impacts: The site is currently undeveloped and covered with a moderate growth of brush, weeds and grass. The site can be characterized as mostly level with elevation at or near 28 feet; it slopes off towards the property lines with the largest elevation near the north property line near the retaining wall. The soils onsite generally consist of one to three inches of topsoil overlying three to nine feet of medium dense to dense inorganic fill material overlying alluvial silts and sands. Alluvial soils composed of silts, clays and silty sand layers are present to a depth of 20 to 28 feet followed by dense to very dense silty sand and sand to the termination depths of 50 feet. The soils observed onsite are classified as Newberg Silt Loam, Woodinville Silt Loam, and Puget Silty Clay Loam by the US Dept. of Agriculture Natural Resources Conservation Service (NRCS). Because there are no slopes that are greater than 15%, the site is a low landslide hazard and a low erosion hazard. Approximately 21% of the site is proposed to be covered with buildings, roughly 62% with parking and hardscape and 17% towards landscaping following construction. The applicant submitted a Geotechnical Report prepared by Terra Associates, Inc., dated January 26, 2015 (Exhibit 11). The report states that the subsurface conditions were explored by excavating 10 soil test pits to depths of 7 to 15.5 feet below current site grades. The soils observed at the site contain a significant amount of fines which will be difficult to compact as structural fill when too wet. Over most of the site with the existing slope gradients, these soils will have a slight potential for erosion when exposed. Therefore, the site ERC Report LUAlS-000076 City of Renton Department of Community & E mic Development LONGACRES BUSINESS CENTER Report of March 23, 2015 vironmentaf Review Committee Report LUAlS-000076, ECF, SA-H Page 5 of9 is considered a low erosion hazard by the report. Protection measures include perimeter silt fencing to contain erosion onsite and cover measures to prevent or reduce soil erosion during construction. The report estimates the total potential settlement in the range of two to three inches. Given the variability of the soils the settlement could be differential in nature and this amount of settlement would not structurally impact the building but could result in damage of a cosmetic nature. The geotechnical report concludes that development of the site as proposed is feasible from a geotechnical engineering standpoint. The primary geotechnical concern at the site is the presence of compressible soil strata susceptible to consolidation under the planned building loads. The heavier three-story building loads could be mitigated from potential settlement-related impacts by supporting the structure on piles or on spread footings, bearing on ground conditions improve by installing, rammed aggregate piers/stone columns. The lighter loaded two-story building could be supported on conventional spread footings following completion of a building fill surcharge program. If grading activities occur in the winter, import clean granular material for use as structural fill and backfill is recommended by the project engineer. Alternatively, the report recommends stabilizing the moisture in the native and existing fill soils with cement or lime. Overall the submitted geotechnical report provides recommendations for geologic hazards, site preparation and grading, preload/surcharge, excavation, foundations, slab-on-grade construction, lateral earth pressures for wall design, drainage, utilities, and pavements. Staff recommends as a SEPA mitigation measure that project construction be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Terra Associates, Inc. (dated January 26, 2015). Additionally, the applicant shall be subject to independent secondary peer review of the submitted Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015) for the proposed surcharging to obtain the desired net allowable bearing capacity for the conventional spread footing design of the two-story building. The applicant may forgo secondary review should they choose an alternate ground improvement technique, such as vibrated stone columns or aggregate rammed piers, due to the site's high seismic hazards. The applicant will be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP). Mitigation Measures: 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Terra Associates, Inc. (dated January 26, 2015; Exhibit 11). 2. The applicant shall be subject to independent secondary peer review of the submitted Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015) for the proposed surcharging to obtain the desired net allowable bearing capacity for the conventional spread footing design of the two- story building. The secondary review shall be at the expense of the applicant. The applicant may forgo secondary review should they choose an alternate ground improvement technique, such as vibrated stone columns or aggregate rammed piers, due to the site's high seismic hazards. Nexus: State Environmental Policy Act (SEPA) Environmental Review, RMC 4-3-050 Critical Areas Regulations, and RMC 4-4-060 Grading, Excavation, and Mining Regulations. 2. Water a. Wetland, Streams, lakes Impacts: A Confirmation of Environmental Setting Report, prepared by Terracon Consultants, Inc. (dated February 5, 2015; Exhibit 15) was submitted with the project application materials. Information reviewed by Terracon was limited to available online resources and/or prior reports. The National Wetland Inventory (NWI) map did not identify a wetland area on or adjacent to the property. A wetland area was identified approximately 250 feet south-southeast of the property. A report entitled "Longacres Office Park, Surface Water Management Project, Conceptual Wetland Mitigation Plan" prepared by Shapiro and Associates, Inc. £RC Report LUAlS-000076 City of Renton Deportment of Community & Ee ?ic Development LONGACRES BUSINESS CENTER Report of March 23, 2015 ironmentol Review Committee Report LUA15-000076, ECF, SA-H Page 6 of9 (dated August 1998) was prepared for a 164-acre parcel which included the subject property. According to the report, the site does not contain a wetland area. Terracon did not field verify the Shapiro Report findings and only provided a review of the third party work. In summary, the Terracon report indicates that there are no wetlands, flood zones, streams, lakes, or critical habitats on or adjacent to the property based on a review of third party work and on line resources. Mitigation Measures: No further mitigation required. Nexus: Not Applicable b. Ground Water Impacts: Groundwater was observed at a depth of two to fifteen feet during cone penetration tests (CPT), indicating groundwater within 12 feet of the current surface. The shallow groundwater observed between two and four feet appears to be perched groundwater within the existing fill stratum. The deeper groundwater at 15 feet is likely more representative of the groundwater table associated with the site. Dissipation testing indicates that the static groundwater table was at a depth of about 12 feet. Previous studies indicate the groundwater is within seven feet of the surface. Based on the soil and groundwater conditions of the site the property would be mapped as a High Seismic Hazard (SH). The geotechnical report states that if wet soils are encountered they will need to be dried by aeration during dry weather conditions. Otherwise the contractor should import a granular soil that can be used as structural fill. The moisture content of the soil at the time of compaction should be within 2% of its optimum, as determined by the American Society for Testing and Materials (ASTM) Test Designation D-698. Mitigation Measures: No further mitigation required. Nexus: Not Applicable c. Stormwater Impacts: The applicant submitted a Preliminary Drainage Report by WHPacific that was prepared July 7, 2014 (dated February 2015; Exhibit 12). The drainage report follows the 1990 King County Surface Water Manual. The project site was included in the design of the existing storm drainage treatment system located across Naches Ave SW to the south and east of the project. The drainage system consists of a pipe network located in Naches Ave SW with service stubs to the parcels in the development. The network discharges to an existing engineered settling basin (Exhibit 13). The report indicates that there are no known capacity issues with this system. The stormwater treatment basin discharges the treated storm water into a lowland wetland south of the basin. The storm drain basin will not be changed as part of the proposed project. Conveyance capacity and backwater conditions of the existing and proposed systems will be analyzed and final pipe sizing will be performed with the final drainage system design (Exhibit 12). The conveyance system is proposed to be sized to convey a 10-year storm event. Preliminary results show the following: 1) an 18- inch storm drain may be required to connect the discharge from the west parking lot to the Naches Ave SW trunk line; 2) 15-inch storm drain pipes to connect the discharge from the north parking lot and the south building roof drain line to the Naches Ave SW trunk line; and 3) connections to the system within Naches Ave SW are primarily 12-inch pipes. The site is broken into 24 separate collection basins. The basins are grouped together into five (5) piping systems that discharge into the multiple collection locations that were extended to the property with the original construction. In addition to the 24 collection systems, there is a footing drain line that will also be piped to the disposal system. A Construction Stormwater Permit (NPDES) from the. Department of Ecology is required for sites over an acre. Mitigation Measures: No further mitigation required. Nexus: Not Applicable ERC Report LUA15-000076 City of Renton Department of Community & L LONGACRES BUSINESS CENTER Report of March 23, 2015 3. Vegetation mic Development vironmental Review Committee Report LUAlS-000076, ECF, SA-H Page7of9 Impacts: The property is covered by ground cover, including 95% grass/pasture and 5% low growing vegetation. There are also nine (9) "volunteer" trees growing on the site. The existing conditions map shows four (4) deciduous trees near the northwest property line, and four (4) cottonwood trees and one (1) poplar clump on or near the southwest property corner. The applicant is proposing to strip the site of all vegetation. A single cottonwood on or near the southwest property line was identified on the landscaping plan as being retained, thus complying with the tree retention requirements of retaining 10 percent of existing significant trees in commercial zones (Exhibits 4 & 5). The applicant is proposing to replant the site with 38 deciduous street trees (shademaster thorn less honeylocust, English oak, and greenspire Linden), 120 on site drought resistant deciduous trees (vine maple, luster service berry, red alder, hackberry, dogwood, Oregon white oak, Japanese zelkova), and 71 onsite drought resistant evergreen trees (marina madrone, incense cedar, shore pine, and Douglas fir). The applicant is also proposing to plant 1,652 shrubs and 5,137 ground cover plants throughout the site (Exhibit 5). As proposed, the landscaping plan does not meet minimum tree spacing requirements of the RMC. A final detailed landscape plans must be submitted and approved prior to issuance of the street and utility construction permits, this will become a recommended condition of approval during Hearing Examiner site plan review. In order to create a meaningful landscape buffer between SW 27th Street and the proposed 790 surface parking lot, staff recommends as a SEPA mitigation measure that the applicant construct a 30-foot landscaped buffer with berm along SW 271 h Street from the back of property line. The width of the buffer may be reduced to no less than 15 feet near the existing retaining wall at the northwest property line. Mitigation Measures: The applicant shall provide a minimum 30-foot wide landscaped buffer with a berm along SW 27th Street. The 30-foot landscape berm shall begin measuring from behind the required six-foot sidewalk. The width of the buffer may be reduced to no less than 15 feet near the existing retaining wall at the northwest property line. Nexus: Not applicable 4. Noise Impacts: Existing noise within the vicinity of the subject site is primarily composed of trains and vehicles from SW 27th St to either the Sounder, the Tukwila Sounder Station at 7301 Longacres Way in Tukwila, the Federal Reserve Bank at 2700 Naches Ave SW, or the Bank of America Operations Center at 2985 Naches Ave SW. Temporary construction noise is anticipated as a result of the subject project. Based on the provided construction mitigation description, the applicant has indicated that construction is anticipated to begin in May 2015 with a completion date of December 2016. At this time, the applicant has indicated that construction work would occur from 6:00 a.m. to 10:00 p.m. on Monday through Friday and from 6:00 a.m. to 6:00 p.m. on Saturday (Exhibit 16) which is outside the City of Renton permitted construction hours of 7:00 a.m. to 8:00 p.m. on Monday through Friday and Saturday by permission only. Final construction hours will be determined by the City at the preconstruction meeting. The site is surrounded by commercial development. No excessive levels of noise are expected to be generated during the operation of the completed project. Mitigation Measures: No further mitigation required. Nexus: Not Applicable 5. Transportation Impacts: The subject site fronts onto SW 27th St and Naches Ave SW. The applicant submitted a Traffic Impact Analysis completed by TENW (dated February 4, 2015; Exhibit 14). The memorandum included ERC Report LUAlS-000076 City of Renton Department of Community & E mic Development LONGACRES BUSINESS CENTER Report of March 23, 2015 'ironmental Review Committee Report LUAlS-000076, ECF, SA-H Page8of9 information that the proposed project is estimated to generate a total of 2,498 new weekday daily trips with 349 new trips occurring during the weekday AM peak hour (307 entering, 42 exiting), and 334 new trips occurring during the weekday PM peak hour (57 entering, 277 existing). Based on the results of a traffic operations analysis at two (2) off-site study intersections (SW 27th St and Naches Ave SW/SW 27th St and Oakesdale Ave SW), the study intersections currently operate at LOS A and B, and are expected to continue to operate at LOS A and B in 2017 without or with the proposed project. The results of the site access operation analysis show that the movements exiting the site at all four driveways are expected to operate at LOS A in 2017 with the proposed project and no significant adverse transportation impacts are anticipated with the proposed Longacres Business Center development. The right-of-way (ROW) width on SW 27th St is 90 feet and no additional ROW dedication is needed. A sidewalk was recently constructed on the north side of SW 27th St and it currently serves both pedestrians and bicyclists until a separated multi-use trail is constructed on the north side of SW 27th St. Street frontage improvements are required on SW 27th Street based on the Strander Blvd Typical Roadway Section (Exhibit 19) including a six-foot sidewalk and six-foot planter strip. Staff recommends as a SEPA mitigation measure that the project provide the improvements identified in the Stander Blvd Typical Roadway Section by constructing a six-foot sidewalk and six-foot planter strip for a total distance of 360 feet beyond the existing intersection centerline along SW 27th Street (Exhibit 19). Street frontage improvements are also required on Naches Ave SW based on the minimum design standards for commercial access streets per RMC 4-6-060F.2.d. They are as follows: ROW width of 60 feet, pavement width of 40 feet, sidewalks width of 5 feet (sidewalks on the property line), and street lighting. The current 1.2-acre ROW on Naches Ave SW varies in right-of-way width with a minimum ROW width of 33 feet along the frontage of Lot 31 (APN 088670-0310). No modifications were requested as part of the original application. Any future proposed modifications must be requested in writing and must include written justification. For a modification to be granted, the project must also comply with the decision and design criteria stipulated in RMC 4-9-250D.2. Staff would also consider a fee-in-lieu to have the frontage improvements completed by the City of Renton at a later date. Without a modification request or fee-in-lieu request, the applicant will be required to comply with the identified street frontage requirement of the code. It is not anticipated that the proposed project significantly adversely impacts the City of Renton's street system, subject to the payment of code-required impact fees and the construction of code-required frontage improvements (Exhibit 20). The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. A concurrency recommendation will be provided in the staff report to Hearing Examiner based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation. The development will have to meet the City of Renton concurrency requirements. Mitigation Measures: The applicant shall provide street frontage improvements on the south side of SW 27th Street (Stander Blvd) right-of-way. Street improvements shall include a six-foot planter strip followed by a six-foot concrete sidewalk. The street frontage right-of-way improvements shall begin at the southwest intersection of SW 27th Street and Naches Ave SW and continue west towards Burlington Northern Railroad for a total distance of 360 feet beyond the existing intersection centerline or until the easterly limits of the existing fire hydrant located approximately 65 feet west of the proposed driveway access on SW 27th Street. Nexus: Not applicable 6. Fire & Police Impacts: Due to existing dead end mains feeding this area, it appears adequate fire flow is not available in this area. Further-off site water main loops are required to provide adequate fire flow. The location of the ERC Report LUA15-000076 City of Renton Department of Community & E mic Development LONGACRES BUSINESS CENTER Report of March 23, 2015 'ironmental Review Committee Report LUAlS-000076, ECF, SA-H Page9of9 required new 12-inch water main connection to the City's water main in Oakesdale Ave SW will not be allowed within SW 27th Street. An alternate location will be required prior to land use approval. Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development with 258 calls for service estimated annually by the Renton Police Department. The development is subject to the construction of code-required improvements and the payment of code- required impact fees (Exhibit 20). Mitigation Measures: No further mitigation required. Nexus: Not applicable E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or listed under Exhibit 20 "Advisory Notes to Applicant." ,/' Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on April 10, 2015. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, (425) 430-6510. ERC Report LUAlS-000076 ('.·.' ... ~.'-•.. · '\ ~ Project Name: EXHIBITS Project Number: Longacres Business Center LUA15-000076,ECF,SA-H Date of Decision 3/23/lS Staff Contact Clark H. Close Associate Planner Project Contact/Applicant Dave Williams Ryan Companies US, Inc. Project Location SW Corner of SW 27th St & Naches Ave SW The following exhibits were entered into the record: Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 Exhibit 19 Exhibit 20 ERC Report Neighborhood Detail Map Site Plan Existing Conditions Conceptual Landscape Plan Architectural Elevations and Renderings Floor Plans (AA2.1, AA2.2, AB2.l, AB2.2, and AA2.3) 1995 Effective FEMA Flood Insurance Rate Map General Utility Plan Grading Plan Geotechnical Study by Terra Associates, Inc. (dated January 26, 2015) Preliminary Drainage Report by WHPacific (prepared July 7, 2014; dated February 2015) Storm Drain Plan Traffic Impact Analysis by Transportation Engineering North West (dated February 4, 2015) Confirmation of Environmental Setting Report by Terracon Consultants, Inc. (dated February 5, 2015) Construction Mitigation Description Development Agreement (Recording no. 20030221002405) Strander Agreement (Recording no. 20060420001032) Strander Boulevard Typical Roadway Section Advisory Notes to Applicant ,.. $ - _________ ... I J r City of r ·~· Sw 21TH sr. f' ·~----.. "'i' - : 'i • PROPOSED SITE / i l '. j'; ' w ' ''> ' ~ I ·A Cl'\ ' ~· ,w I ,I : i ::t I I z ' ' : J; ,----~ ... ~, .. -"."~. 5W 27TH 5T 'iW 14TH ST. EXHIBIT 2 ~ C LLINS m ;,:, 3: )> z '" ._ ..... ~,~' '"''" ~o''<,wH"" ,.,..,.,,-., .. ,.,,ac,» '"'"""'' .... --,,~,~· .. ,,...,,.-,,, LONG ACRES BUSINESS CENTER <NI 27TH ST~ ~W:;f1ES AVE SW f£NTON. WA • ISSUED NEIGHBORHOOD DETA!LMAP A 1.0 II l I • !. i I ~1 <( I l I / // _II/ , I , f • /' / L ;/ / I f' : i {' I · 11 , I , ' i /1 --------; irt I/ / ;-, ' !_ I~ l' i I i I ·1 I I l 1. l r=;; ~- ~ ! 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' -lfllil ... 0 ~IOR ELEVATION· SOlf!H. ~~TION ~ ,J ,-----{,)_ . .. . -"~ -· . /· .CC --::;-1-----' "' L.-j,r-~ •. -,I~.~.~ :~ ~: l"l i '--1.J c.c__l"l_l"ll"l 1· . _ -... ":c:0 ·-~\o-[1]· --~ [J D OJl '---\ '------- G) ~OR B.EVATION ·~~VE. SW(~ ELEVATION r:8--r>- 1 ._lu.. i --~. i i •• I bJ_ !.. ....... i ~f~ ,.,-,i-~-r, --+----. ---:------c I LL LJ :_. [JLJ : LJ LJ ' CD ~;RIOR EJ.EVATION. BN51'. ~LR<?AD ~ BEVATION ~-;-(P_m> ~ =-~0 -(0 ~ .;;I; . ' _;;.;:;;,;;i ~:::...-~ tE r" ,.,----. r,""'l~ --~~-------_:--;--~;., __ 1.T ... n:115 ""'' , .. CD ~OR ElEVATlON · SW 2~ .ST,JN~) B.EVATION OFFICE I .... ....., -OFFICE "I m. r I .. ·········~··· ... : rrl1 1 ~ = -.... . .. . . OFFICE . r: OFFJCE ~ n ~ = -OFFICE ,. ,_ ~11~'.'.!;11~1 ;1~111~11,~. li~II &1i~~Mff~m~ITT~m1Mh1!Mrn!!lm™m1ki~~rr~lll!frJ\!rr!!l;n~~r;'mm~!TilMm~m~mlkJ:'~m\k\11!Mrnl!imlMITT:Mm~ffi'IDrf~inlMrri!Mm\k\iMrrilM~~Tl!Mm~~g'IT -·h 0 ~~l;DING SECTION -~ _,, -- 0 ~H ENCLOSURE DETAIL ~ EXHIBIT 6 KEYNOTES 0---0 PM'llllC<KJEIS-<Xl.01<> 0 ll'T"--·OffW'r 011'1"----- 0-- 0-'"-'"' 0-- 0 -oaHIH ~ C LL! NS m ;:o ::r )> z, ''·~'"·· "''"'"''"'" ~ ,, •" LONGACRES BUSINESS CENTER- BUILDING A SN27Tti6NACHES Iii '1SSl£[l :1.~.L~'! ~- RYIH01'•:I EXTERIOR ELEVATIONS AA4.1X OlC"CCU"""""'-·""-"°"''""""'° r-0---------,----- Llfil .dLf_ J:d_i-Ll :u_ [l ' --bld_d : f _J _J!I_ ___ _i_~:u_:~ uLw:~-::: --~ -:~ 0Jm~1~~ m~ ~~ m~ s~ -------------------- =r ... _ ........... G) ~OR ELEVATION· HACH~~ B.£VAT10N ::: . . 0 iPB: Jii_ _ ~- w.J. IJ.llJ ~ W w tlt~j(~:~~Jb~. ggj~~ -:: m mii,1 ~""'l mii, M"l'i mri 0 11 1: . 1 , :: 0~0REI.BIAT10N·BNSF~~B.EVATION Fi'JD-.--r0r"', ----.-, -. -· ~---""ll'/0 j~: -. -17::: ,: . i, ~i L l+J 1., !J1 J 111 --"""'" • ~ ·. _· ·. · . ..J.J,.__ljI:j_J.J W I ~ .,.rv ---1 ·'···•mm~~m ~-;=0) --~ +---0 ,r-r ~~ ,-_ !I!< ' ' : I ' : ' : I, ill<l\ ' ~-· --' '. .. ~. ___ : --. ----~ . -~ 0 ~OR EJ.£VATION • ~. f:lEV~TION • 0 ~R ELEVATION -SW 2~H ,ST._'NO~ ELEYATION -0 . I I I ' --IJru'.r"' rt:[__ --.::....,. ., •. LAB/OFFICE ¥! I , __ ~ ______________ __ _ -k--~ I ~ ' WAREHOUSE _____ _ ;,----_ n!J.L/¥11,,,ili,,,l! ,,lli:.,W,,,ill,,,ill;±l ,-,ilL] .lli#ilLill .ill JEW .. ill .ID, E. Tisill¥t&iJJ .. Jllii.c.Jr@i jj~1J .. ll .. JM=ill:;::IJ .. ill. ,il;:;:;lli. Li .. ll#.1.L .. illi¥=ill .. ttic 0 ~~!l;DING SECTION 0 ~~H ENCLOSURE DETAIL iii!' ~ KEYNOTES 0"'"""',:,:x,,rn;-, 0"""""""""'"-Ai:Wlf 0.., ... ,_ __ _ 8..,.._ __ _ 0-CUJII ©-r...soi 0-- 0 ~,_,_, I ~ C LLI NS m ;;,:i ::r }> z, " _,_,,._ .. , ' . "'' .. "'-" ' . '"'"••''" ""'. '"'"·'"--'"·"'"~"'~"''"·" LONGACRES BUSINESS CENTER- OPERATIONS BUILD1Nr SW27TH&NACHESA • ~-~Coo.,-~ IS$.E"'" !.....--rnr,.FHU&R EXTERIOR ELEVATIONS AB4.1X I I X . ·,\\' \ ... ··.\\. ' . \' >-\ 5 z 0 (/) (!J z C ..I ::, Ill -w l- a:: in we I-w ZUl WO 0 Q. (1)0 (/) a:: wa. z u. u;o ::, 3 Ill w (/)-w> a:: ..I 0~ <( a:: (!J w z <( ow ...IZ '-;,i" I a -- <d LONGACRES BUSINESS CENTER SW AERIAL VIEW OF PROPOSED SITE (BUILDINGS ONLY) 111111 -• ~ 2/11/2015 FOR REFERENCE ONLY 6? @ @--Ir-=:__: I I o-~ ---I I @- I o--1f--r ¥ I 4 ¥ tip ~ I ! 4 I OFFICE I 48832SF ' ' ' c,pcpcpcp cp cp cp cp cp ___ cp--@ ~I ' I I I I r-t-i_i_ ® I i I I I I I I i !+ --~-~-+---~ t·j I i i i --+---~--@ I F~~~~ ...... ~~~~~~~~co1-,--® I 0-1' 1 Fl, t I r,I I -8 ~~ FlOOII ""'!: ~ 1 • ·EB EXHIBIT 7 ~ C LLI NS m ;;o 3: > Z• -" .. """''·'···· "'-~'"· ".'""' -. "''"'"~' '. ,., ""'·- -"' • ""''· c,a_, oc·.-=...~,.~c., LONGACRES BUSINESS CENTER- BUILDING A SW27THlNAGIESA • ----- ISSUED cw.e-r -... ,.. ·r I I =~~· =:::;:I = LEVEL 1 -OVERALL I FLOOR PLAN -~~I V) z .....I .....I " W ERMAN u ,,;~ : al ~. ' .. ' ~ -• 1 • i ! i. I, s ! ii l •• ~ i ~ i , M ! _l1~ __________ i I ii I @ '7 8------- I I e--r--~-i e----+--r-(-T-- , 1, II I I I! I I e----+----~---+--- ' ,: : I I!: F 11 0 ~'-____ i,_ ___ JW---+--- ' ,, : ' e- e- I e-- e- ®- ©-- ®-- ®- ©- ®- I 11: ,: : . ' '' l'r!:7"11"'1:'1'1"a----a- I --llr· -t-- _J__ --Cl-----I Jh= __ J ' I I J.__j_ I -e-------e--- 1 I I t--t -----Iii--- __ _,,, I I f ' I I I I'--"" -I I I I I I I I : _j __ !---l---L-~-j_-~ _ _j __ I I I I j I I I I i I I ~----~---~----r!-----~---~---~---~---- ! OFFICEUJ.i ! I ! I WAREHoJSE ! I 41,845 SF I I I ! I l<l023S,F I ' . --t---t---<1---t----t----+-----t ---t - I I ' ~ , I I I I I I I I ! I I I L~-' V -j __ j __ j_ L j _ _i j I I I I I I " I I I = I I I I I I I I I ... I - I I I ' -4- 1 !1--, _ I Ii I I • C ® E !. • 8 ~~LEVEL 1 FLOOR Pl.AN~ ~ C LLI NS m ;:o 3: > z,, '"""'""''''"'''·". ,,.,,,,,,, ----------LONGACRES BUSINESS CENTER- OPERATIONS BUILDINr' SN W}l & MCHES I\ • -·~ fc---. .. , "'"-"l .. o,>,~-=---~~- ~~ ... - LEVEL 1 -OVERALL FLOOR PIAN AB2.1 """~"'--,:,;"""""" -------------------------------------------·-: : ii IJ~ ! V) .. I I :~, I I WUJ•Zc_ .. ' z I a:: ill o:: Q z ffi·i_ I I' 11 ,~ N i ....J u z w ... 15 ~· • i j N ' ....J " <5c;;t;;::~""-~ CJ I w ERMAN Z::::>~Wffi~ •·~ ie~ L, <( I 0 co a.. • ·l , ..... o ~ I l ~ ...J cc: i u al I ! I i 1 :~ ~~ ! e-' _j i I I --------el-----4----~· i i ! rr·- i • i ! ii i -----,l----~----~--~--f-i;i---- 1 I : : I I 8- i i i ii i -~-----El--~---41-------'----l---ei------ 1 · 1:1~ I : I 11 I i ! !!;~ i i i i Ii ' , ' ' ' 'I ' r --;--,-rrr--i-8 ' I I ' i : I , , : --~--1--~--1 I , , : ',;;.L_ ®- I I 1 ! ! --+ --1--+ -1 ! i i i • • • ' ' @ -1- I I •- ~ J-;;;;-.;;;;;_;,-~--;;;;,-,;.;-:;.' -=-,;;;;;.;i,-, =--;ir::~-""-!b_ -=1-1----l _:: I I -. ------------------------- V) z ....J ....J " W ERMAN V ~ ~ 8-'-- 1 I I I I e--r-~--r·-- e ---i---1Ml_ +--- .:: I '' '' '' ©--. --<>----oi-: +--- '' '' : : I '' ' '' e-----<>-----i--: . J,_ - '' 1: l I ,'' '' "--;-r....,-,;\'' :,:, +-. --. . -~ -----r~ e-l e- I ®-• I I i I ' ' iiJ,~f. ' ' : I ---t----0-------- , 'I! ! : '' I i! ! I -t--r:+-r --· I ,: : , I 1: ! ,, ' ®-----,-------~t--r--- , ~~ '' I tt;;; 1: : ' O':j ,: ! ®-----t---~,---<>---- ' ,: : I 11 I ' "I ~-... j«+, --Q----• I '! ' i -< _ _,,_ -®- I I ®---~~~~~~d.. ~ ~ ' ~ ; 11 · I I i I ' I " ! I 8 I I . ' I ' 'L, 111 I I _ _J j/ f(fJQD }) ., t? " West Hill ' ' ' ( ~. \ ! ; Nie 12Tf! ST Highland st Benson ' ' / / EXHIBIT 8 Effective FEMA Flood Insurance Rate Map Legend r.=-=; R~11ton C,zy I m10rs -Zo10J,<.L,O.,AH,A0-Regui.ltOI\I D ?nne X.-N•rn Rt,gul~1c.ry 0 0 25 0 5 1 Mi1es SL" 18:Jh'D ,~ ·., ?~blic \\<,rf, • Su!lare l'!aJer ~t,,,iy f",irri\.>al@ 11105/2J12 ·~\ / o.~ Mer:~,. Ct1.,; R~r,IO.i, fU,to C;f<!\\ ''"'""4 M•i ,~. 1WO. C<>dm R,,e· f\cod tS1uirJ a eo sp,:j.,1e6 ~ith FEMAC<eJor R:,e LCNR (Ca,e •h (,('.'(;.~569?) •l·P"''"' De,..,,,,,..,~ 2(0t i hi• doc,,rnant ts • graphic. rnr,,..na'":i~r, nat gua•artn~1 to ,ur,,:,y acc,·acy ao.d ,sbeocd or th,· bOS1 mro,maUc" ,.,.ial~~a• IJI' lhn ~k~, ,tx:·~·c, n,,. aix~" m\re<ioci le• Csy~·,pl•v p·.rp0>0,cnf1 ~ I I I I~., i I i=,..• I I I =i!ij ' ~·-· i ; I m1 i I ' /. -··-·-~----;Jr2;< ' ,\¥"":nvas:NO----__ ! ll I 1 i' '-............. ...... :z:- • I ___ L_ ' I I I ! . ' I I ' ii . " e:11 -" I ! ~ ' ,,... , ..... ~ ~ ·~ :5 • ~ "' . .. .. . ! . . . ; .. --1 .. --1 f J ! • l I ! co j I I __r l ' - 0 M 0 (j') ts 11 ! i I r1 w (j') a: a: (j') !; I~.' () w w I I li q <( z f-•5 0-Z i~ i:i... I ! ! . '' I ,c ..... 1 z gi w I "' I ' -CJ () "~ =!:, " ~ 1 1l i 0 Cll () • w I ~, _J ~!!! ~ ! ' l I 1 I g ' f' / 11 I / I I t' ' ' 5 ! I • , I ---1----'----!,__ ------------------ "M.'ffll Clvmr11Vll iliI-YiNvs NlillHJJION NU1DNl'1>1'ni:r ----- GEOTECHNICAL REPORT Long Acres Business Park SW 27th Avenue and Naches Avenue SW Renton, Washington Project No. T-7159 Terra Associates, Inc. Entire Document Available Upon Request EXHIBIT 11 Prepared for: Ryan Companies Phoenix, Arizona ,January 26, 2015 PRELIMINARY DRAINAGE REPORT Longacres Business Center Site Location: The site is located an the west side of Naches Avenue S. W. south of S. W.2'1"' St.(Strander Blvd.) Renton, Washington Prepared by: WHPaafic 12100 NE 1951h Street, Suite 300 Bothell, WA 98011 (425) 951-4800 Project Manager, Ted Everage PE 425-951-4887 teverage@whpacific.com Entire Document Available Upon Request Prepared: July 7, 2014 EXHIBIT 12 ! -~- (fJ w a: 0 <3 ~ z I '3 (fJ a: (fJ w w I-~z U) w ffi 0 ---- ;. t•. ~~ h ~ - ts 11.J I ~. i =--· . ! .iiJI i :::i:::a,11 ~!lh -- ...... z:- I ___ ,_ 1 II I I I I q ! I I' 5 I ! e 11 q I I ' I ' C'\I ' ' () @ ' I i' ! 1 ::, • ~ I: ! I i I ~ I 1 ! -! ----3= __ ---,f. __ MEMORANDUM DATE: February 4. 2015 TO: Vicki Grover City of Renton Public Works FROM: Jeff Haynie, P.E./Chris Forster. P.E. TENW SUBJECT: Longacres Business Center Traffic Impact Analysis TENW Project No. 5016 ~TENW Transportation Engineering Northwest Entire Document Available Upon Request This memorandum documents the traffic impact analysis completed for the proposed Longacres Business Center project. The project is located on a currently vacant site on the southwest corner of SW 27~ Street/Naches Ave SW in Renton, WA (see Figure l ). Executive Summary Project Description. The proposed project would include 2 standalone buildings totaling 240,000 square feet on a currently vacant site. The development will include a combination of general office, lab/ manufacturing/ assembly/packaging, and warehouse space. To be conservative for trip generation purposes and to allow the most flexibility for future tenants, this traffic impact study assumes the development will consist of 220,000 square feet of general office and 20,000 square feet of warehouse space. Vehicular access to the site would be provided at 4 separate access driveways from both SW 271h St and Naches Ave SW. The site access driveway on SW 27~ St is assumed to be restricted to right-in, right-out only. The remaining 3 driveways on Naches Ave SW will provide full access to all movements. Truck ingress/ egress will be provided at the southernmost access at the existing cul-de-sac. The project is expected to be completed and occupied in late 2016. For the analysis in this report, a 2017 horizon year was used. This project is located within Phase IV of the Boeing Longacres O/f;ce Park and is subject to the 2003 Development Agreement and Strander Agreement. Trip Generation. The proposed project is estimated to generate a total of 2.498 new weekday daily trips with 349 new trips occurring during the weekday Afv\ peak hour (307 entering, 42 exiling), and 334 new trips occurring during the weekday PM peak hour (57 entering, 277 exiling). Traffic Operations at Off-Site Intersections. Based on the results of a traffic operations analysis at 2 off-site study intersections, the study intersections currently operate al LOS A and B, and are expected to continue to operate at LOS A and B in 2017 without or with the proposed project. Access Analysis. The results of the site access operations analysis show that the movements exiling the site al all four driveways ore expected to operate at LOS A in 2017 with the proposed project. Mitigation. No significant adverse transportation impacts ore anticipated with the proposed Longacres Business Center development. Transportation impact fees ore anticipated to be required and will be determined prior to building permit issuance based on discussions with the City of Renton and Boeing. Trn 11400 ! EXHIBIT 14 Jperotions 1425) 889-6747 February 5, 2015 Mr. Jon Blaha Ryan Companies US, Inc. 50 South Tenth Street, Suite 300 Minneapolis, MN 55403-2012 RE: Confirmation of Environmental Setting Approximate 12-Acre Vacant Parcel Lots 27-31, Boeing Longacres Park Renton, King County, Washington Dear Jon: lrerracon Entire Document Available Upon Request Terracon Consultants, Inc. (Terracon) has been retained by Ryan Companies US, Inc. (Ryan) to provide confirmation of the general environmental setting for the approximate 12-acre vacant parcel legally described as Parcels 27 -31 of Boeing Longacres Park, City of Renton (City), King County, Washington (the Property). The Property includes the entirety of King County Tax Assessor Parcel Numbers 0886700270, 0886700280, 0886700290, 0886700300, and 0886700310. The Property is located in the northern half of Section 25, Township 23 N, Range 4 E and is immediately southwest of the intersection of SW 27th Street and Naches Avenue. Per your request, Terracon has prepared this letter to summarize our findings regarding the potential for wetlands, streams, lakes, and critical habitat to be present at the Property. Information reviewed by Terracon for these findings was limited to available on-line resources and/or from prior reports provided to Terracon from Ryan. Wetlands Terracon reviewed the National Wetlands Inventory (NWI) map, published by the U.S. Department of the Interior Fish and Wildlife Service (see attached). The NWI map did not identify a wetland area on or adjacent to the Property. A wetland area was identified approximately 250 feet south-southeast of the Property. A report entitled "Longacres Office Park, Surface Water Management Project, Conceptual Wetland Mitigation Plan" prepared for Boeing Commercial Airplane Group (Boeing) by Shapiro and Associates, Inc. (Shapiro); dated August 1998 (Shapiro Report) was prepared for a 164-acre parcel which included the Property. No wetland areas were identified on the Property. In addition, a flood insurance rate map (FIRM) for the site (see attached) identifies the Property is not in the I 00-year or 500-year flood zones. It should be understood that the Shapiro Report was performed in 1998. As such, Terracon infers that the information may be subject to change following a current review by a wetlands Environmental • Terracon Consuitants inc, 21905 64th Ave W Mountlake Terrace. WA. 98043 P 425-171-3304 F 425-771-3549 twracon.com ical • Materials EXHIBIT 15 (·, \ · .. I '. ; \'.;' \',Ii , I"-< $Jr: , I , ,.._ Ii :c·~ ;, ; \\\\\\_. 1zy \'.:(.$\l:'\",11:~ t·t•\l 1·,_ 111a Felmrnry 6, 2015 ML Clark Close City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 RE: Longacrcs Business Center Construction Mitigation Description Dear ML Close: I'],,·(''''· \ /. \·,,Iii' '~i¥Afl --,-,, =~ ' .,_i,-,1~c ,4s•,,,.. ,u,1,0.,,.,..r:; ' For Application Item 10, Construction Mitigation Description, Ryan Companies is prnviding the following items: I. Anticipated construction sta11 date is May, 2015 with completion in December, 2016. 2. Allowable working hours will be from 6:00 am lo 10:00 pm Monday-Friday and from 6:00 am to 6:00 pm on Saturday. It is not anticipated that work will occur overnight and on Sundays, however as condition., present themselves we reserve the ability to work off- hours and Sundays as necessary 10 maintain the construction schedule. J. The primary transportation roule anticipated to site via 405 will be 167 to Grady Way, Lind Ave. 27'\ and then Naches. A Haul Route plan is attached. 4. A dedicated traffic control is not anticipated, however as required this will he developed :n conj,mction with the City of Renton. 5. The attached site logistic plan addresses lhc location of the contractor trailer complex, parking. ~ite 5ccurity and silt fencing. and wash out and track out station~. 6. Dust comrol will be conlrolled on site with water as required. A Storm Water Pollution Protcdion Plan will be provided as part of the final civil design package. Please do not hesitate to contact Ryan Companies iC you have any ~ucstions m need further information. Sim.:erely. R~m1;,1:mies LT.~., Inc. t ~Wv~\p Dave Williams Team Leader Cc: Molly Carson. Ryan Companies U.S.. lnc. EXHIBIT 16 $W 27TH ST. C:>ntr~<Wr ,_.,. ' /._ ~ ;:) ,: ~ ,. NACHES AYE Longacres Business Park. Site Logistics Haul Route ''1,", .~, ~ ii''tii} : : ··.,.--,111111111111111 20030221002405 . Return Ad<i~ess Qffie<) of iiie C11¥ Cle~. Renton City Hall " --. 10~5 South GtadY Way Renton,WA9&055 0 ···- CITY OF RENTON AG 44 00 PAGi let OF 12& 02/21/21101 14 4S KXNG COUNTY, WI Document Title(s}(cr· ttansaci1oll$ conlfilned theii:lli). , -· -• 1 Development Agreem~t Reference Number(s) of Documents ass,gnelor ~le~d: (on page_ of documents(s)) Grantor(s),.(Lllst name first, then first name~ nuµals} l The Boemg C,impsny Gran~(s) (Las!, nanie first, then first name and nubals) 1 bty ofRentt>n Legal description (!ibb1evia(ed I e lot, block, plat or secl!Oll, township, range)"._ . . / / --P~rbon ofM~der Henry-be #46 PCL, STR 242304 TAXLOT 22 PCL 1 BOErt-lG,STR 242304 • T AXLOT 48 PCL LB'CiEING; STR 242304 TAXLOT 50 PCL J BOEING, STR 242'304 T AXLOT 52 PCL K BOEING, STR 242304 T AXLOT 55 PCL L BOEING, STR 242304 T AXLOT 71 PCL M BOEING, STR 2$2304·TAXLOT 2 PCLG BOEING, and STR 242304 TAXLOT 62 PCL F BOEING lli) Full legahs o~ p;g~ {~h i!l ofd<>C\lll)_ent ·. .. ' . •' . Assessor's Property Tu-Pm¢1/~ount N"111iiber Poruons of the followmg !/OOOSSP.QOO 1-07, #000580-0019-00, #000580-0018-08, #242304-0022-06, #242304-9048-06, #242304.,9050-01, #242304,9052.,09, #;i42304-9055-06, #242304-9071-06, #252304-9002-09 and #252304.,.~?§,2'66 _-.-· · -· · (03003-0J04/SB022180 328) Entire Document Available Upon Request EXHIBIT 17 Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 1 1n ·111111111111111 11 20060420001032 CITY OF RENTON AG 75 .00 PAGE001 OF 044 04/20/2006 14:19 KlNG COUNTY, UA Please pnnt or type mlimnation WASHINGTON STA TE RECORDER'S Cover Sheet (RCW 61.04) I Docu-~Dent Title(s) tor transactions contained therem): (all areas applicable [l) your document must be filled in) 11. Strnnder Agreement (CAG-02.:.211) 2. ·--···--.. -· ], ~ I -- I Reference Number(s) of Documents assigned or released: ! Additional reference # 's on page_ of document Grantor(s) (Last name first name. initials) --~ I. ..J:he Boeing._Companv_ 2. ---·---· ---·····--------· .. ·-·-- Addifional names on page __ of do<..·umem. - · Grantee(s) (La:st name first, then first name and initials) I. Citv of Renton 2. -------·---------- ' Additional names on page_ of document. ·- Legal description (abbreviated: i,c, lot block, plat or section, towns.hip, range) Beginning at the intersection of the North line of said Donation Land Claim No. 46 with the most Westerly line of Government Lot 13 in said Section 24;. ! Additional legal is on pages 8-12, 14, 19-23, 25-30, 32-40 of document. Assessor's Property Tax Parcel Acco~~! Number___ / I D Ass~~",,. fox# not yet assigned The Auditor/Re-corder will rely on the information provtded on the f<Jrm. The staff will not read the document to .. verify the ?.Ccuracy or <:_~mpletenes~ ... ~.~-f the indexi~~ information prl_!v.lded herein. -----·-···---·-----.. - ! am requesting an emergency nonstandard recording for an additional fee as provided in RCW 36.18.010. I understand that the recording processing requirements may cover up or otherwise obscure some part of the text on the original document. _j ---------------------------Signature of Requesting Pa11y Entire Document Available Upon Request EXHIBIT 18 ' z~\\F:\q ---~ ,11f ,/1 \'-:)I\ f/ \ l / '--': '....I L <F:rr}\'~~~>J1 \~\:::_);J ·-)l!J'\ij_ ~sw 27TH ST. Connection· Completed 2006 ~uPRR Track Relocation~ Begin Construction 2008-2009 "Overcrossing Connection~ Begin Construction 2010-2012 E!,TO t:....ooE~NG fu'lSF ..;~~K ,r"'':~ ~ ci'.:...,,cT•, -" ,,· . ' • ' ' i r ........ I' ,-., % "_ • , f ~d)]lffw· . l . ....... ,,. • · • h1r11 •• I @:lllmn""' ' ~-ll{difio ., ~J· . . . _, ·,l .,..--< .i b .-, ~ " ,J·<t:,; . _ _, .. -;'> -.~ "' .. r.fli~{ ,/' ,>\, .;.:! J ,~f!ffe,,_,.}i,,]~,· /'_,.-,,.. __ _._:.,it --,~,,ya;;r_;-"" EXHIBIT 19 ~:::~---0~ ~> . . -. :·1·-1., i"''" -·11 l L .. !', .• ·-4".,, .. ,,,,,,.n,.µ, r-,, ·[·• . I • .•.. ' r ·, ( .. ;·1 ·1 /f~.o] I I 1.·;1i,:g, .J l i i" . ~.~.L~.J!-: .. ,.L~ ' ,-. :w • " . . liit ''<jj~;:_~::.,..,,, r~;;!,;··---, - J,~m-~~ :,}'!, -~ ;~ J -··' It ... &(p-di\lili)'J [{j/£@ ~ ~ &@:"cifi§J,'i] ;4 ·,.,;··~~}t,,".,M' •#. of Application Date: February 12, 2015 Name: Longacres Business Center Site Address: SW Corner of SW 27th St and Naches Ave SW, Renton, WA Plan -Planning Review Engineering Review Comments Vicki Grover J 425-430-7291 I vgrover@rentonwa.gov Recommendations: • Grading plan needs to show existing contours, proposed contours and some spot elevations. • Include the required 12 inch water main connection to the City's water main in Oakesdale Ave. SW. This is a requirement to achieve the necessary fire flow for the development. The location shown within SW 27th Street is not allowed. Street frontage improvements are required based on the Strander Blvd Typical Roadway Section provided in the Pre-App. • The geotech is recommending surcharging the site. Is this a possibility? If so what will the building foundations be? If not what building foundations will be proposed? • Reference the storm water manual that you are designing to in the TIR. • See Pg. 4.3.4-15 in Chapter 4 of the 1990 KCSWDM for the peak rate runoff to be used for the Uniform Flow Analysis Method and the Backwater Analysis Method for pipe sizing. • Include the core requirements 1-7 and the special requirements 1-8 in Chapter 1 of the 1990 KCSWDM. Fire Review -Building Qlmm$1ts Corey Thomas j 425430-70l4 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $0.14 per square foot of commercial office/laboratory space and $0.08 per square foot of industrial/manufacturing space. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 5,250 gpm. A minimum of one hydrant is required within 150 feet of each structure and five additional hydrants are required within 300 feet of each structure. Applicant shall also meet maximum hydrant spacing of 600 feet on center. A looped water main is required to be installed around the buildings. Due to existing dead end mains feeding this area, it appears adequate fire flow is not available in this area. Further off site water main loops are required to provide adequate fire flow. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 3. Fire department apparatus access roadways are required within 150 feet of all points on the building. Fire lane sign age required for the onsite roadway. Required turning radius are 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide. Roadways shall support a minimum of a 30 ton vehicle and 322 psi point loading. 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. 5. All medical office buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40 inch by 84 inch stretcher. 6. The buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. 7. Applicant shall provide a completed Hazardous Material Inventory Statement prior to building permit issuance. Use of City of Renton form or approved equivalent is required. Ran: March 11, 2015 EXHIBIT 20 Page 1 of 3 PLAN REVIEW COMMENT;, LUAlS-000076 of Planning Review Comments Clark Close I 425-430-7289 I cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays is by permission only. No work is permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety {90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. Police Review Comments .. Recommendations: 258 CFS Estimated Annually POLICE RELATED COMMENTS Cyndie Parks 1425-4:30-7521 I cparks@rentonwa.gov To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy duty deadbolt installed with no less than a 11/2" throw when bolted. Glass windows in the trailer should be shatter resistant. I also recommend the business post the appropriate "No Trespassing" signs on the property while it's under construction. This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. Due to the isolated location of this site, the use of private security personnel to patrol the site during the hours of darkness is recommended. All exterior doors should be made of solid metal or metal over wood, with heavy duty deadbolt locks, latch guards or pry resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing, as these areas could be vulnerable to crime due to the lack of natural surveillance by business customers or employees. It is recommended that the commercial areas be monitored with recorded security alarm systems installed. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to patrol the property during those times. It is important to direct all foot traffic towards the main entrance of the buildings. Any alternative employee entrances should have controlled access doors to prevent trespassing. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for both employees and customers. Both structures should have building numbers clearly posted with numbers at least 12" in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility-not too dense and not too high. Too much Ran: March 11, 2015 Page 2 of3 PLAN REVIEW COMMENT!> LUAlS-000076 of -,,0' landscaping will make customers and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary. With the expanse of land surrounding this site, there is also the possibility of attracting transients to this area. It's important to keep the dumpster areas located within a housing and locked when not in use. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. Contact Holly Trader, 425.430.7519 when you would like to make an appointment. Technical Services Comments Bob Mac Onie f 425-430-7369 I bmaconie@rentonwa.gov Recommendations: Short Plat: Bob Mac Onie 02/19/2015 This project requires a Lot Combination into a single lot or a lot line adjustment such that the required parking is on the same lot as each structure. Community Services Comments c ;, ,, ... Leslie Betlach I 425-430'6619 f lbetlach@rentpnwa,gov Recommendations: A. A sidewalk was recently constructed on the north side of SW 27th Street. The sidewalk is to serve both pedestrians and bicyclists until a separated multi-use trail is constructed. The City recommends a crosswalk crossing from the south side of SW 27th Street to the north side for connectivity. B. There are no impacts to parks. C. Street trees -On SW 27th Street 1. At the SW corner of 27th/Naches is a stop sign and street light. The first tree shall be planted 40 feet from the stop sign. 2. Do not plant closer than 30 feet from street lights. 3. Too many street trees shown. Spacing shall be 1 tree every 50 feet and not closer (equal to 6 trees total). 4. Maintain a minimum distance of 6 feet to a fire hydrant. 5. Apply similar treatment to area from last westerly tree shown to the west property line. 6. Add sidewalk between planting strip and property line. On Naches Ave SW 7. Show only 14 street trees (currently shows too many trees). One tree every 50 feet of frontage. 8. Eliminate street tree at mid-entrance to plot -south tree. Cul-de-Sac Street (Naches Ave SW) 9. Show only 5 street trees. Species Selection for street trees 10. Do not use Quercus robur, other oak species of any nut producing trees. 11. Tilia cordata 'Greenspire' is a poor cultivar, do not use and select other cultivar or species. Ran: March 11, 2015 Page 3 of 3 \\'\,'\\.' HY \:'\U)\IP \;',,IF:-;< (l,\! March 18, 2015 Mr. Clark Close City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 RE: Longacrcs Business Park Ground Improvements Dear Mr. Close: I\Y.\" Ul\!I' \"'-..;J1,::--; L::-. 1'-1. \l)l\r1 1-:. C:1mclb.Kk Rd Suit<.: 11111 l'hnl'ni-.:_ \Z rFilll/>l 602.122--f, Ulil phnnr (,02-.'122 (dill) fa\ · iYAtr ----' 1Ut<~1~G <~•"'"' Se<~r1Ql'lfl1VS As recommended in the Geolechnical Repo1t prepared by Terra Associates, Inc dated January 26, 2015, a pmtion of the 2-story building area will require surcharging to obtain the desired net allowable bearing capacity for the conventional spread footing design of 3,000psf. The surcharge program consists of placing a minimum of 5' of fill material over the bnilding footprint to pre-consolidate the compressible soils as indicated on Figure 3 of Terra's Geotechnical Report. It i,; anticipated that the total settlement under the surcharge fill will be in the range of 4-5". Settlement markers will be installed on the existing grade and monitored by Te1rn Associates until the anticipated settlements have occurred. For the 3-story building, the desired net allowable bearing capacity of the spread footing design is 4,000psf and an alternate ground improvement technique is required. Methods to accomplish this will either be vibrated stone columns or aggregate rammed piers. Both of these methods create highly densified colunrns of graded aggregate that would extend through the upper softer soils a short depth into the underlying dense sands. Once installed, conventional spread footing foundations will bear immediately above the stone columns. This ground improvement technique will be completed on a design/build approach by a specialty contractor. Please do not hesitate to contact Ryan Companies if you have any questions or need further information. Sincerely, Ryan Companies US. Inc. ~<Lt,~ Dave Williams, Team Leader Cc: Molly Carson, Ryan Companies US, Inc. Page J or I City,. nton Department of Community & Economic elopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMUNITY SERVICES COMMENTS DUE: MARCH 1, 2015 APPLICATION NO: LUAlS-000076, ECF, SA-H DATE CIRCULATED: FEBRUARY 17, 2017 APPLICANT: Molly Carson, Ryan Companies PROJECT MANAGER: Clark H. Close PROJECT TITLE: Longacres Business Center PROJECT REVIEWER: SITE AREA: 513,888 square feet EXISTING BLDG AREA (gross): LOCATION: SW 27'h Ave & Naches Ave SW PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant, Ryan Companies U.S. Inc., is requesting Hearing Examiner Site Plan Review and SEPA Environmental Review for two (2) standalone buildings totaling 250,825 square feet. The vacant 11.8 acre site, called Longacres Business Center, consists of five (5) parcels (APN 088670-0270, -0280, -0290, -0300, and -0310) at the SW Corner of SW 27th St and Naches Ave SW. Building A is a three-story 146,910 SF general office use building and Building B is a two-story general office, laboratory, and warehouse space building. The two buildings will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. The site is part of the original 158 acres of property known as the Longacres Office Park. Site access will be served through a single right in/right out only to SW 27th St, two entrances along Naches Ave SW, and a four off the existing cul-de-sac. The project site is located in the Employment Area Valley (EAV) land use designation and the Commercial Office (CO) zone. The site plan includes 790 parking stalls with a minimum 10-foot wide landscaped perimeter with up to 30 feet along SW 27th St with berming. The site contains High Seismic Hazards. The site is not in the 100-year flood zone and currently no wetlands, streams, lakes or critical habitats are identified on the property. There are nine (9) significant trees onsite and the applicant is not proposing to retain any trees. The applicant submitted a Geotechnical Study by Terra Associates, Inc. (dated January 26, 2015); a Traffic Impact Analysis by Transportation Engineering Northwest (dated February 4, 2015); a Preliminary Drainage Report by WHPacific (dated July 7, 2014); and an Environmental Setting Report by Terracon Consultants, Inc. (dated February 5, 2015). The project site was included in the design of the existing storm drainage treatment system located across Naches Ave SW to the south and east of the project. A. ENVIRONMENTAL IMPACT (e.g. Nan-Cade) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Hausina Air Aesthetics Water Liaht/Glore Plants Recreation land/Shoreline Use Utilities Animals TronsrJortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Presetvation Airport Environment lD~OOOFeet 14.()(}(J f:pp~ 8. POL/CY-RELATED COMMENTS ~~/lcJ~~ We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information i e ded to properly assess this proposal. cJ_ -ad-iS Date C. CODE-RELATED COMMENTS S+.-«..t T,..u-> -0 "-S w ::> 1 $;fr.<J CD A-+ --t-L. s. l,J eo r (V-f i, ::i 1 / A ~ ck r ; > (, s'"lb r s '7'1 .... ,;~ 1--rr, --P. n; + ~ sk u fu._ (' /;:,.,_ ~ 'fO (!-«-1-4n *-- <:+op<; ~'jl'l . (i) 'ci o n-o + rt"' .,A-LLJ c;.,.r ~O"I -x o CLe1 ~ s~ /; M. (D loo /Ill~\ sW-~ .sk,ou,t,. ~ ,._,,., s. ka /( ~ ( ~ bJU l 50 (!.l.fl)--a""t2 /\Of-<..lo.-..e.,, ~ (g~ rue; -h,-hz{ (fj ff.14· ),_k-,., a ,..,. ; 11; rV\a tv1. JA c +,, ,, CL ~ ti, ~ -f.o q_ 4,__ 1-.i~ . C9 4iP~ <:~IV<; lu-fr._,,,J~ i ~ ~ /4.,_+ W:.i,.-hJl( k ~bit -fi --th_ INLS.tff1l~ /,N_ - @ ixli! <' k..,, [ \t-6vko,,.._ 7\M-lt; <;_ .k>p t f>' ...,,, b ;/,<, ,_. 0 A. I\ c.c.L-'-7 ~ (D Skow ~,..11 1t.f sW-'1<U~ -Cur~ rluw1 ilD ~ ~ _ 1 1vu_, / suteJ 1 ~- (§) El~ ""'-f"' Je.-S, +rtd-~ a.f-J/1. ~ ~ -~ vt'--'--'it) t· lo+ ~ Suu.#\.~ -Lu/µ_~(<--SM-(SwseJ s~'.") @) $MIi..) Dtl4f 5A-/v,us ~t"' ~~.(:,.,_ S~tru~ ro~ @ D o r-.) -1--\J,(,..L Qu.u-t.t.< s (1) \...... 1 0 -rfur O c;; {c_ ~ ,u..i,'t..., or . ~ 0-4-ffb~7k~6.-. . ® -r; I:~ u,rJe-h G(f"(M\~-F/f__ _ -poor o.,,./-Rv<if dot1-,stuv...... -./-S <--\uf O tw-r Gvl. I~ v C,.r o < ~ t! '> 1 1CY We have reviewed this application with particular attention to those areas in hi h · or areas where additional information is needed to properly assess this propos:f. c we have expertise and have identified areas of probable impact Signature of Director or Authorized Representative Date NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NONSIGNIFICANCE-MITIGATEO (ONS-M) A Mo,,., •Ppico~on ho, Non fil<d ond ot<opu,<I wltll lho Doportmonl otC<>mmunify I. fconarnk O...oiopm<ffl lCfll) -Plonnl111 DMllon ol tl>o City of Ronton. Tho follo\l<ln1 Molly <loS<~l>u tho application ,nd tho n.-..ry OATIOFr.ortctOF APPLIC.0.1101<1: !'oi>Nory 17,itlll lAflD IJS,E ~IJMllH: cUA!.S-000076, ECF, IA·H PROJEc1' W.ME: L.on,111:rm Bu,irt<" C•"ter PIIOJfCTOESCRlP110N: Tho appllc:ant, Rvan C:omponle, U.5 Inc, Is requ .. tin11 Hoar1n1 Exam,_ Sito Plan Aell<<w and SEP.I. En,,mnmont,I R.,.,.w for t'#O Ill mndilono bulld1n1• 1Dti1lm11 l5D,8i5 sijuare r .. t. Tho Yi<.11nt lU we ~te, <allrd t.ongat1•• 5.,,;,,.,. Cent or, conmh of AWi Ill pmet• IP.PN aaa&lMl10, -01!0. ·0190, ·OlOO, and - 0:110) at tli• SW Cornor of S'N 17tli st ,<><I "la<lleo AVft SW Buddl"I A 1, a th•«->lO<V 146.\llO SF ton•ral offito UIO bulldin1 ,nd Bulldln1 B 1, a twt,-story I""'"" offi"", iatloratory, and wa,ohouso 'Pl''" Ou1ld1rc. Thi two bu<ldlo11 wll incori,or:ato ul!-<1p c;ncr11ta p1nol1 m COOJUn<tion w,th ,. .. 1 lr:amln1 •nll l11ht PUI< mo"I con=~onw,th h01prt:, at ,ou1nlv 46 leu and l6 ltt<. -rt,e ~I< ~ port of tho Dnlm•I 158 "'"' of proporty kn""n •• Lhe "'"""'' .. DIii« P•<L '.to """" will OIi '"""° thmoih, ,1ngle ,ight ;e/nsh,oui only 10 SW Ulh s~ two eninnc" ,1on1 Noelia A•• SW, and• fou, olfth• e•l«tngcul.,ja-uc. Th< pruioc1,,101, loci!od.ntl\e Employmonl """ v,11 .. IEAII) land useOe~ona<>d the COmm••c•al Office (WI mne. Tho slto plan lndud•• 190 pa,•,ng >1alls ..tth • m1n1mum 10.foot .,,~ landscaped ponm...,.witfl up lo 30 feel aiO"i SW l)th St ,,;,1, Oormlrc. The 51lo <»ntalm High Selsmlr. HEard5. Tuo "lo Is not in th< 100-~or ~000 '"'" ,na cumiott,, so wella!'ld>. "'""'~ lak., o, mUcol h,b,toU •"' ,Oornlned on tho P"'!>fflY Tltu1 an,"""" [91 Ml'J•flcant 1, .. , oo,~• and tM appfl<>nt i, oot p<O?<»•n&10 ret.>ln '"¥ ll'H<. Th• oppll<ant ,ubnJ,Ued , Ge<l!echnlcal St<Xfv II'( Torra AUo<>ms, In<. llia!Od January 26, lOlSI; , Traffic Impact ""•lv<I• b¥ Tr>nsportat,on <F11•ne&r<o1 No,thWesl ldoted Feo,u,r; 4, lO!.SI; • P,ollmlna'I' On,nap Reoo<'I bv w~Pac,11< {Oiled Mv 7, 1014]; •nd ,n £n»ronmental S.Ulns ~epor1 b'I Terracon t:onoultant>. lac. ldaloO Fo!>rw<ry S, 1015). The projo<t •~• "'"' loclu<lod In the do,•l'I ol tho 0>0iti"1 ,!Orm ~1001• l!'Ntmoffl "'"""" •<><ated •=" ~>Ches.._ .. .;w,o !ho ,nutli onll Hilo! the orojoct 'iW Camor or SW ll~ St. Nache• .... SW OPTIONAi. OatllMINATION OF HOfH,IGNIFfct.Na, MlllliATUl JDHS-M): .... !hi! LHd A&•ncv. Iii• Ciry o! ~n!<rn hn doto,m,ntd that ,11n,llcont ,nv~oomontal ,m~IS oro unl,<olv ,o ""'"" ham lhe p,opOSed pm~ Thori,l,:r,e, OS perTn1Uor:i "ndor tho RCW 43.llC:.llO. tile CIIV of Ronlon II usinl the Optional ONS..M pr<u:e., to P nolla Utot • ONS-r.t i< lilot!t, to be,,....,;. Cnmm.nt pe"tods for lho pr<)JK'< and th• P"'PDffd Dll~M are ontqn,111<1 into• ,1n1I• CDmmont penad. Thu• w,II be oo commoM pe~od foil""'ll"C the I""'"'" of the Thro,hold O.tormlnadon of ""'"''lf"'ficonc~Mltlpted lD~s.MI Th" m..,. be Lhe only opp:,rn,nL,:yto i:omm,nton lllo envirorwnenl>l lm-1>0! Lhe propc,ul. A 14-<111¥ IP[IHI parlod will follow th• Issuance otthl! OfolS.M. PERMIT N'PUCATION OATt: N011CE OfCOMPUT! APl"l.fCATic:.I: APl'LJCAl'IT: PflOJECTCONTACT POISDII: '""'"''"I 17, 1015 Moll'f CII....,, ~'f"n COfflpMI .. US. lnc. / 3900 E. Camolba<k RNd, -1DO/-!<,IJ. fl50LI 01 .. wnn,...., rt.,.n Cam!*lies us. inc. / l90r:f E. CAmelbKI< A....i. 5uHollXJ/Phoe<!ia.lJ. 8SllLI .. Bulidln11,CansuuctkHr,51&n,aodF1ro"""'1~ Goota<hnlal StlXfy. T,olflc lmpacl Analy>I>, Prolffll1111ry Oral"'1t• Aoport, and Enulto,...,._I s.nllll Ao[Hln Oop•rtm""' ol Cammunil'/ I Eoonamlc o .. olnpmont !CEO)-Plannin1 Dl•l<l<>JI, s.r.th ~--O,:Y Koll, =s 5<>"'" GradvW,y, RoMOO, WA ,_, Renton Cl,:Y Hall louted •< 1055 South Gr11<1¥ Wry Th• ,uo1ee1 ,11, 1, <1e>11nated Em~t Area Vllfllt!' (EA~ on tho Citv of ~onton CnmlJl"<henSWO Lllnd u .. Map and Comm~of Offli:1 (CO) on tho Or/< 1onin1M•P· l'nvlromiontal[SEJ'AIChec•llo, The projectw,11 be ,ubJul lotli• Cltv'• 5EPA o,dlna11<11, DK4-?·U08; ...._.;.+ 060: 4-9-070 ,nd athor >Pllllabi.. code< >nO "l'JlltlOOS •• •ppro,:rr,ltf. n,0 followfnl Mltlptlon Me.,uros ,.,11 lli<elv bo ,mpo,ed oo th• ?•opOw<I P<OJ<<'l. Those rocom.,....,.deo M~1a1,on Mea,"rw, a,:kl,e,o P"'J•C11m!>'C1< nal ,0,,.,..;'""""""'"'""dna<>d ro1u1at1on1 .. crtod-. strudion shalt be requill!d to "'mply with the recommendations ,e Geotechnlc:ol Engirieerlng Study prepared by Terra Associotes, January 26, 2015}. ,. """'-" murt l,o IUbmlltad In wrilll'tl Ill a.r1< H. Cla<e, llDOdau, Plonntr, CED -P....,ll'tl ;,ay Way, llol!lb>lt. WA !1057, b'j s:m PM.., Mordr I, 21):lS, l1'lls molUf 1, -tllnlltlvtly h•ornll.., April 14,2111.,. ot u,m om.council Chomt>e,., Sevonth floor. R•nlon c,ry Hall, l055 ton. il"fllu ore lntfrened In .nen<l<na<he M,<i"i, ploo .. «ihtael !he Plllnnln, Division I<! en,uro ,ot been ,.,..,hedulH at l4lSI 4J0.6578. Followlr"C the 1,.uanr:• of 10• 5£PA Ceto,mlnatlon, you , he,nn, ,nd pr .. onl"fllU' """""""t'l reprdlnt tho p,opcul t>eJane ,ho Haarln1 ExamoMr. If \'0 11 ·!hi, propo<al. or wklh 10 be mado • !>'rf'/ of ,ec,rrd and re<<~ •_ddWonol inlormatlon b1 mal~ ,jffl mon•I"'· Arr{One wno ,ubmlts w,1non commoalS wlll •ulomaucally l>Ktrme a party of recor '•nv dod,I~ on th" pm)o<t. 'ERSON: Clark H, Close, Associate Planner; Tel: (425) 430-7289; ,e@rentonwa.gov If vuu wOUd ll~e 10 be mode, porri, of roc:ord I<! rocei'\Hr furthor mfo,ma!lon on thl• p,opcuad projttt. compleNe <hi• be-mod•, ?Ort'/ of .-econ! I<! '""'t,o, funlm ,nf"""'~on"" tto,, ptopoHd o•oiect, ,n""4"ot• <hf< form and"""'" 10: City of~enton, CEC -Pl,nnifll o ... llon, 1055 So. G,011¥ W•v, Ronlon, WI< 98057 oty of !lento,\ CEO -Plaoni"II Ot.iojon, 1055 So. Gr!Kly W/l'i. Renton, WA 9110S 7 """'"''''' "°·' l.<llll"<rosBu,lno" C...tor/lUAl5-000076. ECF, SA-~ I""'"' eu,,neu c.n .. r/LUAl§-O(I007ti, ECf. ,;A.H TEL£PHOME NO ----------- CERTIFICATION I, Clfr'/Ct-µ, Ci,osC . hereby certify that 7 copies of the above document were posted in -2_ conspicuous places or nearby the described property on Date: __ 2-_ .... ( l-'-7_,_/_I c;-____ _ Signed : _ _,,Cffi"'-"-:a-'-,4__:_,f;(_· _,_(..::_ft_"-----------'""·----- STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that---------------- signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: Notary Public in and for the State of Washington Notary (Print): ---------------- My appointment expires: ________________ _ Maria Laura Musso Escude Applicant Phil Olbrechts Hearing Examiner (Signature of Sender): STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Jennifer Cisneros signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: --------Notary Public in and for the State of Washington Notary (Print): ________________________ _ My appointment expires: SR900/Tukwila NCL to SR 167 Wye-Concrete Pavement Rehabilitation LUAlS-000036, V-H template -affidavit of service by mailing On the 17th day of February, 2015, I deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: Agencies Dave Williams Molly Carson, Ryan Companies Mark Clement, The Boeing Company 300' Surrounding Property Owners (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING ) "-, ) ss ) See Attached Contact Applicant Owner See Attached ,,,,,,\\\\\\l\ I certify that I know or have satisfactory evidence that Sabrina Mirante g'~O;;.!,f:otz.-.·,. signed this instrument and acknowledged it to be his/her/their free and voluntary act for th€use.,~~8u "!&~~,'< -;J)"'.H¥"fP~ I"':/, mentioned in the instrument. 3 ,A " -t>., 1,i CJl ;; ,' -~ ~ ,/ Dated: ,,,. -.1 .,0 .... ;~ ,;. ::;;.,.,~"' --· [ebaua";j I 1 ,IOtS-, 'l. :..\ 1,. c5>. 8L1t f ---=~""'-...!...sz:.t.lL:l~).....-----'/.~~''r,,;,:.'~.-,.,ic..,..;,,.",;;..--· ~~'tt! "~"'''''''':\ 0 -~-=;.· ,, ,;;(1'4S HI'°'<\:-,'.:' Notary (Print): _____ l-f'-'o"-~-f---?,_,__.m""-"µ"'-"«5:1,,;1. ________ 1 _ 11 _11_11_'_"_''_'' __ My appointment expires: ~ c,..s.+ J 'l, ;;_ or~ Longacres Business Center LUAlS-000076, ECF, SA-H template· affidavit of seivice by mailing Dept. of Ecology ** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers*** Depart. of Natural Resources PO Box4701S Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: $EPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS} WDFW -Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept.* 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 -172"d Avenue SE Auburn, WA 98092 Ouwamish Tribal Office* Muckleshoot Cultural Resources Program * 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 3901S 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation* Environmental Planning Supervisor Attn: Gretchen Kaehler Ms. Shirley Marroquin PO Box 48343 201 S. Jackson ST, MS KSC-NR-OSO Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Tim McHarg Attn: Jack Pace Director of Community Development Acting Community Dev. Director 12835 Newcastle Way, Ste 200 220 Fourth Avenue South Newcastle, WA 98056 Kent, WA 98032-589S Puget Sound Energy City a/Tukwila Kathy Johnson, Steve Lancaster, Responsible Official 3551101 h Ave NE 6200 Southcenter Blvd. Mailstop EST 11 W Tukwila, WA 98188 Bellevue, WA 98004 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the E.nvironmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ***Department of Natural Resources ls emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing Mark Clement BOEING COMPANY THE PO BOX 3707 M/C 20-00 Seattle. WA 98124 Mollv Carson Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix. AZ 850182653 Joel Wage Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix, AZ 85018 Propertv Tax Division BOEING. PO BOX 3707 M/C 20-00 Seattle. WA 95124 Dave Williams Ryan Companies US, Inc. 3900 E Camelback Rd, 100 Phoenix, AZ 850182653 Longacres Renton, LLC 3900 E Camelback Rd, 100 Phoenix. AZ 85018 886700310 886700320 886700321 BOEING COMPANY THE GARDA SUPPLIES RENTAL & SER GAR DA SUPPLIES RENTAL & SER PO BOX 3707 M/C 20-00 700 S FEDERAL HWY #300 2985 Naches Ave SW SEATTLE, WA 98124 BOCA RATON, FL 33432 Renton, WA 98057 886700330 886700330 2523049004 FEDERAL RESERVE BK SAN FRAN FEDERAL RESERVE BK SANFRAN RENTON CITY OF 101 MARKET ST 2700 Naches Ave SW 1055 S GRADY WAY SAN FRANCISCO, CA 94105 Renton, WA 98057 RENTON, WA 98055 '{.. · ..... , .... _. ... ,,.,>,<J,1.;...... ' • . ' ' -·~- r ~'",,.., City of ) • r r , ., f I .\ ( ·.) f I NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NONSIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: LAND USE NUMBER: PROJECT NAME: February 17, 2015 LUAlS-000076, ECF, SA-H Longacres Business Center PROJECT DESCRIPTION: The applicant, Ryan Companies U.S. Inc., is requesting Hearing Examiner Site Plan Review and SEPA Environmental Review for two (2) standalone buildings totaling 250,825 square feet. The vacant 11.8 acre site, called Longacres Business Center, consists of five (5) parcels {APN 088670-0270, -0280, -0290, -0300, and- 0310) at the SW Corner of SW 27th St and Naches Ave SW. Building A is a three-story 146,910 SF general office use building and Building B is a two-story general office, laboratory, and warehouse space building. The two buildings will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction with heights at roughly 46 feet and 36 feet. The site is part of the original 1S8 acres of property known as the Longacres Office Park. Site access will be served through a single right in/right out only to SW 27th St, two entrances along Naches Ave SW, and a four off the existing cul-de-sac. The project site is located in the Employment Area Valley (EAV) land use designation and the Commercial Office {CO) zone. The site plan includes 790 parking stalls with a minimum 10-foot wide landscaped perimeter with up to 30 feet along SW 27th St with berming. The site contains High Seismic Hazards. The site is not in the 100-year flood zone and currently no wetlands, streams, lakes or critical habitats are identified on the property. There are nine (9) significant trees onsite and the applicant is not proposing to retain any trees. The applicant submitted a Geotechnical Study by Terra Associates, Inc. (dated January 26, 201S); a Traffic Impact Analysis by Transportation Engineering Northwest (dated February 4, 2015); a Preliminary Drainage Report by WHPacific (dated July 7, 2014); and an Environmental Setting Report by Terracon Consultants, Inc. (dated February 5, 2015). The project site was included in the design of the existing storm drainage treatment system located across Naches Ave SW to the south and east of the project. PROJECT LOCATION: SW Corner of SW 27 1 " St & Naches Ave SW OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional ONS-M process to give notice that a ONS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Nonsignificance·Mitigated (DNS-M). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: APPLICANT: PROJECT CONTACT PERSON: February 12, 2015 February 17, 2015 Molly carson, Ryan Companies US, Inc:./ 3900 E. Camelback Road, Suite 100 / Phoenix, AZ 85018 Dave Williams, Ryan Companies US, Inc:./ 3900 E. Camelback Road, Suite 100 / Phoenix, AZ 85018 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED-Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Longacres Business Center/LUAlS-000076, ECF, SA~H NAME'---------------------------------- MAILING ADDRESS:---------------CITY/STATE/ZIP: _________ _ TELEPHONE NO.:---------------- Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: Environmental (SEPA) Review, Site Plan Review-Hearing Examiner Building, Construction, Sign, and Fire Permits Geotechnlcal Study, Traffic Impact Analysis, Preliminary Drainage Report, and Environmental Setting Report Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for April 14, 2015 before the Renton Hearing Examiner in Renton Council Chambers at 11:00 am on the 7th floor of Renton City Hall located at 1055 South Grady Way. The subject site is designated Employment Area Valley (EAV) on the City of Renton Comprehensive Land Use Map and Commercial Office (CO) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-1208; 4-4; 4-6- 060; 4-9-070 and other applicable codes and regulations as appropriate. The following Mitigation Measures wi1l likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. • Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Terra Associates, Inc. (dated January 26, 2015}. Comments on the above application must be submitted in writing to Clark H. Close, Associate Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on March 3, 2015. This matter is also tentatively scheduled for a public hearing on April 14, 2015, at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430·6578. Following the issuance of the SEPA Determination, you may still appear at the hearing and present your comments regarding the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED-Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Longacres Business Center/LUA15·000076, ECF, SA-H NAME'----------------------------------- MAILING ADDRESS, ________________ CITY/STATE/ZIP: _________ _ TELEPHONE NO.: _____________ _ Cu,~TACT PERSON: Clark H. Close, A~sociate Planner; Tel: (425) 430-7289; Email: cclose@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Denis Law Mayor February 17, 2015 Dave Williams Ryan Companies 3900 E Camelback, Ste 100 Phoenix, AZ 85018 Community & Economic Development Department C.E."Chip"Vincent, Administrator Subject: Notice of Complete Application Longacres Business Center, LUAlS-000076, ECF, SA-H Dear Mr. Williams: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on March 16, 2015. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on April 14, 2015 at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Associate Planner cc: Longacres Renton, LLC / Owner(s) Molly Carson/ Applicant Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 , rentonwa.gov City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Longacres Renton, LLC NAME: (Entity has access agreement with Land Seller Longacres Business Center and is In the process of executing Purchase & Sale Agn,ement.) ADDRESS: 3900 E. Camelback, Suite 100 PAOJECT/ADDRESS(S)/LOCATION AND ZIP CODE: SW 27'" Ave. & Naches Ave. SW Renton, WA, 98057 CITY: Phoenix, AZ. ZIP: 85018 TELEPHONE NUMBER: 602-322-6100 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 0886700300, 088670,a<>, 0886700210, 086670029q; "88670031 0 APPLICANT {if other than owner) NAME: Molly Carson EXISTING LAND USE(SJ:Vacant COMPANY (if applicable): Ryan Companies U.S., Inc. PROPOSED LAND USE(S): Office, Laboratory, and Warehouse EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: 3900 E. Camel back, Suite 100 Employment Area Valley PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Phoenix, AZ ZIP: 85018 (H applicable): n/a TELEPHONE NUMBER: 602-322-6100 EXISTING ZONING: Commercial Office CONTACT PERSON PROPOSED ZONING (If applicable): n/a NAME: Dave Williams SITE AREA (in square feet): 513,888SF SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (If applicable): Ryan Companies DEDICATED: 0 SF SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 3900 E. Camel back, Sutte 100 OSF PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Phoenix, AZ. ZIP: 85018 ACRE (if applicable): nla TELEPHONE NUMBER AND EMAIL ADDRESS: 602-322· NUMBER OF PROPOSED LOTS (If applicable); 6126; Dave.Wllliams@ryancomruini!1H2!!! n/a --,, ,-r-·;, NUMBER OF NEW DWELLING . !if.a~il:il!Sl<ij;-~ FFR 1 2 2015 C:\Us=\jwage\AppDatallocal\Microsof\\Windows\T-orary Internet Fi1es\Cont<nt.Outlook\9I89RS9U\04_Site Plan Review -Land Use Permit Master Appli<ation Fonn.doc -1 -CITY OF RENTOl¢i11 PLANNING DIVISION PROJE. INFORMATION continued NUMBER OF EXISTING DWELLING UNITS (if applicable): n/a PROJECT VALUE: $28,500,000 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): n/a IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (ii applicable): n/a SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (If applicable): n/a SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL [J AQUIFIER PROTECTION AREA ONE [J AQUIFIER PROTECTION AREA TWO BUILIDINGS (if applicable): -240.000 SF (For more detail. see Site Plan\ SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): n/a NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (tt applicable): -106,667 SF /For more detail, see Site Plan\ NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (ff applicable): 600 [J FLOOD HAZARD AREA [J GEOLOGIC HAZARD [J HABITAT CONSERVATION [J SHORELINE STREAMS & LAKES [J WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ SQ.fl. ___ sq.ft. ___ sq.ft. ___ sq.ft. (Attach leaal descrintion on seDarate sheet with the followina information Included) SITUATE IN THE QUARTER OF SECTION_, TOWNSHIP_, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) , declare under penalty of pe~ury under the laws of the State of Washington that I am (please check one)_ the current owner of the property Involved in this appllcatlon or_ the authorized representative to act for a corporation (please attach proof of authorizaijon) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belle!. Signature of Owner/Representative STATE OF ARIZONA COUNTY OF MARICOPA ss Date Signature of Owner/Representative I certify that I know or have satisfactory evidence that----------- signed this instrument and acknowledge It to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. Dated Notary Public in and for the State of Arizona Date Notary (Print):----------------- My appointment expires:----------------- C:\Users~wage\AppData\LocallMicrosoft\Windows\Tcmporary Internet Files\CootenLOutlook\9l89R59UI04_Site Plan Review· Land U,e Pemiit Master Application Fann.doc -2 -03/ll ... .. Fomi WA-5 (6/76} Commitment EXHIBIT 'A' LEGAL DESCRIPTION: PARCELi: FIie No.: NCS-694164-WAl Page No. 2 LOTS 29 AND 31 OF BOEING LONGACRES PROPERTY, SECOND AMENDED BINOING SITE PLAN NO. LUA-02-022- BSP, RECORDED MAY 4, 2005 IN VOLUME 228 OF PLATS AT PAGES 22 THROUGH 28 UNDER RECORDING NO. 20050504000673, AS AMENDED BY LOT LINE ADJUSTMENT NO. LUA 07-068-LLA, RECORDED SEPTEMBER 11, 2007 UNDER RECORDING NO. 20070911900008 IN KING COUNTY, WASHINGTON. PARCEL II: LOTS B, C AND D OF LOT LINE ADJUSTMENT NO. LUA-11-049-LLA, RECORDED SEPTEMBER 13, 2013 UNDER RECORDING N0.20130913900001 IN KING COUNTY, WASHINGTON; EXCEPTING THEREFROM THAT PORTION CONVEYED TO BNSF RAILWAY COMPANY, A DELAWARE CORPORATION AND BN LEASING CORPORATION, A DELAWARE CORPORATION, BY BARGAIN AND SALE DEED RECRODED DECEMBER 6, 2013 UNDER RECORDING NO. 20131206001379; EXCEPTING THEREFROM THAT PORTION CONVEYED TO QTY OF RENTON, A WASHINGTON MUNICIPAL CORPORATION, BY QUITCLAIM DEED RECORDED NOVEMBER 25, 2013 UNDER RECORDING NO. 20131125000546. PARCEL III: TRACT H OF BOEING LONGACRES PROPERTY, SECOND AMENDED BINDING SITE PLAN NO. LUA-02-022-BSP, RECORDED MAY 4, 2005 IN VOLUME 228 OF PLATS AT PAGE(S) 22 THROUGH 28 UNDER RECORDING NO. 20050504000673, AS AMENDED BY LOT LINE ADJUSTMENT NO. LUA 07-068-LLA, RECORDED SEPTEMBER 11, 2007 UNDER RECORDING NO. 20070911900008 IN KING COUNTY, WASHINGTON. First American Title Insurance Company . PLANNING DIVISION WAI.R OF SUBMITTAL REQU :MENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Plat Name Reservation 4 Preapplication Meeting Summary 4 Public Works Approval Letter 2 Rehabilitation Plan 4 . .. · Screening Detail 4 Shoie.HQe Trackin(J Worksheet 4 Site Plan 2AN0• $)rearfor Lake Study, Stlndard 4 . .· . . Stream or Lake Study, Supplemental 4 Stream or Lake Mitigation Plan • . . . • . . Street Profiles 2 • . ... Title Report or'Plat Certificate , . Topography Map, T raffle Study 2 Tree Cutting/Land Clearing Plan 4 l1-W. t>' """ .,. ,. .. S!,'l'A-t'h#,£.(1<,i--. Urban Design Regulations Analysis• C{j-<-- Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final, Wetlands Mitigation Plan, Preliminary 4 Wetlands Report/Delineation 4 r,44-G.-I-?,-Sv m """""7 , Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND, Lease Agreement, Draft,ANo, Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND, Photoslmulations 2 ANo, This requirement may be waived by: . . . 1. Property Services PROJECT NAME: !.DN<},ltCJt./X /3U.t'i@r{ cervt,,p1.... 2. Public Works Plan Review 3. Building 4. Planning · H:\CEO\Data\Follno-Templares\Self.Help HandoutB\PlannJng\waiverofsul>mltlalreqs DA TE: I / "2-"1 / ts- RECEIVED FEB 1 2 2015 CITY OF RENTON PLANNING DIVISION 0M)9 . PLANNING DIVISION WAIVER or -uBMITTAL REQUIREME. s FOR LArJD USE APPLICATIONS LAND USE P~lilVlri:' SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Calculations 1 Colored Maps for Display 4 Construction Mitigation Description 2 ANo 4 _ [)eed of Right-of-Way Dedication . ' . . -. . ' . . Density Worksheet 4 a.c,. Drainage Control Piar, 2 Drainage Report 2 Elevations, Archltectural~mci4 . ·•.. . . " . ' .. - -' Environmental Checklist 4 Existing <;;ovenanis (Recordf/d Cc:,py) 4 Existing Easements (Recorded Copy) 4 Jalood Hazard Data 4 Floor Plans-sANo 4 . . . '. - Geot_echmcal Report 2~os · Grading Plan, Conceptual 2 Grading Plan, Deb,,!iled 2 Habitat Data Report 4 Improvement Deferral 2 Irrigation Plan 4 King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual • Landscape Plan, Detailed 4 Legal Description 4 Map of Existing Site Conditions 4 Master Application Form , Monument Cards (one per monument) 1 Neighborhood Detail Map 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval 2 · This requirement may be_waived by-: 1. Property Services 2. Public Works Plan Review - 3. Building 4. Planning DATE: J/2-'I /t, ____ .......___._,,,-;.,:. _____ _ H:ICED\Dala\Forma-T emp"l•e\Self->telp HandootB\Plannlng\waivorofsubmlttalreqs 06/09 PRE-APPLICATION MEETING COMMENTS FOR LONGACRES BUSINESS CENTER PRE 14-001644 CITY OF RENTON Department of Community & Economic Development Planning Division January 8, 2015 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Vicki Grover, 425-430-7291' Fire Prevention Reviewer: Corey Thomas, 425-430-7024 Building Department Reviewer: Craig Burnell, 425-430-7290 RECEIVED FEB I 2 2015 CITY OF RENTON PLANNING DIVISION Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the. project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies In effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the· ·· proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT MEMORANDUM DATE: January 8, 2015 TO: Clark Close, Associate Planner FROM: Corey Thomas, Plan Review/Inspector SUBJECT: (Longacres Business Center -SW Corner of Naches Ave SW & SW 27 111 St) PRE14-001644 1. The preliminary fire flow Is 5,250 gpm. A minimum of one hydrant is required within 150-feet of each structure and five additional hydrants are required within 300-feet of each structure. Applicant shall also meet maximum hydrant spacing of 600-feet on center. A looped water main Is required to be installed around the buildings. Due to existing dead end mains feeding this area, it appears adequate fire flow is not available in this area. Further off-site water main loops are required to provide adequate fire flow. 2. Fire impact fees are applicable at the rate of $0.14 per square foot of commercial office/laboratory space and $0.08 per square foot of industrial/manufacturing space. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150-feet of all points on the buiidlng:Fire lane signage required for the on-site roadway. Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20 feet wide. Roadways shall support a minimum of a 30-ton vehicle and 322-psl point loading. 5. An electronic site plan is required prior to occupancy for pre-fire planning purposes. 6. All medical office buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 7. The buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. 8. Applicant shall provide a completed Hazardous Material Inventory Statement prior to building permit issuance. Use of City of Renton form or approved equivalent is required. Page 1 ofl ============================================================= DATE: TO: FROM: SUBJECT: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM January 8, 2015 Clark Close, Associate Planner Vicki Grover, Plan Review Pre-Application for the Longacres Business Center, . 11.9 acre Site at the Intersection of Naches Ave. SW and SW z7'h Street (Strander Blvd.) PRE 14-001644 NOTE: The applicant Is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at (5) parcels No. 0886700270, 0886700280, 0886700290, 0886700300, and 0886700310, for a total of 11.9 acres. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The proposed development is within the City of Renton's 196 pressure zone water service area. There is an existing 12-inch water main in Naches Ave SW that ends at the cul-de-sac (refer to City project plan no. W-3399). There is also an existing 12-lnch water main in SW 27" St. (Strander Blvd) that ends about 350 feet west of Naches Ave SW (see City project plan for Strander Blvd Phase 1). The static water pressure is about 70 psi at ground elevation of 25 feet. The maximum total flow capacity from both of the above 12-inch water mains is limited to 2,800 gallons per minute (gpm) since both water mains are fed by a single dead-end 12-inch water main in SW 27th St. west of Oakesdale Ave SW. Based on the project information submitted by the applicant for the pre-application meeting, the City's Fire Prevention Department has determined that the preliminary fire flow demand for the proposed development Is 5,250 gpm which is greater than the available maximum fire flow capacity of 2,800 gpm from the two existing 12-inch water mains in Naches Ave SW and in SW 27"' St. The Water Utility has performed a hydraulic fire flow analysis using the computer model of the City's water system to determine the needed off-site and on-site water main improvements to provide the fire flow demand of 5,250 gpm for the proposed facility. Based on the results of the analysis, the following on-site and off-site water main extensions will be required in order to provide 5,250 gpm of fire flow capacity. A conceptual schematic layout of the proposed water main extensions is attached. The final location of the water main extensions will be determined as part of the design of the improvements. 1. Off-site extension of a 12-inch water main from the existing 12-inch water stub located north of the intersection of SW 27"' St and Naches Ave SW and extending northerly and easterly across the. adjacent properties north of SW 27"' St and connecting to an existing 12-inch water line in Oakesdale Ave SW. Please note that that the new water main will be parallel to or may cross over the 2 existing Olympic Pipeline Co.'s petroleum pipelines and a Metro sanitary sewer line in this area. Adequate horizontal and vertical separation must be provided between the new water line and the petroleum pipelines and also to the Metro's sewer line. The applicant shall obtain the required easements, minimum 15-feet wide, from adjacent property owners for the off-site water main extensions. The applicant shall also obtain all required permits or.authorizations from Olympic Pipeline and from King County/Metro for any work in vicinity of their respective lines. 2. On-site 12-inch looped water main around the proposed two buildings connecting to the existing 12-inch main in Naches Ave SW and also to an existing 12-inch water stub located at the end of th.e cul~e-sac along the south property line. The looped water main around the building is required when the fire flow demand exceeds 2,500 gpm. A 15-foot wide utility easement shall be dedicated to the City for the on-site water main improvements. The proposed off-site and on-site water main improvements shall be identified and included as part of the submittal of the project SEPA documents. Other required on-site water main improvements include: 1. Installation .of a separate fire sprinkler stub to each building with a detector double check valve assembly {DDCVA) for backflow prevention. The DDCVA shall be installed in an outside underground vault or in the building sprinkler rooms if it meets the conditions as shown on City's standard plan for the interior installation of a DDCVA. 2. Installation of hydrants as required by Renton Fire Prevention Dept. 3. Installation of a separate domestic water meter with a reduced backflow prevention assembly (RPBA) to each building. The RPBA shall be installed behind the meter and inside a heated enclosure ("hot-box") per City standard plan. Sizing of the meter shall be done in accordance with the Uniform Plumbing Code meter sizing criteria. Page2 4. Installation of landscape irrig~tion meter and double check valve assembly (DCVA). Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City's 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities {storm sewer, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. The development is subject to City's water system development charges and meter installation fees based on the size of the meters and of the fire sprinkler feeds . . SANITARY SEWER ---····· -"· ... -·· ----·-··--------.. 1. Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in Naches Avenue SW. Connect 6-inch (minimum) side sewers as necessary to meet the project's needs. 2. System Development Charges (SDC) for sewer is based on the size of the new domestic water meter to serve the development. SURFACE WATER 1. There is a drainage conveyance system along SW z7tt. Street to Naches Ave SW and then to the south along Naches Ave SW. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and Z. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. Enhanced Basic Water Quality treatment will be triggered for this project under Core Requirement#S. 3. A geotechnical report for the site is required. Information on the water table and. soil permeability with recommendations from the geotechnical engineer of appropriate flow control options for the proposed site shall be submitted with the application. 4. A Construction Stormwater Permit (NPDES) from the Department of Ecology is required for sites over an acre. 5. Applicant will be required to submit separate structural plans for review and approval under a building permit for a storm water vault and for walls, if proposed. Special inspection from the building department is required. TRANSPORTATION/STREET 1. This project fronts SW z7'h Street and Naches Ave SW. the City does not support the ingress, egress point at the northwest corner of the site onto SW 27'h Street; there is a significant grade difference and a sag curve ta the west. We will support the ingress, egress point at the northeast corner of the Page 3 ··· site onto SW 27'" Street as a right in and right.out. 2. There is an existing 9-ft permanent slope easement along the south side of SW 27'" Street. See the attached easement document and plan sheets. 3. A Traffic Impact Analysis will be required at all proposed ingress, egress points on the site. 4. Street frontage improvements are required along SW 27'" Street. Half street improvements are required per the Strander Blvd typical Roadway Section shown on the attached image. We will ~lso consider a fee in lieu to have the frontage improvements done at a later date. Ab~~~-rs 5. Traffic Impact fees are required and will be determined at a later date. Page4 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M January 8, 2015 Pre-Application File No. 14-001644 Clark H. Close, Associate Planner Longacres Business Center -----SW-Cornel"-of Naches Ave SW & SW 21"' St; 5 Parcels (APN 088670· 0270, -0280, -0290, -0300, & ·0310) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting Issues are based on the pre-application submlttals made to the City of Renton by the applicant and the codes In effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based ori site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The proposed project site ("Site") consists of five (5) parcels (APN 088670- 0270, -0280, -0290, -0300, & -0310) located at the SW Corner of Naches Ave SW & SW 27th St. Based on King County Department of Assessment, the Site total 538,083 square feet (12.35 acres). The Site is part of the original 158 acres of property known as the Longacres Office Park ("LOP''). The proposed project will include two {2) standalone buildings totaling 240,000 square feet (SF), called Longacres Business Center. The occupancy classification for development will be a combination of general office, laboratory, and warehouse space. Building A is a three-story 140,000 SF general office building located on parcels 088670-0270 and -0280. Building B is a two-story 100,000 SF space with 60,000 SF on the first floor and 40,000 SF on the upper floor. Building B is located on parcels 088670-0290 and -0310 and it includes the following uses: 30,000 SF of general office; 50,000 SF of manufacturing & fabrication, laboratories, and assembly and/or packaging operations; and 20,000 SF of warehouses and indoor storage. In general, Building A is located furthest north and west on the site and Building B is located furthest south and east on the site. The vacant Site is bordered by BNSF Railroad to the west, SW 27th St to the north, and Naches Ave SW to the east and south. The applicant is proposing five (5) separate access points to the development from both SW 27th St and Naches Ave SW. The two access points from SW 27"' St are roughly 275 feet and 550 feet from the east property line. The three remaining access points from Naches Ave SW are as follows: roughly 345 feet, 825 feet from the north property line, and the third access is from the cul-de-sac at the end of Naches Ave SW that will serve as a truck entrance/exit route. The submitted site plan includes Longacres Business Center; PRE14-001644 Page 2 of8 January 8, 2015 816 surface parking stalls. The landscaping will include landscaped islands throughout the parking lot, a 30-foot buffer along SW 27'h St and a minimum of 10-foot buffer along Naches Ave SW, BNSF Railroad and the south property line. The site has been cleared of all significant trees and the area has high seismic hazards. Current Use: Vacant commercial parcels (Longacres). Development Standards: The project would be subject to 2003 Oevelopment Agreement recording no. 20030221002405 and Strander Agreement rec. no. 20060420001032. The parcels are located within Phase IV of LOP. and are in effect over a period of up to twenty (20) years from the date of the recorded agreement or until February 21, 2023. According to the development agreement, development regulations included (a) zoning, land division, and development standards, {b) environmental rules and policies, including (but not limited to) SEPA, (c) Comprehensive Plan policies, (d) policies, regulations, standards, and methods Municipal Code, (e) surface water management regulations, and (f) other City ordinances governing the development of land up to and including adopted Ordinance No. 4877. According to the development agreement, Phase IV development will be constructed in multiple, campus- style buildings, with parking, roadways, and pedestrian walkways. Land Use/Zoning: The area including this property has a Comprehensive Plan designation of Employment Area Valley (EAV) and the Agreement identifies the zoning designation for the property as Commercial Office (CO). The purpose of the CO zone is to provide areas appropriate for professional, administrative, and business offices and related uses, offering high-quality and amenity work environments. In addition, a mix of limited retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions. Limited light industrial activities, which can effectively blend in with an office environment, are allowed, as are medical institutions and related uses. Density: N/ A Minimum Lot Size. Width and Depth: 25,000 square feet, none and none. Lot Coverage: 65% of total lot area. Of the 158 acres comprising the LOP site, the Master Plan proposes that approximately 65% will be impervious surface (i.e. buildings, parking areas or parking structures, and roadways), and approximately 35% will be dedicated to a stormwater detention system, landscaping and open space. Phase IV of the LOP will cons.ist of development of approximately 2.7 million square feet of office or light industrial space as permitted under the CO designation, with support and utility facilities, on that portion of LOP not developed under Phases I, II, and Ill or reserved for environmental mitigation purposes. The applicant is proposing approximately 106,666 SF of building coverage or 19.8% (106,666 SF / 538,083 SF ~ 19.8%) across the Site. Large scale projects, such as structures more than one hundred thousand {100,000} squaie feet of gross floor area In the CO zone, would be required to obtain Hearing Examiner Site Plan opprovol per RMC 4-9-2000.2. Setbacks: Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CO zone are as follows: 20 feet (20') minimum front yard setback for buildings 25' to 80' in height; on lots abutting more than one (1) street the maximum setback shall only be applied to the primary street as determined by the Reviewing Official; no rear yard or side yard setbacks, except 15' if abutting or adjacent to a H:\CED\Planning\Current Plannlng\PREAPPS\14-001644 Longacres Business Center; PRE14-001644 Page 3 of8 January 8, 2015 residential zone. Based on the current zoning maps, the subject side does not abut a residential zone. In the case of the proposed project, the applicant is proposing a two-story and a three-story building with front yard setbacks of 110' from SW 27th St and 90' from Naches Ave SW (133' from the cul-de-sac). The applicant is proposing a side yard setback of 160' from the west property line. The proposed buildings meet the minimum setback requirements of the zone. Gross Floor Area: There is no minimum requirements for gross floor area within the CO zone. Building Height: The maximum building height allowed in the CO zone is 250 feet unless the building is abutting a lot designated as residential. Dimensioned building elevations are required with the land use/building permit application submittals. Building A will be a three (3) story structure elevating approximately 45 feet above the_ surroumling grade. Building B will be a two (2) story structure rising approximately 35 feet. The proposed 2-story and 3-story structures would comply with the height requirements of the zone. Screening: Screening must be enclosed so as to be shielded from view for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas: All new development for commercial, industrial and other nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables. Refuse and recycling areas need to meet the requirements. of RMC 4-4-090, "Refuse and Recyclables Standards." For office developments, a minimum of two (2) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of four (4) square feet per 1,000 square feet of building.gross floor area shall be provided for refuse deposit areas. For manufacturing and other nonresidential developments, a minimum of three (3) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. Refuse and recydlng areas will need to be Identified In the land use appllcotion that meet the minimum size, screening, /ocotlon, and other standards in RMC 4-4-090. Bui/ding Ii' •· .. ' -. : · __ ·· .".-_ . ', .· -' ·. .. :-.-··· ·• . .. · . . ' Use Area (SF) Refuse(SF} Recycling (SF} Office, general 140,000 280 560 Manufacturing and other 0 0 0 nonresident/al developments Toto/ 140,000 280 560 Bui/ding B . · . . Use Area {SF} Refuse/SF} Recycling (SF) Office, general 30,000 90 180 Manufacturing and other 70,000 210 420 nonresident/a/ developments H:\CEO\Planning\Current Planning\PREAPPS\14-001644 Longacres Business Center; PRE14--001644 Page 4 of 8 January 8, 2015 Total Combined Totals 100,000 300 600 240,000 580 1,160 Whenever there are practical difficulties involved in carrying out the provisions of this Section, the supervisor may grant modifications for individual cases provided he/she shall first find that a special individual reason makes the strict letter of these requirements impractical, that the modification is in conformity with the intent and purpose of this Code, and that such modification: 1) will meet the objectives and safety, function, and appearance intended by the requirements for recyclables deposit areas and collection points; and 2) will not be injurious to other property(s) in the vicinity. Landscaping: All portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum landscape width required when a commercial lot is adjacent to property zoned commercial, office or public/quasi-judicial is 15 feet sight-obscuring landscape strip. ( The minimum arterial setback in the CO zone is 10 feet landscaped setback from the street property line, or 20 feet landscaped setback from the bock of the sidewalk, whichever is less.) If the street is a designated arterial, non-sight-obscuring landscaping shall be provided unless otherwise determined by the Hearing Examiner through the site plan review process. The site is located within the Green River Valley. Any development in the Green River Valley shall provide a minimum of two percent (2%) of the total site for landscaping suitable for wildlife habitat. This landscaping is in addition to any other landscaping requirements. Perimeters of the Jot must be effectively screened by a combination of landscaping and fencing. The landscaping shalLbe of a size and variety so as to provide an eighty percent (80%) opaque screen. Any landscaping area shall be a minimum of five feet (S') In width. An underground sprinkling system shall be required to be installed and maintained for all landscaped areas. According to The City of Renton Trails and Bicycle Master Plan, adopted May 11, 2009, SW 27'" Street improvements include a local multi-use trail. The existing trail on the south side of SW 27"' Street, from Oakesdale Ave SW to Naches Ave SW, is improved as a separated multi-use trail with a landscape strip. The applicant would be responsible for meeting the requirements of the adopted Trafls and Bicycle Master Plan at the time of application for Hearing Examiner Site Plan Review. Staff is requesting a 30-foot landscaped buffer with berm along SW 27th Street from the back of property line; all other street frontages shall be 15 feet sight-obscuring landscape, except where reduced through the site plan development review process. A conceptual landscape plan and landscape analysis meeting the requirements In RMC 4-8-1200.12, sho/1 be submitted at the time of application for Hearing EKOmlner Site Plan Review_ Tree Preservation: There appear to be no significant trees onsite. A tree retention worksheet, confirming that there are no significant trees on the site, shall be provided with the formal land use application as defined in RMC 4-8-1200. Fences: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan if proposed. H:\CED\Plannlng\Current Planning\PREAPPS\14-001644 Longacres Business Cente,; PRE14-001644 Page 5 of 8 January 8, 2015 Parking: The following parking ratios would be applicable to the site: Building A . · ... . ·- Use NetSguare Ratio Footage ot Use Offices, 140,000 A minimum of 3.0 per 1,000 square feet professional and of gross floor area and not more than a businesses: maximum of 4.5 parking spaces per 1,000 square feet of gross floor area. Bulf(llng. a . . . :.-.·-.. . . . . ->--. -· . . .... . -... . Use Net Sguare ____________ Ratig Footage ot Use ·-.. --~-----~ Offices, 30,000 A minimum of 3.0 per 1,000 square feet professional and of gross floor area and not more than a businesses: maximum of 4.5 parking spaces per 1,000 square feet of gross floor area. Manufacturing 50,000 A minimum of 1.0 for each 1,000 square and other feet of gross _floor area and no mone nonresidential than a maximum of 1.5 spaces per 1,000 developments square feet of gross floor area (but to include warehousing space). Warehouses and 20,000 1 for each 1,500 square feet of gross storage buildings floor area. Reguired Spaces Min:420 Max:630 . : ... Reguired Spaces Min:~O Max: 135 Min:50 Max: 75 13 The regulations identified were applicable under the development agreement. Slightly different calculations can be achieved by applying the parking regulations found in RMC 4-4-080. The opp/leant is proposing a total of 816 parking stalls (107 compact, 692 standard, and 17 ADA}. Based on gross square footage of the site, the applicant would be 1/m/ted to no less than 573 and no more than 853 parking stalls. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. If future practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards. Please refer to RMC 4-9-250D.2 for decision criteria. It is the responsibility of the developer or building occupant to provide the Department of Community and Economic Development with written justification for the parking modification. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8Y, feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for mane than 30 percent of the spaces in the surface parking lots. Please note parking lots ten thousand (10,000) square feet or greater in area shall have a minimum of five percent (5%) of area within the parking lot landscaped in a pattern that reduces the barren appearance of the parking lot. Alternatively, the applicant may choose to provide 35 square feet of landscaping per parking space as identified in RMC 4-4-070.6.b.; this is in addition to the required perimeter parking lot landscaping. H:\CED\Planning\Current Planning\PREAPPS\14-001644 Longacres Business Center; PRE14-001644 Page 6 of 8 January 8, 2015 ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The minimum required number of accessible spaces is two percent (2%) of the total spaces. Bicycle parking is encouraged for the development. Based on the land use, the number of bicycle parking spaces should be equivalent to ten percent (10%) of the number of required off- street parking spaces. Spaces should follow the requirements of RMC 4-4-0SOF.11. Finally, the applicant would be required to demonstrate adequate parking Is provided during each phase of the project. · Loading Space Required: Adequate permanent off-street loading space shall be provided if the activity carried on in such building requires deliveries to it or shipments from it. Loading space --shall be in addition to required off-street parking spaces. · No portion of a vehicle taking part in loading or unloading activities shall project into a public · street or alley. Ingress and egress points from public rights-of-way at designated driveways shall be designed and located in such a manner as to preclude off-site or on-street maneuvering of vehicles. Buildings which utilize dock-high loading doors shall provide a minimum 100 feet of clear maneuvering area in front of each door. Buildings which utilize ground level service or loading doors shall provide a minimum of 45 feet of clear·maneuvering area in front of each door. Lighting: Parking lot or display lot llght fixtures should be non-glare and mounted no more than 25 feet above the ground to minimize the impact onto adjacent and abutting properties. The opp/leant would be required to provide o lighting plan prior to construction permit approval. Staff recommends fol/owing the standards found in RMC 44-075 Ughting, Exterior On-site. Access & Location of Parking Stalls: Access to the residential structure would be from SW 27" St and Naches Ave SW. No driveways shall be _constructed in such _a manner as to be a hazard to any existing street lighting standard, utility pole, traffic regulating device, fire hydrant, abutting street traffic, or similar devices or conditions (RMC 4-4-0801). The location of all ingress and egress driveways shall be subject to approval through site plan review. Street improvements, including, curbs, gutter and sidewalk, are required along the frontage of the property. Whenever a building permit Is applied for, the applicant shall build and install street improvements (RMC 4-6--060}. Modifications to half street Improvements may be allowed when there ore practical difficulties Involved In carrying out the provisions of Title IV or when a special individual reason makes the strict letter of this Code lmpractlcal (RMC 4-9-250). Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Critical Areas: The site contains High Seismic Hazards. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnlcol analysis for the site Is required. The analysis needs to assess soil conditions and detail construction measures to assure building stability. The parcels are currently not mapped in a Flood Hazard Area according to the adopted 1995 Flood Insurance Rate Map (FIRM) or FEMA's DFIRM map. The appllcont will be required to provide Flood Hazard information in their SEPA checklist. H:\CED\Planning\Current Planning\PREAPPS\14-001644 longacres Business Center, rRE14-001644 Page 7 of 8 January 8, 2015 Environmental Review: The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to the size and scope of the project. Therefore, an environ.mental checklist is a submittal requirement.. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Note: The fee for Environmental {SEPA} Review Is $1,030.00 {$1,000.00 plus 3 % Technology Surcharge Fee}. Site Plan Review: The purpose of the site plan review is to assure the site plan is compatible with both the physical characteristics of the site and the existing and potential uses of the surrounding area. In addition, Site Plan Review assures the development is consistent with City of Renton plans, policies and regulations. General review criteria include the following: a. Compliance-and-Conslstency;---Ctmformance-with--plans;--policies,regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses; c. On-Site Impacts. Mitigation of impacts to the site; d. Access and Circulation. Safe and efficient access and circulation for all users; e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable; g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Slgnage. Use of signs primarily for the purpose of identification and management of sign elements -such as the number, size, brightness, lighting intensity, and location -to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and I. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. Permit Requirements: The proposed project would require Hearing Examiner Site Plan Review and Environmental 'SEPA' Review which would be processed within an estimated time frame of 12 weeks. The application fee for the Hearing Examiner Site Plan Review Fee is $2,500 and Modification requests have a fee of $150 each. The application fee for SEPA Review (Environmental Checklist) is $1,000. A 3% technology fee would also be assessed at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts or is also available on the City's website. In addition to the required land use permits, separate construction and building permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. H :\CED\Planning\Current Plannlng\PREAP PS\14-001644 Longacres Business Center; PRE14-001644 Page 8 of 8 January 8, 2015 Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees are required. Such fees apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2015 fees are as follows: • Transportation Impact Fees would be based on the land use. General office is $3.69 per square foot; manufacturing is $1.95 per square foot; mini-warehouse is $0.70 per square foot; or as determined by City per current ITE Manual; or based on the Strander Agreement rec.no.20060420001032. • Fire Im pact fees are $0.14 per square foot for office and $0.08 for industrial/manufacturing. A handout listing all of the City's Development related fees is attached for your review or is available at www.rentonwa.gov. Note: When the formal application materials are complete, the applicant Is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Clark Close, Associate Planner at 425-430-7289.or by email at cclose@rentonwa.gov for an appointment. Expiration and Extensions: Once the Site Plan application.has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. H :\CED\Planning\Current Planning\PREAPPS\14-001644 a. :i 0 >-• I-'r zo -?3 0 11 > V) I!! z ill :::i ii ' WOERMAN !d u I (IJ I I e I ' ~,ffi !•1 I~ . i ~ ffi ~ 11 ~ ' • ! j I g i 1: I i I • i ~ rt~~,dJb~iJ~~:~Am,~,,,,,~,,,,,,,~ ·,,, ~. : Otltttffittt#tt :~ ! I 'D = = = = DffilffiOffi8ff [1· i~li_ ~ '' ~c~-~rnfumlrmmmrroc ~ ~ q ...... <( I I i i (¢i '""" SW 27TH ST. TRANDER BLVD) PARKING STALL COUNT I STANDARD: 708 I COMPACT: 107 J TOTAL: 815 [] BlDG A OFFICE 46,666 SF ii I \ LJ SEE SITE PLAN FOR UPDATED PARKING COUNTS '3)PRELIM. UTILITY PLAN ~ v , .. 14•-o-o is· J:t 54· 12a· ~ ~ North D \ ' ... -----:::= BLDG B LPO 60,000 SF I I I , • .,,v ; ! <..'"> = = = = " = ...,,. = ,- = ...--= = "" ATTACHMENT 2.4 l I I ____ ... ___ _ ----------------- -------------------------- FlGURE 4 PHASE IV: FUTURE DEVELOPMENT BOEING LONGACRES omcE PARK RENTON. WASHINGTON @ ~-- Bv•rilrap CIVtL,, INC, ... R- W\I, .. __ ? ~ C LLI NS m ;;c :I. )> z ARCHITECTURE• PLANNING• INTFOOR DESIGN ;·o :;f(O\ID A\'f\ll.!f • i>UH "40() Feb.6th,2015 Jennifer Henning Clark Close City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Re: Longacres Business Center -Project Narrative Dear Ms. Henning & Mr. Close: t:;~1· ··•r.:·····1\/FC, 1,. ,, .. ~,J --. _, FEB l 2 2D15 cnY OF RENTON PLANNING DIVISION On behalf of Ryan Companies U.S., Inc. & CollinsWoerman, we are submitting the following project summary as a part of a Site Plan Review package for Longacres Business Center. Proposal Summary The proposed development for Longacres Business Center will combine five (5) parcels (#0886700270. #0886700280, #0886700290, #0886700300. #0886700310) creating a 11.8 acre site near the intersection of Naches Ave. SW & SW 27'" St. (Strander Blvd.). The site is bounded by Burlington Northern Railroad to the West. SW 27'" St. to the North, and Naches Ave. SW to the East & South. The adjacent lots to the South & East of the site are currently developed. The adjacent lot to the North (across SW 27'" St.) is currently undeveloped. Development for the Longacres Business Center will include two (2) standalone buildings totaling -240,000 SF. The occupancy classification for development will be a combination of general office. laboratory, and warehouse space. The building uses we are proposing fall under the City of Renton's Commercial Office Zone requirements and therefore we are not asking any rezone. variance. or conditional use for the on-site development The anticipated construction costs are approximately $28,500,000. Site Characteristics Land Use & Zoning: The current site for the proposed Longacres project is zoned as a part of the Commercial Office Zone (CO). Per 4-2-020-0 of the RMC, ""The Commercial Office Zone (CO) is established to provide areas appropriate for professional, administrative, and business offices and related uses, offering high-quality and amenity work environments .. Limited light industrial activities, which can effectively blend in with an office environment, are allowed." The adjacent properties to the immediate South. East, & North of the site are similarly zoned for commercial office. The site abuts the City of Renton's municipal boundary to the West. 710 SECOND AVENUE• SUITE 1400 SEATTLE WA 98104-1710 T 206.245.2100 F 206.245.2101 COLLINSWOERMAN COM February 6, 2015 Page 2 A 10' property line setback is provided along the North, West, and partial South property line. Furthermore, a 10' easement is provided around the remainder of the site with additional utility, water, and power easements noted and dimensioned on the Site Plan. Please refer to the Site Plan & Title Report for details regarding specific easements. Existing Site Conditions: The proposed site is predominantly undeveloped and covered with a moderate growth of bush, weeds, and grass. A few small trees exist along the North & South end of the site, all of which are to be removed upon development. Please refer to the Environment Checklist for more information regarding the existing groundcover to be removed. Road signage existing along Naches Ave. SW within the property is to remain throughout the entirety of the project. Existing street light fix1ures shown on the Site Plan near the North & South property lines are to remain. An existing light fixture sits approximately 60' inside of the West property line that is to be relocated upon development. Existing utility improvements made within the property lines are to remain. An existing asphalt patch lies near the NW corner of the property with accessibility stemming from a dirt and gravel road near the cul-de-sac of Naches Ave. SW. To the North of the asphalt patch, a concrete retaining wall runs along the property line at the NW corner of the site. In terms of site topography, the site slopes up beginning at the NW corner of the site (approx. 22') and appears to plateau at an average grade of 30'. As one travels the site East to West, SW 2?'h St. appears to be sloping down toward the BASF Railroad for a future connection of WA SR-181 to Oaksdale Ave SW via SW 27'h St. (Strander Blvd.). See the Topography Map included in the Site Plan Review package for additional information. No wetlands, bodies of water, or steep slopes exist on the site. This project is not located within 100' of a stream or wetland. Additionally, this project is not within 200' of Black River, Cedar River, Springbrook Creek, May Creek and Lake Washington. Please refer to the Westland Assessment, Standard Stream/Lake Study, and Habitat Data Report included in the Site Plan Review package for additional information. Soil Conditions: Cone penetration tests were taken to analyze the soil conditions on the site. In general, the CPTs indicated soils up to 3" of topsoil overlying 3-9 feet of medium dense inorganic fill overlying alluvial silts and sands. Based on the soil analysis, it is recommended that ground improvement in the form of pile foundations or surcharging is recommended based on the individual loading for the proposed buildings on-site. For detailed data regarding the results of the CPTs, as well as recommendations for building foundation systems, please refer to the Geotechnical Report included in the Site Plan Review package. Drainage Conditions: Groundwater was observed at a depth of 2-15 feet during CPTs, indicating groundwater within 12' of the current surface. Surface drainage can be achieve by allowing positive drainage away from the proposed buildings and collected in a storm water sewer system. For subsurface drainage, the geotechnical report recommends installing perimeter foundation drains adjacent to shallow 710 SECOND AVENUE• SUITE 1400 SEATTLE WA 96104-1710 T 206.245.2100 F 206.245.2101 COLLINSWOERMAN.COM ,I February f 15 Page 3 foundations for each building. Please refer to the Geotechnical Report for more information regarding on-site drainage conditions. Proposed Site & Building Development Building Development: The proposed two (2) standalone buildings on-site will combine to create -250,000 SF of building development. Building A & Building B will be of Type II construction and will have an occupancy use of general office, laboratories, and warehouse space. The construction method for each building will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction. Building A has a footprint of -49,000 SF and will be made up of primarily office space. It will be a three (3) story structure elevating -46' above the surrounding grade. Building B combines warehouse, office, and laboratory uses into a single footprint totaling -62,000 SF. Building B rises -36' above the surrounding grade and will be a two (2) story building. The Southern portion of Building B will incorporate loading docks for trucks entering & exiting the site. Building materials & colors, proposed mechanical screening, and building dimensions are included in the Architectural Building Elevations section of the Site Plan Review package. Additionally, there will be a stand-alone outdoor covered structure that "links" Building A & Building B. This "link" provides a canopy to individuals entering, exiting, or passing between both buildings. The link is to be designed aesthetically to match the proposed buildings. Building Use Building A (SF) Building B (SF) Total (SF) General Office 146,910 41,675 188,585 Warehouse/Storage 0 20,400 20,400 Laboratory/ Assembly/Packaging 0 41,840 41,840 I Total 146,910 I 103,9151 250,8251 Parking: Parking for all development within the property will be on-site surface parking. Parking and circulation will consist of impervious surfaces constructed of asphalt and concrete paving over a gravel base. The current site plan includes 790 parking stalls, alternated by landscaped islands within the run of parking stalls and enclosed by landscaping abutting the property lines. Please refer to the Site plan for parking locations. Building A Building SF Max. Stalls* Min. Stalls* Offices, General 146,910 661 441 Manufacturing and fabrication, laboratories, and assembly and/or packaging operations: 0 0 0 Warehouses and indoor storage buildings. 0 0 0 Subtotal 146,910 661 441 710 SECOND AVENUE• SUITE 1400 SEATTLE WA 98104-1710 T 206.245.2100 F 206.245.2101 COLLINSWOERMAN COM February 6, 2015 Page4 Building B Offices, General 41,675 188 125 Manufacturing and fabrication, laboratories, and assembly and/or packaging operations: 41,840 63 42 Warehouses and indoor storage buildings. 20,400 14 14 Subtotal 103,915 264 180 I Totals 250,825 I 925 I 621 I *Maximum & minimum parking ratios are referenced from RMC 4-4-080.F.10.d based on use or required by code. Parking Stalls Provided Compact Stalls 135 17% Standard Stalls 638 81% ADA Stalls 17 2% Total 790 Site Accessibility: Existing driveways across Naches Ave. SW do exist and are in use for the developed property to the East of the proposed site. A cul-de-sac at the end of Naches Ave. SW is used as access for multiple driveways for the developed property to the South of the proposed site. Upon completion of the site, there will be four points of vehicle access. A right in/right out only entrance/exit is to be provided at the North boundary of the site with connection to SW 27'" St. Along Naches Ave. SW, two entrances are proposed. These entry/exit points of access will be approximately 300' & 800' from the North property line boundary of the site. A fourth entry/exit point will be provided off of the cul-de-sac at the termination of Naches Ave. SW. The fourth entry/exit point will be used as the primary truck access point for large sized vehicles entering the site. Proposed Off-Site Improvements: See the attached letter from Ryan Co. included in the Draft Legal Documents for information regarding Off-Site Improvements. Landscaping: Enhanced landscaping and paving will occur along the North-South corridor between Building A & Building B. This corridor runs the length of Building A and gives occupants of both buildings a space to gather outside and circulate the site. Additional interior landscaping will be provided as landscaped islands within the parking lot. Please refer to the landscaping SF tables on the Site Plan. Aside from the four points of vehicle accessibility in and out of the site, a minimum 1 O' deep landscape perimeter is provided along the pro~erty line of the entire site. As one approaches the site from the East along SW 27 St., 30' of landscaping is provided from the North property line and as much as 50' of landscaping is provided from the East property line. 710 SECOND AVENUE• SUITE 1400 SEATTLE WA 98104-1710 T 206.245.2100 F 206.245.2101 COLLINSWOERMAN.COM February 6 15 Page 5 Landscaped berming will be provided along SW 27'" St. & Naches Ave. SW to obscure visibility of the proposed buildings from vehicles traveling along the adjacent roads. Please refer to the Site Plan & Landscape Plan for locations, dimensions, and City required calculations of landscaped areas. Construction Logistics: During construction, on-site job trailers will be located at the SW corner of the site. The job trailers will be accessed via a primary entrance at the cul-de-sac of Naches Ave. SW. Please refer to the Construction Mitigation Plan for more details. In terms of grading, the site is relatively flat; as such it is our intent to balance the site. Balancing the site will reduce/eliminate fill required for the project. As the entire site will be developed the total area of grading is approximately, 11.8 acres. Refuse & Recycling: Refuse and Recycling is provided per RMC 4-4-090. All refuse and recycling is to be screened with a minimum 6' tall fence. See the table below for the required and provided refuse and recycling areas for each building. Please refer to the Site Plan for the location of the recycle and refuse areas on-site. Please refer to the Architectural Elevations for details regarding refuse/recycling area screening. Building A Building SF Refuse (SF) Recycling (SF) Offices, General 146,910 588 294 Manufacturing and fabrication, laboratories, and assembly and/or packaging operations: 0 0 0 Warehouses and indoor storage buildings. 0 0 0 Subtotal 146,910 588 294 Building B Offices, General 41,675 167 83 Manufacturing and fabrication, laboratories, and assembly and/or packaging operations: 41,840 251 126 Warehouses and indoor storage buildings. 20,400 122 61 Subtotal 103,915 540 270 SF Provided Refuse (SF) Recycle (SF) Building A 590 300 Building B 540 270 Totals 1130 570 710 SECOND AVENUE• SUITE 1400 SEATTLE WA 98104-1710 T 206.245.2100 F 206 245 2101 COLLINSWOERMAN COM February 6, 2015 Page 6 ,, We look forward to continuing to working your team as the Longacres Business Center develops. Please don't hesitate to contact any members of our team with inquiries regarding the Site Plan Review package. Sincerely, Jamey Barie!, Project Manager, CollinsWoerman cc: Joel Wage, Ryan Companies Dave Williams, Ryan Companies Ted Everage, WH Pacific 710 SECOND AVENUE• SUITE 1400 SEATTLE WA 98104-1710 T 206 245.2100 F 206.245.2101 COLLINSWOERMAN.COM \VW\V.RY \:'\ii (J\lP \-......11.S.Ul:-.! February 6, 2015 Mr. Clark Close City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 RE: Longacres Business Center Construction Mitigation Description Dear Mr. Close: l-t'r .\'.'\ CO\IP\l\.' l·S. l:'\C. '\'JllO 1: .. ( :.tmdback ]{d Su,tr.: [I Wl Ph,it:rn,, \/ 1-\SlllK (,()2-)~2-(, [()(I phone 6112-Y~2-(,3{J(I fa:, ~YAN. ---~ -~ < 0 "~ '" "" ' >T '" "'" For Application Item 10, Construction Mitigation Description, Ryan Companies is providing the following items: 1. Anticipated construction start date is May, 2015 with completion in December, 2016. 2. Allowable working hours will be from 6:00 am to 10:00 pm Monday-Friday and from 6:00 am to 6:00 pm on Saturday. It is not anticipated that work will occur overnight and on Sundays, however as conditions present themselves we reserve the ability to work off- hours and Sundays as necessary to maintain the construction schedule. 3. The primary transportation route anticipated to site via 405 will be 167 to Grady Way, Lind Ave, 27'\ and then Naches. A Haul Route plan is attached. 4. A dedicated traffic control is not anticipated, however a~ required this will be developed in conjunction with the City of Renton. 5. The attached site logistic plan addresses the location of the contractor trailer complex, parking, site security and silt fencing, and wash out and track out stations. 6. Dust control will be controlled on site with water as required. A Storm Water Pollution Protection Plan will be provided as part of the final civil design package. Please do not hesitate to contact Ryan Companies if you have any questions or need further information. Sincerely, Ry'!ll~mpanies U.~ .• Inc. / t;; ,,. 1 • AJ: ::) L,;\A,,,:;t,rY \fl':;, Dave Williams Team Leader Cc: Molly Carson, Ryan Companies U.S., Inc. Page I of I RECEIVED FEB 1 2 ZO'iS CITY OF RENTON PLANNING DIVISION <;econdary [;trance/Exit-~ I Site ~ en cir SW27THST. --~ ~-oc•,;cec s;! f ;,cc -----·-·----·--· - Site .cwicinq-,, \ \: ~ ~; ~- ~: 4• ,, ' u ,-u:/ N f------------ ~--- A 91 Trailer Camplltlr Qi i' ' ~ Wastoout/lrockout ~; 1 o t ion -,_ '-i ! . F I I I I ' " !L ~ L. <· n-u ,n ~ = ~ ~ Site Fe .· , /_,--includes ,,.7/-~g / " >eoce Mo:n -~- ~ ,_ WosroJt/Trockou, Station [n t~on ce /Ex,+. NACHESAVE Longacl'_es_!3tJ~i11ess f>.:1r1_<_,ci Lonqa,:ras Bo,? -~., P Site Logistics '-./ Haul Route IIYJ SE72NDST Mercer Js\and lake Wasllingto11 (f) West Hill I I "' a a: l-o en -.J i ' I NEWCASTLE 1<-.,, )- Coal Creek Park \ . ( ......................... C,\ '~"I Lake Boren \ , \ ' \ I '· \ .... ,i -7 .,,,..·· ./f"- \ ) i \ i \ '1 ( \ .,,..,. .,.,-...:_ . I \ May Creek Park . r·---...----.... 1 ' ,. --, . , I ··, NE 12TH ST Highlands~ NE2NDST \ SE 164TH ST Benson I ' I I SE 164TH Si' ,. r / I SE 168THST I I j t oos cJ,eek Park and Trail -, ... .-; --· I i I '· , ,/ I r' I I \. ., Newcastle .............. ,/ 1-, \ / l, --, I..,, \ t y ! I \r-· ,._-, L-·-t-! Cougar Mountain t / ../· I ... -··· i \ '· \ ) \ \ " . "· _.,r, .. _ .. ), • L!J NE 4TH ST •-...,_, East Plat(lauJ·• .-... 1--= --·-4_ ... :..----~-! t· -, .... .J !--·---·---·, ~ I_.! fflaplewood Commukr-J:a.~ ! '"' !~ ~ L-.-~·-1 SE 183RD u'_.. r"C(_~;E\Vl_D UJ r< r: . / .. _ "' / \ kent ~ ,----·---·---·---·---·· ~ FEB 1 t 20\5 \ ' ' u,i o,[ UJI ···--L. ~i I·-·---··--··--•·---ii "' D SE 192NDST t;; CITY Of ENTON ~ ~I . \ ::'!: PLANNING Nmll>il/OUn.qs Public Works ~ Surtace water Utility Print Date: 11/05/2012 L------'--'------'--...l....------------------''--..L-----1------:!>...-'---lData Sources: City of Renton, FEMAFIRM revised May 16, 1995. Effective FEMA Flood Insurance Rate Map Legend ·--1 t __ ~ Renton City Limits Ifill Zone AE, A, AH, AO -Regulatory [:] Zone X -Non Regulatory 0 I 0.25 0.5 1 Miles Cedar River flood hazard area updated with FEMA Cedar River LOMR (Case No. 06-10-8569?) approved December 4, 2006, This document is a graphic representation, not guaranteed to survey accuracy, and Is based on the best Information available as of the date shown. This map is intended for City display purposes only. DEPARTMENT OF CC IIUNITY AND ECONOMIC DEVELOPMENT PLANNING DIVISION ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST: City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. INSTRUCTIONS FOR LEAD AGENCIES: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: RECEIVED FEB 1 2 Z0\5 CITY OF RENTON J:ICONST\PAOJECTS\3654-000 Group Health Washington\City of Renton\Sile Plan Approval Package\OS_Site Plan Review SEP,t?EJW)i-l}H~tQ\VlS\ON Checklist -02-04-15.doc 05/14 For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B even though questions may be answered "does not apply". In addition the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project", "applicant", and "property or site" should be read as "proposal", "proponent", and "affected geographic area" respectively. The lead agency may exclude (for non-projects) questions in Part B -Environmental Elements -that do not contribute meaningfully to the analysis of the proposal. A. BACKGROUND 1. Name of proposed project, if applicable: Long Acres Business Center 2. Name of applicant: Ryan Companies U.S., Inc. 3. Address and phone number of applicant and contact person: 3900 E. Came/back Raad, Suite 100 Phoenix, AZ 85018 602-322-6100 Attn: Dave Williams 4. Date checklist prepared: February 6, 2015 5. Agency requesting checklist: City of Renton Department of Community and Economic Development 6. Proposed timing or schedule (including phasing, if applicable): Construction to commence in June, 2015 with substantial completion in November, 2016. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. There are no plans for future additions or expansion on this site. 2 J:\CONSl\PROJECTS\3654·000 Group Health Washington\City of Renton\Site Plan Approval Package\05_Site Plan Review· SEPA Environmental Checklist. 02-04-15.doc 05/14 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Ryan Companies US, Inc. (Ryan) has contracted with Terracon Consultants, Inc. (Terracon) to conduct a Phase I Environmental Site Assessment (ESA) for the 12-ocre vacant parcel legally described as Parcels 27-31 of Boeing Longacres Park located in Renton, WA. This report (draft dated 2/4/15) is currently underway and will also include a Limited Phase II Subsurface Investigation, which was conducted in conjunction with a geotechnical investigation in January 2015. Ryan also intends to perform additional Phase II activities as a follow up to the draft Phase I ESA that is currently in progress. Ryan also has been provided with the following documents pertaining to the site that have been prepared by others: • "Phase One Environmental Site Assessment, 12,500-Square Foot Portion of City of Renton Parcel, Renton, Washington", prepared for Boeing by Landau, dated April 9, 2013. • "Revised Data Summary Report, Boeing Longacres Lots 1 to 20, Tracts B and C, Renton, Washington", prepared for Boeing by Landau, dated January 31, 2011. • "Boeing Longacres Office Park, Property Disposition Report, Renton, Washington" prepared for Boeing Shared Services Group by WHPacific, dated October 2008. • "Final Report, Additional Site Investigation Lot 8, Boeing Longacres Property, Renton, Washington" prepared for Boeing by Landau, dated November 4, 2008. • "Geotechnical Engineering Considerations, Lots 27 to 31, Boeing Long Acres, Renton, Washington" prepared for Boeing Realty Corporation (Boeing) by Terra Associates, Inc. (Terra); dated April 21, 2008. • "Longacres Office Park, Surface Water Management Project, conceptual Wetland Mitigation Plan" prepared for Boeing Commercial Airplane Group (Boeing) by Shapiro and Associates, Inc. (Shapiro); dated August of 1998. • "Environmental Site Assessment, Broadacres Property, Renton, Washington" prepared for Boeing Realty Corporation (Boeing) by Landau Associates, Inc. (Landau); dated August 31, 1990. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None are known. 10. List any government approvals or permits that will be needed for your proposal, if known. City of Renton Land Use Approval City of Renton Grade and Fill Permit City of Renton Building Permit 3 J:ICONST\PAOJECTS\3654-000 Group Health Washinglon\City of Renton\Site Plan Approval Package\05 _Site Plan Review SEPA Environmental Checklist -02-04-15.doc 05/14 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) Development for the Longacres Business Center will include two (2) standolone buildings totaling 250,825 SF an 11.9 acres and will provide 790 parking stalls. The occupancy clossification for development will be a combination of general office, laborotory, and warehouse space. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The project is locoted on the corner of SW 27th Street and Naches Ave SW in Renton WA. See attached map. 8. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one): The site is currently undeveloped and covered with a moderate growth of brush, weeds and grass. Site topography is generally flat with a slight slope that descends to the north. There is a drop off in the northeast corner of the site and along the northern property line where the previous grading was stopped. The grade drops approximately four to five feet in this area. b. What is the steepest slope on the site (approximate percent slope)? Approximately 3S% (2:1}, S feet in height, 446 feet in length. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. Site soils generally consist of one to three inches of topsoil overlying three to nine feet of medium dense to dense inorganic fill material overlying alluvial silts and sands. Alluvial soils composed of silts, clays and silty sand layers are present to a depth of 20 to 28 feet followed by dense to very dense silty sand and sand to the termination 4 J:\CONSnPROJECTS\3654-000 Group Health Washington\City ol Ren1on\Site Plan Approval Package\05_Si1e Plan Review-SEPA Environmental Checklist-02-04-15.doc 05/14 depths of 50 feet. The soils observed on-site ore classified as Newberg Silt Loam, Woodinville Silt Loam, and Puget Silty Clay Loam by the United States Department of Agriculture Natural Resources Conservation Service (NRCS), formerly the Soil Conservation Service. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There are not any indications ar history of unstable soils. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. The site is relatively flat, as such it is our intent to balance the site. This will reduce/ eliminate fill required for the project. As the entire site will be developed the total area of grading is approximately, 11.8 ac. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes, erosion could occur, however, the use of typical construction best management practices such as silt fence will be sufficient to prevent any soil from leaving the site area. g. About what percent of the site will be covered with impervious surfaces after project construction (for example asphalt or buildings)? ' Total Site Area 513,888 100% Building Footprints 110,907 21% Impervious surfaces (non-bldg) 316,469 62% Landscaping 86,512 17% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Silt fence and covering any exposed stockpiles of material 2. AIR a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. Exhaust emissions that would typically be expected from construction vehicles traveling to and from the site and from construction equipment are anticipated during project construction. Exhaust emissions from passenger vehicles, delivery vehicles and service vehicles traveling to and from the site during post-construction use of the office building are also anticipated. 5 J:\CONSIIPAOJECTS\3654-000 Group Health Washington\City of Renton\Sile Plan Approval Package\05_ Site Plan Review -SEPA Erwitonmental Checklist-02-04-15.doc 05/14 b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. There are not any off-site sources of emissions or odor affecting this proposal. c. Proposed measures to reduce or control emissions or other impacts to air, if any: The proposed project will comply with applicable air quality regulations and standards during construction activities and operations. In addition, measures would be implemented during construction to control dust emissions. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No surface water bodies exist on or immediately adjacent to the site. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No work in waterways is planned with this project. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. There will not be any amount of dredge material placed or removed. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. This proposal will not require any surface water withdrawals or diversions. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. This proposal does not lie within the 100-year floodplain. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. This proposal does not involve any discharges of waste materials to surface waters. 6 J:\CONST\PAOJECTS\3654-000 Group Health Washington\City of Renton\Site Plan Approval Package\05 _Site Plan Review-SEPA Environmental Checklist-02-04-15.doc 05/14 b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. Groundwater will not be withdrawn from a well for any purposes. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals. ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. No septic systems ar other waste discharges are anticipated on the project site. c. Water runoff (including stormwater): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The runoff generated far this site will be in the form of storm water. The water will be collected and conveyed to an existing stormwater retention basin located near the southwest side of the project. The system was reported to be designed and constructed with the original development to capture and dispose of runoff generated from this site and Naches Avenue. 2) Could waste materials enter ground or surface waters? If so, generally describe. Small amounts of waste materials may make it into the stormwater retention basin, however water leaving the system should be clean of those contaminates. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No, the stormwater system was always intended to receive runoff from this site. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: No additional measures are proposed, as the stormwater from this site was included in the design of the drainage system. 7 J:\CONSnPROJECTS\3654-000 Group Health Washington\City or Renton\Site Plan Approval Package\05_Site Plan Review -SEPA Environmen1al Checklist -02·04-15.doc 05/14 4. PLANTS a. Check the types of vegetation found on the site: ..lt_deciduous tree: alder, maple, aspen, other __ evergreen tree: fir, cedar, pine, other shrubs .JL._grass __ pasture __ crop or grain __ orchards, vineyards or other permanent crops. __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? Site will be stripped. Existing vegetation is 95% grass with 5% blackberries and a few volunteer alders. c. List threatened and endangered species known to be on or near the site. There are none known near the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: All pervious areas af the site will be landscaped with drought resistant predominantly native plants. e. List all noxious weeds and invasive species known to be on or near the site. Only such observed growth on the site are blackberries. 5. ANIMALS a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include: Terracon conducted a preliminary review using the U.S. Fish and Wildlife Service (USFWS) Information, Planning and Conservation System (IPaC) Endangered Species Act species list to identify species of concern determined by the activities proposed at the site. Based on a review af the website, the /PAC list indicates that there are ten protected species that may occur in King County. Specifically, one amphibian, the Oregon Spotted frog; four bird species, the Marbled murrelet, the Streaked Horned 8 J:\CONST\PROJECTS\3654-000 Group Health Washington\City ol Renton\Site Plan Approval Package\05_Site Plan Review SEPA Environmental Checklist· 02-04-~5.doc 05/14 lark, the Northern Spotted owl, and the Yellow-Billed Cuckoo; one fish species, the Bull Trout; one flowering plant, the Golden Paintbrush; and three mammals, the Canada Lynx, the Gray wolf, and the Grizzly bear, were identified. b. List any threatened and endangered species known to be on or near the site. Terracon conducted a field visit in January 2015. Habitats for the species identified were compared to the habitat observed at the site. The site is located within a vacant field with no surface water features or old growth timber. The location is in the vicinity of a developed commercial area. After checking the critical habitat map through the /PAC system, none of the above-listed species are listed as occurring in the project area. The listed protected species and their suitable habitat were not observed on the site. A review of the Washington Department of Fish and Wildlife (WDFW) Priority Habitats Section (PHS) webpage indicated that no PHS features (species occurrences, nesting areas etc.) are identified at the site. Indications of the Pinto abalone or their suitable habitat were not observed on the site. c. Is the site part of a migration route? If so, explain. No. Based on a review of on-line information, the site does not appear to fall within the area of a migration pathway. d. Proposed measures to preserve or enhance wildlife, if any: 2% of site area will be appropriate for wild life habitat. e. List any invasive animal species known to be on or near the site. Based on a review of King County's on-line noxious weed mapper, there are no noxious weeds located on-site. The closes noxious weed listing is for Tansy Ragwort that appears to be located in a wetland environmental approximately 4,000 feet south of the site. Additional invasive species were not identified during our site visit, and in King County, the majority of invasive species are associated with marine environments, of which there are none on-site. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric and natural gas will be used for the project energy needs. 9 J:\CONSnPAOJECTS\3654-000 Group Health Washington\City of Renton\Site Plan Approval Package\OS_Sile Plan Review -SEPA Environmental Checklist -02-04-15.doc 05/14 b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. This project will not affect the potential use af solar energy an adjacent properties. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Compliance with applicable energy code(s). In addition, the proposed building will use energy efficient glass. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. No. 1) Describe any known or possible contamination at the site from present or past uses. Based an the results of the Terracon draft Phase I ESA, total petroleum hydrocarbons (oil range) have been detected in fill soil across the site, however, concentrations do not exceed MTCA Method A Cleanup Levels. Palynuclear aromatic hydrocarbons were detected in fill soil with lbenzo(a)pyrene, exceeding MTCA Method A Cleanup Levels in one location on the site. Regarding historical work, the Landau 1990 ESA indicated that one groundwater sample collected from the site contained total arsenic at 14 micrograms per Liter (µg/L) and total lead at 81 µg/L, which exceed their MTCA Method A cleanup levels of S µg/L and 15µg/L, respectively. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. There are no such conditions that will affect the design or development of this site. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. There will not be any such materials stored, used, or produced at the site. 10 J:\CONST\PROJECTS\3654-000 Group Health Washington\City of Renton\Site Plan Approval Pack.age\05_Site Plan Review-SEPA Environmental Checklist. 02-04-15.doc 05/14 4) Describe special emergency services that might be required. Special emergency services will not be required. 5) Proposed measures to reduce or control environmental health hazards, if any: None are required. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise from SW 27th Street and a commuter rail line to the west of the project will not affect the project. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. On a short-term basis, construction noise from trucks and construction equipment would be created by construction of the proposed buildings. Construction activities will generally occur on the site between 6:00 a.m. -10:00 p.m. Monday through Friday, 6:00 a.m. -8:00 p.m. Saturday, and no work on Sunday as regulated by the City a/Renton. On a long-term basis, the primary noise source will be noise from automobiles arriving at or leaving the site. 3) Proposed measures to reduce or control noise impacts, if any: Noise attenuating equipment (such as properly operating mufflers} would be used to help suppress construction equipment noise. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. The property to the west is railroad right of way, the properties to the south and east are developed commercial properties and to the north (across 2th} is undeveloped commercial properties. This project will not affect the current land uses on adjacent properties. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not 11 J·\CONST\PROJECTS\3654-000 Group Health Washington\City of Renton\Site Plan Approlfal Package\05_Site Plan Review SEPA Environmental Checklist -02·04-15.doc 05/14 been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non-forest use? No known agricultural use has been conducted on the site 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: This project will not affect or be affected by surrounding farm or forest land. c. Describe any structures on the site. There are no structures existing on the site. d. Will any structures be demolished? If so, what? There will not be any structures demolished with this project. e. What is the current zoning classification of the site? The current zoning is CO-Commercial Office. f. What is the current comprehensive plan designation of the site? The current comprehensive plan designation is EAV-Employment Area Valley. g. If applicable, what is the current shoreline master program designation of the site? Not Applicable. h. Has any part of the site been classified as a critical area by the city or county? If so, specify. This site has not been classified as a critical area. i. Approximately how many people would reside or work in the completed project? Potentially 900 people could work on the site at full occupancy j. Approximately how many people would the completed project displace? There will not be anyone displaced by this project. k. Proposed measures to avoid or reduce displacement impacts, if any: None are required. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The project is planned to meet the current zoning and land use designations of the city. 12 J:\CONST\PROJECTS\3654-000 Group Health Washington\City of Renton\Site Plan Approval Package\05_Site P!an Re11iew-SEPA Environmental Checklist-02-04-15.doc 05/14 m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: None are required. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. There not any housing units on this project. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. There are not any housing units eliminate with this project. c. Proposed measures to reduce or control housing impacts, if any: Not Applicable. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The tallest of the proposed structures will be 46'. The principal exterior building materials will be painted concrete, metal panels, and widow systems. b. What views in the immediate vicinity would be altered or obstructed? None are impacted. c. Proposed measures to reduce or control aesthetic impacts, if any: The proposed building will be set back a minimum of 90 feet from the adjacent streets. Project will also use high quality building materials consistent with the local area. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Proposed development would generate light and glare from stationary sources and mobile sources typical of office use including vehicle headlights, interior lighting, building and parking lighting required by code. b. Could light or glare from the finished project be a safety hazard or interfere with views? This project will not produce any safety hazards. 13 J:\CONST\PROJECTS\3654-000 Group Health Washington\City of Renton\Site Plan Approval Package\05_Site Plan Review -SEPA Environmental Checklist -02-04-15.doc 05/14 c. What existing off-site sources of light or glare may affect your proposal? This proposal will not be affected by ony off-site sources of light or glare. d. Proposed measures to reduce or control light and glare impacts, if any: Not applicable (No significant light ar glare Impacts are expected.) 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Mixed trails, connecting to existing sidewalks. b. Would the proposed project displace any existing recreational uses? If so, describe. No impact c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None (No impacts are expected.) 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers located on or near the site? If so, specifically describe. There are no such structures on or near the site. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Is there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. There are none. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. None. The project site has been cleared, graded and prepared for construction by previous owner. 14 J:ICONST\PROJECTS\3654-000 Group Health Washington\Cily of Renton\Site Plan Approval Package\05 Site Plan Review -SEPA Environmental Checklist -02-04-15.doc 05/14 d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. None are required. 14. TRANSPORTATION a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. There are four new access points proposed far the development. One is off of S. W. 2th Street and the other three are from Naches Avenue S. W. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? King County Metro F line passes the project site on SW 27th Street. It is approximately 1,200 feet to the Sound Transit Sounder Train Tukwila station. c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate? 794 new parking spaces are being provided for use by the project. No existing parking is being eliminated. d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). Naches Avenue will be improved along the site frontage. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. The westerly boundary of the project is right of way owned by the Burlington Northern Railroad. No improvements to the right of way are proposed with this project. f. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and non-passenger vehicles). What data or transportation models were used to make these estimates? • Trips per day: 2,498. • Peak AM volume: 349 (highest hour 7-9 AM) • Peak PM volume: 334 (highest hour 4-6 PM). • Estimated 2-3% trucks overall. • Transportation Model used: Institute of Transportation Engineers (ITE) Trip Generation Manual 9th Edition for Land Use Code (LUC) 710 General Office Building and LUC 150 Warehousing 15 J:\CONST\PROJECTS\3654·000 Group Health Washington\Cily of Renton\Site Ptan Approval Package\05_Si1e Plan Review -SEPA Environmental Checklist -02-04-15.doc 05/~4 g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. The project is to build out the remainder of the Naches Avenue S. W. road frontage. No agricultural or forest products will be affected by the project. h. Proposed measures to reduce or control transportation impacts, if any: The project is being constructed on existing commercial lots with the existing transportation grid. In an effort to reduce traffic impacts the site will utilize Naches Avenue S. W. as the primary access. Naches Ave. is a cul-de-sac shared by just two other sites. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. The project is to construct office buildings on bare ground sa there will be an increased need for public services, however the project is in an existing commercial development and as such the impact is anticipated. b. Proposed measures to reduce or control direct impacts on public services, if any. Constructing the project within an existing development is one way the impacts are reduced. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer. septic system, other Storm draianqe 16 J:\CONST\PAOJECTS\3654-000 Group Health Washington\City ol Renton\Site Plan Approval Package\05 __ S1te Plan Review -SEPA Environmen1al Checklist-02-04-15.doc 05/14 b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Power- Gas- Telephone- Sewer- Water- Storm Drainage- Extend existing services to the new buildings. Extend existing services to the new buildings. Extend existing services to the new buildings. Extend existing services to the new buildings. Extend existing domestic services to the new buildings, Fire flows may require water to be looped offsite to connect to another mainline. A storm drain connection system was created in Naches Ave. with the original project to account/or this site. 17 J:\CONSDPAOJECTS\3654-000 Group Health Washington\City of Renton\Site Plan Approval Package\05_Site Plan Review -SEPA Environmental Checklist -02-04-15.doc 05/14 C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to m ke its ecision. Date Submitted: -~"--"+t .... 1 e---1--I k .... s ____ _ f 17 J:\CONST\PAOJECTS\3654-000 Group Health Washington\Drawings & Design tnfo\SEPA Submittal\05 __ Site Plan Review -SEPA Environmental Checklist-DRAFT· 02-04-15.doc 05/14 , . • February 5, 2015 lrerracan Mr. Jon Blaha Ryan Companies US, Inc. 50 South Tenth Street, Suite 300 Minneapolis, MN 55403-2012 RE: Confirmation of Environmental Setting Approximate 12-Acre Vacant Parcel Lots 27-31, Boeing Longacres Park Renton, King County, Washington Dear Jon: Terracon Consultants, Inc. (Terracon) has been retained by Ryan Companies US, Inc. (Ryan) to provide confirmation of the general environmental setting for the approximate 12-acre vacant parcel legally described as Parcels 27 -31 of Boeing Longacres Park, City of Renton (City), King County, Washington (the Property). The Property includes the entirety of King County Tax Assessor Parcel Numbers 0886700270, 0886700280, 0886700290, 0886700300, and 0886700310. The Property is located in the northern half of Section 25, Township 23 N, Range 4 E and is immediately southwest of the intersection of SW 27th Street and Naches Avenue. Per your request, Terracon has prepared this letter to summarize our findings regarding the potential for wetlands, streams, lakes, and critical habitat to be present at the Property. Information reviewed by Terracon for these findings was limited to available on-line resources and/or from prior reports provided to Terracon from Ryan. Wetlands Terracon reviewed the National Wetlands Inventory (NWI) map, published by the U.S. Department of the Interior Fish and Wildlife Service (see attached). The NW! map did not identify a wetland area on or adjacent to the Property. A wetland area was identified approximately 250 feet south-southeast of the Property. A report entitled "Longacres Office Park, Surface Water Management Project, Conceptual Wetland Mitigation Plan" prepared for Boeing Commercial Airplane Group (Boeing) by Shapiro and Associates, Inc. (Shapiro); dated August 1998 (Shapiro Report) was prepared for a 164-acre parcel which included the Property. No wetland areas were identified on the Property. In addition, a flood insurance rate map (FIRM) for the site (see attached) identifies the Property is not in the 100-year or 500-year flood zones. It should be understood that the Shapiro Report was performed in 1998. As such, Terracon infers that the information may be subject to change following a current review by a wetlands Terracon Consultants Inc. 21905 64th Ave W Mountlake Terrace, WA, 98043 P 425-771-3304 F 425-771-3549 terracon.com RECE\VED rE8 l ?, i01' -. ~ . ~ Env,conmental a Factl,t,es • Geoteclin,cal • M:•,'·1ais Mr. Jon Blaha February 5, 2015 Page 2 of2 llrracon professional, if required. Terracon did not field verify the Shapiro Report findings and provided a review of the third party work on the behalf of Ryan. Stream and Lakes The Property is currently characterized by generally level topography with general gradient toward the northeast. Based on the topographic map, the elevation of the Property is approximately 25-30 feet NGVD. Review of the topographic map and visual observations of the Property did not identify streams or lakes. No readily apparent low-lying areas and/or wetlands are known to be or have been reported to be present on the Property. A copy of the USGS 7.5- minute Renton, Washington, topographic quadrangle map dated 1949 revised 1995 is attached. Habitat Data Terracon reviewed information from the U.S. Fish and Wildlife Service (USFWS) and the Washington Department of Fish and Wildlife (WDFW) online databases to identify the potential occurrence of federally-and state-listed threatened and endangered (T &E) species located in the Property vicinity. Based upon a review of the online databases, there are no critical habitats mapped on the Property, and the nearest habitats are mapped on the Green River to the west and a small creek to the east and south. These habitats are associated with bull trout and salmon, which these habitats are not present on the Property. A copy of the WDFW Critical Habitat map is attached to this letter. Please call Matt Wheaton at (425) 361-0360 or Mark Miller (651) 600-3309 if you have any questions regarding work being conducted at the Property. Sincerely, Matt Wheaton, L.G. Environmental Department Manager t ·.' •• DIAGRAM IS FOR GENERAL LOCATION ONLY, AND IS NOT INTENDED FOR CONSTRUCTION PURPOSES lrerracon Project Manager: Project No. 1---~L=R...,s 81147831 Drawn by: Selle: 1cc-~~L=BT., 1 :24 000 Checlti!dby: LRS File Name: 1----- Consulting Engineer~ & Scicnti~t, ........ .,. Date: ----. • •• '.10 -•• ll-------'-T--=0-=---P--=Oc.::G:::_RA=----::__P..:_H:.:_IC::....:..:M.::.A.::.P ___ ---l EXHIBIT BOEING LONGACRES LOTS 27-31 SWC of SW 27rH ST. AND NACHES AVE. RENTON, KING COUNTY, WASHINGTON 1 MYW JAN. 2015 L..;,;;'",:;;'~;:,;•n;;;;,·==•:....__:...._m="":;,.c'n;;.;•=::....,1L------------------'L----' User Remarks: This map is for general Mfaranca only. The US Fish and Wildlife Service Is not responsible for the accuracy or curmntnass of lhe base data shown on this map. Alt wetlands related data should be uB&d in accordan,;:a with th,e layer metadata found on the Wetlands Mapper web site. Jan 19, 2015 Wetlands Fr,t;hwattr Emergent 1111 Freshwater Fore5ted1Shrub ~ Esluarine and Marine Deepwater Estuarine, and Marme lal Freshwater Pond -lake Ill R111erme -other • • .. " Culvert E AH 'L 161 0 <( 0 "' >-w ~ a' > ~ 0,<o "0 I 1! 0 t \! ::5 z -0 s f- "' z ::, w f-a: LL LL 0 0 /;I/; u u I i I I ZONE X I 25 I 500 • APPROXIMATE SCALE IN FEET 0 500 ~ NATIONAL FLOOD INSURANCE PROGRAM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS (SEE MAP !NOE~ FOR PANELS NOT PRINTED) N\..'MB1:R ~fb 5!1!'JI~ ~X('.8Q 0978 5JOOOO "97~ ''.lO<"" 097~ MAP NUMBER 53033C0978 F MAP REVISED: MAY 16, 1995 Federal Emergency Management Agencv This is an official copy o1 a portion of the aboYe referenced nood map It was extracted using F-MIT On-Line This map does not reflect changes or amendments vvhich may halo'!:! been made subsequent to the date on the title block For the latest product Information about National Flood Insurance Pro~ram 11ood maps check the FEMA Flood Map Store at www.msc.fema ~ov • -1ex viewer owered by ArcGIS Server Tukwila < V ,,.,1 1km ~ ,--, 1 l ' ,,,,~,1':r~· ·JJ.~,; ,,1 .. ' ? 'I I \_ /;," 1 /i • !;, 1ur111 >;,t o.,~ Of"IIU,11 ,;; ~opyright 2008 ESRL All rights reserved. Printed on Tue Jan 20 2015 11 :51 :44 AM. ,,. ,, ,;,.[, l·;,l .;, ?'tr, St ' ! •• ' 'IJq;JI ' MEMORANDUM DATE: February 4, 20 I 5 TO: Vicki Grover City of Renton Public Works FROM: Jeff Haynie, P.E./Chris Forster, P.E. TENW SUBJECT: longacres Business Center Traffic Impact Analysis TENW Project No. 5016 ~TENW Transportation Engineering Northwest RECEIVED FEB 1 2 2015 CITY or Rt,,HON P!.ANl\!'.M~; u:v1s:0N This memorandum documents the traffic impact analysis completed for the proposed longacres Business Center project. The project is located on a currently vacant site on the southwest corner of SW 271h Street/Naches Ave SW in Renton, WA (see Figure l ). Executive Summary Project Description. The proposed project would include 2 standalone buildings totaling 240,000 square feet on a currently vacant site. The development will include a combination of general office, lob/ manufacturing/ assembly/ packaging, and warehouse spoce. To be conservative for trip generation purposes and to allow the most flexibility for future tenants, this traffic impact study assumes the development will consist of 220,000 square feet of general office and 20,000 square feet of warehouse space. Vehicular access to the site would be provided at 4 separate access driveways from both SW 271h St and Naches Ave SW. The site access driveway on SW 271h St is assumed to be restricted to right-in, right-out only. The remaining 3 driveways on Naches Ave SW will provide full access to all movements. Truck ingress/ egress will be provided at the southernmost access at the existing cul-de-sac. The project is expected to be completed and occupied in late 2016. For the analysis in this report, a 2017 horizon year was used. This project is located within Phase IV of the Boeing Longocres Office Pork and is subject to the 2003 Development Agreement and Strander Agreement. Trip Generation. The proposed project is estimated to generate o total of 2,498 new weekday daily trips with 349 new trips occurring during the weekday AN! peak hour (307 entering, 42 exiting), and 334 new trips occurring during the weekday PM peak hour (57 entering, 277 exiting). Traffic Operations al Off-Sile Intersections. Based on the results of a traffic operations analysis at 2 off-site study intersections, the study intersections currently operate at LOS A and B, and ore expected to continue to operate at LOS A and B in 2017 without or with the proposed project. Access Analysis. The results of the site access operations analysis show that the movements exiling the site at all four driveways ore expected to operate at LOS A in 2017 with the proposed project. Mitigation. No significant adverse transportation impacts ore anticipated with the proposed Longacres Business Center development. Transportation impact fees ore anticipated to be required and will be determined prior to building permit issuance based on discussions with the City of Renton and Boeing. Transportation Planning I Design 1 Traffic lrnooct & Oper·otions 11400 SE 8• Street, Suite 200, Bellevue, WA 98004 I Office (4251 889-67 47 Figure 1: Site Vicinity ~TENW Traffic Impact Analysis -Longocres Business Center c!) IIOTTO~CAU: February 4, 2015 Page 2 , Traffic Impact Analysis -Longacres Business Center Introduction Based an our correspondence, the following items are addressed in this traffic impact analysis. • Project description • Trip generation • Trip distribution and assignment • Traffic volume forecasts • Traffic operations at 2 study intersections • Site access operations • Mitigation Project Description The proposed project would include 2 standalone buildings totaling 240,000 square feet on a currently vacant site. The development will include a combination of general office, lab/manufacturing/ assembly/packaging, and warehouse space. To be conservative for trip generation purposes and to allow the most flexibility for future tenants, this traffic impact study assumes the development will consist of 220,000 square feet of general office and 20,000 square feet of warehouse space. Vehicular access to the site would be provided at 4 separate access driveways from both SW 271h St and Naches Ave SW. The site access driveway on SW 271h St is assumed to be restricted to right-in, right,out only. The remaining 3 driveways on Naches Ave SW will provide full access ta all movements. Truck ingress/egress will be provided at the southernmost access at the existing cul,de-sac. The project is expected to be completed and occupied in late 2016. For the analysis in this report, a 2017 horizon year was used. A preliminary site plan is provided in Figure 2. This project is located within Phase IV of the Boeing Longacres Office Park and is subject to the 2003 Development Agreement and Strander Agreement. Trip Generation The trip generation estimates for the proposed uses were based on methodology documented in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition for land Use Code (LUC) 710 General Office Building and LUC 150 Warehousing. The new weekday doily, AM and PM peak hour trip generation frorn the longacres Business Center development are summarized in Tobie I. Detailed trip generation calculations are included in Attachment A. ~TENW Table 1 Longacres Business Center Trip Generation Summary Weekday rrne Period Daily AM Peak Hour PM Peak Hour Ni;,w Trips Generated Iii ovt Total 1,249 307 57 1.249 42 277 2.498 349 334 February 4, 2015 Page 3 l .~ '""'°' -' _. ... 7 Figure 2: Preliminary Site Plan ~TENW / Traffic Impact Analysis -Longacres Business Center ,,·,rur"""'-"' February 4, 2015 Page 4 Traffic lmpoct Anolys1s -Longocres Business Center As shown in Table 1 , the proposed Longacres Business Center project is estimated lo generate a total of 2,498 new weekday daily trips with 349 new trips occurring during the weekday NA peak hour (307 entering, 42 exiting), and 334 new trips occurring during the weekday PM peak hour (57 entering, 277 exiting). Trip Distribution and Assignment The distribution of PM peak hour project trips in the study area was based on the assumptions used in traffic studies supporting the Master Plan, EIS, and Development Agreement far the Boeing longactes Office Park. The assignment of trips at the site driveways was estimated based on the allocation of parking within the site and the assumption of right-in, right-only operations al the driveway an SW 271h Street. The PM peak hour project trip distribution and assignment al the study intersections and site driveways are shown in Figure 3. Traffic Volumes Forecasts Existing weekday PM peok hour traffic counts were collected by All Traffic Data, Inc. at the following two study intersections (study intersections were selected based on discussions with the City): 1 . Naches Ave SW /SW 271h Street (all-way slop) 2. Oakesdale Ave SW /SW 271h Street [traffic signal) The existing PM peak hour traffic counts are summarized in Figure 4. Year 2017 without-project baseline traffic volumes were estimated based on the assumption of a 2 percent annual growth rate, consistent with other studies conducted in the area. The year 2017 baseline volumes are shown in Figure 5 Future 2017 with-project traffic volumes were estimated by adding the trip assignment from the proposed project (Figure 3) to the year 2017 without-project volumes (Figure 5) The resulting 2017 with-project PM peak hour traffic volumes al the study intersections and site driveways are shown in Figure 6. ~TENW February 4, 2015 Page 5 ;.._..:L:.:o;;.n:.,ge.:a:.:c;:.r~es <'.)~ ~ s Longocres Way ;i? @ lflo/,, 8 <( "' .. 0. y-51 SW271h5t ~ "i 12s-. ! re " ) 2~t ' North Driveway / Naches Ave SW N M t Norm Drive-wo., 6 l __;4' '-t t ;;: ' t ' ?' ... N ~ ) Oakesdale Ave SW/ SW 27th Street +-9 SW271h31 138 __;4' "i Middle Diveway / Naches Ave SW t g Traffic Impact Analysis -Longocres Business Center +-28 SW 27!1'! S- Smith Driveway / Naches Ave SW A~JW SW 19th St SW 27th St LEGEND • Study Intersection /cri\ Project Trip \[!/ Dislribution t PM Peak Hour XX Project Trips Figure 3: PM Peak Hour Project Trip Distribution & Assignment ~TENW February 4, 20 l 5 Page 6 s Lon 2 -<. \la <1> -< { -< ocres way u "' ~ Q) u l) <( "' ., a. Naches Ave SW/ SW 27th Street +-49 r• SW 17th St :;; V, Q) > <( Q) 0 ,1 Q) ~ 0 0 Oakesdale Ave SW/ SW 27th Sfreet "-.. 15 +-19 r•6 Figure 4: 2015 Existing PM Peak Hour Traffic Volumes ~TENW Traffic Impact Analysis -Longacres Business Center :;; V, Q) > <( SW 19th St SW 27th St LEGEND II S ludy lnlerseclion ~ PM Peak Hour XX r~alfic Volume :;; "' Q) > <( u C ::a February 4, 2015 Page 7 S Lon ~ -<: g, $. I < acres Way u "' ~ u u < "' o6 Q. Naches Ave SW/ SW 27th S1ree1 95_. •,. Longacres,Q... ~ ;; V, ID > < j) a u ~ ID = a 0 Ook:esdo!e Ave SW/ SW 27th Street 5W271ti Sr "--16 +-20 y-48 Figure 5: 2017 Baseline PM Peak Hour Traffic Volumes ~TENW Traffic Impact Analysis -Longacres Business Center SW 19th St SW 27th St LEGEND 11 Study Intersection t PM Peak Hour XX Traffic Volume February 4, 2015 Page 8 Longacres 4. ~ S Lon ocres WOY "O "' ~ iil u u ::f: <( "' "' i ., "- -< :i: i < -51 ,r 55 SW ;>7th SI ~ ~ 220-.. ! ~ 6--,. ii z la ~orth Driveway / Naches Ave SW -00 N <"> ) t "ortt, o,;,,ewov 61-"~ ~ t < 0"' 0 ' -o--,. 8 z Oakesdo~ Ave SW/ SW 27th Street SW2?Ho S! 1'.._ 16 -29 ,r48 Middle Driveway / Naches Ave SW ~ t ON "' Traffic Impact Analysis -Longacres Business Center 3: ~ <I) > <( " 0 10 iil ~ 0 0 Site Dr;veway / SW 27th Street 0 ) -88 South Driveway/ Naches Ave SW o-" 12-+- 1'.._ 11 -6 SW 19th St SW 27th St 3: ~ Q) > <( "O C :;:; LEGEND • Study lnlersection t PM Peal:: Hour XX Traffic Volume Figure 6: 2017 With-Project PM Peak Hour Traffic Volumes ~TENW February 4, 2015 Page 9 Traffic Impact Analysis -Longacres Business Center Traffic Operations at Off-Site Study Intersections An existing 2015, 2017 without project, and 2017 with project level of service (LOS) analysis was conducted at the two study intersections. LOS generally refers to the degree of congestion on a roadway or intersection It is a measure of vehicle operating speed, travel time, travel deloys, and driving comfort. A letter scale from A to F generally describes intersection LOS. At signalized intersections, LOS A represents free-flow conditions (motorists experience little or no delays), and LOS F represents forced-flow conditions where motorists experience an average delay in excess of 80 seconds per vehicle. The LOS reported far signalized intersections represents the average control delay (sec/veh) and can be reported for the overall intersection, for each approach, and for each lane group (additional v/c ratio criteria apply lo lane group LOS only). The LOS reported at stop-controlled intersections is based on the overage control delay and can be reported for each controlled minor approach, controlled minor lane group, and controlled major-street movement (and for the overall intersection at all-way stop controlled intersections. Additional v/c ratio criteria apply to lane group or movement LOS only). Table 2 outlines the current HCM 2010 LOS criteria for signalized and stop-controlled intersections based on these methodologies. Table 2 LOS Criteria for Signalized and Stop-Controlled Intersections' SIGNALIZED INTERSECTIONS SlOP-CONTROLLED INTERSECTIONS !.OS by VQll.!m!;l-tQ lQS !:!:i: VQ!ume-tQ CgQ;Jci!Jl (V /Cj RgliQ• i;;ggo~i!Y. (V Kl Rotio3 Control Delay Control Delay (sec/veh) < LO > LO (sec/veh) < 1.0 > 1.0 slO A F slO A F > 10tos20 B F >IO to s 15 B F > 20 to s 35 C F >15tos25 C F > 35 to s 55 D F > 25 to s 35 D F > 55 to s 80 E F > 35 to s 50 E F >80 F F >50 F F 1 Source: HCM201 O Highway Copacity Manual. Transportation Research Board, 2010. 2 For approach-based and intersection-wide assessments at signals, LOS is defined solely by control delay. 3 For two-way stop controlled intersections, the LOS criteria apply to each lone on a given approach and to each approach on the minor street. LOS is not calculated tor major-street approaches or tor the intersection as a whole at two-way stop controlled intersections. For approach-based and intersection-wide assessments at all-way stop controlled intersections, LOS is solely defined by control delay. Level of service calculations for intersections were based on methodology and procedures outlined in the 20 IO update of the Highway Capacity Manual, Transportation Research Board (HCM 20 I 0) using Synchro 8.0traffic analysis software. Existing signal timing used in the analysis was provided by the City of Renton. ~TENW February 4, 2015 Page 10 Traffic Impact Analysis -Longacres Business Center The PM peak hour LOS analysis results are summarized in Table 3. The LOS worksheets are included in Attachment B. Table 3 PM Peak Hour LOS Summary at Off-Site Study Intersections 2015 Existing 2017 Baseline 2017 With-Project Delay Delay Delay Study Intersection LOS (sec! LOS (sec! LOS (sec! A/1-Wa)' Stag Intersection #1 Naches Ave SW/SW 27 1" St A 7.9 A 7.9 A 9.9 Signalized Intersection #2 Oakesdale Ave SW/SW 27 1h St B 11.3 B 11.4 B 14.S As shown in Table 3, lhe sludy inlerseclions currently aperole at LOS A and B, and are expected ta continue to operate at LOS A and B in 2017 without or with the proposed project. Site Access Analysis A level of service !LOS) analysis was conducled at the four site driveways using the methodology and procedures outlined in the HCM 20 I 0. The Synchro software package was used to determine the reported LOS. The driveways were assumed to allow all turn movements (full access) except for the site driveway on SW 27th Street, which was assumed to be restricled to right-in, right-out movements only. Table 4 summarizes the results of the LOS analysis for future 2017 with project conditions far the outbound movements at the four site driveways. The LOS and queue calculation sheets are included in Attachment B. ~TENW Table 4 Future 2017 PM Peak Hour Site Access LOS Summary Site Driveway A. Site Driveway/SW 27th St NB Right (exiting) B. North Site Driveway/ Naches Ave SW EB Left-Right (exiting) C. Middle Site Driveway/ Naches Ave SW EB Left-Right (exiting) D. South Site Driveway/ Naches Ave SW SB Left-Right {exiting) 2017 With-Project Delay LOS (sect A 9.5 A 9.7 A 9.2 A 9.0 February 4, 2015 Page 11 Traffic Impact Analysis -Longacres Business Center The results of the site access LOS analysis in Table 4 show that the movements exiting the site at all four driveways are expected to operate at LOS A in 2017 with the proposed project Mitigation No significant adverse transportation impacts ore anticipated with the proposed Longacres Business Center development. Transportation impact fees are anticipated to be required and will be determined prior lo building permit issuance based on discussions with the City of Renton and Boeing. If you have any questions regarding the information presented in this analysis, please call Jeff Haynie at 425-250-5001 or email at hovnie@tenw corn. cc: Joel Wage, Ryan Companies US, Inc. Attachments ~TENW February 4, 2015 Pagel2 Traffic Impact Analysis -Longacres Business Center ATTACHMENT A Longacres Business Center rlD enera ,on ,mae T' G f Est' t Directional Split 2 Vehicle Trip Generation land Use Size Units 1 ITE LUC 2 Trip Rate 2 Enter Exit Enter Exit Total DAILY I ~QQ!21~ !.!Htl' General Office 220,000 GFA 710 11.03 50% 50% 1.213 1,214 2,427 Warehousing 20,000 GFA 150 3.56 50% 50% 36 35 71 Total GFA = 240,000 NEW DAILY TRIP GENERATION: 1,249 1,249 2,498 AM PEAK HOUR I Pr2~2i~ !.!1§: General Office 220.000 GFA 710 1.56 88% 12% 302 41 343 Warehousing 20,000 GFA 150 0.30 79% 21% 5 l 6 Total GFA = 240,000 NEW AM PEAK HOUR TRIP GENERATION: 307 42 349 PM PEAK HOUR I Pr2R:S2IMI !.!Hl:I' General Office 220,000 GFA 710 1.49 17% 83% 56 272 328 Warehousing 20,000 GFA 150 0.32 25% 75% l 5 6 Total GFA = 240,000 NEW PM PEAK HOUR TRIP GENERATION: 51 2n 334 ' GFA = Gross Floor Area 2 Land Use Code, trip rotes, and en1ering/exiting spits based on ITE Trip Generation Manual. 9th Edition. 2012. Traffic Impact Analysis -Longacres Business Center ATTACHMENT B Level of Service Calculations Traffic lmpoc1 Analysis -Longocres Business Center 2015 Existing Lanes, Volumes, Timings 1 : Naches Ave SW & SW 27th St -l' 'f -~ !' LMii!lrou~ 'EBT El!R 'WSL ".ij9,i:,,:: :1:i~2:w: HNBR Lane Configurations t. 'I + ¥ Volume (vph) 91 4 4 49 9 15 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 150 0 0 Storage Lanes 0 1 1 0 Taper Length (ft) 25 25 Link Speed (mph) 25 35 25 Link Distance (ft) 652 366 557 Travel Time (s) 17,8 7, 1 15.2 Confl. Peds. (#/hr) 3 5 3 5 Peak Hour Factor 0.84 0.84 0.84 0.84 0.84 0.84 Heavy Vehicles (%) 7% 7% 15% 15% 17% 17% Shared Lane Traffic(%) Enter Blocked Intersection No No No No No No Lane Alignment Left Right Left Left Left Right Median Width(ft) 12 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 t.00 1.00 1.00 1.00 Turning Speed (mph) 9 15 15 9 Sign Control Stop Stop Stop irn~:Summ~ll/lliil:lii::: i~f1\11:;11>·i:;. ~;1:~liilllil1il:::1 :,i1t\t~!11lililtiflili!11;iililili~§@ffljljl/]l11lliil!:::i!:·,\ Area Type; Control Type: Unsignalized Longacres Business Center 2015 Existing -PM Peak Hour Other 113012015 -"!->' /4~5ij\;:;:.0 : '.(:\\:jJ1Jlhi;;>' 1g:i!(i'' ·\::]i)ii!l¥ilil!lif; Synchro 8 Report HCM 2010 AWSC 1: Naches Ave SW & SW 27th St I ntersectioo Intersection Delay, s/veh Intersection LOS MoYement Vol, veh/h Peak Hour Factor Heavy Vehicles, % MvmtFlow Number of Lanes ApPiolli;ll'•> . Opposing Approach Opposing Lanes Conflicting Approach Left Conflicting Lanes Left Conflicting Approach Right Conflicting Lanes Right HCM Control Delay HCMLOS Lani Vol Left,% Vol Thru, % Vol Right,% S~n Control Traffic Vol by Lane LT Vol Through Vol RT Vol Lane Flow Rate Geometry Grp Degree of Util (XI Departure Headway (Hd) Convergence, YIN Cap Service Time HCM Lane VIC Ratio HCM Control Delay HCMLane LOS HCM 951h-tile Q Longacres Business Center 2015 Existing -PM Peak Hour 7.9 A EBU 0 0.92 2 0 0 NBlnll 38% 0% 62% Stop 24 9 0 15 29 2 0.034 4.301 Yes 837 2.301 0.035 7.5 A 0.1 EBT EBR WBU 91 4 0 0.84 0.64 0.92 7 7 2 106 5 0 1 0 0 ::srnrnn:r ,:,<),o/'.;:C''O WB 2 0 NB 1 7.9 A • l:!llnf P';Wl!l..iif-'WBW 0% 100% 0% 96% 0% 100% 4% 0% 0% Stop Stop Slop 95 4 49 0 4 0 91 0 49 4 0 0 113 5 58 5 7 7 0.132 0.007 0.079 4.19 5.362 4.861 Yes Yes Yes 852 667 736 2.233 3.098 2.597 0.133 0.007 O.Q79 7.9 8.1 8 A A A 0.5 0 0.3 WBL WBT 4 49 0.64 0.84 15 15 5 58 1 1 ;.•,fflF' •... EB 1 NB 1 0 8 A NBU 0 0.92 2 0 0 NBt 9 0.84 17 11 1 0 EB 1 WB 2 7.5 A 113012015 NBR 15 0.84 17 18 0 Synchro 8 Report Lanes, Volumes, Timings 2: Oakesdale Ave SW & SW 27th St .,} -,. 'f Lane Group ESL · ' EBli:<:i:o Elll'li;i) · WBL Lane Configurations 11 +i. Volume (vph) 19 35 35 Ideal Flow (vphpl) 1900 1900 1900 Storage Length (ft) 250 0 Storage Lanes 1 0 Taper Length (ft) 25 RightTurn on Red Yes Link Speed (mph) 35 Link Distance (ft) 992 Travel Time (s) 19.3 Confl. Peds. (#/hr) 2 3 Peak Hour Factor 0.95 0.95 0.95 Heavy Vehicles (%) 9% 9% 9% Shared Lane Traffic(%) Enter Blocked Intersection No No No Lane Alignment Left Left Right Median Width(ft) 12 Link Offset(ft) 0 Crosswalk Width(ft) 16 Two way Left Tum Lane Headway Factor t.00 1.00 1.00 Turning Speed (mph) 15 9 Turn Type pm->j)t NA Protacted Phases 7 4 Permitted Phases 4 Detector Phase 7 4 Switch Phase Minimum lnnial (s) 4.0 4.0 Minimum Split (s) 9.0 26.0 Total Spin (s) 15.0 30.0 Total Split(%) 15.8% 31.6% YellowTime(s) 4.0 4.0 All-Red Time (s) 1.0 1.0 Lost Time Adjust (s) 0.0 0.0 Total Lost Time (s) 5.0 5.0 Lead/Lag Lead Lag Lead-Lag Optimize? Yes Yes Recall Mode None None Area Type: Other Cycle Length: 95 Actuated Cycle Length: 37 Natural Cycle: 70 Control Type: Actuated-Unooordinated S1 lits and Phases: 2: Oakesdale Ave SW & SW 27th SI \.¢1 I t¢2 1~1:nw¥ni Um:.I --i!IEilii:lil~: ..... ¢5 I+ ¢6 !)11 ! Longacres Business Center 2015 Existing -PM Peak Hour 11 46 1900 200 1 25 3 0.95 8% No Left 1.00 15 pm->jlt 3 8 3 4.0 9.0 15.0 15.8% 4.0 1.0 0.0 5.0 Lead Yes None 1/3012015 -' ' t I' \. + .; WB'T' WBR NBL NBT · NBR ·;: SBC> SB'T. SBR + .,, 11 +i. 11 +i. 19 15 9 350 21 27 489 24 1900 1900 1900 1900 1900 1900 1900 1900 0 215 0 150 0 1 1 0 1 0 25 25 Yes Yes Yes 35 35 35 730 726 741 14.2 14.1 14.4 4 5 2 2 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 8% 8% 4% 4% 4% 7% 7% 7% No No No No No No No No Left Right Left Left Right Left Left Right 12 12 12 0 0 0 16 16 16 Yes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 9 15 9 15 9 NA Perm pm->j)t NA pm->j)t NA 8 5 2 1 6 8 2 6 8 8 5 2 1 6 4.0 4.0 4.0 5.0 4.0 5.0 26.0 26.0 9.0 26.0 9.0 26.0 30.0 30.0 15.0 35.0 15.0 35.0 31.6% 31.6% 15.8% 36.8% 15.8% 36.8% 4.0 4.0 4.0 4.0 4.0 4.0 1.0 1.0 1.0 1.0 1.0 1.0 0.0 0.0 0.0 0.0 0.0 0.0 5.0 5.0 5.0 5.0 5.0 5.0 Lag Lag Lead Lag Lead Lag Yes Yes Yes Yes Yes Yes None None None None None None I 't¢3 1~4 ~~~L~----I 1.,,;. ¢7 1-¢8 I Synchro 8 Report HCM 2010 Signalized Intersection Summary 2: Oakesdale Ave SW & SW 27th St -,. - Movement EBL EBT EBR •: WBL WBT Lane Configurations Volume (vehlh) Number Initial Q (Qb). veh Ped-Bike Adj(A_pbT) Parking Bus, Adj Adj Sat Flow. vehlhlln Adj Flow Rate, vehlh Adj No. of Lanes Peak Hour Factor Percent Heavy Veh, % Cap, vehlh Arrive On Green Sat Flow veh/h Grp Volume(v), veh/h Grp Sat Flow(s),veh/h/ln Q Serve(g_s), s Cycle Q Clear(g_c), s Prop In Lane Lane Grp Cap{c), veh/h VIC Ratio(X) Avail Cap(c_a), vehlh HCM Platoon Ratio Upstream Filter(I) Uniform Delay (d), s/veh Iner Delay (d2), s/veh Initial Q Delay(d3),slveh %ile BackOfQ(50%),veh/ln LnGrp Delay(d),s/veh LnGrp LOS Approach Vol, veh/h Approach Delay, s/veh Approach LOS l'imer' Assigned Phs Phs Duration (G+Y +Re), s Change Period (Y+Rc). s Max Green Setting (Gmax), s Max Q Clear Time (g_c+l1), s Green Ext Time (p_c), s 'I 19 7 0 0.99 1.00 1743 20 1 0.95 9 326 0.02 1660 20 1660 0.4 0.4 1.00 326 0.06 697 1.00 1.00 16.3 0.1 0.0 0.2 16.4 B 1 6.1 5.0 10.0 2.4 0.0 +i. 35 35 4 14 0 0 0.99 1.00 1.00 1743 1900 37 37 2 0 0.95 0.95 9 9 155 135 0.09 0.09 1674 1453 37 37 1656 1471 0.8 1.0 0.8 1.0 0.99 154 136 0.24 0.27 1009 897 1.00 1.00 1.00 1.00 17.3 17.3 1.1 1.5 0.0 0.0 0.4 0.5 18.4 18.9 B B 94 18.2 B "iiggz,;:: .. n ''iirJ 2 19.4 5.0 30.0 5.3 8.3 3 6.7 5.0 10.0 3.0 0.0 'I + 46 19 3 8 0 0 0.99 1.00 1.00 1759 1759 48 20 1 1 0.95 0.95 8 8 330 200 0.04 0.11 1675 1759 48 20 1675 1759 1.0 0.4 1.0 0.4 1.00 330 200 0.15 0.10 670 1072 1.00 1.00 1.00 1.00 15.9 16.3 0.2 0.3 0.0 0.0 0.5 0.2 16.1 16.6 B B 84 16.3 B ::;¥':':': !l' 4 8.8 5.0 25.0 3.0 0.7 5 5.4 5.0 100 2.1 0.0 lntemdion.Sunimarv:'1 1"'''! !g;~:;: ::1:iJJil5if!&iWi!il:['.il!i;l!il!li;!jl':0-·''' 0~:ib;:~·c· · ·Y'" HCM 2010 Ctrl Delay HCM2010 LOS Longacres Business Center 2015 Existing -PM Peak Hour 11.3 B 'WBR NBL .,, 'I 15 9 18 5 0 0 0.99 1.00 1.00 1.00 1759 1827 16 9 1 1 0.95 0.95 8 4 169 404 0.11 0.01 1480 1740 16 9 1480 1740 0.4 0.1 0.4 0.1 1.00 1.00 169 404 0.09 0.02 902 812 1.00 1.00 1.00 1.00 16.3 8.6 0.3 0.0 0.0 0.0 0.2 0.1 16.6 8.6 B A t NBT NBR +i. 350 21 2 12 0 0 1.00 1.00 1.00 1827 1900 368 22 2 0 0.95 0.95 4 4 1171 70 0.35 0.35 3328 198 191 199 1736 1791 3.3 3.3 3.3 3.3 0.11 611 630 0.31 0.32 1269 1310 1.00 1.00 1.00 1.00 9.7 9.7 0.4 0.4 0.0 0.0 1.6 1.7 10.1 10.1 B B 399 10.1 B s::: 6 20.1 5.0 30.0 6.8 8.1 7 8 5.8 9.7 5.0 5.0 10.0 25.0 2.4 2.4 0.0 0.7 1/3012015 SSL , SBJ, SBR 'I +i. 27 489 24 1 6 16 0 0 0 1.00 1.00 1.00 1.00 1.00 1776 1776 1900 28 515 25 1 2 0 0.95 0.95 0.95 7 7 7 476 1209 59 0.03 0.37 0.37 1691 3275 159 28 265 275 1691 1687 1747 0.4 4.8 4.8 0.4 4.8 4.8 1.00 0.09 476 623 645 0.06 0.43 0.43 843 1234 1278 1.00 1.00 1.00 1.00 1.00 1.00 8.2 9.7 9.7 0.1 0.7 0.6 0.0 0.0 0.0 0.2 2.3 2.4 8.2 10.3 10.3 A B B 568 10.2 B Synchro 8 Report Traffic Impact Analysis -Longacres Business Center 2017 Baseline (Without Project) Lanes, Volumes, Timings 1: Naches Ave SW & SW 27th St -+ Lane Groue EBT Lane Configurations i. Volume (vph) 95 Ideal Flow (vphpl) 1900 Storage Length (ft) Storage Lanes Taper Length (ft) Link Speed (mph) 25 Link Distance (ft) 652 Travel Time (s) 17.8 Confl. Peds. (#/hr) Peak Hour Factor 0.84 Heavy Vehicles (%) 7% Shared Lane Traffic(%) Enter Blocked Intersection No Lane Alignment Left Median Width(ft) 12 Link Offset(ft) 0 Crosswalk Width(ft) 16 Two way Left Turn Lane Headway Factor 1.00 Turning Speed (mph) Sign Control Stop lirtetsedion.:Su~ii'!:l!iiiiiiiiiiiii'i;i'/'.·)>C Area Type: Other Control Type: Unsignalized Longacres Business Center 2017 Baseline -PM Peak Hour " EBR 4 1900 0 0 3 0.84 7% No Righi 1.00 9 f WBL 11 4 1900 150 1 25 5 0.84 15% No Left 1.00 15 1/3012015 -..... I" WBTc NBL NBR t ¥ 51 9 15 1900 1900 1900 0 0 1 0 25 35 25 366 557 7.1 15.2 3 5 0.84 0.84 0.84 15% 17% 17% No No No Left Left Righi 12 12 0 0 16 16 1.00 1.00 1.00 15 9 Stop Stop ---.---".:'··-·"· ···::'i] ;:m:1;;;~~w111:);,o,s~~ttJ :!':t:l!iiiiii'iii\%0i1j 1!ijl1'1::: :,· 5..')!§\' ;Ii Synchro 8 Report HCM 2010 AWSC 1 : Naches Ave SW & SW 27th St Intersection Delay, s/veh Intersection LOS 7.9 A Vol, veh/h O 95 Peak Hour Factor 0.92 0.84 Heavy Vehicles, % 2 7 Mvmt Flow O 113 Number of Lanes O 1 ,EBR• ·WBU 4 0 0.84 0.92 7 2 5 0 0 0 ~£!~'.;[!J:i:<,!:,,·, ,,-,-"!L 1j%~ihiil!H,'.!]tl!lli!iJ:t1! :iiiJ!iSS1J?]H;!i!::,: Opposing Approach Opposing Lanes Conflicting Approach Left Conflicting Lanes Left Conflicting Approach Right Conflicting Lanes R~ht HCM Control Delay HCMLOS Vol Left,% Vol Thru, % Vol Right,% Sign Control Traffic Vol by Lane LT Vol Through Vol RT Vol Lane Flow Rate Geometry Grp Degree of Util (X) Departure Headway (Hd) Convergence, Y /N Cap Servic.e Time HCM Lane VIC Ratio HCM Control Delay HCM Lane LOS HCM 95th-tile Q Longacres Business Center 2017 Baseline -PM Peak Hour 38% 0% 62% Stop 24 9 0 15 29 2 0.034 4.316 Yes 835 2.316 0035 7.5 A 0.1 WB 2 0 NB 1 7.9 A 0% 100% 0% 96% 0% 100% 4% 0% 0% Stop Stop Stop 99 4 51 0 4 0 95 0 51 4 0 0 118 5 61 5 7 7 0.137 0.007 0.082 4.193 5.364 4.863 Yes Yes Yes 852 667 736 2.236 3.101 2.6 0.138 0.007 0.083 7.9 8.1 8 A A A 0.5 0 0.3 4 51 0.84 0.84 15 15 5 61 1 1 '<,~,:,.; EB 1 NB 1 0 8 A 0 9 0.92 0.84 2 17 0 11 0 1 0 EB 1 WB 2 7.5 A 1/30/2015 15 0.84 17 18 0 Synchro 8 Report Lanes, Volumes, Timings 2: Oakesdale Ave SW & SW 27th St .,> -"'), f Lane Gro!!Jl .· EBU'· EST EBR WBL··· Lane Configurations "i +t+ "i Volume (vph) 20 36 36 48 Ideal Flow (vphpl) 1900 1900 1900 1900 Storage Length (ft) 250 0 200 Storage Lanes 1 0 1 Taper Length (ft) 25 25 Right Turn on Red Yes Link Speed (mph) 35 Link Distance (ft) 992 Travel Time (s) 19.3 Confl. Peds. (#/hr) 2 3 3 Peak Hour Factor 0.95 0.95 0.95 0.95 Heavy Vehicles (%) 9% 9% 9% 8% Shared Lane Traffic(%) Enter Blocked Intersection No No No No Lane Alignment Left Left Right Left Median Width(ft) 12 Link Offset(ft) 0 Crosswalk Width(ft) 16 Two way Left Tum Lane Headway Factor 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 Turn Type pm+pt NA pm<JJt Protected Phases 7 4 3 Permitted Phases 4 8 Detector Phase 7 4 3 Switch Phase Minimum Initial (s) 4.0 4.0 4.0 Minimum Split (s) 9.0 26.0 9.0 Total Splrr (s) 15.0 30.0 15.0 Total Split(%) 15.8% 31.6% 15.8% Yellow Time (s) 4.0 4.0 4.0 All-Red Time (s) 1.0 1.0 1.0 Lost Time Adjust (s) 0.0 0.0 0.0 Total Lost Time (s) 5.0 5.0 5.0 Lead/Lag Lead Lag Lead Lead-Lag Optimize? Yes Yes Yes Recall Mode None None None lntemec1/ooSooimiirf;i i)l!lit}}t{ JiWrn1:!:iil!\ '.'\iJi;lC' Area Type: Other Cycle Length: 95 Actuated Cycle Length: 37.4 Natural Cycle: 70 Control Type: Actuated-Uncoordinated Splits and Phases: 2: Oakesdale Ave SW & SW 27th St \.Oil I t 15i5%i1i;::j:i: :;•:::,g 'Ol5 I+ Ol6 I longacres Business Center 2017 Baseline-PM Peak Hour llnL - 1/30/2015 -'-' t I" \. + ~ WBT WBR' NSL NElT 'NBR SBL SBT SBR + .,, "i +t+ "i +t+ 20 16 9 364 22 28 509 25 1900 1900 1900 1900 1900 1900 1900 1900 0 215 0 150 0 1 1 0 1 0 25 25 Yes Yes Yes 35 35 35 730 726 741 14.2 14.1 14.4 4 5 2 2 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 8% 8% 4% 4% 4% 7% 7% 7% No No No No No No No No Left Right Left Left Right Left Left Right 12 12 12 0 0 0 16 16 16 Yes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 9 15 9 15 9 NA Perm pm<JJt NA pm<JJt NA 8 5 2 1 6 8 2 6 8 8 5 2 1 6 4.0 4.0 4.0 5.0 4.0 5.0 26.0 26.0 9.0 26.0 9.0 26.0 30.0 30.0 15.0 35.0 15.0 35.0 31.6% 31.6% 15.8% 36.8% 15.8% 36.8% 4.0 4.0 4.0 4.0 4.0 4.0 1.0 1.0 1.0 1.0 1.0 1.0 0.0 0.0 0.0 0.0 0.0 0.0 5.0 5.0 5.0 5.0 5.0 5.0 Lag Lag Lead Lag Lead Lag Yes Yes Yes Yes Yes Yes None None None None None None ,·,;::::)' :1:rn:11tJ1i:111i1::1:11:1:i::;::i::ii:11im111m11:;:l·itiliUJ;i11::::,,: · • C ;\;'.!{iii);> I f,i3 1-.. I 1.-> Ol7 1-018 11LI , ,l:lirnl I Synchro 8 Report HCM 2010 Signalized Intersection Summary 2: Oakesdale Ave SW & SW 27th St 1/3012015 .,J -• • -' "' t /" \. + .., M~;;,::/il!l:1:Jtliril!iiii!ltliii::i?':.:.:-· E'l!W,:E:, HEBITT'' 'EBR:'' :~m·ffl T:i'i'Mffm1:mmfJau111;i1iiii:iNsr: i\iiiiNSa1H:: •'.,•SBL, SBT •'Si!R Lane Configurations 11 +i. 11 + .,, 11 +i. 11 +i. Volume (vehlh) 20 36 36 48 20 16 9 364 22 28 509 25 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Ped-Bike Adj(A_pb T) 0.99 0.99 0.99 0.99 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1743 1743 1900 1759 1759 1759 1827 1827 1900 1776 1776 1900 Adj Flow Rate, veh/h 21 38 38 51 21 17 9 383 23 29 536 26 Adj No. of Lanes 1 2 0 1 1 1 1 2 0 1 2 0 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Percent Heavy Veh, % 9 9 9 8 8 8 4 4 4 7 7 7 Cap, vehlh 324 156 135 329 203 170 399 1192 71 473 1232 60 Arrive On Green 0.02 0.09 0.09 0.04 0.12 0.12 0.01 0.36 0.36 0.03 0.38 0.38 Sat Flow veh/h 1660 1673 1453 1675 1759 1480 1740 3327 199 1691 3275 159 Grp Volume(v), veh/h 21 38 38 51 21 17 9 199 207 29 276 286 Grp Sat Flow(s),veh/hnn 1660 1656 1470 1675 1759 1480 1740 1736 1791 1691 1687 1747 Q Serve{g_s), s 0.5 0.9 1.0 1.1 0.4 0.4 0.1 3.5 3.5 0.4 5.1 5.1 Cycie Q Clear(g_e), s 0.5 0.9 1.0 1.1 0.4 0.4 0.1 3.5 3.5 0.4 5.1 5.1 Prop In Lane 1.00 0.99 1.00 1.00 1.00 0.11 1.00 0.09 Lane Grp Cap(e), vehlh 324 154 137 329 203 170 399 622 642 473 634 657 VIC Ratio(X) 0.06 0.24 0.28 0.16 0.10 0.10 0.02 0.32 0.32 0.06 0.43 0.44 Avail Cap(e_a), veh/h 687 991 880 658 1052 885 799 1246 1285 832 1211 1254 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 16.6 17.6 17.6 16.1 16.6 16.6 8.6 9.7 9.7 8.2 9.7 9.7 Iner Delay (d2), s/veh 0.1 1.2 1.6 0.2 0.3 0.4 0.0 0.4 0.4 0.1 0.7 0.6 Initial Q Delay(d3),slveh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 0.2 0.4 0.5 0.5 0.2 0.2 0.1 1.7 1.8 0.2 2.5 2.6 LnGrp Delay(d),slveh 16.7 18.7 19.2 16.3 16.9 169 8.6 10.1 10.1 8.2 10.4 10.4 LnGre LOS B B B B B B A B B A 8 8 Approach Vol, veh/h 97 89 415 591 Approach Delay, s/veh 18.5 t6.6 10.1 10.3 Approach LOS B B B B Assigned Phs 1 2 3 4 5 6 7 8 Phs Duration (G+Y +Re), s 6.1 20.0 6.8 8.9 5.4 20.7 5.9 9.8 Change Period (Y +Re), s 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Max Green Setting (Gmax), s 10.0 30.0 10.0 25.0 10.0 30.0 10.0 25.0 Max Q Clear Time (g_e+11), s 2.4 5.5 3.1 3.0 2.1 7.1 2.5 2.4 Green Ext Time (p_e), s 0.0 8.6 0.0 0.7 0.0 8.4 0.0 0.7 m~SiJmmatv '"-\7o:c-,',4:,0 n:~~ililil!lllME.i!IH!ili'.lii::n:&=t~~gg,0:,~Jiliii·i'i'' ',, 1·ti\lii!li1!il::1:1!i 1!::::' , -.·;•;:!:;!it!iillll!lilllllil!il!flill!lllllf11lilll!Htst:<i:};;!iiiillli:ii1-!ittli HCM 2010 Ctrl Delay HCM 2010 LOS Longacres Business Center 2017 Baseline-PM Peak Hour 11.4 8 Synehro 8 Report Traffic Impact Analysis -Longacres Business Center 2017 With-Project Lanes, Volumes, Timings 1: Naches Ave SW & SW 27th St 1/30/2015 -~ f -..... I' ~ GtoiI1tn1:iim1~1i1Wi iiif :, • EBT ·-eBR WBL WBll?J 0jijl!l{i• FENBRl';~lcff Lane Configurations t. 11 + V Volume (vph) 220 6 55 51 37 139 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 150 0 0 Storage Lanes 0 1 1 0 Taper Length (ft) 25 25 Link Speed (mph) 25 35 25 Link Distance (ft) 393 366 444 Travel Time (s) 10.7 7.1 12.1 Confl. Peds. (#/hr) 3 5 3 5 Peak Hour Factor 0.84 0.84 0.84 0.84 0.84 0.84 Heavy Vehicles(%) 7% 7% 15% 15% 17% 17% Shared Lane Traffic(%) Enter Blocked Intersection No No No No No No Lane Alignment Left Right Left Left Left Right Median Width(ft) 12 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Headway Factor 100 100 100 1.00 100 100 Turning Speed (mph) 9 15 15 9 Sign Control Stop Stop Stop Area Type: Other Control Type: Unsignalized Longacres Business Center Synchro 8 Report 2017 Wrth-Project-PM Peak Hour HCM 2010 AWSC 1 : Naches Ave SW & SW 27th St Intersection · Intersection Delay, s/veh Intersection LOS Vol, veh/h Peak Hour Factor Heavy Vehicles,% Mvmt Flow Number of Lanes Opposing Approach Opposing Lanes Conflicting Approach Left Conflicting Lanes Left Conflicting Approach Right Conflicting Lanes Right HCM Control Delay HCMLOS Vol Left,% Vol Thru, % Vol Right,% Sign Control Traffic Vol by Lane LT Vol Through Vol RT Vol Lane Flow Rate Geometry Grp Degree of Util (X) Departure Headway (Hd) Convergence, Y /N Cap Service Time HCM Lane V/C Ratio HCM Control Delay HCM Lane LOS HCM 95th-tile Q Longacres Business Center 2017 With-Project. PM Peak Hour 9.9 A EBU 0 0.92 2 0 0 21% 0% 79% Stop 176 37 0 139 210 2 0.275 4.732 Yes 756 2.773 0.278 9.6 A 1.1 EBT 220 0.84 7 262 1 WB 2 0 NB 1 10.5 B 0% 97% 3% Stop 226 0 220 6 269 5 0.358 4.787 Yes 748 2.831 0.36 10.5 B 1.6 EBR WBU 6 0 0.84 0.92 7 2 7 0 0 0 100% 0% 0% Stop 55 55 0 0 65 7 0.109 6.019 Yes 594 3.772 0.109 9.5 A 04 0% 100% 0% Stop 51 0 51 0 61 7 0.093 5.515 Yes 648 3.267 0.094 8.8 A 0.3 55 51 0.84 0.84 15 15 65 61 1 1 <>wa. EB 1 NB 1 0 9.2 A NBU 0 0.92 2 0 0 NBL 37 0.84 17 44 1 0 EB 1 WB 2 9.6 A 1/30/2015 NBR 139 0.84 17 165 0 Synchro 8 Report Lanes, Volumes, Timings 2: Oakesdale Ave SW & SW 27th St 1/30/2015 .,,. -l' 'f -' ~ t I' '. + ./ Lai,e:GQ\Ul ----" EBL arr EBR WBL ·, WBT:!1 I!:iWBl!HcBi ;:~,cr-:tml' NBR SB!. SBT SBR Lane Configurations 11 tl> 11 t .,, 11 tl> 11 tl> Volume (vph) 158 78 105 48 29 16 23 364 22 28 509 53 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 250 0 200 0 215 0 150 0 Storage Lanes I 0 1 I I 0 1 0 Taper Length (ft) 25 25 25 25 RightTurn on Red Yes Yes Yes Yes Link Speed (mph) 35 35 35 35 Link Distance (ft) 992 730 726 741 Travel Time (s) 19.3 14.2 14. 1 14.4 Confl. Peds. (#/hr) 2 3 3 4 5 2 2 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Heavy Vehicles (%) 9% 9% 9% 8% 8% 8% 4% 4% 4% 7% 7% 7% Shared Lane Traffic(%) Enter Blocked Intersection No No No No No No No No No No No No Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right Median Width(ft) 12 12 12 12 Link Offset(ft) 0 0 0 0 Crosswalk Width(ft) 16 16 16 16 Two way Left Turn Lane Yes Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 9 15 9 15 9 Turn Type pm"j)t NA pm"j)t NA Perm pm"1)t NA pm"j)t NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 8 8 2 6 Detector Phase 7 4 3 8 8 5 2 1 6 Switch Phase Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 5.0 4.0 5.0 Minimum Split (s) 9.0 26.0 9.0 26.0 26.0 9.0 26.0 9.0 26.0 Total Split (s) 15.0 30.0 15.0 30.0 30.0 15.0 35.0 15.0 35.0 Total Split(%) 15.8% 31.6% 15.8% 31.6% 31.6% 15.8% 36.8% 15.8% 36.8% Yellow Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 All-Red Time (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Leac/Lag Lead Lag Leac Lag Lag Lead Lag Lead Lag Leac-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None None None Cycle Length: 95 Actuated Cycle Length: 48.5 Natural Cycle: 70 Control Type: Actuated-Uncoordinated 2: Oakesdale Ave SW & SW 27th St t~2 Longacres Business Center Synchro 8 Report 2017 With-Project-PM Peak Hour HCM 201 O Signalized Intersection Summary 2: Oakesdale Ave SW & SW 27th St 1/3012015 .,;. -~ f -' '\ t !' \. + ..' MO\lelllent EBL EST EBR WBL WBJ "::.wBR:: NBL NBT NBR set SST ,·. SBR Lane Configurations 11 ti. 11 t 'I' 11 ti. 11 ti. Volume (vehlh) 158 78 105 48 29 16 23 364 22 28 509 53 Number 7 4 14 3 8 18 5 2 12 1 6 16 lnmal Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Ped-Bike Adj(A_pbT) 0.99 100 0.99 0.99 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 100 1.00 1.00 100 Adj Sat Flow, vehlhlln 1743 1743 1900 1759 1759 1759 1827 1827 1900 1776 1776 1900 Adj Flow Rate, veh/h 166 82 111 51 31 17 24 383 23 29 536 56 Adj No. of Lanes 1 2 0 1 1 1 1 2 0 1 2 0 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Percent Heavy Veh, % 9 9 9 8 8 8 4 4 4 7 7 7 Cap, veh/h 451 300 268 333 188 158 357 1155 69 433 1082 113 Arrive On Green 0.12 0.18 0.18 0.04 O.tt 0. t 1 0.02 0.35 0.35 0.03 0.35 0.35 Sat Flow veh/h 1660 1656 1474 1675 1759 1479 1740 3327 199 1691 3084 321 Grp Volume(v), vehlh 166 82 111 51 31 17 24 199 207 29 293 299 Grp Sat Flow(s),vehlhlln 1660 1656 1474 1675 1759 1479 1740 1736 1791 1691 1687 1718 Q Serve(g_s), s 4.2 2.1 3.3 1.3 0.8 0.5 0.4 4.2 4.2 0.5 6.7 6.8 Cycle Q Clear(g_c), s 4.2 2.1 3.3 1.3 0.8 0.5 0.4 4.2 4.2 0.5 6.7 6.8 Prop In Lane 1.00 1.00 1.00 1.00 1.00 0.11 1.00 0.19 Lane Grp Cap(c), vehlh 451 300 268 333 188 158 357 602 622 433 592 603 VIC Ratio(X) 0.37 0.27 0.41 0.15 0.16 0.11 0.07 0.33 0.33 0.07 0.49 0.50 Avail Cap(c_a), vehlh 595 837 745 603 889 747 669 1052 1086 730 1023 1041 HCM Platoon Ratio 100 1.00 1.00 1.00 1.00 100 1.00 1.00 100 1.00 1.00 1.00 Upstream Filte~I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), slveh 16.1 17.4 17.9 18.5 20.1 20.0 10.4 11.9 11.9 10.1 12.6 12.6 Iner Delay (d2), s/veh 0.5 0.7 1.5 0.2 0.6 0.4 0.1 0.5 0.4 0.1 0.9 0.9 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),vehlln 1.9 1.0 14 0.6 0.4 0.2 0.2 2.1 21 0.2 3.2 3.3 LnGrp Delay(d),slveh 16.6 18.1 19.4 18.7 20.7 20.4 10.5 12.4 12.4 10.1 13.5 13.5 LnGre LOS B 8 B B C C B B B B B B Approach Vol, vehlh 359 99 430 621 Approach Delay, s/veh 17.8 19.6 12.3 13.4 Approach LOS B 8 B B nmer .... · r::i·t:o :•,1: ,·,:;>> Fl" •:o·•··:•4~"2§:0:,:':"li'i'i ,:, 'f••.:i$:•: 7 FrF. 8": . - Assigned Phs 1 2 3 4 5 6 7 8 Phs Duration (G+Y +Re), s 6.3 22.2 7.0 14.0 6.1 22.4 10.7 10.3 Change Period (Y+Rc), s 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Max Green Setting (Gmax), s 10.0 30.0 10.0 25.0 10.0 30.0 10.0 25.0 Max Q Clear Time (g_c+l1), s 2.5 6.2 3.3 5.3 2.4 8.8 6.2 2.8 Green Ext Time (p_c), s 0.0 8.9 0.0 1.7 0.0 8.4 0.1 1.8 I~~ ,·,;:t;~-;;:~,:::,:': ''"':]\:·;,.· ,,. }>')it::'1-,"' HCM 2010 Ctrl Delay 14.5 HCM2010 LOS B Longacres Business Center Synchro 8 Report 2017 With-Project-PM Peak Hour Lanes, Volumes, Timings 3: Site Drivewal & SW 27th St 1/30/2015 -l' f -"' ,,.. ~r6uf: EBT · EBR:' WBl.. ':'<WB111" Nllf~'I'!,IBR ---· --- Lane Configurations i. + .,, Volume (vph) 101 4 0 88 0 125 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Link Speed (mph) 25 25 25 Link Distanoe (ft) 358 393 224 Travel Time (s) 9.8 10.7 6.1 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles(%) 7% 7% 15% 15% 2% 2% Shared Lane Traffic(%) Enter Blocked Intersection No No No No No No Lane Alignment Left Right Left Left Left Right Median Width(ft) 0 0 0 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Headway Factcr 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 9 15 15 9 Sign Control Free Free Stop Area Type: Other Control Type: Unsignalized Longacres Business Center Synchro 8 Report 2017 Wnh-Project-PM Peak Hour HCM 2010 TWSC 3: Site Driveway & SW 27th St lntersectioll Int Delay, s/veh Movement Vol, veh/h Conflicting Peds, #/hr Sign Control RT Channelized Storage Length Veh in Median Storage,# Grade,% Peak Hour Factor Heavy Vehicles, % MvmtFlow Conflicting Flow All Stage 1 Stage 2 Critical Hdwy Critical Hdwy Stg 1 Critical Hdwy Stg 2 Follow-up Hdwy Pot Cap-1 Maneuver Stage 1 Stage 2 Platoon blocked, % Mov Cap-1 Maneuver Mov Cap-2 Maneuver Stage 1 Stage 2 HCM Control Delay, s HCMLOS 3.7 EST 101 0 Free 0 0 92 7 110 0 0 EBR 4 0 Free None 92 7 4 0 ''WBL 0 0 Free 92 15 0 114 4.25 2.335 1398 1398 0 WBT 88 0 Free None 0 0 92 15 96 0 NBL 0 0 Stop 0 0 92 2 0 125 0 Stop None 0 92 2 136 208 112 112 96 6.42 6.22 5.42 5.42 3.518 3.318 780 941 913 926 780 941 780 913 928 9.5 A 1/30/2015 Mimi~lp;MiitiiEJ!Jll1!mi'YNBl~i1ff'.'' ESt;:;;;:;ESR;-~:~:iWBliiii WS:filiii~K01i;Eii/Ta1Jllllilii::fii;i1i!iil1iilltfiiJi!! !iiililiillll!Hi!G~i;;l:1:liiii:I:: --.:,,q;;:,--.--::::'::ir: -·-·::.J!:!i:" Capacity (veh/h) 941 1398 HCM Lane VIC Ratio 0. 144 HCM Control Delay (s) 9.5 O HCM Lane LOS A A HCM 95th %tile Q(veh) 0.5 0 Longacres Business Center Synchro B Report 2017 With-Project-PM Peak Hour Lanes, Volumes, Timings 4: Naches Ave SW & North Site Drivewal 1/30/2015 __,. ~ ~ t ! .,, lilab~~!!!! : EBL\,;i• EBR NBi:.<!i!)c'fNl!T: ,0,t'.iHSBfE !fSBR Lane Configurations V .f f. Volume (vph) 61 0 0 103 38 21 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Link Speed (mph) 25 25 25 Link Distance (ft) 209 320 444 TravEj Time (s) 5.7 8.7 12.1 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 2% 2% 10% 10% 10% 10% Shared Lane Traffic(%) Enter Blocked Intersection No No No No No No Lane Alignment Left Right Left Left Left Right Median Width(ft) 12 0 0 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Headway Factor 1.00 100 1.00 t.00 1.00 1.00 Turning Speed (mph) 15 9 15 9 Sign Control Stop Free Free Area Type: Other Control Type: Unsignalized Longacres Business Center Synchro 8 Report 2017 With-Project -PM Peak Hour HCM 2010 TWSC 4: Naches Ave SW & North Site Driveway lnteraection Int Delay, s/veh 2.7 Movement Vol, veh/h Conflicting Peds, #/hr Sign Control RT Channelized Storage Length Veh in Median Storage,# Grade,% Peak Hour Factor Heavy Vehicles,% MvmtFlow EBL 61 0 Stop 0 0 0 92 2 66 Conflicting Flow All 165 Stage 1 53 Stage 2 112 Critical Hdwy 6.42 Critical Hdwy Stg 1 5.42 Crrrical Hdwy Stg 2 5.42 Follow-up Hdwy 3.518 Pot Cap-1 Maneuver 826 Stage 1 970 Stage2 913 Platoon blocl<ed, % Mov Cap-1 Maneuver 826 Mov Cap-2 Maneuver 826 Stage 1 970 Stage 2 913 HCM Control Delay, s HCMLOS Capacity ( veh/h) HCM Lane VIC Ratio HCM Control Delay (s) HCM Lane LOS HCM 95th %tile Q(veh) Longacres Business Center 9.7 A ""'• 1489 0 A 0 2017 With-Project-PM Peak Hour EBR 0 0 Stop None 92 2 0 0 103 0 0 Free Free None 0 0 92 92 10 10 0 112 0 6.22 4.2 3.318 2.29 1014 1489 1014 1489 SBT 38 0 Free 0 0 92 10 41 0 0 826 0.08 9.7 A 0.3 1/30/2015 SBR 21 0 Free None 92 10 23 Synchro 8 Report Lanes, Volumes, Timings 5: Naches Ave SW & Middle Site Drivewa~ 1130/2015 __,. " '\ t + ~ !:M<);(Wu~;!;: 'i!E:ii'\Eal!iii!!iiii,,i-EB(L• ·. 'iEJiR;!';ci. .Nllt. ···t.atm,:::m::'SBI,h', SBR ;0,;,<;,:,1;;-::-- Lane Configurations V 4 l> Volume (vph) 61 0 0 42 17 21 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Link Speed (mph) 25 25 25 Link Distance (ft) 218 428 320 Travel Time (s) 5.9 11.7 8.7 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles(%) 2% 2% 25% 25% 10% 10% Shared Lane Traffic(%) Enter Blocked Intersection No No No No No No Lane Alignment Left Righi Left Left Left Right Median Widlh(ft) 12 0 0 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 9 Sign Control Stop Free Free Area Type: Control Type: Unsignalized Longacres Business Center Synchro 8 Report 2017 With-Project-PM Peak Hour HCM 2010 TWSC 5: Naches Ave SW & Middle Site Driveway Intersection Int Delay, s/veh Movement Vol, veh/h Conflicting Peds, #/hr Sign Control RT Channelized Storage Length Veh in Median Storage,# Grade,% Peak Hour Factor Heavy Vehicles,% Mvmt Flow 4 EBL 61 0 Stop 0 0 0 92 2 66 EBR: 0 0 Stop None 92 2 0 76 30 30 46 6.42 6.22 5.42 5.42 Conflicting Flow All Stage 1 Stage 2 Critical Hdwy Critical Hdwy Stg t Critical Hdwy Stg 2 Follow-up Hdwy 3.518 3,318 Pot Cap-1 Maneuver Stage 1 Stage 2 Platoon blocked, % Mov Cap-1 Maneuver Mov Cap-2 Maneuver Stage 1 Stage 2 HCM Control Delay, s HCMLOS Capacity (veh/h) HCM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS HCM 95th %tile Q(veh) Longacres Business Center 2017 With-Project-PM Peak Hour 927 1044 993 976 927 1044 927 993 976 A 1432 927 0.072 0 9.2 A A 0 0.2 NBI. NBT 0 42 0 0 Free Free None 0 0 92 92 25 25 0 46 41 0 4.35 2.425 1432 1432 1/30/2015 SBT SBR 17 21 0 0 Free Free None 0 0 92 92 10 10 18 23 0 Synchro 8 Report Lanes, Volumes, Timings 6: Naches Ave SW & South Site Drivewal 1/3012015 .,> --..._ \. ~ LaneGroue EBl:,>' EBT "'' 'Wl!iiJ":L '/INBR'i' 'S!J[, SBR Lane Configurations 4 i. ¥ Volume (vph) 0 12 6 11 30 0 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Link Speed (mph) 25 25 25 Link Distance (ft) 263 428 174 Travel Time (s) 7.2 11.7 4.7 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles(%) 25% 25% 25% 25% 25% 25% Shared Lane Traffic(%) Enter Blocked Intersection No No No No No No Lane Alignment Left Left Left Right Left Right Median Width(ft) 0 0 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 9 Sgn Control Free Free Stop Iii~~'[) +::0;::: HL~!'· \Y:(L'':'""" ,''·'·~':£:::> :;:;pr!::cw:·:;:: Area Type, Other Control Type, Unsgnalized Longacres Business Center Synchro 8 Report 2017 With-Project-PM Peak Hour HCM 2010 TWSC 6: Naches Ave SW & South Site Driveway Intersection Int Delay, s/veh Movement Vol, veh/h Conflicting Peds, #/hr Sign Control RT Channi,ized Storage Length Veh in Median Storage, # Grade,% Peak Hour Factor Heavy Vehicles, % MvmlFlow Conflicting Flow All Stage I Stage 2 Critical Hdwy Critical Hdwy Sig 1 Critical Hdwy Sig 2 Follow-up Hdwy Pol Cap-1 Maneuver Stage 1 Stage 2 Platoon blocked, % Mov Cap-1 Maneuver Mov Cap.-2 Maneuver Stage 1 Stage 2 HCM Control Delay, s HCMLOS Capacity (veh/h) HCM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS HCM 95th %tile Q(veh) Longacres Business Center 4.6 2017 With-Project-PM Peak Hour EBL 0 0 Free 92 25 0 18 4.35 2.425 1461 1461 0 1461 0 A 0 EBT 12 0 Free None 0 0 92 25 13 0 934 0.035 9 A 0.1 WST 6 0 Free 0 0 92 25 7 0 WBR 11 0 Free None 92 25 12 0 SSL 30 0 Stop 0 0 0 92 25 33 26 13 13 6.65 5.65 5.65 3.725 934 953 953 934 934 953 953 9 A 0 0 Stop None 92 25 0 13 6.45 3.525 1004 1004 1/30/2015 Synchro 8 Report f-EB l 2 <?0\S CITY Or ri.\:NfON --•1• '1Slf)N 111 ANi<iN'.? I) '·' .~ GEOTECHNICAL REPORT Long Acres Business Park SW 27th Avenue and Naches Avenue SW Renton, Washington Project No. T-7159 Terra Associates, Inc. Prepared for: Ryan Companies Phoenix, Arizona January 26, 2015 Tl:KRA ASSOCIATES, inc. Cnnsul1~rnts in Geotechnic.11 Engineering, Ceology and Environmental Earth Sc!enn's Mr. Joe] Wage Ryan Companies 3900 East Camelback Road, Suite 100 Phoenix, Arizona 85018 Subject: Dear Mr. Wage: Geotechnical Report Long Acres Business Park SW 27th Avenue and Naches Avenue SW Renton, Washington January 26, 2015 Project No. T-7159 As requested, we have conducted a geotechnicaJ engineering study for the subject project. The attached report presents our findings and recommendations for the geotechnical aspects of project design and construction. Our field exploration indicates the site is generally underlain by one to three inches of topsoil overlying three to nine feet of medium dense to dense inorganic fill material overlying alluvial silts and sands. The upper alluvium is composed predominantly of loose to medium dense silt, sandy silt, and silty sand. CPT data indicates highly variable interbedded alluvial soils composed of silts, clays, and silty sand layers are present to a depth of 15 to 28 feet followed by dense to very dense silty sand and sand to the termination depths of the CPTs, 50 feet. In general, where fine grained sediments (silt and clay soils) are indicated, correlated N60 values, indicate consistencies in the medium stiff to stiff range. Where cohesion!ess (sand) sediments are indicated, correlated N 60 values indicate relative densities in the medium dense to dense range. Groundwater was observed at a depth of 2 to 15 feet below current site grades in the test pit excavations at the time of our field work. Cone penetration test data indicate groundwater within 12 feet of the current surface. Previous studies indicate the groundwater is within seven feet of the surface. In our opinion, the medium dense and soft alluvial soils will not be capable of supporting moderate to heavy building loads using spread footing foundations. To provide suitable support, without risk of detrimental differential building settlement, we recommend supporting the buildings on pile foundations or other ground improvement. For light building loads, spread footing foundations can be considered following application of a surcharge program to pre-consolidate the compressible soils to limit post construction settlements to tolerable levels. 12525 Willows Road NE, Suile 101, Kirkland, Washington 98034 Phone (425) 821-7777 • Fax (4251821-4334 Mr. Joel Wage January 26, 2015 Detailed geotechnical engineering recommendations regarding these issues along with other geotechnical design and construction considerations are summarized in the attached report. If you have any questions or require additional Project No. T-7159 Page No. ii TABLE OF CONTENTS Page No. 1.0 Project Description .......................................................................................................... 1 2.0 Scope of Work ................................................................................................................. 1 3.0 Site Conditions ................................................................................................................ 2 3.1 Surface ................................................................................................................ 2 3.2 Soils .................................................................................................................... 2 3.3 Groundwater ....................................................................................................... 3 4.0 Geologic Hazards ............................................................................................................ 3 4.1 Seismic Considerations ...................................................................................... 3 4.2 Erosion Hazard Areas ......................................................................................... 4 4.3 Landslide Hazard Areas ..................................................................................... 5 5 .0 Discussion and Recommendations .................................................................................. 5 5.1 General ............................................................................................................... 5 5.2 Site Preparation and Grading ............................................................................. 5 5.3 Preload/Surcharge .............................................................................................. 7 5.4 Excavation .......................................................................................................... 8 5 .5 Foundations ........................................................................................................ 8 5.6 Slab-on-Grade Construction ............................................................................. 11 5. 7 Lateral Earth Pressures for Wall Design .......................................................... 11 5.8 Drainage ........................................................................................................... 12 5.9 Utilities ............................................................................................................. 12 5.10 Pavements ......................................................................................................... 12 6.0 Additional Services ....................................................................................................... 13 7.0 Limitations ..................................................................................................................... 13 Figures Vicinity Map ....................................................................................................................... Figure I Exploration Location Plan ................................................................................................... Figure 2 Approximately Location of Old Stockpile .......................................................................... Figure 3 Typical Wall Drainage Detail ............................................................................................. Figure 4 Settlement Marker Detail .................................................................................................... Figure 5 Appendix Field Exploration and Laboratory Testing .................................................................... Appendix A Geotechnical Report Long Acres Business Park SW 27th Avenue and Naches Avenue SW Renton, Washington 1.0 PROJECT DESCRIPTION The project will consist of developing the approximately 12-acre site with a 2-story 60,000 square-foot office/warehouse building, a 3-story 46,666 square-foot office building along with associated access, parking, and utility improvements. The site plan dated December 5, 2014 shows the 3-story building in the northwest portion of the site and the 2-story building in the southeast portion of the site. The two buildings will likely be connected by a covered walkway. Both structures will be constructed using precast concrete wall panels with interior columns supporting upper level floors and the roof structure. As we understand, the three-story building will have perimeter wall loads ranging from 8 to IO kips per foot with interior columns carrying 400 to 500 kips. Structural loading on the two- story building will likely include perimeter wall loads ranging from 6 to 8 kips per foot with interior columns carrying 100 to 200 kips. Uniform distribution of product loading on the slab-on-grade floors is not expected to exceed 15 0 pounds per square foot (psf). The recommendations in the following sections of this report are based on our understanding of the design features outlined above. We should review design drawings as they become available to verify that our recommendations have been properly interpreted and to supplement them, if required. 2.0 SCOPE OF WORK Our work was completed in accordance with our proposal dated September 5, 2014. On January 7, 2015, In-Stu Engineering, under subcontract with Terra Associates, fuc., perfonned 3 cone penetration tests (CPTs) to depths of 50 feet below existing surface grades. On January 8, 2014, we excavated IO soil test pits to depths of 7 to 15.5 feet below current site grades. Using this data, along with the soil data obtained from previous studies, we preformed analyses to develop geotechnical recommendations for project design and construction. Specifically, this report addresses the following: • Soil and groundwater conditions • Seismic Site Class per 2012 International Building Code (IBC) • Geologic Hazards per City of Renton Municipal Code • Site preparation and grading • Surcharge/preload • Excavation • Foundations, including pile and ground improvement recommendations • Slab-on-grade floors • Earth pressure parameters for design of below-grade walls and lateral restraint. • Drainage • Utilities • Pavement 3.0 SITE CONDITIONS 3.1 Surface January 26, 2015 Project No. T-7159 The project site is rectangular shaped, consisting of 5 tax parcels totaling approximately 12 acres located south and west of the intersection of SW 27th Avenue and Naches Avenue SW in Renton, Washington. The approximate location of the site is shown on Figure 1. The site is currently undeveloped and covered with a moderate growth of brush, weeds, and grass. Site topography is generally flat with a slight slope that descends to the north. There is a drop off in the northeast corner of the site and along the northern property line where the previous grading was stopped. The grade drops approximately four to five feet in this area. There is also a retaining wall in the northeast corner that was constructed with SW 27th Avenue was extended. The site was graded in 2007/2008 when the detention pond to the south and roadway to the east were constructed. At that time approximately five feet of fill was placed on the northern portion of the site. Also, a large stockpile of material was removed and the material was placed around the site. 3.2 Soils In general, soil conditions we observed at the test pits consisted of one to three inches of topsoil overlying three to nine feet of medium dense to dense inorganic fill material overlying alluvial silts and sands. The upper alluvium is composed predominantly of loose to medium dense silt, sandy silt, and silty sand. CPT data indicates highly variable interbedded alluvial soils composed of silts, clays, and silty sand layers are present to a depth of 20 to 28 feet followed by dense to very dense silty sand and sand to the termination depths of the CPTs, 50 feet. In general, where fine grained sediments (silt and clay soils) are indicated, correlated N60 values, indicate consistencies in the medium stiff to stiff range. Where cohesionless (sand) sediments are indicated, correlated N60 values indicate relative densities in the medium dense to dense range. The Geological Map of the Renton Quadrangle, Washington, by D.R. Mullineaux (I 965) maps the site as Alluvium (Qaw). This mapped description is consistent with the native soil we observed at depth in the test pits and indicated by the CPT data. The preceding discussion is intended to be a brief review of the soil conditions observed at the site. More detailed descriptions are presented on the Test Pit and CPT Logs attached in Appendix A. Page No. 2 3.3 Groundwater January 26, 2015 Project No. T-7159 Minor to heavy groundwater seepage was observed in two test pits, TP-3 and TP-10 at 4, 15, and 2 feet below current site grades, respectively. The shallow groundwater observed (2 and 4 feet) appears to be perched groundwater within the existing fill stratum. The deeper groundwater (15 feet) observed is likely more representative of the groundwater table associated with the site. We also evaluated groundwater conditions at the site by perfonning a pore water dissipation test at CPT -2 at 15 feet below current site grades. A pressure transducer mounted behind the tip of the cone measures the pore water pressure as the cone is advanced. Dissipation testing consists of terminating cone advancement and allowing the pore water pressure to stabilize. Once stabilized, the pressure reading represents the head of water above the cone tip. The results of the dissipation testing are included with the CPT Log attached in Appendix A. Dissipation testing indicated the static groundwater table was at a depth of about 12 feet. This is consistent with the deeper groundwater seepage we observed in Test Pit TP-3. Considering the time of year our study took place, in our opinion, the static groundwater level indicated likely represents the near seasonal high level that could be expected at the site. Previous studies indicated the groundwater level was at seven feet below existing native site grades at that time which is consistent with current conditions. 4.0 GEOLOGIC HAZARDS 4.1 Seismic Considerations Section 4-3-050 J. l .d of the City of Renton Municipal Code (RMC) defines a seismic hazard as either "i. Low Seismic Hazard (SL): Areas underlain by dense soils or bedrock. These soils generally have site coefficients of types SI or S2, as defined in the International Building Code. ii. High Seismic Hazard (SH): Areas underlain by soft or loose, saturated soils. These soils generally have site coefficients of types S3 or S4, as defined in the International Building Code. (Ord. 5450, 3-2-2009)" Based on the soil and groundwater conditions observed, the site would be mapped as a High Seismic Hazard (SH) per the RMC. Based on the soil conditions encountered and the local geology, per Section 16 of the 2012 International Building Code (!BC) for seismic conditions, site class "D" should be used in design of the stmcture. Based on this site class, in accordance with the 2012 IBC, the following parameters should be used in computing seismic forces: Seismic Design Parameters (JBC 201 l) Soectral response acceleration ( Short Period), SMs 1.439 Spectral response acceleration (1 -Second Period), SM, 0.804 Five percent damped .2 second period, Sns 0.959 Five percent damped 1 .0 second period, Sm 0.536 Values determined using the United States Geological Survey (USGS) Ground Motion Parameter Calculator accessed on January 19, 2015 at the web site http://earthquake.usgs.gov/designmaps/us/application.php. Page No. 3 Soil Liqu~factio11 January 26, 2015 Project No. T-7159 Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in pore water pressure induced by vibrations from a seismic event. Liquefaction mainly affects geologically recent deposits of fine-grained sands that are below the groundwater table. Soils of this nature derive their strength from intergranular friction. The generated water pressure or pore pressure essentially separates the soil grains and eliminates this intergranular friction; thus, eliminating the soil's strength. As described earlier, the soils indicated at the site by the CPT data consist of highly variable interbedded layers of fine grained sediments (silts and clays) and cohesionless layers composed of silty sand, sandy silt, and relatively clean sand. The consistency of the fine grained sediments indicate that they would exhibit sufficient undrained strength to offset shear stresses imposed during an earthquake and would resist the liqnefaction phenomenon. The indicated relative density of the coarser alluvial sediments also indicates that these layers have likely liquefied during past seismic events, thus increasing their relative density and making them more resistant to liquefaction during future events. We completed a liquefaction analysis using the computer program LiquifyPro following procedures outlined by Seed and Idriss. The analysis was completed using a ground acceleration of .32g, which represents acceleration that could be expected for an earthquake having a l O percent probability of being exceeded in 50 years (return period of once per 500 years). The impact to the site should liquefaction occur will be in the fonn of surface subsidence or settlement. Estimated total potential settlement from our analysis is in the range of two to three inches. Given the variability of the soils, all of this settlement could be differential in nature. In our opinion, this amount of settlement would not structurally impact the building but could result in dan1age of a cosmetic nature. 4.2 Erosion Hazard Areas Section 4-3-050 J.1.c of the RMC defines an erosion hazard as either "i. Low Erosion Hazard (EL): Areas with soils characterized by the Natural Resource Conservation Service (fonnerly U.S. Soil Conservation Service) as having slight or moderate erosion potential, and that slope less than fifteen percent (I 5%). ii. High Erosion Hazard (EH): Areas with soils characterized by the Natural Resource Conservation Service (forn1erly U.S. Soil Conservation Service) as having severe or very severe erosion potential, and that slope more steeply than 15 percent." The soils observed on-site are classified as Newberg Silt Loam, Woodinville Silt Loam, and Puget Silty Clay Loam by the United States Department of Agriculture Natural Resources Conservation Service (NRCS), fonnerly the Soil Conservation Service. Over most of the site with the existing slope gradients, these soils will have a slight potential for erosion when exposed. Therefore, the site is considered a low erosion hazard area by the City of Renton. Regardless, erosion protection measures as required by the City of Renton will need to be in place prior to starting grading activities on the site. This would include perimeter silt fencing to contain erosion on-site and cover measures to prevent or reduce soil erosion during and following construction. Page No. 4 4.3 Landslide Hazard Areas January 26, 2015 Project No. T-7159 Section 4-3-050 .1.1.b of the RMC defines a landslide hazard area as either "i. Low Landslide Hazard (LL): Areas with slopes less than 15 percent. ii. Mediwn Landslide Hazard (LM): Areas with slopes between 15 percent and 40 percent and underlain by soils that consist largely of sand, gravel or glacial till. iii. High Landslide Hazards (LH): Areas with slopes greater than 40 percent, and areas with slopes between 15 percent and 40 percent and underlain by soils consisting largely of silt and clay. iv. Very High Landslide Hazards (LV): Areas of known mappable landslide deposits." Based on the existing site topography there arc no slopes that are greater than 15 percent, therefore, it is our opinion lhat the site is a low landslide hazard as defined by the RMC. 5.0 5.1 DISCUSSION AND RECOMMENDATIONS General Based on our study, in our opinion, development of the site as proposed is feasible from a geotechnical engineering standpoint. The primary geotechnical concern at the site is the presence of compressible soil strata susceptible to consolidation under the planned building loads. For the heavier three-story building, in our opinion, mitigating potential settlement-related impacts would best be accomplished by supporting the structure on piles or on spread footings bearing on ground conditions improve by installation of rammed aggregate piers/stone columns. For lhe lighter loaded two-story building, support on conventional spread footings could also be considered following completion of a building fill surcharge program. The soils observed at the site contain a significant amount of fines and will be difficult to compact as structural fill when too wet. The ability to use native soil and existing fill soils from site excavations as structural fill will depend on its moisture content and the prevailing weather conclitions at the time of construction. If grading activities will take place during winter, the owner should be prepared to import clean granular material for use as structural fill and backfill. Alternatively, stabilizing the moisture in the native and existing fill soils with cement or lime can be considered. Detailed recommendations regarding these issues and other geotechnical desi1,>11 considerations are provided in the following sections. These recommendations should be incorporated into the final design drawings and construction specifications. 5.2 Site Preparation and Grading To prepare the site for construction, all vegetation, organic surface soils, and other deleterious material should be stripped and removed from the site. Surface stripping depths ranging from one to three inches should be expected to remove the organic surface soils. Organic topsoil will not be suitable for use as structural fill, but may be used for limited depths in nonstructural areas. Page No. 5 January 26, 2015 Project No. T-7159 Once stripping operations are complete, cut and fill operations can be initiated to establish desired building grades. Prior to placing fill, all exposed bearing surfaces should be observed by a representative of Terra Associates to verify soil conditions are as expected and suitable for support of new fill or building elements. Our representative may request a proofroll using heavy rubber-tired equipment to detem1ine if any isolated soft and yielding areas are present. If excessively yielding areas are observed, and they callllot be stabilized in place by compaction, the affected soils should be excavated and removed to firm bearing and grade restored with new structural fill. If the depth of excavation to remove unstable soils is excessive, the use of geotextile fabrics, such as Mirafi 500X, or an equivalent fabric, can be used in conjunction with clean granular structural fill. Our experience has shown tJ1at, in general, a minimum of 18 inches of a clean, granular structural fill place and compacted over the geotextile fabric should establish a stable bearing surface. If buildings will be supported on conventional spread footings the footings must bear on a minimum of two feet of structural fill. The existing fill material observed at the site generally meets these criteria. As there is three to nine feet of existing medium dense to dense fill material at the site overexcavation and replacement of existing soils may not be required under the foundations. As recommended, this should be confirmed by observation during site grading and preparation activities. The ability to use native and existing fill soil from site excavations as structural fill will depend on its moisture content and the prevailing weather conditions at ilie time of construction. If wet soils are encountered, the contractor will need to dry the soils by aeration during dry weather conditions. If grading activities are plam1ed during the wet winter months, or if they are initiated during the sun1mer and extend into fall and winter, the owner should be prepared to import wet weather structural fill. For this purpose, we recommend importing a granular soil that meets the following grading requirements: U.S. Sieve Size Percent Passing 6 inches 100 No.4 75maximum No. 200 5 maximum* * Based on the 3/4-inch fraction. Prior to use, Terra Associates, Inc. should exantine and test all materials imported to the site for use as structural fill. Structural fill should be placed in uniform loose layers not exceeding 12 inches and compacted to a minimum of 95 percent of the soil's maximum dry density, as determined by American Society for Testing and Materials (ASTM) Test Designation D-698 (Standard Proctor). The moisture content of the soil at the time of compaction should be within two percent of its optimum, as determined by this ASTM standard. In nonstructural areas, the degree of compaction can be reduced to 90 percent. Page No. 6 5.3 Preload/Surcharge January 26, 2015 Project No. T-7159 For building column loads of up to 200 kips, in our opinion, the building could be supported on conventional spread footing foundations with potential differential foundation settlement mitigated by implementation of a surcharge program. The surcharge program consists of placing fill material over the building footprint to pre- consolidate the compressible soils. The amount and rate of settlement is monitored and once primary settlements have occurred the surcharge is removed and building construction can commence. The proposed location of the 2-story building is within the area of a large stockpile of material that was removed in 2007/2008. The new surcharge can be limited to the area outside of this old stockpile. A figure showing the approximate location of the old stockpile and new building outline is attached as Figure 3. Following preparation of the foundation subgrade as outlined in Section 5 .2, we recommend placing a minimum of five feet of fill above the finished floor grade in the building area. The surcharge fill does not need to meet any special requirements other than having a minimwn in place unit weight of 125 pounds per cubic foot (pcf). However, it may be advisable to use a good quality fill that can be used to raise 1,>rades in other portions of the site, such as parking and driveway areas, if necessary. The surcharge fill should extend a minimum of five feet beyond the edge of the perimeter building footings. We estimate that total settlement under the surcharge fill will be in the range of four to five inches. It is estimated that 90 percent of the consolidation settlement will occur in about four to six weeks following full application of the surcharge. To verify the amount of settlement and the time rate of movement, the surcharge program should be monitored by installing settlement markers. The settlement markers should be installed on the existing grade prior to placing any surcharge fill. Once installed, elevations of both the fill height and marker should be taken daily until the full height of the surcharge is in place. Once fully surcharged, readings should continue weekly until the anticipated settlements have occurred. Monitoring data should be forwarded to us within two days after it is obtained for review and comment. A typical settlement marking detail is shown on Figure 4. It is critical that the grading contractor recoi,'llize the importance of the settlement marker installations. All efforts must be made to protect the markers from damage during fill placement. It is difficult, if not impossible, to evaluate the progress of the preload program if the markers are damaged or destroyed by construction equipment. If the markers are impacted, it may be necessary to install new markers and extend the surcharging time period in order to ensure that settlements have ceased and building construction can begin. Following the successful completion of the surcharge program, with foundations supported on a minimum of two feet of granular structural fill and dimensioned as recommended in Section 5.5 of this report, you should expect maximum total and differential post-construction settlement of about one-inch and one-half inch, respectively. Floor slab settlements of less than one-fourth inch are estimated for areas subjected to a uniform slab loading of 150 pounds per square foot (psf). Page No. 7 5.4 Excavation January 26, 2015 Project No. T-7159 All excavations at the site associated with confined spaces, such as utility trenches, must be completed in accordance with local, state, and federal requirements. Based on regulations outlined in the Washington Industrial Safety and Health Act (WISHA), the native soils would be classified as Type C soils. Temporary excavation side slopes in Type C soils can be laid back at a minimum slope inclination of 1.5:1 (Horizontal:Vertical). If there is insufficient room to complete the excavations in this manner, using temporary shoring to support the excavations may need to be considered. A properly designed and installed shoring trench box can be used to support utility trench excavation sidewalls. Based on conditions we observed, groundwater will be encountered within excavations extending depths of 7 to 12 feet below existing surface grades. For excavation depths that extend two feet below the groundwater table, dewatering using conventional sump pumps along with collector trenches should be capable of maintaining a relatively dry excavation and would not be expected to impact the stability of the excavation when completed, as described above. For deeper excavating, dewatering by well point or deep pumped wells will be required to maintain a dry and stable excavation. The dewatering system should be designed and implemented by an experienced dewatering well contractor. This information is provided solely for the benefit of the owner and other design consultants, and should not be construed to imply that Terra Associates, Inc. assumes responsibility for job site safety. It is understood that job site safety is the sole responsibility of the project contractor. 5.5 Foundations In our opinion, following the successful implementation of the surcharge program, as outlined in Section 5.3 of this report the 2-story building can be supported on conventional spread footing foundations. If the owner is not willing to accept some risk with respect to building settlement, or static dead plus live column loads exceed 200 kips, then we recommend supporting the building on piles or ground improved using rammed aggregated piers /stone columns. Recommendations for design of pile foundations follow recommendations for spread footings. Spread Footings In our opinion, following successful completion of a surcharge program, the 2-story building may be supported on conventional spread footing foundations bearing on a minimum of two feet of structural fill, as recommended in Section 5.2 of this report. Foundations exposed to the weather should bear at a minimum depth of 1.5 feet below adjacent grades for frost protection. Interior foundations can be supported at any convenient depth below the floor slab, provided immediate support is obtained on a minimum of two feet of structural fill. We recommend designing foundations for a net allowable bearing capacity of 3,000 psf. For short-term loads, such as wind and seismic, a one-third increase in this allowable capacity can be used. Following successful completion of the surcharge program with the expected building loads and this bearing stress applied, in general, total and differential settlements should not exceed one-inch and one-half inch, respectively. Page No. 8 January 26, 2015 Project No. T-7159 For designing foundations to resist lateral loads, a base friction coefficient of 0.35 can be used. Passive earth pressures acting on the sides of the footings can also be considered. We recommend calculating this lateral resistance using an equivalent fluid weight of 300 pcf. We do not recommend including the upper 12 inches of soil in this computation because it can be affected by weather or disturbed by future grading activity. This value assumes the foundation will be backfilled with structural fill, as described in Section 5.2 of this report. The values reconunended include a safety factor of 1.5. Augercast Piles Augercast piles are constructed by advancing a hollow-stem auger into the ground to a predetermined tip elevation. When the bearing depth is achieved, grout is injected under pressure through the stern of the auger, which is then slowly extracted from the ground. Reinforcing steel, as required, is then set into the completed grout column. We recommend that augercast piles obtain end bearing support in the dense to very dense sand layer observed at depths of 20 to 28 feet below current site grades. With piles advanced to these elevations, the following allowable axial pile capacities for 18-inch pile diameters can be used in design: Pile Diameter Axial Capacity (ki ~s) (inches) Comoression Unlift 18 77 45 These allowable capacities are provided with a safety factor of2.0. Following the successful installation of the augercast piles, maximum total settlements of about one- inch should be expected. Lateral Pile Capacity Analysis Lateral pile load capacity analyses were performed for a single pile. The analyses assume that the pile will act as a beam under vertical loading. The vertical loading follows the allowable pile capacities above. For the analyses, we used the computer program LPilE Plus 5.0. The design lateral load available will be dependent on the allowable lateral deflection than can be tolerated. The following table provides single pile lateral capacities for deflections of one-inch at the top of the pile for both free and fixed head conditions for 18-inch piles: Lateral Pile Capacity Lateral Pile Capacity Lateral Pile Capacity Free-Head Condition Fixed-Head Condition Pile Head Deflection (kips) (kips) (inches) Pile Diameter Pile Diameter 18 inches 18 inches 1.00 6 15 Page No. 9 January 26, 2015 Project No. T-7159 The maximum moment in the piles or point of zero shear occurs al a depth of seven feet for the freehead condition. The point of zero shear occurs at a depth of 15.6 feet for the fixed head condition. Fixing moment at the pile capigrade beam connection for the fixed-head condition is 130 ft-kips. In addition to the lateral pile capacities, additional lateral resistance will be provided by passive earth pressure acting adjacent to the buried portions of the pile caps and grade beams. Passive resistance equivalent to a fluid weighing 200 pcf can be used to calculate this lateral resistance. Full single-pile capacities may be used provided pile spacing is a minimum of three-pile diameters. For closer spacing, there may be a slight reduction in the allowable capacity due to group effects particularly for lateral loading effects. The amount of reduction will depend on the number of piles in the group and their spacing. We should be contacted to provide this information, if required. Construction Considerations The auger should be extracted slowly and unifonnly below a sufficient and consistent head of grout. If the auger is extracted too quickly, the pile may neck down and soil may collapse into the pile, reducing its structural integrity. At a point along the injection line, the piling contractor should use a pressure gauge to monitor the grout pressure during construction. The pressure used lo inject the grout and construct the pile column will compress the soils immediately adjacent the pile. As a result, the amount of grout needed to form the pile will be greater than the computed grout volume. There will also be excess grout used to construct the piles because of the head of grout in the hollow stem auger that is required to construct the pile. Minimum grout takes should typically exceed the theoretical grout volume by 10 to 15 percent. Accounting for compression of the soils, maximum grout takes of 1.5 to 1.8 times the theoretical volumes should be expected. The contractor must take this into consideration in estimating grout volumes. The grout pump should be calibrated with a stroke counter to allow for monitoring and verifying the amount of grout used to construct the pile. The pile installation sequence should be such that piles are constructed at a minimum spacing of five diameters. Once the grout has achieved its initial set, usually in 24 hours, installation between these locations can be completed. Ground Improvement Alternative As an alternative to surcharge or piles, consideration can be given to using ground other improvement techniques to establish suitable support for conventional spread footing designs. Methods that could be considered include vibrated stone columns or GeoPiers (aggregate rammed piers). Both of these methods create highly densified columns of graded afil,,regate that would extend through the upper softer soils a short depth into the underlying dense sands. Because of the methods used to construct the colunms some improvement of the adjacent soils is also realized. Once constructed, conventional spread footing foundations can be designed to bear immediately above the stone columniGeoPier locations. Page No. 10 January 26, 2015 Project No. T-7159 These ground improvement techniques are typically completed on a design/build approach with both design and construction completed by a specialty contractor. We can assist in contracting and selecting the specialty contractor, if desired. 5.6 Slab-on-Grade Construction Slab-on-grade floors may be supported on subgrades prepared as recommended in Section 5.2 of this report. lnunediately below the floor slabs, we recommend placing a four-inch thick capillary break layer of clean, free- draining, coarse sand or fine gravel that has less than three percent passing the No. 200 sieve. This material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slabs. The capillary break layer will not prevent moisture intrusion through the slab caused by water vapor transmission. Where moisture by vapor transmission is undesirable. such as covered floor areas, a common practice is to place a durable plastic membrane on the capillary break layer and then cover the membrane with a layer of clean sand or fine gravel to protect it from damage during construction, and aid in uniform curing of the concrete slab. It should be noted that if the sand or gravel layer overlying the membrane is saturated prior to pouring the slab, it will be ineffective in assisting uniform curing of the slab, and can actually serve as a water supply for moisture transmission through the slab and affecting floor coverings. Therefore, in our opinion, covering the membrane with a layer of sand or gravel should be avoided if floor slab construction occurs during the wet winier months and the layer cannot be effectively drained. We recommend floor designers and contractors refer to the 2003 American Concrete Institute (ACD Manual of Concrete Practice, Part 2, 302.IR-96, for fm1her information regarding vapor barrier installation below slab-on-grade floors. 5.7 Lateral Earth Pressures for Wall Design The magnitude of earth pressure development on below-i,>rade walls will partly depend on the quality of the wall backfill. We recommend placing and compacting wall backfill as structural fill as described in Section 5.2 of this report. To guard against hydrostatic pressure development, wall drainage must also be installed. A typical recommended wall drainage detail is shown on Figure 5. With wall backfill placed and compacted as recommended, and drainage properly installed, we recommend desii,'lling unrestrained walls for an active earth pressure equivalent to a fluid weighing 35 pounds per cubic foot (pct). For restrained walls, an additional uniform load of I 00 psf should be added to the 35 pcf. To account for typical traffic surcharge loading, the walls can be designed for an additional imaginary height of two feet (two- foot soil surcharge). For evaluation of wall performance under seismic loading, a unifonn pressure equivalent to 8H psf, where H is the height of the below-grade portion of the wall should be applied in addition to the static lateral earth pressure. TI1ese values assume a horizontal backfill condition and that no other surcharge loading, sloping embankments, or adjacent buildings will act on the wall. If such conditions exist, then the imposed loading must be included in the wall design. Friction al the base of foundations and passive earth pressure will provide resistance to these lateral loads. Values for these parameters are provided in Section 5.5 of this report. Page No. 11 5,8 Surface Drainage January 26, 2015 Project No. T-7159 Final exterior grades should promote free and positive drainage away from the site at all times. Water must not be allowed to pond or collect adjacent to foundations or within the inunediate building areas. We recommend providing a positive drainage gradient away from the building perimeters. If this gradient cannot be provided, surface water should be collected adjacent to the structures and disposed to appropriate storm facilities. Subsurface We recommend installing perimeter foundation drains adjacent to shallow foundations. The drains can be laid to grade at an invert elevation equivalent to the bottom of footing grade. The drains can consist of four-inch diameter perforated PVC pipe that is enveloped in washed pea gravel-sized drainage agi,,.,-egate. The aggregate should extend six inches above and to the sides of the pipe. Roof and foundation drains should be tightlined separately to the storm drains. All drains should be provided with cleanouts at easily accessible locations. 5.9 Utilities Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APWA), or City of Renton specifications. As a minimum, trench backfill should be placed and compacted as structural fill, as described in Section 5.2 of this report. The native alluvial soils will likely be excavated in a wet condition and would not be suitable for use as trench backfill unless dried back to a moisture content that will facilitate proper compaction. If utility construction takes place during the wet winter months, it will likely be necessary to import suitable wet weather fill for utility trench backfilling. Excavations into the native soils below the groundwater table will likely expose soft soils that will be unstable and would not provide suitable support for the utility pipes when backfilled. When soft unstable soils are exposed, the utility contractor should be prepared to overexcavate and ren1ove the soils and replace them with crushed rock or bedding aggregate to establish a stable pipe foundation. Given conditions indicated by the CPTs, we would not expect overexcavation and replacement of soils for establishing stable pipe foundations would exceed two feet. 5.10 Pavements Existing granular fill soils should be suitable as a subgrade soil for support of pavements. Pavement subgrades should be prepared as structural fill as described in Section 5.2 of this report. Regardless of the degree ofrelative compaction achieved, the subgrade must be firm and relatively unyielding before paving. The subgrade should be proofrolled with heavy construction equipment to verify this condition. We anticipate traffic in the parking areas will mainly consist of light passenger and commercial vehicles with only occasional heavy traffic in the form of buses, delivery, and refuse removal vehicles. Based on this infom1ation, with a stable subgrade prepared as recommended, we recommend the following pavement sections: • Two inches of hot mix asphalt (HMA) over six inches of crushed rock base (CRB) • Four inches full depth HMA Page No. 12 January 26, 2015 Project No. T-7159 For travel lanes that will be subjected to regular bus or other heavy vehicle traffic. we recommend increasing the thickness of the HMA surfacing to three inches and five inches, respectively. The materials used to construct the pavement section should conform to the current edition of the Washington State Department of Transportation (WSDOT) Standard Specifications for Yi-inch class HMA and CRB. Long-term pavement performance will depend on surface drainage. A poorly-drained pavement section will be subject to premature failure as a result of surface water infiltrating the subgrade soils and reducing their supporting capability. For optimum performance, we recommend surface drainage gradients of at least two percent. Some degree of longitudinal and transverse cracking of the pavement surface should be expected over time. Regular maintenance should be planned to seal cracks as they occur. 6.0 ADDITIONAL SERVICES Terra Associates, Inc. should review the final design drawings and specifications in order to verify that earthwork and foundation recommendations have been properly interpreted and implemented in project design. We should also provide geotechnical services during construction to observe compliance with our design concepts, specifications, and recommendations. This will allow for design changes if subsurface conditions differ from those anticipated prior to the start of construction. 7.0 LIMITATIONS We prepared this report in accordance with generally accepted geoteclmical engineering practices. No other warranty, expressed or implied, is made. This report is the copyrighted property of Terra Associates, Inc. and is intended for specific application to the Long Acres Business Park project. This report is for the exclusive use of Ryan Companies and their authorized representatives. The analyses and recommendations presented in this report are based on data obtained from the CPTs performed and test pits excavated on the site. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations appear evident, Terra Associates, Inc. should be requested to reevaluate the recommendations in this report prior to proceeding with construction. Page No. 13 I REFERENCE GOOGLE MAPS 2015 . Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences gle ' '#PROXIMATE SCALE.IN FEET VICINITY MAP LONG ACRES BUSINESS PARK RENTON, WASHINGTON Proj. No.T-7159 Date JAN 2015 Figure 1 f;1//,/ l '!fl /" \ ' I \ r; l\ r=--·· \ ... _____ ~ \ \ ~~) 11~1!:~_~q '~A-i····. \ \ ( -r ,;.. : , . i \ \ ANY~mDHl:M['.:,:,_,' \ O~'ON101XVJ.[ ·1 I , ... \ ~ 't'l't-85')-w vm '.>£',,lfl1 , , ......... t 1-~ =.i L__ -,\---:, I ' r .... ~i-.,.. 1 .. i <", ~ i...'. . .,....-JL....-1---------....J..-0. .I o.. r • ) 0 ( ! ) I I -~- I I 1-, / I \ . >I '1' I 1 ' 'se~wo aA1JeJ1s1u1wpv _ ( 1 , i pu 1 k ,IJ01e,oqe1 JS OOQ'l)j, I :JOO!~ PUG I l -r ,' _,_,,. \ --1---J--------------........... -- / I ( I I I -----,.r----- -=-· -------~J;l C 2 <! u. 2 ... ' ' ~ ··_--.' "JS ooo'ili Jgg~ [ __ (_" ___ _ 1e101 :is ooo· a~wo na4s Aioi r---, ' ' ' ' ' ' ' L--·-~ .JS 999'< JJU:JO- i :)018 L ---·--·----- u. 0 5 ;:: 1.\ g ~ § 8: ~ .. r-·-_,_ ![ ..I SURCHARGE OR FILL STEEL ROD~= HEIGHT VARIES (SEE NOTES) - PROTECTIVE SLEEVE SURCHARGE OR FILL ~-c::c-~-.. --r-'-------,--'--'----,------' NOTES: I I I I LJ NOTTO SCALE 1. BASE CONSISTS OF 3/4" THICK, 2'x2' PLYWOOD WITH CENTER DRILLED 5/8" DIAMETER HOLE. 2. BEDDING MATERIAL, IF REQUIRED, SHOULD CONSIST OF CLEAN COARSE SAND. 3. MARKER ROD IS 112" DIAMETER STEEL ROD THREADED AT BOTH ENDS. 4. MARKER ROD IS ATIACHED TO BASE BY NUT AND WASHER ON EACH SIDE OF BASE. 5. PROTECTIVE SLEEVE SURROUNDING MARKER ROD SHOULD CONSIST OF 2" DIAMETER PLASTIC TUBING. SLEEVE IS NOT ATIACHED TO ROD OR BASE. 6. ADDITIONAL SECTIONS OF STEEL ROD CAN BE CONNECTED WITH THREADED COUPLINGS. 7. ADDITIONAL SECTIONS OF PLASTIC PROTECTIVE SLEEVE CAN BE CONNECTED WITH PRESS-FIT PLASTIC COUPLINGS 8. STEEL MARKER ROD SHOULD EXTEND AT LEAST 6" ABOVE TOP OF PLASTIC PROTECTIVE SLEEVE. 9. PLASTIC PROTECTIVE SLEEVE SHOULD EXTEND AT LEAST 1" ABOVE TOP OF FILL SURFACE. SETTLEMENT MARKER DETAIL LONG ACRES BUSINESS PARK RENTON, WASHINGTON Proj No.T-7159 I Date JAN 2015 I Figure 4 GRAVEL SLOPE TO DRAIN 12" MINIMUM 3/4" h MINUS WASHED 12"[n-:---===~-----,.._~ COMPACTED STRUCTURAL FILL SEE NOTE 6"(MIN.) 4" DIAMETER PERFORATED PVC PIPE 12" OVER PIPE [ 3" BELOW PIPE EXCAVATED SLOPE (SEE REPORT TEXT FOR APPROPRIATE INCLINATIONS) NOTTO SCALE NOTE: MIRADRAIN G100N PREFABRICATED DRAINAGE PANELS OR SIMILAR PRODUCT CAN BE SUBSTITUTED FOR THE 12-INCH WIDE GRAVEL DRAIN BEHIND WALL. DRAINAGE PANELS SHOULD EXTEND A MINIMUM OF SIX INCHES INTO 12-INCH THICK DRAINAGE GRAVEL LAYER OVER PERFORATED DRAIN PIPE. Terra Associates Inc. Consultants in Geotechnical lngineering Geology and TYPICAL WALL DRAINAGE DETAIL LONG ACRES BUSINESS PARK RENTON, WASHINGTON Environmental Earth Sciences Proj. No.T-7159 Date JAN 2015 Figure 5 APPENDIX A FIELD EXPLORATION AND LABORATORY TESTING Long Acres Business Park Renton, Washington On January 8. 2015, we completed our site exploration by observing soil conditions at 10 test pits. The test pits were excavated using a trackhoe to a maximum depth of 15.5 feet below existing site grades. On January 7, 2015, we perfom1ed additional site exploration by performing 3 cone penetration tests. The test pit and cone penetration test locations are shown on Figure 2. The test pit locations were approximately detennined by measurements from existing site features. The Test Pit Logs are presented on Figures A-2 through A-11. The cone penetration graphs are presented on Figures A-14 through A-16. A geotechnical engineer from our office conducted the field exploration. Our representative classified the soil conditions encountered, maintained a log of each test pit, obtained representative soil samples, and recorded water levels observed during excavation. All soil samples were visually classified in accordance with the Unified Soil Classification System (USCS) described on Figure A-1. Representative soil samples obtained from the test pits were placed in closed containers and taken to our laboratory for further examination and testing. The moisture content of each sample was measured and is reported on the Test Pit Logs. Grain Size Analyses were performed on selected samples. The results of the Grain Size Analysis are shown on Figures A-12 and A-13. InSitu Engineering, under subcontract with Terra Associates, Inc. conducted 3 electric CPTs at locations selected by Terra Associates, Inc., which are shown on Figure 2. The CPTs were advanced to depths of 50 feet below the surface. The CPT is an instrumented approximately I Y,-inch diameter cone that is pushed into the ground at a constant rate. During advancement, continuous measurements are made of the resistance to penetration of the cone and the friction of the outer surface of a sleeve. The cone is also equipped with a porous filter and a pressure transducer for measuring groundwater or pore water pressure generated. Measurements of tip and sleeve frictional resistance, pore pressure, and interpreted soil conditions are summarized in graphical fonn on the attached CPT Logs. Project No. T-7159 MAJOR DIVISIONS LETTER TYPICAL uc:SCRIPTION SYMBOL Clean GW Well-graded gravels, gravel-sand mixtures, little or no fines. GRAVELS Gravels (less L than 5% rn (I) More than 50% fines) GP Poorly-graded gravels, gravel-sand mixtures, little or no fines. .J "' L (I) of coarse fraction a _!'!! N en 12 ·: is larger than No. GM Silty gravels, gravel-sand-silt mixtures, non-plastic fines. C L > 4 sieve Gravels with w 2 (I) fines z Cl)·- GC Clayey gravels, gravel-sand-clay mixtures, plastic fines. ~ E "' 0 ,R. 0 C> ~N Clean Sands SW Well-graded sands, sands with gravel, little or no fines. "' ci w C: z SANDS (less than rn Cl) C: a: = Cl) More than 50% 5% fines) SP Poorly-graded sands, sands with gravel, little or no fines. ,c( (I) .s:: 0 L-of coarse fraction (,) 0 :::E is smaller than Sands with SM Silty sands, sand-silt mixtures, non-plastic fines. No. 4 sieve fines SC Clayey sands, sand-clay mixtures, plastic fines. L E1 ML Inorganic silts, rock flour, clayey silts with slight plasticity. <ii (I) rn EN SILTS AND CLAYS .J ~ ·u; CL Inorganic clays of low to medium plasticity. (Lean clay) a .~ ~ Liquid Limit is less than 50% rn .!?.~ C "' U) OL Organic silts and organic clays of low plasticity. w Eo z ~~ < O· MH Inorganic silts, elastic. a: "' 0 C> C: z SILTS AND CLAYS w Cl) C: CH Inorganic clays of high plasticity. (Fat clay) .s:: "' Liquid Limit is greater than 50% z -.s:: ii: (I) -L 0 OH Organic clays of high plasticity. :::E HIGHLY ORGANIC SOILS PT Peat. DEFINITION OF TERMS AND SYMBOLS rn Standard Penetration I 2" OUTSIDE DIAMETER SPILT SPOON SAMPLER rn Density Resistance in Blows/Foot w .J :[ 2.4" INSIDE DIAMETER RING SAMPLER OR z Very Loose 0-4 0 SHELBY TUBE SAMPLER 1n Loose 4-10 w Medium Dense 10-30 :c ~ WATER LEVEL (Date) 0 Dense 30-50 (,) Very Dense >50 Tr TORVANE READINGS, ts! Standard Penetration Pp PENETROMETER READING, tsf Consistancy Resistance in Blows/Foot w DD DRY DENSITY, pounds per cubic foot ,?: rn Very Soft 0-2 w Soft 2-4 LL LIQUID LIMIT, percent :c 0 Medium Stiff 4-8 (,) Stiff 8-16 Pl PLASTIC INDEX Very Stiff 16-32 Hard >32 N STANDARD PENETRATION, blows per foot ~Terra UNIFIED SOIL CLASSIFICATION SYSTEM . LONG ACRES BUSINESS PARK Associates Inc. RENTON, WASHINGTON Consultants in Geotechnical lngineering Proj. No.T-7159 I Date JAN 2015 I Geology and Figure A-1 Environmental Earth Sciences LOG OF TEST PIT NO. TP-1 FIGURE A-2 PROJECT NAME: .Lo.OV',crns.B.u_si!Jj,SSParL_ .. PROJ. NO: I,7J59_ LOGGED BY: AJCL ... LOCATION: _Rento.o.Jlllafillingt~_ . SURFACE CONDS: .Gravel APPROX. ELEV: .N/A. __ _ DATE LOGGED: .J~nJ.raryJL2Q.15__ DEPTH TO GROUNDWATER: . .l'l/A. .. DEPTH TO CAVING: -1'1/A__ d "'i z ~' w :c -' ... .. .. "' w < 0 "' I ! 11·-~ ~--~~; 2-- 3 ' I 4 T21 ... r-~-, 5~ DESCRIPTION Fill: brown sand and gravel mixed with brown silty sand with gravel, fine to coarse grained, moist. {SM-SP) Gray silty SAND to sandy SILT, fine grained, moist, moderately cemented. (SM/ML) ... U> t:. z CONSISTENCY/ l ~ RELATIVE DENSITY REMARKS .. 3: w "' u 0 .. Dense 10.3 1 20.0 I Dense I 7 ..,.... "--+--------------------+-------36.6 ! 8 ~ 11 ~ I 12-'. 13 ·1 14~ Test pit terminated at approximately 7 feet. No groundwater seepage observed. NOTE: This subsurface tflformation pertains only to this test pit location and shoold not be interpreted as being indicati\fe of other locations at the site. Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO. TP-2 FIGURE A-3 PROJECT NAME: _Long Acres_BJ.tsJnesSP_M~ -PROJ. NO: H159 _ LOGGED BY: _AJJ;) ___ _ LOCATION: Ben.too._y\/_8$hington._ ----SURFACE CONDS: .We_edslGrass ------APPROX. ELEV: _.1,/c,A __ DEPTH TO CAVING: __N,,_,/Ac,____ __ DATE LOGGED: __Jaovru¥JL2Q1Ji __ _ DEPTH TO GROUNDWATER: _N/A [ t w 0 2--1 3-1-1·--r : ' ' ! 4- 1 1 f--~ 5-j s-l l 7-! 101 ! 11-i 12--I 13- 14- 15 DESCRIPTION (3 inches of SOD) FILL: brown and gray silty sand with gravel, fine to medium grained, moist. (SM) *Upper 18 inches are loose. Gray silty SAND to sandy SILT, fine grained, moist to wet. (SM/ML) ~occasional decomposed wood from 5 to 6 feet. Test pit terminated at approximately 8 feet. No groundwater seepage observed. NOTE: This subsurface information pertains only to this test pit location and should not be interpreted as being indicative of 01her locations at the site. CONSISTENCY/ RELATIVE DENSITY Loose Dense Medium Dense 1 REMARKS 18.6 30.9 Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Ear1h Sciences "' LOG OF TEST PIT NO. TP-3 FIGURE A-4 PROJECT NAME: Long.1\J;J:eJl.BusinesSY_llIIL LOCATION:. Re.lllon. Was.bing.ton --·· ... PROJ. NO: J-71.59 SURFACE CONDS: Weed'SlS?,ra_$S LOGGED BY: .l\JD. .. APPROX. ELEV: NIA DATE LOGGED: Ja_l}l.l.<l.!)'.8, 20.15 DEPTH TO GROUNDWATER: .4..&.1li£.e.el DEPTH TO CAVING: .WA-~ 1 ----l 2 3 4 6 z ~ .. ,. < "' 1 ? 5.J . ~----~- 3 6 7- 8~ 9..J 10 4 11 12 14 DESCRIPTION (3 inches of SOD) FILL: brown sandy silt, fine grained, moist. (ML) (Plastic sheeting at 2 feet) ............... - FILL: brown silty sand with gravel, fine to medium grained, moderately cemented, wet. (SM) Gray sandy SILT. fine grained, moist. (ML) "'Soil becomes brown at 10 feet. Brown silty SANO, fine grained. moist. (SM) CONSISTENCY/ -_.,,_ RELATIVE DENSITY , ;,: Medium Dense 23.2 Dense Medium Dense to Dense Medium Dense 15. 1 20.3 38.2 , 27.9 REMARKS "' 15 Gray silty SAND to sandy SILT, fine grained. mottled, saturated. (SM/ML) j ,'------~ 31.4 16--i 17-~ 18--1 I 191 20--' 6 Test pit terminated at approximately 15.5 feet. Moderate groundwater seepage observed at about 4 and 15 feet. NOTE: This subsurface informalion pertains only to this test pit location and should not be interpreted as being indicative of other !oca!ions at the site. Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO. TP-4 FIGUREA-5 PROJECTNAME:J.Qog_.Acre~usjness Park -------PROJ. NO: T-7159 LOCATION: _Be_llJoo.._'l\fashiogton DATE LOGGED: _.lanuacy_a,.2015 -SURFACE CONDS: 1/1/Md_s/G",..ra .. ss,s __ LOGGED BY: _AJ.Q__ APPROX.ELEV:JWA DEPTH TO CAVING: NIA DEPTH TO GROUNDWATER: _NIA 1-, I :n ' i 4- I DESCRIPTION (3 inches of SOD) FILL: brown and gray silty sand with trace gravel, fine grained, moist. 5 I r-+11 ·-· FILL: brown silty sand with gravel, fine to medium 61 I grained, moist. (SM) I j 7i=9 81 : 9~ I Brown silly SAND, fine grained, moist to wet. (SM) 10 ~ I· Brown sandy SILT, fine grained, moist to wet. (ML) CONSISTENCY/ RELATTVE DENSITY Medium Dense Dense to Very Dense Dense REMARKS 23.21 I ' 20.5 i 39.6 I I 11 J 4 -f-1 ------------------+-------! 30.3 i Test pit terminated at approximately 11 feet. No groundwater seepage observed. 12 I 13-j 14-1 15-i NOTE: This subsurface information pertains only to this test pit location and should not be interpreted as being indicative of other locations at the site. Terra Associates, Inc. Consultants in Geotec:hnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO. TP-5 FIGURE A-6 PROJECT NAME: Long Acres Business Par!< PROJ. NO: sI.=-7Lc15,,9,._ __ _ LOCATION: Renton Washington SURFACE CONDS: Weeds/Grass DATE LOGGED: ,Januacy 8 2015 DEPTH TO GROUNDWATER: NIA LOGGED BY: ~A~,alD~-- APPROX. ELEV: ~N=IA~-- DEPTH TO CAVING: NIA ~ i!: .. w C 2 3-+----1 4 DESCRIPTION (3 inches of SOD) FILL: brov.n silty sand with gravel, fine to medium grained, moist. (SM) 5 +~--+---------------· -----······---·--···-···-·· FILL: gray silt with sand, fine grained, moderately 1--~--J .... _cemented, moist (SP-ML)·--· . ··-··---···-··---------------------- 6-+-~--1 7 Brown sandy SILT, fine grained, moist. (ML) 8 9 10 CONSISTENCY/ RELATIVE DENSITY Loose Dense Dense Medium Dense 17.8 31.1 36.8 REMARKS -ll--'"--+-------------------1-------t 34-6 11 12 13 14 15 Test pit terminated at approximately 11 feet. No groundwater seepage observed. NOTE: This subsurface information pertains only to this test pit location and should not be Interpreted as being indicative of other locations at the site. Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO. TP-6 FIGURE A-7 PROJECT NAME: _Long Acres Business PaIIL_ PROJ. NO: T-71.59 ___ _ LOGGED BY: AJ_D_ LOCATION:. Renton. WashingiO(L_ DATE LOGGED: _J_anuary8, ~- --SURFACE CONDS: Gr.ass/W.i,_eds.. APPROX. ELEV: _l,!/A_ DEPTH TO GROUNDWATER: _NIA DEPTH TO CAVING: N/A_ __ [ ~ w 0 3-i I 1, 4-~ 5-1 r---------=--1 6-t-2_ __ 1 i ; DESCRIPTION 13 inches of SOD) FILL: brown silty sand, fine grained with wood debris and fine roots, moist to wet. (SM) '*Upper 1-foot loose. 'Steel post at 3 feel 'Cable at 3.5 feet. FILL: gray and brown silty clayey sand, fine grained, wet, mottled. (SC-SM) CONSISTENCY/ RELATIVE DENSITY Loose Medium Dense r·····. Medium Dense 71 _ _3__:~•-G_ra_y_s_A_N_o_._fi_,n_e_g_ra_in_~_._M_t_u_ra_t~_-_(_S_P_) ______ +-_M_~_i_um_D_e_n_s•_~ ! 8·-.: Test pit terminated at apprioximately 7.5 feet. No groundwater seepage observed. 10 11 12 13- "1 15 NOTE: This subsurface information pertains only to this test pit location and should not be interpreted as being indicative of other locations at the site. 29.7 38.9 20.9 ;:;:- ~ z w .. ,._ w "' ~ REMARKS Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO. TP-7 PROJECT NAME: Lom)>,cres Business Park __ . PROJ. NO: T,7159 ····-SURFACE CONDS: Gravel Road ..... . FIGUREA-8 LOGGED BY: AJD .. APPROX. ELEV: NIA. LOCATION: .Benton, Vl'asbing\Qn DATE LOGGED: J.aDWf)'.8,2.015 DEPTH TO GROUNDWATER: .NIA .... DEPTH TO CAVING: _f',j/1\_._ .. E -. :t >-0.. w 0 2, 0 z w -' 0.. DESCRIPTKJN lE < u, FILL brown sand and gravel with some silt, medium _:J ·._: grained, moist. (SP-GP) l--2_~ 3--~ FILL brown silty sand to sandy silt, fine grained, moist. (SM/ML) 4· 5-c l. : 6, 6 ~ 4 Brown and gray silty SAND to sandy SILT, fine grained, moist. {SM/ML) Dark gray silty SAND, fine grained, saturated. (SM) 9"·; Test pit terminated at approximately 8.5 feet. No groundwater seepage observed. 10 11 ·, 12···' I 13 14 15· NOTE: This subsurface information pertains only to !his test pi1 location and should not be interpreted as being indicative of other locations at the site. CONSISTENCY/ RELATIVE DENSITY Dense Dense Medium Dense Medium Dense REMARKS 6.2 27.5 27.9 35.4 I Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO. TP-8 FIGURE A-9 PROJ. NO: T-7159 LOGGED BY: AJD. APPROX. ELEV: 1:111', __ DEPTH TO CAVING: .. N/A __ LOCATION: _B1mtonSl'a.shingtQ.Q. -·· SURFACE CONDS: .Gr~!leds. DATE LOGGED: .January 8,2Q15____ DEPTH TO GROUNDWATER: NI.AL. -- ; 0 z !:. w i!: ..J .. .. :I! w ;;! 0 1-i DESCRIPTION (3 inches of SOD) Fill: brown silty sand to sandy silt, tine to medium grainec, wet, some gravel. (SM/ML) CONSISTENCY/ RELATIVE DENSITY loose .:- "' !::. z w ~ .. REMARKS ... ~ w "' " ~ 'Upper 1-fool loose. Medium Dense i 22.5 s+-··j·' i2 .. ! I 6 7 j ___ ! i-~ 8~ j ! I g___; I i 10-! I 11 . I 12~ 14· 15~ FILL: gray silty sand with gravel, fine to medium grained, moist. (SM) "Asphalt pieces at 6 feet. FILL: gray silty sand, fine grained, numerous fine to medium roots, moist. (SM) *Sodo straw at 7 feet. Gray silty SAND to sandy SILT, fine grained, moist. (SM/ML) Test pit terminated at approximately 11 feet. No groundwater seepage observed. NOTE: This subsurface lnforma!lon pertains only to thfs test pit location and should not be interpreted as befng indicative of other locations at the site. Dense to Very Dense Medium Dense Dense ·j ! 16.8 25.3 30.2 Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO. TP-9 PROJECT NAME: Long&;res.Bvsioess Par:k PROJ. NO: Ic7l59 __ LOCATION: .Benton. ~ington SURFACE CONDS: ~Grass_ FIGURE A-10 LOGGED BY: A.JD_ APPROX. ELEV: NIA DATE LOGGED: _J,muary_8~20t~----DEPTH TO GROUNDWATER: N/A_________ DEPTH TO CAVING:. NlA_ ______________ _ ~ ci z !:. w ::c -' ... .. .. " w < Q "' 1 I --- 1 = . 1 2- 3-· 4~ !-y_, 51 6-, I 7 >·--·······--· J ' .3 .. __I 81 DESCRIPTION (3 inches of SOD) FILL: brown silty sand with gravel, fine to medium grained, moist. (SM) FILL: gray silty sand with grave! to sandy sill with gravel, wet. (SM/ML) FILL: gray sand and gravel with trace silt, fine to coarse grained, moist to wet. (SP-GP) *Woven geotextile at 7 feet. Gray silty SAND to sandy SILT, fine grained, moist to wet, trace fine roots. (SM/ML) CONSISTENCY/ RELATIVE DENSITY Dense to Very Dense Dense Medium Dense Meclium Dense 1 I 9.' 4 -----------------------------; i 10 . 11--· 12-' j 13~ 14 15 Test pit terminated al approximately 9 feet. No groundwater seepage observed. NOTE: This subsurface information pertains only to this test pit location and should not be interpreted as being indicative of other locations at the site. ii:' "' t. z w ~ .. REMARKS ... 3: w " " 0 .. 19.4 23.7 i 9.7 Jo.s I Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO. TP-10 FIGURE A-11 PROJECT NAME: ,long Acres B.usirulss Park PROJ. NO: T-1-71.1.,5,;;9c_ __ _ LOGGED BY: __AJQ___ __ APPROX. ELEV: ~---LOCATION: ~n...Washing!QIL__ SURFACE CONDS: Grass/Weeds DATE LOGGED: Januar:y 8.2JJ15 DEPTH TO GROUNDWATER: _2_Eee_t___ DEPTH TO CAVING: -NIA --f I i!l I !' 2 3 4-; 5 6 7 8 DESCRIPTION (3 inches of SOD) 1 __ FILL: brown silty sand with gravel, fine to medium I grained, wet. (SM) i •woven geotextile at 3 feet. *Becomes medium dense at 3.5 feet. ' I 21 !' FILL: gray silty sand to sandy silt. fine to medium grained, I wet. (SM/ML) I CONSISTENCY/ RELATIVE DENSITY Loose to Medium Dense Dense l FILL: gray silty sand to sandy silt, fine grained with fine to -,..1--- medium roots. (SM/ML) Dense *Broken glass at 8.5 feet. Gray silty clayey SAND to sandy clayey SILT, fine grained, wet, mottled_ {SM-SC/ML-CL) Test prt terminated at approximately 10 feet. Heavy groundwater seepage observed at 2 feet. ' Medium Dense NOTE: This subsurface information pertains only to this test pit location and should not be interpreted as being indicative of other locations at the site. REMARKS 19,31 16.3 33.5 35-4 Terra Associates, Inc. Consultants in Geotechnieal Engineering Geology and Environmental Earth Sciences Particle Size Distribution Report .. S C: ,; . c 0 0 8 s .5 .!: ~ C -0 0 0 0 0 0 ~ :: ;f.. -"' ~ ;; a:.' M ~ ~ ;; ;; N ~ M N ~ ~ M " " " " 100 I ~ ~ :'{ I I I I I I I I I ~ I I I I I I I I I I I I \ I I I 90 I 1: I I ' I I I I I I I --~ I I I I I I I I I I I I I I I I \ I I I 80 I II I I " I 11 I I I I I I I "' I I I I I I I II I I I I I I I I I I I 70 I II I I I I I I I I I I I I I I I I I I I ~ I I I I I Cl: 60 I I I I I I I I I I I\ I I w I I I I I I I I I I '?-iv I z u::: I I I I I I I I I I ~ I f-50 I I I I I I I I I I I I z I I I I I I I I I I I I I I w (.) I I I I I I I I I I I I I 0: I I I I I I I I I I I w CL 40 I I I I I I I I I I I I I I I I I I I I I I I I I I 30 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 20 I I I I I I I I I I I II I I I I I II I I I I I I I I I I I I I :1 I I I I I I 10 I I I I I I 1!1 I I I I I II I I I I I I I I I I I I I :1 I 0 I I I I I 100 10 1 0.1 0.01 0.001 GRAIN SIZE -mm. %+3" % Gravel %Sand % Fines --·-Coarse Fine Coarse Medium Fine Slit Clay 0 0.0 2.8 I 14.8 5.8 14.4 18.7 43.5 D 0.0 0.0 0.0 0.0 0.2 64.6 35.2 IX LL PL Do~ o--D•-D~" D.c o • ., C-c .. 0 6.8841 0.3458 0.1272 D 0.1984 0.1230 0.1010 Material Description uses AASHTO o Silty SAND with gravel SM D Silty SAND SM Project No. T-7159 Client: Ryan Companies Remarks: Project: Long Acres Business Park oTested on 1112/15 Renton, Washington oTested on 1/12/15 o Location: Test Pit TP-3 Depth: -4' Sample Number: 2 D Location: Test Pit TP-7 Depth: -8.5' Sample Number: 4 Terra Associates, Inc. Kirkland. WA Figure A-12 Tested By: ~F~Q~-------- Particle Size Distribution Report .. E C .!,; . c 0 0 0 .~ _!; .!: ~ C ·-" 0 g ~ i. " ., 0 -;:. ~ ·-., ., N " N "' M N $. C"} " " " " " " " " 100 I ~ I I I I I I I:.. I I I I I I I I I I I I I 1"' I I I I I I I 90 I I I I I I I I I I I I J, I I I I I I I I I I I I I I -I I I I I I ... 80 I I I I ....... I I I I I I I I I I r~ I I I I I I I I I I I I I I r,-I I I I 70 I I I I I I I I "' & I I I I I I I I I I I I I ~: I a:: 60 I I I I I I I I I I I I w I I I I I I I I I I I I~ I z u:: I I I I I I I I I I I I I I-I I I I I I 1' I I I I I I ~ z 50 I I I I I I I I I I I I I I w t) I I I I I I I I I I I I I I a:: I I I I I I I I I I I I w 40 0.. I I I I I I I I I I I I I I I I I I I I I I I I I I I I 30 I I I I I I I I I I I I I I I I I I I I i' 1! ! 1! I I ,: I I I I I I • I I I 20 I ,1 I I I I ii I I I I I I I I 1! 1: I I I I I I I I I I I 10 I I I I I I ,! I I I I II I I I I I I I I 1! 1! I I I I I I I I I I I 0 I I I I I 100 10 1 0.1 0.01 0.001 GRAIN SIZE -mm. %+3" % Gravel %Sand % Fines Coarse! ---·---··-·····-·-·------·--------------------Coarse Fine Medium Fine Slit ' Clav 0 0.0 5.9 7.3 3.6 10.5 21.2 51.5 D 0.0 5.3 8.9 5.0 i 11.3 i 18.7 50.8 i I . X LL PL Dft• D•• Den D·· D•• D1n Cr c .. 0 3.3144 0.1219 D 4.2218 0.1370 Material Description uses AASHTO o Sandy SILT ML D Sandy SILT ML Project No. T-7159 Client: Ryan Companies Remarks: Project: Long Acres Business Park oTestedon l/12/15 Renton, Washington oTested on 1112115 o Location: Tesl Pit TP-8 Depth: -2' Sample Number: I o Location: Test Pit TP-10 Depth: -5' Sample Number: 2 Terra Associates, Inc. Kirkland. WA Figure A-13 Tested By: ..... F_,,Q.____ _______ _ Terra Associate: Depth (fi) 0 5 10 15 20 25 30 35 40 45 50 0 Tip Resistance QcTSF ~ i i r i -.1 ----' ••• I -' Operator: Brown Sounding; CPT -01 Cone Used: ODG 1263 Friction Ralio Fs/Qc (%) 300 0 6 l ·'-_J - i a - ' , ' ---1·--------,---I I I I r,--,--,- r 1 sensitive fine grained i!: 2 organic material • 3 clay loSitu Engineering ' Maximum Depth = 50.20 feet • 4 silly clay to clay 11115 clayey silt lo silty clay • 6 sandy silt to clayey silt :ioi behavior type and SPT based on data from UBC· 1983 CPT Dale/Time: 11712015 12 45:39 PM Location: Long Acres Business Park Job Number: T -7159 Pore Pressure PwPSI Soil Behavior Type" Zone: UBC-1983 SPTN' 60% Hammer -10 50 r I I I I I--1..--' I ~ I r I ' ' ' -, ' l:' ' ' ' ' ' : __ ;_ ' ' !-- I _ _I _ l ' 0 12 '!' ' 11 l ! " ' ',,1 ' 11 ' '' '' T ' ' ' ' "" T T I; I\ 'I\; Mlllli."''IW lllllfi I, i.# 0 50 '' ' j ..J -- I I ~· ' ' , I f ' '' l: ' , '' '' ' '' I '-, '' I I i ~; ' ' ·,-,-,--.- I ' ' ! ~; I '' I i '-, ' ;i1 -, '' I Depth Increment e: 0.164 feet 1117 8 II! 9 silty sand to sandy silt sand to silty sand sand • 10 gravelly sand to sand 11111 very stiff fine grained (') • 12 sand lo clayey sand (·) ..... erra Associates Depth (ft) 0 5 10 15 20 25 30 35 40 45 50 Tip Resistance QcTSF 0 l L -_:: -_J - --I ., ' 1 sensitive fine grained WIT 2 organic material • 3 clay lnSitu Engineering Operator: Brown Sounding: CPT-02 Cone Used: 0DG1263 300 Friction Ratio Fs/Oc (%) 0 6 : ' '' ' _I _ _, ' ' -' ' ' ' -' ' -' ' ' ' T --t ;, ' ' r-,--1-·-, - ' ' ' ' ' ' : f -, -l Maximum Depth• 50.36 feet • 4 silty clay to clay a 5 clayey silt to silty clay • 6 sandy sill to clayey sill Soil behavior type and SPT based on date 1rom UBC-1983 CPT Datemme: 11712015 1 :32:45 PM Location: Long Acres Business Park Job Number: T-7159 Pore Pressure PwPSI -10 50 Soil Behavior Type'* Zone: UBC-1983 0 12 ' <.·' I JI l·l f,f l l,,, ~J ! J' j f J'J ' i.:i.i:'L'.-,L\,/,; I>•<r ., :! i--, f:·i ·r ! 1 f-· r ,1 ~· 1 1 !"(r,.l'._'ri 1 ;,'.i,,1, (\'.\ j f Ff£·L1 i),._fj'. i 1 i,'J>( J.'t 1 ' • + t ' llilt! ' 1· j <i 1 i.), \ I I I ' ' ' '' Depth Increment• 0.164 feet SPTN" 60% Hammer 0 50 ~ ' '' '' ' ' f ' ': '' ,_' '' ' ' I '-, -- '' ''' ~ :!: I :-: ' ' ' ' I< I< "i' "'i -, Io I< I I'< ' '' r I JI I' -, l.-. '' ' ' silty sand to sandy silt sand to silty sand sand a 10 gravelly sand to sand 1111 very stiff fine grained r) a 12 sand to clayey sand(") Pressure (psi) Terra Associate~ 4 ~ ------- ' Operator Brown Sounding: CPT-02 Cone Used: 0DG1263 1--------· -------- ' ---r I : I -----r--------1-··-------1--· ~ -- -r------ 3 r---- ~--------'.:_:_: ___ : l ______ _ ---I ' ' -- CPT Date/Time: 117120151:32:45 PM Location: Long Acres Business Park Job Number: T -7159 ' --------- ------r-- --.. - ---,------- -----1---------.I----- 1 _________ , __ ----!-- ' ~-----.C---•---------L-------- f J ~ --- ' ., .! ______ _ ' ' ---I r ----: 1 ~----···:------- 0 2 -·' 4 6 ' ' ---------_l_ ____ _ ' ' ----4 __ , ------'--------~---------~----- '-' ----r----- 8 ' ' ---('----~---· -·------ ' '. ' ------,---- -1 ----- ' --~ - 10 12 Time: (minutes) -,--- 14 Selected Deplh(s) (feet) 16.732 16 Terra Associates 0 5 10 15 20 Deplh 25 (ft) 30 35 40 45 50 Tip Resistance QcTSF 0 r ,- Operator: Brown Sounding: CPT-03 Cone Used: D0G1263 Friction Ratio Fs/Qc (%) 300 0 . I ' ' , [--1 •,l , r( , ' , ' , I ' I , ' , ~ \' 1 l -1--' ,_ , , ' 6 -'----l lj ' ' )_; ' -' , ----,---.---- f : ' u· ' ' ' ' -~-- 1 sensitive fine grained ill 2 organic material •a clay lnSitu Engineering ' ;, r f _J -~ I H , ' -,--,--·-1 -r ' 1 ' -' ' · r -1--, l; Maximum Depth = 50,03 feet • 4 silty clay lo clay 11 s clayey silt to silty clay • 6 sandy silt to clayey silt Soil behavior type and SPT based on data from UBC-1983 CPT Dale/Time: 117/2015 2:27:27 PM Location: Long Acres Business Park Job Number: T-7159 Pore Pressure Soil Behavior Type* SPTW PwPSI Zone: UBC-19!13 60% Hammer -10 50 0 12 0 r 1---l -, I ,-~ , ' l ', ' iJ ' i, f , ' , ' ,I I , L _I. L J ,1 '' l. < t I ! ', I,: I I; I '• I Ol ~ ' r·' ,_ i (YI', ,, -;· ii -..! • ~~ l: " _, , _, ' ' ' "'i "'i ' l I ', I\ l , , '' , , , I _I_I_-,- I 11 --, -,-,-,-- f : ,--', I f ' ' .. -, , ' , ' - ' ' ' ' ' ! I , ' Le_:_ Depth Increment= 0. 164 feet 50 117 silly sand to san<!y sill 8 sand to silty sand ii9 sand II 10 gravelly sand to sand 1!111 very stiff fine grained (·) • 12 sand to clayey sand (") PRELIMINARY DRAINAGE REPORT Longacres Business Center Site Location: The site is located on the west side of Naches Avenue S. W. south of S. w.2r• St.{Strander Blvd.) Renton, Washington Prepared by: WHPac1fic 12100 NE 195th Street, Suite 300 Bothell, WA 98011 (425) 951-4800 Project Manager, Ted Everage PE 425-951-4887 teverage@whpacific.com Prepared: July 7, 2014 RECE1v'E[) FEB 1 2 2015 CITY Of R!:i,ITON PLANI\JING Dl\/iSiCN Preliminary Drainage Report Longacres Business Center February 2015 Table of Contents Project Overview Project Description Figure 1 -Site Vicinity Map Existing Conditions Summary Figure 2 Existing Drainage Map Offsite Conditions Qualitative Analysis Quantitative Analysis Preliminary Drainage Calculations Appendix A Drainage Area Map Appendix B King County Washington, Surface Water Design Manual -References Page 2 Preliminary Drainage Re Longacres Business Center February 2015 Project Overview Location: The site is located west of Naches Avenue S.W. and south of S.W. 27th Avenue (Strander Blvd.) within the city of Renton. The project is more particularly described as: Lots, B, C, and D of LUA-11-049-LLA and also Lots, 29 and 31 of LUA-07-068-LLA. Description: The current site is located in a vacant commercial development created by the Boeing Company. The Boeing Company entered into a development agreement with the city of Renton when he parcels were created. The property is bordered on the west by the Burlington Northern Railroad, to the south by the Bank of America Operations center, to the east by the Federal Reserve Bank, and to the north by additional undeveloped commercial properties. Naches Avenue was constructed with the bank properties and a Storm Drainage system was installed at that time. The drainage system consists of a pipe network located in Naches Avenue with service stubs to the parcels in the development. This network discharges to a settling basin near the southeast corner of our project that discharges the treated storm water into a lowland wetland south of the basin. The project size is approximately 11.8 Acres. This project proposes the following improvements: • Construct a 2 story 100,000 sf building and a 3 story 140,000 sf building • Construct drive isles and parking to support the buildings. • Construct utility services for the buildings. • On-Site Stormwater Conveyance system • Curb and gutter improvements on the north and west sides of Naches Ave. No additional phases of work are expected on this project site. The project is not adjacent to any critical areas, since is surrounded by developed parcels, including existing residential, roads, the Burlington Northern Railroad and the developed Bank of America facility. Stormwater Improvements: The project site was included in the design of the existing storm drainage treatment system located across Naches Avenue to the south and east of the project. Page 3 Preliminary Drainage Report Longacres Business Center February 2015 The drainage system consists of a pipe network located in Naches Avenue with service stubs to the parcels in the development. This network discharges to an existing engineered settling basin. The stormwater treatment basin discharges the treated storm water into a lowland wetland south of the basin. Existing Condition Summary Topography. Land use and ground cover. This site is currently vacant. The ground cover includes primarily grass/pasture and low growing vegetation, there are some "volunteer" trees growing on the site. The site is bordered by 2surface roads, a commercial building and the Burlington Northern Railroad. Drainage is in all directions from highpoints located approximately 150'-200' from Naches Avenue. The site has been filled and partially leveled at some time in the past. Locations of sensitive and critical areas: There are no known, Vegetative buffers, Wetlands, Steep slopes, floodplains, Geologic Hazard areas, Streams, Creeks, Ponds, Ravines or Springs on the project. There is a wetland south of the detention basin approximately 100' south of Naches Avenue. There are no known Superfund areas in the vicinity of the project. The project is not in a flood plain protection area. A 100-year Flood hazard zone is located approximately 700 feet southeast of the site near the bend in Naches Road. Page 4 Preliminary Drainage Re Longacres Business Center February 2015 Chapter 3 -Offsite Analysis 1. Qualitative Analysis A. Upstream There is no upstream surface flow onto the site. All runoff north of the site flows to a manmade wetland north to the north. The 27th Street R/W is adjacent to the site, and it drains into a collection system constructed with the roadway. Naches Avenue and the adjoining sites are part of the same master plan as the site and drain to the basin to the southeast. The Storm drain Basin will not be changed as part of this project. B. Downstream Runoff from the site will enter a storm drain line in Naches Avenue that has multiple service lines stubbed into this property for connection. We have not received reports of downstream flooding problems, so we are assuming that this system is acceptable for connection. 2. Quantitative Analysis C. Upstream No upstream flow, Analysis not required. D. Downstream Conveyance capacity and backwater conditions of the existing and proposed systems will be analyzed and final pipe sizing performed with the final drainage system design. Assumptions/Criteria used -Rational method, 10 year -Water level to be below Grate Elevation -Tail water assumed to be overflow for the settling basin. Page 5 Preliminary Drainage Report Longacres Business Center February 2015 Results: -There are no known capacity issues with this system. -WHPacific requests the City to provide us with any flooding information. -The preliminary results show that an 18-inch Storm drain may be required to connect the discharge from the west parking lot to the Naches Avenue Trunk line. -The preliminary results show that 15-inch Storm drain pipes may be required to connect the discharge from the north parking lot and the south building roof drain line to the Naches Avenue Trunk line. -The connections to the system within Naches Avenue are primarily 12-inch pipe. Page 6 PRELIMINARY DRAINAGE CALCULATION SUMMARY LONGACRE$ BUSINESS CENTER Project #: 0006568W Date: 1/5/2015 The stormwater runoff associated with this project will be collected and piped to the existing storm drainage facility located south and east of the project site. This property was included in a development agreement between the city of Renton and the Boeing Company when the property was parceled. The conveyance system will be sized to convey a 1 Oyr storm event. The site is broken into 24 separate collection basins. The basins are grouped together into 5 piping systems that discharge into the multiple collection locations that were extended to the property with the original construction. In addition to the 24 collection systems there is a footing drain line that will also be piped to the disposal system. SYSTEM AREA Tc actual 1 40,792 6.54 min 2 28,375 4.00 min 3 14,926 4.00 min 4 12,951 4.00 min 5 16,565 1.83 min 6 14,497 1.90 min 7 9,172 1.56 min 8 8,051 1.46 min 9 9,344 1.42 min 10 11,019 1.66 min 11 8,380 1.43 min 12 21,620 5.53 min 13 20,049 4.95 min 14 7,867 2.76 min 15 13,947 2.35 min 16 21,029 2.39 min 17 20,935 2.09 min 18 51,905 000 min 19 33,531 5.03 min 20 62,075 0.00 min 21 11,313 2.73 min 22 8,131 3.13 min 23 5,961 2.41 min 24 8,439 3.08 min Summary 1 PRELIMINARY DRAINAGE CALCULATION SUMMARY Preliminary design assumes that each system in a network time peaks at the same time that the cumulative peak flow from the systems upstream reach the node. This will yield an preliminary design for pipe sizing. Pine Network 1 contains svstems 1-5 Node SystemTc System Q Qtotal Description 1 6.54 1.59 1.59 2 4.00 1.13 2.72 3 4.00 0.59 3.31 move to 15" oioe 4 4.00 0.52 3.83 5 1.83 0.66 4.49 Outlet 4.49 Pine Network 2 contains svstems 6-12 Node SystemTc System Q Q total Description 6 1.90 0.58 0.58 7 1.56 0.37 0.94 8 1.46 0.32 1.26 9 1.42 0.37 1.64 10 1.66 0.44 208 11 1.43 0.33 2.41 12 5.53 0.86 3.27 move to 15" oioe Outlet 3.27 Pioe Network 3 contains svstems 13-19 Node SystemTc System Q Qtotal Description 13 4.95 0.80 0.80 14 2.76 0.31 1.11 15 2.35 0.56 1.67 16 2.39 0.84 2.51 move to 15" oioe 17 2.09 0.83 3.34 18 000 2.07 5.41 roof drain line assume 6.3 min 19 5.03 1.34 6.75 move to 18" oioe Outlet 6.75 Pioe Network 4 contains svstems 20 & 21 Node SystemTc System Q Qtotal Description 20 0.00 2.47 2.47 roof drain line assume 6.3 min 21 2.73 0.45 2.93 Outlet 2.93 Pioe Network 5 contains svstems 22 & 24 Node SystemTc System Q Qtotal Description 22 3.13 0.32 0.32 23 2.41 0.24 0.56 24 3.08 0.34 0.90 Outlet 0.90 Summary 2 LONGACRES BUSINESS CENTER WEIGHTED C value Total Site Area= Impervious Site Area= Landscape Area= Site constants 513,904 sq. ft. 432,379 sq. ft. 81,525 sq. ft. 0.90 c,.,,= 0.25 (C imp•Area imp)+(C land *Area 1and) C weighted= .:......=----'=....:......::::::.... _ _:::=----- Area101al C weiqlrled = 0.80 STORM INTENSITY FACTOR I 10 = p 10 *i 10 i 10= (a 10 )T/'10 1 P,o= 2.90 a 10 = 2.44 b 10= 0.64 TIME OF CONCENTRATION T, = T 1+T2 + .. T, T,= ---=L'--- 60V V= k,"so kpave= 20.0 kbare= 10.1 ktil= 4.7 k1awn= 7.0 So= velocity factor Table 3.; Constants Figure 3.2.1 B 10 yr. 24 hr lsopluvials Table 3.2.1 B Table 3.2.1 B L= Length of run sheet flow pave and shallow gutter nearly bare ground fallow or min. tilled ground short grass, pasture, lawns slope in ft/ft LONGACRE$ BUSINESS CENTER System 1 A= 0.94 acres System Area Cw= 0.80 sq. ft. Q= Cw*l 10 *A cfs TIME OF CONCENTRATION Sheet Flow Tc= T 1+T2+ ... T, T, L L,= 108 Length of run (ft) 60V So,= 0. 015 ft/ft pavement V= k,"so k= 20 value from pp2 V,= 0.96 fps T,= 1.9 min Gutter Flow L,= 275 Length of run (ft) V= k;so So,= 0.005 ft/ft gutter V,= 0.99 fps T2= 4.7 min T = C 6.54 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = p 10 *i 10 a 10= 2.44 inches from Constants . ( )T <·• l / 10: a10 C 10 b 10= 0.64 inches from Constants P,o= 2.90 inches from Constants i 10 = 0.734 I ,o = 2.128 PEAK RUNOFF RATE Q= Cw*l 10 *A cfs Q= 1.59 cfs PIPE SIZING 12 "Dia Pipe Assume flowing full 0.5 % pipe slope 1.49*A *R 213 *S 112 n= 0.009 from tbl 4.2.1 D for swpe Q _ --12 12 p-n A= 0.785 area 12" pipe p R 21,= p 0.397 hydraulic radius full pipe s'12= 0.071 hydraulic slope of the run Op= 3.62 cfs assume pipe slope at this Q 0 >Q=> OK time. V=Q P A V= p 2.02 fps L= 11 Length of pipe T= p o.09 Min Time in pipe System 1 LONGACRES BUSINESS CENTER System 2 A= 0.65 acres System area C = w 0.80 sq. ft. Q= Cw*l 10A els TIME OF CONCENTRATION Sheet Flow T0 = T 1+T2+ .. T, T, L L,= 108 Length of run (ft) 60V S01 = 0.013 ft/ft pavement V= k(So k= 20 value from pp2 V,= 0.96 fps T,= 1.9 min Gutter Flow L,= 126 Length of run (ft) V= k,-so S 01 = 0. 005 ft/ft gutter v,= 0.99 fps T,= 2.1 min T = C 4.00 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = p 10 *i 10 a 10 = 2.44 inches from Constants . ( )T <-• l 110= 310 C 10 b 10= 0.64 inches from Constants p 10= 2.90 inches from Constants i 10 = 0.751 I 10 = 2.179 PEAK RUNOFF RA TE Q= Cw*l 10*A els Q= 1.13 els PIPE SIZING 12 "Dia Pipe Assume fiowing full 0.5 % pipe slope 1 49*A *R 213 *S 112 n= 0.009 fromtbl4.2.1Dforswpe Q __ ._ 12 12 P-n Ap= 0.785 area 12" pipe R 21,= p 0.397 hydraulic radius full pipe s'12= 0.071 hydraulic slope of the run Q= p 3.62 cfs assume pipe slope at this Q 0 >Q=> OK time. V=Q ' A V= p 1.44 fps L= 188 Length of pipe T= p 2.18 Min Time in pipe System 2 LONGACRES BUSINESS CENTER System 3 A= 0.34 acres System area C= w 0.80 sq. ft. Q= Cw·1 10•A cfs TIME OF CONCENTRATION Sheet Flow Tc= T,+T,+ .. .T0 T,= L L,= 108 Length of run (ft) 60V Sa,= 0. 013 ft/ft pavement V= k,-so k= 20 value from pp2 v, = 0.96 fps T,= 1.9 min Gutter Flow L,= 126 Length of run (ft) V= k ,-so S01 = 0.005 ft/ft gutter V,= 0.99 fps T,= 2.1 min T = C 4.00 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = p 10 *i 10 a 10= 2.44 inches from Constants -( )T 1-b I I 10: 810 C 10 b ,o= 0.64 inches from Constants P,o= 2.90 inches from Constants j 10= 0.751 I ,o= 2.179 PEAK RUNOFF RATE Q= Cw*l 10*A cfs Q= 0.59 cfs PIPE SIZING 15 "Dia Pipe Assume flowing full 0.5 % pipe slope 1.49.A •R 213 •s 112 n= 0.009 from tbl 4.2.1 D for swpe Q _ --12 12 P-n Ap= 1.227 flow area pipe Rp 213= 0.461 hydraulic radius full pipe s"'= 0.071 hydraulic slope of the run Q= p 6.57 cfs assume pipe slope at this Q 0>Q=> OK time. V=Q P A V= p 0.48 fps L= 236 Length of pipe T= p 8.11 Min Time in pipe System 3 LONGACRES BUSINESS CENTER System 4 A= 0.30 acres System area C = w 0.80 sq. ft. Q= Cw*l 10 *A cfs TIME OF CONCENTRATION Sheet Flow T, = T 1+ T 2+ .. T, T,= L L,= 108 Length of run (ft) 60V Sor= 0.013 ft/ft pavement V= k,-so k= 20 value from pp2 V,= 0.96 fps T,= 1.9 min Gutter Flow L,= 126 Length of run (ft) V= k,'So Sor= 0. 005 ft/ft gutter v,= 0.99 fps T,= 2.1 min T = ' 4.00 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = p 10 *i 10 a 10= 2.44 inches from Constants . ( )T 1-b l f 10: 810 C 10 b 10 = 0.64 inches from Constants P,o= 2.90 inches from Constants i 10 = 0.751 I ro = 2.179 PEAK RUNOFF RATE Q= Cw"'1 10 *A cfs Q= 0.52 cfs PIPE SIZING 15 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49*A *R 213 *S 112 n= 0.009 from tbl 4.2.1 D for swpe Q _ -·-12 12 P-n Ap= 1.227 area 12" pipe R 213= p 0.461 hydraulic radius full pipe s"'= 0.071 hydraulic slope of the run Q= p 6.57 cfs assume pipe slope at this Q•>Q=> OK time. V=Q P A V,= 0.42 fps L= 160 Length of pipe T= ' 6.34 Min Time in pipe System 4 LONGACRES BUSINESS CENTER System 5 A= 0.38 acres System area Cw= 0.80 sq. ft. Q= Cw*l 1o*A cfs TIME OF CONCENTRATION Sheet Flow Tc= T 1+T2+ ... T, T1= L L1= 104 Length ofrun (ft) 60V S of= 0.018 ft/ft pavement V= k,-so k= 20 value from pp2 V,= 0.95 fps T1= 1.8 min Gutter Flow L1= 0 Length of run (ft) V= k,-so Sa,= o. 005 ft/ft gutter V2= 0.99 fps T2= 0.0 min Tc= 1.83 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = P 10 *i 10 a 10 = 2.44 inches from Constants -( )T 1-• I /10= a10 C 10 b 10: 0.64 inches from Constants p 10= 2.90 inches from Constants i 10= 0.751 I ,o= 2.179 PEAK RUNOFF RATE Q= Cw*l 10 *A cfs Q= 0.66 cfs PIPE SIZING 15 "Dia Pipe Assume fiowing full 0.5 % pipe slope 1 49*A *R 213*S 112 n= 0.009 from tbl 4.2.1 D for swpe Q _ -·-12 12 ,-n A= 1.227 area 12" pipe p R 213= p 0.461 hydraulic radius full pipe s"2= 0.071 hydraulic slope of the run O,= 6.57 cfs assume pipe slope at this Q0>Q=> OK time. V=Q ' A V= p 0.54 fps L= 50 Length of pipe T= p 1.55 Min Time in pipe System 5 LONGACRES BUSINESS CENTER System 6 A= 0.33 acres System area C = w 0.80 sq. ft. Q= Cw*l10*A cfs TIME OF CONCENTRATION Sheet Flow T,=T1+T2+ .. T, T,= L L,= 108 Length of run (ft) 60V S01 = 0 018 ft/ft pavement V= k,-so k= 20 value from pp2 V,= 0.95 fps T,= 1.9 min Gutter Flow L,= O Length of run (ft) V= k,-so S01 = 0. 005 ft/ft gutter V,= 0.99 fps T,= 0.0 min T, = 1.90 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I ,o = p 10 *i 10 a 10 = 2.44 inches from Constants i 10 = ( )T 1-b l a10 C 10 b 10 = 0.64 inches from Constants P,o= 2.90 inches from Constants i 10 = 0.751 I 10 = 2.179 PEAK RUNOFF RATE Q= Cw*l 10 *A els O= 0.58 cfs PIPE SIZING 12 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49* A *R 213 *8112 n= 0.009 from tbl 4.2.1 D for swpe Q _ -·-12 12 P-n A= 0.785 area 12" pipe p R "'= p 0.397 hydraulic radius full pipe 5112= 0.071 hydraulic slope of the run Q= p 3.62 els assume pipe slope at this QP>Q=> OK time. V=Q P A V,= 0.74 fps L= 122 Length of pipe T= p 2.76 Min Time in pipe System 6 LONGACRES BUSINESS CENTER System 7 A= 0.21 acres System area C = w 0.80 sq. ft. Q= Cw*l 10A cfs TIME OF CONCENTRATION Sheet Flow T 0 = T1+T2+ ... T, T, L L,= 88 Length of run (ft) 60V S01 = 0. 02 ft/ft pavement V= k ,-so k= 20 value from pp2 V1= 0.94 fps T,= 1.6 min Gutter Flow L,= o Length of run (ft) V= k,-so So,= 0. 005 ft/ft gutter V,= 0.99 fps T2= 0.0 min T = C 1.56 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = P 10 *i 10 a 10= 2.44 inches from Constants · ( )T 1-0 I 110= 810 C 10 b 10= 0.64 inches from Constants P10= 2.90 inches from Constants i 10: 0.751 I 10 = 2.179 PEAK RUNOFF RA TE Q= Cw *1 10*A cfs Q= 0.37 cfs PIPE SIZING 12 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49*A *R 213 *S 112 n= 0.009 from tbl 4.2.1 D for swpe Q _ -·-12 12 P-n Ap= 0. 785 area 12" pipe R 213_ p -0.397 hydraulic radius full pipe s'12= 0.071 hydraulic slope of the run Q= p 3.62 els assume pipe slope at this Op>Q=> OK time. V=Q P A Vo= 0.47 fps L= 40 Length of pipe T= p 1.43 Min Time in pipe System 7 LONGACRES BUSINESS CENTER System 8 A= 0.18 acres System area C = w 0.80 sq. ft. Q= Cw*l 10 *A cfs TIME OF CONCENTRATION Sheet Flow Tc= T 1+ T 2+ .. Tn T, L L1= 83 Length of run (ft) 60V s,, = 0.018 ft/ft pavement V= k ,-s, k= 20 value from pp2 V,= 0.95 fps T,= 1.5 min Gutter Flow L1= 0 Length of run (ft) V= k,-so s,, = 0. 005 ft/ft gutter V2= 0.99 fps T2= 0.0 min T -C -1.46 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = p 10 *i 10 a 10= 2.44 inches from Constants . ( )T 1-0 I /10= a10 C 10 b 10 = 0.64 inches from Constants P10= 2.90 inches from Constants i 10 = 0.751 I 10 = 2.179 PEAK RUNOFF RA TE Q= Cw*l10*A cfs Q= 0.32 els PIPE SIZING 12 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49* A *R 213 *S 112 n= 0.009 from tbl 4.2.10 for swpe Q _ -·-12 12 P-n A= 0.785 area 12" pipe p R 213= p 0.397 hydraulic radius full pipe s112= 0.071 hydraulic slope of the run Op= 3.62 els assume pipe slope at this Q•>Q=> OK time. V=Q P A Vp= 0.41 fps L= 91 Length of pipe T= p 3.71 Min Time in pipe System 8 LONGACRES BUSINESS CENTER System 9 A= 0.21 acres System area Cw= 0.80 sq. ft. Q= Cw*l 10"A els TIME OF CONCENTRATION Sheet Flow Tc= T1+T2+, .. Tn T, L L1= 80 Length of run (ft) 60V S01 = 0. 02 ft/ft pavement V= k,-so k= 20 value from pp2 V1= 0.94 fps T1= 1.4 min Gutter Flow L1= O Length of run (ft) V= k;so S01 = 0. 005 ft/ft gutter V,= 0.99 fps T2= 0.0 min Tc= 1.42 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = P 10 *i 10 a 10= 2.44 inches from Constants · ( )T 1-0 I J 10: a10 C 10 b 10: 0.64 inches from Constants P,o= 2.90 inches from Constants i 10 = 0.751 I'°= 2.179 PEAK RUNOFF RATE Q= Cw"'1 10 *A els Q= 0.37 els PIPE SIZING 12 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49*A "R 213 *S 112 n= 0.009 from !bl 4.2.1 D for swpe Q = -·-12 12 P n A= 0.785 area 12" pipe p R 21,_ p -0.397 hydraulic radius full pipe s"'= 0.071 hydraulic slope of the run Q= p 3.62 els assume pipe slope at this Qp>Q=> OK time. V=Q P A V= p 0.47 fps L= 76 Length of pipe T= p 2.67 Min Time in pipe System 9 LONGACRES BUSINESS CENTER System 10 A= 0.25 acres System area C = w 0.80 sq. ft. Q= Cw'l 10'A cfs TIME OF CONCENTRATION Sheet Flow T 0 =T1+T2+ .. T, T, L L,= 95 Length of run (ft) 60V Sa,= O. 015 ft/ft pavement V= k,-sa k= 20 value from pp2 V,= 0.96 fps T,= 1.7 min Gutter Flow L,= 0 Length of run (ft) V-k -So -' Sa,= O. 005 ft/ft gutter V,= 0.99 fps T,= 0.0 min Tc= 1.66 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = p 10 *i 10 a 10 = 2.44 inches from Constants · ( )T 1-• I I 10: a10 C 10 b ,o= 0.64 inches from Constants P,o= 2.90 inches from Constants j 10 = 0.751 I 10 = 2.179 PEAK RUNOFF RA TE Q= Cw*l 10*A cfs Q= 0.44 els PIPE SIZING 12 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49' A 'R 213 'S 112 n= 0.009 from tbl 4.2.1 D for swpe Q _ -·-12 12 P-n A= 0.785 area 12" pipe p R 213_ p -0.397 hydraulic radius full pipe 8 112= 0.071 hydraulic slope of the run a,= 3.62 els assume pipe slope at this Op>Q=> OK time. V=Q ' A V = p 0.56 fps L= 100 Length of pipe T= p 2.98 Min Time in pipe System 10 LONGACRES BUSINESS CENTER System 11 A= 0.19 acres System area C = w 0.80 sq. ft. Q= Cw*l10*A els TIME OF CONCENTRATION Sheet Flow T, = T 1+ T2+ .. T, T,= L L,= 83 Length of run (ft) 60V So,= 0. 01 tvft pavement V= k,-so k= 20 value from pp2 V,= 0.97 fps T,= 1.4 min Gutter Flow L,= O Length of run (ft) V= k,-so Sor= 0. 005 tvft gutter V2= 0.99 fps T2= 0.0 min T = C 1.43 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = p 10 *i 10 a 10 = 2.44 inches from Constants i 10 = ( )T 1-b > 810 C 10 b 10 = 0.64 inches from Constants p 10= 2.90 inches from Constants j 10= 0.751 I ,o= 2.179 PEAK RUNOFF RA TE Q= Cw*l 10*A els Q= 0.33 els PIPE SIZING 12 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49• A *R 213*S 112 n= 0.009 from tbl 4.2.1 D for swpe Q = -·-12 12 P n A= 0.785 area 12" pipe p R 213= p 0.397 hydraulic radius full pipe s'"= 0.071 hydraulic slope of the run Op= 3.62 els assume pipe slope at this QP>Q=> OK time. V=g P A V,= 0.43 fps L= 154 Length of pipe Tp= 6.04 Min Time in pipe System 11 LONGACRES BUSINESS CENTER System 12 A= 0.50 acres System area C = w 0.80 sq. ft. Q= Cw*l 10*A els TIME OF CONCENTRATION Sheet Flow Tc= T 1+T2+ .. T, T, L L,= 90 Length of run (ft) 60V S01 = 0. 01 ft/ft pavement V= k,-so k= 20 value from pp2 v,= 0.97 fps T,= 1.5 min Gutter Flow L,= 230 Length of run (ft) V= k ,-so So,= 0.013 ft/ft gutter V,= 0.96 fps T2= 4.0 min Tc= 5.53 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = P 10 *i 10 a 10= 2.44 inches from Constants · ( )T 1-b I I 10 = a10 C 10 b 10= 0.64 inches from Constants P,o= 2.90 inches from Constants i 10: 0.751 I ,o = 2.179 PEAK RUNOFF RATE Q= Cw*l10*A els Q= 0.86 cfs PIPE SIZING 15 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49* A *R 213 *S 112 n= 0.009 from tbl 4.2.1D for swpe Q _ -·-12 12 P-n A,= 1.227 area 12" pipe R 213= p 0.461 hydraulic radius full pipe s'12= 0.071 hydraulic slope of the run Q= p 6.57 cfs assume pipe slope at this Op>Q=> OK time. V=Q ' A Vp= 0.70 fps L= 28 Length of pipe T= p 0.66 Min Time in pipe System 12 LONGACRES BUSINESS CENTER System 13 A= 0.46 acres System area C = w 0.80 sq. ft. Q= Cw*l 10*A cfs TIME OF CONCENTRATION Sheet Flow Tc= T 1+T2+ ... T, T, L L1= 20 Length of run (ft) 60V S01 = 0. 015 ft/ft pavement V= k,-so k= 20 value from pp2 v,= 0.96 fps T1= 0.3 min Gutter Flow L1= 270 Length of run (ft) V= k ,-so So,= 0. 008 ft/ft gutter V2= 0.98 fps T2= 4.6 min Tc= 4.95 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = p 10 *i 10 a 10 = 2.44 inches from Constants · ( )T 1-0 I 110= 810 C 10 b 10 = 0.64 inches from Constants P,o= 2.90 inches from Constants i 10 = 0.751 I 10 = 2.179 PEAK RUNOFF RATE Q= Cw*l 10*A cfs Q= 0.80 cfs PIPE SIZING 12 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49*A *R 213 *S 112 n= 0.009 from tbl 4.2. 1 D for swpe Q _ -'-12 12 P-n Ap= 0.785 area 12" pipe R 21,_ p -0.397 hydraulic radius full pipe 5112= 0.071 hydraulic slope of the run Q= p 3.62 cfs assume pipe slope at this Q0>Q=> OK time. V=Q ' A V,= 1.02 fps L= 90 Length of pipe T= p 1.47 Min Time in pipe System 13 LONGACRES BUSINESS CENTER System 14 A= 0.18 acres System area C = w 0.80 sq. ft. Q= Cw*l 10 *A cfs TIME OF CONCENTRATION Sheet Flow T 0 = T 1+ T 2 + .. Tn T1 L L1= 44 Length of run (ft) 60V s 01: 0. 015 ft/ft pavement V= k,-so k= 20 value from pp2 v,= 0.96 fps T1= 0.8 min Gutter Flow L1= 118 Length of run (ft) V= k,-so So,= 0.005 ft/ft gutter V,= 0.99 fps T,= 2.0 min T,= 2.76 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10= P10 *i10 a 10 = 2.44 inches from Constants · ( )T 1-b I /10= a10 C 10 b 10 = 0.64 inches from Constants p 10= 2.90 inches from Constants i 10 = 0.751 I 10 = 2.179 PEAK RUNOFF RATE Q= Cw*l 10 *A cfs Q= 0.31 cfs PIPE SIZING 12 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49• A ·R 2'3 •s 112 n= 0.009 from tbl 4.2.1 D for swpe Q = -·-12 12 P n A= 0.785 area 12" pipe p R 213_ p -0.397 hydraulic radius full pipe s"2= 0.071 hydraulic slope of the run Q= p 3.62 cfs assume pipe slope at this Q 0>Q=> OK time. V=Q • A V,= 0.40 fps L= 65 Length of pipe T= p 2.71 Min Time in pipe System 14 LONGACRES BUSINESS CENTER System 15 A= 0.32 acres System area C = w 0.80 sq. ft. Q= Cw"l 10A els TIME OF CONCENTRATION Sheet Flow T0 = T 1+T2 + ... T, T, L L,= 135 Length of run (ft) 60V Soi= 0.015 fVft pavement V= k,-so k= 20 value from pp2 v,= 0.96 fps T,= 2.4 min Gutter Flow L,= O Length of run (ft) V= k,-so S01 = 0. 005 fVft gutter V,= 0.99 fps T,= 0.0 min T = C 2.35 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = P 10 *i 10 a 10= 2.44 inches from Constants . ( )T 1-b l I 10: a10 C 10 b,o= 0.64 inches from Constants P,o= 2.90 inches from Constants i 10 = 0.751 I 10 = 2.179 PEAK RUNOFF RA TE Q= Cw*l 10 *A els Q= 0.56 cfs PIPE SIZING 12 "Dia Pipe Assume fiowing full 0.5 % pipe slope 1 49*A *R 213 "S 112 n= 0.009 from tbl 4.2.1 D for swpe Q _ -·-12 12 ,-n A,= 0. 785 area 12" pipe R 213= p 0.397 hydraulic radius full pipe s,12= 0.071 hydraulic slope of the run Q= p 3.62 cfs assume pipe slope at this Q0 >Q=> OK time. V=Q ' A V= p 0.71 fps L= 81 Length of pipe T= p 1.91 Min Time in pipe System 15 LONGACRES BUSINESS CENTER System 16 A= 0.48 acres System area C = w 0.80 sq. ft. Q= Cw*l 10*A cfs TIME OF CONCENTRATION Sheet Flow Tc=T1+T2+ .. Tn T,= L L,= 135 Length of run (ft) 60V S01 = 0.021 ft/ft pavement V= k,-so k= 20 value from pp2 v,= 0.94 fps T,= 2.4 min Gutter Flow L,= 0 Length of run (ft) V= k,-so so,= 0. 005 ft/ft gutter V2= 0.99 fps T,= 0.0 min T = C 2.39 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = p 10 *i 10 a 10= 2.44 inches from Constants i 10 = ( )T 1-b I a10 C 10 b 10 = 0.64 inches from Constants p 10= 2.90 inches from Conslants i 10 = 0.751 I ,o = 2.179 PEAK RUNOFF RATE Q= Cw*l1a*A cfs Q= 0.84 cfs PIPE SIZING 15 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49• A ·R 213 •s 112 n= 0.009 from tbl 4.2.1 D for swpe Q _ -·-12 12 P-n Ap= 1.227 area 12" pipe R w_ p -0.461 hydraulic radius full pipe 8 112= 0.071 hydraulic slope of the run Q= p 6.57 cfs assume pipe slope at this Q0>Q=> OK time. V=Q ' A V= p 0.68 fps L= 126 Length of pipe T= p 3.07 Min Time in pipe System 16 LONGACRE$ BUSINESS CENTER System 17 A= 0.48 acres System area Cw= 0.80 sq. ft Q= Cw*l,o"A cfs TIME OF CONCENTRATION Sheet Flow T, = T 1 + T 2+ ... Tn T,= L L,= 120 Length of run (ft) 60V So,= 0.015 ft/ft pavement V= k,-so k= 20 value from pp2 v,= 0.96 fps T,= 2.1 min Gutter Flow L,= 0 Length of run (ft) V= k;so S 01 = 0. 005 ft/ft gutter V2= 0.99 fps T2= 0.0 min T = C 2.09 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR f 10 = p 10 *i 10 a 10= 2.44 inches from Constants · ( )TI·• I f 10 = a10 C 10 b 10= 0.64 inches from Constants P,o= 2.90 inches from Constants i 10 = 0.751 I 10 = 2.179 PEAK RUNOFF RATE Q= Cw*l 10''A cfs Q= 0.83 cfs PIPE SIZING 15 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49*A *R w.S 112 n= 0.009 from tbl 4.2.1 D for swpe Q _ -·-12 12 P-n A= 1.227 area 12" pipe p R 213= p 0.461 hydraulic radius full pipe s"2= 0.071 hydraulic slope of the run Q= p 6.57 cfs assume pipe slope at this Q 0>Q=> OK time. V=Q P A v.= 0.68 fps L= 158 Length of pipe T= p 3.87 Min Time in pipe System 17 LONGACRES BUSINESS CENTER System 18 A= 1.19 acres System area Cw= 0.80 sq. ft. Q= Cw*l 10A cfs TIME OF CONCENTRATION Sheet Flow Tc= T 1+T2+ ... Tn T,= L L,= 0 Length of run (ft) 60V So,= 0.013 ft/ft pavement V= k,.so k= 20 value from pp2 V,= 0.96 fps T,= 0.0 min Gutter Flow L,= 0 Length of run (ft) V= k,-so Sa1 = o. 005 ft/ft gutter v,= 0.99 fps T,= 0.0 min T = C 0.00 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = p 10 *i 10 a 10= 2.44 inches from Constants -( )T 1-b I /10= 810 C 10 b 10= 0.64 inches from Constants P,o= 2.90 inches from Constants i 10 = 0.751 I w= 2.179 PEAK RUNOFF RA TE Q= Cw*l 10*A cfs Q= 2.07 cfs PIPE SIZING 12 "Dia Pipe Assume fiowing full 0.5 % pipe slope 1 49* A *R 213 *S 112 n= 0.009 from tbl 4.2.1 D for swpe a=-·-12 ,, P n A= 0.785 area 12" pipe p R '"= p 0.397 hydraulic radius full pipe s"'= 0.071 hydraulic slope of the run Op= 3.62 cfs assume pipe slope at this Op>Q=> OK time. V=Q P A V= p 2.63 fps L= 130 Length of pipe Tp= 0.82 Min Time in pipe System 18 LONGACRES BUSINESS CENTER System 19 A= 0.77 acres System area C = w 0.80 sq. ft. Q= Cw'1 10 *A cfs TIME OF CONCENTRATION Sheet Flow T, = T 1+T2+ .. .T, T,= L L,= 44 Length of run (ft) 60V So,= 0. O 15 ft/ft pavement V= k,-so k= 20 value from pp2 V,= 0.96 fps T,= 0.8 min Gutter Flow L,= 252 Length of run (ft) V= k,"so So,= 0. 005 ft/ft gutter V2= 0.99 fps T2= 4.3 min T, = 5.03 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = p 10 *i 10 a 10= 2.44 inches from Constants -( )T 1-0 I / 10: a10 C 10 b 10= 0.64 inches from Constants P,o= 2.90 inches from Constants i 10= 0.751 I ,o= 2.179 PEAK RUNOFF RATE Q= Cw*l 10*A cfs Q= 1.34 cfs PIPE SIZING 18 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49*A *R 213 *S 112 n= 0.009 from tbl 4.2.1 D for swpe Q _ -·-12 12 p- Ap= 1. 767 area 12" pipe n R 21,= p 0.52 hydraulic radius full pipe s1/2= 0.071 hydraulic slope of the run Op= 10.69 cfs assume pipe slope at this Op>Q=> OK time. V=Q P A VP= 0.76 fps L= 54 Length of pipe T= p 1. 19 Min Time in pipe System 19 LONGACRE$ BUSINESS CENTER System 20 A= 1.43 acres System area C = w 0.80 sq. ft. Q= Cw*l 10•A els TIME OF CONCENTRATION Sheet Flow T 0 = T 1+T2+ .. Tn T, L L,= 0 Length of run (ft) 60V S o1 = 0. 013 ft/ft pavement V= k,-so k= 20 value from pp2 V,= 0.96 fps T,= 0.0 min Gutter Flow L,= 0 Length of run (ft) V= k ,-so S01 = 0. 005 ft/ft gutter V2= 0.99 fps T2= 0.0 min T,= 0.00 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR J 10 = p 10 *i 10 a 10= 2.44 inches from Constants -( )T 1-b I f 10: a10 C 10 b 10= 0.64 inches from Constants P,o= 2.90 inches from Constants i 10: 0.751 I ,o = 2.179 PEAK RUNOFF RA TE Q= Cw*l 10 *A cfs Q= 2.47 els PIPE SIZING 12 "Dia Pipe Assume fiowing full 0.5 % pipe slope 1 49*A *R 213 *S 112 n= 0.009 from tbl 4.2.1 D for swpe Q = -·-12 12 P n A= 0.785 area 12" pipe p R 21,= p 0.397 hydraulic radius full pipe s'12= 0.071 hydraulic slope of the run O,= 3.62 els assume pipe slope at this QP>Q=> OK time. V=_Q. P A Vp= 3.15 fps L= 72 Length of pipe T= p 0.38 Min Time in pipe System 20 LONGACRES BUSINESS CENTER System 21 A= 0.26 acres System area C = w 0.80 sq. ft. Q= Cw*l1o·A cfs TIME OF CONCENTRATION Sheet Flow Tc= T 1+T2+ .. Tn T, L L1= 68 Length of run (ft) 60V S01 = 0. 015 fVft pavement V= k,-so k= 20 value from pp2 V1= 0.96 fps T1= 1.2 min Gutter Flow L1= 90 Length of run (ft) V= k ,-so S01 = 0.009 fVft gutter V,= 0.97 fps T,= 1.5 min T = C 2.73 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = p 10 *i 10 a rn= 2.44 inches from Constants . ( )T l-b l I 10 = a,o c 10 b 10= 0.64 inches from Constants P10= 2.90 inches from Constants i 10 = 0.751 i 10 = 2.179 PEAK RUNOFF RA TE Q= Cw*l 10 *A cfs Q= 0.45 cfs PIPE SIZING 12 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49*A *R 213 *S 112 n= 0.009 from tbl 4.2.1 D for swpe Q _ -·-12 12 p- Ap= 0.785 area 12" pipe n R '"= p 0.397 hydraulic radius full pipe g112= 0.071 hydraulic slope of the run Oo= 3.62 cfs assume pipe slope at this Qp>Q=> OK time. V=Q P A V= p 0.57 fps L= 48 Length of pipe T= p 1.39 Min Time in pipe System 21 LONGACRE$ BUSINESS CENTER System 22 A= 0.19 acres System area C = w 0.80 sq. ft. Q= Cw·110•A cfs TIME OF CONCENTRATION Sheet Flow T, = T 1+T 2+ .. T, T,= L L,= 68 Length of run (ft) 60V S 01 = 0. 015 ft/ft pavement V= k,-s, k= 20 value from pp2 V1= 0.96 fps T,= 1.2 min Gutter Flow L,= 115 Length of run (ft) V= k,-s, S,1 = 0. 004 ft/ft gutter V,= 0.99 fps T,= 1.9 min T, = 3.13 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = P 10 *i 10 a 10= 2.44 inches from Constants · ( )T t-b I J 10: 810 C 10 b 10= 0.64 inches from Constants P10= 2.90 inches from Constants I 10 = 0.751 I 10 = 2.179 PEAK RUNOFF RATE Q= Cw*l 10 *A cfs Q= 0.32 cfs PIPE SIZING 12 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49•A ·R '13 •s11' n= 0.009 from tbl 4.2.1 D for swpe Q = -·-12 12 P n Ap= 0.785 area 12" pipe R 213= p 0.397 hydraulic radius full pipe s"'= 0.071 hydraulic slope of the run Op= 3.62 cfs assume pipe slope at this QP>Q=> OK time. V=Q P A V= p 0.41 fps L= 10 Length of pipe T-p-0.40 Min Time in pipe System 22 LONGACRES BUSINESS CENTER System 23 A= 0.14 acres System area C = w 0.80 sq. ft. Q= Cw*l,o*A els TIME OF CONCENTRATION Sheet Flow Tc= T 1+T2+ .. T, T, L L,= 68 Length of run (ft) 60V S01 = 0. 017 fVft pavement V= k,-so k= 20 value from pp2 V,= 0.95 fps T,= 1.2 min Gutter Flow L,= 72 Length of run (ft) V= k;so So,= 0. 004 fVft gutter V,= 0.99 fps T,= 1.2 min Tc= 2.41 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = p 10 *i 10 a 10 = 2.44 inches from Constants · ( )T 1-0 I , 10 = a10 c 10 b 10= 0.64 inches from Constants P,o= 2.90 inches from Constants j 10= 0.751 I 10= 2.179 PEAK RUNOFF RATE Q= Cw*l 10*A cfs Q= 0.24 cfs PIPE SIZING 12 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49* A *R 213 *S 112 n= 0.009 from tbl 4.2.1 D for swpe Q _ -·-12 12 p-n Ap= 0.785 area 12" pipe R ",= p 0.397 hydraulic radius full pipe s'12= 0.071 hydraulic slope of the run Op= 3.62 cfs assume pipe slope at this Q0>Q=> OK time. V=Q ' A V= p 0.30 fps L= 183 Length of pipe T= p 10.08 Min Time in pipe System 23 LONGACRES BUSINESS CENTER System 24 A= 0.19 acres System area C = w 0.80 sq. ft. Q= Cw*l1o*A els TIME OF CONCENTRATION Sheet Flow T, = T 1+ T 2+ .. T, T,= L L1= 72 Length of run (ft) 60V S01 = 0.013 ft/ft pavement V= k,-so k= 20 value from pp2 V,= 0.96 fps T,= 1.2 min Gutter Flow L,= 108 Length of run (ft) V= k,"So S01 = 0 006 ft/ft gutter V2= 0.98 fps T2= 1.8 min T, = 3.08 min if Tc< 6.3min use 6.3 min STORM INTENSITY FACTOR I 10 = p 10 *i 10 a 10 = 2.44 inches from Constants · ( )T 1-b I I 10 = a10 C 10 b,o= 0.64 inches from Constants P,o= 2.90 inches from Constants i 10 = 0.751 I ,o= 2.179 PEAK RUNOFF RATE Q= Cw*l 10 *A els Q= 0.34 cfs PIPE SIZING 12 "Dia Pipe Assume flowing full 0.5 % pipe slope 1 49*A *R 213 *S 112 n= 0.009 from tbl 4.2.1 D for swpe Q = -·-12 12 P n A= 0. 785 area 12" pipe p R 213_ p -0.397 hydraulic radius full pipe 5112= 0.071 hydraulic slope of the run Q= p 3.62 cfs assume pipe slope at this Q,>Q=> OK time. V=Q P A V= p 0.43 fps L= 15 Length of pipe T,= 0.58 Min Time in pipe System 24 I ---------------------------- CUL,tR), T ere --" "'"1>' rno 1< OE SOUTti rno Ll 1 © © © ©! • I I ---J /I /1 ~ ( / I I I I I f I I I I I I I I j - ''" ""'' scuo uo "'' --+----- SYSTEM J 14,926 SF SYS 40, SYSTEM 4 12,95'1 'S~F+-- EM 2 SF C13, TYHT ,<:,Lo un"'" AREA 18 SW ;>/Ill ST ROOF DRAINS SYSTEM 5 16.565 SF 51,905 SF t----0--0---0--O -0--0--0--01 I I ' I ' I 111 ......... l .......... lit= lu ii "' ~"' SYSTEM 15 13,947 SF I SYSTE 16 21,029 SF • • SYSTE 20,935 • " I • I i I ' .__l_ • AREA 20 ROOF DRAINS 62,075 SF SYSTEM 12 21620 SF ' • ~-. -···~--~~~-~---....,.'-- C8, ,,.,.. l "''"" ,,. CfP SE 1' 61 •i· cee ,~ ·n, is·cee,·,_,a -----/--"~-,,.., , ce. "1't i' C~ ,: 50 C[ >60S 15" err~ ''11 ,e," :µu 'If""" 1'"CJ'PF 111> , •• coo [ , .. , 0 z ' ! I Ii < z / / / "-, CB. ,,., 1 cc"" s·,,.,,,,., I / ( --gi ,~;' 12· CPP NW 20'6 i,• COO SW ,07" 12' CPP ~ ,C •l t ca "" GE Z, BS i,·cees,eso ,,. ,yp" '"" I I --"'""' "'"'" .,. epo "" 20 o• ,,-"' N ,o_o, ,s·c"''"" •CB, t¥ot 1 cc ,. " """"""'''" is· <Ye s ,.,, L"'·'"''' "'"" 1'" CPP N •s,a 1'" C,,p s '" JS ------.;;: ~" "'~ 16 ,, ,a· c••, ""·' 1"°CPPS\,10 .. T \BLE 3 ~ 1 \ RUNOFF COEFFICIENTS "l"' \' \LUES FOR THE RATIONAL '\1ETHOD ' ·-· .. . , l i Genera d Covers Sin -Family Residential Areas Land Cover C Land Cover Density C Dense forest 0.10 0.20 DU/GA (1 unit per 5 ac.) 0.17 Light forest 0.15 0.40 DU/GA (1 unit per 2.5 ac.) 0.20 f>asture 0-20 0.80 DU/GA (1 un<l per 1.25 ac.) 0.27 Lawns 0.25 1.00 DU/GA 0.30 Playgrounds 0.30 1.50 DU/GA 0.33 Gravel areas 0.80 2.00 DU/GA 0.36 Pavement and roofs · 0.90 2.50 DU/GA 0.39 Open water (pond, 1.00 3.00DU/GA 0.42 lakes, weUands) 3.50DU/GA 0.45 4.00DU/GA 0.48 4.SODU/GA 0.51 5.00DU/GA 0.54 5.50 DU/GA 0.57 6.00 DU/GA 0.60 . Based on average 2,500 square feet per lot of impervious coverage. For combinations ot land covers listed above, an area-weighted •c,:x A( sum should be computed based on the equation C,: x A,= (C, x A,)+ (C,x A,)+ ... +(c.x A.), where A,~ (A 1 +A,+ ... +A.), the total drainage basin area. TABLE 3.2.1.B COEFFICIENTS FOR THE RATIONAL METHOD "ii' EQUATION Design Storm Return Frequency ... b, 2 years 1.58 0.58 5 years 2.33 0.63 10 years 2.44 0.64 25 years 2.66 0.65 SO years 2.75 0.65 100 years 2.61 0.63 TABLE 3.2.l.C k, VALUES FOR T, USlNG THE RATIONAL METHOD Land Cover Category k. Forest wi111 heavy ground litter and meadow 2.5 Fallow or minimum tillage cultivation 4.7 Short grass pasture and lawns 7.0 Nearly bare ground 10.1 Grassed waterway 15.0 Paved area (sheet flow) and shallow gutter flow 20.0 I 99S Surface W arcr Design Manual 3.13 FIGURE 3.2.1.B 10-YEAR 24-HOUR ISOPLUVIALS ..... _ .,._. ( .• WESTERN KING COUNTY 10-Year 24-Hour Precipitation in Inches 199& Surface Waler Design Manual (1J i / ,-..;--~-- .. :1 --·-... G '• • 3.15 ...... ~ .. -~-... ,•• •.... -<:> --., ' 4.0 4.S -, -~ ,{"'-4.0 . 7' ,..,;, 9/1/98 911/98 1.49 R"' s"" V = or use the continuity equation, Q =AV, such that: Q = L49 A R'" s"' n where Q = discharge (cfs) V = veloci1y (fps) A = area (sf} n = Manning's roughness coefficient; see Table 4.2. l .D below R = hydraul.ic radius = area/wetted perimeter (ft) s = slope of the energy grade line (ft/ft) (4-1) (4-2) For pipes flowing partially full, the actual velocity may be estimated from the hydraulic propenies shown in Figure 4.2.1.G by calculating Q,.u and v,.11 and using the ratio Q.,,, .. ,IQ,,.. to find V and d (depth of flow). Table 42.1.D provides the recommended Manning's "n" values for preliminary design using the Uniform Flow Analysis method for pipe systems. Note: The "n" values for this method are 15% higher in order 10 account for entrance, exit junction. and bend head losses. TABLE4.2.l.D MA:SNING'S "n" VALUES FOR PIPES Type of Pipe Material Analysis Method Uniform Flow Backwate1 Flow (Preliminary (Capacity design) Verification) A. Concrete pipe and LCPE pipe 0.014 0.012 B. Annular Corrugated Metal Pipe or Pipe Arch: 1. 2-2/3" x 112· corrugation (riveted): a plain or fully coated 0.028 0.024 b. paved invert (40% of circumference paved): 1) !low at full depth 0.021 0.018 2) flow at 80% full depth 0.018 0.016 3) flow at 60% full depth 0.015 0.013 c. treatment 5 0.015 0.013 2. 3• x 1 • corrugation 0.031 0.027 3. a• x 2• corrugation (field bolted) 0.035 0.030 C. Hetical 2-2/3" x 1/2" corrugation and CPE pipe 0.028 0.024 0. Spiral rib metal pipe and PVC pipe 0.013 0.011 E. Ductile iron pipe cement lined 0.014 0.012 F. SWPE pipe (butt fused only) 0.009 0.009 I 1998 Surface Water Design Manual ,MS \\'\\ \X/. RY.\:\ U l \I 11.\ I\ J 1-::,;.u I :,..1 February 6, 2015 Mr. Clark Close City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 RE: Longacres Business Center Site Plan Review Requirement No. 8 Dear Mr. Close: RY\-:\ n l\[P.\t'..,·.:-L1:-, l:\C: 'I')()() I•: Camdback Rd :-wt1. ll ~) Phnrn1x, .\!'. K51)1)l; (.02" l,'.::2-(il{)(I ph1mc (,(12-3:?2-6:',(J(J fax iYAN. ' -- , ,t) t G a ~" R , •O~ S RECEIVED FEB 1 2 20\S CITY Of RENTON PLANNiNG DIVISION For Requirement No. 8-Legal Documents of the Site Plan Review Package, Ryan Companies is providing the following documents: • Development Agreement Between The Boeing Company and the City of Renton for the Future Development of Longacres Office Park, recorded (#20030221002405) February 21, 2003: This is the original development agreement for the entire office park that will be in effect for this project. • Strander Agreement, dated December 4, 2002: This document memorializes the agreement between the City of Renton and Boeing, and thus extended to Ryan Companies as the purchaser of the proposed site, for the planned improvements to Strander Boulevard and the required funding. Per section 3.1 of this Memorandum, the land owner's obligations for the Strander Boulevard Improvements have been fully satisfied. Based on this agreement it is Ryan Companies understanding that the half street improvements contemplated in the Preapplication Report dated 1/8/15 will not be a requirement of this project. Please do not hesitate to contact Ryan Companies if you have any questions or need further information. Sincerely, RyanCompanies U.S., Inc. ·, 1(/,;, ht/· .. A,,,,,,Gt1'i1'V' Dave Williams Team Leader Cc: Molly Carson, Ryan Companies U.S., Inc. Page I of l Return Address Office of the City Clerk Renton City Hall 1055 South Grady Way Renton, WA 98055 1>9cument Title(&) (or transactions contained therein): I. Development Agreement Reference Number(s) of Documents assigned or released: (on page_ of documents(s)) Grantor(s) (Last name .first, then first name and initials): I. The Boeing C<iinpany . Grantee(s) (Last name first, then first name and initials): I. Cily of Renton Legal description (abbreviated: i.e. lot, block, plat or section, township; range) Portion of Meader Henry-D C #46 PCL, STR 242304 T AXLOT 22 PCl, l BOEING, S1R 242304 T AXLOT 48 PCL I BOEING, S1R 242304 TAXI.OT 50 PCL I BOEING, STR 242304 TAXI.OT 52 PCL K BOEING, STR 242304 T AXLOT 55 PCL L BOEING, S1R 242304 TAXI.OT 71 PCLM BOEING, STR 252304 TAXI.OT 2 PCL G BOEING, and S1R 242304 T AXLOT 62 PCL F BOEING. [Kl Full legal is on pages ~ through d. of document Assessor's Property Tax ParceVAccount Number Portions of the following: //000580.()()()1-07, #000580-0016-00, #000580-0018-08, #242304-o022-06, #242304-9048-06, #242304-9050-01, #242304-9052--09, #242304-9055-06, #242304-9071-06, #252304-9002-09 and #252304-9062-06. Gt [03003-0104/8B022180.32il] DEVELOPMENTAGREEMENTBETWEEN THE BOEING COMPANY AND THE CITY OF RENTON FOR FUTURE DEVELOPMENT OF LONGACRESOFFICEPARK I. PREAMBLE \ I This DEVELOPMENT AGREEMENT ("Agreement") between THE BOEING COMPANY ("Boeing"), a Delaware corporation, and the CITY OF RENTON ("City"), a municipal corporation of the State of Washington, is entered into pursuant to the authority of RCW 36.70B.170 through .210, under which a local government may enter into a development agreement with an entity having ownership or control of real property within its jurisdiction. II. RECITALS A Longacres Park, Inc. ("LPI"), a wholly-owned subsidiary of Boeing, is the owner of certain real property, known as the Longacres Office Park ("LOP"), located in the City of Renton, King County, Washington, and more particularly described in Attachment 1, attached hereto and by this reference incorporated herein. LPI and Boeing have entered into a Jong-term Ground Lease ("Lease") with effect from January I, 1993 pursuant to which Boeing may possess LOP through December 31, 2027 and may in certain circumstances extend the term of said lease through December 31, 2057. Pursuant to the Lease, Boeing may enter into this Agreement in Boeing's own name. A memorandum of the Lease was recorded as No. 9707030128 in the Real Property Records of King County. B. LOP consists of approximately 158 acres located at the southeast comer of the intersection of Interstate 405 and the Burlington Northern Santa Fe Railroad right of way in the City of Renton. Boeing's Customer Service Training Center ("CSTC") occupies an adjacent 48-acre site to the north and east of LOP. LOP is currently located entirely within the Commercial Office ("CO") zoning district and is designated Employment Center-Valley in the City's Comprehensive Plan. C. The site plan for the Longacres Office Park ("LOP Site Plan") includes the construction of approximately 3 million square feet of office or light industrial space as permitted under the CO designation and related support and utility facilities over a period of up to twenty (20) years. Of the 158 acres comprising the LOP site, the LOP Site Plan proposes that approximately 65 percent will be impervious surface (i.e., buildings, parking areas or parking structures, and roadways), and approximately 3 5 percent will be dedicated to a stormwater detention system, landscaping and open space. The LOP Site Plan is attached to this Agreement as Attachment 2 and by this reference is incorporated herein. DEVELOPMENT AGREEMENT [03003-0104/SB022180.328j PAOEI 8112/02 • D. Environmental analysis of development of2.5 million square feet under the LOP Site Plan was conducted by the City pursuant to the Washington State Environmental Policy Act ("SEPA"). A Draft Environmental Impact Statement ("DEIS") for the LOP Site Plan was issued in August, 1994; the Final Environmental Impact Statement ("FEIS ") was issued in March, 1995; an Addendum to the FEIS, analyzing the impacts ot; among other things, the addition of500,000 square feet to the LOP Site Plan, was issued in December, 2000. A SEPA Mitigation Document ("Mitigation Document") was issued by the City in May, 1995, and was amended by the Addendum. E. In 1997, Boeing developed the Boeing Commercial Airplane Group ("BCAG") headquarters office building, consisting of approximately 300,000 square feet, as Phase I of LOP. The location and extent of Phase I development is depicted on Attachment 2. F. In 1998, Boeing developed the Boeing Family Care Center ("FCC"), consisting of approximately 22,000 square feet to provide day care services for 200 children as Phase II of LOP. The location and extent of Phase II development is depicted on Attachment 2. G. In 1999, Boeing developed a Surface Water Management Program ("SWMP"), consisting of grading to create stormwater ponds, an irrigation, aeration, and recirculation system, and enhanced wetlands designed to accommodate full build-out of LOP. The location and extent of Phase ill development is depicted on Attachment 2 . H. As part of the SWMP project, certain critical environmental areas on the Longacres site were identified. These areas include certain enhanced wetlands and the South Marsh. On July 6, 1999, Boeing recorded a Declaration of Restrictive Covenants prohibiting development or alteration of the 10.92-acre South Marsh; the South Marsh is depicted on Attachment 2. I. Phase IV of the Longacres Office Park will consist of the development of approximately 2. 7 million square feet of office or light industrial space as permitted under the CO designation, with support and utility facilities, on that portion of LOP not developed under Phases I, II, and ill or reserved for environmental mitigation purposes pursuant to development conditions. Phase IV will be developed with multiple buildings and associated parking, roadways, and pedestrian walkways. The Phase IV development capacity is consistent with the capacity analyzed in the existing DEIS, FEIS, and Addendum. The Phase IV development envelope is depicted on Attachment 2. J. In order to provide certainty and efficiency with respect to the City's review and approval process for Phase IV development, Boeing and the City entered into a Development Agreement ("2000 Agreement") on December 28, 2000 regarding Phase IV DEVELOPMENT AGREEMENT [03003-0 I 04/SB022180.328) PAOE2 8/12/02 development, recorded as No. 200 IO I 04000886 in the Real Property Records of King County. K. On f.>E[f;,i>ll?;fit2 ii, . ;;.:;;,.VJ-the City approved a binding site plan, recorded as No . .;l:?0.3c1.,?~/ OO.:Z?"/'I' in the Real Property Records of King County, that divides Phase IV into multiple parcels for future development. Accordingly, Boeing and the City desire to rescind the 2000 Agreement and to enter into a new Development Agreement governing Phase IV development. Therefore, Boeing and the City agree as follows: DJ. AGREEMENT 1. Vesting and Term of Agreement. The City's development regulations in effect and applicable to project applications as of the recording date of the 2000 Agreement shall govern the development of Phase IV of LOP for all Phase IV development applications submitted to the City within twenty (20) years from the recording date of this Agreement. Notwithstanding the foregoing, the City reserves the authority under RCW 36.70B.l 70( 4) to impose new or different regulations to the extent required by a serious threat to public health and safety, as determined by the Renton City Council after notice and an opportunity to be heard has been provided to Boeing. 2. Development Regulations. For purposes of this Agreement, "development regulations" means (a) zoning, land division, and development standards, (b) environmental rules and policies, including (but not limited to) SEP A, ( c) Comprehensive Plan policies, (f/11, ( d) policies, regulations, standards, and methods applicable to the development ofland that t':,,· are incorporated by reference in the Renton Municipal Code, ( e) surface water management regulations, and (f) other City ordinances governing the development ofland up to and including adopted Ordinance No. 4877; provided, however, that Boeing may elect at its discretion that ordinances adopted after Ordinance No. 4877 shall apply to all or part of Phase IV development. Applicable development regulations are attached to this Agreement as Attachment 3 and are incorporated herein by reference. 3. Mitigation Document. This Agreement amends the Mitigation Document as follows: 3 .1. Section I, General Information, second paragraph, is hereby amended to read: As indicated in the EIS, numerous state and local regulations will govern development ofLongacres Office Park, and application of those regulations will also serve . to mitigate certain significant adverse environmental impacts. Regulations applicable to specific development actions shall be as defined in the Development Agreement DEVELOPMENT AOREEMENT [03003~104/SB022180.328J PAOE3 8/12/02 • • between Boeing and the City dated /#.. -;t, 3-aoo;,. ("Development Agreement"}, the Addendum to the EIS dated December 19, 2000, and the Addendum to the EIS dated May 14, 2002. 3.2. To the extent that Section 2, Mitigation Plan, references or incorporates development regulations, they shall be as provided and defined in Paragraphs l and 2 of this Development Agreement. 4. Site Plan Review and Minor Modifications. Phase IV development permit applications shall be subject to the City land use review process under the development regulations applicable to such review and approval as provided in Paragraphs I and 2 of this Agreement. The final design of the buildings and other improvements, precise location of building footprints, land division creating building sites for individual structures, location of utilities, determination of access points, and other land use issues related to authorization of individual development shall be detennined pursuant to that process. 5. Recording. This Agreement, upon execution by the parties and approval of the Agreement by resolution of the City Council, shall be recorded with the Real Property Records Division of the King County Records and Elections Department. 6. Recission. Upon recording of this Agreement, the 2000 Agreement shall be nuii void, and without effect . 7. Successors and Assigns. This Agreement shall bind and inure to the benefit of Boeing and the City of Renton and their successors in interest, and may be assigned to successors in interest to the Longacres property. Upon assignment and assumption by the assignee of all obligations under this Agreement, Boeing shall be released from all obligations under this Agreement. 8. Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original. 9. Exviration. This Agreement, uniess rescinded by Boeing or its successors in interest, shall become null and void twenty (20} years from the date of recording of this Agreement. DEVELOPMENT AGREEMENT [03003-0 I 04/SB022 l 80.328] , 2002. PAOB4 8/12/02 By: Jesse Tanner Its: Mayor / ATTEST: ~,Lv.ul~ By: Bonnie I. Walton Its: City Clerk ApW as to form: o(~~~ City Attorney ~ COUNTY OF lU,,n 1) ) ss. ) On this 1a.YA_ day of 2002, before me, the undersigned, a Notary Public in and for the State ofWashington, duly commissioned and sworn, personally appeared · to me known to be the person who signed as of the CITY OF RENTON, the corporation that executed the withio and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporntion for the uses and purposes therein mentioned, and .on oath stated that was duly elected, qualified and acting as said officer of the corporation, that was authorized to execute said instrument and that the seal affixed, if any, is the corporate seal of said corporation. IN WITNESS WHEREOF I have hereunto set my hand and official seal the day and year first above written. DEVELOPMENT AGREEMENT [03003-0104/SB022!80.328] (Signature ofNotary) ~lu:.,~e_le. Ntu /1'lt1 n fl (Print or stamp name of Notary) NOTARY PUBLIC in and foFJthe State of W ashiogton, residing at -,f.U.:;;:;..;'l:.:;,'t,.:_t!,\1.,=-· :.=-.,,--- My appointment expires: q Ji 'i j 'tb O t;, PAGES 8112/02 . ' ~ i "·•·' ,;& • • By: Its: ) STATE OF CALIFORNIA •. ) ss. COUNTY OF ________ _, On this __ day of 2002, before me, the undersigned, a Notary Public in and for the State of California, duly commissioned and sworn, personally appeared to me personally known to be the person whose name is subscribed to the within and foregoing instrument and acknowledged to me that he executed the same in his authorized capacity as the -------,-------of TIIE BOEING COMP ANY, the corporation that executed the within and foregoing instrument, and on oath stated that he was duly elected, · qualified and acting as said officer of the corporation, and that by his signature on the instrument he, or the entity upon behalf of which he acted, executed the instrument. IN WITNESS WHEREOF I have hereunto set my hand and official seal the day and year first above written. DEVELOPMENT AOREEMENT [03003-0 l 04/SB022 I 80.32_ 8] (Signature ofNotary) (Print or stamp name ofNotary) NOTARY PUBLIC in and for the State of California, residing at _______ _ My appointment expires: _______ , PAOE6 8112/02 State of California CountyofLos Angeles On August 16, 2002, before me, T.S. Wertner, Notary Public, personally appeared Philip W. Cyburt personally known to me to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person or the entity upon behalf of which the person acted, executed the instrument. WITNESS my hand and official seal • DEVELOPMENT AGREEMENT [03003-0104/SB022II0.328] ATTACHMENT I Legal Description of LOP Property PAGEi 8/12/02 EXHIBIT 11 2 A LEGAL OESCRI PTJON OF LONGACRES PARK PARCEL 1 All u,at c:utaln real propcny alluau, In the City of Renton. Caunty of Kins, St.>tc of Wauungum, bc.1n11, Govcmmcnt Lc,1 1..,, and a ponlon of Government I.Dt 8, bolh Jn Section 24. Township 23 · Nonh. Kanae 4 l:'.ast, Wdlamcuc Meridian, anct a ponion of the N w. I /4 of 1hc s. E I 14 of said S,:cuon 24. and a ponlon · of lhc N.l!. l/4 of the s E, l/4 of u1d SC"11on 24 • ..nd being mon: pamcululy dc>erlbcd as followa: Bl?CiJNNING at u.c Soulh-=si comer of lhe N.l?. 114 or !be S r. II" of Hid Sccuon ~4, \hence faom sa,d POIN1" OF BEOJNNlNG, alone lllc E:ast bnc of Hid Cov,:rnmcnt l..o1 14 S00":S6'l7"W 68 96 feet ID tbl> Nonl1 line or Henry A. Meader'• Donauon Land Cbum No 46, thence alone u1d North lmc N87"13'S7"W 1462.38 rce1; Uicncc lcav1n11 uld Nonh llne N00"22'1 l "I! 1022 22 feel to the >OUthcrly r>aht-of-way line of J-405, thonco alona sal<I sou1hcrly r(Jht-of-way line ;and lbc suull1 r1gh1-of-way Unc of S. W. 16th Stred from a W>a:cnL lha1 bcus NG2°S2'S7•B, &Iona the 11rc o{ o a,rvc to lhco righl ha"lft& a radlua of S43 14 feet u,d a c;.cntral ani:lc of26"4S'OO", an arc lcni;:lh of 2S3.S8 feet: thence tarq:enl to the prc,;,cdins curve: N89°37'S7"E 1079.63 feet: lhcncc ""'Cent to the prcccd~ COUl'IC aloni; !he an:: of a curve to the loll. bavang a radiua of 1940 08 fce1 and a ccmt.raJ an,:lc or 02 "S2'00". an arc l~th of 97.<n feet; lhencc, tu>i:cnt 10 the precedlns curve N&6" 4S'S7"E ,4 SG f'c:cl; thence tangent ta ~ pi'CCcdlng countJ alon,z. the arc of a i;urve to 1:he right hav1ns • radlua of 1880 08 feet and a c:cnu:al &n1:lc oro1 ·32•ss·. an an:: length of SO 81 !c<,t; to lhe northwest comer of the parcel connycd to Ibo City of Renton under A.P. 18911030810, Kina County records; thence Dloni:: the bounclary of laauald parcel S08°3S'S6"W 42.70 fed and N79"i.3'48"B S8 77 feet to lhe west r1glal of way lln1> o( the Whlc.o lUvu t>nalnqe Di&ch No. I. u condcmne.d ln Superior Coun cause No, 325112, King Cowlly Rcconll; tbCZICC alon& 11a>d west right of way lwc the follow1ni; c:aLll".s= S00"2S'33"B 47.3:S feet, SOl 048'32-W 44,26 '°"'• S07"l4'42"B 48.28 fcol, S19"2S'S8"I! 6G.S01=, S20"05'30"n40.l4fc,ct, S30"SS'S0"l!Sl.32 fc.ct, S39"S3'S4"E32.l9 feet, S30°06'16"E 76.04 feet. S27"U'OO"E34.56fl>ct0 S31 "19'S0"B41.0I CCCI., S36"00'41 "B74 11 fcot, S3l "S0'l2"E 42.02 feet, S42"DS'27"l!:47.21 tcct. S40"19'S7"ll47.67fcct, S4S"2S':S2"BS9.32 feet, sso•31•12·n 39.63 rea. SS1"16':SS"E Ga.16 feet, S8l"36'S0"I! 62..7S feet, N86°S9'20'I! 94.92 feet, SSS"04'26"ES3.26 feet, S48"31 '30"E45.8S r-. S39"2S'24"B4SI 84 feet. S36"4$l·l6'I!46. 76 feet. S44 "S3'21 ·n 48.07 fcct, S29-:3S'20"1! 3S.41 feet, S30"48'4l "E46.69 fea. S20"07'49"I! as. 72 l"cet, and S24"18'S9"l:? Ga.77 f"' to 1he South lino of tho N.E 1/4 of the s.n. l/4 of >&id Sccuon 24, 1.hcncc alo~ la.st said South Jina N87"26'4S"W 5118.JS feet to thco POINT 01' Dl?CilNNINO. Except for public rights of way. ConlS!n.l, 47.669 Acn:s o{Jand mon: or 1ca .. The Dasls of Bc:arl.n.iia rot lllio description Is Iha Record or Survey for Broadacres Inc , rec.otdcd In Dool:: 10 o( SuN,:ya ang No. 77072811002, Kine County rcocords. 1. S ilS68 n.wrr:wc l:Z-04-111 RnVPARClt~G 3-2464-380!j. I~ .'.@JJ • l'ARCELJ All llial cert.Im real propcny $111iall; in lhc Clly of Rcnlun, Counly of Km&, Si.le of Washmgtnn, being a pollion of !he S.W. J/4 of Ilic N.E, 1/4, and of the N.W. J/4 oflhe Sn I /4 or Section 24, 'l'ownship 23 North, Range 4 I!ast, Willamette Meridian, and being more rarticularly described as follows· Commencing al I.he intcncdion oflhe Nonh JIWlin ofS.W 16th Stred (South 153rd St.), wllh !he West boundary or C.T>. Hillman', Ear.linitan Gardtru Addlt.lon 10 llie C.ty of Scaule, D1vis1on No I, as per lhc: Plal recorded In Vol11111D 17 of Plats, J>a&c 74, R~d1 of King County; thence from said POINT OF.COM}Jl!NCP.Ml!NT, Wcslerly along uld Nonh margin; 350 feel to the TRUl! POINT OP BBGINNING of this PARCEL I; lhcnce from said TRUE POINT OP BEGINNING, continuing WIIStotly along aid North margin sa9•37•57•w 257.00 feel, thence leaving aald Norlhaly margin at ri:bt anilcl, N00"22'03"W 214.06 fed to lhG S0u1lterly righl"'l>f way iinc of SR 405; lhcDce along said Soulherly rl&ht-of-way liM from a lallJ:Clll lhat bean N78" l.3'S3"B, along the arc or a curvc IO the right having a rld1u1 ofl765.00 feet, and a Wllral analc of OS"l3"2l", iin an: bith of 260.09 feet; !hence lcaYing :said Soulhetly rlpit-of·way line S00°22'03"E 2S3.41 feet to the TRUE POINT Ol' Bl!OINNING . Except for pubbc nghts of "ay. CONTAINS 1.39 Ac;rcs of land more or Jeu, TI1c: Buis or Bearings for Ibis dclcrlptlon la tho Record or Sun.,ey for J3roadacrca, Inc., recorded In Book ID or Survey, at P.agc 2, Wlder Recording No. 7707289002, Xin, C.Ounty record~ FWC 11-21-91 rARCEI.J.1..F.G 3-2464-3806 .. .. > . ,~ ..... ) PARCELJ All thil ccnaln real property ,ituale in the City of Renton. CoulU)' of King, State of W:uhinguin, being a portion oflhe SW. 114 o!O,e N.F.. 1/4, and oflhc N.W. J/4 of the S.E. 1/4 or Sed10n 24, Township 23 North, Range 4 East, Wallamcuc Mcrid1a11, and being mon: particularly clclcrlbcd 1.1 follows: Commencing at the inlencdion of lhe Nofth nwgin of S. W 16th Stred (South 153rd St.), with Ilic W~t bounda,y of C.J). Hillman'• Earllnpoo Gardens Addnion to the City of Seattle, Divi1ion No. l, as per lhe PIil tccotdod In Volume 17 or Plats, Page 74, Rocorda of King County; thence from said POINT OF COMMENCEMF.NT, Wdtcrly aloni: uid North margin,· 607 fc:et to the TRUE POINT OF BEOJNNING oflhil PARCPJ. J, lhc:ncc from Jald TRUE POJNl' Of lraGJNNJNG, c:onllnuin1 Wcsicrly alonl ,aid Nonh margin S8SJ•J7'S7"W 120.00 feet; 1hcnct loavJn& aald Northerly margin II ridit a.n:lcs, N00·22•03•w 187.07 fcc:t ID the Soulherly ri&hl-of way liM of SR 40S; lhaia: aloni. said Southerly right-of-way line: from a iangent lhaz. bears N7S·40'S6"B, &Ion: Ilic arc ot a CUl'YC to the right havln&: a nidius of2765.00 feet, and a c.cntral an&lc of 02"32'57", an arc length of 123.02 feet; thence Jcavln,& ssld Southerly right-of-way lino S00"22'03"B 21'4.06 ft.et to the 'fRUE l'OlNT OF BEGINNING. Except for public rights of way. CONTAINS 0.5S Acres of land more or leu The Basis o( Bearin,gs for rhis dacdpllon ia the Record of Survey for l3roadacrca, Inc., recorded ln Book 10 of Survoys at h&c 2, undet Jlecordm,: No. 7707289002, Kini County rC(()ld& rwc I 1-21·91 PARCEU.U!G 3-2464-3806 • • ·0t', .. · '"" .. __ , PAACax All that ccnaln real property 1itua1C u1 lho City of Renton, Counly of King, Slalc of Washlneton. bcinJ a ponlon oflho N.W. l/4 or the s.a 1/4 of.Scc1io11 l4, ToW111hip 23 Nonh, Range 4 Eut, Wlllamelle Meridian, and bcfn& more panicUJarly dcscnbcd as followJ: Commencini at Ille IIIIWCalon of the Nlll"lh margin ors V. .• !::ll Street (South 153rd St.), with the Weit boundll)' of C.D. Hillman'• Earlin,,ton Ciardcn, Addillon to the City of Seattlo, Dm~ion No. 1, u per tho Plat r=rdcd in Vol11111C 17 of Plals, }"age 74, Records of King County: thence fron1 aald POINT OP COMMENCEMENT, W~ie,Jy aioni &aid North margin, 727fcct to the TKUB l'OINT OP BBGJNNJNG oflhis PARCEL K; thi,na from ialdTKU.E. POINT OP BEGINNING, c:ontlnuia, Wcsrcrly alolli aid North margin Sl9"37'S7'W 62,00 feet; lhen<:C leaving said Nor1berly margin ll ri,ahl angk$, N00'22'03"W 170.90 feet to !he Soulhcrly riJht-of way I~ of SR "°5: lhencc alon1 old Southerly rl&,ht-of.way line from a tangMI 11W bear, N74921 '17'E, along tilt arc ora curve IO the right having a radius or276S.OO • feet, and a ccim1 an:'lc: oco1 • 19•39•, an arc lcn~ of 64.06 feet; ll= leaving said Soulhcrly rlpt-of-way lim: S00"22'03'E 187.07 feet to the TKUB POINT OP BEGINNING. Except for pubhc rights of way • CONTAINS 0.2S Acrea of land mon, or less 11ic Huia of Bearings for this di:Jtdpllon Is lhc Record of Survey far Droadaai:s, Inc., recorded in Boole 10 or Survey, at PJ.Je 2, under Recording No 7707289002, X.ing Coun1y rcconb. FWC 11-21-91 J>ARCBLK LEG 3-2464-3806 ' . ,: ... _; l'AllCr:J. I. All lhAt ~in rc;I property 3llll4LD in lhc City of Rcnlon, County of King, Sute uf Washington, being a portion oflhc NW. 1/4 of lheS E. Jl4 orSectuln 24, Township 23 North, ltange 4 &st, Wlll.amctte Meridia11. and bcin: more particularly described as follows. Commencin.r; at lhc IIIINICCtion or lho North margin of S.W. l 61h Strccl (South 153rd St.), wnh the Weit boundary of C.D. Hillman's Earlin&IDII Garderu Addition to lhc City of Scaule, Division No. l, u per the Plal rcamled In Volume 17 of Plau, Page 74, RC(:Ords of King County; thcnc:c from said POINT OF COMMF.NCEMeNT, Wuccrly a1onz aaid Nonh margin, 789 feet to the TRUil POINT OP BEGJNNlNG of Ibis PARC.BL L; thence from said TRUB POINT OP BEOINNJNO, contlnulna Wesierly along said Nonh mariin S89"37'S7"W 65.00 fed.; lhcnce N00"22'03"W IS.00 feet; !Mncc; S89'37'S7"W S0.00 feet; lhcnr.c lcavinJ said Northorly DWJin at right angle,, N00"22'03"W 121. 79 feel 10 !ht: Solllherly right-of way 11110 or Sit 40.5; lhcna: along said Souther))' ri&ht-of-way line from a tantcnt lhal be&ra N7l "S2'08'E, alon, lhc arc of a curve to the fiiht havln£ a radlul of 2765.00 feet, and a central qlc of 02 •29•09•, an .arc kngth oC H9.96 feet; lbena Juv1111 aaid Southerly righl-of- way line S00"22'03"B 170.90 feet to the TRUE POINT OP BEGINNING. Except {or pubhc rights o.f way. CONTAINS 0.39 Acres of land more or lw. The Baal, of llearJn&• for thl, dtiScrlplion is !ho Rcaird of SaNC)' for Broad~ Inc., recorded In Boot 10 of Surveya ll Pago 2, under Rc,c:ording No. 7707289002, Km.i: Counly rea>rds. PWC 11-21-91 PARCELL.LEG 3-2464-3806 (.Z,>:. ·----~·Jb-,; ~' <.'Ii',', l~~ • PARCELM All !hat certain real properly s11u.a1c in the City of Rentun, Comlly of Klnf., \uu~ of Wa~hingu,n, hcint • portion of 1hc N W 1/4 of 1hc S Ii J /4 of Scaion 24, 1·ownsh1p 23 Nor1h, Ra.nee 4 J'.a:.1, Willa~ Meridian, and bcini: more panlcularly described a.s follows Commcnd11g at l.111; intcr\CClion of the North mari:in of S. W · l 6!h .Slrcel (South 153rd St } , wtth tho West boundary of C .D. Hillnwi's l:arllni:ton Gardens Addition to the Cny of Scaulc, Divhion No !, as pcrthc Plat rc:conlal in Volume 17 of !'lat,. J~c 74, ltecoid• of Km,; County, !hence from said POINT OP COMMP.NCP.MP.NT, Wcsu:rJy along said North marl!,n, 854 feel, 1bcncc N00°22'03"W 15.00 feet; thcnceS89°37'57"W 50.00fcct to\hc 1JtUel'OINTOI' IIOOINNINti of thh PARCI!J. M, thence from said TRUE POINT OP BBGINNlNG, contmumg alon,: sard North margin S89"37'S7"W 6S Oil feet; tJ11111ce S44 •37•57•w 21 21 fcc:1.; tlu,na, S119"37'57"W 124.11 feel, 10 the Easterly line of a parcel conveyed to the State of Wasl1111g10n by deal recorded under Auditor', P~ No. S-494126, Kin& County records; thence lcavmg said No1tl1 margin of S. W. 161h Slrecl aloni: lasuald l!.a.su:rly lino N22"42'33"W 56 60 feel 10 the Soulhcrly right-Of way line of SR 405; Cl1mce along wt! Soulhcrly righl•of-way hnc on a spiral dmrd bearing of N66"40'47"J? 68.S4 fed, lhc:ncc: from a 1antcnt that bear1 N68"i7'S6"E, alont the an: of a curve to the right having a radius of 276S'.OO feet; and a ccntflll angle or 03 •34 '27", an arc length of 172.48 feet; thence. leaving uld Southerly right-0f-way line Ml0"22'03"E 121 79 feet to the TRUI?°POINT OP BEGINNING. Except for publLC rights of way. CONTAINS O 46 A= of land .more or less The !Jaus of Bc:arlngs for Chis desc::np1lon 11 lhG Record of Survey for lJroadacrCJ, Inc., rocorded 111 l:loolc JO of Survey, II Patti 2, under Recordln& No; 7707289002, Kmg County records. FWC 11-21-91 l'AltCl!LM Ll!G 3·2464-3806 PARCJlLA All t'hat certain real property &ilualc in the City of Renton, County of King, Swc of WaJhington, being a pert ion of Henry A. Mead ct', Donallon Land Claim No. 46 In Sections 24 and 25, Township 23N., Ranic 4E., W.M .. and a partlcn of Go~ent l..01 B In 11ld Sccllon 24, and being snore panlcularly cwcclbed as follows: DllGfNNlNG at the lmerJCCtlon of the North llne or 11ld DonatlOII Land Claim No. 46, wilh the most Westerly line of Oovumnont Lot 13 in said Section 24; thcnco .from said POINT or BEGINNING soo·S6'17"W 1257 .9S feet; thence S0l "02'S6'W 1S4.Sl fcc:l l.O lhe nor1hc:dy I~ of the Cily of $Qttle now Lab Pipeline right-of-way u conveyed by detd recorded under Rccordlng No. 4131067, Xt11i County record,; lhc~ along uid not1huly II~ ST.2"44'48'W 436.96 feel; thence 1angen1 IO th1> prccedin1 courte aion: the arc of a curve to Ille n,ht. havins a ndius of J 22.S5 feel and a central angle of 20•0l'JS', an arc len&lh O( 42.82 {CCI; thcna tangent to chc preceding curve N87" 13 'S7"W IJTI 'J7 feet ID the East ri&ht-of-way line or the Burlington Northern Railwlly, . !hence .along said East right-of,way line N02"07'43"B 1700.63 feet; mce tangent to the preceding aiuDC along the arc of a curve to tho loft havlna a ndiuJ or 2107.00 feet and a centnl qlc of 14 "09'08". an arc length of 520.-44 feet 10 1bc WCJterly lino of the former Pu1c1 Sound Shore Railroad Company'• Seattle Unc:; lhcnce along raid wcsiedy line N02"07'43"E 221.30 feet to the southWICrly line oflhe puu1 conv~cd lO the Swe ofWu~ingion by deed recorded under A.F;# 8412140016, King County records; t))encc alon& u.ld IOutbcastcrly line N66"17'S6"113S 69 fut lU :i point on I line lhat Is J)81'1llel with the South line of u.lcl Scelion 24, and J)IIICI througb the mo~t southerly aimer of the snuthcnunost of two concrclC abulmcnU near the westerly extension or S. W. 16th S1ree1, thence along said parallel line S87"43 '33 "H 61.BB feet to the cuacrly line of s.ald former Puget Sound Shore Railroad Company'• Seattle LIiie; thence lion: Aid c:utccly JIU N02'07',l3"E 11.96 feet IO the iouthcrly right-of-way line of I-40S; lhcncc along uld ,outllcrly rlJht-of-way fmc N81°57'27"H 43 10 feet; thonco Wl&ent IO !he ptea:dillg course &long the arc of a cur..c to the lefi having a radius of 603.14 feet and I central angle ofl9"04'30', an arc length of200.B0 feet; lhcmce i.angenl ID the preccdiJ18 curve N62".52'57'B 90.32 fc«; lbencc leaving said S011therly righr-of-way 11116 S00"22'll 'W 1022.22 feet to the Nol'1h I~ ohald Donation Land Clllllll No 46; thence along said North line S87' J3'.57'E 1462.38 feet to the POINT OP BEGINNING. Except for public rights of way. Con1aina 72 83 Acres of Land more or less. 1bc Basis of l3carlngs for this description Is lhe lleconl of Survey for Broadacres, ln,., n:.Drded in Book JO of Surveys at page 2, under Recording No. 7707289002, Kl11& County rccordJ · MAUt1WC 11•07-91 PARCELA.LEG 3·2464-3806 [£ • PARCELB All !hat cutaln real propcny dtu.tc In the Clly of Renton, County of Kini:, Swc of Wuhlnglon, bclng a pc>nlon of Henry A. Meader'• Dona!Jon Land Cl&hn :So 46 In Sections 24 a!ld 2.S, Townsbip 23 N .• Rqo 4 fl., W. M., and , portion of Govetmncnt J..ot 13 In uJd Scalon 24, and being more particularly dm:rlbcd u followl: llliGINNlNG at the Nonhwc11 comer of aald Govcmmc:nt l.ol 13, then!% from said POINT OP BEGINNING alona the North line of uld Govcmment Lot 13 S87-i6'4S'E 504 52 feet to the nor1hcrly prolongation of the Bait line of Rid Donation Land Claim No, 46, tbcnl% alon.i: said . prolongalion and F..au line S02 "46'03"W 1336.86 io 1hc North line of lhc City of Scatllo Bow 1-akt Pipeltne righl•of-way as convoyod by dood rocordcd under Recording No. 4131067, Kin& County rcairds, !hence along uld North line from I tangent 1h11. bears S84 •32 '34 •w, alon& the arc of .a curve to the left having a radius of 93S.OO fed. :and a eomral ~ of 11°47'46', an au ~h of 192 so feel; the"" ungent 10 1hc preceding curve sn•44•4g•w 288.62 feet; thence lcavlni said North line NOl "02'S6"E 154.S2 feet; !hence N00"S6' 17'E 1326.91 feet to !he l'OJN'J' OF BEGINNING. Except for public rights of vay CC1ntain~ 1S.Sl Acres of Land 11101D or less. The nasis of Dearing~ for Ibis description 11 lh& Rocord of Survc:y for Broadacri:s Inc., rei:ordcd in · Dook 10 of Survey, al~ 2. under Rccordin& No. 7707289002, Kmg County records MALJPWC 11-07-91 PARCELD LEG 3-2464-3806 PARCELC All !hal ctrUln real property situate in the City of Renton, Counry of King, Slate or Washington, bemi 1h31 portion of Henry A Mcadcr'1 Donation 1..and Clal'll No 46, In Scetlon 25. T.23N .• R.41:!., W .M , dcacrlbcd u followir BEGINNING at !he lnrersectlon of the South II~ of hid Dona11on Cwm, llld the ~l lmc: or (',ovcmmenl J.ot JO in the N.ll, \,l of nlcl Scc:tfon 25: thenc:c from said l'OINT OF BEGINNING along 5aid South line NB7°J3'S7"W 1842.90 foet to Iha East line of lhc Burlmg10n Northern Railway; thence along l11t aald East Jin& N02"06'48"B 129.69 feet and N02"07'43'E 251.58 feel to the South line of the Bow I.a~ Pi~ I.Jnc u COJIYC)'ed by deed recorded under n,conllng No 4131067, King Co11111y recorm; thence lion, said South line S87°13'57"E 1377.63 feet, thence 1 .. ngcnt tn the: pn:a:ding roul"lo alon1 1hc arc of a curve to tho Jen having a radius of IS2.Sj feet and a central an~lc of 20°01 '15', an are lcn,th of S3.30 feet; thenec tangent ID !he preceding curve N7Z • 44 '48'1! 427 .04 feet. to the northerly prolongation or the Elsi line of Government Lot IO; thence along uld northerly prolongation S01 "02'S6'W 536.89 feel 10 lhc POINT OF BEGINNING. Except for public rights of way, Contain~ 16 87 Acre& of land more or Jen. The Basis of Bcarinia for thi., dcacriptlon la the Record of Survey for Broadaccea Jnc., recorded In Book 10 of Surveys at pa,c 2, under Recording No. n07289D02, King County records MAUPWC 11-07-91 PARCl~LC LHG 3-2464-3806 • rARCfil. F All 1h11 cettaill re.al propcny sill.late in the City of Rcn!O~ County of King, State of Wa'lhmaton, being a portion of Government Lou 10 & 11 in Sc:ct1onlS, Townmlp 23N., Junie 4E., W.M., and being more panicularly descrit)cd as follows BECiJNNJNG at tho il~rst.etion of tho South line of HCIU')' A Mcadcr's Do1111lon Land CL1im No. 46, with t11e Ea.st lino or 1ald Government Lot 10, thence from aald POINT OP nr,GJNNING along said Eu1 lino SOJ902'.56"W 2SS.38 roe1: lhenco leaving said But line . NBS"l6'5S"W 1847.57 feet io a point on Ille Eal.I !inc or lhe BurllnJU>n Northern Railroad ri&hl-ofway whlc:h is 289.12 feet Southecly, u nlCalUrCd alon: aald rlJ,bt-ofway li11e, from the lntcncaion lhctr.of with the Soulh lino of said Donation Land Claim No 46; then= .Joni last uid East line: N02"0(i'48"E 289.J2 feet to Ibo Soulh line of said Donation Lsnd CJalm; I.hence alOllJl wd Solllh lme S37•J3'57"B 1842.90 feet to lhc l'Olll.'T OP BEOINNJNG. Except for public rights of way. Contains I l .S3 Acre& or Land more or less The Buis of Bearing, for this dcscripllon Is the Rccotd of SurVO)' for Broadacres, Inc., . ret'tlrded In Book JO or S11rvc;y1 at pago 2, under ~rdlng No. 7707289002, King O>unty recordl. PWC 11-21-91 PARCP.I.P.LEG 3-2464-3806 PARCI!LG All that cert.iin real propeny 1it!W6 in !he City or RcnlOn, County of King, S1.a1e of W.ullinglnn, being a portion ofGovornmcnt Lou 10 and !l, and of the S.W. l/4 of Ilic NE l/4,a1111oflheS . .t:. l/4oflheN.W. l/4,allinScction25, Township23N.,Range4E., WM, and being more p;irticularly ductlbcd as follows· BEGINNING at a pohu on lhe Ent line of Aid Gover.amcnt Lot 10, dlslmt thereon S01 "0l'56"W 25S.3B f"l froD\ 1hc lnltnoctiQn 1hcrc:ofwlth the Soulh line of Henry Meader·, Donation land Claim No. 46 thence ftom uid POINT OP BEGJNN!NG, along said Eal! hoe of Government Lot 10, and tho cut I~ of aaid S..W. J/4 of the N.ti l/4 of Section 25, S01"02'56"W lll2 01 feet io a line Iha! iJ parallol with and 54S.6 feet northerly of the Eut- West ccn&crl111c of .said Soccion 2S (l11CUllrDd aloni the: &st line of we! S.W. l/4 of the N • .E 1/4); thence alo11& said parallel line N87"S7'42"W 1808 .19 feet LO a lb= Illar IJ parallel with and 60.00 feet I!ast of the But line of !ho Durlinz;lon Nolthcrn Railway J'WII-Of-way; Iheme along last said parallel line N02"06'4B"B SS4.'48 lect; thcnt:e N04 "08'49"W SS0.24 foct to a poim on said East line of uid Budinp>n Nonbcm Railway ri.cht-of-way, disiant thereon S02"06'4B"W 289.12 fa:t from Ille lntm'secllon thcroofwlth tho Soulh Une of sald Donation l..ind Claim No. 46; thence SBB"l6'5S"B 1847.57 fed to the l'OINT OP BBGINNINO, E~cept for publLc rights of way. Conlllins 46 06 ACTC$ or Land nlOle or loss ll1e Ba.m of Beannas for thi1 description is the RCCOld or Survey for Droadacrca, Inc., recorded in Book 10 of Surveys at paic 2, lllldcr· Recordi11& No. n07289002, Kin& County r«ords. FWC 11-27-91 PARCELG.l.lm ~2464-3806 ~ l.:r!Jl1 ' . AITACHMENT 2 LOP Site Plan 1. Phase I: BCAG Building 2. Phase II: Family Care Center Building 3. Phase ill: Surface Water Management System 4. · Phase IV: Future Development DEVEWPMENT AGREEMENT [03003-0104188022180.328] PAGEi 8112/02 I I I .. I ATTACIOIENT 2 l / ' . -------------- , I ,' i, , ., I ' -· ·I L , ' : --~-:~: _______ _j FIGURE I PHASE I 8CAG BVILOING BO[ING LONGACRES OfflCE PAAI< RENTON, WASHINGTON N ... II f ... Bw•rlirup ~ ... •MC= -·- - ! ,1"":'· '"""· •'· ' . • ) .• t*!Ji, .. , I I I l ATTACHIIENT 2 2 / \. ;/ ,, ' ... ·, --------- -------- PHASE II ------,s ----- .. ' ' / , '· .. ini lffl(CI' , ~ ES omce: PARK ~ BOEING LONGACR ' ' RENTON. WASHINGTON I N 'I "' w -.. I I L ___ . _.:2-_______ __j B••rtlr11p Ct\'flr ·-.... - • !_•"!' .-, • • • ' / ,'/ A'ITACIIMENT 2.J . ' . .... AGURE J PHASE UI SURF/,CE WATER IWl,\GEMEHT SYSTEM l / J , : BOEING LONGACRES OfflCE PARK / 1 : ,' . l L ' . . "\ -. I • , I I ---•• ..1... ________________ __'.J I : REITTON, WA!,HIHCTOH I •. N .. " . .• -- Bv•rlll'11p CIVIi,. !~ -·- •• I 154. ff • ATTACIIHENT 2 4 ··-··-·---... .....-".'.::: ·--.... -... -..... =:=====:: ';';:..,..,- ··-··-··-· ·-··-··-·--· .. --.. ··--·-··-··-·· ----··-··-·· I ' '·' / .. . . \ / '-\ - . , _.,. 1---....,,._-PHASE ri ) I f l ., FIGURE 4 PH.'SE ri fUl\JRE DOO..OPMENT BOEING LONG'CRES omcE PARK RENTON. WASHINGTON N •tit Hf - 811•rilrup G""I., ilH:G -·--- ; i ., . ATTACHMENT 3 Development Regulations Applicable to Phase N Development I . Development regulations, including but not limited to Title IV of the Renton Municipal Code. 2. Environmental rules and policies, including, but not limited to: • Chapter 4-3 RMC • Chapter 43.21C RCW; 3. Policies set forth in the City ofRenton's Comprehensive Plan (adopted February 20, 1995, amended O~ober20, 1999; · 4. Policies, regulations, standards, and methods applicable to the development ofland that are included in or incorporated by reference in the Renton Municipal Code; 5. Surface water management regulations, including, but not limited· to, Title IV RMC; and 6. Other City ordinances governing the development ofland, up to and including adopted Ordinance No. 4877; provided, however, that Boeing may elect at its discretion that ordinances adopted after Ordinance No. 4877 shall apply to all or part of Phase IV development (i.e., Ordinance No. 49541'Binding Site Plans"). DEVELOl'MJlN'f AGREEMENT \OJ003--0!04/SB0n!S0.3lSJ PAGEi 8/12/02 .::?1'.J \:1,i Boeing Longacres Office Park Di sition Report 6. 17 Strander Blvd Memorandum of Understanding (Tab 17) WHPanfic CAG-02-211 STRANDER AGREEMENT This AGREEMENT is made and entered into this LJ--l;l. day of OEC0Yloe,2.._ 2002, by and between THE BOEING COMP ANY, a Delaware corporation ("Boeing"), and the CITY OF RENTON, a municipal corporation of the State of Washington ("the City"). RECITALS A. Longacres Park, Inc ("LPI"), a wholly-owned subsidiary of Boeing, is the owner of certain real property ("Property"), known as the Longacres Office Park ("LOP"), located in the City of Renton, King County, Washington, and more particularly described in EXHIBIT A attached hereto and incorporated herein by this reference. LPI and Boeing have entered into a long-term Ground Lease ("Lease") with effect from January l, 1993 pursuant to which Boeing may possess the Property through December 31, 2027 and may in certain circumstances extend the term of the Lease through December 31, 2057. Pursuant to the Lease, Boeing may enter into this Agreement in Boeing's own name. A memorandum of the Lease was recorded as No. 9707030128 in the Real Property Records of King County. B. The City has included in its Transportation Improvement Program ("TIP") an extension of Strander Boulevard (also known as S.W. 271h Street) west from Oakesdale Avenue S.W. across the Property to the City limits ofRenton ("Strander Extension" or "Extension"). C. On May 11, 1984, the City and Broadacres, Inc., Boeing's predecessor in interest, entered into an agreement recorded in King County as No. 8406010540 ("1984 Agreement"), providing for, among other things, (a) reservation of right of way for the Strander Extension across the Property, (b) establishment of an alignment for the Extension across the Property, ( c) acquisition by the City of the reserved right of way, (d) construction by Broadacres of a local access road according to City street standards for local access roads within the reserved right of way, ( e) payment by Broadacres not to exceed 30 percent of the total cost of extending Strander from the east Property line to 200 feet east of the Burlington Northern railroad right of way, and (f) reductio,; of Broadacres' payment by the full cost expended by Broadacres in designing and constructing the local access road. D. The Environmental Impact Statement ("EIS") Mitigation Docnment for the LOP that was issued in May, 1995 ("Mitigation Document") included a Transportation Mitigation Conditions Agreement that among other provisions requires Boeing to pay to the City transportation mitigation fees of$75.00 per trip ("City Transportation Mitigation Fee") based on 27,000 average daily trips to be generated by full development of the LOP ("LOP Mitigation Fee"). Boeing has paid to the City, as transportation mitigation fees under the Transportation Mitigation Conditions Agreement, $157,500 (based on 2,100 average daily trips) at the time of permit application for the Boeing Commercial Airplane Group ("BCAG") Headquarters Building and $69,750 (based on 930 average daily trips) at the time of permit application for the Boeing-Renton Family.Care Centre. The LOP Mitigation Fee less the transportation mitigation fees already paid to the City ("Net LOP :'vfitigation Fee") as of the date of this Agreement is $1,797,750 (based on 23,970 average daily trips, referenced hereinafter as the "Prepaid Trips"). Strander ,\gr~ement E. Boeing now plans to prepare the Property for potential development that will require (a) modification of the 1984 Agreement right of way alignment, (b) modification of Boeing's payment obligations for the Extension to address current conditions, and (c) clarification of the procedures and standards for Boeing to construct a local access road within the reserved right of way for the Strander Extension. F. The City desires to confirm the availability, location and funding of the Strander right of way and extension. In addition, the City has received information and data provided by Boeing indicating that expansion and improvement of the Grady Way and Oakesdale Avenue intersection will be required as a result of traffic demands from the completion of Oakesdale Avenue and future development in the area. G. Boeing and the City desire to rescind the 1984 Agreement and to enter into a new agreement regarding the Strander Extension to replace the 1984 Agreement. H. Establishing this Agreement will materially aid the City in approaching the State of Washington and federal funding agencies for financial assistance in developing the Strander Extension project. I. The City and Boeing consider this effort to be a public-private partnership and approach it and this Agreement in the spirit of partners, anticipating that issues and unforeseen events will be resolved on a mutually agreeable basis as they arise during the course of perfonnance of this Agreement. AGREEMENT NOW, THEREFORE, in consideration of the mutual covenants and under the tem1s and conditions hereinafter set forth, the receipt and sufficiency of which is hereby acknowledged, the parties hereto covenant and agree as follows: 1. Right of Way Reservation and Alignment. Boeing agrees to reserve for the duration of this Agreement a 90-foot wide right of way across, over, and t'J.rough the Property for the Strander Extension according to the alignment descnbed in EXHIBIT B, attached hereto and incorporated herein by this reference, and approximately depicted in EXHIBIT C, also attached hereto and incorporated herein by this reference ("Right of Way Reservation"). The City agrees that the alignment of the Strander Extension shall be located within the Right of Way Reservation. 2. Building Restriction. Unless otherwise provided in this Agreement, Boeing agrees not to construct permanent buildings within the Right of Way Reservation and setbacks from the Right of Way Reservation that are required by City Code. For purposes of this Agreement, the term "building" shall mean any structure hwing a roof supported by columns or walls and intended for the shelter, housing or enclosure of any individual, animal, process, equipment, goods or materials of any kind or nature. 3. Right of Way Acquisition. 3.1. Boeing agrees to dedicate to the City that portion of the Property located within the Right of Way Reservation ("Right of Way Property"). This dedication shall be accepted by Strander Agreement Page 2 of6 11/21/0:? the City within 180 days from the date of this Agreement. In consideration for the dedication of the Right of Way Property, the City agrees that (a) the LOP Mitigation Fee payable to the City of Renton for the LOP shall be fully satisfied, (b) all of Boeing's obligations for the Strander Extension across the Property and approaches to the Property that may be imposed by the City or any financing jurisdiction shall be fully satisfied, and (c) all of Boeing's obligations for any other off-site transportation improvements within the City of Renton that are required to support the level of full development of the LOP as contemplated in the EIS shall be fully satisfied. 3.2. The City agrees to enter into formal discussions with Boeing regarding placement of the proposed expansion and improvement of the Grady Way and Oakesdale Avenue intersection as a priority project on the City's TIP at the next scheduled update of the TIP. Any agreement reached between the City and Boeing on this subject shall be memorialized and approved in a separate document 3.3. The City agrees not to adopt an authorization under applicable law for the acquisition of all or part of the Right of Way Property under condemnation or threat of condemnation during the term of this Agreement, unless Boeing fails to dedicate the Right of Way Property in accordance with the te1ms and provisions of this Agreement. 3.4. The City agrees that Boeing may at the time of City acquisition of the Right of Way Property reserve a nonexclusive perpetual easement over, across, along, in, upon, under, and through the Right of Way Property for purposes that include access, utility, drainage, and any regulatory requirements applicable to the development of LOP. Any uses for the Right of Way Property proposed by Boeing other than for those purposes will require prior City approval, which shall not be unreasonably withheld. 4. Reserve Account. 4.1. Upon dedication of the Right of Way Property to the City, the City agrees to create a reserve account in Boeing's name ("Reserve Account") that contains the Prepaid Trips. Trips in the Reserve Account shall be considered the personal property of Boeing unless they are assigned by Boeing to a successor in interest to all or any portion of real property located in the City of Renton, including, but not limited to, an owner's association or similar entity governing any or all of such property. Boeing may at its sole discretion withdraw from the Reserve Account all or a portion of the Prepaid Trips, to be credited against and constitute full payment of the City Transportation Mitigation Fee for the equal number of trips generated by development of any property owned by Boeing within the City of Renton as of the date of this Agreement ("Renton Properties") that would otherwise be subject to the City Transportation Mitigation Fee. The Renton Properties are described in EXHIBIT D attached hereto and incorporated herein by this reference. If and when Boeing withdraws such Prepaid Trips from tl1e Reserve Account, the number of Prepaid Trips in the Reserve Account shall be con-espondingly reduced. Should Boeing choose to assign Prepaid Trips to projects other than LOP, those Prepaid Trips will no longer be available for LOP transportation mitigation. 4.2. Boeing shall timely notify the City, as provided in this Agreement, oftbe witl1drawal, designation, or assignment of trips in the Reserve Account by providing to the City a document in the fom1 and content described by EXHlBJT E attached hereto and incorporated herein by this reference. The City agrees to provide to Boeing written confinnation of such withdrawal, designation, or assignment, also as described by EXHIBIT E. Strander Agreement Page 3 of6 11/21/02 5. Review of Plans. The City agrees to use its best and timely efforts to include Boeing in the planning and design of the Strander Extension. Prior to City approval of construction plans for the Strander Extension, but in any event no later than sixty (60) days prior to commencement of construction of the Strander Extension, the City shall provide Boeing with engineering, architectural, and other construction plans for the Extension and related improvement, including but not limited to signal control systems, utilities, sidewalks, driveway access, walls, fencing, lighting, and signing. 6. Local Access Road. Should Boeing require Property access prior to completion of the Strander Extension, Boeing may construct upon all or part of the Right of Way Property a local access road to City standards ("Local Access Road"). The Local Access Road may include roadway, utilities, storm water facilities, sidewalks, lighting, and other structures required by Boeing and the City. The Local Access Road shall be dedicated to the City for public use within thirty (30) days following its completion. The City agrees that the Local Access Road or a mutually agreed upon detour route shall remain open to vehicular traffic during construction of the Strander Extension. Tue City agrees to reimburse Boeing at the time of the Strander Extension construction for all design and construction costs incurred for Local Access Road components that are designed and constructed to City standards for and that may be incorporated into the Strander Extension project. 7. Street Access and Intersections. 7.1. All Property frontage along the Strander extension shall have access to the public right of way, unless otherwise agreed by the parties. 7.2. Boeing may establish along the Strander Extension two intersections with streets to the north and south of the Extension. Boeing may propose additional intersections in the future for consideration and possible approval by the City. Boeing shall pay full cost for any traffic signal(s) required at any intersections established. Boeing may also establish along the Strander Extension private driveway access points, subject to City Code requirements; provided, however, that the City reserves the right to limit turning movements at such private driveway access points to right-in and right-out only. 8. Tennination. This Agreement shall terminate twenty (20) years from the date of execution of this Agreement, or upon final completion of the Strander Extension, whichever occurs earlier. If construction of the Strander Extension has not been fully funded and commenced by the date of termination of this Agreement, Boeing at its sole discretion may require that the City reconvey to Boeing the Right ofWayProperty exclusive of the Local Access Road if dedicated to the City as provided in Paragraph 6 of this Agreement. When the Right of Way Property is reeonveyed to Boeing by the City, Boeing shall pay to the City the amount of the Net LOP Mitigation Fee credited to Boeing under Paragraph 3 .1 of this Agreement. 9. Default. In the event of a default or failure of performance hy either party of any term or condition under this Agreement, the defaulting party shall have thirty (3 0) days after written notice given to that party by the non-defaulting party, as provided in this Agreement, to cure the default; provided, however, tbat if the cure cannot reasonably be completed within such thirty (30) day period, the defaulting party shall have such longer period as is reasonably necessary to cure the default so long as the defaulting party shall commence the cure within the thirty (30) day period and thereafter complete the cure with due diligence. Strander Agrt:;:)ment P::ige 4 of 6 11/21/02 I 0. Successors and Assigns. This Agreement and each of the tem1s, provisions, conditions, and covenants herein shall run with the land and shall inure to the benefit of and be binding upon the parties and their respective successors and assigns. The parties acknowledge that Boeing may assign this Agreement to an owner's association or similar entity for the Property, and agree that upon such assignment Boeing shall be released from all rights and obligations hereunder. Notwithstanding the foregoing, the parties agree that Boeing may retain all rights to the Prepaid Trips in the Reserve Account, as provided in Paragraph 4.1, and may assign those rights for withdrawal and use as provided in this Agreement. 11. Rescission of 1984 Agreement Upon execution of this Agreement, the 1984 Agreement shall be null, void, and without effect. 12. Compliance with Laws. The parties shall at all times exercise the rights granted to them under this Agreement in accordance with all applicable statutes, orders, rules and regulations of any public authority having jurisdiction. 13. Governing Law. This Agreement shall be governed by, construed, and enforced in accordance with the laws of the State of Washington. Venue for any action under this Agreement shall be King County, Washington. 14. Notice. Any notice required or permitted to be given under this Agreement shall be in writing and shall be delivered to the following designees: Ifto Boeing: with a second notice to: If to City of Renton: with a second notice to: St:rande.r Agn:e:rnent Colette Temmink The Boeing Company MC lF-58 P.O.Box3707 Seattle, WA 98124 Fax: 206-662-1355 Gerald Bresslour, Esq. The Boeing Company MC 13-08 P.O. Box 3707 Seattle, WA 98124 Fax: 425-965-8230 Gregg Zimmerman Administrator of Pla1uiing, Building, and Public Works City of Renton I 055 South Grady Way Renton, WA 9 805 5 Fa.": 425-430-7241 Sandra Meyer Planning, Building, and Public Works City of Renton 1055 South Grady Way Renton, WA 98055 Page5of6 ! 1121/02 Fax: 425-430-7241 Notices may be delivered by facsimile or U.S. mail. Notices shall be deemed effective, if mailed, upon the second business day following deposit thereof in the United States mail, postage prepaid, certified or registered mail, return receipt requested, or upon delivery thereof if otherwise given. Either party may change the address to which notices may be given by giving notice as above provided. Boeing or its successor or assign to this Agreement shall give notice to the City of what successor property owners shall be given separate notices under this Paragraph 14 in addition to the above. IN WITNESS WHEREOF, pursuant to the provisions of Ordinance No. J/Jl l:,O of the City of Renton, said City h~s caused this ins,trument to be executed by its __ '"t~"~"1-tu.-='-,.!,¢'r~-· _____ _ · DA TED this /{'-;11 day of 1) 1./'.U'r,iJW , 2002 I APPROVED AS TO FORM: THE CITY OF RENTON, a municipal corporation of /tpe State ofWasltington fJ. I .....,._,_, --" --f ot--~,,_,~_p '>+W ,:,_,,..,,...J2..,..._. By:---------~-¢!.~ __ ._,.,.,__,,,. ______ _ Lawrence J. Warren ' '"" City Attorney Its: Ma or ----~~----------- ATTEST/AUTHENTICATED: dl'"i'feL.1_ ~; ,,,_/. b,.,h-1:tt-,J Renton City Clerk Strander Agreem~nt Page 6 of 6 11121/02 EXHIBITE Longacres Prepaid Trips Reserve Account Transaction and Status Report The agreement entered into by The Boeing Company ("Boeing") and the City of Renton ("City") dated ----------concerning the extension of S.W. 27th Street (also known as Strander Boulevard) across the Boeing Longacres Office Park ("LOP") property ("Strander Agreement") includes a provision for the establishment of a Reserve Account for the total number of LOP trips represented by the transportation mitigation fees satisfied under the Strander Agreement ("Prepaid Trips"). Prepaid Trips means the number of average daily trips to be generated by full development of the LOP that were estimated in the Environmental Impact Statement ("EIS") Mitigation Document for the LOP, issued in May, 1995 (27,000 average daily trips), less those estimated trips for LOP development projects for which transportation mitigation fees have been paid to the City.1 As of the date of the Strander Agreement, the number of LOP Prepaid Trips was 23,970 average daily trips. The Reserve Account was created upon dedication by Boeing of the S.W. 27th Street extension right of way, with an initial deposit of23,970 Prepaid Trips. Boeing may at its sole discretion withdraw from the Reserve Account all or a portion of the Prepaid Trips, to be credited agaimt and to constitute full payment of the City transportation mitigation fees for the equal number of trips generated by · development of any property within the City of Renton that was owned by Boeing on the date of the Strander Agreement and that would otherwise be subject to the City transportation mitigation fees. This Report, in form and content as depicted in this Exhibit E, shall be used by Boeing to report a transaction to withdraw, designate, or assign trips in the Reserve Account and by the City to record and acknowledge such transaction. Boeing shall submit the Report to the City at the time of a planned withdrawal. The Administrator of Planning, Building and Public Works shall acknowledge the withdrawal and designation by signature. Copies of the Report shall be placed in the City's project file for the receiving project and for the LOP Binding Site Plan, and a copy shall be provided to Boeing. · Numberof Balance of Acknowledgement of Trips in City File Number and Location Trips After Transaction and Balance Date Transaction of Receiving Project Transaction by City of Renton Date? + 23,970 LOP Binding Site Plan, Longacres 23,970 G. Zimmerman, Admin. 1 Boeing paid transportation mitigation fees to the City at the time of development of the Boeing Commercial Airplane Group Headquarters Building (2,100 average daily nips) and of the Boeing-Renton Family Care Centre (930 average daily trips). The original 27,000 average daily trips for LOP, less 2,100 and 930 trips for which fees previously paid, equals 23,970 average daily trips prepaid under the Strander Agreement 2 The initial transaction date, on which 23,970 Prepaid Trips will be credited in the Reserve Account ruid documented in the LOP Binding Siti:: Pim file, will be the effective date for the Boeing dedication of frie S. W. 27th Street right of way. STRANDER AGREEMENT [/SB020450065] EXHIBITE Reserve Account Transaction and Status Report 1012!02 EXCEPT THAT PORTION THEREOF CONDEMNED FOR SR 405 BY KING COUNTY SUPERIOR COURT CAUSE NO. 656127; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF RENTON FOR WiDENING OF PARK AVENUE NORTH BY DEED RECORDED UNDER RECORDING NO. 9703181422; SITUATED IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL 14: THAT PORTION OF THE BURLINGTON-NORTHERN INC. (FORMERLY NORTHERN PACIFIC RAILWAY CO.) 100 FOOT RAILWAY RIGHT-OF-WAY IN SECTIONS 7 AND 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., LYING BETWEEN THE NORTH MARGIN OF NORTH 4'" STREET AND THE SOUTH MARGIN OF NORTH 6"' STREET; SITUATED IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL 15: THAT PORTION OF THE BURLINGTON NORTHERN JNC.'S 100 FOOT RIGHT-OF-WAY FOR ITS BELT LINE IN GOVERNMENT LOTS 1, 2, 3 AND NORTHWEST 1/• OF THE SOUTHWEST V, OF SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., AND GOVERNMENT LOTS 1 AND 2 IN SECTION 7, SAID TOWNSHIP AND RANGE, BETWEEN A WEST PRODUCTION OF THE NORTH LINE OF 6™ AVENUE NORTH AND A LINE EXTENDING SOUTHEASTERLY AND RADIALLY TO THE MAIN TRACK CENTER LINE AS NOW CONSTRUCTED FROM SURVEY STATION 1068+00 IN SAID CENTER LINE (DISTANT 40.8 FEET SOUTHWESTERLY, MEASURED ALONG SAID MAIN TRACK CENTER LINE, FROM THE SOUTHWESTERLY END OF BURLINGTON NORTHERN INC:S BRIDGE NO. 3) AND SOUTHEASTERLY OF THE FOLLOWING DESCRIBED l!NE: BEGINNING AT A POINT 25 FEET SOUTHEASTERLY, MEASURED RADIALLY AND AT RIGHT ANGLES TO THE CENTER LINE OF TRACK AS NOW CONSTRUCTED, FROM SURVEY STATION 1068+00; THENCE SOUTHWESTERLY IN A STRAIGHT LINE TO A POINT 25 FEET NORTHWESTERLY, MEASURED FROM THE SOUTHEASTERLY RIGHT-OF-WAY LINE AT SURVEY STATION 1074+00; THENCE CONTINUING SOUTHWESTERLY AT AN ANGLE TD THE RIGHT TO A POINT ON THE NORTHWESTERLY LINE OF THE 100 FOOT RIGHT-OF-WAY OF BURLINGTON NORTHERN INC. AND SOUTHEASTERLY OF SPUR TRACK HEADBLOCK STATION 8+85.5 THE END OF DESCRIBED LINE AND END OF DESCRIPTION; SITUATED IN THE CITY OF RENTON, COUNTY Of KJNG, STATE OF WASHINGTON. THENCE SOUTH 31 °37'23" EAST 448.22 FEET TO AN INTERSECTION WITH THE NORTHWESTERLY MARGIN OF THE RIGHT-OF-WAY OF THE NORTHERN PAC!F!C RAILWAY COMPANY; THENCE ALONG SAID MARGIN SOUTH 50°43'32" WEST 174.00 FEET; THENCE NORTH 20°38'24" WEST 700.61 FEET; THENCE NORTH 46°53'04" EAST 215.00 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THOSE PORTIONS THEREOF CONVEYED TO PUGET SOUND POWER & LIGHT COMPANY BY DEED RECORDED UNDER RECORDING NO. 8812140277 AND FURTHER DELINEATED AS PARCELS C AND DON CITY OF RENTON LOT LINE ADJU5™ENT NO. 004-88, RECORDED UNDER RECORDING NO. 8808309006; TOGETHER WITH THAT PORTION KNOWN AS PARCEL E OF CITY OF RENTON LOT LINE ADJUSTMENT NO. 004·88 RECORDED UNDER RECORDING NO. 8808309006, DESCRIBED AS: BEGINNING AT THE ABOVE REFERENCED TO THE POINT OF BEGINNING; THENCE SOUTH 43°05'56" EAST 3.86 FEET; THENCE SOUTH 14°35'26" EAST 244,87 FEET TO THE TRUE TO THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 14°36'25" EAST 345.29 FEET; THENCE NORTH 31 °37'32" WEST 309.53 FEET; THENCE NORTH 46°53'04" EAST 103.03 FEET TO THE TRUE TO THE POINT OF BEGINNING; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL 13: THAT PORTION OF GOVERNMENT LOT 3 IN SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., LYING EASTERLY OF THE ABANDONED BURLINGTON NORTHERN (LAKE WASHINGTON BELT LINE) RAILROAD RIGHT-OF-WAY AND LYING WESTERLY OF PARK AVENUE (LAKE WASHINGTON BOULEVARD S.E.); TOGETHER WITH THAT PORTION OF GOVERNMENT LOT 2 IN SAID SECTION, DESCRIBED AS: BEGINNING AT THE INTERSECTION OF THE SOUTHEASTERLY MARGIN OF THE ABANDONED BURLINGTON NORTHERN (LAKE WASHINGTON BELT LINE) RAILROAD RIGHT-OF-WAY AND THE . WESTERLY MARGIN OF PARK AVENUE (LAKE WASHINGTON BOULEVARD S.E.); THENCE SOUTHWESTERLY ALONG SAID SOUTHEASTERLY MARGIN 60 FEET TO THE TRUE TO THE POINT OF BEGINNING; THENCE SOUTHEASTERLY AT RIGHT ANGLES THERETO 10 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF PARK AVENUE (LAKE WASHINGTON BOULEVARD S.E.); THENCE SOUTHERLY ALONG SAID MARGIN TO THE SOUTH LINE OF SAID GOVERNMENT LOT; THENCE WESTERLY TO SAID SOUTHEASTERLY RAILROAD MARGIN; TUFN,F NnRTHEASTERLY TO THE TRUE POINT OF BEGINNING; THENCE NORTHERLY ALONG SAID CURVE 274.82 FEET TO THE POINT OF TANGENCY; THENCE NORTH 17°59'39" WEST 1484.81 FEET TO A POINT ON A CURVE OF A CURVE TO THE RIGHT, SAID POINT BEING ON THE SOUTHEASTERLY ,1ARGJN OF LAKE WASHINGTON BOULEVARD; THENCE SOUTHWESTERLY ALONG SAID CURVE TO THE POINT OF REVERSE CURVATURE OF A CURVE TO THE LEFT FROM WHENCE THE CENTER BEARS SOUTH 49°18'19" EAST 288.67 FEET; THENCE SOUTHERLY ALONG SAID CURVE 250.57 FEET TO THE POINT OF TANGENCY, SAID POINT OF TANGENCY BEING ON THE EASTERLY MARGIN OF SAID PARK STREET; THENCE SOUTH 00°57'41" WEST ALONG SAID EASTERLY MARGIN 1581.30 FEET TO THE POINT OF BEGINNING; EXCEPT THAT PORTION FOR PRIMARY STATE HIGH'NAY NO. l (SR 405) NORTH RENTON INTERCHANGE. AS CONDEMN.ED IN KING COUNTY SUPERIOR COURT CAUSE NO. 656127; AND EXCEPT THAT PORT!ON(S) THEREOF CONVEYED TO THE CITY OF RENTON FOR PARK AVENUE NORTH BY DEED RECORDED UNDER RECORDJNG NO. 9703181422, BEING A RE-RECORDING OF 9612120855 AND RECORDING NO. 8811150482; TOGETHER WITH THAT PORTION OF VACATED LAKE WASHINGTON BOULEVARD; ADJOINING, WHICH. UPON VACATION, ATTACHED TO SAID PROPERTY BY OPERATION OF LAW; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL 12: AN IRREGULAR TRACT OF LAND LYING IN THE NORTHWEST 1/4 OF SECTIDN 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, INCLUDING WITHIN THIS TRACT CERTAIN PORTIONS OF LAKE WASHINGTON SHORE LANDS AS SHOWN ON SHEETS NOS. 3 AND 4 OF MAP PREPARED BY UDO HESSE AND FILED IN CAUSE NO. 156371 IN THE SUPERIOR COURT OF KING COUNTY ENTITLED SEATTLE FACTORY SITES COMPANY, ET AL VS. ANNIE J. ADAMS, ET AL, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF GOVERNMENT LOT 1, SECTION 8, TOWNSHIP 23 NORTH, RANGES EAST, W.M., IN KING COUNTY, WASHINGTON; THENCE NORTH 88°51'05" WEST ALONG THE NORTH LINE OF SAID LOT 1, AND ALONG SUCH LINE PRODUCED WESTERLY 960.01 FEET, MORE OR LESS, TO AN INTERSECTION WITH THE WESTERLY MARGIN OF THE RIGHT-OF-WAY OF THE NORTHERN PACIFIC RAILWAY COMPANY; THENCE CONTINUING NORTH 88° 51'05" WEST ALONG THE NORTH LINE OF SAID LOT 1 PRODUCED WESTERLY 761.39 FEET, MORE OR LESS, TO AN EXISTING CONCRETE MONUMENT, SAID MONUMENT BEING AN ANGLE POINT UPON THE NORTHERLY LINE OF THE SHUFFLETON STEAM PLANT PROPERTY; THENCE NORTH 43°06'56" WEST, ALONG SAID NORTHERLY PROPERTY LINE OF SAID SHUFFLETON PROPERTY, 680.06 FEET, MORE OR LESS, TO ;..N INTERSECTION WITH THE INNER HARBOR LINE OF LAKE WASHINGTON SHORE LANDS AS LAID OUT BY THE STATE OF WASHINGTON; THENCE SOUTH 46°52'27" WEST ALONG SAID INNER HARBOR LINE 607.89 FEET; THENCE SOUTH 43°05'56" EAST 713.87 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING SOUTH 43°06'56" EAST 220.00 FEET; THENCE SOUTH 46°53'04" WEST 220.00 FEET; THENCE CONTINUING ALONG SAID RIGHT-OF-WAY MARGJN ON A CURVE TO THE RIGHT AN ARC LENGTH OF 214.91 FEET TO A POINT OF TANGENCY; THENCE NORTH 50°43'32" EAST ALONG SAiD RlGiiT-OF-WAY MARGIN 159.90 FEET; THENCE NORTH 20°38'24" WEST 700.81 FEET; THENCE NORTH 46°53'04" EAST 215.00 FEET; THENCE NORTH 43°06'56" WEST 713.87 FEET TO THE TRUE POINT OF BEGINNING; SITUATE IN THE cm OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL 10: THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 7, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., LYING EASTERLY OF COMMERCIAL WATERWAY DISTRICT NO. 2 (CEDAR RIVER WATERWAY), AND WESTERLY OF LOGAN STREET NORTH EXTENSION (LOGAN AVENUE NORTH) AS DEEDED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO. 3261297, DESCRIBED AS: BEGINNING AT THE SOUTH MARGJN OF 6™ AVENUE NORTH AND THE WEST MARGIN OF LOGAN STREET NORTH; THENCE NORTH 89°34'11" WEST ALONG SAID SOUTH MARGIN, 674.91 FEET, TO THE MOST NORTHERLY AND WESTERLY CORNER OF A TRACT CONVEYED TO THE BOEING COMPANY, BY DEED RECORDED UNDER RECORDING NO. 5701683, AND THE TRUE POINT OF BEGINNJNG; THENCE CONTINUING NORTH 89°34'11" WEST, ALONG SAID SOUTH MARGIN, 441.54 FEET TO THE EASTERLY RIGHT-OF-WAY LINE Of COMMERCIAL WATERWAY DISTRICT NO, 2, AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 211409; THENCE SOUTH 12°47'42" EAST, ALONG SAID RIGHT-OF-WAY LINE, 328.72 FEET TO THE INTERSECTION WITH A LINE PARALLEL WITH AND 320 FEET SOUTH OF, AS MEASURED AT RIGHT ANGLES TO THE SOUTH MARGIN OF 6T" AVENUE NORTH; THENCE SOUTH 89°34'11' EAST ALONG SAID PARALLEL LINE, 366.34 FEET; THENCE NORTH 00°25'49" EAST 320.00 FEET TO THE TRUE POINT OF BEGINNING; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL 11: THAT PORTION OF THE NORTHWEST 1/4 OF SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST W .M., DESCR!l}ED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTH LINE OF SAID NORTHWEST 1/4 WITH THE EASTERLY MARGIN OF PARK STREET, ALSO KNOWN AS SECONDARY STATE HIGHWAY NO. 2A; THENCE SOUTH 89°28'19" EAST ALONG SAID SOUTH LINE 771.21 FEET; THENCE NORTH 00'31'51" EAST 253.23 FEET TO THE TO THE POINT OF CURVATURE OF A CURVE TO THENCE SOUTH 14°36'26" EAST, ALONG THE EASTERLY MARGIN OF SAID EXTENDED COUNTY ROAD 817.01 FEET TO AN ANGLE POINT IN THE EASTERLY MARGIN OF SAID ROAD; THENCE SOUTH 41'22'31" EAST ALONG SAID EASTERLY MARG[N 514.19 FEET TO A POINT UPON THE NORTHERLY BOUNDARY OF THE BOEING COMPANY PROPERTY KNOWN AS PARCEL V; THENCE SOUTH 66°24'16" EAST ALONG SAID NORTHERLY BOUNDARY OF PARCEL V 217.51 FEET, MORE OR LESS, TO AN INTERSECT[ON WITH THE NORTHWESTERLY MARGIN OF THE RIGHT-OF-WAY OF THE NORTHERN PAC!FlC RAILWAY COMPANY, SAID INTERSECTIDN BEING POINT ON A CURVE OF RADIUS 1482.71 FEET FROM WHICH THE CENTER OF THE CIRCLE BEARS SOUTH 62°38'53" EAST; THENCE NORTHEASTERLY ALONG SAID RIGHT-OF-WAY ON A CURVE TO THE RIGHT AN ARC LENGTH OF 316.79 FEET TO A POINT FROM WHENCE THE CENTER OF THE CIRCLE BEARS SOUTH 50°24'23" EAST; THENCE NORTH 14°34'18" WEST 1,S46.44 FEET TO THE TRUE POINT OF BEGINNING; SITUATE IN THE cm OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL 9·0 AN IRREGULAR TRACT OF LAND LYING IN THE SOUTHWEST 1/4 OF SECTION 5, THE SOUTHEAST 1/4 OF SECTION 6, THE NORTHEAST 1/4 OF SECTION 7 AND IN THE NORTHWEST 1/4 OF SECTION 8, ALL IN TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., INCLUDING WITHIN THIS TRACT CERTAIN PORTIONS OF LAKE WASHINGT()N SHORE LANDS, AS SHOWN ON SHEET NOS. 3 AND 4 OF MAP PREPARED BY UDO HESSE AND FILED IN CAUSE NO. 156371 IN THE SUPERIOR COURT OF KING COUNTY ENTITLED SEATTLE FACTORY SITES COMPANY, ET AL VS. ANNIE J. ADAMS, ET AL AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF GOVERNMENT LOT 1, SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M.; THENCE NORTH 88°51'05" WEST ALONG THE NORTH LINE OF SAID LOT 1, AND ALONG SUCH UNE PRODUCED WESTERLY, 960.01 FEET, MORE OR LESS, TO AN INTERSECTION WITH THE WESTERLY MARGIN OF THE RIGHT-OF-WAY OF THE NORTHERN PACIFIC RAILWAY COMPANY; THENCE CONTINUING NORTH 88°51'05" WEST ALONG THE NORTH LINE Of SAID LOT l PRODUCED WESTERLY 761.39 FEET, MORE OR LESS, TO AN EXISTING CONCRETE MONUMENT, SAID MONUMENT BEING AN ANGLE POINT UPON THE NORTHERLY LINE OF THE SHUFFLETON STEAM PLANT PROPERTY; THENCE NORTH 43°06'56" WEST, ALONG SAID NORTHERLY PROPERTY LINE OF SAID SHUFFLETON PROPERTY, 680.06 FEET, MORE OR LESS, TO AN INTERSECTION WITH THE INNER HARBOR LINE OF LAKE WASHINGTON SHORE LANDS, AS LAID OUT BY THE STATE OF WASHINGTON; THENCE SOUTH 46°52'27" WEST ALONG SAID INNER HARBOR LINE 607.89 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING SOUTH 46°52'27" WEST ALONG SAID INNER HARBOR LINE 250.62 FEET; THENCE SOUTH 14°34'!8" EAST 1,546.44 FEET TO AN INTERSECTION WITH THE NORTHWESTERLY MARGIN OF THE RIGHT -OF-WAY OF THE NORTHERN PACIFlC RAILWAY COMPANY, SAID INTERSECTION BEING POINT ON A CURVE OF RADIUS 1,482.71 FEET FROM WHICH THE CENTER OF THE CIRCLE BEARS SOUTH 50°24'23" EAST; THENCE NORTHEASTERLY ALONG SAID RIGHT-OF-WAY ON A CURVE TO THE RIGHT AN ARC LENGTH OF 132.81 FEET TO A POINT OF COMPOUND CURVE OF RADIUS 2,052.27 FEET FROM WHENCE THE CENTER OF THE CIRCLES BEAR SOUTH 45°16'28" EAST; THENCE NORTHWE5TERLY ALONG THE SOUTHWESTERLY UNE OF SAID LOGAN 5TREET NORTH TO AN lNTERSECT!ON WITH A LINE PARALLEL WITH AND 30 FEET NORTHWESTERLY OF THE GOVERNMENT MEANDER LINE lN SAID GOVERNMENT LOT 1; THENCE NORTHERLY ALONG SAID PARALLEL LINE TO A POlNT ON THE NORTHEA5TERLY LINE OF SAID VACATED LOGAN STREET NORTH; THENCE ALONG SAID NORTHEA5TERLY LINE, NORTHWESTERLY TO AN ANGLE POINT IN SAID NORTHEASTERLY LINE; THENCE NORTHWE5TERLY ALONG THE NORTHEASTERLY LINE OF SAID VACATED STREET TO THE INNER HARBOR LINE OF LAKE WASHINGTON; THENCE SOUTHWESTERLY ALONG SAID INNER HARBOR LINE TO THE EASTERLY LINE OF THE RIGHT- OF-WAY OF COMMERCIAL WATERWAY NO. 2; THENCE SOUTHERLY, ALONG THE EA5TERLY l!NE OF SAID WATERWAY RIGHT-OF-WAY, TO ITS INTERSECTION WITH THE NORTH LINE OF SAID SIXTH AVENUE NORTH; THENCE EASTERLY ALONG SAID NORTH UNE TO THE POINT OF BEGINNING; TOGETHER WITH BLOCK C OF THE 3"0 SUPPLEMENT OF LAKE WASHINGTON SHORE LANDS; SITUATE JN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL 9-C: AN IRREGULAR TRACT OF LAND LYING IN THE SOUTHWEST 1/4 OF SECTION 5, THE SOUTHEAST 1/4 OF SECTION 6, THE NORTHEAST 1/4 OF SECTION 7 AND IN THE NORTHWEST 1/4 OF SECTION 8, ALL [N TOWNSHIP 23 NORTH, RANGE 5 EAST W.M., INCLUDING WITHIN THIS TRACT CERTAIN PORTIONS OF LAKE WASHINGTON SHORE LANDS, AS SHOWN ON SHEETS NOS. 3 AND 4 OF MAP PREPARED BY UDO HESSE AND FILED IN CAUSE NO. 156371 IN THE SUPERIOR COURT OF KING COUNTY ENTITLED SEATTLE FACTORY SITES COMPANY, ET AL VS. ANNIE J. ADAMS, ET AL, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF GOVERNMENT LOT 1, SECTION 8; TOWNSHIP 23 NORTH, RANGE 5 EAST W.M.; THENCE NOR.TH 88°51'05" WEST ALONG THE NORTH LINE OF SAID LOT 1, AND ALONG SUCH LINE PRODUCED WESTERLY 960.01 FEET, MORE OR LESS, TO AN INTERSECTION WITH THE WESTERLY MARG[N OF THE RIGHT-OF-WAY OF THE NORTHERN PACIFIC RAILWAY COMPANY; THENCE CONTINUING NORTH 88°51'05" WEST ALONG THE NORTH UNE OF SAID LOT 1 PRODUCED WESTERLY, 761.39 FEET, MORE OR LESS, TO AN EXISTING CONCRETE MONUMENT, SAID MONUMENT BEING AN ANGLE POINT UPON THE NORTHERLY LINE OF THE.SHUFFLETON STEAM PLANT PROPERTY; THENCE NORTH 43°06'56" WEST, ALONG SAID NORTHERLY PROPERTY LINE OF SAID SHUFFLETON PROPERTY, 680.06 FEET, MORE OR LESS, TO AN INTERSECTION WITH THE INNER HARBOR l!NE OF LAKE WASHINGTON SHORE LANDS AS LAID OUT BY THE STATE OF WASHINGTON; THENCE SOUTH 46°52'27" WEST ALONG SAID INNER HARBOR LINE 858.51 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING SOUTH 46°52'27" WEST ALONG SAID INNER HARBOR LINE 726. 94 FEET TO AN INTERSECTION WITH THE EASTERLY MARGIN OF THE VACATED COUNTY ROAD NO. 376, ALSO KNOWN AS RAILROAD AVENUE, WILLIAMS STREET AND LOGAN STREET IN THE CITY OF RENTON, --· -~. ,,..,_,...,...... 0.,.-.n.,-uc:01 v · THENCE WEST P.LONG SAID NORTH LINE TO THE NORTHERLY PRODUCTION OF THE CENTER LINE OF MAIN STREET, NOW WELLS AVENUE NORTH, AS SHOWN IN THE PLAT OF RENTON FARM PLAT NO. 2, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 32, RECORDS OF KING COUNTY; THENCE SOUTHERLY ALONG SAID PRODUCTION TO THE NORTH LINE OF NORTH 6'" STREET; THENCE WESTERLY ALONG SAID NORTH LINE OF NORTH 6"' STREET TO THE EASTERLY MARGIN OF THE ABANDONED BURLINGTON NORTHERN RA[LROAD RIGHT-OF-WAY; THENCE NORTHERLY ALONG SAID RIGHT-OF-WAY TO THE NORTH LINE OF SAID SUBD[VISION; THENCE EASTERLY ALONG SAID NORTH LINE TO THE POINT OF BEGINNING; EXCEPT THAT PORTION CONVEYED TO THE CITY OF RENTON FOR THE WIDENING OF NORTH 6"' STREET BY DEEDS RECORDED UNDER RECORDlNG NOS. 7106110508, 7106110510, 7106110511, 8509100968, 8509130916 AND 8509130917; SITUATE IN THE cm OF RENTON, COUNTY OF KING, STATE OF WASHINGTON PARCEL 9-A: THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 7, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., LYING SOUTHERLY OF NORTH 5TH STREET, WESTERLY OF LOGAN STREET NORTH EXTENSION (LOGAN. AVENUE NORTH) AS DEEDED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO. 3261297, EASTERLY OF CEDAR RIVER WATERWAY (COMMERCIAL WATERWAY NO. 2), AND NORTHERLY OF THAT CERTAIN TRACT OF LAND CONVEYED TO RENTON SCHOOL DISTRICT BY DEED RECORDED UNDER RECORDING NO. 5701684; EXCEPT THAT PORTION CONVEYED TO THE BOEING COMPANY BY DEED RECORDED UNDER RECORDING NO. S907048 (ALSO BEING THAT TRACT DESCRIBED IN PARCEL 10 FOLLOWING); SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON PARCEL 9-B: THAT PORTION Of GOVERNMENT LOTS 1 AND 3 IN THE EAST •!, OF SECTION 7, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M., AND OF C.H. ADSIT'S LAKE WASHINGTON PLAT, AS PER PLAT RECORDED IN VOLUME 8 OF PLATS, PAGE 79, RECORDS OF KING COUNTY, AND CERTAIN VACATED STREETS, AVENUES AND ALLEYS IN SAID PLAT, AND CERTAIN SHORE LANDS AND VACATED LOGAN STREET NORTH (FORMERLY WILLIAMS STREET NORTH), IN SAID SHORE LANDS, ALL DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF SIXTH AVENUE NORTH AND THE WEST LINE OF LOGAN STREET NORTH; THENCE NORTHERLY ALONG THE WEST LINE OF SAID LOGAN STREET NORTH TO THE EAST-WEST CENTERliNE IN SAID SECTION 7; THENCE EASTERLY ALONG SAID CENTERLINE OF SAID SECTION TO THE WESTERLY LINE OF SAID LOGAN STREET NORTH, AS THE SAME IS CONVEYED NORTH OF SAID SECTION LINE; THENCE NORTHERLY ALONG SAID WEST LINE OF SAID LOGAN STREET NORTH TO AN ANGLE POINT IN SAID WEST LINE; PARCEL 6: THAT PORTION OF THE SOUTH 660 FEET OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., WHICH UES NORTH OF THE NORTH UNE OF NORTH 6TH STREET AND BETWEEN THE NORTHERLY EXTENSION OF THE CENTERLINES OF PELLY AVENUE NORTH AND MAIN STREET, NOW WELLS STREET NORTH; EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF RENTON BY DEEDS RECORDED UNDER RECORDING NOS. 7108190352 AND 8509130916; SITUATED IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL 7: PARCEL A OF CITY OF RENTON SHORT PLAT NO. 093-89, ACCORDING TO THE SHORT PLAT RECORDED UNDER KING COUNTY RECORDING NO. 8911149006; TOGETHER WITH LOTS 1 THROUGH 5 IN BLOCK 3 AND LOTS 1 AND 2 IN BLOCK 4 OF RENTON FARM ACREAGE, AS PER PLAT RECORDED IN VOLUME 12 OF PLATS, PAGE 37, RECORDS OF KING COUNTY; AND TOGETHER WITH THAT PORTION OF VACATED STREET AND ALLEY ADJO!NJNG, AS VACATED UNDER CITY OF RENTON ORDINANCE NOS. 3319, 3327 AND 4048 WHICH, UPON VACATION, ATTACHES TO SAID PROPERTY BY OPERATION OF LAW; AND TOGETHER WITH THAT PORTION OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., WHICH UES BETWEEN THE WEST LINE OF SAID VACATED ALLEY DN THE EAST AND THE EAST LIEN OF SECONDARY STATE HIGHWAY NO. 2-A (PARK AVENUE EXTENSION) ON THE WEST; EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF RENTON BY DEEDS RECORDED UNDER RECORDING NOS. 5180889 AND 9406070579; SITUATED IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL 8: THAT PORTJON OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION B, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE POINT OF INTERSECTION OF THE NORTH LINE OF SAID SUBDIVISION WITH THE NORTHERLY PRODUCTION OF THE WEST LINE OF PARK AVENUE, AS SHOWN IN THE PLAT OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY; THENCE SOUTHERLY ALONG SAID PRODUCTION, TO A POINT 715 FEET NORTH OF THE SOUTH LINE OF SAID SUBDIVISION; THENCE WEST PARALLEL WITH AND DISTANT 715 FEET NORTH FROM SAID SOUTH LINE TO THE NORTHERLY PRODUCTION OF THE CENTER LINE OF PELLY STREET; THENCE SOUTH ALONG SAID PRODUCED CENTERLINE, TO THE NORTH OF SOUTH 660 FEET OF SAID Cl IRn.1\/Tc;T()N: PARCEL 2: LOTS 3, 4 ANO 5 IN BLOCK 4 OF RENTON FARM ACREAGE, AS PER PLAT RECORDED IN VOLUME 12, PAGE 37, RECORDS OF KING COUNTY; SITUATEO IN THE CITY OF RENTON, COUNTY CF KING, STATE OF WASHINGTON • . PARCEL 3: THE WEST 17.S FEET OF THE NORTH 30 FEET OF LOT 10, THE WEST 17.5 FEET OF LOTS 11, 12, AND 13, ALL OF LOTS 14, 15, AND 15, AND THE NORTH 30 FEET OF LOT 17, ALL IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY; TOGETHER WITH THAT PORTION OF THE VACATED ALLEY ADJOINING; EXCEPT THAT PORTION DEEDED TO THE CITY OF RENTON BY DEED RECORDED UNDER RECORDING NO. 7307090450; SITUATED IN THE CITY OF RENTON, COUNT( OF KING, STATE OF WASHINGTON. PARCEL 4: THAT PORTION OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 60 FEET NORTH OF THE NORTHEAST CORNER OF LOT 13 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY; THENCE NORTH, ALONG THE WEST LINE OF PARK AVENUE PRODUCED, 185 FEET; THENCE WEST 107.5 FEET; THENCE SOUTH 185 FEET; THENCE EAST 107.5 FEET TD THE POINT OF BEGINNING; EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF RENTON FOR THE WIDENING OF 5n< AVENUE NORTH BY DEED RECORDED UNDER RECORDING NO. 7205090448; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF RENTON FOR RIGHT-OF-WAY BY . DEED RECORDED UNDER RECORDING NO. 9406070574; SITUATED IN THE ClTY OF RENTON, COUNTY CF KING, STATE OF WASHINGTON. PARCEL 5: PARCEL B OF CITY OF RENTON SHORT PLAT NO. 093-89, ACCORDING TO THE SHORT PLAT RECORDED UNDER KING COUNTY RECORDING NO. 8911149006; SITUATED IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL 1: LOTS 1 THROUGH 13 IN BLOCK 11 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY; EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF RENTON BY DEEDS RECORDED UNDER RECORDING NOS. 7203140338 AND 9406070578; TOGETHER WITH LOTS 1 THROUGH 8 IN BLOCK 1 OF SARTORISVILLE, AS PER PLAT RECORDED IN VOLUME 8 OF PLATS, PAGE 7, RECORDS OF KING COUNTY; EXCEPT THAT PORTION OF SAID LOT 1 CONVEYED TO THE CITY OF RENTON BY DEED RECORDED UNDER RECORDING NO. 7203140338, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID LOT; THENCE WESTERLY ALONG THE NORTHERLY LINE THEREOF A DISTANCE OF 13.50 FEET; THENCE SOUTHEASTERLY ALONG THE ARC OF A CURVE TO THE RIGHT, RADIUS 13.50 FEET, THROUGH A CENTRAL ANGLE OF 90°, AN ARC LENGTH OF 21.20 FEET TO A POINT ON THE EASTERLY LINE OF SAID LOT, 13.50 FEET SOUTHERLY OF THE NORTHERLY CORNER THEREOF; THENCE NORTHERLY ALONG THE EASTERLY LINE THEREOF A DISTANCE OF 13.50 FEET TO THE NORTHEAST CORNER OF SAID LOT 1 AND THE POINT OF BEGINNING, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID LOT; THENCE WESTERLY ALONG THE NORTHERLY LINE THEREOF A DISTANCE OF 13.50 FEET; THENCE SOUTHEASTERLY ALONG THE ARC OF A CURVE TO THE RIGHT, RADIUS 13.50 FEET, THROUGH A CENTRAL ANGLE OF 90°, AN ARC LENGTH OF 21.20 FEET TO A POINT ON THE EASTERLY LINE OF SAID LOT, 13.50 FEET SOUTHERLY OF THE NORTHERLY CORNER THEREOF; THENCE NORTHERLY ALONG THE EASTERLY LINE THEREOF A DISTANCE OF 13.50 FEET TO THE NORTHEAST CORNER OF SAID LOT 1 AND THE POINT OF BEGINNING; AND TOGETHER WITH THE WEST 83.5 FEET OF LOTS 11 AND 12 IN BLOCK 1 OF SAID PLAT OF SARTORISVILLE; EXCEPT THE NORTH 20 FEET OF SAID LOTS 11 AND 12; AND TOGETHER WITH LOTS 1 AND 2 OF RENTON BOILER WORKS SHORT PLAT NO. 282-79, ACCORDING TO THE SHORT PLAT RECORDED UNDER KING COUNTY RECORDING NO. 7907109002; SITUATED IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON; STRANDER AGREEMENT [03003-0 I 04/SB0204S0.065J 3. Legal Description of Boeing Renton Plant 10(1/02 •· ·.: ~ PARCEL M Al\ thal urtain real property situate in the City of Remon, County o[ King, State of Washington. being a por1ion of the N. W. I /4 of the S. E. I /4 of Section 24, Township 23 Nonh. Range 4 East. Willamen.e Meridian, and being more particularly described as follows: Commencing at the intersection of the North margin of S.W. 16th Street (Soulh 153rd St.), with the West boundary of CD. Hillrnan's Earlington Gardens Addition to the City of Seanle, Division No. I, as per the Plat recorded in Volume 17 of Plats, Page 74, Records of King County; thence from said NINT OF COMMENCEMENT. Westerly along said North margin, 854 feet; thence N00°22'03"W 15.00 feet; thence S89"37'57"W 50.00 feet 10 the TRUE POINT OF BEGINNING of this PARCEL M; thence from said TRUE POINT OF BEGINNING, continuing along said Norrh margin ~89"37'57"W 65.00 feet; the~~-S44~~7'57'.W 21].!__feet; the~~ S89°37'57"W 124.11 feet; to the Easterly line of a parcel conveyed 10 the State of Washington by deed recorded under Auditor's File No. 5494126, King County records; thence leaving said North marginofS.W. 16th Street along last said Easterly line N22"42'33"W 56.60 feet to the Southerly right-of way line of SR 405; thence along said Southeriy right-of-way line on a spiral chord bearing of N66"4-0'47"E 68.54 feet; thence from a tangent that bears N68"17'56"E, along the . . . arc of a 01rve to the right having a radius of 2765.00 feet, and a central angle of 03 '34 '27". an arc length of"172.48:feet; thence leaving said Southerly right-of-way line S00°22'03"E 121.79 feet to the TRUE POINT OF.BEGINNING. CONTAINS 0.46 Acres of land more or less. The Ba.sis of Bearings for this description is the Record of Survey for Broadacres, Inc., recorded in J?ook 10 of Surveys at Pate 2, under Recording No. 7707289002, King County records. FWC ll-2I-9f- PARCELM.LEG 3·2464-3806 - _.::, •.. PARCELL All that ce.n..ain real property situate in the City of Renton. County of King. Sl3te of Washington, being a porcion of the N. W. l/4 of lhe S.E. 114 of Section 24. Township 23 Non.Ji. Range 4 East, Willamc[lc; Meridian, and being more pa.nicularly described as follows: Commencing at lhe intersection oflhe Nonh margin ofS.W. 16th Street (South 153rd St.). with the West boundary of C.D. Hillman's Earlington Gardens Addition to !he City of Seanle, Division No. \, a.s pee !he Plat reoorded in Volume l 7 of Plats, Page 74, Records of King County; thence from said POINT OF COMMENCEMENT, Westerly along said Nor!h margin. 789 feet to the TRUE POINT OF BEGIN!'!ING of this PARCELL; thence from said TRUE POINT OF BEGINNING, continuing Westerly along said North margin S89°37'57"W 65 .00 feet; thence N00°22'03"W 15.00 feet;·-theoce S89"37'57-'-W-~-[eet; thence leaving said Nonherly margin at right angles, N00°22'03"W 121.79 feet to the Southerly right-{)fway line of SR 4D5; thence along said Southedy right-of-way line from a tangent that bears N71 "~2'08"E, along the arc of a curve to the right having a radius of 2765.00 feet, and a central angle of 02 °29 '09 ·, an arc leng!h of 119 .96 feet; thence leaving said Southerly right-of- way line SD0'22'03'E 170.90 feet to the TRUE POINT OF BEGINNING. . ~-i ··' CONT A.INS. 0.39 Acres of!and more or less. The Basis of Bearings for this description is the R=rd of Survey for Broadacres, Inc., rewrded in Book 10 of Surveys at Page 2, under Rewrding No. 7707289002, King County rewrds. L.S. 271.93 FWC 11-2 l ,9 l PARCELL.LEG 3-2464-38(Xi ····.··.·""' PARCEL K Al! that certain real property situate ,n the City of Renton, County of King, St.ate or Wa..shington, being a por1ion or the N. W .{/4 o(the S. E. J /4 of Section 24. Township 23 North, Range 4 East, Willamene Meridian. and being more particularly described as follows: Commencing at the intersection or the Nonh margin of S.W. 16th Street (South I 53rd St.). with the West boundary of C.D. Hillman's Earlington Gardens Addition to the City of Seattle, Division No. I. as per the Plat recorded in Volume 17 of Plats, Page 74, Records of King County, thence from said POINT OF COMMENCEMENT, Westerly along said North margin, 727 feet to the TRUE POINT OF BEG!Nl;IING of this PARCEL K; thence from said TRUE POINT OF BEGINNING, continuing Westerly along said Nonh margin S89"37'57"W 62.00 feet; thence leaving said Northerly ma!gm at "figl'it ·angles, N00'"'22'03"W--nO. 90 feet to the Southerly right--0f way line. of. SR 405; thence along said Southerly right--0f-way line from a tangent that bears N74"21 '17"E, along the arc of a curve lO the right having a radius of 2765.00 feet, ¥1d a central angle ofOl "19'39", an arc length of 64.06 feet; thence leaving said Southerly dght--0f-way line S00"22'03"E 187.07 feet to the TRUE POINT OF BEGINNING. CONTAINS 0.25 Acres of land more or less. The Ea.sis of Bearings for this description is th_e Record of Survey-for Broadacres, Inc., recorded in Bool:: 10 of Surveys at Page 2, under Recording No. 7707289002;King County records. F\VC li,21-91 PARCELK.LEG 3-2464-3806 PARCEL J All that cerwin real property situate in the Ciiy of Renton, County of King, State of Washington, beingaponionoftheSW l/4ortheN.E. l/4,andoftheN.W. l/4oftheS.E. 114 of Section 24, Township 23 North, Range 4 East, Willamette Meridian, and being more panicularly described as follows: Commencing at the intersection of the Nonh margin of S.W. 16th Street (South 153rd St.), with the West boundary of C.D_ Hillman's Earlington Gardens Addition to the City of Seattle, Division No. l, as per the Plat recmded in Volume 17 of Plats, Page 74, Records of King County; thence from said POINT OF COMMENCEMENT, Westerly along said North margin, 607 feet to the TRUE POINT OF BEGINNING of this PARCEL J; thence from said TRUE POINT OF BEGINNING, continuing Westerly along-said lfonh margin-S89"-37'57"W 120.00 feet; thence leaving said Northerly margin at right angles, N00°22'03"W 187.07 feet to the Southerly right-of way line of SR 4D5; thence along said Southerly right--0f-way line from a tangent_ that IY...ars N75"4D'56"E, along the arc of a curve to the right having a radius of 2765.00 feet, and a central angle of 02°32'57", an arc length of I23.02 feet; thence leaving said Southerly right-of-way line S00"22'03"E 214.06 feet to the TRUE POINT OF BEGINNING_ CONT AlNS 0.55 Acres of land more or less. The Basis of Bearings for this description is the Record of Survey for Broadacres, Inc., recorded in Book 10 of Surveys at Page 2, under Recording No. 7707289002, King County records. FWC 11-21-91 PARCEU.LEG 3-2464-3806 - ~i" -~:\ ·~-- PARCEL I All that ceruin real propeny situate 1n the City of Renton. County of King. State of Washington, being a ponion of the S.W. l/4 of the N.E. 1/4, and of the N.W. 1/4 of the S.E. l/4 of Section 24, Township 23 Nonh, Range 4 East, Willamene Meridian. an_d being more panicularly describe.cl as follows: Commencing at the intersection of the Nonh margin of S.W. 16th Street (South \ 53rd St.), with the West boundary of C.D. Hillman's Earlington Gardens Addition to the City of Seanle, Division No. 1, as per the Plat recorded in Volume 17 of Plats, Page 74, Records of King County; thence from said POINT OF COMMENCEMENT, West1'rly along said Nonh margin, 350 feet to the TRUE POINT OF BEGINNING of this PARCEL I; thence from said TRUE POINT OF BEGINNING, continuing We:lceTly :mmg·said !~ot d, margitfS8~'-37'57"W 257 .00 feet; thence leaving said Northerly margin at right angles, N00'22'03"W 214.06 feet to the Southerly right-of way line of SR 4-05; thence along said Southerly right-of-way line from a t.angen_i: that be.ars N78'13'53"E, along the arc of a curve to the right having a radius of 2765.00 feet, and a central angle of 05'23'22", an arc length of 260.09 feet; thence leaving said Southerly right-of-way line S00'22'03"E 253.41 feet to the TRUE POINT OF BEGINNING. CONTAINS 1.39 Acres of land more or less. The Ba.sis of Bearings for this description is the Record of Survey for Broadacres, Inc., . - rea:irded in Book 10 of Surveys at Page 2, under Recording No. 7707289002, King County rea:irds. FWC 11-2 L;9.l PARCEU.LEG 3-2~3806. -PARCEL I All that cenain real property situate in the City of Renton, County of King,. S1a1e of Washington. being Government Lot 14, and a portion of Government Lot 8, both in Section :?.:!. Township 23 North, Range 4 East, Willamette Meridian, and a portion of the N.W. l/4 of the S [ l/4 of said Section 24, and a ponion of the N.E. 114 of the S.E. 1/4 of said Section 24. and being more panicularly described as follows: BEGINNlNG at the Southwest corner of the N.E. l/4 of the S.E. 1/4 of said Section 24. thence from said POINT OF BEGlNNING, along the East line of said Government Lot 14 S00°56"17"W. 68.96 feet to the North line of Heruy A. Meader's Donation Land Claim No. 46; thence along said North line·N87'13'57"W 1462.38 feet; thence leaving said North line N00°22·11·E 1022.22 feet to the southerly right-of-way line of l-405; thence along said southerly right-of-way line and the south right-of-way line of S.W. 16th Street from a LIDgent that bears N62°52'57"E. along the arc of a curve to the right having a radius of 543.14 feet and a central angle of 26 '45 ·oo-. an arc length of 253.58 feet; thence tangent to the precedfr,fi:urveN89°3T57"Ft079:63 fee,; thence tangent 10 the preceding course along the arc of a curve to the left having a radius of 1940. 08 feet and a central angle of 02°52'00", an arc length of 97 .07 feet; thence tangent to the preceding curve N86 • 45' 57"E 4.56 feet; thence tangent to the preceding course along the arc of a curve to the right having a radius of 1880.08 feet and a central angle of O l 0 32' 55", an arc length of 50.81 feet; to the northwest corner of the parcel conveyed to the City of Renton under A.F. 118911030810, King County records; thence along the boundary of last said parcel S08"35'56"W 42.70 feet and N79°13'48"E 52.00 feet to the west bank uf L'le White River Drainage Ditch No. I; thence along said west bank the following courses: S00°34'04"W 138.18 feet, S27°08'0Q·E 186.06 feet, S29"52'37"E 79.58 feet, S35°57'46"E 133.48 feet, S31°23'55"E99.64 feet, S~8°l2'00'E 170.14 feet, S60°12'45"E 105.81 feet, S80°40'25"E 141.98 feet, S40°52'33"E 144.78 feet, S34°40'43"E 132.06 feet, Sl8°10'45"E 75.74 feet, and S24°54'27"E 64.27 feet to the South line of the N.E. 1/4 of the S.E. l/4 of s.9id Section 24; thence along last said South line N87°26'45" W 899.63 feet to the POINT OF BEGINNING. / Contains 47 .38 Acres of land more or less. The:Basis of Bearings for this description is the Record of Survey for Broadacres Inc., recorded in Book IO of Surveys at page 2, under Recording No. 7707289002, King County records JLW/FWC 11-07-91 PARCELL LEG 3-2464-3806 . - 2. Legal Description of Boeing Customer Service Training Center STRANDER AGREEMENT TD1D03-0104/SB020450.065] 10/1/02 PARCEL G All that ceruin rC-41 properry situate in the City of Renton, County of King, State of Washington, being a portion of Government Lots JO and 11, and of the S.W. 1/4 of the N.E. l/4, and of the S.E. 1/4 of the N.W. J/4, all in Section 25, Township 23N., Range 4E., W.M., and being more panicularly descri~ as follows: BEGINNING at a point on the East line of uid Government lnt JO, disunt thereon SOJ "02'56'W 255.38 feet from the int.ers.ection thereof with the South line of Henry Me.ader's Donation land Claim No. 4<i thence from said POINT OF BEGINNING, along said East line of Government Lot JO, and the east line of said S.W. l/4 of the N.E. l/4 of Section 25, SOJ '02'56'W 1112.01 feet to a line that is parallel with and 545.6 feet northerly of the East- West centerline of said Section 25 (measured along the Ea.st line of said S. W. l /4 of the N .E. 1/4); thence along said parallel line N87'57'42'W !908.19 feet w a line that is parallel wilh and 60.00 feet Ea.st of the Ea.st line of the Burlington Nonhern Railway right-of-way; thence along last said para.lie! line N02'06'48'E 554.48 feet; thence N04"08'49'W 550.24 feet to a point on said Ea.st line of said Burlington Northern Railway right-<if-way, distant thereon S02'06'48'W 289.!2 feet from the intu=ion thereof with the South Line of said Donation Land Claim No. 4o; \hence S88'J6'55'E 1847.57 feet to the POINT OF BEGINNING. Conl.3.i.ru 4o.QQ Acres of Land more or less. The Basis of Bearings for this description is the Record of Survey for Broadacres, Inc., re.corded in Book JO of Survey, at page 2, under Recording No. 7707289002, King County records. FWC 11-27-91 PARCELG.LEG 3-2464-3806 PARCEL F All that certain real property sirua\J! in the City of Renton, County of King, State of Washington, being a pen.ion of Government Lots 10 & 11 in Seaion 25, Township 23N., Range 4E., W.M., and bdng more panicularly described as follows; BEGINNING at the intersee1ion of the South line of Henry A. Meader's Donation Land Claim No. 46, with the East line of said Government l.Dt JO; thence from said POINT OF BEGINNING along said East line SOI '02'56"W 255.38 feet; thence leaving said East line N88'16'55"W 1847.57 feet to a point on the Ea.st line of the Burlington Nonhem Railroad right-of way which is 289.12 feet Southerly, as measurw along said right-of way line, from the ini:,:nection thereof with the South line of said Donation Land Claim No. 4-0; thence along last said East line N02 '06'48 'E 289.12 feet to the South line of said Donation Land Claim; thence along said South line S87'I3'57'E 1842.90 feet to the P01NT OF BEGINNING. Contains 11.53 Acres of Land more or less. The Basis of Bearings for this description is the Record of Survey for Broadacres. Inc .. recorde;:l in Book 10 of Surveys at page 2, under Recording No. 7707289002, King County records. FWC 11-21-91 PARCELF.LEG 3-2464-3806 .J L PARCEL C All thal cenain real propeny situate in tl,e City of Renlon, County of King, State of Washing1on, being that portion of Henry A. Meader's Donation Land Claim No. 46, in Section 25, T.23N., R.4E., W.M., described as follows: BEGINNING al the intersection of the South line of said Donation Claim, and the Ea.st line of Government Lot 10 in the N.E. •;( of said Section 25; thence from said POINT OF BEGINNING along said South line N87' 13 '57 "W l 842. 90 feet to the Ea.st line of the Burlington Non.hem Railway; !hence along la.st said Ea.st line N02"06'48"E 129.69 feet and N02'07'43"E 251.58 feet to the South line of the Bow Lake Pipe Line as conveyed by deed recorded under recording No. 4131067, King County records; thence along said South line S87'13'57"E 1377.63 feet; thence 12.~genc to the preceding course along the arc of a curve lO the left having a radius of 152.55 feet and a central angle of 20'01 '15 •• an arc length of 53.30 feet; thence tangent to the preceding curve N72'44'48"E 427.04 feet to !he nonherly prolongation of the East line of Government Lot JO; I&;-~) thence along said nonherly prolongation S01 '02'56"W 536.89 feel 10 the POJNT OF BEGINNING. Contains 16. 87 Acres of land more or less. The Basis of Bearings for this description is the Record of Survey for Broadacres lnc., recorded in Book 10 of Surveys a1 page 2, under Recording No. 7707289002, King County records. /L.s 27193 MAL7FWC 11-07 -91 PA.RCELC.LEG 3-2464-3806 PARCEL B All that certain real propeny situate in !he City of Renton, County of King, State of Washington, being a ponion of Henry A. Meader's Donation Land Claim No. 46 in Sections 24 and 25, To.vnship 23 N., Range 4 E., W. M., and a ponion of Government Lot 13 in said Section 24, and being more panicularly described as follows: BEGINNING at the Nonhwest comer of said Government Lot 13; thence from said POlt--.'T OF BEGINNING along the North line of said Government Lot 13 S87°26'45"E 504.52 feet to the nonherly prolongation of the East line of said Donation Land Claim No. 46; thence along s.aid prolongation and Ea!it line S02 "46'03"W 1336.86 to the North line of the City of Seanle Bow Lake Pipeline right--0f-way as conveyed by dew recorded under Recording No. 4131067, King County records; thence along said North iine from a tangent that bears S84'32'34"W, along the arc of a curve to the left having a radius of 935.00 feet and a central angle of ll "47'46", an arc length of 192.50 feet; thence tangent to the preceding curve S72"44'48"W 288.62 feet; thence leaving said Nonh line NOi '02'56"E 154.52 fret; thenu N00"56'17"E 1326.91 feet to the POl1''T OF BEGJNNING. Contains 15.51 Acres of Land more or less. The Ba.sis of Bearings for this description is the Record of Survey for Broadacres Inc., recorded in Book 10 of Surveys at page 2, under Recording No. 7707289002, King County records. LS.27193 MAL/F\\'C ll-07-91 PARCELB.LEG 3-2464-3806 PARCEL A All th2t cen.ain real property situate in the City of Renton, County of King, State of Washington, being a portion of Henry A. Meader'$ Donation Land Claim No. 46 in Sections 24 and 25, Township 23N., Range 4E., W.M., and a portion of Government Lot 8 in said Section 24, and being more panicularly described as follows: BEGlNNlNG at the intersection of the North line of said Donation Land Claim No .. 46, with the most Westerly line of Government Lot l3 in said Section 24; thence from said POINT OF BEGINNING S00'56'17"W 1257.95 feet; thence S01 '02'56'W 154.52 feet to the northerly line of the City of Seanle Bow Lake Pipeline right-of-way as conveyed by deed recorded under Recording No. 4131067, King County rerords; thence along said northuly line S72'44'48"W 436.96 feet; thence tangent to the preceding rourse along the arc of a curve to the right having a radius of 122.55 feet and a central angle of 20'01 '15", an arc length of 42.82 feet; thence tangent to the preceding curve N87'13 '57 "W 1377 .97 feet to the Ea.st right-of-way line of the Burlington Northern Railway; thence along said East right-of-way line N02 '07'43 'E 1709 .63 feet; thenc.e tangent to the preceding rourse along the arc of a curve to the left having a radius of 2107.00 feet and a central angle of 14'09'08", an arc length of 520.44 feet to the westerly line of the former Puget Sound Shore Railroad Company's Seanle Line; thence along said westerly line N02"07'43"E 221 .30 feet lo the southeasterly line of the parcel ronveyed lo the State of Washington by deed recorded under A.F.K 8412140016, King County rewrds; thence along said southeasterly line N66'17'56"E 35.69 feet to a point on a line that is parallel with the South line of said Section 24, and passes through t.he most southerly comer of the southernmost ofrwo concrete abuunem.s near the westerly extension of S.W. 16th Srreet; thence along said parallel line S87'43'33'E 67.88 feet to the easterly line of said former Puget Sound Shore Railroad Company's Seanle Line; thence along said easterly line N02°07'43"E ll.96 feet to the southerly right-of-way line of I-405; thence along said southerly right-of-way line N8 l • 57 '27"E 43. IO feet; thence tangent to the preceding course along the arc of a curve to the left having a radius of 603. 14 feet and a central angle of 19°04'30", an arc length of 200.80 feet; thence tangent to the preceding curve N62'52'57"E 90.32 feet; thence leaving said southerly right-of-1,.-ay line S00'22' I l "W !022.22 feet to the North line of said Donation Land Claim No. 46; thence along said North line S87°!3'57"E 1462.38 feet to the POINT OF BEGINNING. Contains 72.83 Acres of Land more or less. MAL/FWC 11-07-9] PARCELA.LEG 3-2464-38D6 STRANDER AGREEMENT [03003--01041SB020450.065] 1. Legal Description of Longacres Office Park 10i1/02 EXHIBITD Legal Descriptions of Boeing Properties in the City of Renton STRANDER AGREEMENT [03003-0104/SB020450.065J 1. Longacres Office Park 2. Boeing Customer Service Training Center 3. Boeing Renton Plant 10/1/02 ,.:.,~} ' / l, t ;il 1-----.J I \------j !! ~ ~ ] ::i t;J o; ..; Technical Services Planning/Building/Public Works R. MacOnie, D. Visnesld 1 0 September 2002 al 8 ] ..; z / I B!:?i__W lak~ P/p~Jin~ ·-·-·-·-·-·-+--·--·-·-· ;,a I JJI I "' , I' 1i I ·' 0 ·--·-·-·-·J...·-·--·-·-· I j/_ -';l ·-·-·-_i_. _j_ Tr;c;f1-. -----·: ~sw21t1is1reer ·-·-·-·-·-·-·--+-·----·-·--·-4 ·""· I If " I / ·-·-·-·-·-·~·-·_J_,_ -·-·-·--·-·-·~ //,.,.-. /' . _/ ---1 ,---0 Exhibit C Strander Extension SW 27th Street 400 800 -------CityLimits -·-·-·-·-·-Proposed Lot Lines STRANDER AGREEMENT [1SB020450065J EXHIBIT C Map of Strander Extension 1012101 LEGAL DESCRJYTION: EXHIBIT"B" BOEING PROPERTY (Portions of Tax Lot No. 252304-9002 &252304-9062) Tract F of the unrecorded BOEING LONG ACRES PROPERTY BINDING SITE PLAN dated July 15, 2002 and approved by the City of Renton under Land Use Action number LUA-02-022-BSP and contained in Land Record number LND-35-0010. All situate in Section 25, Township 23 North, Range 4 East, Williamette Meridian, in the City of Renton, King County, Washington. H:'File Sys\LND -Land Subdivision & Surveying Records\LND-01 • Legal Descriptions\0048.doc 9110/2002 STRANDER AGREEMENT [/SBO:W450065) EXHIBITB Legal Description of Strander Extension I 012/02 • PARCEL G All thal c,;rum real properry situate in the Ciry of Renton, Coumy of King, St.ate of Washington, b,,ing a portion of Government Lots JO and II, and of the S.W. 114 of the N.E. 1/4, and of the S.E. 114 of the N.W. 114, all in Section 25, Township 23N., Range 4E., W.M., and being more panicularly described .as follows: BEGINNING a\ a point on the East line of said Government Lot JO, distant thereon SOI 0 02'56"W 255.38 feet from the inter~on !hereof with .the South line of Henry Meader's Donation land Claim No. 4-0 thence from said POINT OF BEGINNING, along said East line of Govenunent Lot IO, and the east line of said S.W. 114 of the N.E. 114 of Section 25, SO! 0 02'56"W 1112.01 fcet to a line thar is parallel with and 545.6 feet nonherly of the East- West centerline of said Section 25 (me.a.sured along the East line of said S.W. 114 of the N.E. 1/4); thenu along said parallel line N87"57'42"W 1908.19 feel to a line that is parallel with and 60.00 feet East of the Ea.st line of !he BurlingtDn Nonhern Railway right-of-way; thence along last said parallel line N02'06'48'E 554.48 feet; thence N04"08'49'W 550.24 feet to a point on said East line of said Burlington Nonhem R.;ilway right-of-way, distant thereon S02'06'48"W 289.12 feet from the inter;ection thereof with the South Line of said Donation Land Claim No. <!ti; thence S88'16'55'E 18-47.57 feet lO the POINT OF BEGINNING. Conlairu 4ti.06 Acres of Land more or less. The Ba.sis of Bearings for this description is the Record of Survey for Broadacres, Inc .. rewrded in Book JO of Surveyi a1 page 2, under Recording No. 7707289002, King Counry records. FWC 11-27-91 PARCELG.LEG 3-2464-3806 PARCEL F All that cenain real property siruat.e in the City of Renton, County of King, St.ate of Washington, being a portion of Government Lots 10 & Jl in Section 25, Township 23N., Range 4E., W.M., and being more panicularly described as follows: BEGINNING at the intersection of !he South line of Henry A. Meader's Donation Land Claim No. 46, with the East line of said Government Lot IO; thence from said POINT OF BEGINNING along said East line SOI "02'56"W 255.38 feet; thence leaving said East line N88"!6'55"W 1847.57 feet to a point on the East line of the Burlington Nonhem Railroad right-of way which is 289.12 feet Southerly, as measured along said right-of way line, from the intersection thereof with rhe Sourh line of said Donation Land Claim No. 46; thence along last said East line N02'06'48" E 289.12 feet to the Sourh line of said Donation Land Claim; thence along said South line S87'13'57"E !842.90 feet to the POINT OF BEGINNING. Contains 11.53 Acres of Land more or Jess. The Basis of Bearings for this description is the Record of Survey for Broad acres, Inc., recorded in Book 10 of Surveys at page 2, under Recording No. 7707289002, King County records. FWC 11-21-91 PARCELF.LEG 3-24-04-3806 • PARCEL C All that cem.in real properl)' situate in the City of Renton, County of King, State of Washington, being that ponion of Henry A. Meader's Donation Land Claim No. 46, in Section 25, T.23N., R.4E., W.M., described as follows: BEGINNING at the intersection of the South line of said Donation Claim, and the East line of Government Lot JO in the N.E. 1,1 of said Section 25; thence from said POINT OF BEGINNING along said South line N87" 13 •57·w 1842. 90 feet to the East line of the Burlington Nonhem Railway; thence along last said East line N02'06'4S·E 129.69 feet and N02'07'43"E 251.58 feet to the South line of the Bow Lake Pipe Line as conveyed by dee-I recorded under recording No. 4131067, King County records; thence along said South line S87"13'57"E 1377.63 feet; thence tangent to the preceding course along the arc of a curve to the left having a radius of 152.55 feet and a cen::ral angle of 20'01'15", an arc length of 53.30 feet; !hence tangent to !he preceding curve N72 '44 '48 "E 427.04 feet !o !he northerly prolongation of the East line of Government Lot JO; !hence along said nonherly prolongation S0l '02'56"W 536.89 feet to !he POlNT OF BEGINNING. Cont.aim 16.87 Acres of land more or less. The Basis of Bearings for this description is the Record of Survey for Broad acres Inc., recorded in Book IO of Surveys at page 2, under Recording No. 7707289002, King County records. / LS. 27193 MA.lJFWC 11-07-91 PARCELC.LEG 3-2464-3806 PARCEL B All that cenain real propeny siruaLe in the Cily of Renton, County of King, Stale of Washington, being a ponion of Heruy A. Meader' s Donation Land Claim No. 46 in Seetions 24 and 25, Township 23 N., Range 4 E., W. M., and a ponion of Government Lot 13 in said Section 24, and being more particularly describe;:! as follows: BEGINNING at the NorJiwest comer of said Government Lot 13; thence from said POJNT OF BEGINNING along the North line of said Government Lot 13 S87'26'45"E 504.52 feet to the northerly prnlongation of the Ea.st line of said Donation Land Claim No. 46; thence along said prolongation and East line S02'46'03"W 1336.86 to the Nonh line of the City of Seattle Bow Llke Pipeline right--0f-way as conveyed by deed recorded under Recording No. 4131067, King County records; thence along said North line from a tangent that bears S84 '32'34 ·w, along the arc of a curve to the lefi having a radius of 935.00 feet and a central angle of 11 '47'46", an arc length of 192 .50 feet; thence tangent to the preceding curve S72 '44 '48 ·w 288 .62 feet; thence leaving said North line NOi '02'56"E 154.52 feet; thence N00'56'17"E 1326.91 feet to the POINT OF BEGINNING. Contains 15.51 Acres of Land more or less. The Basis of Bearings for this description is the Record of Survey for Broadacres Inc., recorded in Book IO of Surveys at page 2, under Recording No. 7707289002, King Counry records. LS. 27193 MAL/f\VC 11-07-91 PARCELB.LEG 3-2464-3806 \ PARCEL A All that certain real property situate in the City of Renton, County of King, State of Washington, being a portion of Henry A. Meader's Donation Land Claim No. 46 in Sections 24 and 25, Township 23N., Range 4E., W.M., and a ponion of Government Lot 8 in said Section 24, and being more particularly described as follows: BEGINNING at the intersection of the North line of said Don2tion Land Claim No. 46, with the most Westerly line of Government Lot 13 in said Section 24; thence from said POINT OF BEGINNING S00'56'17"W 1257.95 feet; thence SOl 0 02'56'W 154.52 feet to ihe nonherly line of the Ciry of Seat1le Bow Lue Pipeline right-of-way as conveyed by deed recorded under Recording No. 4131067, King County records; thence along said noriherly line S72'44'48'W 436.96 feet; thence tangent to the preceding course along the arc of a curve LO the right having a radius of 122.55 feet and a central angle of 20°01 '15", an arc length of 42.82 feet; thence tangent LO the preceding curve N87°13'57 "W 1377.97 feet LO the East right-of-way line of the Burlington Nonhem Railway; thence along said East right-of-way line N02"07'43'E 1709.63 feet; thence tangent to the preceding cour;e along the arc of a curve LO the left having a radius of 2107.00 feet and a central angle of 14'09'08", an arc length of 520.44 feet to the westerly line of the former Puget Sound Shore Railroad Company's Seanle Line; thence along said westerly line N02'07'43"E 221.30 feet to the southeasterly line of the parcel conveyed to the State of Washington by deed recorded under A.F.H 84121400!6, King County records; thence along said southeasterly line N66'17'56"E 35.69 feet to a point on a line that is parallel with the South line of said Section 24, and passes through the most southerly comer of I.he southernmost of two concrete abutments near the westerly extension of S.W. 16th Street; thence along said parallel line S87°43'33"E 67.88 feet LO I.he easterly line of said former Puget Sound Shore Railroad Company's Seattle Line; thence along said easterly line N02 '07'43"E 11.96 feet to the southerly right-of-way line of 1-4-05; thence along said southerly right-of-way line N8 ! '5 7'27"E 43.10 feet; thence tangent to the preceding course along the arc of a curve to the left having a radius of 603.14 feet and a central angle of 19'04'30", an arc length of 200.80 feet; thence tangent to the preceding curve N62'52'57"E 90.32 feet; thence leaving said southerly right-of-way line S00"22'1 l "W 1022.22 feet to the North line of said Donation Land Claim No. 46; thence along said North line S87'13'57"E 1462.38 feet to the POINT OF BEGINNING. Contains 72.83 Acres of Land more or less. The Basis of Bearings for this description is the Record of Survey for Broadacres, Inc., recorded in Book 10 of Surveys at page 2, under Recording No. 7707289002, King Counry records. MALIF\l.'C 11-07-91 PARCELA.LEG 1.'lM4.1RO/; STRAND ER AGREEMENT [03003-0 I 04/SB020450.065J EXHIBIT A Legal Description of Longacres Office Park 10/1/02 RECEIPT EG00034431 BILLING CONTACT Joel Wage Ryan Companies US, Inc. 3900 E CAMELBACK RD , 100 PHOENIX, AZ. 85018 REFERENCE NUMBER FEE NAME M&>=~-~< ·- LUA 15-000076 PLAN -Environmental Review PLAN -Site Plan Review -HEX Technology Fee Printed On: 2/16/2015 Prepared By: Clark Close TRANSACTION TYPE -··----''"' Fee Payment Fee Payment Fee Payment Transaction Date: February 12, 2015 PAYMENT METHOD AMOUNT PAID ~--""""''~·'""'" '""'~'"'"'"'=rn=<S><rn= >M<=«> Credit Card $1,000.00 lcredit Card $2,500.00 Credit Card $105.00 SUBTOTAL $3,605.00 TOTAL $3,605.00 Page 1 of 1