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HomeMy WebLinkAboutPlanned Action-Subdistrict 1B Boeing Renton Plant Redevelopment (12/11/2006)wl Kathy Keolker, Mayor December 15, 2006 The Boeing Company 100 N. Riverside M/C 5003-4027 Chicago, IL 60606 CITY�F RENTON City Clerk Bonnie I. Walton Re: Planned Action Ordinance for Sub -District I of the Boeing Renton Plant Property To Whom It May Concern: At the regular Council meeting of December 11, 2006, the Renton City Council approved the referenced Planned Action by adopting Ordinance No. 5242. This ordinance is effective 12/20/2006. A copy of the ordinance is enclosed for your information. If I can provide additional information or assistance, please feel free to contact me. Sincerely, Bonnie I. Walton City Clerk Enclosure BW.js cc: Mayor Kathy Keolker Council President Randy Corman Alex Pietsch, EDNSP Administrator Jennifer Henning, Current Planning Manager Jill Ding, Senior Planner Boeing Realty, PO Box 3707, MC 1F-58, Seattle, WA, 98124 Shaunta Hyde, PO Box 3707, MC 1449, Seattle, WA, 98124 Rick Ford, PO Box 3707, MC 6301, Seattle, WA, 98124 Jan Fedor, PO Box 3707, MC 6301, Seattle, WA, 98124 1055 South Grady Way - Renton, Washington 98057 - (425) 430-6510 / FAX (425) 430-6516 MThis paper contains 50%recvcledmaterial, 30%Post consumer RENTON AHEAD OF THE CURVE V CITY OF RENTON, WASHINGTON ORDINANCE NO. 5 2 4 2 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, DESIGNATING A PLANNED ACTION FOR SUB -DISTRICT 1-B OF THE BOEING RENTON PLANT PROPERTY, AN APPROXIMATELY 51 ACRE PARCEL BOUNDED BY LOGAN AVENUE N., GARDEN AVENUE N., NORTH 8TH STREET, AND 6TH STREET. WHEREAS, RCW 43.21C.031 and WAC 197-11-164, - 168, and - 172 allow and govern the application of a Planned Action designation; and WHEREAS, an Environmental Impact Statement (EIS) entitled the "Boeing Renton Comprehensive Plan Amendment EIS" has been prepared to study the impacts of redeveloping a portion of Boeing's Renton Plant property; and WHEREAS, the EIS analyzed the potential environmental impacts of mixed -use development on that portion of the Boeing Renton Plant known as Sub -District 1-B (see Exhibit A); and WHEREAS, by Ordinance No. 5026, the City has amended the Comprehensive Plan Land Use Map for the Boeing Renton Plant from Employment Area — Industrial (EA -I), Employment Area — Transition (EA-T) and Employment Area Office (EA-0) to Urban Center North (UC-N); and WHEREAS, by Ordinance. No. 5027, the City has amended the Zoning Map for the Boeing Renton Plant from Center Office Residential (COR) and Commercial Office (CO), to Urban Center North 1 (UC-NI); and WHEREAS, in 2003, the City and Boeing entered into a Development Agreement based on the analysis in the EIS, which is recorded under King County recording number 20031210001637 ("Boeing Development Agreement"); and �w ORDINANCE NO. 5 2 4 2 Vve WHEREAS, on November 7, 2005, the City approved a Conceptual Plan for Sub - District 1-13 ("1B Conceptual Plan"), attached as Exhibit B; and WHEREAS, an Environmental Consistency Analysis has been prepared for Sub -District 1B, which compares the proposed 1B Conceptual Plan to the range of development alternatives analyzed in the EIS; and WHEREAS, this Ordinance designates certain land uses and activities within Sub - District 1-B as "Planned Actions" that are consistent with the Urban Center North 1 (UC-N1) designation and zone; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASMNGTON, DOES ORDAIN AS FOLLOWS: SECTION I. Purpose. The City of Renton declares that the purpose of this ordinance is to: A. Set forth a procedure designating certain project actions within Sub -District 1-B as "Planned Actions" consistent with state law, RCW 43.21C.03I; and B. Provide the public with an understanding as to what constitutes a Planned Action and how land use applications which qualify as Planned Actions within Sub -District 1-B will be processed by the City; and C. Streamline and expedite future land use permit review processes for development in the Sub -District 1-B area that is consistent with the I Conceptual Plan by relying on existing detailed environmental analysis for this area. SECTION H. Findings. The City Council finds that: 2 '"W ORDINANCE NO. 5 2 4 2 A. The EIS addresses all significant environmental impacts associated with the scenarios described in the EIS for Alternatives 1, 2, 3, and 4 as referenced therein, and the 1B Conceptual Plan is encompassed by and consistent with those Alternatives; and B. The mitigation measures contained in the Boeing Development Agreement, together with the City's development standards, and standard mitigation fees (Parks, Fire and Traffic), are adequate to mitigate any significant adverse environmental impacts of the proposed 1B Conceptual Plan; and C. The expedited permit review procedure set forth in this Ordinance is and will be a benefit to the public, will protect the environment, and will enhance economic development; and D. Opportunities for public involvement have been provided as part of the Comprehensive Plan redesignation, the Boeing Plant rezone, the EIS, and the Conceptual Plan review and approval process for Sub -District 1-B. SECTION M. Designation of Planned Action; Procedure and Criteria for Evaluating and Establishing Projects as Planned Actions. A. Planned Action Designated. The Planned Action designation shall apply to the Sub -District 1-B site, as shown on Exhibit A, and associated off -site improvements. Uses and activities described in the 1B Conceptual Plan, attached as Exhibit B, subject to the thresholds described in Alternatives 1, 2, 3, and 4 analyzed in the EIS, and subject to the mitigation measures required by City Codes or contained in the Boeing Development Agreement, are designated Planned Actions pursuant to RCW 43.21.C.031. Additionally, the Planned Action designation shall apply to any off -site improvements necessitated by the proposed development on Sub -District 1B, where the off -site improvements have been analyzed in the EIS. 3 %W ORDINANCE NO. 5242 B. Environmental Document. A Planned Action designation for a site -specific permit application shall be based on the environmental analysis contained in the EIS. The Development Agreement, together with existing City codes, ordinances, standard mitigation fees, and standards, shall provide the framework for a decision by the City to impose conditions on a Planned Action project. Other environmental documents incorporated by reference in the EIS may also be utilized to assist in analyzing impacts and determining appropriate mitigation measures. C. Planned Action Review Criteria. The Director of Development Services, or the Director's designee, is hereby authorized to designate a project application as a Planned Action pursuant to RCW 43.21 C.031(2)(a), if the project application meets WAC 197-11-172 and all of the following conditions: a) The project is located on Sub -District 1-B, or is an off -site improvement directly related to a proposed development on Sub -District 1-B; and b) The project is consistent with the Renton Comprehensive Plan adopted under RCW 36.70A; and c) The Director has determined that the project's significant environmental impacts have been adequately addressed in the EIS by reviewing the environmental checklist or other project review form as specified in WAC 190-11-315; and in this Ordinance; and d) The project complies with the Planned Action threshold described e) The Director has determined that the project's significant impacts have been mitigated through the application of the Boeing Development Agreement, as well as 4 ORDINANCE NO, 5 2 4 2 other City requirements, standard mitigation fees, and conditions, which together constitute sufficient mitigation for any significant environmental impacts associated with Sub -District 1-B development; and 0 The proposed project complies with all applicable local, state and federal regulations, and where appropriate, needed variances or modifications or other special permits have been requested; and g) The proposed project is not an essential public facility. D. Effect of Planned Action. Upon designation by the Director that the project qualifies as a Planned Action, the project shall not be subject to a SEPA threshold determination, an environmental impact statement (EIS), or any additional review under SEPA. 2. Designation as a Planned Action means that a proposed project has been reviewed in accordance with this Ordinance, and found to be consistent with the development parameters and environmental analysis included in the EIS. 3. Planned Actions will not be subject to further procedural review under SEPA. However, projects will be subject to conditions designed to mitigate any environmental impacts which may result from the project proposal, and projects will be subject to whatever permit requirements are deemed appropriate by the City under State and City laws and ordinances. 4. Amendments of the approved Sub -District I Conceptual Plan may be approved administratively, so long as such amendments remain consistent with the spirit and intent of the adopted Plan. For development of Sub -District 1B qualifying as a planned action pursuant to this Ordinance, a proposed amendment of the Sub -District I Conceptual Plan is 5 ' ORDINANCE NO. 5 2 4 2 consistent with the adopted Plan's spirit and intent if such amendment does not exceed the maximum development parameters analyzed in the EIS. If amendments of the approved Sub - District 1B Conceptual Plan exceed the maximum development parameters reviewed in the EIS, supplemental environmental review may be required under the SEPA rules. E. Planned Action Permit Process. The Director shall establish a procedure to review projects and to determine whether they meet the criteria as Planned Actions under State laws and City codes and ordinances. The procedure shall consist, at a minimum, of the following: Development applications shall meet the requirements of RMC Chapters 4-8 and 4-9. Applications shall be made on forms provided by the Department and shall include a SEPA checklist or revised SEPA checklist [where approved through WAC 197-11-315(2)] or such other environmental review forms provided by the Planning/Building/Public Work Department. The checklist may be incorporated into the form of an application, 2. The Director shall determine whether the application is complete as provided in RMC Chapter 4-8. If the project application is within Sub -District I-B, the application shall be reviewed to determine whether the proposed application is consistent with and meets all of the qualifications specified in section III of this Ordinance. 4. Upon review of a complete application by the City, the Director shall determine whether the project qualifies as a Planned Action. If the project does qualify, the Director shall notify the applicant, and the project shall proceed in accordance with the appropriate permit procedure, except that no additional SEPA review, threshold determination, or EIS shall be required. Z ORDINANCE NO. 5 2 4 2 1-fto° 5. Public notice for projects that qualify as Planned Actions shall be tied to the underlying permit. If notice is otherwise required for the underlying permit, the notice shall state that the project has qualified as a Planned Action. If notice is not otherwise required for the underlying permit, no notice is required. 6. If a project does not qualify as a Planned Action, the Director shall notify the applicant and prescribe an appropriate SEPA review procedure consistent with City SEPA procedures and state laws. The notice to the applicant shall describe the elements of the application that result in disqualification as a Planned Action. 7. Projects disqualified as a Planned Action may use or incorporate relevant elements of the EIS, as well as other environmental documents to assist in meeting SEPA requirements. The Environmental Review Committee may choose to limit the scope of the SEPA review to those issues and environmental impacts not previously addressed in the EIS. SECTION IV. Validity Period. This Planned Action Ordinance shall be reviewed no later than December 31, 2016, by the Development Services Director to determine its continuing validity with respect to the environmental conditions of the subject site and vicinity and applicability of Planned Action requirements. Based upon this review, the Ordinance may be amended as needed, and another validity period may be specified. SECTION V. Conflict. In the event of a conflict between the Ordinance or any mitigation measures imposed pursuant thereto and any other ordinance, or regulation of the City, the provisions of this Ordinance shall control, EXCEPT that provision of any Uniform Code shall supersede. SECTION VI. Severability. Should any section, subsection, paragraph, sentence, clause or phrase of this Ordinance or its application be declared unconstitutional or invalid for 7 ORDINANCE NO. 5 2 4 2 any reason, such decision shall not affect the validity of the remaining portions of this Ordinance or its application to any other person or situation. SECTION VII. This ordinance shall be effective upon its passage, approval, and five days after publication. PASSED BY THE CITY COUNCIL this 11 t h day of December , 2006. t t f Bonnie I. Walton, City Clerk APPROVED BY THE MAYOR this 11 t h day of December , 2006. Appr d as to form: Lawrence J. Warren, City Attorney Date of Publication: 12/15/2006 (summary) ORD. 1321:12/6/06:ma Kathy K lker, Mayor LIV m m ORDINANCE NO. 5242 THE BOEING COMPANY CONCEPTUAL REDEVELOPMENT PLAN SUB -DISTRICT 1-B Submitted to the City of Renton October 3, 2005 Exhibit B ORDINANCE NO. 5242 CONCEPTUAL REDEVELOPMENT PLAN Sub -District 1-13 Renton, Washington Background The Boeing Company has been working with the City of Renton since early 2003 to evaluate potential redevelopment strategies associated with its 737 facility in Renton, Washington (the "Renton Plant Site"). In December 2003, The Boeing Company and The City of Renton entered into a Development Agreement that established certain roles and responsibilities for the potential phased redevelopment of all or a portion of the Renton Plant Site, including: Renton commitments to fund and construct certain public infrastructure improvements; Boeing commitments to fund certain private aspects of redevelopment; and ■ Boeing commitments to complete Conceptual Plans when it elects to subdivide, develop, sell, or otherwise alter any property for uses not related to airplane manufacturing. Per the terms of the Development Agreement, Conceptual Planning was anticipated to occur incrementally, and would be completed for three discrete areas of the Site, known as Sub -Districts I -A and I -B, and District 2 (see Exhibit 1). City Council approved Boeing's Conceptual Plan for Sub -District 1-A in December 2003 and amended it in October 2004. Boeing subsequently sold this portion of the Site to Harvest Partners in December 2004. Harvest Partners is currently refining its development plan for Sub -District I -A, which is also sometimes referred to as both Lots I — 4 and Lakeshore Landing. Harvest Partners' preliminary planning anticipates the development of an urban retail center containing approximately 800,000 square feet of retail, with the potential for additional hotel, office space and multifamily residential units. Construction of the retail project is anticipated to begin in 2006. Sub -District 1-B Sub -District 1-13 is located immediately to the south of Lakeshore Landing, as illustrated on Exhibit 2, and totals approximately 50.7 acres, net of that portion which has been reserved for the extension of a four -lane 8`h Avenue between Logan and Park Avenues. As is outlined within the 2003 Development Agreement, the construction of two new lanes along this segment of 8th is necessary to support the redevelopment of Sub -District 1-13 (see Exhibit 3). Page I of 9 October 3, 2005 ` W `"o ORDINANCE NO. 5242 The City of Renton is currently completing its design for this segment of 8"' Avenue, and expects to begin building at least the two northern -most lanes in March; 2006, simultaneous with the other infrastructure improvements necessary to support the redevelopment of Sub -District 1-A. Ultimately; two additional lanes (to the south) along this same segment of 8 h will be required to support the redevelopment of District 2. Harvest Partners has a Right of First Offer to purchase a portion of the Sub -District which totals approximately 21.2 acres (see Exhibit 3). Harvest Partners has indicated their interest in developing this portion, known as the ROFO area, with retail uses that are complementary with the proposed development of Sub -District 1-A as an urban retail center. The development intent of the ROFO area as depicted with this Conceptual Redevelopment Plan is based upon feedback from Harvest Partners as to their proposed project and from The City of Renton as to their goals for redevelopment within the Urban Center North. The remainder of Sub -District 1-B contains approximately 29.5 acres and is described herein as the "Boeing Remainder", as illustrated on Exhibit 2. Portions of the Boeing Remainder are currently improved with office buildings that Boeing owns and will continue to utilize as part of on -going airplane manufacturing plant operations. Interspersed between these existing office buildings are approximately 12.85 acres of the Boeing Remainder that have been identified as potential development parcels ("DP 1" through "DP 4") within this Conceptual Plan. Submittal Included within this submittal are a narrative description of Boeing's proposal for Sub - District 1-B, a Conceptual Planning Diagram, and two economic benefit analyses demonstrating a range of potential one-time and recurring revenues generated by: (1) Development illustrated within the Planning Diagram on the ROFO portion of the Sub -District (beginning in 2007); and (2) Development illustrated within the Planning Diagram on the Boeing Remainder (beginning in 2007 for DP I and in 2016 for DP 2 — DP 4). Boeing seeks the City's approval of this Conceptual Plan so that it can complete a Binding Site Plan creating additional lots, and finalize negotiations with Harvest Partners related to the acquisition of the ROFO portions of the Sub -District. The timing of a land surplus decision by Boeing or redevelopment associated with the majority of the Boeing Remainder (with the exception of DP1) is not currently envisioned to occur sooner than 5 to 10 years in the future. Page 2 of 9 October 3, 2005 ORDINANCE NO. 5242 ' �::� .:� ram; • ..'-# 'r L �Y y V Y) - j l �� y.: 3 � • 4 *i nftft 1 E � r ' .�R'rY - lemma i t y.i j ORDINANCE NO. 5242 *40 Sqt,mb. � MM CONCEPTUAL PLAN FULLER SEARS ARCHITECTS SUB -DISTRICT 1-13 MAX 11 "o g RRETAIL LLAB 0 OFFICE P PARKING GARAGE M F MULTI -FAMILY PEDESTRIAN CONNECTIONS DG Elm IG IN. DP-2� DP-4: MAX. TWO wy (SIM.DW-31F GARAGE OTALl. SPORTEIJ y ST. i-AptKilt WAGE NOTE: MAX. TWO r,STOFIYBLDGS. F OFF4CE (300,000 sr) WITH NEW 23 STORY PARKING GARAGE ORDINANCE NO. 5242 Conceptual Development Plan The Conceptual Plan for Sub -District 1-B is comprised of two somewhat distinct parts. The ROFO area makes up the northern portion of the property along 81hAvenue, has been identified as surplus by Boeing operations, and is available for near -term redevelopment. The Boeing Remainder makes up the southern portion of the Sub -District, and contains 660,000 square feet of existing office space with re -use potential and approximately 12.85 acres of land with future redevelopment potential. ROFO Area Boeing recognizes that high -quality retail development is essential to the successful transition of the area from its industrial roots to the City's vision for the Urban Center - North. Harvest Partners and the City are both committed to ensuring that the development at Lakeshore Landing is well -designed and initiates redevelopment of a quality and at a scale which is consistent with the City's long-term vision for the area. As planning for Lakeshore Landing has progressed, the land south of 81h has been identified as an important component of the overall project. The area, known as the ROFO portion of Sub -District 1-B, has been illustrated within this Conceptual Plan as an integral part of the retail development planned to the North. The ROFO portion of the Sub -District is envisioned to contain a large format "destination" retailer located along Logan Avenue, with supporting retail shops space concentrated along both sides of Park Avenue. Generally, the large format retail development (users with footprints of 50,000 square feet or larger, and building heights up to 45 feet) is planned to occur along 8a' and Logan, facing eastward toward Park Avenue. The supporting retail shops space would include a mixture of medium format retailers (ranging between 10,000 and 50,000 square feet in area, with building heights up to 40 feet) and some component of smaller, specialty retail shops overlooking Park Avenue. The Plan anticipates pedestrian connections to occur internally within the site both east toward Park Avenue, and south toward 6`s Avenue. Vehicle access would occur off of Park Avenue, with loading and delivery functions relying upon Garden Avenue and an internal service road running along the southern edge of the ROFO property line. At a maximum lot coverage ratio of 30%, the ROFO site could accommodate up to 270,000 square feet of retail space. Harvest's current planning anticipates a total of 225,000 to 230,000 square feet, comprised of a 135,000 — 140,000 square -foot large format retailer located along Logan, and 85,000 to 90,000 square -feet of shops space. Parking is located in well -organized surface parking lots, with primary pedestrian entrances facing inward or directed toward Park Avenue. A small portion of the site, containing a data hub for the Boeing Plant, needs to be retained by Boeing for the foreseeable future. It can be accommodated along the Page 5 of'9 October 3, 2005 ORDINANCE NO. 5242 southern portion of a mid -block parking field without having a negative impact on the surrounding retail uses. Summary Redevelopment of the ROFO parcel as envisioned within this Conceptual Plan meets many of the City's vision and policy statements for the Urban Center -North, which call for "retail integrated into pedestrian -oriented shopping districts." This site is located within District 1, where the City identifies its first objective as follows: "Create a major commercial/retail district developed with uses that add significantly to Renton's retail tax base, provide additional employment opportunities within the City, attract businesses that serve a broad market area and act as a gathering place within the community." Boeing Remainder This portion of the plan is significantly influenced by the presence of four, 1980s-vintage office buildings that are located throughout (the 10-13, 10-16, 10-18 and 10-20 buildings). Each structure is 5 — 6 stories in height, ranging between 160,000 and 170,000 square feet. Parking is accommodated in separate, structured garages and in surrounding surface lots, at an overall ratio of 4.5 stalls per 1,000 square feet. Boeing currently utilizes these four buildings and anticipates no near -teen changes that would result in significant rehab or sale of the structures. In addition to the existing office buildings, there is also a 1960s-vintage lab building, known as the 10-71 building, located along Logan Avenue. Although the condition of the building and the planned widening of Logan Avenue may impact its potential re -use, Boeing and the City are interested in exploring viable adaptive re -use opportunities. To illustrate the potential capacity for redevelopment within the Conceptual Plan, the 10-71 building has been assumed to be demolished, creating a 4.9-acre development parcel between Logan Avenue and the 10-20 building (DP 1). However, Boeing would like to retain the flexibility of considering either re -use of the existing structure or redevelopment in the future. We have assumed that the existing office buildings remain, but could be supported in the future by parking at a market -driven ratio of 3.5 stalls per 1,000 square feet, rather than at Boeing's more conservative rate. As a result, surplus parking stalls exist within the three existing parking garages, and three additional development parcels are created: a 3.9-acre site between the 10-18 and 10-20 buildings (DP2); a 1.8-acre site on the west side of Park Avenue north of 6th (DP3); and, a 2.2-acre site on the west side of Garden Avenue north of 6`h (DP4). Page 6 of 9 October 3, 2005 ORDINANCE NO 5242 DPI This 4.9-acre parcel is located along Logan Avenue, immediately south of the ROFO property. Fronting on 6`h Avenue, it is also adjacent to the 10-20 office building and associated parking structure. Given its location and near -term redevelopment potential, the Plan envisions its redevelopment as either a mid -rise, multifamily project or, potentially, a retail development ancillary to that anticipated on the ROFO piece. If, instead, the existing building were re -used, it is envisioned that it would be of interest either as a cost-effective research and development or contract manufacturing facility. With the demolition of the existing structure, the DP- I site could support a significant multi -family project, either incorporated in one or more stories above ground -floor retailers, or developed at higher densities as a single use project. A five- to six -story residential project, developed at densities of 110 units per acre, would be both consistent with the residential development currently planned at Lakeshore Landing and compatible with the surrounding uses. At this higher density, approximately 535 units could be sited on DP 1. Alternately, redevelopment of the DPI parcel could accommodate up to 65,000 square feet of retail space at a 30% lot coverage ratio, taking the form of additional medium - format and small, specialty shops space backing up against Logan. Although access would most likely occur off of 6a'Avenue, the development of DPI could be integrated with the larger retail development occurring.on the ROFO parcel. DP2 and DP4 These two parcels are both infill opportunities that exist when parking requirements for the existing office buildings are reduced. Currently underutilized and serving for the most part as overflow parking areas for Boeing employees, the Plan envisions their redevelopment with 6-story office or lab buildings, consistent with the current development pattern. In some instances where new lab development is planned, surplus parking within existing garages could fully support new development, and allow for the creation of new, private open spaces or campus greens within the neighborhood. In order to create this surplus parking opportunity, the Plan assumes either that the four existing Boeing office buildings are sold to other users with market -based parking requirements or that Boeing provides new parking areas on the Plant to accommodate its employees. The Conceptual Plan illustrates the potential redevelopment of each of these parcels with laboratory uses, resulting in approximately 720,000 square feet of new space in four separate structures. Both DP2 and DP4 could accommodate two, 6-story structures containing 180,000 square feet each. A new 2- to 3-story parking garage would be constructed between the new buildings on DP2, and the additional parking needs would be provided by ear -marking a portion of the stalls within the 10-20 parking garage. On Page 7 of 9 October 3, 2005 cm ORDINANCE NO. 5242 DP4, sufficient surplus parking exists within the existing 10-18 parking garage that no new parking would need to be constructed in this location. Alternately, either DP2 or DP4 could also be redeveloped with new office uses. Given the greater parking requirement for office space (3.5/1,000) when compared to lab space (1/1,000), less development is able to be accommodated on the parcels. On DP2, a single, 6-story structure would be developed, containing 120,000 square feet. New structured parking would be developed behind. On DP4, approximately 300,000 square feet could be constructed in two, 6-story buildings, with all parking still provided within the existing 10-18 building garage. DP3 This parcel is located just south of the 10-18 office building, at the corner of 6"' and Park Avenues. The Plan envisions the development of this parcel with new lab or office uses, in both cases housed within a single 6-story structure. If developed as lab space, the building could contain approximately 180,000 square feet, supported by dedicated parking stalls within a new, multi-user garage constructed on DP2. If developed as office space, a building of approximately 120,000 square feet could be constructed on site, with parking either provided in a new garage on DP3 or accommodated by providing additional parking levels within a DP2 garage. Alternately, the DP3 parcel could accommodate up to 24,000 square feet of neighborhood retail space, fronting on Park Avenue and offering amenities to the surrounding workers and residents. Although no redevelopment of the land on the other side of Park Avenue is envisioned as part of this Conceptual Plan, redevelopment of DP3 could also lead to other improvements along Park Avenue at key intersections. It is envisioned that, if developed with retail uses, DP3 would begin to meet the increased demands for amenities and services that redevelopment along the 61h Avenue corridor would require. Summary Redevelopment as illustrated within this Conceptual Plan would be consistent with the City's Urban Center -North vision and long-range planning policies, creating a vibrant, mixed -use corridor on the north side of 6`h Avenue and along Park, with mid -rise buildings fronting the streets and structured parking behind. If new development took the form of multi -family and laboratory space, the corridor would contain a total 535 new multi -family units and 900,000 square feet of new lab space at full build -out. This new mix of uses would be at a scale consistent with the 660,000 square feet of existing office space already located in the corridor. Page 8 of 9 October 3, 2005 ORDINANCE NO. 5242 ..e Economic Benefit Analysis Summary Boeings Conceptual Redevelopment Plan for Sub -District 1-B seeks to both allow for the near -tern redevelopment of Boeing's underutilized assets while advocating for a mix of uses that significantly improves the City's tax and employment base. Two economic benefit analyses (Exhibit 4) have been completed to support this submittal, demonstrating the potential one-time and recurring revenues generated by: (1) Development illustrated within the Planning Diagram on the ROFO portion of the Sub -District (beginning in 2007); and (2) Development illustrated within the Planning Diagram on the Boeing Remainder (beginning in 2007 for DP 1 and in 2016 for DP 2 — DP 4). The economic benefits to the City of Renton associated with the redevelopment of the ROFO portion of the site can be summarized as follows: ■ By 2008 (project stabilization), it is estimated that over 1,061 jobs would be created in the City of Renton alone; of this job total, 859 direct jobs would be located within the development and 202 would be indirect City jobs; ■ The City is estimated to gain one-time revenues of nearly $667,000 during redevelopment of the parcels; ■ The City is also forecast to receive an increase in recurring annual tax revenues of nearly $856,000, beginning in 2008. The economic benefits to the City of Renton associated with the redevelopment of the Boeing Remainder portion of the site (DP I — 4) can be summarized as follows: ■ By 2013 (project stabilization), it is estimated that over 2,100 jobs would be created in the City of Renton alone if this portion were developed with multifamily and lab uses as illustrated on the Conceptual Plan; of this job total, 1,700 direct jobs would be located within new buildings and 400 would be indirect City jobs; • Under this same set of land use assumptions, the City is estimated to gain one- time revenues of more than $6.2 million during redevelopment of the parcels; ■ The City is also forecast to receive an increase in recurring annual tax revenues of nearly $2.3 million, beginning in 2013. Page 9 of 9 October 3, 2005 ORDINANCE NO. 5242 December 11, 2006 NNW Renton City Council Minutes Page 451 Ordinance #5249 An ordinance was read amending Section 4-1-220, Property Tax Exemption for Planning: Multi -Family Multi -Family Housing in Residential Targeted Areas, of Chapter 1, Housing Property Tax Administration and Enforcement, of Title IV (Development Regulations) of Exemption, Sunset Clause City Code by extending the sunset to 12/31/2009 for applications for the Extension property tax exemption for multi -family housing in residential targeted areas. MOVED BY LAW, SECONDED BY BRIERS, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5250 An ordinance was read amending the 2006 Budget by using $12,500 from the Fire: Renton Heart Month Fund 010 fund balance for the purpose of purchasing equipment for 2007 Activities, Budget Amend Renton Heart Month activities. MOVED BY LAW, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5251 An ordinance was read providing for the 2006 year-end budget amendments in Budget: 2006 Year -End the total amount of $1,031,418. MOVED BY LAW, SECONDED BY Amendments CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. NEW BUSINESS Noting the recent snowstorm, Councilman Persson complimented the City street Public Works: Street Crews, crews for their efforts in clearing the snow. Mayor Keolker noted that crews Snowstorm Response worked around the clock to clear the streets. Airport: Layout Plan Update Councilwoman Palmer acknowledged the concerns of citizens regarding the new jet center at the Renton Municipal Airport. She assured that comments are listened to, and indicated that an open house regarding the matter is scheduled for January 16. MOVED BY PALMER, SECONDED BY PERSSON, COUNCIL REFER THE PREFERRED AIRPORT LAYOUT PLAN TO THE AIRPORT ADVISORY ,COMMITTEE. CARRIED. Development Services: Boeing MOVED BY CLAWSON, SECONDED BY CORMAN, COUNCIL REMOVE Subdistrict I Planned Action THE BOEING SUB -DISTRICT 1-B PLANNED ACTION ITEM FROM COMMITTEE OF THE WHOLE. CARRIED. ADJOURNMENT MOVED BY NELSON, SECONDED BY PERSSON, COUNCIL ADJOURN. CARRIED. Time: 9:40 p.m. &WVLX� 4. LtJa> Bonnie I. Walton, CMC, City Clerk Recorder: Michele Neumann December 11, 2006 December 11, 2006 Renton City Council Minutes Page 449 Development Services: Planning and Development Committee Chair Briere presented a report Removal of Restrictive concurring with the staff recommendation to remove restrictive covenants Covenants on Dalpay placed on the Dalpay properties (tax nos. 30423059273, 0423059273, and Properties, Union Ave NE 142305235) in 1984, and recorded by King County as no. 8404300578. The properties are located at the northwest quadrant of the intersection of NE 12th St. and Union Ave. NE. The property owner James Dalpay requested consideration of this action. Staff concurred due to conflicts between the recorded restrictions and current Comprehensive Plan policy. MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Utilities Committee Utilities Committee Chair Clawson presented a report recommending Utility: Oversizing concurrence in the staff recommendation to approve the request for Reimbursement for Water reimbursement in the total amount of $53,750 from JDA Group LLC, for costs Main, Sixth Street Short Plat, related to the installation of a new eight -inch water line in NW 6th St. as JDA Group requested by the City's Utility Division. City Code allows developers to request the City to participate in the cost of the utility improvement when the City requires a route for the utility that is more expensive than other potential routes for the best interest of the City and the general locality. MOVED BY CLAWSON, SECONDED BY BRIERE, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. RESOLUTIONS AND The following resolutions were presented for reading and adoption: ORDINANCES Resolution #3847 A resolution was read approving the Cottages at Honey Creek Final Plat; Plat: Cottages at Honey Creek, approximately 4.1 acres located at 4821 NE Sunset Blvd. MOVED BY NE Sunset Blvd, FP-06-041 BRIERS, SECONDED BY CLAWSON, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. Resolution #3848 A resolution was read approving the Savannah at the Park Final Plat; Plat: Savannah at the Park, approximately 1.73 acres located in the vicinity of the 900 block of Union Ave. Union Ave NE, FP-06-127 NE. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinances were presented for first reading and advanced for second and final reading: Development Services: Boeing An ordinance was read designating a Planned Action for Sub -District 1-13 of the Subdistrict 113 Planned Action Boeing Renton Plant property, an approximately 51-acre parcel bounded by Logan Ave. N., Garden Ave. N., N. 8th St., and N. 6th St. MOVED BY �1 BRIERE, SECONDED BY PALMER, COUNCIL ADVANCE THE ORDINANCE FOR SECOND AND FINAL READING. CARRIED. Ordinance #5242 Following second and final reading of the above -referenced ordinance, it was Development Services: Boeing MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL ADOPT THE Subdistrict I Planned Action ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Annexation: Maplewood An ordinance was read annexing approximately 60.5 acres of property located Addition, Maple Valley Hwy primarily along the south side of SE Renton - Maple Valley Hwy. east of Maplewood Gardens and west of the Cedar River where it crosses under the SE Renton - Maple Valley Hwy. (Maplewood Addition). MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADVANCE THE ORDINANCE FOR SECOND AND FINAL READING. CARRIED. L= RENTON CITY COUNCIL Regular Meeting December 11, 2006 Council Chambers Monday, 7 p.m. MINUTES Renton City Hall CALL TO ORDER Mayor Kathy Keolker called the meeting of the Renton City Council to order and led the Pledge of Allegiance to the flag. ROLL CALL OF RANDY CORMAN, Council President; DON PERSSON; MARCIE PALMER; COUNCILMEMBERS TERRI BRIERS; DENIS LAW; DAN CLAWSON; TONI NELSON. CITY STAFF IN KATHY KEOLKER, Mayor; JAY COVINGTON, Chief Administrative ATTENDANCE Officer; LAWRENCE J. WARREN, City Attorney; BONNIE WALTON, City Clerk; GREGG ZIMMERMAN, Planning/Building/Public Works Administrator; JILL DING, Senior Planner; MICHAEL BAILEY, Finance and Information Services Administrator; ALEX PIETSCH, Economic Development Administrator; REBECCA LIND, Planning Manager; DON ERICKSON, Senior Planner; TERRY HIGASHIYAMA, Community Services Administrator; MARTY WINE, Assistant CAO; CHIEF I. DAVID DANIELS, Fire Department; COMMANDER KENT CURRY, Police Department. PUBLIC HEARINGS Development Services: Boeing Subdistrict 1 B Planned Action TR This being the date set and proper notices having been posted and published in accordance with local and State laws, Mayor Keolker opened the public hearing to consider designating a Planned Action for Sub -District 1-B of the Boeing Plant Property, an approximately 51-acre parcel bounded by Logan Ave. N. on the west, Garden Ave. N. on the east, N. 8th St. on the north, and N. 6th St. on the south. Senior Planner Jill Ding reviewed the project history as follows: • October 2003 - Environmental Impact Statement (EIS) completed. • December 2003 - Comprehensive Plan amendment completed. • December 2003 - City and Boeing established a development agreement. • November 2005 - Conceptual plan for redevelopment approved. Ms. Ding stated that the parcel can be divided into two major components. The northern 21.2 acres, which Harvest Partners has a right of first offer to purchase, is known as the ROFO area. The remaining southern 29.5 acres is referred to as the Boeing remainder. She explained that development of the ROFO area would likely include a large format retailer at the intersection of Logan Ave. N. and N. 8th St. Additionally, small and medium format supporting retail shops are envisioned along both sides of Park Ave. N. Regarding the Boeing remainder area, Ms. Ding indicated that Boeing will continue to utilize four existing office buildings and three parking garages. She noted that near term changes are not proposed for these buildings. Ms. Ding pointed out that approximately 12.85 acres interspersed between the office buildings have been identified for potential redevelopment. Potential redevelopment may include multi -family residential, medium and small format retail shops, and office or lab buildings. She concluded that the Planned Action legislation, combined with the approved 2003 EIS and development agreement, streamlines the permitting process by utilizing existing environmental documentation. Staff recommends that Council: cancel the referral of this issue to Committee of the Whole; approve the use of the existing environmental documentation contained within the December 11, 2006 Renton City Council Minutes __ _ Page 439 Boeing EIS for future redevelopment of the site; and present the ordinance for first and second reading tonight. Public comment was invited. There being none, it was MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. (See page 449 for ordinance, and page 451 for additional Council action.) Annexation: Maplewood This being the date set and proper notices having been posted and published in Addition, Maple Valley Hwy accordance with local and State laws, Mayor Keolker opened the public hearing to consider the proposed annexation and zoning of 60.5 acres, located south of Maple Valley Hwy. (SR-169), east of 130th Ave. SE, and north and west of the Cedar River (Maplewood Addition). Senior Planner Don Erickson reported that the Boundary Review Board (BRB) approved the original 60.5-acre area as part of an expanded annexation of 345 acres. The first public hearing on zoning for the 345 acres was held on 8/7/2006. He explained that the 11/9/2006 State Supreme Court decision (Interlake Sporting Association vs. Boundary Review Board) invalidates the BRB's authority to expand an annexation area's original boundaries; therefore, this second zoning public hearing is for the original 60.5-acre area. Mr. Erickson stated that the area contains 161 single-family dwellings and an Aquifer Protection Area 1. Both Renton and Maplewood Addition Water Cooperative derive their potable water from sole source aquifers beneath the Cedar River. Reviewing the public services, he indicated that the area is served by Maplewood Addition Water Cooperative, Renton sewer, Cedar River Water and Sewer District, Fire District #25, and the Renton School District. In regards to the fiscal impact analysis, Mr. Erickson indicated that the estimated annual fiscal cost to the City is $39,256. Turning to the zoning of the area, Mr. Erickson reported that existing King County zoning is R-6 (six dwelling units per gross acre), and the City's Comprehensive Plan designates the area as Residential Low Density for which R-4 (four dwelling units per net acre) zoning is proposed. In conclusion, he relayed staffs recommendation to approve the ordinances. Public comment was invited. Iola Puckett, 15270 Pine Dr., Renton, 98058, stated that she had requested to be a party of record for this matter. However, she clarified that she actually wants to be a party of record for the annexation of the Wonderland Estates Mobile Home Park and the Aqua Barn area. There being no further public comment, it was MOVED BY BRIERE, SECONDED BY NELSON, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL HOLD FIRST AND SECOND READINGS OF THE ORDINANCES ANNEXING THE 60.5-ACRE MAPLEWOOD ADDITION ANNEXATION SITE AND REZONING THE NON -STREET PORTIONS TO R-4 CONSISTENT WITH THE COMPREHENSIVE PLAN'S RESIDENTIAL LOW DENSITY DESIGNATION FOR THIS SITE. CARRIED. (See page 449 for ordinances.) Planning: East Renton Plateau This being the date set and proper notices having been posted and published in PAA Future Zoning accordance with local and State laws, Mayor Keolker opened the public hearing to consider prezoning for the entire East Renton Plateau Potential Annexation E� 0/ City of Renton PUBLIC INFORMATION HANDOUT December It 2006 Sub -District 1-B Planned Action For additional information, please contact: Jill Ding, Project Manager; City of Renton Development Services Division; (425) 430-7219 ISSUE: The Boeing, Co. is requesting approval of planned action legislation, which would be combined with the Boeing Renton Comprehensive Plan Amendment Environmental Impact Statement (EIS) completed in October 2003. The approval of planned action legislation would streamline the permitting process by utilizing existing environmental documentation, as allowed by RCW 43.21C.031 and WAC 197-11-164, 168 and 315. As a result of approving planned action legislation, the applicant would be required to submit an environmental consistency analysis with each phase of the project and receive subsequent approvals from the City's Environmental Review Committee (ERC). The consistency analysis would be required as individual master plans and/or site plans are proposed. In addition, the adoption of planned action legislation provides added entitlement and scheduling predictability as the developer begins to prepare for the redevelopment of the 51 acre Sub -District 1-B site. Boeing submitted a conceptual plan prepared by Seneca Real Estate Group Inc., which indicates that the northern 31.2 acres of the property is expected to become surplus and brought forward for redevelopment in the immediate future. This property is under a "right of first refusal" agreement with Harvest Partners, the owner and developer of the 46 acres of property formerly owned by Boeing immediately adjacent to this property to the north. Boeing proposes that this initial parcel be developed with as much as 270,000 square feet of retail. The remaining property is expected to be retained by Boeing for 5 to 10 years. However, upon redevelopment, as much as 900,000 square feet of lab and/or office, as well as some additional retail and multi -family housing, could be developed in and around the 660,000 square feet of existing office buildings, which are anticipated to be sold and re -occupied by other companies. RECOMMENDATION: The Development Services Division is recommending that the City Council adopt Planned Action legislation in order to use the existing Boeing Renton Comprehensive Plan Amendment EIS as the SEPA environmental document for the redevelopment of the Sub - District 1-B site. L J CRO SUR . . ....... ti'g R- IIISub-District 6 k- mA FA 10 Sub -District m Elf ,L-W mmm ZZ '� ��� ►, a ON �Ad W Am oil M HIME Jrban Center North District Districts Subject to Conceptual Plan Approval Note; District boundaries kx*jde dedicated R-O-W Econorak Dmdopiamt Ncighborhoods and Strategic P"jAg Alen Pidsch. Ad.WareW -p O. Del liq.rrio 13 Sub -areas Exhibit ' `ow Environmental Impact Statement (EIS) was completed in October 2003. Comprehensive Plan Amendment was completed in December 2003. The City and Boeing established a Development Agreement in December 2003. A Conceptual Plan for redevelopment was approved November 14, 2005. The approved Conceptual Plan includes approximately 50.7 acres. 3 L \MF i XIS1lNG ( I EXISTING \ 1 nvnGE-. GRRRC r � � OP-2 DP-1 P �DP-3 { ; L/O MF ! zo UO �, ; L/O i DP-(4' The 50.7 acre project site can be divided into 2 major components: Harvest Partner's has a Right of first Offer to purchase the northern 21.2 acres, which is referred to as the ROFO area-, and The remaining 29.5 acres is referred to as the Boeing Remainder. 0 R R R = _ -► 1 ;rR ?EJF❑ Development would likely include: Large format "destination" retailer on the nortim'est portion of the site at the intersection of Logan Ave N and N h`' Street I arvest Partners has indicated the large format retailer would be 135,000 — 140.000 square feet in area and approximately 45 Feet in lice ht; -� Small and Medium format stIpporting retail shops are envisioned along both sides of Park Avenue; -The small and medium format retail shops would total 85,000 — 90,000 square feet. z 1 14 BOCII)g would COIAIIILIC to UtIll/c 4 existing office I)Lllldiil,,s and 3 parkilig ()(11,W-les and no near term changes are proposed to these I)Lll]dlllYS. - - - - - - - - - - - - Approximately 12.85 acres ' interspersed betNveen the office CMFll EXISTING EXISTING t)Lllldlii(,s have been identified f'Ol' G, F' CA AGE G 1-� Ell ARAGF DP-2 Potential redevelopment and DP-1 I " 0 P DP-3 WOUld be Subdivided into f'OLII- CMF— ): DP-4 parcels. L/O L Potential redevelopment would may IIICIUde: V Multi -family residential developilicilt: V Medium and small format retalI specialty shops-, and V Office or lab buildings. 0 I - Lai-(-Tc format retailer; Mix of high quality national, regional and local specialty tenants and restaurants. 7 The Planned Action Legislation Combined with the approved 2003 EIS and Development Agreement. Streamlines the permitting process by utilizing existing environmental documentation: ✓Provides added entitlement and scheduling predictability. Allowed under RCW 43.21 C.031 and WAC 297-11-164, 168 and 315. 0 The City Council Cancel the Referral to Committee of'the Whole Oil this ISSLIC", Approve the Use of the Existing Environmental Documentation Contained within the Boeing EIS for future redevelopment of` the site. Development to occur consistent with the Approved COIICCPtLial Plan for Sub - District I -B: Present the Planned Action Ordinance regarding this matter for First and Second Reading tonight. I O o ' .a o= n7 CD n ° S' �' °CD ono M ° C" CD a CD CD( � d r. r, cD CD CDCD CD w �+ ►�" CDCD a ulp C-D �� ., ... A cL oo`° D �� °.y 6' � '�' TJ p p O 7J C� a O E3 `0 O CD CD CD a 00 CD O C `=0�4 'QCD � �' `Z a m tfq n a.�: " ° BCD p N w o O rn o CD :: 0 Z .00, CD CD F ° a •o C" Z n w CD C cro ^t CD �.' "'j O M CD < o. °c°D ro Tv y C1 c' m n f pa �CD O a a ?, a ? CC, v � o`� �m �, a¢ .•atr� tiQ Qa a �r-;roan m Z� CDcrq CD rt 0 NOTiCE �'&Vo/ RENTON CITY COUNCIL U CIL PUBLIC HEARING ON DECEMBER 11, 2006 AT 7:00 P.M. RENTON CITY HALL COUNCIL CHAMBERS 1055 SOUTH GRADY WAY TO CONSIDER THE FOLLOWING: Designating a planned action for sub -district 1-13 of the Boeing Renton Plant property, an approximately 51-acre parcel bounded by Logan Ave. N. on the west, Garden Ave. N. on the east, N. 8t" St. on the north, and N. 6t" St. on the south. All interested parties are invited to attend and present written and/or oral comments. Complete legal description & further information available in the City Clerk's Office — 425-430-6510 Warning! The removal, mutilation, destruction, or concealment of this notice is a misdemeanor punishable by fine and imprisonment. J LOCATIONS OF POSTINGS FOR: Designating a planned action for sub -district 1-B of the Boeing Renton Plant property, an approximately 51-acre parcel bounded by Logan Ave. N. on the west, Garden Ave N. on the east, N. 81h St. on the north, and N. 61h St. on the south. �'qG- 60, fike `T A)o . 2. 3. 4. (200 , N1S�1(vq 5. JU 6. CERTIFICATION STATE OF WASRNGTON) )ss COUNTY OF KING ) I Z� hereby certify that copies of the attached notice were posted by me regarding the property described above on the day of /l o, , 20yU SIGNED SUBSCRIBED AND SWORN TO BEFORE ME this 29 day of t" e 20_,�L. SIGNED: Printed Name: �� SCs _� NOTARY PUBLIC in and for the Sta e of Washington, Residing at o� tG-,-7 My Commission Expires: 1:%Publications\Posting confrmation.doc Gwba 1'1 RENTON CITY COUNCIL PUBLIC HEARING ON DECEMBER 11, 2006 AT 7:00 P.M. RENTON CITY HALL COUNCIL CHAMBERS 1055 SOUTH GRADY WAY TO CONSIDER THE FOLLOWING: Designating a planned action for sub -district 1-B of the Boeing Renton Plant property, an approximately 51-acre parcel bounded by Logan Ave. N. on the west, Garden Ave. N. on the east, N. 8t" St. on the north, and N. 6t" St. on the south. All interested parties are invited to attend and present written and/or oral comments. Complete legal description & further information available in the City Clerk's Office — 425-430-6510 Warning! The removal, mutilation, destruction, or concealment of this notice is a misdemeanor punishable by tine and imprisonment. RM rs' CITY OF RENTON NOTICE OF PUBLIC HEARING RENTON CITY COUNCIL NOTICE IS HEREBY GI'VEN that the Renton City Council has fixed the 1 lth day of December, 2006, at 7:00 p.m. as the date and time for a public hearing to be held in the seventh floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, WA 98055, to consider the following: Designating a planned action for sub -district 1-B of the Boeing Renton Plant property, an approximately 51-acre parcel bounded by Logan Ave. N. on the west, Garden Ave. N. on the east, N. 8th St. on the north and N. 61h St. on the south. All interested parties are invited to attend the hearing and present written or oral comments regarding the proposal. Renton City Hall is in compliance with the American Disabilities Act, and interpretive services for the hearing impaired will be provided upon prior notice. For information, call 425-430-6510. Bonnie I. Walton City Clerk Published King County Journal December 1, 2006 Account No. 50640 11/30/2006 - Notice sent to 113 Parties of Record per attached labels. L.Johnson cc: Jennifer Henning �- F ". � II i .._ �fa S. - - M 1995 MANN LIMITED FAMILY PA AJAYI JUDITH C ARAGON HECTOR & FRAULEIN C/O D MANNd 415 WILLIAMS AVE N MACA 17437 SE 102 St RENTONWA 98055 1803 N 185TH ST , RENTON, WA 98059 SEATTLE, WA 98133 BARNES CLIFFORD SR & DENICE BOEING COMPANY, THE BRAINARD IRENE 505 WILLIAMS AVE N 100 N RIVERSIDE M/C 5003-4027 1725 SE 16TH PL RENTON, WA 98055 CHICAGO, IL 60606 RENTON, WA 98055 BROSKA BRYAN P & ANN K BRUSH TRICIA CAO MIN & ZHIDONG WANG 451 WILLIAMS AVE N 514 WILLIAMS AVE N 702 175T" PL NE RENTON, WA 98055 RENTON, WA 98055 BELLEVUE, WA 98008 CARRILLO JOSE LUIS & ZAYDA N CHENG KAM KEUNG & ANGELA W C CHICOINE, LEE 530 PELLY AVE N 229 SW 193RD PL 406 BURNETT AVE N RENTON, WA 98055 NORMANDY PARK, WA 98166 RENTON, WA 98055 CHIEN TE-YU CLANCY HEATHER K & MEGAN M COLLINS BRUCE DONALD C/O PRESTIGE PROP MNGMNT 505 PELLY AVE N PO BOX 2996 12505 BEL-RED RD RENTON, WA 98055 RENTON WA 98056 BELLEVUE, WA 98005 COLLODI FLORIO CORNELIUS WILLIAM E & JODIE C CRECELIUS LEWIS 3709 JONES AVE NE 201 SW 5"' PL. #M-201 428 BURNETT N RENTON, WA 98056 RENTON, WA 98055 RENTON, WA 98055 CUTTING LARRY D DASH 80 LP DEADMAN ROBERT C 16919 150' AVE SE 440 N FIRST ST #200 520 BURNETT AVE N RENTON, WA 98058 SAN JOSE, CA 95112 RENTON, WA 98055 DENNISON DAYTON & MARILYNN DETHMAN PAMELA J EMERY SAM E 3717 LK WASH BL N 428 WILLIAMS AVE N 2522 N PROCTOR ST #12 RENTON, WA 98056 RENTON, WA 98055 TACOMA, WA 98406 FACILITIES & OPERATIONS CTR FAKHARZADEH AMIR FARBER KENNETH W OFFICE OF THE EXECUTIVE DIR 11226 AUBURN AVE S 524 WELLS AVE N 300 SW 7 ST RENTON, WA 98055 SEATTLE, WA 98178 RENTON, WA 98055 FASHAW PAUL A FEDERAL RECOVERY OF WA FISH JOHN T & N VEANN TAWNEY 436 WILLIAMS AVE N PO BOX 1435 526 PELLY AVE N RENTON, WA 98055 TACOMA, WA 98401 RENTON, WA 98055 :..+, FIX GRACE FLYNN TERRY FRANKLIN IRA L & BEVERLY K PO BOX 202 516 PELLY AVE N 537 WILLIAMS AVE N DUVALL, WA 98019 RENTON, WA 98055 RENTON, WA 98055 FUNG LAWRENCE H & JUNE C GALLUZZO JOHN & LINDA GASSER JOHN K 6349 52ND AVE S 8519 129TH PL SE 708 N 5TH ST SEATTLE, WA 98118 NEWCASTLE, WA 98056 RENTON, WA 98055 GIETZEN JEFF D & JENNIFER GIOMETTI RAY GRAHAM JOHN M 21701 HWY 99 323 PELLY AVE N PO BOX 2428 LYNNWOOD, WA 98036 RENTON, WA 98055 KIRKLAND, WA 98083 GREENSTEIN TODD & STACEY GUNDMUNDSON NANCY L HABITAT FOR HUMANITY OF 517 PELLY AVE N 102 LAKE AVE S SEATTLE SOUTH KING COUNTY RENTON, WA 98055 RENTON, WA 98055 13925 INTERURBAN AVE S, STE A SEATTLE, WA 98168 HART SHIRLEY HOLMAN MICHAEL P & ANNETTE L HOLMES, DENNIS W 512 PELLY AVE N 421 WILLIAMS AVE N 546 N WILLIAMS RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 HOOT CHERYL L HOWE EVELYN J IRVIS KATHLEEN M 16434 SE 235TH ST 14548 SE 51 ST ST 500 PELLY AVE N KENT, WA 98042 BELLEVUE, WA 98006 RENTON, WA 98055 JEFF'S AUTO REPAIR INC KAERCHER RICK KOWALSKI EMIL J 21701 HWY 99 PO BOX 8 432 N WILLIAMS ST LYNNWOOD, WA 98036 HOBART, WA 98025 RENTON, WA 98055 KUNOVSKY ALAN M KURASPEDCANI TIM LUALAINEN, ANGELA 8441 SE 68TH ST #221 PO BOX 208 314 GARDEN AVE N MERCER ISLAND, WA 98040 MAPLE VALLEY, WA 98038 RENTON, WA 98055 LAWRENCE DAVID T & CHERYL LEAHY JEFFREY M MARSHALL JOHN R M 13306 SE 196TH ST 524 WILLIAMS AVE N 420 WILLIAMS AVE N RENTON, WA 98058 RENTON, WA 98058 RENTON, WA 98055 MATHWIG DAVID J MCEVOY AL B & SALLY G MEAD ROBERT C 440 PELLY AVE N 18321 SE 147' PL 432 BURNETT AVE N RENTON, WA 98055 RENTON, WA 98059 RENTON, WA 98055 NNW, "Noe MORELAND DON & BOB MORITZ GARY MUNAGLIA DOMINIC A & TERR M 809 N 6TH #3 2525 NE 24' ST 518 BURNETT AVE N RENTON, WA 98055 RENTON, WA 98056 RENTON, WA 98055 MUNSON ERIC M MUNSON RONALD W & ELIZABETH A NAICKER KESVAN 433 WILLIAMS AVE N 623 CEDAR AVE S 8312 132ND ST E RENTON, WA 98055 RENTON, WA 98055 PUYALLUP, WA 98373 NGUYEN LINH M NICOLI DARIO & CAROL E TRUSTE O'DONIN, MIKE 1509 MCDOUGALL AVE C/O MARIO J NICOLI 423 PELLY AVE N EVERETT, WA 98201 529 WELLS AVE N RENTON, WA 98055 RENTON, WA 98055 OLSON CARRIE K OLSON JERRY R P & L VENTURES 502 WILLIAMS AVE N 13802 SE 141IT ST 17915 NE 19TH PL RENTON, WA 98055 RENTON, WA BELLEVUE, WA 98008 ATTN: CORPINC PERAZA EDUARDO & OLGA URQUIETA PETCHNICK GRATZER & GUNDERSON O BO 1518 ACCOUNTING 508 WILLIAM AVE N 534 WELLS AVE N BELLEVUE, WA 98009 RENTON, WA 98055 RENTON, WA 98055 POZEGA JUSTIN A PRITCHARD JANELLE RAE RENTON SCHOOL DISTRICT 414 BURNETT AVE N 431 WILLIAMS AVE N 300 SW 7TH ST RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 REUTIMANN LINDA JEAN RIFFLE GARY M RIFFLE GARY & IiNDA 7025 116TH AVE SE 541 PARK AVE N 16846 188TH AVE SE NEWCASTLE, WA 98056 RENTON, WA 98055 RENTON, WA 98058 ROGOJIN PETER & LINDA M RUBIO ANTONIO CASTILLO RUSSO ROBERT A 7634 S LAKERIDGE DR 1006 N 5TH ST 528 WELLS AVE N SEATTLE, WA 98178 RENTON, WA 98055 RENTON, WA 98055 SANTOS CRISPIN C & LILIBETH C SCHULTZ NORMAN CORP SCHULTZ NORA 444 WILLIAM AVE N 7634 S SUNNYCREST RD 540 WILLIAMS AVE N #12 RENTON, WA 98055 SEATTLE, WA 98178 RENTON, WA 98055 SHARMA VISHNU DEO SIMMS DANIEL & VICKIE FRIEND SIMPSON MICHAEL G & ANDREA L 16446 11TH AVE SE 20901 134TH PL SE 450 WILLIAMS AVE N RENTON, WA 98055 KENT, WA 98042 RENTON, WA 98055 SMITH, JOHN F & SHARON L SWANKE CRAIG D 12216 164TH AVE SE 509 WILLIAMS AVE N RENTON, WA 98059 RENTON, WA 98055 THOMPSON HEATHER TOMICH RONNIE 702 N 5TH ST 30738 229TH PL SE RENTON, WA 98055 BLACK DIAMOND, WA 98010 UYSAL MEHMET ULYSAL MEHMET & RAZIYE 527 WILLIAMS AVE N 529 WILLIAMS AVE N RENTON, WA 98055 RENTON, WA 98055 WEBB PAUL & MELINDA 1 WEISS CONNIE J 541 WELLS AVE N 531 PELLY AVE N RENTON, WA 98055 RENTON, WA 98055 WIEMEYER CHARLES A II WONG PHILIP J 1220 N 5TH ST 4067 24M PL S RENTON, WA 98055 SEATTLE, WA 98108 YAMAMOTO DICK ZWICKER RICHARD D & MARTHA G 10811 SE LAKE RD 446 PELLY AVE N BELLEVUE, WA 98004 RENTON, WA 98055 SHAUNTA HYDE RICK FORD PO BOX 3707, MC 14-49 PO BOX 3707, MC SEATTLE, WA 98124 MC 6301 SEATTLE, WA 98124 Jerry Hillis Hillis, Clark, Martin, & Peterson Law Offices Rob King 500 Galland Building Harvest Partners 1221 Second Avenue 20503 88th Avenue West Seattle, WA 98101-2925 Edmonds, WA 98026 THOMASON DEBRA L 916N5TH ST RENTON, WA 98055 TRAN PHUOC & THI NUOI FANG TU 438 BURNETT AVE N RENTON, WA 98055 VIDELL VICTOR E & LANCE M 536 BURNETT AVE N RENTON, WA 98055 WHEELER MELANIE 512 WILLIAMS AVE N RENTON, WA 98055 WOODALL WENDELL 329 NW 2ND PL RENTON, WA 98055 BOEING REALTY PO BOX 3707, MC 1F-58 SEATTLE, WA 98124 JAN FEDOR PO BOX 3707, MC MC 6301 SEATTLE, WA 98124 CITY OF RENTON NOTICE OF PUBLIC HEARING RENTON CITY COUNCIL NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 1Ith day of December, 2006, at 7:00 p.m. as the date and time for a public hearing to be held in the seventh floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, WA 98055, to consider the following: Designating a planned action for sub -district 1-B of the Boeing Renton Plant property, an approximately 51-acre parcel bounded by Logan Ave. N. on the west, Garden Ave. N. on the east, N. 8th St. on the north and N. 6th St. on the south. All interested parties are invited to attend the hearing and present written or oral comments regarding the proposal. Renton City Hall is in compliance with the American Disabilities Act, and interpretive services for the hearing impaired will be provided upon prior notice. For information, call 425-430-6510. I Bonnie I. Walton City Clerk Published King County Journal December 1, 2006 Account No. 50640 w k November 27, 2006 Renton City Council Minutes , Page 415 hearing process pertaining to the Comprehensive Plan amendments was invalid, and voiced her support for the appeals that were filed concerning environmental issues and the public hearing process. Ms. Petersen emphasized that citizens should not be forced to spend their money on legal services in order to do what the City should already be doing in regards to these matters. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 11/13/2006. Council concur. 11 / 13/2006 Appointment: Municipal Arts Mayor Keolker reappointed Kristi Hand, 517 Smithers Ave. N., Renton, 98057; Commission Marie McPeak, 409 Jefferson Ave. NE, Renton, 98056; Evelyn Reingold, 833 SW Sunset Blvd., L-56, Renton, 98057; and Eleanor Simpson, 418 Wells Ave. N., Renton, 98057, each to the Municipal Arts Commission for a three-year term expiring 12/31/2009. Council concur. Annexation: Preserve Our Administrative, Judicial and Legal Services Department recommended approval Plateau, SE 128th St of a resolution regarding the Preserve Our Plateau Annexation election requesting that King County produce a voter's pamphlet, authorizing election steps, and transmitting the ballot title. Council concur. (See page 416 for resolution.) Community Services: Henry Community Services Department recommended approval of the proposed 2007 Moses Aquatic Center Fees Henry Moses Aquatic Center fee schedule. Refer to Committee of the Whole. Community Services: Facility Community Services Department recommended approval of the proposed 2007 and Recreation Fees & Rates facility and recreation fees and rates schedule related to athletic field fees, Carco Theatre rental rates, Community Center rental rates, and park picnic shelter fees. Refer to Committee of the Whole. Development Services: Boeing Development Services Department recommended adoption of an ordinance Subdistrict 1 B Planned Action regarding the Planned Action for Subdistrict 1 B of the Boeing Renton Plant y property; approximately 51 acres bounded by Logan Ave. N., Garden Ave. N., N. 8th St., and N. 6th St. Refer to Committee of the Whole; set public hearing on 12/ 11 /2006. Development Services: Development Services Division recommended approval to remove restrictive Removal of Restrictive covenants imposed in 1984 (R-83-033) on the Dalpay properties located on Covenants on Dalpay Union Ave. NE between NE 12th St. and Sunset Blvd. NE, as the covenants are Properties, Union Ave NE now outdated and in conflict with the goals of the current Comprehensive Plan. Refer to Planning and Development Committee. Plat: Windstone II, Mt Baker Development Services Division recommended approval of the Windstone II Ave NE, FP-04-124 Short Plat as a Final Plat; nine single-family lots and one tract on 3.6 acres located north of NE 17th St. at Mt. Baker Ave. NE. Council concur. (See page 417 for resolution.) Council: 2007 Legislative Economic Development, Neighborhoods and Strategic Planning Department Priorities recommended adoption of the proposed 2007 legislative priorities. Refer to Committee of the Whole. Annexation: Maplewood Economic Development, Neighborhoods and Strategic Planning Department Addition, Maple Valley Hwy recommended a public hearing be set on 12/11/2006 to consider the proposed Maplewood Addition Annexation and associated zoning; 60.5 acres located at 130th Ave. SE and Maple Valley Hwy. Council concur. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. CN..: OF RENTON COUNCIL AGENDA,.,, LL Submitting Data: Dept/Div/Board.. Development Services Staff Contact...... Jill K. Ding, Senior Planner x7219 Subject: Planned Action for Sub -district 1-B of the Boeing Renton Plant property. Exhibits: Issue Paper Draft Ordinance Conceptual Redevelopment Plan Committee of the Whole Committee Report, which approved Conceptual Plan (Approved 11/14/2005) Al #: , For Agenda of. November 27, 2006 Agenda Status Consent .............. Public Hearing.. Correspondence.. Ordinance............ Resolution............ Old Business........ New Business...... Study Sessions..... Information......... X X Recommended Action: Approvals: Refer to Committee of the Whole and set a public Legal Dept......... X hearing for December 1 lth. Finance Dept...... Other ............... Fiscal Impact: Expenditure Required... Transfer/Amendment....... Amount Budgeted....... Revenue Generated......... Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The Boeing, Co. is requesting the approval of an ordinance designating a planned action for sub- district 1-B of the Boeing Renton Plant property, an approximately 51 acre parcel bounded by Logan Avenue N on the west, Garden Avenue N on the east, N 8th Street on the north, and N 61h Street on the south. A conceptual plan was approved by the City Council on November 14, 2005. STAFF RECOMMENDATION: Adopt the proposed Planned Action Ordinance. Rentannet/agnbill/ bh nAW PLANNING/BUILDING/ ♦ PUBLIC WORKS DEPARTMENT M E M O R A N D U M DATE: October 27, 2006 TO: Randy Corman, Council President Members of the Renton City Council VIA: Kathy Keolker, Mayor FROM: Gregg Zimmerma ministrator Planning/Building/Public Works Department STAFF CONTACT: Jill Ding (ext. 7219) SUBJECT: Sub -district 1-B Planned Action Ordinance ISSUE• Should the City of Renton adopt the proposed Planned Action Ordinance prepared by The Boeing Co., which would be combined with the Boeing Renton Comprehensive Plan Amendment Environmental Impact Statement (EIS) completed in October of 2003? RECOMMENDATION: Staff recommends adopting the proposed Planned Action Ordinance. BACKGROUND SUMMARY: The Boeing, Co. is requesting approval of planned action legislation, which would be combined with the Boeing Renton Comprehensive Plan Amendment Environmental Impact Statement (EIS) completed in October 2003. The approval of planned action legislation would streamline the permitting process by utilizing existing environmental documentation, as allowed by RCW 43.21C.031 and WAC 197-11-164, 168 and 315. As a result of approving planned action legislation, the applicant would be required to submit an environmental consistency analysis with each phase of the project and receive subsequent approvals from the City's Environmental Review Committee (ERC). The consistency analysis would be required as individual master plans and/or site plans are proposed. In addition, the adoption of planned action legislation provides added entitlement and scheduling predictability as the developer begins to prepare for the redevelopment of the 51 acre site. Boeing submitted a conceptual plan prepared by Seneca Real Estate Group Inc., which indicates that the northern 31.2 acres of the property is expected to become surplus and brought forward for redevelopment in the immediate future. This property is under a "right of first refusal" agreement with Harvest Partners, the owner and developer of the 46 acres of property formerly owned by Boeing immediately adjacent to this property to the north. Boeing proposes that this initial parcel be developed with as much as 270,000 Page 2 of 2 w October 27, 2006 square feet of retail. The remaining property is expected to be retained by Boeing for 5 to 10 years. However, upon redevelopment, as much as 900,000 square feet of lab and/or office, as well as some additional retail and multi -family housing, could be developed in and around the 660,000 square feet of existing office buildings, which are anticipated to be sold and re -occupied by other companies. CONCLUSION: If the proposed Planned Action Ordinance were adopted by Council, the permitting process would be streamlined by utilizing existing environmental documentation. h:\division.s\develop.ser\dev&plan.ing\jkd\issue papers\subdist I b.doc FuuIR s�a�s G�NCEPTUAL PLAN ARCHITECTS SUB -DISTRICT 1-BKL '�®'F��''� ' . x 4TORY _ E BIOG_ 47AI'IAEit QN8L.OG: �f20�1f00 SF} :IV= tip, '.. :PARKING GARAGE LSG R RETAIL L LAB O OFFICE P PARKING GARAGE M f MULTI -FAMILY PEDESTRIAN CONNECTIONS GARAGE NOTE: MAX TWO 6-STORY BLOW. I=OFFICE (300.000 SF) WITH NEW 23 STORY PARKING GARAGE r DRAFT 10/ 10/06 8: 51 AM CITY OF RENTON, WASHINGTON ORDINANCE NO. AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON DESIGNATING A PLANNED ACTION FOR SUB -DISTRICT 1-B OF THE BOEING RENTON PLANT PROPERTY, AN APPROXIMATELY 51 ACRE PARCEL BOUNDED BY LOGAN AVENUE N., GARDEN AVENUE N., NORTH 8TH STREET, AND 6TH STREET WHEREAS, RCW 43.21C.031 and WAC 197-11-164, - 168, and - 172 allow and govern the application of a Planned Action designation; and WHEREAS, an Environmental Impact Statement has been prepared to study the impacts of redeveloping a portion of Boeing's Renton Plant property, which EIS is titled the Boeing Renton Comprehensive Plan Amendment EIS ("EIS"); and WHEREAS, the EIS analyzed the potential environmental impacts of mixed -use development on that portion of the Boeing Renton Plant known as Sub -District I-B (see Exhibit A); and WHEREAS, by Ordinance No. '5026, the City has amended the Comprehensive Plan Land Use Map for the Boeing Renton Plant from Employment Area — Industrial (EA -I), Employment Area — Transition (EA-T) and Employment Area Office (EA-0) to Urban Center North (UC-N), and WHEREAS, by Ordinance. No. 5027, the City has amended the Zoning Map for the Boeing Renton Plant from Center Office Residential (COR) and Commercial Office (CO), to Urban Center North 1 (UC-N 1); and WHEREAS, in 2003, the City and Boeing entered into a Development Agreement based on the analysis in the EIS, which is recorded under King County recording number ("Boeing Development Agreement") WHEREAS, on November 7, 2005, the City approved a Conceptual Plan for Sub - District 1-B ("I B Conceptual Plan"), attached as Exhibit B; and WHEREAS, an Environmental Consistency Analysis has been prepared for Sub -District 1B, which compares the proposed I Conceptual Plan to the range of development alternatives analyzed in the EIS; and WHEREAS, this Ordinance designates certain land uses and activities within Sub - District 1-B as "Planned Actions" that are consistent with the Urban Center North 1 (UC-NI) designation and zone; 103003-0166-000000/10869322_2.DOCI I ORDINANCE NO. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. Purpose. The City of Renton declares that the purpose of this ordinance is to: A. Set forth a procedure designating certain project actions within Sub -District 1-B as "Planned Actions" consistent with state law, RCW 43.21C.031; and B. Provide the public with an understanding as to what constitutes a Planned Action and how land use applications which qualify as Planned Actions within Sub -District I-B will be processed by the City; and C. Streamline and expedite future land use permit review processes for development in the Sub -District 1-B area that is consistent with the I Conceptual Plan by relying on existing detailed environmental analysis for this area. SECTION H. Findings. The City Council finds that: A. The EIS addresses all significant environmental impacts associated with the scenarios described in the EIS for Alternatives 1, 2, 3, and 4 as referenced therein, and the 1B Conceptual Plan is encompassed by and consistent with those Alternatives; and B. The mitigation measures contained in the Boeing Development Agreement, together with the City's development standards, and standard mitigation fees (Parks, Fire and Traffic), are adequate to mitigate any significant adverse environmental impacts of the proposed 1B Conceptual Plan; and C. The expedited permit review procedure set forth in this Ordinance is and will be a benefit to the public, will protect the environment, and will enhance economic development; and D. Opportunities for public involvement have been provided as part of the Comprehensive Plan redesignation, the Boeing Plant rezone, the EIS, and the Conceptual Plan review and approval process for Sub -District I-B. SECTION III. Designation of Planned Action; Procedure and Criteria for Evaluating and Establishing Projects as Planned Actions. A. Planned Action Designated. The Planned Action designation shall apply to the Sub -District 1-B site, as shown on Exhibit A, and associated off -site improvements. Uses and activities described in the 113 Conceptual Plan, attached as Exhibit B, subject to the thresholds described in Alternatives 1, 2, 3, and 4 analyzed in the EIS, and subject to the mitigation measures required by City Codes or contained in the Boeing Development Agreement, are designated Planned Actions pursuant to RCW 43.21.C.031 _ Additionally, the Planned Action designation shall apply to any off -site improvements necessitated by the proposed development on Sub -District 113, where the off -site improvements have been analyzed in the EIS. f03003-0166-000000/10869322 2.DOCI 2 ORDINANCE NO. B. Environmental Document. A Planned Action designation for a site -specific permit application shall be based on the environmental analysis contained in the EIS. The Development Agreement, together with existing City codes, ordinances, standard mitigation fees, and standards, shall provide the framework for a decision by the City to impose conditions on a Planned Action project. Other environmental documents incorporated by reference in the EIS may also be utilized to assist in analyzing impacts and determining appropriate mitigation measures. C. Planned Action Threshold. l . The land uses and development levels established by the 1 B Conceptual Plan, together with their customary accessory uses and amenities and associated off -site improvements, shall be considered Planned Actions pursuant to RCW 43.21.C.031. If amendments of the approved 1B Conceptual Plan exceed the maximum development parameters reviewed in the EIS, supplemental environmental review may be required under SEPA Rules. D. Planned Action Review Criteria 1. The Director of Development Services, or the Director's designee, is hereby authorized to designate a project application as a Planned Action pursuant to RCW 43.21 C.031(2)(a), if the project application meets WAC 197-11-172 and all of the following conditions: a) The project is located on Sub -District 1-B, or is an off -site improvement directly related to a proposed development on Sub -District 1-B; and b) The project is consistent with the Renton Comprehensive Plan adopted under RCW 36.70A; and c) The Director has determined that the project's significant environmental impacts have been adequately addressed in the EIS by reviewing the environmental checklist or other project review form as specified in WAC 190-11-315; and d) The project complies with the Planned Action threshold described in this Ordinance; and e) The Director has determined that the project's significant impacts have been mitigated through the application of the Boeing Development Agreement, as well as other City requirements, standard mitigation fees, and conditions, which together constitute sufficient mitigation for any significant environmental impacts associated with Sub -District 1-B development; and f) The proposed project complies with all applicable local, state and federal regulations, and where appropriate, needed variances or modifications or other special permits have been requested, and [03003-0166-000000110869322_2.DOC1 3 on ORDINANCE NO. g) The proposed project is not an essential public facility. E. Effect of Planned Action. 1. Upon designation by the Director that the project qualifies as a Planned Action, the project shall not be subject to a SEPA threshold determination, an environmental impact statement (EIS), or any additional review under SEPA_ 2. Designation as a Planned Action means that a proposed project has been reviewed in accordance with this Ordinance, and found to be consistent with the development parameters and environmental analysis included in the EIS. 3. Planned Actions will not be subject to further procedural review under SEPA. However, projects will be subject to conditions designed to mitigate any environmental impacts which may result from the project proposal, and projects will be subject to whatever permit requirements are deemed appropriate by the City under State and City laws and ordinances. F. Planned Action Permit Process. The Director shall establish a procedure to review projects and to determine whether they meet the criteria as Planned Actions under State laws and City codes and ordinances. The procedure shall consist, at a minimum, of the following: 1. Development applications shall meet the requirements of RMC Chapters 4-8 and 4-9. Applications shall be made on forms provided by the Department and shall include a SEPA checklist or revised SEPA checklist [where approved through WAC 197-11-315(2)] or such other environmental review forms provided by the Planning/Building/Public Work Department. The checklist may be incorporated into the form of an application; 2. The Director shall determine whether the application is complete as provided in RMC Chapter 4-8. 3. If the project application is within Sub -District 1-B, the application shall be reviewed to determine whether the proposed application is consistent with and meets all of the qualifications specified in section III of this Ordinance. 4. Upon review of a complete application by the City, the Director shall determine whether the project qualifies as a Planned Action. If the project does qualify, the Director shall notify the applicant, and the project shall proceed in accordance with the appropriate permit procedure, except that no additional SEPA review, threshold determination, or EIS shall be required. 5. Public notice for projects that qualify as Planned Actions shall be tied to the underlying permit. If notice is otherwise required for the underlying permit, the notice shall state that the project has qualified as a Planned Action. If notice is not otherwise required for the underlying permit, no notice is required. 103003-016"00000/10969322_2.DOC) 4 ORDINANCE NO. 6. If a project does not qualify as a Planned Action, the Director shall notify the applicant and prescribe an appropriate SEPA review procedure consistent with City SEPA procedures and state laws. The notice to the applicant shall describe the elements of the application that result in disqualification as a Planned Action. 7. Projects disqualified as a Planned Action may use or incorporate relevant elements of the EIS, as well as other environmental documents to assist in meeting SEPA requirements. The Environmental Review Committee may choose to limit the scope of the SEPA review to those issues and environmental impacts not previously addressed in the EIS. SECTION IV. Validity Period. This Planned Action Ordinance shall be reviewed no later than December 31, 2030 by the Development Services Director to determine its continuing validity with respect to the environmental conditions of the subject site and vicinity and applicability of Planned Action requirements. Based upon this review, the Ordinance may be amended as needed, and another validity period may be specified. SECTION V. Conflict. In the event of a conflict between the Ordinance or any mitigation measures imposed pursuant thereto and any other ordinance, or regulation of the City, the provisions of this Ordinance shall control, EXCEPT that provision of any Uniform Code shall supersede. SECTION VI. Severability. Should any section, subsection, paragraph, sentence, clause or phrase of this Ordinance or its application be declared unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of this Ordinance or its application to any other person or situation. SECTION VII. This ordinance shall be effective upon its passage, approval, and five days after publication. PASSED BY THE CITY COUNCIL this day of June, 2006. Is/ BONNIE I. WALTON Bonnie I. Walton, City Clerk j03003-016"00000110969322 2.DOCj 5 ORDINANCE NO. APPROVED BY THE MAYOR this day of , 2006.. Is/ KATHY KEOLKER-WHEELER Kathy Keolker-Wheeler, Mayor Approved as to form: 103003-0166-000000110869322_2.DOC) 6 M M Laura N. Whitaker PHoxg 206.359.8584 rwx: 206.359.9584 EWAM: Iwhitaker@perkinscoie.com September 30, 2005 Mr. Neil Watts Development Services Department City of Renton 200 Mill Avenue South Renton, WA 98055 PeceIvet) Oct o's f si�NFcA GRovp Perkins Coin 12oi Third Avenue, Suite 4800 Seattle, WA 981ol-3099 PHONE: 2o6.359.8000 FAX: 2o6.359.9000 www.perkinscoie.com Re: Boeing Renton Plant Redevelop ment/Application for Conceptual Plan and Planned Action Approvals for Subdistrict 1B Dear Mr. Watts: As you know, the 2003 Development Agreement between the City and Boeing addresses the process by which land owned by Boeing and located within the UC-N zone may be segregated. Among other things, the Development Agreement provides that a Conceptual Plan must be developed and approved for certain "Subdistricts" prior to their segregation, which Subdistricts include "Subdistrict 1B," an area commonly known as the 10-80 site, Lot 10 and other Boeing -owned parcels east of Logan Avenue and south of 8th Street. Pursuant to the Development Agreement and guided by the development envelope established by the Environmental Impact Statement prepared in 2003 to disclose potential impacts of eventual Renton Plant redevelopment, Boeing has developed a Conceptual Plan for Subdistrict 1B (the "Subdistrict 1B Conceptual Plan" or "Conceptual Plan") and hereby submits it to the City for review and approval. As you will see, the Conceptual Plan is consistent with the overall densities assumed by the EIS for Subdistrict 1B. It is also consistent with the range of uses both allowed within the UC-N zone and assumed by the alternative, "mix -and -match" development scenarios analyzed in the EIS. 10300370166/SB052700.2151 ANCHORAGE - BEIJING BELLEVUE • BOISE • CHICAGO - DENVER HONG KONG - LOS ANGELES MENLO PARK • OLYMPIA PHOENIX • PORTLAND - SAN FRANCISCO SEATTLE - WASHINGTON, O.C. Perkins Coie LLP and Affiliates Mr. Neil Watts September 30, 2005 Page 2 In addition to Subdistrict 113 Conceptual Plan approval pursuant to the Development Agreement, Boeing also seeks approval of Planned Action status for the Subdistrict I Conceptual Plan pursuant to the requirements of the State Environmental Policy Act and the Renton Municipal Code. Boeing bases its Planned Action request on the fact that, subject to the development thresholds established by the Development Agreement and summarized below, environmental impacts of potential redevelopment of Subdistrict 1B have been fully disclosed for purposes of SEPA. Subdistrict 1B Planned Action/Summary of Conceptual Plan Consistency with 2003 EIS and UC-N Development Standards 1. Building Heights — Building heights proposed within Subdistrict 1B would not exceed maximum heights allowed in the UC-N 1 zone. It is anticipated that, relative to heights reviewed in the EIS, proposed increases in height greater than 10% would require additional SEPA review addressing aesthetics and shadows. 2. Transportation a) Trip Ranges: The range of trips proposed in the Subdistrict 1B Conceptual Plan was reviewed in the EIS. b) Trip Threshold: The Subdistrict IB Conceptual Plan proposes a level of trip generation and distribution consistent with levels analyzed in the EIS. It is anticipated that development which would exceed the maximum trip levels shown in the EIS would complete additional SEPA review. c) Road Improvements: The Planned Action would require on -site and off -site road improvements. These road improvements have been analyzed in the EIS. It is anticipated that significant changes to the road improvement plan that have the potential to significantly increase impacts to air quality, water quality, fisheries resources, or noise levels beyond the levels analyzed in the EIS would require additional SEPA review. 3. Earth — The level of development proposed by the Subdistrict 1B Conceptual Plan is consistent with development levels analyzed in the EIS. It is anticipated that a significant change in amount of grading assumed in the EIS which has the potential to adversely affect water quality or fisheries require additional SEPA review. [03003-0166/SB052700.215] 09/30/05 Mr. Neil Watts September 30, 2005 Page 3 4. Air Quality — The EIS addresses air quality impacts generated by traffic levels associated with redevelopment that are consistent with development levels proposed by the Subdistrict 1B Conceptual Plan. It is anticipated that a significant change in configuration, increase in building heights, or significant decrease in setbacks between residential and manufacturing uses deemed to significantly affect localized air quality and odor conditions could require additional SEPA review. 5. Water — The level of development proposed by Subdistrict 113 Conceptual Plan is consistent with development levels analyzed in the EIS. It is anticipated that the following changes by the Planned Action scenarios to the Alternatives analyzed in the EIS could require additional SEPA review: a) Change in peak flows to Johns Creek significantly exceeding the levels reviewed in the EIS. b) Increase in number of outfalls to Johns Creek or Lake Washington relative to the number of required outfalls assumed in the EIS. 6. Public Services and Utilities — The level of development proposed by the Subdistrict I Conceptual Plan is consistent with development levels analyzed in the EIS. It is anticipated that a significant increase in the number of square feet or dwelling units beyond the maximum number analyzed in the EIS could require additional SEPA review to address impacts to fire, police, schools, parks, water, wastewater or solid waste, as applicable. 7. Cumulative Impacts — When analyzed together with previously approved and currently proposed Subdistrict IA redevelopment, Subdistrict 1B development levels do not exceed the level of total development for District 1 analyzed in the EIS. For the reasons set forth above and in the proposed Subdistrict 1B Conceptual Plan, we request that the City approve the Subdistrict 1B Conceptual Plan and designate the Conceptual Plan as a Planned Action for purposes of SEPA. Please don't hesitate to contact me if you have any questions. Thank you for your consideration of this request. [03003-0166/SB052700.215] 09/30/05 Mr. Neil Watts September 30, 2005 Page 4 Very truly I �U 1yourrs�,/� //'L���16l Laura N. Whitaker TBH:tbh cc: Alex Pietsch Jeff Adelson Shaunta Hyde Laura Lohman (03003-0166/SB052700.2151 09/30/05 41 THE BOEING COMPANY CONCEPTUAL REDEVELOPMENT PLAN SUB -DISTRICT 1-B Submitted to the City of Renton October 3, 2005 n M 0- CONCEPTUAL REDEVELOPMENT PLAN Sub -District 1-B Renton, Washington Background The Boeing Company has been working with the City of Renton since early 2003 to evaluate potential redevelopment strategies associated with its 737 facility in Renton, Washington (the "Renton Plant Site"). In December 2003, The Boeing Company and The City of Renton entered into a Development Agreement that established certain roles and responsibilities for the potential phased redevelopment of all or a portion of the Renton Plant Site, including: • Renton commitments to fund and construct certain public infrastructure improvements; • Boeing commitments to fund certain private aspects of redevelopment; and ■ Boeing commitments to complete Conceptual Plans when it elects to $ubdivide, develop, sell, or otherwise alter any property for uses not related to airplane manufacturing. Per the terms of the Development Agreement, Conceptual Planning was anticipated to occur incrementally, and would be completed for three discrete areas of the Site, known as Sub -Districts 1-A and 1-B, and District 2 (see Exhibit 1). City Council approved Boeing's Conceptual Plan for Sub -District 1-A in December 2003 and amended it in October 2004. Boeing subsequently sold this portion of the Site to Harvest Partners in December 2004. Harvest Partners is currently refining its development plan for Sub -District 1-A, which is also sometimes referred to as both Lots 1 — 4 and Lakeshore Landing. Harvest Partners' preliminary planning anticipates the development of an urban retail center containing approximately 800,000 square feet of retail, with the potential for additional hotel, office space and multifamily residential units. Construction of the retail project is anticipated to begin in 2006. Sub -District 1-B Sub -District 1-B is located immediately to the south of Lakeshore Landing, as illustrated on Exhibit 2, and totals approximately 50.7 acres, net of that portion which has been reserved for the extension of a four -lane 8`i' Avenue between Logan and Park Avenues. As is outlined within the 2003 Development Agreement, the construction of two new lanes along this segment of 8th is necessary to support the redevelopment of Sub -District 1-B (see Exhibit 3). Page I of 9 October 3, 2005 *4r we The City of Renton is currently completing its design for this segment of 8`h Avenue and expects to begin building at least the two northern -most lanes in March, 2006, simultaneous with the other infrastructure improvements necessary to support the redevelopment of Sub -District 1-A. Ultimately, two additional lanes (to the south) along this same segment of 8t' will be required to support the redevelopment of District 2. Harvest Partners has a Right of First Offer t6 purchase a portion of the Sub -District which totals approximately 21.2 acres (see Exhibit 3). Harvest Partners has indicated -Aheir interest in developing this portion, known as the ROFO area, with retail uses that are complementary with the proposed development of Sub -District 1-A as an urban retail center. The development intent of the ROFO area as depicted with this Conceptual Redevelopment Plan is based upon feedback from Harvest Partners as to their proposed project and from The City of Renton as to their goals for redevelopment within the Urban Center North. The remainder of Sub -District 1-B contains approximately 29.5 acres and is described herein as the "Boeing Remainder", as illustrated on Exhibit 2. Portions of the Boeing Remainder are currently improved with office buildings that Boeing owns and will continue to utilize as part of on -going airplane manufacturing plant operations. Interspersed between these existing office buildings are approximately 12.85 acres of the Boeing Remainder that have been identified as potential development parcels ("DP 1" through "DP 4") within this Conceptual Plan. Submittal Included within this submittal are a narrative description of Boeing's proposal for Sub - District 1-B, a Conceptual Planning Diagram, and two economic benefit analyses demonstrating a range of potential one-time and recurring revenues generated by: (1) Development illustrated within the Planning Diagram on the ROFO portion of the Sub -District (beginning in 2007); and (2) Development illustrated within the Planning Diagram on the Boeing Remainder (beginning in 2007 for DP 1 and in 2016 for DP 2 — DP 4). Boeing seeks the City's approval of this Conceptual Plan so that it can complete a Binding Site Plan creating additional lots, and finalize negotiations with Harvest Partners related to the acquisition of the ROFO portions of the Sub -District. The timing of a land surplus decision by Boeing or redevelopment associated with the majority of the Boeing Remainder (with the exception of DP 1) is not currently envisioned to occur sooner than 5 to 10 years in the future. Page 2 of 9 October 3, 2005 t � ff, {� ��a} � ��' -. S� �, y� 5 ,Gn :r }��1 • � {�J� . � �� Y'iY T y j `P *40* Conceptual Development Plan Ai P P The Conceptual Plan for Sub -District 1-B is comprised of two somewhat distinct parts. The ROFO area makes up the northern portion of the property along 8`hAvenue, has been identified as surplus by Boeing operations, and is available for near -term redevelopment. The Boeing Remainder makes up the southern portion of the Sub -District, and contains 660,000 square feet of existing office space with re -use potential and approximately 12.85 acres of land with future redevelopment potential. ROFO Area Boeing recognizes that high -quality retail development is essential to the successful transition of the area from its industrial roots to the City's vision for the Urban Center - North. Harvest Partners and the City are both committed to ensuring that the ` development at Lakeshore Landing is well -designed and initiates redevelopment of a quality and at a scale which is consistent with the City's long-term vision for the area. As planning for Lakeshore Landing has progressed, the land south of 8a' has been identified as an important component of the overall project. The area, known as the ROFO portion of Sub -District 1-B, has been illustrated within this Conceptual Plan as an integral part of the retail development planned to the North. The ROFO portion of the Sub -District is envisioned to contain a large format "destination" retailer located along Logan Avenue, with supporting retail shops space concentrated along both sides of Park Avenue. Generally, the large format retail development (users with footprints of 50,000 square feet or larger, and building heights up to 45 feet) is planned to occur along 8`h and Logan, facing eastward toward Park Avenue. The supporting retail shops space would include a mixture of medium format retailers (ranging between 10,000 and 50,000 square feet in area, with building heights up to 40 feet) and some component of smaller, specialty retail shops overlooking Park Avenue. The Plan anticipates pedestrian connections to occur internally within the site both east toward Park Avenue, and south toward 6a' Avenue. Vehicle access would occur off of Park Avenue, with loading and delivery functions relying upon Garden Avenue and an internal service road running along the southern edge of the ROFO line. property At a maximum lot coverage ratio of 30%, the ROFO site could accommodate up to 270,000 square feet of retail space. Harvest's current planning anticipates a total of 225,000 to 230,000 square feet, comprised ofa 135,000—140,000 square -foot large format retailer located along Logan, and 85,000 to 90,000 square -feet of shops space. Parking is located in -well -organized surface parking lots, with primary pedestrian entrances facing inward or directed toward Park Avenue. A small portion of the site, containing a data hub for the Boeing Plant, needs to be retained by Boeing for the foreseeable future. It can be accommodated along the Page 5 of 9 October 3, 2005 southern portion of a mid -block parking field without having a negative impact on the surrounding retail uses. Summary Redevelopment of the ROFO parcel as envisioned within this Conceptual Plan meets many of the City's vision and policy statements for the Urban Center -North, which call for "retail integrated into pedestrian -oriented shopping districts." This site is located within District 1, where the City identifies its first objective as follows: "Create a major commercial/retail district developed with uses that add significantly to Renton's retail tax base, provide additional employment opportunities within the City, attract businesses that serve a broad market area and act as a gathering place within the community." Boeing Remainder This portion of the plan is significantly influenced by the presence of four, 1980s-vintage office buildings that are located throughout (the 10-13, 10-16, 10-18 and 10-20 buildings). Each structure is 5 — 6 stories in height, ranging between 160,000 and 170,000 square feet. Parking is accommodated in separate, structured garages and in surrounding surface lots, at an overall ratio of 4.5 stalls per 1,000 square feet. Boeing currently utilizes these four buildings and anticipates no near -term changes that would result in significant rehab or sale of the structures. In addition to the existing office buildings, there is also a 1960s-vintage lab building, known as the 10-71 building, located along Logan Avenue. Although the condition of the building and the planned widening of Logan Avenue may impact its potential re -use, Boeing and the City are interested in exploring viable adaptive re -use opportunities. To illustrate the potential capacity for redevelopment within the Conceptual Plan, the 10-71 building has been assumed to be demolished, creating a 4.9-acre development parcel between Logan Avenue and the 10-20 building (DP1). However, Boeing would like to retain the flexibility of considering either re -use of the existing structure or redevelopment in the future. We have assumed that the existing office buildings remain, but could be supported in the future by parking at a market -driven ratio of 3.5 stalls per 1,000 square feet, rather than at Boeing's more conservative rate. As a result, surplus parking stalls exist within the three existing parking garages, and three additional development parcels are created: a 3.9-acre site between the 10-18 and 10-20 buildings (DP2); a 1.8-acre site on the west side of Park Avenue north of 6th (DP3); and, a 2.2-acre site on the west side of Garden Avenue north of 6th (DP4). Page 6 of 9 October 3, 2005 a DPI N This 4.9-acre parcel is located along Logan Avenue, immediately south of the ROFO property. Fronting on 6th Avenue, it is also adjacent to the 10-20 office building and associated parking structure. Given its location and near -term redevelopment potential, the Plan envisions its redevelopment as either a mid -rise, multifamily project or, potentially, a retail development ancillary to that anticipated on the ROFO piece. If, instead, the existing building were re -used, it is envisioned that it would be of interest either as a cost-effective research and development or contract manufacturing facility. With the demolition of the existing structure, the DP-1 site could support a significant multi -family project, either incorporated in one or more stories above ground -floor retailers, or developed at higher densities as a single use project. A five- to six -story residential project, developed at densities of 110 units per acre, would be both consistent with the residential development currently planned at Lakeshore Landing and compatible with the surrounding uses. At this higher density, approximately 535 units could be sited on DP 1. Alternately, redevelopment of the DP 1 parcel could accommodate up to 65,000 square feet of retail space at a 30% lot coverage ratio, taking the form of additional medium - format and small, specialty shops space backing up against Logan. Although access would most likely occur off of 66iAvenue, the development of DPI could be integrated with the larger retail development occurring on the ROFO parcel. M DP2 and DP4 These two parcels are both infill opportunities that exist when parking requirements for the existing office buildings are reduced. Currently underutilized and serving for the most part as overflow parking areas for Boeing employees, the Plan envisions their redevelopment with 6-story office or lab buildings, consistent with the current development pattern. In some instances where new lab development is planned, surplus parking within existing garages could fully support new development, and allow for the creation of new, private open spaces or campus greens within the neighborhood. In order to create this surplus parking opportunity, the Plan assumes either that the four existing Boeing office buildings are sold to other users with market -based parking requirements or that Boeing provides new parking areas on the Plant to accommodate its employees. The Conceptual Plan illustrates the potential redevelopment of each of these parcels with laboratory uses, resulting in approximately 720,000 square feet of new space in four separate structures. Both DP2 and DP4 could accommodate two, 6-story structures containing 180,000 square feet each. A new 2- to 3-story parking garage would be constructed between the new buildings on DP2, and the additional parking needs would be provided by ear -marking a portion of the stalls within the 10-20 parking garage. On Page 7 of 9 October 3, 2005 i DP4, sufficient surplus parking exists within the existing 10-18 parking garage that no new parking would need to be constructed in this location. Alternately, either DP2 or DP4 could also be redeveloped with new office uses. Given the greater parking requirement for office space (3.5/1,000) when compared to lab space (1/1,000), less development is able to be accommodated on the parcels. On DP2, a single, 6-story structure would be developed, containing 120,000 square feet. New structured parking would be developed behind. On DP4, approximately 300,000 square feet could be constructed in two, 6-story buildings, with all parking still provided within the existing 10-18 building garage. DP3 This parcel is located just south of the 10-18 office building, at the corner of 6`h and Park Avenues. The Plan envisions the development of this parcel with new lab or office uses, in both cases housed within a single 6-story structure. If developed as lab space, the building could contain approximately 180,000 square feet, supported by dedicated parking stalls within a new, multi-user garage constructed on DP2. If developed as office space, a building of approximately 120,000 square feet could be constructed on site, with parking either provided in a new garage on DP3 or accommodated by providing additional parking levels within a DP2 garage. Alternately, the DP3 parcel could accommodate up to 24,000 square feet of neighborhood retail space, fronting on Park Avenue and offering amenities to the surrounding workers and residents. Although no redevelopment of the land on the other side of Park Avenue is envisioned as part of this Conceptual Plan, redevelopment of DP3 could also lead to other improvements along Park Avenue at key intersections. It is envisioned that, if developed with retail uses, DP3 would begin to meet the increased demands for amenities and services that redevelopment along the 6t' Avenue corridor would require. Summary Redevelopment as illustrated within this Conceptual Plan would be consistent with the City's Urban Center -North vision and long-range planning policies, creating a vibrant, mixed -use corridor on the north side of 6 h Avenue and along Park, with mid -rise buildings fronting the streets and structured parking behind. If new development took the form of multi -family and laboratory space, the corridor would contain a total 535 new multi -family units and 900,000 square feet of new lab space at full build -out. This new mix of uses would be at a scale consistent with the 660,000 square feet of existing office space already located in the corridor. Page 8 of 9 October 3, 2005 2 rirp NNW Economic Benefit Analysis Summary Boeing's Conceptual Redevelopment Plan for Sub -District 1-B seeks to both allow for the near -term redevelopment of Boeing's underutilized assets while advocating for a mix of uses that significantly improves the City's tax and employment base. Two economic benefit analyses (Exhibit 4) have been completed to support this submittal, demonstrating the potential one-time and recurring revenues generated by: (1) Development illustrated within the Planning Diagram on the ROFO portion of the Sub -District (beginning in 2007); and (2) Development illustrated within the Planning Diagram on the Boeing Remainder (beginning in 2007 for DP 1 and in 2016 for DP 2 — DP 4). The economic benefits to the City of Renton associated with the redevelopment of the ROFO portion of the site can be summarized as follows: ■ By 2008 (project stabilization), it is estimated that over 1,061 jobs would be created in the City of Renton alone; of this job total, 859 direct jobs would be located within the development and 202 would be indirect City jobs; ■ The City is estimated to gain one-time revenues of nearly $667,000 during redevelopment of the parcels; ■ The City is also forecast to_receive an increase in recurring annual tax revenues of nearly $856,000, beginning in 2008. The economic benefits to the City of Renton associated with the redevelopment of the Boeing Remainder portion of the site (DP 1 — 4) can be summarized as follows: ■ By 2013 (project stabilization), it is estimated that over 2,100 jobs would be created in the City of Renton alone if this portion were developed with multifamily and lab uses as illustrated on the Conceptual Plan; of this job total, 1,700 direct jobs would be located within new buildings and 400 would be indirect City jobs; ■ Under this same set of land use assumptions, the City is estimated to gain one- time revenues of more than $6.2 million during redevelopment of the parcels; ■ The City is also forecast to receive an increase in recurring annual tax revenues of nearly $2.3 million, beginning in 2013. Page 9 of 9 October 3, 2005 r' District 5ijh-are r TRenton — Sub District 1 B it 11 rn M 1 i ECONOAHC BENEFIT STUDY BOEING SUB DISTRICT 1-11 PROPERTY RENTON, WASHINGTON I I. PURPOSE BoeingReal Realty Corporation (BRC) is seeking to estimate the community economic benefits of redeveloping certain Sub District I -B property under option by Harvest Partners at its Renton, Washington facility into additional retail land uses. This "right of first option" (ROFO) property is the Phase I1 expansion of Harvest Partners' development underway on Boeing's Renton Sub District IB property The ROFO Phase II land area being considered for redevelopment as retail space by Harvest Partners is comprised of 21.20 net acres. It is only a portion of the 50.70 gross acres that comprises Boeing's entire Sub District 1-B Renton property. The specific purpose of this document is to show City of Renton the economic benefits derived from Harvest Partners redeveloping this target ROFO property if fully developed as follows: Retail —Shop Space 91,000 Retail —Big Box 135,000 Total 226,000 Sq. Ft. I The analysis presents an estimate of economic benefits if Harvest Partners excises their option to purchase the targeted Renton Boeing parcels. The benefits are measured by comparing the full redevelopment of this property as retail uses between 2006 and 2008 versus no action. Economic impacts have been measured (one-time and recurring) in terms of : ➢ Jobs ➢ Income ➢ Property values ➢ Public revenues State of Washington King County City of Renton ' y,26JL(tO Page 1 PeWte& 9mam H. LIMITATIONS The economic benefit findings of redeveloping Harvest Partners ROFO parcels into retail space are only as valid as the underlying assumptions.' These assumptions reflect reasonable approximations of actual economic experience in the marketplace. The economic benefit model developed for this assignment reflects these assumptions. It is the culmination of a series of computer -based sensitivity analyses. M. OVERALL ECONOMIC BENEFIT FINDINGS Redevelopment of the Harvest Partners ROFO portion of the Boeing Renton Sub District 1B property into retail uses will result in positive economic impacts for the City of Renton, King County and the State of Washington. The text, charts and tables that follow summarize economic findings by comparing job, income and property value differences by year 2008 between `redevelopment" of the Harvest Partners ROFO parcels versus "no use" scenarios. A summary of key findings follow: ➢ By 2008 (project stabilization), an estimated 1,667 jobs would be created if the target 21.20 acres comprising Harvests Partners ROFO parcels in Sub District 1-B are fully redeveloped and absorbed into shop space and big box retail uses? ➢ Of this job total, an estimated 859 direct jobs would be created in the redeveloped buildings and 808 indirect jobs would be created by 2008. ➢ These jobs would generate an additional $ 80 million in recurring annual income at full occupancy in 2008. ➢ Of this income total, nearly $45 million in direct income would be created on the redeveloped Sub District 1-B ROFO parcels and over $35 million in indirect income would be created in 2008 and thereafter. ➢ The corresponding increase in property values for the Harvest Partners ROFO parcels is forecast at nearly $53 million by 2008. 1 Although not guaranteed, the economic benefit estimates expressed in this document are intended to reflect information from sources deemed to be authoritative and reliable. All monaaryfigures are expressed in 2005 doUars. 2 This job total includes both direct and indirect jobs. Indirect jobs is the measure of secondaryjob creation resulting (induced) from expenditures associated with direct job creation. 9l26�2 Page 2 ➢ The increase in recurring annual tax revenues by 2008 to the State of Washington is estimated at nearly $5.1 million. This is in addition to nearly $3.8 million in one-time state revenues collected during redevelopment and absorption of the additional retail space on the Harvest Partners ROFO parcels. IV. RENTON ECONOMIC BENEFIT FINDINGS The economic benefits to the City of Renton of Harvest Partners redeveloping this excess Boeing property in Sub District 1-B are now summarized: ➢ By 2008, it is estimated that over 1,061 jobs would be created in the City of Renton alone from redeveloping these Harvest Partners ROFO parcels in Sub District 1-B. Of this job total, an estimated 859 direct jobs would be created in the redeveloped buildings and 202 indirect City jobs would be created by 2008. ➢ The City of Renton is estimated to gain one-time revenues of nearly $667,000 during redevelopment of the Harvest Partners ROFO Sub District 1-B parcels. ➢ The City is also forecast to receive an increase in recurring annual tax revenues of nearly $856,000 in 2008 and thereafter upon full build -out and absorption of the new retail space. Table 1 summarizes these estimated benefits to the City in terms of new jobs, income and municipal revenues. These data reflect one-time benefits during development as well as estimates of annually recurring economic benefits. For example, during the assumed 2006 through 2008 development period, accrued City tax revenues are estimated to generate over $66,000 during land development and over $601,000 during construction of the retail shop and big box space. Sources for these municipal revenues are sales tax and real estate transfer taxes. Once the retail space is completed and absorbed (2008 estimate), annually recurring tax revenues are projected at nearly $856,000. Nearly $187,000 of this total will result from the City of Renton's share of property taxes. Annual sales taxes generated from the retail space is estimated to exceed $584,000. The City's employee head tax is forecast to generate over $58,000 each year and real estate transfer taxes are estimated at over $26,000 annually. Dde6ed: gmnoo5___ ._ 3;?(�:'1)(i Page 3 ...• Table 1 CITY OF RENTON ECONOMIC BENEFITS HARVEST PARTNERS ROFO PARCELS HARVEST PARTNERS SUB DISTRICT 1-B vne-ume Lanci One-time Building Recurring Redevelopment Scenario Development I Development 2006-2007 1 in 2008 CITY JOBS Direct Jobs Indirect Jobs Total Jobs ANNUAL INCOME Direct Income Indirect Income Total Income CITY TAX REVENUES Property Tax Sales Tax Empioyce Head Tax Real Estate Transfer Tax Total Tau Revenues 42 92 859 16 39 202 58 131 1,061 S 2,121,030 S 9,432,720 $ 44,657,600 S 678,445 S 3,394,707 $ 8,889,439 S 2,799,475 $ 12,817,427 S 53,547,039 $ 186,873 S 66,379 $ 295,201 $ 584,225 $ 58,346 S 306,257 $ 26,325 $ 601,458 $ 855,769 Chart I shows that 1,061 permanent jobs are estimated to be created within the City of Renton. Of these, 859 would be direct on -site jobs in the City of Renton, resulting in an estimated 202 additional indirect off -site jobs in the City. This assumes that one quarter of the indirect jobs created occur within the City of Renton. This compares to no such jobs without the redevelopment of the Harvest Partners ROFO property in Boeing's Renton Sub District 1-13 area. Chart 1 City of Renton Permanent Jobs Created In 2008 1,200 Soo 400 - I i With Project Without Project 926r2004 Page 4 { Deleted: 923/2005 U t I Chart 2 illustrates that these jobs will generate new annual income within the City of Renton estimated at nearly $54 million. This corresponding income reflects both indirect off -site as well as direct on -site income creation in 2008 and thereafter. Chart 3 shows the increases in City of Renton property values of redeveloping the Harvest Partners ROFO parcels in Sub -District 1-13. After redevelopment completion in 2008, the assessed value of these parcels is estimated to increase from $8.6 million to nearly $61.3 million —an increase of $52.7 million. Chart 3 PROPERTY VALUE INCREASES BY 2008 REDEVELOPMENT OF HARVEST PARTNERS ROFO PROPERTY Without Project $8.6 With Project $61.3 $0 $26 $50 $76 Dollars in millions 1 9I261222"0 Page 5 l d_9/232005 Chart 4 shows that the City of Renton will accrue one-time tax revenues from sales and real estate transfer taxes of nearly $668,000 during the estimated 2006 through 2007 development period. In addition, the City is forecast to increasingly receive annually recurring tax revenues from redevelopment of the Harvest Partners ROFO portion of Boeing's Renton Sub District I-B property starting in 2007. This will increase until 2008 where it peaks at nearly $856,000 as an ongoing annual cash flow to the City. 42M Chart 4 New City Of Renton Tax Revenues $1,000,000 S800,000 A d aSM,000 ® Recurring S400,000 ■ Onetime i✓ U S200,000 S- 2008 2009 2010 2011 2012 2013 Page 6 Deleted: 9,a3/2005 il 11 r H I I ECONOMIC BENEFIT STUDY WASHINGTON I. PURPOSE Boeing Realty Corporation (BRC) is seeking to estimate the community economic benefits of redeveloping four parcels in Boeing Sub District I-B at its Renton, Washington facility into a new mix of lab and multi -family land uses. The land area of these redevelopment parcels comprises 12.85 net acres. It is only a portion of the 50.70 gross acres comprising Boeing's Sub District I-B Renton property. The proposed new land use mix for these four Boeing redevelopment parcels resulted from an evaluation of the holding capacity of these excess properties and from market potential considerations. The specific purpose of this document is to show City of Renton economic benefits derived from redeveloping these four targeted Boeing Renton parcels if fully developed as follows: Lab 900,000 Multi -Family 535,500 Total 1, 435,500 Sq. Ft. The analysis presents an estimate of economic benefits if the targeted Renton Boeing parcels are entirely redeveloped and absorbed between 2008 and 2013 versus no action. Economic impacts have been measured (one-time and recurring) in terms of : ➢ Jobs ➢ Income ➢ Property values ➢ Public revenues State of Washington King County City of Renton II. LIMITATIONS The economic benefit findings of redeveloping the four Boeing Renton parcels comprising 12.85 net acres into modern lab and multi -family space are only as yr26120f} Page I { Deleted: %23l2005 i 11 11 I 11 ' valid as underlying assumptions.' These assumptions reflect reasonable approximations of actual economic experience in the marketplace. The economic benefit model developed for this assi p gnment reflects these assumptions and is the culmination of a series of computer -based sensitivity analyses. A III. OVERALL ECONOMIC BENEFIT FINDINGS Redevelopment of the four Boeing Renton parcels into the proposed uses will result in positive economic impacts for the City of Renton, King County and the State of Washington. The text, charts and tables that follow summarize economic findings by comparing job, income and property value differences by year 2013 between "redevelopment' of the four Boeing parcels versus "no use" scenarios. A summary of key findings follow: ➢ By 2013 (project stabilization), an estimated 3,300 jobs would be created if the target 12.85 acres comprising four Boeing parcels in Sub District 1-B are fully redeveloped and absorbed into lab and multi -family uses.2 ➢ Of this job total, an estimated 1,700 direct jobs would be created in the redeveloped lab buildings and 1,600 indirect jobs would be created by 2013. ➢ These lab jobs would generate an additional $ 158 million in recurring annual income at full occupancy in 2013. ➢ Of this income total, over $88 million in direct income would be created on the redeveloped Sub District 1-B parcels and over $70 million in indirect income would be created in 2013 and thereafter. ➢ The corresponding increase in property values for the four target Renton redevelopment parcels is forecast at over $550 million by 2013. ➢ The increase in recurring annual tax revenues by 2013 to the State of Washington is estimated at over $3.6 million. This is in addition to over $33.5 million in one-time state revenues collected during redevelopment and absorption of new lab and multi -family space on the four Boeing parcels at the Renton Sub District 1-B site. 'Although not guaranteed, the economic benefit estimates expressed in this document are intended to reflect information from sources deemed to be authoritative and reliable. AU monetary figures are expressed in 2005 doQam Z This job total includes both direct and indirect jobs. Indirect jobs is the measure of secondaryjob creation resulting (induced) from expenditures associated with direct job creation. Deleted: 9R3/2005 Page 2 I If iy IV. RENTON ECONOMIC BENEFIT FINDINGS The economic benefits to the City of Renton of redeveloping Boeing's four parcels of excess property in Sub District I -B are now summarized. ➢ By 2013, it is estimated that over 2,100 jobs would be created in the City of Renton alone from redeveloping these four Boeing parcels in Sub District 1-13. Of this job total, an estimated 1,700 direct jobs would be created in the new lab buildings and 400 indirect jobs in the City would be created by 2013. ➢ The City of Renton is estimated to gain one-time tax revenues of over $6.2 million during redevelopment ofthe four Boeing Sub District 1-B parcels. ➢ The City is also forecast to receive an increase in recurring annual tax revenues of over $2.3 million in 2013 and thereafter upon full build -out and absorption of the new lab and multi -family space. Table 1 summarizes these estimated benefits to the City in terms of new jobs, income and municipal revenues. These data reflect one-time benefits during development as well as estimates of annually recurring economic benefits. For example, during the assumed 2008 through 2012 development period, accrued City tax revenues are estimated to generate over $40,000 during land development and over $6,168,000 during construction of lab buildings and multi -family structures. Sources for these one-time municipal revenues are sales tax and real estate transfer taxes. I Once the lab and multi -family buildings are completed and absorbed (2013 estimate), annually recurring tax revenues are projected at over $2,343,000. Nearly $1,953,000 of this total will result from the City of Renton's share of property taxes. The City's employee head tax is forecast to generate over $115,000 each year and real estate transfer taxes are estimated at over $275,000 annually. I I 1 2 261200_ Page 3 I (Deleted• 9=005 I I +i NW V t Table 1 CITY OF RENTON ECONOMC BENEFITS BOEING SUB DISTRICT 1-B DEVELOPMENT PARCELS One-time Land One-time Building Recurring Redevelopment Scenario Development I Development 2008-2012 in 2013 CITY JOBS Direct Jobs 25 381 1,700 Indirect Jobs 9 159 400 Total Jobs 34 540 2,100 ANNUAL INCOME Direct Income S IX5,625 S 49,960,680 S 123,146,400 Indired Income $ _ 411,248 $ 34,962,754 $ 17,596,700 Total Income $ 1,696,873 S 94,923,434 $ 140,743,100 ,7 CITY TAX REVENUES +� Property Tax $ 1,952,593 Sales Tax $ 40,2M S 3,049,318 S - Employee Head Tax S 115,496 Real Estate Transfer Tax $ 3,118,965 $ 275,071 Total Tax Revenues $ 40,234 S 6,168,283 S 2,343,160 Chart 1 shows that 2,100 permanent jobs are estimated to be created within the City of Renton. Of these, rl. 0 would be direct on -site lab jobs in the City of i Renton, resulting in an esti d 400 additional indirect off -site jobs in the City. This assumes that one quarter of the indirect jobs created occur within the City of Renton. This compares to no such jobs without the redevelopment of the four Boeing Sub District 1-B parcels. Chart 1 City of Renton Permanent Jobs Created In 2013 3,000 2,000 2,100 1,000EMU With Project Without Project DeleEed:923l1flU5 _ y; 26/20Q� Pa$e 4 Chart 2 illustrates that these jobs will generate new annual income within the City of Renton estimated at nearly $141 million. This corresponding income reflects both indirect off -site as well as direct on -site income creation in 2013 and thereafter. Chart 2 Chart 3 shows the increases in City of Renton property values of redeveloping the four Boeing parcels in Sub -District 1 B. After redevelopment completion in 2013, the assessed value of these parcels is estimated to increase from under $74 million to nearly $624 million —an increase of $550 million. . Chart 3 PROPERTY VALUE INCREASES BY 2013 BOEING SUBDISTRICT 1,B DEVELOPMENT PARCELS Without Project $73.7 With Project 5623.8 $0 $200 $400 $600 Dollars In millions 1 9/26/200 Page 5 WOW: 9/23/2005 Chart 4 shows that the City of Renton will accrue one-time tax revenues from sales and real estate transfer taxes of over $6,208,000 during the estimated 2008 through 2012 development period. In addition, the City is forecast to increasingly receive annually recurring tax revenues from redevelopment of the four Sub District I-B parcels starting in 2009. This will increase each year until 2013 where it peaks at over $2,343,000 million as an annual flow into the City. Chart 4 New City Of Renton Tax Revenues $3,000,000 v, w m $2,000,000 d a ■Recurring ® Onetime S1,000,000 U S- 2008 2009 2010 2011 2012 2013 1 9/26%200- Page 6 { Deleted. 9R3/2005 � M M 11 Table 1 CITY OF RENTON ECONOMIC BENEFITS FOUR BOEING DEVELOPMENT PARCELS BOEING RENTON SUB DISTRICT 1-11 PROPERTY one-time Land One-time Building Recurring Redevelopment Scenario I Development I Development 2008-2012 1 in 2013 CITY JOBS Direct Jobs Indirect Jobs Total Jobs ANNUALINCOME Direct Income Indirect Income Total Income CITY TAX REVENUES Property Tax Sales Tax Employee Head Tax Real Estate Transfer Tax Total Tax Revenues 25 381 1,700 9 159 400 34 540 2,100 $ 1,285,625 $ 49,960,680 $ 123,146,400 $ 411,248 $ 34,962,754 $ 17,596,700 $ 1,696,873 $ 84,923,434 $ 140,743,100 $ 1,952,593 $ 40,234 $ 3,049,318 $ - $ 115,496 $ 3,118,965 $ 275,071 $ 40,234 $ 6,168,283 $ 2,343,160 HARVEST PARTNERS ROFO PARCELS BOEING RENTON SUB DISTRICT 1-11 PROPERTY p I One-time Land I Ones me Building I Recurring Redevelopment Scenario Development Development 2006-2007 In 2008 CITY JOBS Direct Jobs Indirect Jobs Total Jobs ANNUAL INCOME Direct Income Indirect Income Total Income CITY TAX REVENUES Property Tax Sales Tax Employee Head Tax Real Estate Transfer Tax Total Tax Revenues 42 92 859 16 39 202 58 131 1,061 $ 2,121,030 $ 9,432,720 $ 44,657,600 $ 678,445 $ 3,394,707 $ 8,889,439 $ 2,799,475 $ 12,817,427 $ 53,547,039 $ 186,873 $ 66,379 $ 295,201 $ 584,225 $ 58,346 $ 306,257 $ 26,325 $ 66,379 $ 601,458 $ 855,769 FINAL--C=bkmd Benef is—Rev1 P 9/26/2005 The Aete ..A....e—#-A —._ I- - - .. .. .. srw r CI+TwTC cnnuniu�n COMBINED ECONOMIC BENEFITS HARVEST PARTNERS ROFO PARCELS & BOEING DEVELOPMENT PARCELS BOEING RENTON SUB DISTRICT I-B PROPERTY Redevelopment Scenario One4ime Land Development One-time Building Development 2006-2012 Recurring in 2013 CITY JOBS Direct Jobs 67 473 2,559 Indirect Jobs 25 198 602 Total Jobs 92 671 31161 ANNUAL INCOME Direct Income $ 3,406,655 $ 59,393,400 $ 167,804,000 Indirect Income $ 1,089,693 $ 38,347,461 $ 26,486,139 Totallncome $ 4,496,348 $ 97,740,861 $ 194,290,139 CITY TAX REVENUES Property Tax $ 2,139,466 Sales Tax $ 106,613 $ 3,344,519 $ 584,225 Employee Head Tax $ 173,942 Real Estate Transfer Tax $ 3,425,222 $ 301,396 Total Tax Revenues $ 106,613 $ 6,769,741 $ 3,198,929 FINAL —Combined Benefits --Revs P 91=005 fleaf GC- IATG=d`e%#leUWW-C Ir cm 0 TOTAL CITY OF RENTON ECONOMIC BENEFITS BOEING & HARVEST PARTNERS PARCELS COMBINED DEVELOPMENT IN SUB DISTRICT 1-11 City of Renton Permanent Jobs Created In 2013 4,000 3,161 3,000 2,000 1,000 With Project Without Project $200 New Job Annual Income in 2013 $194 S150 `a S100 S50 $` I With Project Without Project New City Of Renton Tax Revenues S4,000,000 $3,000,000 S210001000 0 Recurring ii ■ Onetime H S1,000,000 $ 2006 2007 2008 2009 2010 2011 2012 2013 FINAL —Combined Benefits —Reel P Ormow The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS AM'71P�0VED DY �! COMMITTEE OF THE WHOI V CiTV COONUL COMMITTEE REPORT Date November 14, 2005 Boeing Subdistrict 113 Conceptual Plan (Referred October 17, 2005) The Committee of the Whole recommends concurrence with the staff recommendation to adopt the Conceptual Plan proposed by The Boeing Company for the potential redevelopment of 50.7-acres of Boeing property in the South Lake Washington area known as Subdistrict 113 with the conditions outlined below. The northern 21.2 acres of the property is expected to become surplus and brought forward for redevelopment in the immediate future. This property is under a "right of first refusal' agreement with Harvest Partners, the owner and developer of the 46 acres of property formerly owned by Boeing immediately adjacent to this property to the north. Boeing proposes that this intial parcel be developed with as much as 270,000 square feet of retail. The remaining property is expected to be retained by Boeing for five to 10 years. However, upon redevelopment, as much as 900,000 square feet of lab and/or office, as well as some additnai'retail aid multi -family housing, could be developed in and around the 660,000 square feet ofexisting office buildings;�which are anticipated to be sold and re- occupied by other companies. To enhance the plan and its consistency with the Vision and Policies for the Urban Center —North adopted in the Comprehensive Plan; the following caditions should be imposed on the Conceptual Plan: 1) That Park Avenue be designated a "Pedestrian=oriented Street," `#o ensure an urban form of development and provide pedestrian linkages ltween the subdistrict and the planned retail/entertainment center expectedstio be developed to the north, and 2) That a transit facility would bean allowed use in the immediately available property, if funding for such a facility emerged and it could be developed in a way "that was supportive of surrounding redevelopment and supported by the property owrier(s). The envisioned retail and employment center resulting from the redevelopment proposed under the conditioned Conceptual Plan will have positive economic and social impacts for the City as a whole. As outlined in the 2003 Development Agreement with The Boeing Company, all subsequent land use applications related to this property will be checked against this document for consistency prior to approval. i Terri Briere, C uncil President cc: Alex Pietscb Gregg Zimmerman Neil Watts Jennifer Henning Nancy'Weil . DATE: TO: VIA: -� FROM: STAFF CONTACT: SUBJECT: ISSUE: PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT M E M O R A N D U M October 27, 2006 Randy Corman, Council President Members of the Renton City Council Kathy Keolker, Mayor Gregg Zimmermar�ministrator Planning/Building/Public Works Department Jill Ding (ext. 7219) Sub -district 1-B Planned Action Ordinance Should the City of Renton adopt the proposed Planned Action Ordinance prepared by The Boeing Co., which would be combined with the Boeing Renton Comprehensive Plan Amendment Environmental Impact Statement (EIS) completed in October of 2003? RECOMMENDATION: Staff recommends adopting the proposed Planned Action Ordinance. BACKGROUND SUMMARY: The Boeing, Co. is requesting approval of planned action legislation, which would be combined with the Boeing Renton Comprehensive Plan Amendment Environmental Impact Statement (EIS) completed in October 2003. The approval of planned action legislation would streamline the permitting process by utilizing existing environmental documentation, as allowed by RCW 43.21C.031 and WAC 197-11-164, 168 and 315. As a result of approving planned action legislation, the applicant would be required to submit an environmental consistency analysis with each phase of the project and receive subsequent approvals from the City's Environmental Review Committee (ERC). The consistency analysis would be required as individual master plans and/or site plans are proposed. In addition, the adoption of planned action legislation provides added entitlement and scheduling predictability as the developer begins to prepare for the redevelopment of the 51 acre site. Boeing submitted a conceptual plan prepared by Seneca Real Estate Group Inc., which indicates that the northern 31.2 acres of the property is expected to become surplus and brought forward for redevelopment in the immediate future. This property is under a "right of first refusal" agreement with Harvest Partners, the owner and developer of the 46 acres of property formerly owned by Boeing immediately adjacent to this property to the north. Boeing proposes that this initial parcel be developed with as much as 270,000 Page 2 of 2 `' W October 27, 2006 CM square feet of retail. The remaining property is expected to be retained by Boeing for 5 to 10 years. However, upon redevelopment, as much as 900,000 square feet of lab and/or office, as well as some additional retail and multi -family housing, could be developed in and around the 660,000 square feet of existing office buildings, which are anticipated to be sold and re -occupied by other companies. CONCLUSION: If the proposed Planned Action Ordinance were adopted by Council, the permitting process would be streamlined by utilizing existing environmental documentation. h:\division.s\develop.ser\dev&plan.ing\jkd\issue papers\subdistlb.doc DRAFT 10/ 10/06 8: 51 AM CITY OF RENTON, WASHINGTON ORDINANCE NO. AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON DESIGNATING A PLANNED ACTION FOR SUB -DISTRICT 1-B OF THE BOEING RENTON PLANT PROPERTY, AN APPROXIMATELY 51 ACRE PARCEL BOUNDED BY LOGAN AVENUE N., GARDEN AVENUE N., NORTH 8TH STREET, AND 6TH STREET WHEREAS, RCW 43.21C.031 and WAC 197-11-164, - 168, and - 172 allow and govern the application of a Planned Action designation; and WHEREAS, an Environmental Impact Statement has been prepared to study the impacts of redeveloping a portion of Boeing's Renton Plant property, which EIS is titled the Boeing Renton Comprehensive Plan Amendment EIS ("EIS"), and WHEREAS, the EIS analyzed the potential environmental impacts of mixed -use development on that portion of the Boeing Renton Plant known as Sub -District 1-B (see Exhibit A); and WHEREAS, by Ordinance No. 5026, the City has amended the Comprehensive Plan Land Use Map for the Boeing Renton Plant from Employment Area — Industrial (EA -I), Employment Area — Transition (EA-T) and Employment Area Office (EA-0) to Urban Center North (UC-N); and WHEREAS, by Ordinance. No. 5027, the City has amended the Zoning Map for the Boeing Renton Plant from Center Office Residential (COR) and Commercial Office (CO), to Urban Center North 1 (UC-N 1); and on the WHEREAS, in 2003, the City and Boeing entered into a Development Agreement based analysis in the EIS, which is recorded under King County recording number ("Boeing Development Agreement") WHEREAS, on November 7, 2005, the City approved a Conceptual Plan for Sub - District 1-B ("1B Conceptual Plan"), attached as Exhibit B; and WHEREAS, an Environmental Consistency Analysis has been prepared for Sub -District 1 B, which compares the proposed 1 B Conceptual Plan to the range of development alternatives analyzed in the EIS; and WHEREAS, this Ordinance designates certain land uses and activities within Sub - District 1-B as "Planned Actions" that are consistent with the Urban Center North 1 (UC-NI) designation and zone; j03003-03 66-000000! 109693222.DOC j 1 K ORDINANCE NO. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. Purpose. The City of Renton declares that the purpose of this ordinance is to: A. Set forth a procedure designating certain project actions within Sub -District 1-B as "Planned Actions" consistent with state law, RCW 43.21C.031, and B. Provide the public with an understanding as to what constitutes a Planned Action and how land use applications which qualify as Planned Actions within Sub -District I-B will be processed by the City, and C. Streamline and expedite future land use permit review processes for development in the Sub -District 1-B area that is consistent with the IB Conceptual Plan by relying on existing detailed environmental analysis for this area. SECTION II. Findings. The City Council finds that: A. The EIS addresses all significant environmental impacts associated with the scenarios described in the EIS for Alternatives 1, 2, 3, and 4 as referenced therein, and the 1B Conceptual Plan is encompassed by and consistent with those Alternatives; and B. The mitigation measures contained in the Boeing Development Agreement, together with the City's development standards, and standard mitigation fees (Parks, Fire and Traffic), are adequate to mitigate any significant adverse environmental impacts of the proposed IB Conceptual Plan; and C. The expedited permit review procedure set forth in this Ordinance is and will be a benefit to the public, will protect the environment, and will enhance economic development; and D. Opportunities for public involvement have been provided as part of the Comprehensive Plan redesignation, the Boeing Plant rezone, the EIS, and the Conceptual Plan review and approval process for Sub -District I-B. SECTION HI. Designation of Planned Action; Procedure and Criteria for Evaluating and Establishing Projects as Planned Actions. A. Planned Action Designated. The Planned Action designation shall apply to the Sub -District 1-B site, as shown on Exhibit A, and associated off -site improvements. Uses and activities described in the 1B Conceptual Plan, attached as Exhibit B, subject to the thresholds described in Alternatives 1, 2, 3, and 4 analyzed in the EIS, and subject to the mitigation measures required by City Codes or contained in the Boeing Development Agreement, are designated Planned Actions pursuant to RCW 43.21.C.031. Additionally, the Planned Action designation shall apply to any off -site improvements necessitated by the proposed development on Sub -District 1B, where the off -site improvements have been analyzed in the EIS. [03003-0166-000000/10969322 2.DOC1 2 ORDINANCE NO. B. Environmental Document. A Planned Action designation for a site -specific permit application shall be based on the environmental analysis contained in the EIS. The Development Agreement, together with existing City codes, ordinances, standard mitigation fees, and standards, shall provide the framework for a decision by the City to impose conditions on a Planned Action project. Other environmental documents incorporated by reference in the EIS may also be utilized to assist in analyzing impacts and determining appropriate mitigation measures. C. Planned Action Threshold. l . The land uses and development levels established by the 113 Conceptual Plan, together with their customary accessory uses and amenities and associated off -site improvements, shall be considered Planned Actions pursuant to RCW 43.21.C.031. If amendments of the approved 113 Conceptual Plan exceed the maximum development parameters reviewed in the EIS, supplemental environmental review may be required under SEPA Rules. D. Planned Action Review Criteria. 1. The Director of Development Services, or the Director's designee, is hereby authorized to designate a project application as a Planned Action pursuant to RCW 43.21 C.031(2)(a), if the project application meets WAC 197-11-172 and all of the following conditions: a) The project is located on Sub -District 1-B, or is an off -site improvement directly related to a proposed development on Sub -District 1-B; and b) The project is consistent with the Renton Comprehensive Plan adopted under RCW 36.70A; and c) The Director has determined that the project's significant environmental impacts have been adequately addressed in the EIS by reviewing the environmental checklist or other project review form as specified in WAC 190-11-315, and d) The project complies with the Planned Action threshold described in this Ordinance; and e) The Director has determined that the project's significant impacts have been mitigated through the application of the Boeing Development Agreement, as well as other City requirements, standard mitigation fees, and conditions, which together constitute sufficient mitigation for any significant environmental impacts associated with Sub -District 1-B development, and 0 The proposed project complies with all applicable local, state and federal regulations, and where appropriate, needed variances or modifications or other special permits have been requested; and 103003-0166-000000110969322_2_DOC] 3 ORDINANCE NO. g) The proposed project is not an essential public facility. E. Effect of Planned Action. 1. Upon designation by the Director that the project qualifies as a Planned Action, the project shall not be subject to a SEPA threshold determination, an environmental impact statement (EIS), or any additional review under SEPA. 2. Designation as a Planned Action means that a proposed project has been reviewed in accordance with this Ordinance, and found to be consistent with the development parameters and environmental analysis included in the EIS. 3. Planned Actions will not be subject to further procedural review under SEPA. However, projects will be subject to conditions designed to mitigate any environmental impacts which may result from the project proposal, and projects will be subject to whatever permit requirements are deemed appropriate by the City under State and City laws and ordinances. F. Planned Action Permit Process. The Director shall establish a procedure to review projects and to determine whether they meet the criteria as Planned Actions under State laws and City codes and ordinances. The procedure shall consist, at a minimum, of the following: 1. Development applications shall meet the requirements of RMC Chapters 4-8 and 4-9. Applications shall be made on forms provided by the Department and shall include a SEPA checklist or revised SEPA checklist [where approved through WAC 197-11-315(2)] or such other environmental review forms provided by the Planning/Building/Public Work Department. The checklist may be incorporated into the form of an application; 2. The Director shall determine whether the application is complete as provided in RMC Chapter 4-8. 3. If the project application is within Sub -District 1-B, the application shall be reviewed to determine whether the proposed application is consistent with and meets all of the qualifications specified in section III of this Ordinance. 4. Upon review of a complete application by the City, the Director shall determine whether the project qualifies as a Planned Action. If the project does qualify, the Director shall notify the applicant, and the project shall proceed in accordance with the appropriate permit procedure, except that no additional SEPA review, threshold determination, or EIS shall be required. 5. Public notice for projects that qualify as Planned Actions shall be tied to the underlying permit. If notice is otherwise required for the underlying permit, the notice shall state that the project has qualified as a Planned Action. If notice is not otherwise required for the underlying permit, no notice is required. {03003-0166-000000/10869322_2.DOC1 4 a ORDINANCE NO. 6. If a project does not qualify as a Planned Action, the Director shall notify the applicant and prescribe an appropriate SEPA review procedure consistent with City SEPA procedures and state laws. The notice to the applicant shall describe the elements of the application that result in disqualification as a Planned Action. 7. Projects disqualified as a Planned Action may use or incorporate relevant elements of the EIS, as well as other environmental documents to assist in meeting SEPA requirements. The Environmental Review Committee may choose to limit the scope of the SEPA review to those issues and environmental impacts not previously addressed in the EIS. SECTION IV. Validity Period. This Planned Action Ordinance shall be reviewed no later than December 31, 2030 by the Development Services Director to determine its continuing validity with respect to the environmental conditions of the subject site and vicinity and applicability of Planned Action requirements. Based upon this review, the Ordinance may be amended as needed, and another validity period may be specified. SECTION V. Conflict. In the event of a conflict between the Ordinance or any mitigation measures imposed pursuant thereto and any other ordinance, or regulation of the City, the provisions of this Ordinance shall control, EXCEPT that provision of any Uniform Code shall supersede. SECTION VI. Severability. Should any section, subsection, paragraph, sentence, clause or phrase of this Ordinance or its application be declared unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of this Ordinance or its application to any other person or situation. SECTION VII. This ordinance shall be effective upon its passage, approval, and five days after publication. PASSED BY THE CITY COUNCIL this day of June, 2006. Is/ BONNIE I. WALTON Bonnie I. Walton, City Clerk ((33003-0366.00(3000J10969322_2.DOC] 5 M ORDINANCE NO. APPROVED BY THE MAYOR this day of , 2006- /s/ KATHY KEOLKER-WHEELER Kathy Keolker-Wheeler, Mayor Approved as to form: (03003-0166-000000/10869322_2.DOC] 6 ,NOW Laura N. Whitaker PHoNe: 206.359.8584 PAx: 206.359.9584 mMAM: lhitaker@perkinscoie.com September 30, 2005 Mr. Neil Watts Development Services Department City of Renton 200 Mill Avenue South Renton, WA 98055 Pzce1 VZD Oct Q' Rove Perkins Cole 12oi Third Avenue, Suite 4800 Seattle, WA 9810l-3099 PHONE: 206.359.8000 FAx: 2o6.359.9000 www.perkinscoie.com Re: Boeing Renton Plant Redevelop ment/Application for Conceptual Plan and Planned Action Approvals for Subdistrict 1B Dear Mr. Watts: As you know, the 2003 Development Agreement between the City and Boeing addresses the process by which land owned by Boeing and located within the UC-N zone may be segregated. Among other things, the Development Agreement provides that a Conceptual Plan must be developed and approved for certain "Subdistricts" prior to their segregation, which Subdistricts include "Subdistrict 1B," an area commonly known as the 10-80 site, Lot 10 and other Boeing -owned parcels east of Logan Avenue and south of 8th Street. Pursuant to the Development Agreement and guided by the development envelope established by the Environmental Impact Statement prepared in 2003 to disclose potential impacts of eventual Renton Plant redevelopment, Boeing has developed a Conceptual Plan for Subdistrict 1B (the "Subdistrict 113 Conceptual Plan" or "Conceptual Plan") and hereby submits it to the City for review and approval. As you will see, the Conceptual Plan is consistent with the overall densities assumed by the EIS for Subdistrict 1B. It is also consistent with the range of uses both allowed within the UC-N zone and assumed by the alternative, "mix -and -match" development scenarios analyzed in the EIS. 103003-0166/SBO52700.215] ANCHORAGE • BEIJING BELLEVUE - BOISE - CHICAGO - DENVER HONG KONG - LOS ANGELES MENLO PARK • OLYMPIA PHOENIX PORTLAND • SAN FRANCISCO SEATTLE WASHINGTON, Q.C. Perkins Coie LLP and Affiliates Mr. Neil Watts September 30, 2005 Page 2 In addition to Subdistrict 113 Conceptual Plan approval pursuant to the Development Agreement, Boeing also seeks approval of Planned Action status for the Subdistrict I Conceptual Plan pursuant to the requirements of the State Environmental Policy Act and the Renton Municipal Code. Boeing bases its Planned Action request on the fact that, subject to the development thresholds established by the Development Agreement and summarized below, environmental impacts of potential redevelopment of Subdistrict IB have been fully disclosed for purposes of SEPA. Subdistrict 113 Planned Action/Summary of Conceptual Plan Consistency with 2003 EIS and UC-N Development Standards 1. Building Heights — Building heights proposed within Subdistrict 113 would not exceed maximum heights allowed in the UC-N I zone. It is anticipated that, relative to heights reviewed in the EIS, proposed increases in height greater than 10% would require additional SEPA review addressing aesthetics and shadows. 2. Transportation a) Trip Ranges: The range of trips proposed in the Subdistrict 1B Conceptual Plan was reviewed in the EIS. b) Trip Threshold: The Subdistrict 1B Conceptual Plan proposes a level of trip generation and distribution consistent with levels analyzed in the EIS. It is anticipated that development which would exceed the maximum trip levels shown in the EIS would complete additional SEPA review. c) Road Improvements: The Planned Action would require on -site and off -site road improvements. These road improvements have been analyzed in the EIS. It is anticipated that significant changes to the road improvement plan that have the potential to significantly increase impacts to air quality, water quality, fisheries resources, or noise levels beyond the levels analyzed in the EIS would require additional SEPA review. 3. Earth — The level of development proposed by the Subdistrict 1B Conceptual Plan is consistent with development levels analyzed in the EIS. It is anticipated that a significant change in amount of grading assumed in the EIS which has the potential to adversely affect water quality or fisheries require additional SEPA review. ]03003-0166/SBOS2700.215] 09130/05 Mr. Neil Watts September 30, 2005 Page 3 4. Air Quality — The EIS addresses air quality impacts generated by traffic levels associated with redevelopment that are consistent with development levels proposed by the Subdistrict 1B Conceptual Plan. It is anticipated that a significant change in configuration, increase in building heights, or significant decrease in setbacks between residential and manufacturing uses deemed to significantly affect localized air quality and odor conditions could require additional SEPA review. 5. Water — The level of development proposed by Subdistrict 1B Conceptual Plan is consistent with development levels analyzed in the EIS. It is anticipated that the following changes by the Planned Action scenarios to the Alternatives analyzed in the EIS could require additional SEPA review: a) Change in peak flows to Johns Creek significantly exceeding the levels reviewed in the EIS. b) Increase in number of outfalls to Johns Creek or Lake Washington relative to the number of required outfalls assumed in the EIS. 6. Public Services and Utilities — The level of development proposed by the Subdistrict 1B Conceptual Plan is consistent with development levels analyzed in the EIS. It is anticipated that a significant increase in the number of square feet or dwelling units beyond the maximum number analyzed in the EIS could require additional SEPA review to address impacts to fire, police, schools, parks, water, wastewater or solid waste, as applicable. 7. Cumulative Impacts — When analyzed together with previously approved and currently proposed Subdistrict lA redevelopment, Subdistrict 1B development levels do not exceed the level of total development for District 1 analyzed in the EIS. For the reasons set forth above and in the proposed Subdistrict 1B Conceptual Plan, we request that the City approve the Subdistrict 1B Conceptual Plan and designate the Conceptual Plan as a Planned Action for purposes of SEPA. Please don't hesitate to contact me if you have any questions. Thank you for your consideration of this request. 10300M 166/SD052700.2151 09/30/05 M M Mr. Neil Watts September 30, 2005 Page 4 Very truly yours, Laura N. Whitaker TBH:tbh cc: Alex Pietsch Jeff Adelson Shaunta Hyde Laura Lohman (03003-0166/SB052700.215] 0950(05 771 jk M EJ THE BOEING COMPANY CONCEPTUAL REDEVELOPMENT PLAN SUB -DISTRICT I-B Submitted to the City of Renton October 3, 2005 CONCEPTUAL REDEVELOPMENT PLAN Sub -District 1-B Renton, Washington Background The Boeing Company has been working with the City of Renton since early 2003 to -evaluate potential redevelopment strategies associated with its 737 facility in Renton, Washington (the "Renton Plant Site'). In December 2003, The Boeing Company and The City of Renton entered into a Development Agreement that established certain roles and responsibilities for the potential phased redevelopment of all or a portion of the Renton Plant Site, including: Renton commitments to fund and construct certain public infrastructure improvements; ■ Boeing commitments to fund certain private aspects of redevelopment; and ■ Boeing commitments to complete Conceptual Plans when it elects to subdivide, develop, sell, or otherwise alter any property for uses not related to airplane manufacturing. Per the terms of the Development Agreement, Conceptual Planning was anticipated to occur incrementally, and would be completed for three discrete areas of the Site, known as Sub -Districts 1-A and 1-B, and District 2 (see Exhibit 1). City Council approved Boeing's Conceptual Plan for Sub -District 1-A in December 2003 and amended it in October 2004. Boeing subsequently sold this portion of the Site to Harvest Partners in December 2004. Harvest Partners is currently refining its development plan for Sub -District 1-A, which is also sometimes referred to as both Lots 1 — 4 and Lakeshore Landing. Harvest Partners' preliminary planning anticipates the development of an urban retail center containing approximately 800,000 square feet of retail, with the potential for additional hotel, office 'I space and multifamily residential units. Construction of the retail project is anticipated to begin in 2006. Sub -District 1-B Sub -District 1-B is located immediately to the south of Lakeshore Landing, as illustrated on Exhibit 2, and totals approximately 50.7 acres, net of that portion which has been reserved for the extension of a four -lane 8`h Avenue between Logan and Park Avenues. As is outlined within the 2003 Development Agreement, the construction of two new lanes along this segment of 8a' is necessary to support the redevelopment of Sub -District 1-B (see Exhibit 3). Page 1 of 9 October 3, 2005 The City of Renton is currently completing its design for this seg ment of 8`h Avenue, and expects to begin building at least the two northern -most lanes in March, 2006, simultaneous with the other infrastructure improvements necessary to support the redevelopment of Sub -District 1-A. Ultimately, two additional lanes (to the south) along this same segment of 8th will be required to support the redevelopment of District 2. Harvest Partners has a Right of First Offer tb purchase a portion of the Sub -District which totals approximately 21.2 acres (see Exhibit 3). Harvest Partners has indicated --their interest in developing this portion, known as the ROFO area, with retail uses that are complementary with the proposed development of Sub -District 1-A as an urban retail center. The development intent of the ROFO area as depicted with this Conceptual Redevelopment Plan is based upon feedback from Harvest Partners as to their proposed project and from The City of Renton as to their goals for redevelopment within the Urban Center North. The remainder of Sub -District 1-B contains approximately 29.5 acres and is described herein as the "Boeing Remainder", as illustrated on Exhibit 2. Portions of the Boeing Remainder are currently improved with office buildings that Boeing owns and will continue to utilize as part of on -going airplane manufacturing plant operations. Interspersed between these existing office buildings are approximately 12.85 acres of the Boeing Remainder that have been identified as potential development parcels ("DP 1" through "DP 4") within this Conceptual Plan. Submittal Included within this submittal are a narrative description of Boeing's proposal for Sub - District 1-B, a Conceptual Planning Diagram, and two economic benefit analyses r demonstrating a range of potential one-time and recurring revenues generated by: (1) Development illustrated within the Planning Diagram on the ROFO portion of the Sub -District (beginning in 2007); and (2) Development illustrated within the Planning Diagram on the Boeing Remainder (beginning in 2007 for DP 1 and in 2016 for DP 2 — DP 4). Boeing seeks the City's approval of this Conceptual Plan so that it can complete a Binding Site Plan creating additional lots, and finalize negotiations with Harvest Partners related to the acquisition of the ROFO portions of the Sub -District. The timing of a land surplus decision by Boeing or redevelopment associated with the majority of the Boeing Remainder (with the exception of DP 1) is not currently envisioned to occur sooner than 5 to 10 years in the future. Page 2 of 9 October 3, 2005 IF n #ZZ soft 13 yam. nz 1 r f4 �+•i zavr14 tStr RA w MIN -01"Aw" St. z..sE'u 'i F r r � , R7 ♦ �' .' � � ;�' OEM IrAW, S: ,1� t'+ ,£ +.x* ..� '" t; SFr S�' i �y '� -a'j z' k'"" y a k,26,2M tk.Wo Iwo FUUIR-SEARS CDNCEPTUALPLAN "ffZ ZA, r" ARCHITECTS SUB -DISTRICT 1-B Not A : T_ t! NOT A PA 'T".- -IWO !SF), PAR a�?AHi4E AP9 1-STORY ae is aka 'fly a yl- NEW J U PORTED 13Y. LAC WR -JARW 0 K, 0 RRETAIL GARAGE NOM MW TM L "TORYM_DGS. LAB IF OFFICE (W0.6COBF) WITH NEW 2.3 STORY 0 OFFICE PARKING GARAGE P PARKING GARAGE M F MULTI -FAMILY PEDESTRIAN CONNECTIONS Conceptual Development Plan The Conceptual Plan for Sub -District 1-B is comprised of two somewhat distinct parts. The ROFO area makes up the northern portion of the property along 8thAvenue, has been identified as surplus by Boeing operations, and is available for near -term redevelopment. The Boeing Remainder makes up the southern portion of the Sub -District, and contains 660,000 square feet of existing office space with re -use potential and approximately 12.85 acres of land with future redevelopment potential. ROFO Area Boeing recognizes that high -quality retail development is essential to the successful transition of the area from its industrial roots to the City's vision for the Urban Center - North. Harvest Partners and the City are both committed to ensuring that the development at Lakeshore Landing is well -designed and initiates redevelopment of a is quality and at a scale which consistent with the City's long-term vision for the area. As planning for Lakeshore Landing has progressed, the land south of 81f' has been identified as an important component of the overall project. The area, known as the ROFO portion of Sub -District 1-B, has been illustrated within this Conceptual Plan as an integral part of the retail development planned to the North. The ROFO portion of the Sub -District is envisioned to contain a large format "destination" retailer located along Logan Avenue, with supporting retail shops space concentrated along both sides of Park Avenue. Generally, the large format retail development (users with footprints of 50,000 square feet or larger, and building heights up to 45 feet) is planned to occur along 8tb and Logan, facing eastward toward Park Avenue. The supporting retail shops space would include a mixture of medium format retailers (ranging between 10,000 and 50,000 square feet in area, with building heights up to 40 feet) and some component of smaller, specialty retail shops overlooking Park Avenue. The Plan anticipates pedestrian connections to occur internally within the site both east toward Park Avenue, and south toward 6ib Avenue. Vehicle access would occur off of Park Avenue, with loading and delivery functions relying upon Garden Avenue and an internal service road running along the southern edge of the ROFO property line. At a maximum lot coverage ratio of 30%, the ROFO site could accommodate up to 270,000 square feet of retail space. Harvest's current planning anticipates a total of 225,000 to 230,000 square feet, comprised of a 135,000—140,000 square -foot large format retailer located along Logan, and 85,000 to 90,000 square -feet of shops space. Parking is located in well -organized surface parking lots, with primary pedestrian entrances facing inward or directed toward Park Avenue. A small portion of the site, containing a data hub for the Boeing Plant, needs to be retained by Boeing for the foreseeable future. It can be accommodated along the Page 5 of 9 October 3, 2005 El 9 southern portion of a mid -block parking field without having a negative impact on the surrounding retail uses. 2 Summary Redevelopment of the ROFO parcel as envisioned within this Conceptual Plan meets many of the City's vision and policy statements for the Urban Center -North, which call for "retail integrated into pedestrian -oriented shopping districts." This site is located within District 1, where the City identifies its first objective as follows: "Create a major commercial/retail district developed with uses that add significantly to Renton's retail tax base, provide additional employment opportunities within the City, attract businesses that serve a broad market area and act as a gathering place within the community." 0 Boeing Remainder This portion of the plan is significantly influenced by the presence of four, 1980s-vintage office buildings that are located throughout (the 10-13, 10-16, 10-18 and 10-20 buildings). Each structure is 5 — 6 stories in height, ranging between 160,000 and 170,000 square feet. Parking is accommodated in separate, structured garages and in surrounding surface lots, at an overall ratio of 4.5 stalls per 1,000 square feet. Boeing currently utilizes these four buildings and anticipates no near -term changes that would result in significant rehab or sale of the structures. In addition to the existing office buildings, there is also a 1960s-vintage lab building, known as the 10-71 building, located along Logan Avenue. Although the condition of the building and the planned widening of Logan Avenue may impact its potential re -use, Boeing and the City are interested in exploring viable adaptive re -use opportunities. To illustrate the potential capacity for redevelopment within the Conceptual Plan, the 10-71 building has been assumed to be demolished, creating a 4.9-acre development parcel between Logan Avenue and the 10-20 building (DP 1). However, Boeing would like to retain the flexibility of considering either re -use of the existing structure or redevelopment in the future. We have assumed that the existing office buildings remain, but could be supported in the future by parking at a market -driven ratio of 3.5 stalls per 1,000 square feet, rather than at Boeing's more conservative rate. As a result, surplus parking stalls exist within the three existing parking garages, and three additional development parcels are created: a 3.9-acre site between the 10-18 and 10-20 buildings (DP2); a 1. 8-acre site on the west side of Park Avenue north of 6th (DP3); and, a 2.2-acre site on the west side of Garden Avenue north of 6' (DP4). Page 6 of 9 October 3, 2005 DPI This 4.9-acre parcel is located along Logan Avenue, immediately south of the ROFO property. Fronting on 60' Avenue, it is also adjacent to the 10-20 office building and associated parking structure. Given its location and near -term redevelopment potential, the Plan envisions its redevelopment as either a mid -rise, multifamily project or, potentially, a retail development ancillary to that anticipated on the ROFO piece. If, instead, the existing building were re -used, it is envisioned that it would be of interest either as a cost-effective research and development or contract manufacturing facility. ' With the demolition of the existing structure, the DP-1 site could support a significant multi -family project, either incorporated in one or more stories above ground -floor retailers, or developed at higher densities as a single use project. A five- to six -story residential project, developed at densities of 110 units per acre, would be both consistent with the residential development currently planned at Lakeshore Landing and compatible with the surrounding uses. At this higher density, approximately 535 units could be sited on DP 1. Alternately, redevelopment of the DPI parcel could accommodate up to 65,000 square feet of retail space at a 30% lot coverage ratio, taking the form of additional medium - format and small, specialty shops space backing up against Logan. Although access would most likely occur off of 6a'Avenue, the development of DPI could be integrated with the larger retail development occurring on the ROFO parcel. DP2 and DP4 These two parcels are both infill opportunities that exist when parking requirements for the existing office buildings are reduced. Currently underutilized and serving for the most part as overflow parking areas for Boeing employees, the Plan envisions their redevelopment with 6-story office or lab buildings, consistent with the current development pattern. In some instances where new lab development is planned, surplus parking within existing garages could fully support new development, and allow for the creation of new, private open spaces or campus greens within the neighborhood. In order to create this surplus parking opportunity, the Plan assumes either that the four existing Boeing office buildings are sold to other users with market -based parking requirements or that Boeing provides new parking areas on the Plant to accommodate its employees. The Conceptual Plan illustrates the potential redevelopment of each of these parcels with laboratory uses, resulting in approximately 720,000 square feet of new space in four separate structures. Both DP2 and DP4 could accommodate two, 6-story structures containing 180,000 square feet each. A new 2- to 3-story parking garage would be constructed between the new buildings on DP2, and the additional parking needs would M be provided by ear -marking a portion of the stalls within the 10-20 parking garage. On Page 7 of 9 October 3, 2005 R tj M M d DP4, sufficient surplus parking exists within the existing 10-18 parking garage that no new parking would need to be constructed in this location. Alternately, either DP2 or DP4 could also be redeveloped with new office uses. Given the greater parking requirement for office space (3.5/1,000) when compared to lab space (1/1,000), less development is able to be accommodated on the parcels. On DP2, a single, 6-story structure would be developed, containing 120,000 square feet. New structured parking would be developed behind. On DP4, approximately 300,000 square feet could be constructed in two, 6-story buildings, with all parking still provided within the existing 10-18 building garage. DP3 This parcel is located just south of the 10-18 office building, at the corner of 6`h and Park Avenues. The Plan envisions the development of this parcel with new lab or office uses, in both cases housed within a single 6-story structure. If developed as lab space, the building could contain approximately 180,000 square feet, supported by dedicated parking stalls within a new, multi-user garage constructed on DP2. If developed as office space, a building of approximately 120,000 square feet could be constructed on site, with parking either provided in a new garage on DP3 or accommodated by providing additional parking levels within a DP2 garage. Alternately, the DP3 parcel could accommodate up to 24,000 square feet of neighborhood retail space, fronting on Park Avenue and offering amenities to the surrounding workers and residents. Although no redevelopment of the land on the other side of Park Avenue is envisioned as part of this Conceptual Plan, redevelopment of DP3 could also lead to other improvements along Park Avenue at key intersections. It is envisioned that, if developed with retail uses, DP3 would begin to meet the increased demands for amenities and services that redevelopment along the 6`h Avenue corridor would require. Summary Redevelopment as illustrated within this Conceptual Plan would be consistent with the City's Urban Center -North vision and long-range planning policies, creating a vibrant, mixed -use corridor on the north side of 6`h Avenue and along Park, with mid -rise buildings fronting the streets and structured parking behind. If new development took the form of multi -family and laboratory space, the corridor would contain a total 535 new multi -family units and 900,000 square feet of new lab space at full build -out. This new mix of uses would be at a scale consistent with the 660,000 square feet of existing office space already located in the corridor. Page 8 of 9 October 3, 2005 2 I' 34 t 3: z �a F� t, 4 i S .. f _ tt t • 'j �i L i, - m Ah 0 Economic Benefit Analysis Summary Boeing's Conceptual Redevelopment Plan for Sub -District 1-B seeks to both allow for the near -term redevelopment of Boeing's underutilized assets while advocating for a mix of uses that significantly improves the City's tax and employment base. Two economic benefit analyses (Exhibit 4) have been completed to support this submittal, demonstrating the potential one-time and recurring revenues generated by: (1) Development illustrated within the Planning Diagram on the ROFO portion of the Sub -District (beginning in 2007); and (2) Development illustrated within the Planning Diagram on the Boeing Remainder (beginning in 2007 for DP 1 and in 2016 for DP 2 — DP 4). The economic benefits to the City of Renton associated with the redevelopment of the ROFO portion of the site can be summarized as follows: ■ By 2008 (project stabilization), it is estimated that over 1,061 jobs would be created in the City of Renton alone; of this job total, 859 direct jobs would be located within the development and 202 would be indirect City jobs; ■ The City is estimated to gain one-time revenues of nearly $667,000 during redevelopment of the parcels; ■ The City is also forecast to. receive an increase in recurring annual tax revenues of nearly $856,000, beginning in 2008. r� The economic benefits to the City of Renton associated with the redevelopment of the Boeing Remainder portion of the site (DP 1 — 4) can be summarized as follows: By 2013 (project stabilization), it is estimated that over 2,100 jobs would be created in the City of Renton alone if this portion were developed with multifamily and lab uses as illustrated on the Conceptual Plan; of this job total, 1,700 direct jobs would be located within new buildings and 400 would be indirect City jobs; ■ Under this same set of land use assumptions, the City is estimated to gain one- time revenues of more than $6.2 million during redevelopment of the parcels; ■ The City is also forecast to receive an increase in recurring annual tax revenues of nearly $2.3 million, beginning in 2013. Page 9 of 9 October 3, 2005 2 Renton — Sub District 1 B 0 ECONOMIC BENEFIT STUDY BOEING SUB DISTRICT 1-B PROPERTY RENTON, WASHINGTON I. PURPOSE Boeing Realty Corporation (BRC) is seeking to estimate the community economic benefits of redeveloping certain Sub District 1-B property under option by Harvest Partners at its Renton, Washington facility into additional retail land uses. This "right of first option" (ROFO) property is the Phase II expansion of Harvest Partners' development underway on Boeing's Renton Sub District 113 property The ROFO Phase II land area being considered for redevelopment as retail space by Harvest Partners is comprised of 21.20 net acres. It is only a portion of the 50.70 gross acres that comprises Boeing's entire Sub District 1-B Renton property. The specific purpose of this document is to show City of Renton the economic benefits derived from Harvest Partners redeveloping this target ROFO property if fully developed as follows: Retail —Shop Space 91,000 Retail —Big Box 135,000 Total 226,000 Sq. Ft. The analysis presents an estimate of economic benefits if Harvest Partners excises their option to purchase the targeted Renton Boeing parcels. The benefits are measured by comparing the full redevelopment of this property as retail uses between 2006 and 2008 versus no action. Economic impacts have been measured (one-time and recurring) in terms of : ➢ Jobs ➢ Income ➢ Property values ➢ Public revenues State of Washington King County City of Renton � y�26;zuo� i Page I Deleted: 9/23/7005 • The economic benefit findings of redeveloping Harvest Partners ROFO parcels into retail space are only as valid as the underlying assumptions.' These assumptions reflect reasonable approximations of actual economic experience in j the marketplace. The economic benefit model developed for this assignment reflects these assumptions. It is the culmination of a series of computer -based sensitivity analyses. 1 III. OVERALL ECONOMIC BENEFIT FINDINGS E Redevelopment of the Harvest Partners ROFO portion of the Boeing Renton Sub ' District 113 property into retail uses will result in positive economic impacts for the City of Renton, King County and the State of Washington. The text, charts and tables that follow summarize economic findings by comparing job, income and property value differences by year 2008 between "redevelopment" of the Harvest Partners ROFO parcels versus "no use" scenarios. A summary of key findings follow: ➢ By 2008 (project stabilization), an estimated 1,667 jobs would be created if the target 21.20 acres comprising Harvests Partners ROFO parcels in Sub District 1-B are fully redeveloped and absorbed into shop space and big box i retail uses? ➢ Of this job total, an estimated 859 direct jobs would be created in the redeveloped buildings and 808 indirect jobs would be created by 2008. ➢ These jobs would generate an additional $ 80 million in recurring annual income at full occupancy in 2008. ➢ Of this income total, nearly $45 million in direct income would be created on the redeveloped Sub District 1-B ROFO parcels and over $35 million in indirect income would be created in 2008 and thereafter. ➢ The corresponding increase in property values for the Harvest Partners ROFO parcels is forecast at nearly $53 million by 2008. I Although not guaranteed, the economic benefit estimates expressed in this document are intended to 1 reflect information from sources deemed to be authoritative and reliable. AU monetaryfigures are expressed in 2005 dollars. 2 This job total includes both direct and indirect jobs. Indirect jobs is the measure of secondaryjob creation resulting (induced) from expenditures associated with direct job creation. . 9n3noos 1 9;261200 Page 2 ➢ The increase in recurring annual tax revenues by 2008 to the State of Washington is estimated at nearly $5.1 million. This is in addition to nearly $3.8 million in one-time state revenues collected during redevelopment and absorption of the additional retail space on the Harvest Partners ROFO parcels. IV. RENTON ECONOMIC BENEFIT FINDINGS The economic benefits to the City of Renton of Harvest Partners redeveloping this excess Boeing property in Sub District 1-B are now summarized: ➢ By 2008, it is estimated that over 1,061 jobs would be created in the City of Renton alone from redeveloping these Harvest Partners ROFO parcels in Sub District 1-B. Of this job total, an estimated 859 direct jobs would be created in the redeveloped buildings and 202 indirect City jobs would be created by 2008. ➢ The City of Renton is estimated to gain one-time revenues of nearly $667,000 during redevelopment of the Harvest Partners ROFO Sub District 1-B parcels. ➢ The City is also forecast to receive an increase in recurring annual tax revenues of nearly $856,000 in 2008 and thereafter upon full build -out and absorption of the new retail space. Table l summarizes these estimated benefits to the City in terms of new jobs, income and municipal revenues. These data reflect one-time benefits during development as well as estimates of annually recurring economic benefits. For example, during the assumed 2006 through 2008 development period, accrued City tax revenues are estimated to generate over $66,000 during land development and over $601,000 during construction of the retail shop and big box space. Sources for these municipal revenues are sales tax and real estate transfer taxes. Once the retail space is completed and absorbed (2008 estimate), annually recurring tax revenues are projected at nearly $856,000. Nearly $187,000 of this total will result from the City of Renton's share of property taxes. Annual sales taxes generated from the retail space is estimated to exceed $584,000. The City's employee head tax is forecast to generate over $58,000 each year and real estate transfer taxes are estimated at over $26,000 annually. { Deleted: 9/23/2005 Page 3 *4W *0 Table 1 CITY OF RENTON ECONOMIC BENEFITS HARVEST PARTNERS ROFO PARCELS HARVEST PARTNERS SUB DISTRICT 1-B I One-time Land One-time Building Recurring Redevelopment Scenario Development Development 2006r2007 in 2008 CITY JOBS Direct Jobs 42 92 859 Indirect Jobs 16 39 202 Total Jobs 58 131 1,061 ANNUAL INCOME Direct Income $ 2,121,030 $ 9,432,720 $ 44,657,600 Indirect Income $ 678,445 $ 3,384,707 $ 8,889,439 Total Income $ 2,799,475 $ 12,817,427 $ 53,547,039 CITY TAX REVENUES Property Tax $ 186,873 Sales Tax $ 66,379 $ 295,201 $ 584,225 Employee Head Tax $ 58,346 Real Estate Transfer Tax $ 306,257 $ 26,325 Total Tax Revenues $ 601,458 $ 855,769 Chart 1 shows that 1,061 permanent jobs are estimated to be created within the City of Renton. Of these, 859 would be direct on -site jobs in the City of Renton, resulting in an estimated 202 additional indirect off -site jobs in the City. This assumes that one quarter of the indirect jobs created occur within the City of Renton. This compares to no such jobs without the redevelopment of the Harvest Partners ROFO property in Boeing's Renton Sub District 1-B area. Chart 1 City of Renton Permanent Jobs Created In 2008 1,200 1,061 800 400 With Project Without Project 912612004 Page 4 �Deleted; %23/20o5 t a a 11 Chart 2 illustrates that these jobs will generate new annual income within the City of Renton estimated at nearly $54 million. This corresponding income reflects both indirect off -site as well as direct on -site income creation in 2008 and thereafter. rh__# 11 Chart 3 shows the increases in City of Renton property values of redeveloping the Harvest Partners ROFO parcels in Sub -District 1-B. After redevelopment completion in 2008, the assessed value of these parcels is estimated to increase from $8.6 million to nearly $61.3 million —an increase of $52.7 million. Chart 3 PROPERTY VALUE INCREASES BY 2008 REDEVELOPMENT OF HARVEST PARTNERS ROFO PROPERTY Without Project $8.6 With Project $61.3 SO $25 $50 $75 Dollars in millions W2EN2005 Page 5 Deleted: 91'23120111 ----- - --- I Chart 4 shows that the City of Renton will accrue one-time tax revenues from sales and real estate transfer taxes of nearly $668,000 during the estimated 2006 through 2007 development period. In addition, the City is forecast to increasingly receive annually recurring tax revenues from redevelopment of the Harvest Partners ROFO portion of Boeing's Renton Sub District I-B property starting in 2007. This will increase until 2008 where it peaks at nearly $856,000 as an ongoing annual cash flow to the City. Chart 4 New City Of Renton Tax Revenues S1,000,000 S800,000 $600,000 ® Recurring F S400,000 ■ Onetime U 5200,000 S- 2008 2009 2010 2011 2012 2013 yiZ6 29gS Pa8e 6 Deleted• 9/23/ZOOs w 'rrr+ vr' ! ECONOMIC BENEFIT STUDY WASHINGTON I. PURPOSE Boeing Realty Corporation (BRC) is seeking to estimate the community economic benefits of redeveloping four parcels in Boeing Sub District 1-B at its Renton, Washington facility into a new mix of lab and multi -family land uses. The land area of these redevelopment parcels comprises 12.85 net acres. It is only a portion of the 50.70 gross acres comprising Boeing's Sub District 1-B Renton property. The proposed new land use mix for these four Boeing redevelopment parcels resulted from an evaluation of the holding capacity of these excess properties and from market potential considerations. The specific purpose of this document is to show City of Renton economic benefits derived from redeveloping these four targeted Boeing Renton parcels if fully developed as follows: Lab 900,000 Multi -Family 535,500 Total 1, 435,500 Sq. Ft. The analysis presents an estimate of economic benefits if the targeted Renton Boeing parcels are entirely redeveloped and absorbed between 2008 and 2013 versus no action. Economic impacts have been measured (one-time and recurring) in terms of : ➢ Jobs ➢ Income ➢ Property values ➢ Public revenues State of Washington King County City of Renton II. LIMITATIONS The economic benefit findings of redeveloping the four Boeing Renton parcels comprising 12.85 net acres into modern lab and multi -family space are only as �1-26/2(3Et5� Page 1 fir►` # valid as underlying assumptions.' These assumptions reflect reasonable approximations of actual economic experience in the marketplace. The economic benefit model developed for this assignment reflects these assumptions and is the culmination of a series of computer -based sensitivity analyses. III. OVERALL ECONOMIC BENEFIT FINDINGS Redevelopment of the four Boeing Renton parcels into the proposed uses will result in positive economic impacts for the City of Renton, King County and the State of Washington. The text, charts and tables that follow summarize economic findings by comparing job, income and property value differences by year 2013 between "redevelopment" of the four Boeing parcels versus "no use" scenarios. A summary of key findings follow: ➢ By 2013 (project stabilization), an estimated 3,300 jobs would be created if the target 12.85 acres comprising four Boeing parcels in Sub District 1-B are fully redeveloped and absorbed into lab and multi -family uses.2 ➢ Of this job total, an estimated 1,700 direct jobs would be created in the redeveloped lab buildings and 1,600 indirect jobs would be created by 2013. ➢ These lab jobs would generate an additional $ 158 million in recurring annual income at full occupancy in 2013. "- ➢ Of this income total, over $88 million in direct income would be created on the redeveloped Sub District 1-B parcels and over $70 million in indirect income would be created in 2013 and thereafter. ➢ The corresponding increase in property values for the four target Renton redevelopment parcels is forecast at over $550 million by 2013. ➢ The increase in recurring annual tax revenues by 2013 to the State of Washington is estimated at over $3.6 million. This is in addition to over $33.5 million in one-time state revenues collected during redevelopment and absorption of new lab and multi -family space on the four Boeing i parcels at the Renton Sub District 1-B site. Although not guaranteed, the economic benefit estimates expressed in this document are intended to reflect information from sources deemed to be authoritative and reliable. All monetary figures are expressed in 2005 doUars. 2 This job total includes both direct and indirect jobs. Indirect jobs is the measure of secondaryjob creation resulting (induced) from expenditures associated with direct job creation. Deleted: 9/23/2005 9/26ZOf)- Page 2 i IV. RENTON ECONOMIC BENEFIT FINDINGS The economic benefits to the City of Renton of redeveloping Boeing's four parcels of excess property in Sub District 1-B are now summarized. ➢ By 2013, it is estimated that over 2,100 jobs would be created in the City of Renton alone from redeveloping these four Boeing parcels in Sub District 1-B. Of this job total, an estimated 1,700 direct jobs would be created in the new lab buildings and 400 indirect jobs in the City would be created by 2013. ➢ The City of Renton is estimated to gain one-time tax revenues of over $6.2 million during redevelopment ofthe four Boeing Sub District 1-B parcels. ➢ The City is also forecast to receive an increase in recurring annual tax revenues of over $2.3 million in 2013 and thereafter upon full build -out and absorption of the new lab and multi -family space. Table 1 summarizes these estimated benefits to the City in terms of new jobs, income and municipal revenues. These data reflect one-time benefits during development as well as estimates of annually recurring economic benefits. For example, during the assumed 2008 through 2012 development period, accrued City tax revenues are estimated to generate over $40,000 during land development and over $6,168,000 during construction of lab buildings and multi -family structures. Sources for these one-time municipal revenues are sales tax and real estate transfer taxes. Once the lab and multi -family buildings are completed and absorbed (2013 estimate), annually recurring tax revenues are projected at over $2,343,000. Nearly $1,953,000 of this total will result from the City of Renton's share of property taxes. The City's employee head tax is forecast to generate over $115,000 each year and real estate transfer taxes are estimated at over $275,000 R annually. De10Eed: 923/2005 __.- __..I 9126/20Q Page 3 A Table 1 CITY OF RENTON ECONOARC BENEFITS BOEING SUB DISTRICT 1-B DEVELOPMENT PARCELS One-time Land One-time Building Recurring Redevelopment Scenario I Development Development Z008-2012 in 2013 CITY JOBS Direct Jobs 25 381 1,700 Indirect Jobs 9 159 400 Total Jobs 34 540 2,100 ANNUAL INCOME Direct Income $ 1,285,625 $ 49,960,680 $ 123,146,400 Indirect Income $ 411,248 $ 34,962,754 $ 17,596,700 Total Income $ 1,696,873 $ 94,923,434 $ 140,743,100 CITY TAX REVENUES Property Tax $ 1,952,593 Sales Tax $ 40,234 $ 3,049,318 $ - Employee Head Tax $ 115,496 Real Estate Transfer Tax $ 3,118,965 $ 275,071 Total Tax Revenues $ 40,234 $ 6,168,283 $ 2,343,160 t] Chart 1 shows that 2,100 permanent jobs are estimated to be created within the City of Renton. Of these,0 would be direct on -site lab jobs in the City of Renton, resulting in an esti ted 400 additional indirect off -site jobs in the City. This assumes that one quarter of the indirect jobs created occur within the City of Renton. This compares to no such jobs without the redevelopment of the four Boeing Sub District 1-B parcels. Chart 1 City of Renton Permanent Jobs Created In 2013 3,000 2,100 2,000 1,000 With Project Without Project 9 26!20U Page 4 j DCleted: 9l23/2005 Chart 2 illustrates that these jobs will generate new annual income within the City of Renton estimated at nearly $141 million. This corresponding income reflects both indirect off -site as well as direct on -site income creation in 2013 and thereafter. Chart 2 Chart 3 shows the increases in City of Renton property values of redeveloping the four Boeing parcels in Sub -District 1-B. After redevelopment completion in 2013, the assessed value of these parcels is estimated to increase from under $74 million to nearly $624 million —an increase of $550 million. Chart 3 PROPERTY VALUE INCREASES BY 2013 BOEING SUBDISTRICT 1-B DEVELOPMENT PARCELS Without Project $73.7 With Project $623.8 $0 $200 $400 $600 Dollars in millions 4/262005� Page 5 Deleted: 9/23/2005 *%W °ter 0 • Chart 4 shows that the City of Renton will accrue one-time tax revenues from sales and real estate transfer taxes of over $6,208,000 during the estimated 2008 through 2012 development period. In addition, the City is forecast to increasingly receive annually recurring tax revenues from redevelopment of the four Sub District i-B parcels starting in 2009. This will increase each year until 2013 where it peaks at over $2,343,000 million as an annual flow into the City. Chart 4 New City Of Renton Tax Revenues $3,000,000 a� v � $2,000,000 ■ Recurring ® Onetime $1,000,000 Al S- 2008 2009 2010 2011 2012 2013 y/a6, 2005, Page 6 Dele6ed: 9/23/2005 4 w Table 1 CITY OF RENTON ECONOMIC BENEFITS FOUR BOEING DEVELOPMENT PARCELS BOEING RENTON SUB DISTRICT 1-11 PROPERTY ment Scenario CITY JOBS Direct Jobs Indirect Jobs Total Jobs ANNUAL INCOME Direct Income Indirect Income Total Income CITY TAX REVENUES Property Tax Sales Tax Employee Head Tax Real Estate Transfer Tax .,. Total Tax Revenues A 2008-2012 1 in 2013 25 381 1,700 9 159 400 34 540 . 2,100 $ $ 1,285,625 411,248 $ $ 49,960,680 34,962,754 $ $ 123,146,400 17,596,700 $ 1,696,873 $ 84,923,434 $ 140,743,100 $ 1,952,593 $ 40,234 $ 3,049,318 $ - $ , 115,496 $ 3,118,965 $ 275,071 $ 40,234 $ 6,168,283 $ 2,343,160 HARVEST PARTNERS ROFO PARCELS BOEING RENTON SUB DISTRICT 1-11 PROPERTY ment Scenario CITY JOBS Direct Jobs Indirect Jobs Total Jobs ANNUAL INCOME Direct Income Indirect Income Total Income CITY TAX REVENUES Property Tax Sales Tax Employee Head Tax Real Estate Transfer Tax Total Tax Revenues Land 2006-2007 1 in 2008 42 92 859 16 39 202 58 131 1,061 $ 2,121,030 $ 9,432,720 $ 44,657,600 $ 678,445 $ 3,384,707 $ 8,889,439 $ 2,799,475 $ 12,817,427 $ 53,547,039 $ 186,873 $ 66,379 $ 295,201 $ 584,225 $ 58,346 $ 306,257 $ 26,325 $ 66,379 $ 601,458 $ 855,769 FINAL --Combined Benefits—Rev1P 9/26/2005 The data and caicuMons presented i>wAn whila not miarantoan nova heen r"Wneet from M b ,.N.Wn REAL ESTATE ECONOMICS M cm COMBINED ECONOMIC BENEFITS HARVEST PARTNERS ROFO PARCELS & BOEING DEVELOPMENT PARCELS BOEING RENTON SUB DISTRICT 1-B PROPERTY One-time Land One-time Building Recurring RaefPvs%1nnmpnt Scenario I Develooment I Development 2006-2012 1 in 2013 CITY JOBS Direct Jobs 67 473 2,559 Indirect Jobs 25 198 602 Total Jobs 92 671 3,161 ANNUAL INCOME Direct Income $ 3,406,655 $ 59,393,400 $ 167,804,000 Indirect Income $ 1,089,693 $ 38,347,461 $ 26,486,139 Total income $ 4,496,348 $ 97,740,861 $ 194,290,139 CITY TAX REVENUES Property Tax $ 2,139,466 Sales Tax $ 106,613 $ 3,344,519 $ 584,225 Employee Head Tax $ 173,842 Real Estate Transfer Tax $ 3,425,222 $ 301,396 Total Tax Revenues $ 106,613 $ 6,769,741 $ 3,198,929 FINAL —Combined Benefits—Rev1 P 9/26/2005 The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS s� TOTAL CITY OF RENTON ECONOMIC BENEFITS BOEING & HARVEST PARTNERS PARCELS COMBINED DEVELOPMENT IN SUB DISTRICT 1-B City of Renton Permanent Jobs Created In 2013 4,000 3,161 3,000 2,000 1,000 With Project Without Project New Job Annual Income in 2013 $200 $194 $150 c $100 S50 S- With Project Without Project New City Of Renton Tax Revenues $4,000,000 S3,000,M $2,000,000 ® Recurring ■ Onetime E� $1,000,000 $- 2006 2007 2008 2009 2010 2011 2012 2013 FINAL —Combined Benefits—Rev1 P 9/26/2005 The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS TOTAL CITY OF RENTON ECONOMIC BENEFITS BOEING & HARVEST PARTNERS PARCELS COMBINED DEVELOPMENT IN SUB DISTRICT 1-B City of Renton Permanent Jobs Created In 2013 4,000 3,161 3,000 2,000 1,000 With Project Without Project New Job Annual Income in 2013 $200 $194 $150 c $100 S50 S- With Project Without Project New City Of Renton Tax Revenues $4,000,000 S3,000,M $2,000,000 ® Recurring ■ Onetime E� $1,000,000 $- 2006 2007 2008 2009 2010 2011 2012 2013 FINAL —Combined Benefits—Rev1 P 9/26/2005 The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS COMMITTEE OF THE WHOA'` COMMITTEE REPORT November 14, 2005 F_ Boeing Subdistrict 1B Conceptual Plan Referred October 17, 2005 APB-Pe.€`ED BY N 0TV COUNCIL Date //- aDOS The Committee of the Whole recommends concurrence with the staff recommendation to adopt the Conceptual Plan proposed by The Boeing Company for the potential redevelopment of 50.7-acres of Boeing property in the South Lake Washington area known as Subdistrict 113 with the conditions outlined below. The northern 21.2 acres of the property is expected to become surplus and brought forward for redevelopment in the immediate future. This property is under a "right of first refusal" agreement with Harvest Partners, the owner and developer of the 46 acres of property formerly owned by Boeing immediately adjacent to this property to the north. Boeing proposes that this intial parcel be developed with as much as 270,000 square feet of retail. The remaining property is expected to be retained by Boeing for five to 10 years. However, upon redevelopment, as much as 900,000 square feet of lab and/or'office, as well as some additional `retail°and multi -family housing, could be developed in and around the 660,000 square feet of existing office buildings, which are anticipated to be sold and re- occupied by other companies. - To enhance the plan and its consistency with the Vision and ;Policies for the Urban Center —North adopted in the Comprehensive Plan, the following ettaaditions : should be imposed on the Conceptual Plan: 1) That Park Avenue be designated a "Pedw striao-,oriented Street," to ensure an urban form of development and provide pedestrian linkages between the subdistrict and the planned retail/entertainment center expected to be developed to the north, and 2) That a transit facility would be allowed use in the immediately available property, if funding for such a facility emerged and it could be developed in a way ,that was supportive of surrounding redevelopment and supported by the property owner(s). The envisioned retail and employment center resulting from the redevelopment proposed under the conditioned Conceptual Plan will have positive economic and social impacts for the City as a whole. As outlined in the 2003 Development Agreement with The Boeing Company, all subsequent land use applications related to this property will be checked against this document for consistency prior to approval. i Terri Briere, C uncil President ec: Alex Pietsch Gregg Zimmerman Neil Watts Jennifer Henning Nency'Weil