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Thank you for your efforts to comply with the four conditions of approval stipulated by Renton City Council. Staffs review of the updated information indicated compliance with the following conditions of approval: 1) That Park Avenue be designated a "Pedestrian-oriented Street," to ensure an urban form of development and provide pedestrian linkages between the sub-district and the planned retail/entertainment center developing to the north;and, 2) Pedestrian connections shall be provided for and shown in the Conceptual Plan for Sub- District 1-B,aligning with existing/proposed pedestrian connections in surrounding areas; and, 3) Provisions shall be made in the Conceptual Plan for Sub-District 1-B to allow for the future development and extension of N. 7th Street; provided, that construction of N. 7th between Logan Ave. and Park Ave. shall not occur prior to removal of the Boeing Data Hub currently located on Lot 5E of the Lakeshore Landing 2 Binding Site Plan; and, 4) That a transit facility be an allowed use in the immediately available property, if funding for such a facility emerged and developed in a way that was supportive of surrounding redevelopment and supported by the property owner(s). If you have any further questions or need additional information please feel free to contact me at(425) 430-7314. Sincerely, Vanessa Dolbee Associate Planner Attachment:Updated Conceptual Plan cc: Laura N.Whitaker 1055 South Grady Way-Renton, Washington 98057 RENTON AHEAD OF THE CURVE all This paper contains 50%recycled material,30%post consumer _ � r NW `tile CONCEPTUAL REDEVELOPMENT PLAN Sub-District 1-B December 2008 Amendment Renton, Washington Background The Boeing Company('`Boeing") has been working with the City of Renton (the"City') since early 2003 to evaluate potential redevelopment strategies associated with its 737 facility in Renton, Washington (the "Renton Plant Site"). In October of 2003, Boeing prepared an Environmental Impact Statement to evaluate potential environmental impacts associated with redeveloping the Renton Plant Site with a mix of residential and commercial uses (the "EIS"). In December 2003, Boeing and the City entered into a Development Agreement for Renton Plant Redevelopment(the "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 again amended the Conceptual Plan for Sub-District 1-A in early 2006. Sub-District 1-A is now known as "The Landing" and is currently under construction as an urban retail center, including retail, residential, restaurant, and theatre uses. Sub-District 1-B Sub-District 1-B is located immediately to the south of The Landing, as illustrated on Exhibit 1, and totals approximately 50.7 acres. A Conceptual Redevelopment Plan for Sub- District 1-B was submitted to the City of Renton in October of 2005 and approved in November of 2005 (the"Original Conceptual Plan"). Thereafter Boeing sought a Planned Action designation for Sub-District 1-B and an Environmental Consistency Analysis was prepared (the "Consistency Analysis"). The Consistency Analysis determined that the uses proposed for Sub-District 1-B in the Original Conceptual Plan, together with the cumulative AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 1 03003-0105/LEGAL14505979.7 9/1 1/08 � r impacts of the uses approved for Sub-District 1-A, were within the range of development alternatives and associated environmental impacts addressed in the EIS. A Planned Action was approved by the City in December of 2006 under Ordinance No. 5242. In September 2007 the City approved a Master Site Plan for Sub-District 1-B and a Binding Site Plan for the same area under the name "Lakeshore Landing 2" (the "BSP"). The BSP resulted in the creation of eight additional lots within Sub-District 1-B: Lots 5A, 5B, 5C, 5D, 5E, 7A, 7B, and 7C. The Original Conceptual Plan addressed infrastructure improvements imposed as conditions of development pursuant to the Development Agreement to support redevelopment of Sub- Districts 1-A and 1-B. In particular, a portion of Sub-District 1-B was reserved for a four-lane extension of 8th Avenue between Logan and Park Avenues (the"8th Ave. Extension"). The 8th Ave. Extension and related improvements have been completed. Pursuant to the Original Conceptual Plan, the northern 21.2 acres of Sub-District 1-B (Lots 5A and 7B of the BSP; formerly described as the "ROFO Area," now referenced as "North 1- B") were planned for retail uses complementary to the Harvest Partners urban retail center to the north. Due to a change in market conditions, the expected retail development of North 1- B did not proceed. Boeing now desires to market North 1-B with a greater range of uses (i.e., hotel, office, employment, research/development, business and related uses, in addition to retail) that are permitted within the underlying Urban Center— North, District One zone ("UC-N 1" or"District One"). The remainder of Sub-District 1-B contains approximately 29.5 acres and is described herein as the "Boeing Remainder." The Boeing Remainder is illustrated on Exhibit 1. 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 ("DP1" through "DP4"). This amendment of the Original Conceptual Plan (the "Amended Conceptual Plan") describes the current redevelopment plan for Sub-District 1-B. The Amended Conceptual Plan retains the retail alternative proposed for North 1-B in the Original Conceptual Plan and also includes office and employment and hotel alternatives for Lots 5A and 7B, respectively, based upon new market conditions and feedback from the City regarding its redevelopment goals for the UC-Nl zone. Development under this Amended Conceptual Plan may be enhanced by the eventual addition of North 7th Street between Logan and Garden Avenues (North 7th St.) as conceptually depicted on Exhibit 2, although construction of North 7th St. would not be feasible until the Data Hub currently located on Lot 5E of the BSP is removed. Cooperation and agreement among affected property owners and the City will be required in order to finalize the alignment of North 7th St. Similarly, a state or municipal transit facility may enhance transportation to and from Sub-District 1-B, and could be located in the Sub-District AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 2 03003-0105/LEGAL 14505979.7 9//11/08 if public funding is identified and if the facility could be developed in a way that is supportive of surrounding redevelopment and supported by affected property owners. Boeing seeks the City's approval of this Amended Conceptual Plan so that it can market North 1-B to potential developers under a greater range of uses. The timing of a land surplus decision by Boeing or redevelopment associated with the majority of the Boeing Remainder is currently envisioned to occur between 2 and 20 years in the future. Submittal Included within this submittal is a narrative description of Boeing's proposal for Sub-District 1-B, a Conceptual Plan Diagram (see Exhibit 2), and a benefit analysis demonstrating a range of potential one-time and recurring revenues generated by: (1) Development illustrated within the Conceptual Plan Diagram on the North 1- B portion of the Sub-District (beginning in 2009/2010 for Lots 5A and 7B of the BSP); and (2) Development illustrated within the Conceptual Plan Diagram on the Boeing Remainder (beginning in 2010 for DP 1 and 2016 for DP 2— DP 4). AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 3 03003-0105/LEGAL 14505979.7 9/11/08 , Aerial, Exhibit 1 *�. OW . ,, ., - : ; : i404 a_ ', ,..: r . % Ii °.. ° Yr 4 i :. :; It } p a Kh s F �, ' ,:. tk � i 'ISub District 1A §' ,'. ...... , 4. •• , . �Oi_ A.,, _ M h.,' r �mji vii, Sub District 1 B :' ,,,m,.,. r 1 • ro % W j 4 Ek i ili 'll�h��2MR .. Q'a A '" ..�z°-# 2 1..a.,S r ac =_� Boeing 3 .1 $ � �f � � :' t:: Renra,nder r'fix^ "" x ;. Pa „ .,., a l ., : m y a . r 9n Y DP 1 UP 3.i CtP 3 DP 1 � # "13 Mzr€thi6lfr■ ir€r"i' " .s _ I .-Sri �:. ,: ':. '• AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 4 03003-0105/LEGAL14505979.7 9/11/08 Conceptual Plan gLAfirilatEArAf0 Sub-District 1 B North 8th Street ram $ ,5x ` i g li $ram S i y � r g� ki-x New xr R s � �'. 6. R ;�,0 � 4; 'p =.. JL ,_ . , � � n H p Existing 10-18 Garage o - Existing. - - P , - $_ ''f Garage t c µ,. rl � �, f Q ? x :1-v aaf i ,r4,:a,,,#lei, n ` .fott i1d't 7 r DP-1 ' DP-2 • [ P-3 DP-4 Noll- 6th'Street 330,000 SF 260,000 SF 4, 120,000 SF DP-4 10-16 TOTAL TOTAL TOTAL 125,000 SF OFFICE I OFFICE OR OFFICE OR , TOTAL OR LAB 1 LAB OFFICE OR LAB ' LAB R Existing . � Garage . o Legend* 1 0 Office L Lab H Hotel R Retail 1 P Parking Garage a Proposed Conceptual Pedestrian Connections i Proposed Conceptual North 7th Street Alignment Conceptual Development Plan This Amended Conceptual Plan for Sub-District 1-B is comprised of two somewhat distinct parts. The North 1-B area makes up the northern portion of the property along 8th Avenue, 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. North 1-B Boeing recognizes that high-quality development is essential to the successful transition of the area from its industrial roots to the City's vision for the Urban Center-North. Potential developers of lots within Sub-District 1-B must join with the City to ensure that such development is well-designed and is of a quality and at a scale that is consistent with the City's long-term vision for the area. As planning for Sub-Districts 1-A and 1-B has progressed, the land south of 8th has been identified as an important component of the overall project. The area, now known as North 1-B, is addressed within this Amended Conceptual Plan as developing under several alternative scenarios: Scenario 1, a retail complement to The Landing's urban retail center to the north; Scenario 2, a combination of office and employment uses (Lot 5A of the BSP) and hotel uses (Lot 7B of the BSP) undertaken as separate development by potential developers; or Scenario 3, some combination of Scenarios 1 and 2. Each scenario is described below. Under all three scenarios, a small portion of North 1-B containing a data hub for the Renton Plant Site (Lot 5E of the BSP), will be retained by Boeing for the foreseeable future. 1. Scenario 1 Under this scenario, North 1-B 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 8t1i 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. Scenario 1 anticipates pedestrian connections to occur internally within the site both east toward Park Avenue and south toward 6th 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 North 1-B property line. At a maximum lot coverage ratio of 30%, the North 1-B site could accommodate up to 270,000 square feet of retail space. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 6 03003-0105/LEGAL14505979.7 9/I 1/08 2. Scenario 2 a. Office and Employment Component Under Scenario 2, Lot 5A would be developed to a maximum of 600,000 square feet of office and employment uses, which may include technology-related laboratory uses for research, development, testing and general and professional office uses. Smaller-scale ground-floor and/or freestanding retail uses may also be included in this development scenario. At this maximum density, the majority of accessory parking would be provided in an above-grade structure, and impervious surface coverage would be up to 95%. Buildings would be three to six stories in height, with floorplates of up to approximately 40,000 square feet. The build-out of the Office and Employment Component would be phased, with initial buildings being surface-parked. Depending upon market conditions and demand, future buildings may include structured parking to achieve density of up to 600,000 square feet on- site, or build-out may be limited to a fully surface-parked option, in which overall density would be approximately 300,000 square feet. Development within this range of densities is also possible. b. Hotel/Retail Component Under Scenario 2, Lot 7B would contain a seven to nine story hotel and two separate, small- scale retail uses, such as restaurants, to complement and support the hotel use. The hotel would consist of a maximum of 130,000 square feet; the supporting retail uses would total a maximum of 13,000 square feet (consisting of two buildings, one approximately 5,000 square feet and one approximately 8,000 square feet). All uses would be surfaced parked. The hotel and retail uses would be oriented toward Park Avenue. 3. Scenario 3 Scenario 3 represents some combination of Scenarios 1 and 2. In particular, this Scenario anticipates that either Lot 5A or Lot 7B is not redeveloped according to Scenario 2 and is instead redeveloped with retail uses. Any combination implemented would not exceed the overall development capacities contemplated for North 1-B. Summary Redevelopment of the North 1-B parcel as contemplated by this Amended Conceptual Plan is consistent with the City's overarching goal for the Urban Center North: creation of a large- scale, mixed-use development including uses such as retail, research and development, labs, office, employment, residential and commercial. See, e.g., City of Renton Comprehensive Plan, Land Use Element, Urban Center North Land Use Designation ("Comp. Plan, LU- UCN"), Purpose Statement. This Plan is consistent with applicable goals for the Urban Center North that encourage "a mix of uses to improve the City's tax and employment base" (Comp. Plan, LU-UCN, Policy LU-266), "support a range and variety of commercial and office uses" (Comp. Plan, LU-UCN, Policy LU-267) and "allow hospitality uses such as hotels" (Comp. Plan, LU-UCN, Policy LU-268). The City's vision for District One AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 7 03 003-0 1 05/LEGAL14505979.7 9/I 1/08 anticipates similar new development including retail, office, employment, lab, research and development, and hotel uses that ultimately result in a cohesive mixed-use district (Comp. Plan, LU-UCN, Vision-District One). In particular, proposed Scenario 1 supports the City's vision and applicable goals for the Urban Center North and District One with new retail uses on North 1-B that complement existing retail uses located north of 8th Avenue. Scenario 2 similarly supports the City's goals and vision for the area with a mix of office, employment and hotel uses on North 1-B. Because Scenario 3 consists of some combination of uses from Scenarios 1 and 2, it is also consistent with the City's vision and goals for the Urban Center North and District One. All three scenarios would add to the City's tax base, provide additional jobs and help to expand the overall mix of uses currently located in District One. Boeing Remainder This portion of the Amended Conceptual Plan is significantly influenced by the presence of four, 1980s-vintage office buildings that are located throughout the Boeing Remainder(the 10-13, 10-16, 10-18 and 10-20 buildings). Each structure is five to six stories in height, ranging between 160,000 and 170,000 square feet in area, with a total area for all four buildings of 660,000 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 rehabilitation, lease or sale of the structures. At the time of the Original Conceptual Plan, a 1960s-vintage lab building, known as the 10-71 building, was located along Logan Avenue. The 10-71 building was demolished in 2008, creating a 4.9-acre development parcel between Logan Avenue and the 10-20 building ("DP1"; Lot 5B of the BSP). For purposes of this Amended Conceptual Plan, we have assumed that the existing office buildings remain and that Boeing will continue to occupy such buildings until at least 2015. If the existing buildings are occupied by other users at some point in the future, such buildings could be supported 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"; Lot 5D of the BSP); a 1.8-acre site on the west side of Park Avenue north of 6th ("DP3"; the property constituting DP3 was not included in the BSP); and, a 2.2-acre site on the west side of Garden Avenue north of 6th ("DP4"; the property constituting DP4 was not included in the BSP). AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 8 03003-0105/LEGAL14505979.7 9/1 1/08 1. DP 1 This 4.9-acre parcel is located along Logan Avenue, immediately south of the North 1-B 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 (2010) redevelopment potential, this Amended Conceptual Plan envisions DP1's redevelopment as either a new office or laboratory facility consisting of one or more structures and containing approximately 330,000 square feet of new space. Given its size, DP-1 could accommodate the parking needs of whichever use was ultimately implemented on the site, such that the site would be self-parked. 2. 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, this Amended Conceptual Plan envisions the redevelopment of DP2 and DP4 with new buildings containing either lab or offices uses, consistent with the current development pattern. In some instances where new lab uses could be developed, 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, this Amended Conceptual Plan assumes either that the four existing Boeing office buildings are sold or leased to other users with market-based parking requirements or that Boeing provides new parking areas on the Renton Plant Site to accommodate its employees. The Amended Conceptual Plan contemplates the potential redevelopment of these parcels with approximately 385,000 square feet of new space in multiple structures. Both DP2 and DP4 could accommodate structures containing as much as 260,000 square feet on DP2 and 125,000 square feet on DP4. To accommodate parking, a new multi-storied parking garage could be constructed on DP2, and any additional parking needs would be provided by ear-marking a portion of the stalls within the 10-20 parking garage. On DP4, sufficient surplus parking exists within the existing 10-18 parking garage that no new parking would need to be constructed in this location. 3. DP3 This parcel is located just south of the 10-18 office building, at the corner of 6th and Park Avenues. This Amended Conceptual Plan envisions the development of this parcel with new lab or office uses, in both cases housed within a single six-story structure containing 120,000 square feet of new space. If developed as lab space, the building could be supported by dedicated parking stalls within a new, multi-user garage constructed on DP2. If developed as office space, parking could either be provided in a new garage on DP3 or accommodated by providing additional parking levels within a DP2 garage. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 9 03003-0105/LEGAL14505979.7 9/11/08 w Summary The redevelopment of the Boeing Remainder proposed by this Amended Conceptual Plan would be consistent with the City's vision for the Urban Center North and long-range planning policies, creating a vibrant, commercial corridor south of The Landing between Logan and Garden Avenues, with mid-rise office or lab buildings along street frontages and structured parking behind. Whether redeveloped with all office, all lab, or a mix of office and lab uses, the Boeing Remainder could contain up to 835,000 square feet of new 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 Boeing Remainder. Economic Benefit Analysis Summary Boeing's Amended Conceptual 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, one completed in 2005 to support the Original Conceptual Plan (Exhibit 3) and a supplement addressing the non-retail redevelopment Scenarios for North 1-B (Exhibit 4), have been completed to support this submittal, demonstrating the potential one-time and recurring revenues generated by: (1) Development on the North 1-B portion of the Sub-District for either retail use or a combination of hotel and office/employment uses (beginning in 2009/2010 for Lots 5A and 7B of the BSP); and (2) Development on the Boeing Remainder for office and/or laboratory uses (beginning in 2010 for DP 1 and 2016 for DP 2—DP 4). AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 10 03003-0105/LEGAL 14505979.7 9/1 1/08 EXHIBIT 3 2005 ECONOMIC BENEFIT STUDY SUB DISTRICT 1-B BOEING DEVELOPMENT PARCELS RENTON, 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 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 11 03003-0105/LEGAL14505979.7 9/1 1/08 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 modem lab and multi-family space are only as 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. 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 dollars. 2 This job total includes both direct and indirect jobs. Indirect jobs is the measure of secondary job creation resulting(induced)from expenditures associated with direct job creation. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 12 03 003-0 1 05/LEGAL14505979.7 9/11/08 Name 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. 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-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 of the 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. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 13 03003-0105/LEGAL 14505979.7 9/11/08 • 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 annually. Table 1 CITY OF RENTON ECONOMIC BENEFITS BOEING SUB DISTRICT 1-B DEVELOPMENT PARCELS One-time Land One-time Building Recurring Redevelopment Scenario Development 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 $ 1,285,625 $ 49,960,680 $ 123,146,400 Indirect Income $ 411,248 $ 34,962,754 $ 17,596,700 Total Income $ 1,696,873 $ 84,923,434 $ 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 $ 3,1 18,965 $ 275,071 Total Tax Revenues $ 40,234 $ 6,168,283 $ 2,343,160 Chart 1 shows that 2,100 permanent jobs are estimated to be created within the City of Renton. Of these, 1.700 would be direct on-site lab jobs in the City of Renton, resulting in an estimated 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. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 14 03 003-0 1 0 5/LEGAL14505979.7 9/1 1/08 NNW "Niro Chart 1 City of Renton Permanent Jobs Created In 2013 3,000 2,100 2,000 1,000 With Project Without Project 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 New Job Annual Income in 2013 $150 - $141 $100 o i G ' $50 $- With Project Without Project AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 15 03003-0105/LEGAL14505979.7 9/11/08 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 f Without Project $73.7 With Project $623.8 $0 $200 $400 $600 Dollars in millions AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 16 03003-0105/LEGAL14505979.7 9/11/08 , 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 1-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 S3,000,000 - t a4 S2,000,000 Recurring:44 ' O Onetime r7" S1,000,000 j s 2008 2009 2010 2011 2012 2013 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 17 03003-0105/LEGAL14505979.7 9/1 1/08 NNW ECONOMIC BENEFIT STUDY (2005) HARVEST PARTNERS ROFO PARCELS 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 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 II expansion of Harvest Partners' development underway on Boeing's Renton Sub District l B 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 teims of: AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 18 03003-0105/LEGAL14505979.7 9/11/08 • r Jobs Income r Property values r Public revenues State of Washington King County City of Renton AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 19 03003-0105/LEGAL14505979.7 9/Il/O8 ti ' a II. LIMITATIONS The economic benefit findings of redeveloping Harvest Partners ROFO parcels into retail space are only as valid as the underlying assumptions.3 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. III. OVERALL ECONOMIC BENEFIT FINDINGS Redevelopment of the Harvest Partners ROFO portion of the Boeing Renton Sub District 1 B 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.4 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. 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 dollars. This job total includes both direct and indirect jobs. Indirect jobs is the measure of secondary job creation resulting(induced) from expenditures associated with direct job creation. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 20 03003-0105/LEGAL 14505979.7 9/11/08 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. 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. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 21 03003-0105/LEGAL14505979.7 9/11/08 N 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. Table 1 CITY OF RENTON ECONOMIC BENEFITS HARVEST PARTNERS ROFO PARCELS HARVEST PARTNERS SUB DISTRICT 1-B One-time Land One-time Building Recurring Redevelopment Scenario Development Development 2006-2007 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 $ 44,657,6(10 Indirect Income $ 678,445 $ 3,384,7(17 $ 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 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 22 03003-0105/LEGAL14505979.7 9/11/08 City of Renton Permanent Jobs Created In 2008 1,200 1,061 800 400 With Project Without Project 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 2 New Job Annual Income in 2008 $60 $54 $40 Ca $20 t I With Project Without Project 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. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 23 03003-0105/LEGAL 14505979.7 9/1 1/08 w... w+ Chart 3 PROPERTY VALUE INCREASES BY 2008 REDEVELOPMENT OF HARVEST PARTNERS ROFO PROPERTY Without Project $8.6 With Project $61.3 $0 $25 $50 $75 Dollars in millions 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 1-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 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 24 03003-0105/LEGAL 14505979.7 9/11/08 New City Of Renton Tax Revenues $11,000,000 $800,000 t $600,000 0 Recurring] ct $400,000 - CI Onetime ~ $200,000 zs $ _ 2008 2009 2010 2011 2012 2013 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 25 03003-0105/LEGAL14505979.7 9/I I/08 Table 1 CITY OF RENTON ECONOMIC BENEFITS FOUR BOEING DEVELOPMENT PARCELS BOEING RENTON SUB DISTRICT 1-B PROPERTY One-time Land One-time Building Recurring Redevelopment Scenario Development Development 2008-2012 in 2013 (TIN JOBS Direct Jobs 25 381 1.700 Indirect.lobs 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 $ 84,923,434 $ 140,743.100 CITY TAX REVENUES Property Tax $ 1.952593 Sales Tax $ 40.234 $ 3,049,318 $ - Employee Head Tax $ 115,496 Real Estate Trans ler"fax $ 3.1 18.965 $ 275,071 Total Fax Revenues $ 40,234 $ 6,168.283 $ 2.343.160 HARVEST PARTNERS ROFO PARCELS BOEING RENTON SUB DISTRICT 1-B PROPERTY One-time Land One-time Building Recurring Redevelopment Scenario Development Development 2006-2007 in 2008 CITY.JOBS Direct Jobs 42 92 859 Indirect Jobs 16 39 202 Total.lobs 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—FAX REVENUES Property Tax $ 186.873 Sales Tax $ 66.379 $ 295.201 $ 584.225 Employee Head Tax $ 58.346 Real Estate Trans fer Tax $ 306,257 $ 26.325 Total Tax Revenues $ 66,379 $ 601.458 $ 855,769 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 26 03003-0105/LEGALI4505979.7 9/11/08 '41pIre NW, COMBINED ECONOMIC BENEFITS HARVEST PARTNERS ROFO PARCELS & BOEING DEVELOPMENT PARCELS BOEING RENTON SUB DISTRICT 1.-B PROPERTY One-time Land One-time Building Recurring Redevelopment Scenario Development Development 2006-2012 in 2013 CITY JOBS Direct Jobs 67 473 2.559 Indirect Jobs 23 198 602 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 Fax $ 2,139,466 Sales Tax $ 106.613 $ 3,344,519 $ 584,225 Employee I lead Tax $ 173,842 Real Estate Transfer Tax $ 3,425,222 $ 301,396 Total Tax Revenues $ 106,613 $ 6,769,741 $ 3,198,929 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 27 03 003-0 1 05/LEGAL14505979.7 9/11/08 • 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 - ' I 1,0011 with Project \N ithout Project New Job Annual Income in 2013 $ $194 200 n $150 E $1t111 $50 $- with Project NV`ithoot Project New City Of Renton Tax Revenues $4,000,000 - q $3,000,000 Recurring $2,000,000 - 0 Onetime $1,000,000 s- iEfl r 2006 2007 2008 2009 2010 2011 2012 2013 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 28 03003-0105/LEGAL14505979.7 9/1l/08 . • EXHIBIT 4 ECONOMIC BENEFIT STUDY, 2008 SUPPLEMENT SUB DISTRICT 1-B, NORTH 1B COMPONENT BOEING DEVELOPMENT PARCELS RENTON, WASHINGTON This Economic Benefit Study (Exhibit 4) was prepared to help align, support and provide context for recent land use amendments applicable to Sub-District I-B as reflected in the attached Conceptual Redevelopment Plan. The analysis included in this Exhibit 4 was developed by CB Richard Ellis in an effort to conform to prior analyses performed for the Lakeshore Sub District 1-B. CB Richard Ellis obtained the information contained herein fi'om sources we believe to be reliable. However, we have not verified its accuracy and make no guarantee, warranty or representation about it. It is submitted subject to the possibility of errors, omissions, and change of conditions. Any projections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 29 03003-0105/LEGAL14505979.7 9/1 1/08 EXHIBIT 4 ECONOMIC BENEFIT STUDY, 2008 SUPPLEMENT SUB DISTRICT 1-B, NORTH 1B COMPONENT BOEING DEVELOPMENT PARCELS RENTON, WASHINGTON I. HISTORY The original Conceptual Plan for Sub-District 1-B ("SD1B"), approved by the City of Renton, included a mix of multi-family and retail development. Over the past two years, however, the Puget Sound real estate market has changed. Highest and best use for the north 21.2 acres of SDI B (referenced by the original Plan as the "ROFO" area; now referenced as "North IB"), has shifted away from retail and multifamily to office/commercial and hotel uses. The redevelopment now anticipated for North 1B includes a hotel and restaurants on Lot 7B and office/business/R&D uses on Lot 5A. This analysis supplements the Economic Benefit Analysis performed in 2005 to support the original Conceptual Plan for SD 1 B by generally assessing the economic benefit associated with redevelopment of North 1B for office and hotel uses. As discussed in greater detail below, we conclude that the anticipated hotel and office redevelopment of SDIB will benefit the City, County and State at a rate equal to or greater than the retail redevelopment program assumed by the original Conceptual Plan. II. SCOPE OF PROPOSED DEVELOPMENT HOTEL/RESTAURANT Lot 7B is approximately 5.07 acres. On the south side of N 801 Street, the property is bordered by Park and Garden Avenues North. The parcel is currently subject to a purchase and sale agreement with a regional hotel management and development company with more than 20 years of experience in the Pacific Northwest.. A hotel and commercial development is planned according to the following program: Residence Inn by Marriott; "Extended Stay" ➢ 170 rooms 130,000 sq. ft Total employees — approximately 45 to 50 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 30 03003-0105/LE0AL14505979.7 9/11/08 ' ' +vrr r Average Daily Rate (ADR) — approximately $165 Annual beginning revenue of approximately $8,500,000 r Completion is projected in early 2010 r 2 restaurant pads r 2 "sit down" style restaurants; one approximately 5,000 sq. ft., the second approximately 8,000 sq. ft. r Total employees for both restaurants — approximately 100 r Annual beginning revenue of approximately $3,500,000 (for both restaurants) - Completion is projected in early 2010 The combined value of the hotel and restaurant development is projected to exceed $42 million (land + construction). OFFICE Lot 5A is approximately 14.21 acres. On the south side of N 8t1i Street, the property is bordered by Logan and Park Avenues North. The parcel is currently subject to a purchase and sale agreement with one of the largest publicly traded office and industrial property developers in the United States. An office/business/R&D development is planned according to the following program: Class "A" office project for general office use r 4 buildings @ +/- 150,000 sq. ft each; total office of 300k to 600k sq. ft. Project to be 100% built out by 2014 2,000 to 3,000 employees/jobs r Parking is planned to be a combination of structural and surface, based on the ultimate size of the office buildings r Construction is projected to start in 2009 with completion of the initial phase in 2010 The combined value of the office development is projected to exceed $165 million (land + construction). III. ANALYSIS The 2005 Economic Benefit Study addressed and quantified the original Conceptual Plan's positive effect on jobs, annual income and city tax revenues. That analysis continues to be relevant to Scenarios 1 and 3 of the Amended Conceptual Plan now proposed. With respect to Scenario 2, which assumes redevelopment of the North 1 B portion of Sub-District 1 B for office/business/R&D/hotel/commercial uses as described above, we conclude the following: AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 31 03003-0105/LEGAL14505979.7 9/ll/08 Ivor vow • Proposed sit-down restaurants and hospitality components complement the current retail development at The Landing. Proposed additional hotel lodging near the downtown core encourages revenue generating traffic and a tourism multiplier that will be beneficial to the City. • Washington state sales tax on the improvements and excise tax on the sale of the land should exceed $15 million. Using an industry standard of 200 square feet for each employee, the office portion should directly bring 3,000 jobs to Renton in additions to the 150 jobs created by the hotel and restaurants. • While there are many variables, we conclude that the current/revised conceptual plan for SD1 B essentially substitutes some hotel and restaurant development for retail and multi-family uses and continues to provide similar economic benefits to those anticipated as part of the original conceptual plan. Proposed changes to the original Conceptual Plan provide for an increasingly diverse redevelopment of downtown Renton. A new hotel, restaurants, retail space and additional class A office space will continue to draw people to the downtown area. The city, county and state will continue to benefit via additional jobs, increased property values and public revenues. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 32 03003-0105/LEGAL14505979.7 9/11/08 CI i`r OF RENTON COUNCIL AGENDA"" ILL ti AI#: 1p Cos Submitt Dat. For Agenda of: October 6, 2008 Dept/Di� Boa Development of Community & Economic Development Staff Co act. . Vanessa Dolbee, Associate Planner Agenda Status x7314 . Consent X Subject: Public Hearing.. X Planned Action for Sub-district 1-B of the Boeing Correspondence.. Renton Plant property and Boeing Sub-district 1-B Ordinance X Amended Conceptual Plan Approval. Resolution Old Business Exhibits: New Business Issue Paper Study Sessions Comprehensive Plan Vision and Policies for the Urban Information Center—North Draft Ordinance Proposed Conceptual Plan Recommended Action: Approvals: Refer Planned Action and Amended Conceptual Plan to Legal Dept X Committee of the Whole and set a public hearing for Finance Dept October 20,2008 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 adoption of an ordinance designating a Planned Action and the adoption of the proposed Amended Conceptual Plan for a second phase of redevelopment of surplus property for Sub-District 1-B of the Boeing Renton Plant property. Sub-District 1-B is 50.7-acre site bounded by Logan Avenue N on the west, Garden Avenue N on the east, N 8 Street on the north, and N 6`h Street on the south. The 2003 Development Agreement with the Boeing Company requires Council adoption of a Conceptual Plan prior to redevelopment. This Conceptual Plan will serve as the basis for all future land use approvals related to this development. A public hearing to consider the proposed Amended Conceptual Plan and Planned Action Ordnance should be set on October 20, 2008. STAFF RECOMMENDATION: • Adopt the proposed Planned Action Ordinance. • Adopt the proposed Amended Conceptual Plan with the following conditions: o Park Avenue be designated as a "Pedestrian-oriented Street;" and, o Pedestrian connections shall be provided for and shown in the Conceptual Plan for Sub-District 1-B, aligning with existing/proposed pedestrian connections in surrounding areas; and, o Provisions be made in the Conceptual Plan for Sub-District 1-B to allow for the future development and extension of N.7"Street; and, o That transit facilities (e.g., transit stops, stations and parking)be allowed within the "North 1-B" area should funding opportunities arise and development of such facilities is supportive of the surrounding redevelopment acid supported by the property owner(s). ,_ \\DAEDALUS\SYS2\SHARED\Division.s\Develop.ser\Dev&plan.ing\PROJECTS\08-112.Vanessa\Agenda Bill 08-112.doc r yore CITY OF RENTON, WASHINGTON ORDINANCE NO. 5416 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-N1); 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 1 ORDINANCE NO. 5416 WHEREAS, on November 7, 2005, the City approved a Conceptual Plan for Sub- District 1-B ; and WHEREAS, on October 20, 2008, the City approved an Amended Conceptual Plan for Sub-District 1-B ("Amended 1B Conceptual Plan"), attached as Exhibit B; and WHEREAS, an Environmental Consistency Analysis has been prepared for Sub-District 1B, which compares the Amended 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-NI) designation and zone; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, 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.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 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 Amended 1B Conceptual Plan by relying on existing detailed environmental analysis for this area. 2 ORDINANCE NO. 5416 yaw 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 Amended 1 B 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 development pursuant to the Amended 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 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 Amended 1 B 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 3 ORDINANCE NO. 5416 proposed development on Sub-District 1B, where the off-site improvements have been analyzed in the EIS. 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. 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 43.21C.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 4 ORDINANCE NO. 5 416 lofty (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 (g) The proposed project is not an essential public facility. D. 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. 4. Amendments of the approved Amended Sub-District 1 B Conceptual Plan may be approved administratively, so long as such amendments remain consistent with the spirit 5 ORDINANCE NO. 5416 tee and intent of the adopted Plan. For development of Sub-District 1 B qualifying as a planned action pursuant to this Ordinance, a proposed amendment of the Amended Sub-District 1 B Conceptual Plan is 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 Amended Sub-District 1 B 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: 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 Department of Community and Economic Development. 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 6 ,m, ORDINANCE NO. 5416 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. 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, 2018, 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. 7 liow ORDINANCE NO. 5416 4400 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 (5) days after publication. PASSED BY THE CITY COUNCIL this 27th day of October , 2008. (litt/E24/1 Jason A. Seth , Deputy City Clerk APPROVED BY THE MAYOR this 27th day of October , 2008. Denis Law, Mayor Approved as to form: Lawrence J. 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November 3,2008 EXHIBIT A Ise ORDINANCE NO. 5416 voto Exhibit B CONCEPTUAL REDEVELOPMENT PLAN Sub-District 1-B December 2008 Amendment Renton, Washington Background The Boeing Company ("Boeing") has been working with the City of Renton (the "City") since early 2003 to evaluate potential redevelopment strategies associated with its 737 facility in Renton, Washington(the "Renton Plant Site"). In October of 2003, Boeing prepared an Environmental Impact Statement to evaluate potential environmental impacts associated with redeveloping the Renton Plant Site with a mix of residential and commercial uses (the "EIS"). In December 2003, Boeing and the City entered into a Development Agreement for Renton Plant Redevelopment(the "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 again amended the Conceptual Plan for Sub-District 1-A in early 2006. Sub-District 1-A is now known as "The Landing" and is currently under construction as an urban retail center, including retail, residential, restaurant, and theatre uses. Sub-District 1-B Sub-District 1-B is located immediately to the south of The Landing, as illustrated on Exhibit 1, and totals approximately 50.7 acres. A Conceptual Redevelopment Plan for Sub- District 1-B was submitted to the City of Renton in October of 2005 and approved in November of 2005 (the "Original Conceptual Plan"). Thereafter Boeing sought a Planned Action designation for Sub-District 1-B and an Environmental Consistency Analysis was prepared (the "Consistency Analysis"). The Consistency Analysis determined that the uses proposed for Sub-District 1-B in the Original Conceptual Plan, together with the cumulative AMENDED CONCEPTUAL REDEVELOPMENT PLAN EXHIBIT B PAGE 1 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 impacts of the uses approved for Sub-District 1-A, were within the range of development alternatives and associated environmental impacts addressed in the EIS. A Planned Action was approved by the City in December of 2006 under Ordinance No. 5242. In September 2007 the City approved a Master Site Plan for Sub-District 1-B and a Binding Site Plan for the same area under the name"Lakeshore Landing 2" (the "BSP"). The BSP resulted in the creation of eight additional lots within Sub-District 1-B: Lots 5A, 5B, 5C, 5D, 5E, 7A, 7B, and 7C. The Original Conceptual Plan addressed infrastructure improvements imposed as conditions of development pursuant to the Development Agreement to support redevelopment of Sub- Districts 1-A and 1-B. In particular, a portion of Sub-District 1-B was reserved for a four-lane extension of 8th Avenue between Logan and Park Avenues (the "Extension"). The Extension and related improvements have been completed. Pursuant to the Original Conceptual Plan, the northern 21.2 acres of Sub-District 1-B (Lots 5A and 7B of the BSP; formerly described as the "ROFO Area,"now referenced as "North 1- B") were planned for retail uses complementary to the Harvest Partners urban retail center to the north. Due to a change in market conditions, the expected retail development of North 1- B did not proceed. Boeing now desires to market North 1-B with a greater range of uses (i.e., hotel, office, employment, research/development, business and related uses, in addition to retail) that are permitted within the underlying Urban Center—North, District One zone ("UC-N1" or "District One"). The remainder of Sub-District 1-B contains approximately 29.5 acres and is described herein as the "Boeing Remainder." The Boeing Remainder is illustrated on Exhibit 1. 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"DP4"). This amendment of the Original Conceptual Plan (the "Amended Conceptual Plan") describes the current redevelopment plan for Sub-District 1-B. The Amended Conceptual Plan retains the retail alternative proposed for North 1-B in the Original Conceptual Plan and also includes office and employment and hotel alternatives for Lots 5A and 7B, respectively, based upon new market conditions and feedback from the City regarding its redevelopment goals for the UC-N1 zone. Boeing seeks the City's approval of this Amended Conceptual Plan so that it can market North 1-B to potential developers under a greater range of uses. The timing of a land surplus decision by Boeing or redevelopment associated with the majority of the Boeing Remainder is currently envisioned to occur between 2 and 20 years in the future. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 2 03003-0105/LE0AL 14505979.7 9/11/08 ORDINANCE NO. 5416 Submittal Included within this submittal is a narrative description of Boeing's proposal for Sub-District 1-B, a Conceptual Plan Diagram(see Exhibit 2), and a benefit analysis demonstrating a range of potential one-time and recurring revenues generated by: (1) Development illustrated within the Conceptual Plan Diagram on the North 1- B portion of the Sub-District (beginning in 2009/2010 for Lots 5A and 7B of the BSP); and (2) Development illustrated within the Conceptual Plan Diagram on the Boeing Remainder (beginning in 2010 for DP 1 and 2016 for DP 2—DP 4). AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 3 03003-0105/LEGAL14505979.7 9/11/08 ORDINANCE NO. 5416 Aerial, Exhibit 1 r� i y ,�'�:ix , -,,,. , 111110, - '-i-..„--"--- -..,•,,,.:••,--•*-, ,,, .. .•.,:;"..:;A°-‘, ' •,,`'., •'• ,••;'..1-...-' ". -.'- ` , C5';'•'''' • ' '':.•:. -- ...(' . • x r+i'"� , 1. . ?. a� �' aE � - � A l"irl Sub District 1A � �r� �.a Sub District 1 B {, North!H ■r '"s '. A 4 _ t � 5 f ., �' '' Boeing ' •m { i Remainder 1r t ' • a�r�rw�,a.�,ea � a'. r , DP1 A .4. : OP-2DP3 ". OPd c y1� - _ hl�t�h6th �tiv_c1 v ,rr e *h �3: S .�. y } kf.�: ��'�� df tL• 't .� N„i,: 66S } AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 4 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 September 26• 5 "ONCEPTUAL PLA1!' _ , FULLER SEARS ARCHITECTS SUB-DISTRICT 1 -B " e ---171374E'fillf" r i 0 i ,, ,1. Kati tX : t 4 �7 IaIFFffFr# FI �FfEI MAX.30%LOT COVRRAGE . IF 1-STORY RETAI4 , (270,000 SF) i • �' • i EXIST DATA ' •, HUB I! q ff! s `; -�, ; .' f f eXISTtN I ,.-- k ! ' S. W. ��'' I *11"� ` ADP- .1 k - .+ >i w IF ¢i v > DP-1 �► - ,. . . Lli I p f i NOT p_4 „ .,, s -'I PAR . Hi Atil' - ' - '' '..i. ' . ' ' IEf RTRET a- y I)1 i L 0. Orx. [ P-3• I 'I f MA�t 'NITS MAk'.Two A4IAX.ONE 1: I PE1A �� f`' 6 STORY 6-STORY FM�IULT1 AMILY LAB�LDGS ICAI�BLDG. s � r #E id-, �IAL (860,000 SE ()180,000 SF} ' GAR PARKING IN 3 , i�A- 1 ;5) TOTAL) IAIG u4IA �x . iJo NOTE: NE IN DP 2 + NOT MAX. T MAX.ONE �iz4b 7F 1-STORY 6.STOIW BLDG DP-4'' t. A N IL(�S :SS IF OFFICE MAX ONE MAX,' .TKO PART {120.000.SF7.. FObCELDG. LABBLDGS._: - "... - -12d,000SF) •(360,000SF WITH NEW TOTAL ,' PARKING GARAGE ), SUPPORTED BY LEGEND'` EXIST.PARKING GARAGE . R RETAIL NOTE: i,,,,,• MAX.TWO 6-STORY BLDGS. 10 LAB IF OFFICE (300,000 SF) :tom:-: WITH NEW 2-3 STORY O OFFICE PARKING GARAGE P PARKING GARAGE 1 V 1 F MULTI-FAMILY PEDESTRIAN _ I" CONNECTIONS E..`_- ORDINANCE NO. 5416 iso, wow Conceptual Plan Diagram, Exhibit 2 Conceptual Plan 1 jj.,.__Air47.,,E7Afig Sub-District 1E3 1 al North$th Stree n R r > P �,,,..,. ,_ :, c 11 ` N H I yL 6 !c, r t = V 1'0,-18 Existing z iii SkilithigP ..., Garage al/ e . m a a `Ya f 4111' L�' 9 F 1 dF 1g-20 DP-1 DP-2 3 V"DP4 Nort Street 1 DP-1 DP-2 I DP-3 1330.000 SF 260.000 SF I 120.000SF , DP-4 10-16 TOTAL ! TOTAL j TOTAL 1125.000 SF OFFICE • I OFFICE OR OFFICE OR I TOTAL OR LAB I LAB LAB I OFFICE OR I LAB I Existing R., Garage i aI ii .sit- - -.- s+ mac.s3¢a.=ti,.�3 Legend 1 0 Office ill n e`} Cw,r ep+tlai,) L Lab l ,:t=:. utz` 14.r` tre.c[ H Hotel R Retail P Parking Garage AMENDED CONCEPTUAL REDEVELOPMENT PLAN 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 Conceptual Development Plan This Amended Conceptual Plan for Sub-District 1-B is comprised of two somewhat distinct parts. The North 1-B area makes up the northern portion of the property along 8th Avenue, 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. North 1-B Boeing recognizes that high-quality development is essential to the successful transition of the area from its industrial roots to the City's vision for the Urban Center-North. Potential developers of lots within Sub-District 1-B must join with the City to ensure that such development is well-designed and is of a quality and at a scale that is consistent with the City's long-term vision for the area. As planning for Sub-Districts 1-A and 1-B has progressed, the land south of 8th has been identified as an important component of the overall project. The area, now known as North 1-B, is addressed within this Amended Conceptual Plan as developing under several alternative scenarios: Scenario 1, a retail complement to The Landing's urban retail center to the north; Scenario 2, a combination of office and employment uses (Lot 5A of the BSP) and hotel uses (Lot 7B of the BSP) undertaken as separate development by potential developers; or Scenario 3, some combination of Scenarios 1 and 2. Each scenario is described below. Under all three scenarios, a small portion of North 1-B containing a data hub for the Renton Plant Site (Lot 5E of the BSP), will be retained by Boeing for the foreseeable future. 1. Scenario 1 Under this scenario,North 1-B 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 8th 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. Scenario 1 anticipates pedestrian connections to occur internally within the site both east toward Park Avenue and south toward 6th 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 North 1-B property line. At a maximum lot coverage ratio of 30%, the North 1-B site could accommodate up to 270,000 square feet of retail space. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 6 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 ,.., 2. Scenario 2 a. Office and Employment Component Under Scenario 2, Lot 5A would be developed to a maximum of 600,000 square feet of office and employment uses, which may include technology-related laboratory uses for research, development, testing and general and professional office uses. Smaller-scale ground-floor and/or freestanding retail uses may also be included in this development scenario. At this maximum density, the majority of accessory parking would be provided in an above-grade structure, and impervious surface coverage would be up to 95%. Buildings would be three to six stories in height, with floorplates of up to approximately 40,000 square feet. The build-out of the Office and Employment Component would be phased, with initial buildings being surface-parked. Depending upon market conditions and demand, future buildings may include structured parking to achieve density of up to 600,000 square feet on- site, or build-out may be limited to a fully surface-parked option, in which overall density would be approximately 300,000 square feet. Development within this range of densities is also possible. b. Hotel/Retail Component Under Scenario 2, Lot 7B would contain a seven to nine story hotel and two separate, small- scale retail uses, such as restaurants, to complement and support the hotel use. The hotel would consist of a maximum of 130,000 square feet; the supporting retail uses would total a maximum of 13,000 square feet(consisting of two buildings, one approximately 5,000 square feet and one approximately 8,000 square feet). All uses would be surfaced parked. The hotel and retail uses would be oriented toward Park Avenue. 3. Scenario 3 Scenario 3 represents some combination of Scenarios 1 and 2. In particular, this Scenario anticipates that either Lot 5A or Lot 7B is not redeveloped according to Scenario 2 and is instead redeveloped with retail uses. Any combination implemented would not exceed the overall development capacities contemplated for North 1-B. Summary Redevelopment of the North 1-B parcel as contemplated by this Amended Conceptual Plan is consistent with the City's overarching goal for the Urban Center North: creation of a large- scale, mixed-use development including uses such as retail, research and development, labs, office, employment, residential and commercial. See, e.g., City of Renton Comprehensive Plan, Land Use Element, Urban Center North Land Use Designation ("Comp. Plan, LU- UCN"), Purpose Statement. This Plan is consistent with applicable goals for the Urban Center North that encourage "a mix of uses to improve the City's tax and employment base" (Comp. Plan, LU-UCN, Policy LU-266), "support a range and variety of commercial and office uses" (Comp. Plan, LU-UCN, Policy LU-267) and "allow hospitality uses such as hotels" (Comp. Plan, LU-UCN, Policy LU-268). The City's vision for District One AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 7 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 anticipates similar new development including retail, office, employment, lab, research and development, and hotel uses that ultimately result in a cohesive mixed-use district (Comp. Plan, LU-UCN, Vision-District One). In particular, proposed Scenario 1 supports the City's vision and applicable goals for the Urban Center North and District One with new retail uses on North 1-B that complement existing retail uses located north of 8th Avenue. Scenario 2 similarly supports the City's goals and vision for the area with a mix of office, employment and hotel uses on North 1-B. Because Scenario 3 consists of some combination of uses from Scenarios 1 and 2, it is also consistent with the City's vision and goals for the Urban Center North and District One. All three scenarios would add to the City's tax base, provide additional jobs and help to expand the overall mix of uses currently located in District One. Boeing Remainder This portion of the Amended Conceptual Plan is significantly influenced by the presence of four, 1980s-vintage office buildings that are located throughout the Boeing Remainder (the 10-13, 10-16, 10-18 and 10-20 buildings). Each structure is five to six stories in height, ranging between 160,000 and 170,000 square feet in area, with a total area for all four buildings of 660,000 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 rehabilitation, lease or sale of the structures. At the time of the Original Conceptual Plan, a 1960s-vintage lab building, known as the 10-71 building, was located along Logan Avenue. The 10-71 building was demolished in 2008, creating a 4.9-acre development parcel between Logan Avenue and the 10-20 building ("DP1"; Lot 5B of the BSP). For purposes of this Amended Conceptual Plan, we have assumed that the existing office buildings remain and that Boeing will continue to occupy such buildings until at least 2015. If the existing buildings are occupied by other users at some point in the future, such buildings could be supported 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"; Lot 5D of the BSP); a 1.8-acre site on the west side of Park Avenue north of 6th("DP3"; the property constituting DP3 was not included in the BSP); and, a 2.2-acre site on the west side of Garden Avenue north of 6th ("DP4"; the property constituting DP4 was not included in the BSP). AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 8 03003-01051LEGAL I4505979.7 9/11/08 ORDINANCE NO. 5416 1. DP1 This 4.9-acre parcel is located along Logan Avenue, immediately south of the North 1-B 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 (2010) redevelopment potential, this Amended Conceptual Plan envisions DP 1's redevelopment as either a new office or laboratory facility consisting of one or more structures and containing approximately 330,000 square feet of new space. Given its size, DP-1 could accommodate the parking needs of whichever use was ultimately implemented on the site, such that the site would be self-parked. 2. 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, this Amended Conceptual Plan envisions the redevelopment of DP2 and DP4 with new buildings containing either lab or offices uses, consistent with the current development pattern. In some instances where new lab uses could be developed, 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, this Amended Conceptual Plan assumes either that the four existing Boeing office buildings are sold or leased to other users with market-based parking requirements or that Boeing provides new parking areas on the Renton Plant Site to accommodate its employees. The Amended Conceptual Plan contemplates the potential redevelopment of these parcels with approximately 385,000 square feet of new space in multiple structures. Both DP2 and DP4 could accommodate structures containing as much as 260,000 square feet on DP2 and 125,000 square feet on DP4. To accommodate parking, a new multi-storied parking garage could be constructed on DP2, and any additional parking needs would be provided by ear-marking a portion of the stalls within the 10-20 parking garage. On DP4, sufficient surplus parking exists within the existing 10-18 parking garage that no new parking would need to be constructed in this location. 3. DP3 This parcel is located just south of the 10-18 office building, at the corner of 6th and Park Avenues. This Amended Conceptual Plan envisions the development of this parcel with new lab or office uses, in both cases housed within a single six-story structure containing 120,000 square feet of new space. If developed as lab space, the building could be supported by dedicated parking stalls within a new, multi-user garage constructed on DP2. If developed as office space, parking could either be provided in a new garage on DP3 or accommodated by providing additional parking levels within a DP2 garage. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 9 03003-0105/LE0AL14505979.7 9/11/08 ORDINANCE NO. 5416 NIle Summary The redevelopment of the Boeing Remainder proposed by this Amended Conceptual Plan would be consistent with the City's vision for the Urban Center North and long-range planning policies, creating a vibrant, commercial corridor south of The Landing between Logan and Garden Avenues, with mid-rise office or lab buildings along street frontages and • structured parking behind. Whether redeveloped with all office, all lab, or a mix of office and lab uses, the Boeing Remainder could contain up to 835,000 square feet of new 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 Boeing Remainder. Economic Benefit Analysis Summary Boeing's Amended Conceptual 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, one completed in 2005 to support the Original Conceptual Plan (Exhibit 3) and a supplement addressing the non-retail redevelopment Scenarios for North 1-B (Exhibit 4), have been completed to support this submittal, demonstrating the potential one-time and recurring revenues generated by: (1) Development on the North 1-B portion of the Sub-District for either retail use or a combination of hotel and office/employment uses (beginning in 2009/2010 for Lots 5A and 7B of the BSP); and (2) Development on the Boeing Remainder for office and/or laboratory uses (beginning in 2010 for DP1 and 2016 for DP 2—DP 4). AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 10 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 EXHIBIT 3 2005 ECONOMIC BENEFIT STUDY SUB DISTRICT 1-B BOEING DEVELOPMENT PARCELS RENTON, 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 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 11 03003-0105/LEGAL 14505979.7 9/11/0g ORDINANCE NO. 5416 • 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 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. 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 dollars. 2 This job total includes both direct and indirect jobs. Indirect jobs is the measure of secondary job creation resulting(induced)from expenditures associated with direct job creation. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 12 03003-0105ILEGAL14505979.7 9/11/08 ORDINANCE NO. 5416 Atl *Mgr ➢ 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. 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 of the 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. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 13 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 Neli+' 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 annually. Table 1 CITY OF RENTON ECONOMIC BENEFITS BOEING SUB DISTRICT 1-B DEVELOPMENT PARCELS One-time Land One-time Building Recurring Redevelopment Scenario Development 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 $ 1,285,625 $ 49,960,680 $ 123,146,400 Indirect Income $ 411,248 $ 34,962,754 $ 17,596,700 Total Income $ 1,696,873 $ 84,923,434 $ 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 Chart 1 shows that 2,100 permanent jobs are estimated to be created within the City of Renton. Of these, 1.700 would be direct on-site lab jots in the City of Renton, resulting in an estimated 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. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 14 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 Now Chart 1 City of Renton Permanent Jobs Created In 2013 3,000 2,100 2,000 1,000 With Project Without Project 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 New Job Annual Income in 2013 $150 $141 $100 $50 With Project Without Project AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 15 03003-0105/LEGAL 14505979.7 9/11/08 4140, ORDINANCE NO. 5416 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 f I I $0 $200 $400 $600 Dollars in millions AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 16 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 NW- lure 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 1-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 44 $2,000,000 a ■ Recurring ■ Onetime $1,000,000 I U $- 2008 2009 2010 2011 2012 2013 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 17 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 bigio ECONOMIC BENEFIT STUDY (2005) HARVEST PARTNERS ROFO PARCELS 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 1B 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: AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 18 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 Now ➢ Jobs ➢ Income ➢ Property values ➢ Public revenues State of Washington King County City of Renton AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 19 03003-0105/LEGAL14505979.7 9/11/08 ORDINANCE NO. 5416 II. LIMITATIONS The economic benefit findings of redeveloping Harvest Partners ROFO parcels into retail space are only as valid as the underlying assumptions.3 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. III. 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.4 ➢ 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. 3 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 dollars. 4 This job total includes both direct and indirect jobs. Indirect jobs is the measure of secondary job creation resulting(induced)from expenditures associated with direct job creation. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 20 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 w vrrr ➢ 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. ➢ 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. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 21 03 003-0105/LEGAL 145 05979.7 9/11/08 ORDINANCE NO. 5416 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. Table 1 CITY OF RENTON ECONOMIC BENEFITS HARVEST PARTNERS ROFO PARCELS HARVEST PARTNERS SUB DISTRICT 1-B One-time Land One-time Building Recurring Redevelopment Scenario Development Development 2006-2007 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 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 22 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 vrr wiry City of Renton Permanent Jobs Created In 2008 1,200 1,061 800 400 With Project Without Project 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 2 New Job Annual Income in 2008 $60 $54 R $40 0 a $20 With Project Without Project 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. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 23 03003-0105/LEGAL 14505979.7 9/11/08 Now ORDINANCE NO. 5416 `rr • . Chart 3 PROPERTY VALUE INCREASES BY 2008 REDEVELOPMENT OF HARVEST PARTNERS ROFO PROPERTY Without Project $8.6 With Project $61.3 � � I $0 $25 $50 $75 Dollars in millions 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 1-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 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 24 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 w .. New City Of Renton Tax Revenues $1,000,000 $800,000 c -■ a $600,000 • Recurring ■ ■ ■ Onetime H $400,000 200 000 ■ ■ ■ $- 2008 2009 2010 2011 2012 2013 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 25 03003-0105/LEGAL 14505979.7 9/11/08 'ice ORDINANCE NO. 5416 Table 1 CITY OF RENTON ECONOMIC BENEFITS FOUR BOEING DEVELOPMENT PARCELS BOEING RENTON SUB DISTRICT 1-B PROPERTY One-time Land One-time Building Recurring Redevelopment Scenario Development 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 $ 1,285,625 $ 49,960,680 $ 123,146,400 Indirect Income $ 411,248 $ 34,962,754 $ 17,596,700 Total Income $ 1,696,873 $ 84,923,434 $ 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 HARVEST PARTNERS ROFO PARCELS BOEING RENTON SUB DISTRICT 1-B PROPERTY One-time Land One-time Building Recurring Redevelopment Scenario Development Development 2006-2007 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 $ 66,379 $ 601,458 $ 855,769 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 26 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 w' ,.r0 COMBINED ECONOMIC BENEFITS HARVEST PARTNERS ROFO PARCELS & BOEING DEVELOPMENT PARCELS BOEING RENTON SUB DISTRICT 1-B PROPERTY One-time Land One-time Building Recurring Redevelopment Scenario Development Development 2006-2012 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 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 27 03003-0105/LEGAL 14505979.7 9/11/08 ORDINANCE NO. 5416 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 $194 $200 r $150 Qea oy $100 C . $50 $- W ith Project Without Project New City Of Renton Tax Revenues $4,000,000 $3,000,000 •Recurring $2,000,000 1111111 ■Onetime F t' $1,000,000 I II , $- 2006 2007 2008 2009 2010 2011 2012 2013 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 28 03003-0105/LEGAL14505979.7 9/11/08 Now NO. 5416 ..r EXHIBIT 4 ECONOMIC BENEFIT STUDY, 2008 SUPPLEMENT SUB DISTRICT 1-B, NORTH 1B COMPONENT BOEING DEVELOPMENT PARCELS RENTON, WASHINGTON This Economic Benefit Study (Exhibit 4) was prepared to help align, support and provide context for recent land use amendments applicable to Sub-District 1-B as reflected in the attached Conceptual Redevelopment Plan. The analysis included in this Exhibit 4 was developed by CB Richard Ellis in an effort to conform to prior analyses performed for the Lakeshore Sub District 1-B. CB Richard Ellis obtained the information contained herein from sources we believe to be reliable. However, we have not verified its accuracy and make no guarantee, warranty or representation about it. It is submitted subject to the possibility of errors, omissions, and change of conditions. Any projections, opinions, assumptions or estimates used are for example only and do not represent the current or future perfoiivance of the property. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 29 03003-0105/LE0AL 145 05979.7 9/11/08 Nise ORDINANCE NO. 5416 EXHIBIT 4 ECONOMIC BENEFIT STUDY, 2008 SUPPLEMENT SUB DISTRICT 1-B, NORTH 1B COMPONENT BOEING DEVELOPMENT PARCELS RENTON, WASHINGTON I. HISTORY The original Conceptual Plan for Sub-District 1-B ("SD1B"), approved by the City of Renton, included a mix of multi-family and retail development. Over the past two years, however, the Puget Sound real estate market has changed. Highest and best use for the north 21.2 acres of SD1B (referenced by the original Plan as the "ROFO" area; now referenced as "North 1B"), has shifted away from retail and multifamily to office/commercial and hotel uses. The redevelopment now anticipated for North 1B includes a hotel and restaurants on Lot 7B and office/business/R&D uses on Lot 5A. This analysis supplements the Economic Benefit Analysis performed in 2005 to support the original Conceptual Plan for SD1B by generally assessing the economic benefit associated with redevelopment of North 1B for office and hotel uses. As discussed in greater detail below, we conclude that the anticipated hotel and office redevelopment of SD1B will benefit the City, County and State at a rate equal to or greater than the retail redevelopment program assumed by the original Conceptual Plan. II. SCOPE OF PROPOSED DEVELOPMENT HOTEL/RESTAURANT Lot 7B is approximately 5.07 acres. On the south side of N 8th Street, the property is bordered by Park and Garden Avenues North. The parcel is currently subject to a purchase and sale agreement with a regional hotel management and development company with more than 20 years of experience in the Pacific Northwest.. A hotel and commercial development is planned according to the following program: ➢ Residence Inn by Marriott; "Extended Stay" ➢ 170 rooms ➢ 130,000 sq. ft ➢ Total employees—approximately 45 to 50 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 30 03003-0105/LEGAL 145 05979.7 9/11/08 NowORDINANCE NO. 5416 Noe ➢ Average Daily Rate (ADR)—approximately $165 ➢ Annual beginning revenue of approximately $8,500,000 ➢ Completion is projected in early 2010 ➢ 2 restaurant pads ➢ 2 "sit down" style restaurants; one approximately 5,000 sq. ft., the second approximately 8,000 sq. ft. ➢ Total employees for both restaurants—approximately 100 ➢ Annual beginning revenue of approximately $3,500,000 (for both restaurants) ➢ Completion is projected in early 2010 The combined value of the hotel and restaurant development is projected to exceed $42 million (land + construction). OFFICE Lot 5A is approximately 14.21 acres. On the south side of N 8th Street, the property is bordered by Logan and Park Avenues North. The parcel is currently subject to a purchase and sale agreement with one of the largest publicly traded office and industrial property developers in the United States. An office/business/R&D development is planned according to the following program: ➢ Class "A" office project for general office use ➢ 4 buildings @+/- 150,000 sq. ft each; total office of 300k to 600k sq. ft. ➢ Project to be 100% built out by 2014 ➢ 2,000 to 3,000 employees/jobs ➢ Parking is planned to be a combination of structural and surface, based on the ultimate size of the office buildings ➢ Construction is projected to start in 2009 with completion of the initial phase in 2010 The combined value of the office development is projected to exceed $165 million (land + construction). III. ANALYSIS The 2005 Economic Benefit Study addressed and quantified the original Conceptual Plan's positive effect on jobs, annual income and city tax revenues. That analysis continues to be relevant to Scenarios 1 and 3 of the Amended Conceptual Plan now proposed. With respect to Scenario 2, which assumes redevelopment of the North 1B portion of Sub-District 1B for office/business/R&D/hotel/commercial uses as described above, we conclude the following: AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 31 03003-0105/LEGAL I4505979.7 9/11/08 .*41101 ORDINANCE NO. 5416 • • Proposed sit-down restaurants and hospitality components complement the current retail development at The Landing. Proposed additional hotel lodging near the downtown core encourages revenue generating traffic and a tourism multiplier that will be beneficial to the City. • Washington state sales tax on the improvements and excise tax on the sale of the land should exceed $15 million. Using an industry standard of 200 square feet for each employee, the office portion should directly bring 3,000 jobs to Renton in additions to the 150 jobs created by the hotel and restaurants. • While there are many variables, we conclude that the current/revised conceptual plan for SD 1 B essentially substitutes some hotel and restaurant development for retail and multi-family uses and continues to provide similar economic benefits to those anticipated as part of the original conceptual plan. Proposed changes to the original Conceptual Plan provide for an increasingly diverse redevelopment of downtown Renton. A new hotel, restaurants, retail space and additional class A office space will continue to draw people to the downtown area. The city, county and state will continue to benefit via additional jobs, increased property values and public revenues. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 32 03003-0105/LEGAL 14505979.7 9/11/08 October 27, 2008 ,—; Renton City Council Minutes ; Page 358 RESOLUTIONS AND The following resolutions were presented for reading and adoption: ORDINANCES RESOLUTION #3979 A resolution was read authorizing the Mayor and City Clerk to enter into the CAG: 03-133, Coal Creek First Amendment to the interagency agreement with King County regarding Parkway SE Improvements, improvements to Coal Creek Parkway SE (Duvall Ave. NE). MOVED BY King County PARKER, SECONDED BY ZWICKER, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. RESOLUTION#3980 A resolution was read authorizing the Mayor and City Clerk to enter into an Community Services: Fire interlocal cooperative agreement to lease space at Fire Station#12 to King Station#12, King County County Emergency Medical Services Division. MOVED BY PERSSON, Emergency Medical Services SECONDED BY BRIERE, COUNCIL ADOPT THE RESOLUTION AS Lease READ. CARRIED. The following ordinances were presented for second and final reading and adoption: ORDINANCE #5415 An ordinance was read amending the 2008 Budget by increasing the funds in Utility: Carr Rd/Panther Creek the Surface Water revenue account and expenditure account in the amount of Emergency Culvert Repair, $110,000, pursuant to the Carr Rd./Panther Creek Emergency Culvert Repair King Conservation District project agreement with the King Conservation District No. 9. MOVED BY Number 9, & 2008 Budget PERSSON, SECONDED BY ZWICKER, COUNCIL ADOPT THE Amendment ORDINANCE AS READ. ROLL CALL. ALL AYES. CARRIED. ORDINANCE#5416 An ordinance was read designating a Planned Action for Sub-District 1-B of the CED: Boeing Sub-District 1-B Boeing Renton Plant property, an approximately 51 acre parcel bounded by Planned Action &Amended Logan Ave. N., Garden Ave. N., N. 8th St., and N. 6th St. MOVED BY Conceptual Plan � Oe. PALMER, SECONDED BY PERSSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL. ALL AYES. CARRIED. NEW BUSINESS MOVED BY PERSSON, SECONDED BY PALMER, COUNCIL REFER Council: Correspondence & CITY COUNCIL POLICY&PROCEDURE#800-04, COUNCIL Agenda Policies CORRESPONDENCE AND AGENDA, TO THE COMMITTEE ON COMMITTEES. CARRIED. CED: Wonderland Estates Responding to Council inquiries, Community and Economic Development Mobile Home Park Address Administrator Alex Pietsch clarified that county addresses annexed to Renton, Change with some exceptions, do not change. He further clarified that the roads within Wonderland Estates Mobile Home Park are private and are not recognized by King County. Mr. Pietsch stated that due to this fact, the City has created new addresses for the park. He remarked that City staff will continue to work with park residents to resolve the issue. AUDIENCE COMMENT Howard McOmber(Renton) expressed his appreciation for the Renton Fire Citizen Comment: McOmber- Department, commenting that their response to an alarm being set-off Fire Department Appreciation accidentally at a local church function was quick and professional. He remarked that Chief Daniels deserves credit for running a fine department. Citizen Comment: DaVault- Celeste DaVault(King County) stated that she has strived to make the West Hill West Hill Annexation business district better, and commented that because the area does not have a neighborhood program or resources, she initially encountered problems. She expressed appreciation to City officials and staff for providing help regarding the area's library and library bond, and stated that annexing to Renton is the best choice for the area. She announced that she has mobilized an effort to collect signatures for an annexation petition. She recalled that a study completed in 2005 overwhelmingly indicated the area should be annexed to Renton, and requested that Council allow area residents the chance to vote on the issue. October 20,2008 %me Renton City Council Minutes 'v►' Page 347 RESOLUTIONS AND The following resolution was presented for reading and adoption: ORDINANCES RESOLUTION #3978 A resolution was read authorizing the Mayor and City Clerk to enter into an Fire: Urban Search & Rescue interlocal agreement with Pierce County regarding the Washington State Task Efforts, Pierce County Force 1 of the National Search and Rescue Response System. MOVED BY TAYLOR, SECONDED BY BRIERE, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinances were presented for first reading and referred to the Council meeting of 10/27/2008 for second and final reading: Utility: Carr Rd/Panther Creek An ordinance was read amending the 2008 Budget by increasing the funds in Emergency Culvert Repair, the Surface Water revenue account and expenditure account in the amount of King Conservation District $110,000, pursuant to the Carr Rd./Panther Creek Emergency Culvert Repair Number 9, 2008 Budget project agreement with the King Conservation District No. 9. MOVED BY Amendment PERSSON, SECONDED BY BRIERE, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 10/27/2008. CARRIED. CED: Boeing Sub-District 1-B An ordinance was read designating a Planned Action for Sub-District 1-B of the Planned Action &Amended Boeing Renton Plant property, an approximately 51 acre parcel bounded by Conceptual Plan Logan Ave. N., Garden Ave. N., N. 8th St., and N. 6th St. MOVED BY PALMER, SECONDED BY PARKER, COUNCIL REFER THE CI ORDINANCE FOR SECOND AND FINAL READING ON 10/27/2008. CARRIED. The following ordinance was presented for second and final reading and adoption: ORDINANCE #5414 An ordinance was read amending Chapter 8, Gambling Tax, of Title V (Finance Finance: Gambling Tax and Business Regulations), of City Code, by repealing the definition of"City of Regulations Amendments Renton," adopting Chapter 9.45 RCW, amending gambling tax regulations, repealing Subsection E of 5-8-5, Tax Levied, and changing references of "Finance Director" to "Finance Administrator." MOVED BY PERSSON, SECONDED BY PARKER, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL. ALL AYES. CARRIED. NEW BUSINESS Mayor Law reported that the first of several meetings regarding the new solid Solid Waste: Solid Waste waste services contract was held this past weekend. He announced that the next Collection Services Agreement two meetings will be held October 21 in Council Chambers at City Hall, and at Cascade Elementary School on October 29. Community Services: National Councilmember Briere reported that she attended the National Park and Park & Recreation Conference Recreation Conference in Baltimore, Maryland. She stated that she toured many of the area parks and an agro-park where children are taught where food comes from. She also reported that she attended two workshops on diversity. Community Event: KCSARC Mayor Law invited the public to attend the King County Sexual Assault Benefit Breakfast& Citizen of Resource Center's "Kids are our Business" benefit breakfast Wednesday, the Year Banquet October 22. He also encouraged citizens to attend the Citizen of the Year Banquet held at the Renton Technical College Thursday, October 23, at 5:00 p.m. AUDIENCE COMMENT Marc Nordlund(King County) stated that he represents those in the West Hill Citizen Comment: Nordlund - area favoring annexation to Renton and that he can address any of Council's West Hill Annexation questions or concerns regarding his efforts to circulate a 10%Notice of Intent to annex petition in the area. October 20,2008 Renton City Council Minutes 44.0 Page 345 CED: Multi-Family Housing Community and Economic Development Department recommended amending Property Tax Exemption multi-family housing property tax exemption regulations to provide application Amendments & Liberty Square deadline flexibility, and to approve submission of such application for the Apartments Application Liberty Square Apartments (a.k.a. 5th& Williams). Refer to Planning and Approval Development Committee. Community Services: Jones Community Services Department recommended approval of a contract in the Park ADA Public Restroom amount of$29,332 with seArch DDB for design services for the Jones Park Building, seArch DDB ADA Public Restroom Building project. Refer to Finance Committee. Fire: Urban Search& Rescue Fire and Emergency Services Department recommended approval of a Efforts, Pierce County Memorandum of Agreement with Pierce County regarding urban search and rescue efforts. Council concur. (See page 347 for resolution.) Police: Washington Auto Theft Police Department recommended acceptance of a grant from the Washington Prevention Authority Grant, Auto Theft Prevention Authority(WAFTA) in the amount of$70,962, approval Additional Employee, 2008 to add one full-time investigator position in the Police Department, contingent Budget Amendment upon continuation of the grant funding, and amending the 2008 Budget. Refer to Public Safety Committee. Transportation: Airport Fuel Transportation Systems Division requested approval to increase the Airport fuel Flowage Fee Increase flowage fee from two cents ($0.02)per gallon to six cents ($0.06)per gallon to fund operations and improvements at the Airport. Refer to Transportation (Aviation) Committee. Transportation: Boeing Leased Transportation Systems Division recommended approval of a contract in the Property Survey, Allen amount of$26,400 with Allen Bracket Shedd for the Boeing leased property Bracket Shedd survey. Council concur. Lease: Kaynan, Airport, Transportation Systems Division recommended approval of addenda to airport LAG-85-011 &LAG-84-033 leases LAG-85-011 and LAG-84-033,with Kaynan, Inc., to increase the total ground lease rate per appraisal by $24,604.75 annually through 5/31/2011, and to readjust the rate thereafter using the CPI index. Refer to Transportation (Aviation) Committee. CAG: 07-162, 2007 Citywide Transportation Systems Division recommended approval of Supplemental Sidewalk&Curb Ramps, Agreement No. 2 to CAG-07-162, with Pacific Engineering Design,LLC, in the Pacific Engineering Design amount of$22,300 for additional design services for the 2007 Citywide Sidewalk and Curb Ramps project. Council concur. Utility: Can Rd/Panther Creek Utility Systems Division recommended approval of a grant agreement with Emergency Culvert Repair, King Conservation District No. 9 to accept $110,000 for the Carr Rd./Panther King Conservation District Creek Emergency Culvert Repair project, and approval to amend the 2008 Number 9, 2008 Budget Budget for the Surface Water revenue and expenditure account. Council Amendment concur. (See page 347 for ordinance.) MOVED BY PALMER, SECONDED BY ZWICKER, COUNCIL CONCUR IN THE CONSENT AGENDA. CARRIED. UNFINISHED BUSINESS Council President Palmer presented a report recommending concurrence in the Committee of the Whole staff recommendation to adopt the Planned Action ordinance and adopt the CED: Boeing Sub-District 1-B amended Conceptual Plan proposed by The Boeing Company for the Planned Action &Amended redevelopment of 50.7-acres of surplus Boeing property identified as "Sub- Conceptual Plan District 1-B". The project site is bounded by Logan Ave. N., on the west, /111 Garden Ave. N., on the east,N. 8th St., on the north, and N. 6th St. on the south. The amended Conceptual Plan divides the property into two distinct parts: The northerly 21.2 acres that is currently known as North 1-B and has been identified as surplus by Boeing operations and is available for near-term October 20, 2008 �.r Renton City Council Minutes o.r' Page 346 development, and the southern portion of the Sub-District currently known as the Boeing Remainder, which contains 660,000 square feet of existing office buildings with re-use potential and 12.85 acres of remaining land available for in-fill development. The amended Conceptual Plan contains several alternative scenarios: Scenario 1, a retail complement to The Landing's urban retail center to the north: Scenario 2, a combination of a office and employment uses (Lot 5A of the BSP) and hotel uses (Lot 7B of the BSP)undertaken as separate development by potential developers; or Scenario 3, some combination of Scenarios 1 and 2. To enhance the Plan and its consistency with the Vision and Policies for the Urban Center- North adopted in the Comprehensive Plan, the Committee recommended the following conditions be imposed on the Amended Conceptual Plan: 1. That Park Ave. be designated a "Pedestrian-oriented Street," to ensure an urban form of development and provide pedestrian linkages between the Sub-District and the planned retail/entertainment center developing to the north; and 2. Pedestrian connections shall be provided for and shown in the Conceptual Plan for Sub-District 1-B, aligning with existing/proposed pedestrian connections in surrounding areas; and 3. Provisions shall be made in the Conceptual Plan for Sub-District 1-B to allow for the future development and extension of N. 7th St. provided that construction of N. 7th St. between Logan Ave. N. and Park Ave. N. shall not occur prior to removal of the Boeing Data Hub currently located on Lot SE of the Lakeshore Landing 2 Binding Site Plan; and 4. That a transit facility be an allowed use in the immediate available property if funding for such a facility emerged and developed in a way supportive of surrounding redevelopment and supported by the property owner(s). The envisioned retail, office and/or employment center resulting from the redevelopment proposed under the conditioned amended 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. In addition, the adoption of the proposed Planned Action ordinance would streamline the permitting process by utilizing existing environmental documentation. The Committee further recommended that the Planned Action ordinance regarding this matter be presented for first reading. MOVED BY PALMER, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 347 for ordinance.) Community Services Community Services Committee Chair Briere presented a report recommending Committee concurrence in the staff recommendation to approve a contract with TubeArt to CED: "Welcome to Renton, fabricate and install a"Welcome to Renton, Home of the Seattle Seahawks" Home of the Seattle sign on City-owned property at the southwest corner of Lake Washington Blvd. Seahawks" Sign Agreement, N. and Seahawks Way/Ripley Lane N. The Committee further recommended TubeArt that the Mayor and City Clerk be authorized to sign the contract. MOVED BY BRIERE, SECONDED BY TAYLOR, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. • `� APPROVED BY CITY COUNCIL COMMUNITY SERVICES COMMITTEE Date /O`,V)-o200 ? COMMITTEE REPORT October 20, 2008 "Welcome to Renton, Home of the Seattle Seahawks"Sign (October 6, 2008) The Community Services Committee recommends concurrence in the staff recommendation to approve a contract with TubeArt to fabricate and install a "Welcome to Renton, Home of the Seattle Seahawks" sign on City-owned property at the southwest corner of Lake Washington Boulevard North where it intersects with the southerly terminus of Seahawks Way/Ripley Lane North. The Committee further recommends that the Mayor and City Clerk be authorized to sign the contract. i r air f 'ng arker, Vice Chair Rich Zwicker, S bstitute Member C: Alex Pietsch, Administrator Community and Economic Development October 20,2008 Now Renton City Council Minutes ..,r Page 342 Alan Della Santa(King County) Treasurer, Springbrook Terrace Homeowners' Association, questioned the ownership of a large retention pond within their neighborhood and stated that the homeowners' association does not have the budget to maintain it. He pointed out that King County currently maintains it. Alan Ralston (King County) stated that the City has calmed many of the residents' fears about annexing. He commented that he has worked on unincorporated island annexation legislation in the past and knows that people care deeply about where they live. Correspondence regarding this annexation from John and Mary Adams (King County) and Michaels S. Link(King County)was acknowledged. There being no further public comment, it was MOVED BY PARKER, SECONDED BY ZWICKER, COUNCIL CLOSE THE PUBLIC HEARING.* Chief Administrative Officer Jay Covington clarified that the street lights in the Springbrook Terrace neighborhood are also privately owned, and the City will neither request upgrades to the lights, nor will the City provide maintenance for the lights if the area is annexed. *MOTION CARRIED. MOVED BY PARKER, SECONDED BY ZWICKER, COUNCIL AUTHORIZE FORWARDING THE SPRINGBROOK TERRACE ANNEXATION PROPOSAL TO THE BOUNDARY REVIEW BOARD. CARRIED. CED: Boeing Sub-District 1-B This being the date set and proper notices having been posted and published in Planned Action & Amended accordance with local and State laws, Mayor Law opened the public hearing to Conceptual Plan consider amending the Conceptual Plan and adopting a Planned Action �1,� ordinance for a second phase of redevelopment of the Boeing Renton Plant Q 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. Community and Economic Development Associate Planner Vanessa Dolbee reported that the original Conceptual Plan and Planned Action ordinance regarding Sub-District 1-B was approved in November 2005. Ms. Dolbee stated that The Boeing Company is requesting that a new Planned Action ordinance that includes the proposed amended Conceptual Plan be considered for adoption. She commented that a new Master Site Plan will need to be approved in the future. Ms. Dolbee stated that Sub-District 1-B has been divided into two subsections. North 1-B includes twenty-one acres and is available for near-term redevelopment. The Boeing Remainder, which is the southern section of the Sub-District, includes 660,000 square feet of existing office space that Boeing plans to continue to use,plus approximately 12.85 acres for possible in-fill development in the future. Ms. Dolbee stated that the amended Conceptual Plan includes three possible scenarios. She explained that Scenario 1 is identical to the original Conceptual Plan approved in November 2005, and includes mostly retail businesses with a small portion of office uses. Scenario 2 includes a combination of office and employment uses. Scenario 3 includes a combination of Scenarios 1 & 2. ' October 20,2008 Renton City Council Minutes r..►' Page 343 Ms. Dolbee presented two maps indicating the possible development of the three different scenarios. She reiterated that the main uses of Scenario 1 are retail, office and laboratory, and multi-family, and that Scenario 2 uses are office & laboratory with a small portion of retail use, and possibly a hotel. Ms. Dolbee outlined four proposed conditions imposed on the Conceptual Plan and indicated that the Planned Action ordinance will be combined with the Environmental Impact Statement(EIS)completed in October 2003. She noted that approving the Planned Action ordinance streamlines the permitting process by utilizing existing environmental documentation as allowed by law. Ms Dolbee reported that the 2003 EIS was issued by the City and evaluated the entire 290 acre Boeing Renton Plant site. She remarked that Sub-District 1-B comprises only a portion of the overall area included in the 2003 EIS. Ms. Dolbee stated that an environmental consistency analysis was conducted in September 2006 and that the amended conceptual plan is within the range of potential impacts identified for redevelopment under the EIS Alternatives and the original Conceptual Plan. She pointed out that that the proposed amended Conceptual Plan calls for an overall range of uses and development levels consistent with those assumed for the district in the 2003 EIS and 2006 consistency analysis. Ms. Dolbee presented a chart comparing thresholds of the 2003 EIS and 2006 consistency analysis to the 2008 amended Conceptual Plan. She noted that there would not be a difference in probable significant traffic impact or mitigation with redevelopment under the amended Conceptual Plan. Concluding, Ms. Dolbee stated that redevelopment and associated environmental impacts under the amended Conceptual Plan proposed for Sub- District 1-B are considered to be within the range of redevelopment and associated impacts evaluated under the EIS Alternatives analyzed in the 2003 Environmental Impact Statement(EIS), and therefore Sub-District 1-B is eligible for Planned Action designation without undergoing any additional State Environmental Policy Act(SEPA)review. Public comment was invited. Nora Schultz(Renton) stated that she lives and has owned property in the North Renton area for many years. She expressed support for Scenario 2 of the amended Conceptual Plan. She stated that she approves of office-focused, commercial neighbors, who work from 9 a.m. to 6 p.m. and then go home. Ms. Schultz noted that traffic impacts from The Landing have not been as significant as feared. She expressed concern about the possibility of allowing a hotel in the area, and also requested that buildings not be allowed to be over three or four stories high. Marc Nordlund (King County) inquired about the types of business allowed and which scenario would provide the most tax benefit for the City. Mr. Pietsch explained that all on-site service type businesses would be allowed, and that all three Scenarios provide approximately the same tax benefit to the City. Mr. Covington clarified that the City can zone for and authorize commercial development, but can not dictate the types or brands of business. There being no further public comment, it was MOVED BY PARKER, SECONDED BY ZWICKER, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. October 20, 2008 `rr✓ Renton City Council Minutes r✓ Page 344 MOVED BY PARKER, SECONDED BY ZWICKER, COUNCIL ADOPT THE PLANNED ACTION ORDINANCE AND PRESENT IT FOR FIRST READING LATER THIS EVENING. CARRIED. (See pages 345, 346 and 347 for more information regarding this subject.) ADMINISTRATIVE Chief Administrative Officer Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2008 and beyond. Items noted included: The first annual Renton FilmFrenzy was a huge success this past weekend! The FilmFrenzy featured 15 teams - ten student and five open division - who had 50 hours to write, shoot, edit, and submit a four-minute film shot entirely in Renton. Top films will receive "Curvees" and cash prizes during the "Curvee Awards" at Renton IKEA Performing Arts Center, October 28 starting at 7:00 p.m. The awards event is free and open to the public. Celebrate Halloween in downtown Renton Saturday, October 25, from 1 to 4 p.m. Bring your little ones to downtown businesses for safe tricks and treats. Signs and balloons will mark participating businesses. Continue the celebration at the "Olde" Fashion Halloween Party in Main Street Square (enter on 200 block of Main Ave. S.). Free admission for both events. AUDIENCE COMMENT Eric Carlson (King County) updated Council on the status of the proposed Citizen Comment: Carlson - Hazen Reservoir(water tower)painting project. He reported that a 20 foot tall, Hazen Reservoir Painting blue "H",representing the Hazen High School logo,was chosen to be painted on the water tower. He stated that the Municipal Arts Commission has approved the project, and that the painting contractor has donated the paint and labor to complete the project. Mr. Carlson addressed concerns regarding the proposed project and noted that each school must take advantage of opportunities afforded to them. He concluded by requesting Council's approval of the project, conditioned upon receiving approval from the Renton School Board. Council discussion ensued regarding setting a precedent for advertising on City water towers, whether the Renton School Board's approval was required, and how well Mr. Carlson orchestrated the project in support of his school. MOVED PERSSON, SECONDED BY PALMER, COUNCIL APPROVE PAINTING OF THE HAZEN HIGH SCHOOL LOGO ON THE HAZEN RESERVOIR, CONDITIONED UPON APPROVAL FROM THE RENTON SCHOOL BOARD. CARRIED. Citizen Comment: Palmer- Gary Palmer(Renton)recommended that the proceeds from the sale of Fire Fire District#40's Fire Station Station#13 and the old Fire Station#42 be used to offset the bonds for the new #42 Fire Station#42 located in the newly annexed Benson Hill area. 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 10/13/2008. Council concur. 10/13/2008 City Clerk: Quarterly Contract City Clerk submitted quarterly contract list for period of 7/1/2008 through List, 7/1/2008 to 9/30/2008 9/30/2008 and expiration report for agreements expiring 10/1/2008 to 3/31/2009. Information. m 0 ... ma co +11 io w i .o Z CD o 45 0) .pg(1) C E Il 2 -8 al ti C c C EL (q 5 O s ci) d 2 � Q T ' o CC Q � U LJJ U Va1 cti 0 C C Z. Z = CI 0 : (1) Z .6 Ismw ri .,-, 4 . Y 0) ,. < ,„, . _ a -I "' ` u T. .•'_ Y. .. _..... (IS . ,,.., :1 OM , b.,P ��3' "yam - _ ;# �. j, I E, ^°Cy Y uc n." 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O o o O 2 tO N N Oct o0 te•- Q a.) �, et 0 I I)U O >v '0 MN - O d oa 4S a) at ct N `3 cd 7:111 •,--4 o up 0Tzi ct Q) • cu N v� ,4 — by - 0 • N -� r, O '� M -- Q 0 Ct " ^d bA W • N .4 ,7 c� 3 5 O 4 i O 'd •by �; 0 4-, 5 (D N to N • v) ta.p •. , U c� N ;, 71) 6)v) 26 g uc 71 =4.-D El•) (-) "-' 7::1 E 7:3 v) v) i•' U -0 tap cn N O - ' - .i 'd 0 0.4 0 (I) 4-1 P-1 P-1 c) Al 4-4 .sn 4-1 H '--, 0 x' Y ', , r, di,,. G k m b y f' /0 4,4 Z PC"-' s � � y� " i Z 0 411 y s 44 \ r1:614 r •<Y 0 rp. ♦ ® + •Nry0 BOEING SUB-DISTRICT 1-B CONCEPTUAL PLAN & PLANNED ACTION PUBLIC MEETING COUNCIL CONSIDERATION OF THE AMENDED CONCEPTUAL PLAN AND PLANNED ACTION ORDINANCE October 20,2008 This Hearing will provide the public with an opportunity to comment on the following issues: The Boeing Company is requesting approval of Planned Action legislation and an Amended Conceptual Plan, as required by Boeing's Development Agreement with the City of Renton. The 50.7-acres of surplus Boeing property identified as"Sub-District 1-B"is bounded by Logan Avenue N on the west, Garden Avenue N on the east,N 8th Street on the north, and N 6th Street on the south. The original Conceptual Plan was approved by City Council in November of 2005, which is represented as"Scenario 1"within the Amended Conceptual Plan. The subject site is zoned Urban Center North 1 (UC-NI)and is designated Urban Center North on the Comprehensive Plan Land Use Map. Additional public comment opportunity will be available,for site- specific development, at the Master Plan and Site Plan stages. Amended Conceptual Plan: The proposed Amended Conceptual Plan continues to divide the property into two distinct parts: the northerly 21.2 acres that is currently know as North 1-B and has been identified as surplus by Boeing operations and is available for near-term redevelopment. The southern portion of the sub-district currently known as the Boeing Remainder, which contains 660,000 square feet of existing office buildings with re-use potential and 12.85 acres of remaining land available for in-fill redevelopment. This Amended Conceptual Plan addresses development under several alternative scenarios: Scenario 1, a retail complement to The Landing's urban retail center to the north; Scenario 2, a combination of office, employment, and hotel uses undertaken as separate development by potential developers; or Scenario 3, some combination of Scenarios 1 and 2. The Boeing Co. Development Agreement states, "The Council will base its approval on the proposed Conceptual Plan's fulfillment of the adopted Comprehensive Plan Vision and Policies for the Urban Center— North." Once adopted, the City will use the Conceptual Plan to evaluate all subsequent development permit applications within the sub-districts based on consistency. Planned Action: The applicant is also requesting the Council adopt a Planned Action Ordinance. This Planned Action 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 this Planned Action Ordinance, development permit applicants would be required to submit an environmental consistency analysis and receive subsequent approvals from the City's Environmental Review Committee (ERC). A 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 developers begins to prepare for the redevelopment of the 50.7-acre site. vow vow -- ', fi-I\ . ..lif 1- '-, 1' ,t,, :;-' ' , I I, ' 't• '' J---"‘P ,,,,, 1- - x 8,. F :.�3 Y S` b 1T�" 'o F`�::"'u✓Ri'rR'r.:,y:.� ', ry _ b _ �: .... g .'":: n .F, • .' . „ T _ .. w`w+'� < ,° fi RA � ;� ,» , ' ,,,, ,: l > '^ . V a, 3 &, :. 1 it .qq, Xx " @ f�)5 Y i 3 14 (' st gi ktk �.,„ — •.aFs .. `.A .. i$LLLk 4.< �` s.. �' Y ' -_f '_ M { �,*; Legend: LUA0$-112 - Vicinity Map 1�,11 Amended Conceptual Redevelopment Plan Department of Community ® Project Site for Sub-District 1-B &Economic Development 1; Hex Pk kch hlm{ra fats ?nnerv•riw N u,.rFam n 7aoaa5 0 260 S20eet n,1:xc,1 tx':1114-1 kcrtkn:;:JSG.Ix C 1{,n r<n¢,ntli • , fir wa N:E Mr;,>,a_1 ,,3F•N:fid;E'at Jn:g+ngi,rxr;<d X x,.o,kzf ap+v1 1s1444,44=:.rx,Inikx e,a-i.rut i , 4,1: . 7)15-/7'/C T I - Agenda Item No.: ` • \/ RENTON CITY COUNCIL MEETING PUBLIC HEARING/MEETING SPEAKER SIGN-UP SHEET (Page 1) CITIZENS MUST PROVIDE NAME AND ADDRESS IN ORDER TO BE CONTACTED OR TO BE A PARTY OF RECORD WHEN APPROPRIATE DATE: 1 ©/Zo/ zv 2 g PLEASE PRINT 5 Minute Time Limit 1 5 Name: / "6 N1-- j C j.kv Name: Address: WI I.(, a--c /JM� / Address: City 4 Zip Code' to s'? City Zip Code Topic: Topic: 2 'I //// 6 Name: PaAA c AlOrd itt O( Name: Address: Address: City Zip Code City Zip Code Topic: Topic: 3 7 Name: Name: Address: Address: City Zip Code City Zip Code Topic: Topic: 4 8 Name: Name: Address: Address: City Zip Code City Zip Code Topic: Topic: (CONTINUED ON REVERSE SIDE) Continued from Reverse Side- Page 2 RENTON CITY COUNCIL MEETING PUBLIC HEARING/MEETING SPEAKER SIGN-UP SHEET CITIZENS MUST PROVIDE NAME AND ADDRESS IN ORDER TO BE CONTACTED OR TO BE A PARTY OF RECORD WHEN APPROPRIATE PLEASE PRINT 5 Minute Time Limit 9 13 Name: Name: Address: Address: City Zip Code City Zip Code Topic: Topic: 10 14 Name: Name: Address: Address: City Zip Code City Zip Code Topic: Topic: 11 15 Name: Name: Address: Address: City Zip Code City Zip Code Topic: Topic: 12 16 Name: Name: Address: Address: City Zip Code City Zip Code Topic: Topic: .t, LOCATIONS OF POSTINGS FOR: Amending the Conceptual Plan and adopting a Planned Action Ordinance for a second phase of redevelopment of surplus property 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. )q-.V(\ V\CS'JLA'41j\ C ) A ' 4. 1 - 1 4NOC 5) L_\�r Ao,Aa),-An_ 6. eaAt U\-11-\ , — CERTIFICATION STATE OF WASHINGTON) )ss COUNTY OF KING ) I r t3 C\ fCLfl Cwl I I ereby certify that 1.p copies of t e attached notice were posted by me regarding the property described above on the 10+ day of �Go�-ems , 20(A . SIGNED LAAN SUBSCRIBED AND SWORN TO BEFORE ME this 1,1(3 day o 1- , 20 ,,,�......�. :• o�PRY SIGNED: 31 -- \G : O� PUg�,��o; 1 �,. �� Printed Name: •..,8y,2 • ,� it%� NOTARY PUILIC in a the State o qte OF *til++ Washington, Residing at My Commission Expires: a 010 H:\CITY CLERK\Forms\Posting confirmation.doc wr .w 1111 MN IX7::.' 0 'j O wi °�UC°C�-:t: 'i 0 in ip*, I1 w2.i.1 c— a0 51) lei! in c4 ill Gay ,� V. 1 g 1-- fro �? 1 7. 4N p i.l �—) . Z 5 Wk 0 HD el�!IL •R — 47J1 ....i Q "ti ssvio isthdi:1:1 ? Et J D 0 , 11 z a Ed 0 4r1I ..S.t CO ) ., I .r... H ..t v) x W O `.t.4 ia1 IN ri 10 t� �. "n riTh is y O r ..' 0 O U o, 1-, . El .�, 3 <� U w C s �i c w J s U 0 o v U r O4 ' M0 t, 4 11 47 LOCATIONS OF POSTINGS FOR: Amending the Conceptual Plan and adopting a Planned Action Ordinance for a second phase of redevelopment of surplus property 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. 1QGZA Y1 -\ C\ 4 '42 .1A (9.n 4\101-+-\ 4. Q 4. 5V -\-1'1C�,, /V 6. (k4_ L IA\ CERTIFICATION STATE OF WASHINGTON) )ss COUNTY OF KING ) I V r I--6.'1C_qth I leilkereby certify that copies of tile attached notice were posted by me regarding the property described above on the I� T\ day of , 20C . tt'A SIGNED a �1 l C.a W SUBSCRIBED AND SWORN TO BEFORE ME this 1 day of 20 SN Ek 345•:.. g� o ----- CP) ".(PRY S.% ; SIGNED: PO"��' o �` Printed Name: - (\o` s•;••. 8-21,•*SZ?, �� NOTARY PUELIC in a the State o •OF,`St7)01 Washington, Residing at My Commission Expires: 3 010 H:\CITY CLERK\Forms\Posting confirmation.doc 4f:'-.) NOTICE ,_ ,„, . + ,- NTo, RENTON CITY COUNCIL PUBLIC HEARING ON MONDAY, OCTOBER 20, 2008 AT 7:00 P.M. RENTON CITY HALL COUNCIL CHAMBERS 1055 SOUTH GRADY WAY TO CONSIDER THE FOLLOWING: Amending the Conceptual Plan and adopting a Planned Action Ordinance for a second phase of redevelopment of surplus property 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. jpi lm • v : N81`,,St ` N:8th ";"St s 1 ,:.;!,...,..:„.„...:.:,,,,:.:,..,,,"".7._.::::,,,,,!.::.:,„,,,,.,:::.,,,,,,.".!7„.„,0,,,:.„„,„:,:,,„:,,w,.,,,:,,,.,:,,,,w N.:„.\::N,),:,.-,,:...,i -..,:-.,::i,,N:::1.,.„.,:,,',i,',1,11,.,,,,.i::,\:,,...91.,.,i,,k ,,,:1,1!., I:,"?.,,,".40.-..:,.,,,...:,,§,..,,,,,,,„r„„,,,,..::!:.,....„!".....,,,......„,vs.a ..„,r„:„:::,:,:,, Ni,„:„..,„„„,,,,,,,,Aoyee," 7,4!:,,,,07,,,,t,;:,,,,,:.4., .. ` `3A. �{ z?t°, E" ....................... . ,. .. ::!.... 1!1, .. .: ',..,,..: ... ..... , .. s. s s' x k.�.Jfg�xfi��: 'f' .C;+ �:i'�,. .:)ti`.;:$F'» t .' :� 2. x�0.:;r"' �". par I;itt' ••44* 44.^-,, , % Pr/ a r,!I:1: I f: '. ...' '. ‘(1.4. S.'C‘a•A.. . !!!!!'iliil 0.Z g R ,411111111- : ...,."....„..: . f E_t ( Ill j'f4iT: )E Et <f idERET . \ , ;a>o0. i;•''''ili'ilii...: to j\ 3 tl qq Z' F,e ` ." 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 The removal, mutilation,destruction, or concealment of \I1 this notice is a misdemeanor punishable by fine and imprisonment. *Now Now October 9, 2008 CERTIFICATE OF MAILING STATE OF WASHINGTON ) ) § COUNTY OF KING ) BONNIE I. WALTON, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that she is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 9th day of October, 2008, at the hour of 4:30 p.m your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail to all parties of record, Notice of Public Hearing to consider the following: Amending the Conceptual Plan and adopting a Planned Action Ordinance for a second phase of redevelopment of surplus property 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. J. 1a Bonnie I. Walton, City Clerk SUBSCRIBED AND SWORN TO BEFORE me this 0443,y of October 2008.\ tc,.).A1::6),4)S.....0T.49)...^1tir Cyn hia R. Moya ��` Notary Public in and for the State of p..........r1 it$ ���WA SH ill Washington, residing in Renton .....///i• i r.r CITY OF RENTON RENTON CITY COUNCIL NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 20th day of October, 2008, 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 98057, to consider: Amending the Conceptual Plan and adopting a Planned Action Ordinance for a second phase of redevelopment of surplus property 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. For further information regarding the plan or the ordinance, please contact Vanessa Dolbee, Associate Planner, City of Renton, 425-430-7314. All interested parties are invited to attend the hearing and present written or oral comments regarding the proposal. Written comments are due to the City Clerk by 5:00 p.m. Monday, October 20th. 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. 6n ' Bonnie I. Walton City Clerk Published: Renton Reporter October 11, 2008 Account No. 50640 10/9/2008 - Notice sent to 51 Parties of Record per attached labels . C. Moya cc : Vanessa Dolbee y.:„ t`1 ;'i £ �i} ,{. %i • ;A:. . f.`{aJ ! v • si.Lja{i:: � ^FG4£'ff`iFi;±7. i r; r:�; '- f S : i. iGiaxxx: r•:vft.` 3 : Fvs . :•Cif2} }ib`11 hf}}ii' ''i,i::::;::::::ifiliiiii:.:::11., 4........'".:.:":''''' \ ........ .... 1 a}' 1� 1 /4119V\Nili \ jam' A •.'PI,e:::0..w NR::::•,:i• , t t fi:+'. 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III iii:pwr J:. r i my� rF d ANDERSON JOSEPH JR+KATHLEEN BOEING COMPANY THE, CARRILLO JOSE LUIS+ZAYDA 772 UNION AVE NE PROPERTY TAX DEPT N RENTON WA, 98055 PO BOX 3707 M/C 2000 530 PELLY AVE N SEATTLE WA, 98124 RENTON WA, 98055 CHENG KAM KEUNG+ANGELA COLLODI FLORIO FAKHARZADEH AMIR W C 3709 JONES AVE NE 11226 AUBURN AVE S 229 SW 193RD PL RENTON WA, 98056 SEATTLE WA, 98178 NORMANDY PARK WA, 98166 FISH JOHN T+N.VEANN FIX GRACE FRANKLIN IRA L+BEVERLY K TAWNEY 15004 SE 18TH ST 537 WILLIAMS AVE N 526 PELLY AVE N BELLEVUE WA, 98007 RENTON WA, 98057 RENTON WA, 98055 GALLUZZO JOHN & LINDA GIETZEN JEFF D+JENNIFER GUNDMUNDSON NANCY L 8519 129TH PL SE 21701 HIGHWAY 99 #A 102 LAKE AVE S NEWCASTLE WA, 98056 LYNNWOOD WA, 98036 RENTON WA, 98055 HABITAT FOR HUMANITY OF HART SHIRLEY HOLMES DENNIS W SEATTLE SOUTH KING 512 PELLY AVE N 546 N WILLIAMS COUNTY RENTON WA, 98057 RENTON WA, 98055 13925 INTERURBAN AVE S STE JEFF'S AUTO REPAIR INC KAERCHER RICK KENNYS AUTO REBUILD 21701 HIGHWAY 99 #A PO BOX 8 618 PARK AVE N LYNNWOOD WA, 98036 HOBART WA, 98025 RENTON WA, 98057 KURASPEDCANI TIM LOUGHEIN & CO LYMAN PAUL S PO BOX 208 433 SPRAGUE ST 16206 SE 134TH ST MAPLE VALLEY WA, 98038 EDMONDS WA, 98020 RENTON WA, 98059 MATHWIG DAVID J MC GROUP LLC MCEVOY AL B+SALLY G 440 PELLY AVE N 702 175TH PL NE 18321 SE 147TH PL RENTON WA, 98057 BELLEVUE WA, 98008 RENTON WA, 98059 MORELAND DON & BOB MUNSON RONALD NEWLOVE RICHELLE MARIE 809 N 6TH #3 W+ELIZABETH A 541 WELLS AVE N RENTON WA, 98057 623 CEDAR AVE S RENTON WA, 98057 RENTON WA, 98055 NICOLI MARIO J P&L VENTURES PACCAR INC, ATTN: CORP 529 WELLS AVE N 17915 NE 19TH PL ACCOUNTING RENTON WA, 98055 BELLEVUE WA, 98008 PO BOX 1518 BELLEVUE WA, 98009 PETCHNICK GRATZER & Num, -.r GUNDERSON RENTON SCHOOL DIST RIFFLE GARY M 534 WELLS AVE N 300 SW 7TH ST 541 PARK AVE N RENTON WA, 98055 RENTON WA, 98055 RENTON WA, 98055 RIFFLE GARY+LINDA ROBBINS BENJAMIN & ROGOJIN PETER J+LINDA M 16846 188TH AVE SE HACKLEMAN JAIME 7634 S LAKERIDGE DR RENTON WA, 98058 PO BOX 1581 SEATTLE WA, 98178 RENTON WA, 98057 RUBIO ANTONIO CASTILLO RUSSO ROBERT A SCHULTZ NORMAN CORP 17825 NE 65TH ST #A165 528 WELLS AVE NORTH 7634 S SUNNYCREST RD REDMOND WA, 98052 RENTON WA, 98055 SEATTLE WA, 98178 SCHULTZ NORMAN M SCHULTZ NORMAN+MARIAN SIMMS DANIEL+VICKIE 7634 S SUNNYCREST RD 7634 S SUNNYCREST RD FRIEND SEATTLE WA, 98178 SEATTLE WA, 98178 20901 134TH PL SE KENT WA, 98042 TARGET CORPORATION, C/O TRANSWESTERN HARVEST TRAS WESTERN HARVEST, LK PROP TAX DPT T2290 LKSHOR SHORE PO BOX 9456 150 N WACKER DR#800 150 N WACKER DR#800 MINNEAPOLIS MN, 55440 CHICAGO IL, 60606 CHICAGO IL, 60606 UYSAL MEHMET+RAZIYE VIDELL VICTOR E+LANCE M WONG PHILIP J 529 WILLIAMS AVE N 536 BURNETT AVE N 4067 24TH PL S RENTON WA, 98055 RENTON WA, 98055 SEATTLE WA, 98108 YOUNKIN RONALD M ZWICKER BETTE ZWICKER RICHARD 535 WILLIAMS AVE N 448 PELLY AVE N D+MARTHA G RENTON WA, 98055 RENTON WA, 98055 446 PELLY AVE NORTH RENTON WA, 98055 or „ m- N 0 T I CE ti cm, ♦ � ��NT°� RENTON CITY COUNCIL PUBLIC HEARING ON MONDAY, OCTOBER 20, 2008 AT 7:00 P.M. RENTON CITY HALL COUNCIL CHAMBERS 1055 SOUTH GRADY WAY TO CONSIDER THE FOLLOWING: Amending the Conceptual Plan and adopting a Planned Action Ordinance for a second phase of redevelopment of surplus property 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. T N Siff 5f N:B.ifi St .... .> 3 . . ` \� .. Adi.o ,,,,47-;, ,,„::0,:,...,,,,y..:Fr- 000r 75„,,:„..„.„...,:„,,„:,„,,,„ „. N.Nc.,,,,,:::::,,,, ..:::::.:, is L0 t c k ig r w s` ,-/ - PH'''''''' ‘.411' ----im i.;,: ..47 1 I MMt� ,�.g: !al g_mi 111 UM„AM 1111:::„L_L j.„::, 1,.,11,i,„!„,,, i \\.j ).„:.. ,,, !:".,:.1,,!.,:i1,.! 1.11.1,„',01.-„,,,,....7.1.74,,„,„!„,„,„,,,147:1;•!,!HH::::: :::1,:',:!H--.-7.—:-. --!:.':':.',!:!:! I .: i9.,,, ,,,, :,,,:: — ,,,,,, \ i ./.<(Hy.:,•,!"''''... ..44..,-..1 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 I/ laWarning 1. The removal, mutilation, destruction, or concealment of this notice is a misdemeanor punishable by fine and imprisonment. s October 6,2008 Renton City Council Minutes Page 324 Noe Discussion ensued regarding the cost of painting and maintaining the project, equity amongst schools, residents'reaction, timing of the City's repainting project, the water tower paint colors, and the project's design. Mayor Law indicated that the Administration is working with Mr. Carlson and that this issue will come back to Council once Mr. Carlson has obtained both the funding and the School District's approval. 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 9/22/2008. Council concur. 9/22/2008 CAG: 08-132, City Hall City Clerk reported bid opening on 9/24/2008 for CAG-08-132, City Hall Human Resources Remodel, Human Resources Office Remodel; 12 bids; engineer's estimate $150,000; and Straightline Construction submitted staff recommendation to award the contract to the low bidder, Straightline Construction & Remodel, LLC, in the amount of$135,160. Council concur. CED: Boeing Sub-district 1B Community and Economic Development Department recommended amending Revised Planned Action & the Conceptual Plan and adopting a Planned Action ordinance for a second Amended Conceptual Plan phase of redevelopment of surplus property for Sub-district 1B of the Boeing Renton Plant property, an approximately 51-acre parcel 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 10/20/2008. CED: "Welcome to Renton, Community and Economic Development Department recommended approval of Home of the Seattle an agreement in the amount of$39,083 with TubeArt for the fabrication and Seahawks" Sign, TubeArt installation of a "Welcome to Renton, Home of the Seattle Seahawks" sign in the vicinity of Lake Washington Blvd. N. and Seahawks Way/Ripley Lane N. Refer to Community Services Committee. CED: 2008 Budget Amend, Community and Economic Development Department recommended amending Housing Opportunity Fund the 2008 Budget to appropriate$200,000 to a newly created Housing Creation Opportunity Fund(326) to assist housing projects serving low and/or moderate income households. Refer to Community Services Committee. Community Services: Fire Community Services Department recommended approval of a lease in the Station#12, King County amount of$1,200 per month with King County Emergency Medical Services to Emergency Medical Services station a paramedic unit at Fire Station#12, 1209 Kirkland Ave. N. Refer to Lease Finance Committee. Community Services: Cedar Community Services Department recommended approval of a contract in the River Bank Stabilization, amount of$97,000 with Berger/Abam Engineers for engineering services for Berger/Abaco Engineers the Cedar River Stabilization at Jones Park project. Council concur. Budget: 2009, Annual City of Finance and Information Services Department recommended a public hearing Renton be set on 11/3/2008 to consider the 2009 Revenue Sources and Preliminary Budget, and a public hearing be set on 11/17/2008 to consider the 2009 budget. Refer to Committee of the Whole; set public hearings on 11/3/2008 and 11/17/2008. Finance: Financial Finance and Information Services Department recommended approval of Management Policies revisions to the Financial Management Policies for inclusion in the 2009 Preliminary Budget. Refer to Finance Committee. CI1N„OF RENTON COUNCIL AGENDA„ L I AI#: 7e e® Submitting Data: For Agenda of: October 6, 2008 Dept/Div/Board.. Development of Community & Economic Development Staff Contact Vanessa Dolbee, Associate Planner Agenda Status x7314 Consent X Subject: Public Hearing.. X Planned Action for Sub-district 1-B of the Boeing Correspondence.. Renton Plant property and Boeing Sub-district 1-B Ordinance X Amended Conceptual Plan Approval. Resolution Old Business Exhibits: New Business Issue Paper Study Sessions Comprehensive Plan Vision and Policies for the Urban Information Center—North Draft Ordinance Proposed Conceptual Plan Recommended Action: Approvals: Refer Planned Action and Amended Conceptual Plan to Legal Dept X Committee of the Whole and set a public hearing for Finance Dept October 20,2008 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 adoption of an ordinance designating a Planned Action and the adoption of the proposed Amended Conceptual Plan for a second phase of redevelopment of surplus property for Sub-District 1-B of the Boeing Renton Plant property.y Sub-District 1-B is 50.7-acre site bounded by Logan Avenue N on the west, Garden Avenue N on the east, N 8` Street on the north, and N 6" Street on the south. The 2003 Development Agreement with the Boeing Company requires Council adoption of a Conceptual Plan prior to redevelopment. This Conceptual Plan will serve as the basis for all future land use approvals related to this development. A public hearing to consider the proposed Amended Conceptual Plan and Planned Action Ordnance should be set on October 20, 2008. STAFF RECOMMENDATION: • Adopt the proposed Planned Action Ordinance. • Adopt the proposed Amended Conceptual Plan with the following conditions: o Park Avenue be designated as a "Pedestrian-oriented Street;" and, o Pedestrian connections shall be provided for and shown in the Conceptual Plan for Sub-District 1-B, aligning with existing/proposed pedestrian connections in surrounding areas;and, o Provisions be made in the Conceptual Plan for Sub-District 1-B to allow for the future development and extension of N. 7th Street; and, o That transit facilities (e.g., transit stops, stations and parking)be allowed within the "North 1-B" area should funding opportunities arise and development of such facilities is supportive of the surrounding redevelopment and supported by the property owner(s). \\DAEDALUS\SYS2\SHARED\Division.s\Develop.ser\Dev&plan.ing\PROJECTS\08-112.Vanessa\Agenda Bill 08-112.doc (SY O DEPARTMENT OF COMMUNITY & C. ECONOMIC DEVELOPMENT MEMORANDUM DATE: September 29, 2008 TO: Marcie Palmer, Council President Members of the Renton City Council VIA: ot, Dennis Law, Mayor FROM: Alex Pietsch, Administrator(x 6592) SUBJECT: BOEING SUB-DISTRICT 1-B CONCEPTUAL PLAN & PLANNED ACTION ISSUE: Should the City of Renton approve an Amended Conceptual Plan, in accordance with the December 2003 Development Agreement between the City and The Boeing Company, for the 50.7-acre portion of the Boeing Renton Plant, known as Sub-District 1-B; and adopt the proposed Planned Action Ordinance prepared by The Boeing Company,which would be combined with the Boeing Renton Comprehensive Plan Amendment Environmental Impact Statement(EIS) completed in October of 2003? RECOMMENDATION: Staff recommends the City Council approve the proposed Amended Conceptual Plan with the following conditions: • Park Avenue be designated as a"Pedestrian-oriented Street;" for the purposes of the Urban Center Design Guidelines. • Pedestrian connections shall be provided for and shown in the Conceptual Plan for Sub-District 1-B, aligning with existing/proposed pedestrian connections in surrounding areas; and, • Provisions be made in the Conceptual Plan for Sub-District 1-B to allow for the future development and extension of N. 7th Street; and, • That transit facilities (e.g., transit stops, stations,parking, etc.)be allowed within "North 1-B" should funding opportunities arise and development of such facilities is supportive of the surrounding redevelopment and supported by the property owner(s) and; Further, staff recommends adopting the proposed Planned Action Ordinance. h:\division.s\develop.ser\dev&plan.ing\projects\08-112.vanessa\issue papper 08-112.doc Boeing Subdistrict 1-B Amended Conca ,a Plan ,,may Page 2 of 8 September 29,2008 BACKGROUND SUMMARY: 2003 Boeing Development Agreement and Conceptual Planning In 2003,the City of Renton worked with The Boeing Company to change its land use policies and regulations to bring about the potential surplus and sale of portions of its Renton Plant for redevelopment. In addition to a substantial Comprehensive Plan Amendment, creation of two new zoning designations (Urban Center North 1 [UCN-1] and Urban Center North 2 [UCN-2]), and expanded design guidelines, Boeing and the City established a Development Agreement determining the public and private responsibilities necessary to bring about successful redevelopment. One of the key provisions of the Development Agreement was Conceptual Planning. In order to give the City some assurance and comfort about when and how properties would be made surplus and redeveloped in the future,the Development Agreement requires that Boeing plan, and the City Council approve, in a conceptual way,three large "subdistricts" that make up the Renton Plant "at the time at which the Owner wishes to subdivide, develop, sell, or otherwise alter any property within the subdistricts for uses not related to airplane manufacturing or supporting uses. " The Development Agreement included a Conceptual Plan for Sub-District 1-A and it was approved by adoption of the Development Agreement. This property was purchased by Harvest Partners. However, while another development group, Center Oak,was considering purchase of the property, it presented and the Council adopted a slight revision to the Sub- District 1-A Conceptual Plan in October 2004. Harvest Partners again amended the Conceptual Plan for Sub-District 1-A in early 2006. Sub-District 1-A is now know as "The Landing" and is currently under construction as an urban retail center, including retail, residential, restaurant, and theater uses. A Conceptual Redevelopment Plan for Sub-District 1-B was submitted to the City of Renton in October of 2005 and approved in November of 2005. Thereafter,Boeing sought a Planned Action designation for Sub-District 1-B;which was approved by the City in December of 2006 under Ordinance No. 5242. In September 2007, a Master Site Plan for Sub-District 1-B and a Binding Site Plan(BSP) for the same area under the name"Lakeshore Landing 2" was approved resulting in the creation of eight additional lots within Sub-District 1-B: Lots 5A, 5B, 5C, 5D, 5E, 7A, 7B, and 7C. Pursuant to the Original Conceptual Plan,the northern 21.2 acres of Sub-District 1-B (Lots 5A and 7B) of the BSP; formerly described as the "Right of First Offer (ROFO) Area," now referenced as"North 1-B,"were planned for retail uses complementary to the Harvest Partners urban retail center to the north. Due to changes in market conditions, the expected retail development of North 1-B did not proceed. Boeing now desires to market North 1-B with a greater range of uses (i.e., hotel, office, employment,research/development,business and related uses, in addition to retail) that are permitted within the underlying Urban Center— North 1 zone. Now, The Boeing Company seeks to sell a portion of Sub-district 1-B and has presented the attached Amended Conceptual Plan for the Council's consideration. In addition,the Boeing Company 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 H:\Division.s\Develop.ser\Dev&plan.ing\PROJECTS\08-112.Vanessa\Issue Papper 08-112.doc Boeing Subdistrict 1-B Amended Concl Plan Page 3 of 8 September 29,2008 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 50.7-acre site. Requirements of a Conceptual Plan Per the 2003 Development Agreement, a proposed Conceptual Plan will include: • A narrative describing the conceptual redevelopment proposal and its relationship to the Renton's Comprehensive Plan Vision and Policies for the Urban Center—North; • The estimated timing and sequencing of property surplus and sale (if applicable); • A description of the proposed uses, including the general mix of types, estimated square footage of each building and parking for each structure,heights and residential densities; • The general description of use concentrations (i.e., residential neighborhoods, office or retail cores,etc.); • Vehicular and pedestrian circulation that includes a hierarchy and general location of type, including arterials,pedestrian-oriented streets, other local roads and pedestrian pathways; • General location and size of public open space; and • An economic benefit analysis demonstrating the conceptual development's anticipated economic impact to local, regional and state governments. The Development Agreement states "the Council will base its approval on the proposed Conceptual Plan's fulfillment of the adopted Comprehensive Plan Vision and Policies for the Urban Center—North." Once adopted,the City will use the Conceptual Plan to evaluate all subsequent development permit applications within the subdistricts based on consistency. Proposed Sub-district 1-B Conceptual Plan The attached Conceptual Plan proposal outlines Boeing's plans for the redevelopment of the property south of N. 8th Street and east of Logan Avenue N. It divides the property into two distinct parts: the northerly 21.2 acres that is currently know as North 1-B and has been identified as surplus by Boeing operations and is available for near-term redevelopment, and the southern portion of the Sub-District currently know as the Boeing Remainder,which contains 660,000 square feet of existing office buildings with re-use potential and 12.85 acres of remaining land available for in-fill redevelopment. The area noted as North 1-B, is addressed within this Amended Conceptual Plan as developing under several alternative scenarios: Scenario 1, a retail complement to The Landing's urban retail center to the north; Scenario 2, a combination of office and employment uses (Lot 5A of the BSP) and hotel uses(Lot 7B of the BSP) undertaken as separate development by potential developers; or Scenario 3, some combination of Scenarios 1 and 2. H:\Division.s\Develop.ser\Dev&planing\PROJECTS\08-112.Vanessa\Issue Papper 08-112.doc Boeing Subdistrict 1-B Amended Cons, al Plan Nr, Page 4 of 8 September 29,2008 Scenario 1 (Attachment A) describes redevelopment of the North 1-B property as complementary to the urban retail development currently being developed as"The Landing" by Harvest Partners to the north. It includes the possibility of as much as 270,000 square feet of retail, with one large-format(big-box) retailer on the eastern side of the property. Small and medium-sized shops would also be developed on either side of Park Avenue. The plan also shows pedestrian connections between the remaining properties to the south, through the retail development and to Park Avenue N. Scenario 2 (Attachment B) has two components; the"office and employment"component and the "hotel retail"component. Lot 5A (office and employment component) would be developed to a maximum of 600,000 square feet of office and employment uses, which may include technology-related laboratory uses for research, development,testing and general and professional office uses. In addition, small-scale ground floor and/or freestanding retail uses may be included in this development. The build-out of the office and employment component would be phased, with initial buildings being surface-parked. Depending upon market conditions and demand, future buildings may include structure parking to achieve maximum density. Lot 7B (hotel retail component)would be developed with a seven to nine story hotel and two separate, small-scale retail uses, such as restaurants, to complement and support the hotel use. All uses would be surfaced parked and be oriented toward Park Avenue N. Scenario 3 represents some combination of Scenarios 1 and 2. Any combination implemented would not exceed the overall development capacities contemplated for North 1- B. Two economic benefit analyses were completed for the subject site, one completed in 2005 to support the Original Conceptual Plan and a supplement addressing the non-retail redevelopment scenarios for Sub-district 1-B. The economic benefit analysis for Scenario 1 suggests that redevelopment of the North 1-B property would create 1,061 direct and indirect new jobs,predominately retail-oriented, and annual tax revenues to of$856,000 beginning in 2008, and $667,000 in one-time revenue to the City during construction. The supplemental economic benefit analysis completed for Scenario 2 suggests that redevelopment of the North 1-B property would create 3,150 jobs,predominately office employment. The report concludes that the current/revised conceptual plan for Sub-District 1-B essentially substitutes some hotel and restaurant development for retail and multi-family uses and continues to provide similar economic benefits to those anticipated as part of the original conceptual plan. The property south of North 1-B known as the "Boeing Remainder" is influenced by the presence of four, 1980s-vintage office buildings that are located throughout. For the purposes of this Conceptual Plan, Boeing has assumed that the existing office buildings remain and that Boeing will continue to occupy such buildings until at least 2015. As indicated within the Conceptual Plan there are four specific sites within the Boeing Remainder that have redevelopment potential termed DP1-DP4 herein. DP1 is a 4.9-acre property in the southwest corner of the subdistrict may be available for redevelopment more quickly(2010). The subject Amended Conceptual Plan indicates DP1's redevelopment as either a new office or laboratory facility consisting of one or more H:\Division.s\Develop.ser\Dev&plan.ing\PROJECTS\08-112.Vanessa\Issue Papper 08-112.doc Boeing Subdistrict 1-B Amended Conl Plan Page 5 of 8 111111104 September 29,2008 structures and containing approximately 330,000 square feet of new space. DP1 could accommodate the parking needs of either use onsite. DP2 and DP4 provided infill opportunities that may exist when parking requirements for the exiting office buildings are reduced. The Amended Conceptual Plan envisions the redevelopment of DP2 and DP4 with new buildings containing either lab or office uses, consistent with the current development pattern. The potential redevelopment of these parcels would result in approximately 385,000 square feet of new space in multiple structures. To accommodate parking, a new multi-storied parking garage could be constructed on DP2, any additional parking requirements could be provided within existing parking structures. DP3 is located in the northwest corner of 6th Street and Park Avenue N. The subject Amended Conceptual Plan envisions the development of this parcel with new lab or office uses, in a single story structure containing 120,000 square feet of new space. The building could be supported by dedicated parking stalls within a new, multi-user garage constructed on DP2. Overall,redevelopment with all office, all labs, or a mix of office and lab uses,the Boeing Remainder could contain up to 835,000 square feet of new 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 Boeing Remainder. If the property was redeveloped to the full potential outlined in the Plan,the economic benefit analysis shows that more than 2,100 direct and indirect new jobs would be created by full redevelopment. One-time revenues to the City would top $6.2 million and new recurring annual tax revenues to Renton would nearly reach $2.3 million in 2013 and thereafter. The Vision and Policies of the Urban Center—North (Attachment C) Renton's Vision for redevelopment of the Urban Center—North, as described in the Comprehensive Plan, is one of dramatic change as existing large scale industrial buildings are reconfigured into a dynamic new retail, flex tech, and office center. This vision would be supported by the proposed plan for the North 1-B area. The Vision states, "Two initial patterns of development are anticipated within the District: one, creating a destination retail shopping district; and the other, resulting in a more diverse mixed-use, urban scale office, and technical center with supporting commercial retail uses. " In addition, Renton's vision for the Urban Center-North includes "a dense employment center;"the concept of combining new structures and re-utilizing high-quality existing structures will meet this vision of job growth which is anticipated to occur in "high-quality, well-designed flex-tech development and low- to mid-rise office, lab, and research and development buildings that provide attractive environments for companies offering high-wage careers in information technology, [and]life sciences... " Scenario 1 supports the City's vision and applicable goals for the urban Center North and District One with new retail uses on North 1-B that complement existing retail uses located north of N. 8th Street. Scenario 2 similarly supports the City's goals and vision for the area with a mix of office, employment and hotel uses on North 1-B. Because Scenario 3 consists of some combination of uses from Scenarios 1 and 2, it is also consistent with the City's vision and goals for the Urban Center North and District One. H:\Division.s\Develop.ser\Dev&plan.ing\PROJECTS\08-112.Vanessa\Issue Papper 08-112.doc Boeing Subdistrict 1-B Amended Cor.. al Plan 'oarr, Page 6 of 8 September 29,2008 The Purpose Statement for the Urban Center—North envisions redevelopment at a larger scale than found in Downtown Renton with a wider range of uses, taking advantage of the greater size of available land holdings. These uses are anticipated to include some industrial- type uses as ongoing within the larger context of commercial/retail, office, and residential. The building heights proposed by the conceptual plan would be consistent with both the existing buildings to remain and Policy LU-265: "Support more urban intensity of development(e.g. building height, [etc.]) than with land uses in the suburban areas of the City... The combination of large-format retail development with medium-format retailers and smaller, specialty retail shops along Park Avenue in scenarios 1 meets the intent of Policy LU-301: "Ensure that big-box[large format]retail functions as an anchor to larger, cohesive, urban-scale retail developments. " Scenario 1 of the Amended Conceptual Plan has a pedestrian orientation within the site,with connections to the perimeter along N 6th St. and Park Avenue N. This concept is consistent with Policy LU-303: "Encourage pedestrian-oriented development... "although Scenario 2 dose not address this Policy. The eventual proposed parking ratio of 3.5 stalls per 1,000 square feet is consistent with Policy LU-311: "Reduce the suburban character of development,preserve opportunities for infill development, and provide for efficient use of land by setting maximum parking standards. " Scenario 2 provides for hotel uses in combination with retail/restaurant as supporting uses. This concept is consistent with Policy LU-268: "Allow hospitality uses such as hotels, convention and conference centers. " All three scenarios would add to the City's tax base,provide additional jobs and help to expand the overall mix of uses currently located in District One. This concept is consistent with Policy LU-266 and Policy LU-267: "Achieve a mix of uses that improves the City's tax and employment base"and "Support a range and variety of commercial and office uses." Possible Conditions of Plan Approval While the proposed Amended Conceptual Plan is consistent with the Vision and Policies of the Urban Center—North, staff asks the City Council to consider approving the plan with four conditions. First, given the fact that Boeing proposes pedestrian connections through the property to Park Avenue, making it the main pedestrian access to the retail/entertainment development expected to develop in Sub-District lA to the north, and the large number of office/lab workers that will one day be in the area when the existing office buildings are re-occupied and in-fill development occurs, staff believes that Park Avenue should have a strong pedestrian orientation. The Urban Center Design Guidelines provide enhanced streetscape and urban design requirements on streets specifically designated as "pedestrian oriented." Staff proposes that Park Avenue between N. 6th and N. 8th Streets be designated as a "Pedestrian-Oriented Street" in the Conceptual Plan approval. This is consistent with the H:\Division.s\Develop.ser\Dev&plan.ing\PROJECTS\08-112.Vanessa\Issue Papper 08-112.doc Boeing Subdistrict 1-B Amended Concl Plan Page 7 of 8 September 29,2008 Vision: "Initial development may be characterized by ... a strong pedestrian-oriented spine along Park Avenue"and Policy LU-288: "Orient buildings to streets to emphasize urban character, maximize pedestrian activity and minimize automobile use within the District. " Second, in order to extend the network of planned pedestrian connections throughout the area, designated pedestrian connections should be provided for in the Conceptual Plan for Sub-District 1-B. These pedestrian connections would be consistent with Policy LU-283, which "Require significant pedestrian element in internal site circulation plans. " The pedestrian connections should align with existing/proposed pedestrian connections in sounding areas. Furthermore, in order to provide for the possibility of an interconnected grid street pattern in the area, staff recommends that provisions be made in the Conceptual Plan for Sub-District 1- B to allow for the future development and extension of N. 7th Street. This is consistent with Comprehensive Plan Policy CD-59 requiring a street system that provides for a "continuous, efficient, interconnected network of roads and pathways throughout the City. " The preservation of this corridor would facilitate in further redevelopment of Sub-District 1-B at higher densities and intensities over time by providing for vehicular and pedestrian connectivity and access. This is consistent with Policy LU-285 "Consider placement of structures and parking areas in initial redevelopment plans to facilitate later infill development at higher densities and intensities over time. " Finally, staff proposes preserving the possibility of siting a transit facility in the North 1-B area. As the City Council is aware,the City,the State Department of Transportation (WSDOT), and Sound Transit have been planning a HOV Direct Access Interchange on Interstate 405 at N. 8th Street. Additionally, Bus Rapid Transit(BRT) is being planned as a high-capacity transit strategy, linking Renton to Bellevue and other locations on the Eastside. Current plans for BRT, have busses exiting the freeway at N. 8th and landing in the redevelopment area, before traveling south along Logan Avenue to the Downtown Transit Center. If the City, State, and Sound Transit can outline a plan and funding for development of a transit facility,that may include passenger load/unload areas, structured parking, etc,that is supportive of redevelopment and supported by the property owners,the Conceptual Plan should allow such a facility to be developed. This is consistent with Comprehensive Plan Objective NN: "Implement Renton's Urban Center consistent with the `Urban Centers criteria of the [King County]Countywide Planning Policies to create an area of concentrated employment and housing with direct service by high capacity transit... "and Policy LU-211: "Renton's Urban Center should be maintained and redeveloped with supporting land use decisions and projects that... support development of an extensive transportation system to reduce dependency on automobiles... " CONCLUSION: Planned Action: 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\PROJECTS\08-112.Vanessa\Issue Papper 08-112.doc Boeing Subdistrict 1-B Amended Conc, .l Plan Page 8 of 8 Neale September 29,2008 Amended Conceptual Plan: The Amended Conceptual Plan for Sub-District 1-B is generally consistent with the Vision and Policies established in the Comprehensive Plan for the Urban Center—North and should be supported with the following conditions: 1) Park Avenue be designated a "Pedestrian-oriented Street;" and, 2) Pedestrian connections shall be provided for and shown in the Conceptual Plan for Sub-District 1-B, aligning with existing/proposed pedestrian connections in surrounding areas; and, 3) Provisions be made in the Conceptual Plan for Sub-District 1-B to allow for the future development and extension of N. 7th Street; and, 4) Transit facilities would also be an allowed within the "North 1-B" area,should funding opportunities arise and development of such facilities is supportive of the surrounding redevelopment and supported by the property owner(s). Approval of this Amended Conceptual Plan will form the basis for all land use approvals going forward, unless the Plan is amended with City Council approval. Attachments: A:Proposed Conceptual Plan,Scenario 1 B:Proposed Conceptual Plan,Scenario 2 C:Urban Center—North Vision,Objectives,and Policies cc: Jay Covington—AJLS Chief Administrative Officer Alex Pietsch—CED Administrator Gregg Zimmerman—Public Work Administrator Neil Watts—Development Services Director C.E.Vincent—Planning Director Suzanne Dale-Estey—Economic Development Director Jennifer Henning—Planning Manager Vanessa Dolbee—CED Associate Planner H:\Division.s\Develop.ser\Dev&plan.ing\PROJECTS\08-112.Vanessa\Issue Papper 08-112.doc J Or September 26, 5tyO NCEPTUAL PLAID ZFULLER,SEARS � ARCHITECTS SUB-DISTRICT 1 -B • z. 3 i , I € . - ;: ,"+t A.t fay ac:. 1 ,—, r• ;.,'s�:�s-tx-....rt • -T _.� �- BT#firTftET I MAX.30%LOT COVERAGE t E "�)y %„ y IF 1-STORY RETAIL t1. !'; (270,000 SF) I i i� — 3� t EXIST DATA _! � ` �' d`,I s� ��� � - isa HUB t 1 - I i It f`A�, � I I$ : ° . DP z-'j - 4 1, `!r LAP 1 '; ► $ ¢ 7 Wi r � -Nor! .\, ,i A ,i; r , _ ' i PAR a : st _ „i �� ,� �u F , bP141 » DO-2- - AT. I , �.,�a a i I '(VI ' • NIT$ MA .Two {�A'K.ONE : , ti �at r PE( TOF Y 6-S1OAY ' 4 I ILY LUGS LLA4 BLbG. I , IAL (260000 SF (18Q�fl SF) 1 a s o f S TOTAL) �•1 ✓SAREQ i I j 1'A�KING IN"DP 1 I I; c ,,:kl I, NOT i, 40s9t y MAX ONE GA AGE , ' p�-4 A ' , Of, tIN�.'F 1-STORY 61TQRY BL�DG. _ i I t,- , a I. Atibos IoFlc tvd : IIs1o1AX.t>✓VO PART = (€2°,ou0s0_ T,ONE YBL-D f.6 S7dEtY_ 4N_'s OFFICE.- LAB-BLDGS. , a -i2d 00 SF) '(360;00Q SF ' • '.a. ,i'I '. t QARKING WITN NEW GARAGE TOTAL),- SUPPORTED BY r '., Lf=OIE'(�D` EXIST.PARKING': GARAGE R RETAIL NOTE: MAX.TWO 6-STORY BLDGS. LAB IF OFFICE • (300,000 SF) �X' WITH NEW 2-3 STORY _ O OFFICE PARKING GARAGE P PARKING GARAGE 1 `S- M F MULTI-FAMILY - - PEDESTRIAN CONNECTIONS Attachment A i Conceptual Plan Diagram, Exhibit 2 Conceptual Plan çLNfFEFlvy • Sub-District 1 B SI North 8th Stree k . r. R 0 P o I H o ci P III0 10-18E. Existingr z EuStitg P. i ... Garage y5 Q „ magsr wi i -. < �y' ���'�rZ e� �,�f*� ! J ; i� � 7a z gf ''+ 4 a'44'4 t 1 ' i� w ra w 001 , k 40.20? , i ..,::,�. r Q ,3 �W,: DP-1 , DP-4 ' a DAP 3 a DP-4 " _- Nart Street DP-1 DP-2 DP-3 330,000 SF 260,000 SF 120.000 SF DP-4 10-16 TOTAL TOTAL TOTAL 125,000 SF OFFICE OFFICE OR OFFICE OR I TOTAL OR LAB LAB LAB OFFICE OR LAB Existing; r Garage' v- a • Legend O Office �on�ci'o s L Lab CS,"R3Auce"14. ! Stre2 H Hotel R Retail P Parking Garage AMENDED CONCEPTUAL REDEVELOPMENT PLAN 03003-0105/LEGAL 14505979.7 Attachment B 9/11/08 Amended 12/10/07 ' ► l Objective LU-WW: Improve the visual and physical appearance of buildings to create a more positive image for downtown. Policy LU-258. Site and building designs, (e.g. signage; building height, bulk and setback; landscaping; and parking, should reflect unity of design to create a distinct sense of place and mitigate adverse impacts on adjacent uses. Policy LU-259. Incentives should be developed to encourage rehabilitation (e.g. facade restoration) of older downtown buildings. Objective LU-XX: Maintain and expand the available amenities to make the Urban Center - Downtown more appealing to existing and potential customers, residents, and employees. Policy LU-260. Design guidelines should assist developers in creating attractive projects that add value to the downtown community, attract new residents, employees, and visitors, and foster a unique downtown identity. Policy LU-261. Design guidelines may vary by zone within the downtown area to recognize and foster unique identities for the different land use areas (i.e. South Renton's Burnett Park Subarea). Policy LU-262. New downtown parks should complement existing park facilities and be compatible with planned trails. Trails should be integrated with the existing trail system. Policy LU-263. Urban Center- Downtown development should be designed to take advantage of existing unique downtown amenities such as the Cedar River, City parks and trails, the downtown Transit Center, IKEA Performing Arts Center, and Renton High School. Policy LU-264. Public amenities such as art, fountains, or similar features should be incorporated into the design of public areas, major streets and gateways of the Urban Center- Downtown. URBAN CENTER NORTH LAND USE DESIGNATION Purpose Statement: The purpose of the UC-N is to redevelop industrial land for new office, residential, and commercial uses at a sufficient scale to implement the Urban Centers criteria adopted in the Countywide Planning Policies. This portion of the Urban Center is anticipated to attract large-scale redevelopment greater than that in the Urban Center-Downtown, due to large areas of land available for redevelopment. In addition, new development is expected to include a wider group of uses including remaining industrial activities, new research and development facilities, laboratories, retail integrated into pedestrian-oriented shopping districts, and a range of urban-scale, mixed- use residential, office and commercial uses. The combined uses will generate significant Attachment C IX-43 Amended 12/10/07 w, .✓ tax income for the City and provide jobs to balance the capacity for the more than 5,000 additional households in the Urban Center. Development is expected to complement the Urban Center-Downtown. UC-N policies will provide a blueprint for the transition of land over the next 30 years into this dynamic, urban mixed-use district. Policy LU-265. Support more urban intensity of development(e.g. building height, bulk, landscaping, parking standards) than with land uses in the suburban areas of the City outside the Urban Center. Policy LU-266. Achieve a mix of uses that improves the City's tax and employment base. Policy LU-267. Support a range and variety of commercial and office uses. Policy LU-268. Allow hospitality uses such as hotels, convention and conference centers. Policy LU-269. Co-locate uses within a site and/or building in order to promote urban style, mixed-use development. Policy LU-270. Support incorporation of public facilities such as schools, museums, medical offices, and government offices into redevelopment efforts by developing a public/private partnership with developers and other Renton stakeholders such as the school district, technical college, and hospital district. Policy LU-271. Support uses that sustain minimum Urban Center employment levels of 50 employees per gross acre and residential levels of 15 households per gross acre within the entire Urban Center. Policy LU-272. Support uses that serve the region, a sub-regional, or citywide market as well as the surrounding neighborhoods. Policy LU-273. Support integration of community-scale office and service uses including restaurants, theaters, day care, art museums and studios. Policy LU-274. Support transit stations and transit usage connecting to a system of park and ride lots outside the Urban Center-North. Support park and ride facilities within the Urban Center only when they are included in structured parking as a stand-alone use or are developed as part of a mixed-use project. Policy LU-275. Support an expanded and extended public right-of-way in the vicinity of the present Logan Avenue to provide new arterial access within the Urban Center. Additionally, this will provide a physical buffer between redevelopment and continuing airplane manufacturing operations. Policy LU-276. Support extension of Park Ave. to Lake Washington. IX-44 Amended 12/10/07 1.00 Policy LU-277. Recognize the need for secure limited access within large manufacturing facilities by retaining private drives and roads in areas where airplane manufacturing operations continue. Policy LU-278. Support creation of a significant gateway feature within gateway nodes in the Urban Center-North. Policy LU-279. Support private/public partnerships to plan and finance infrastructure development, public uses and amenities. Policy LU-280. Use a hierarchy of conceptual plan, master plan and site plan review and approval to encourage the cohesive development of large land areas within the Urban Center-North. Incorporate integrated design regulations into this review process. Policy LU-281. Address the mix and compatibility of uses, residential density, conceptual building, site and landscape design, identification of gateway features, signs, circulation, transit opportunities, and phasing through master plan and site plan review process. Policy LU-282. Fully integrate signage, building height, bulk, setbacks, landscaping, and parking considerations in structures and site plans across the various components of each proposed development. Policy LU-283. Require significant pedestrian element in internal site circulation plans. Policy LU-284. Allow phasing plans for mixed-use projects. Policy LU-285. Consider placement of structures and parking areas in initial redevelopment plans to facilitate later infill development at higher densities and intensities over time. Policy LU-286. Support structured parking to facilitate full redevelopment of the Urban Center over the 30-year planning horizon. Where structured parking is infeasible for early phases of development, parking should be located in the rear or the side of the primary structure. Policy LU-287. Discourage parking lots between structures and street right-of-way. Policy LU-288. Orient buildings to streets to emphasize urban character, maximize pedestrian activity and minimize automobile use within the District. Policy LU-289. Use design regulations to provide direction on site design, building design, landscape treatments, and parking and circulation. IX-45 Amended 12/10/07 Policy LU-290. Support a combination of internal and external site design features such as: 1) Plazas; 2) Prominent architectural features; 3) Significant natural features; 4) Distinctive focal features; and 5) Gateways. 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Provide a transition in land use with respect to intensity of development where areas mapped Residential Single Family and Residential Options border Urban Center-North designations. Policy LU-292. Create boulevard standards for arterial streets connecting or running through adjacent residential neighborhoods that address noise, pedestrian sidewalks, planting areas between vehicular lanes and pedestrian areas, traffic calming techniques, lighting standards, a landscape planting plan for street trees and other vegetation, and street furniture. Policy LU-293. Support a mix of activities within the Urban Center- North designation that supports populations in adjacent residential areas as well as new development within the re-development area. Examples of uses that serve the needs of existing populations include neighborhood-scale retail that addresses the day-to-day needs of residents, restaurants and coffee houses, public facilities, and places of assembly such as parks and plazas. Policies for Public Facilities Policy LU-294. Evaluate public facility needs for projected new populations within the Urban Center—North to accommodate a wide range of future users. Policy LU-295. Support a partnership with community stakeholders such as the Renton School District to provide a transition for public properties adjacent to the Urban Center— North such as the Sartori School and Renton Stadium facilities. Transition of these facilities could range from accommodating a new clientele as the area transitions to mixed-use activities, or physical redevelopment of properties addressing the needs of employees or residents of the Urban Center. Policy LU-296. Recognize the Renton Municipal Airport as an Essential Public Facility. (See section on Airport Compatible Land Use policies). Urban Center North Districts The proposed Urban Center-North is divided into two districts for planning purposes. Each district has a different emphasis in terms of range, intensity, and mix of uses. These are District One, east of Logan Avenue, and District Two, west of Logan Avenue. The implementation of planning concepts for District Two will be dependent on decisions by The Boeing Company regarding continued airplane assembly operations at the Renton Plant. For this reason, initiation of redevelopment in District Two will likely occur after transition of the area east of Logan Avenue, District One, has begun. Consolidation of Boeing operations may cause certain property located within District One to be deemed surplus, making it available for redevelopment within the near future. IX-48 Amended 12/10/07 %Pe 1411110 District One is envisioned to include a variety of uses. The intensity of these uses would require substantial infrastructure improvements. More extensive development, ultimately anticipated with the future development of District Two, will likely require even more significant infrastructure upgrades. Redevelopment in both districts of the Urban Center- North will be responsive and protective of the North Renton residential neighborhood to the south. While the North Renton neighborhood is not a part of the Urban Center, its residents will benefit from the significant amenities provided by development of a new urban community. Redevelopment within both districts will occur in a manner that is not incompatible with the operations at the Renton Municipal Airport, recognizing that the airport is an Essential Public Facility located within an urban area. Redevelopment within both districts will be consistent with the City's Airport Compatible Land Use Program. The program responds to State requirements to consider how land use in the surrounding areas affects the Renton airport. The current supply of underutilized land north of N. 8th Street creates an immediate redevelopment opportunity for a first phase of development in District One. However, the industrial character of the surrounding developed properties, both within District Two to the west and the Employment Area-Industrial area to the east, will make it difficult to achieve true urban intensities in District One at the beginning of this transition. The overall Vision for the District contemplates much more than a series of low-rise structures with large parking lots. Therefore, it is important that this initial development facilitates later stages of investment as the neighborhood matures and property values increase. It is also critical that the early-stage vision for District One sets the stage for high-quality redevelopment in District Two. The following "visions" have been developed for each District. Vision - District One The changes in District One will be dramatic, as surface parking lots and existing large- scale industrial buildings are replaced by retail, flex tech, and office uses. Initial development may be characterized by large-format, low-rise buildings surrounding internal surface parking lots and bordered by a strong pedestrian-oriented spine along Park Avenue. As the Urban Center-North evolves, the buildings of District One may be remodeled and/or replaced with taller, higher density structures. Parking structures may also be built in future phases as infill projects that further the urbanization of the District. Two initial patterns of development are anticipated within the District: one, creating a destination retail shopping district; and the other, resulting in a more diverse mixed-use, urban scale office and technical center with supporting commercial retail uses. It is hoped that over time these patterns will blend to become a cohesive mixed-use district. In its first phases of development, District One hosts for the region a new form of retail center. Absent are the physical constraints of a covered mall. Although parking initially IX-49 Amended 12/10/07 , may be handled in surface lots, their configuration,juxtaposed with smaller building units, eliminates the expanse of paving that makes other retail shopping areas unappealing to pedestrians. Building facades, of one or two stories, are positioned adjacent to sidewalks and landscaped promenades. Destination retail uses that draw from a sub-regional or regional market blend with small, specialty stores in an integrated shopping environment to support other businesses in the area. While large-format ("big- box") retail stores anchor development, they do not stand-alone. Rather, they are architecturally and functionally connected to the smaller shops and stores in integrated shopping centers. Cafes with outdoor seating, tree-lined boulevards and small gathering places invite shoppers to linger after making their initial purchases. Retail development takes an urban form with high-quality design considering a human scale and pedestrian orientation. While retail development will add to the City's tax base and create a modest increase in employment, the vision for the Urban Center-North is that of a dense employment center. Within the initial phases of redevelopment,job growth will also occur in high-quality, well-designed flex/tech development and low- to mid-rise office, lab and research and development buildings that provide attractive environments for companies offering high- wage careers in information technology, life sciences and light ("clean") manufacturing and assembly industries. Redevelopment in this area will also include residential opportunities in low- to mid-rise buildings with upper-story office and/or ground-related retail. Additional supporting retail will also be constructed. Logan Avenue is extended and redeveloped for public use as a major, tree-lined parkway. During the second generation of redevelopment in District One, changing property values and further investment will allow for higher density development in the form of offices and residences mixed with other uses. As this area is transformed into a mature mixed- use district, community gathering spaces and recreation facilities to support the City's neighborhoods and business districts become viable. Cultural facilities, as well as convention and conference centers may be located within the District and could be incorporated into mixed-use development with retail, office and hotels. Small parks, open space, and community gathering places will be incorporated into site design. Facilities such as multiple-screen theaters and other cultural facilities may add to the amenity value of the District. District One Policies Objective LU-YY: 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. Policy LU-297. Support office and technology-based uses with retail uses and services along portions of the ground floors to facilitate the creation of an urban and pedestrian environment. IX-50 Amended 12/10/07 *NO '41110 Policy LU-298. Support uses supporting high-technology industries such as biotechnology, life sciences, and information technology by providing retail amenities and services in the area. Policy LU-299. Allow for the development of destination retail centers that are consistent with a district-wide conceptual plan. Policy LU-300. Encourage the placement of buildings for retail tenants along pedestrian- oriented streets to create urban configurations. Policy LU-301. Ensure that big-box retail functions as an anchor to larger, cohesive, urban-scale retail developments. Policy LU-302. Encourage a variety of architectural treatments and styles to create an urban environment. Objective LU-ZZ: Create an urban district initially characterized by high-quality, compact, low-rise development that can accommodate a range of independent retail, office, research, or professional companies. Support the continuing investment in and transition of low-rise development into more intensive, urban forms of development to support a vital mixed-use district over time. Policy LU-303. Encourage pedestrian-oriented development through master planning, building location, and design guidelines. Policy LU-304. Support urban forms of setback and buffering treatment such as: a) Street trees with sidewalk grates, b) Paving and sidewalk extensions or plazas, and c) Planters and street furniture. Policy LU-305. Allow phasing plans for developments as part of the master plan and site plan review that: a) Provide a strategy for future infill or redevelopment with mixed-use buildings. b) Preserve opportunities for future structured parking and more intense employment-generating development. Policy LU-306. Support parking at-grade in surface parking lots only when structured or under-building parking is not viable. Policy LU-307. Support development of parking structures using private/public partnerships when the market will not support structural parking without subsidy. Policy LU-308. Support surface parking lots behind buildings, and in the center of blocks, screened from the street by structures with landscape buffers. IX-51 Amended 12/10/07 `r •..r Policy LU-309. Consider public/private participation in provision of structured parking, to stimulate additional private investment and produce a more urban environment. Policy LU-310. Support shared parking by averaging parking ratios for co-located and mixed-uses. Policy LU-311. Reduce the suburban character of development, preserve opportunities for infill development, and provide for efficient use of land by setting maximum parking standards. Policy LU-312. Support the co-location of uses within a site and/or building in order to promote urban style mixed-use (commercial/retail/office/residential) development. Policy LU-313. Discourage ancillary retail pads. Vision -District Two Ongoing Boeing airplane manufacturing is supported by the City and expected to continue across District Two for the foreseeable future. This important industrial base will continue to provide high-wage jobs within the Urban Center—North as redevelopment occurs in District One. Should Boeing surplus property west of Logan Avenue, redevelopment that follows will take on more urban characteristics, incorporating mixed-use (residential, office, and retail) development types. Planning for the redevelopment of District Two will take into consideration the unique issues involved in the transition of a site historically used for heavy industry adjacent to the Renton Municipal Airport. Redevelopment will be consistent with the Renton Municipal Airport Compatible Land Use Program. Eventually, redevelopment will lead to the creation of a vibrant new lakefront community providing additional housing, shopping, and employment opportunities to the region. The South Lake Washington neighborhood will be a center of activity in the Puget Sound region—a premiere address for residents, a hub of economic activity providing capacity for high-wage jobs, and a world-class destination for shopping, dining, recreation, and entertainment Mixed-use projects will be high in design and construction quality, and offer landmark living, shopping, and working environments planned to take advantage of a regionally centralized location, efficient access, mass transit, potential passenger ferry connections, stellar views of lake and mountains, and restored natural environments along the Cedar River and Lake Washington shorelines. Development within District Two will be organized into neighborhoods with housing, shopping, employment, and recreation opportunities located within walking distance. Low- to mid-rise buildings will be located to the south while development to the north will be primarily mid-to- high-rise in order to maximize views. While some on-street or surface parking may occur, the majority of parking will be provided in the lower levels of • IX-52 Amended 12/10/07 mixed-use buildings or in stand-alone structures designed to blend in with the surrounding neighborhood. This environment attracts a residential population living in up-scale neighborhoods featuring higher-density condominium and apartment forms of housing north of N. 8th St. Townhouse developments south of N. 8th St. provide a transition to the adjacent North Renton neighborhood in terms of scale and use of buildings. Residents of both neighborhoods will find ample shopping and employment opportunities in the immediate vicinity. Residents, employees and visitors will enjoy new public open space. These range from public access to the lakefront through small parks, overviews, and trails, to large public plazas and central greens that provide gathering places, recreational opportunities, and a celebration of views of the Seattle skyline, the Olympic Mountains, and Mount Rainier. District Two Policies Objective LU-AAA: Support ongoing airplane manufacturing and accessory uses. Policy LU-314. Support existing airplane manufacturing and accessory uses while allowing for the gradual transition to other uses should The Boeing Company surplus property within District Two. Policy LU-315. Allow airplane manufacturing and related accessory uses such as airplane sales and repair, laboratories for research, development and testing, medical institutions, and light industrial uses including small scale or less intensive production and manufacturing, and fabricating with accessory office and support services. Objective LU-BBB: If Boeing elects to surplus property in District Two, land uses should transition into an urban area characterized by high-quality development offering landmark living, shopping and work environments planned to take advantage of access and views to the adjacent river and lake shorelines. Policy LU-316. Should The Boeing Company elect to surplus properties in District Two support the redevelopment with a range and variety of commercial, office,research, and residential uses. 1) Support a mid- to high-rise scale and intensity of development. 2) Support retail and service activities as ancillary uses that are synergistic with commercial, office, biotech, research, technology, and residential activities. Traditional retail (Main Street), general business and professional services, and general offices are examples of the types of uses that are supported in combination with other activities. 3) Support urban scale residential development in District Two. North of N. 8th Street structured parking should be required. IX-53 Amended 12/10/07 Norge Nair 4) Allow a limited range of service uses, such as churches, government offices and facilities, commercial parking garages, and day care centers through the conditional use process. 5) Allow eating and drinking establishments and cultural facilities as part of office or mixed-use development. 6) Prohibit new warehousing, storage including self-storage, vehicle sales, repair and display(including boats, cars, trucks and motorcycles), assembly and packaging operations, heavy and medium manufacturing and fabrication unrelated to production of new commercial airplanes. 7) Support development of public amenities such as public open space, schools, recreational and cultural facilities, and museums. 8) Allow commercial uses such as retail and services provided that they support the primary uses of the site and are architecturally and functionally integrated into the development. CENTER VILLAGE LAND USE DESIGNATION Purpose Statement: Center Village is characterized by areas of the City that provide an opportunity for redevelopment as close-in urban mixed-use residential and commercial areas that are pedestrian-oriented. These areas are anticipated to provide medium to high-density residential development and a wide range of commercial activities serving citywide and sub-regional markets. Center Villages typically are developed within an existing suburban land use pattern where opportunities exist to modify the development pattern to accommodate more growth within the existing urban areas by providing for compact urban development, transit orientation, pedestrian circulation, and a community focal point organized around an urban village concept. Objective LU-CCC: Develop Center Villages, characterized by intense urban development supported by site planning and infrastructure that provide a pedestrian scale environment. Policy LU-317. Apply the Center Village designation to areas with an existing suburban and auto-oriented land use pattern, which, due to availability and proximity to existing residential neighborhoods, are candidate locations for a higher density mixed-use type of development. Policy LU-318. Implement the Center Village Designation using multiple zoning designations including Residential 14 (R-14), Center Village (CV), and the Residential Multi-family zones (RMF, RM-U, RM-T). Strategy 319.1. Evaluate commercial and residential development standards in the Center Village and replace zoning designations or re-zone with the vision for a Center Village designation Strategy 319.2. Prepare a Highlands Plan as a sub-area plan to further refine the land use concept for and implement the Center Village land use concepts. Phasing of the IX-54 'ts r DRAFT 09/24/08 CITY OF RENTON, WASHINGTON timid supersede- ORDINANCE NO. Ordinance Alo. 502 adopt toll-Roo(. 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-N1); 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 1 ORDINANCE NO. DRAFT 09/24/08 WHEREAS, on November 7, 2005, the City approved a Conceptual Plan for Sub- District 1-B ; and WHEREAS, on the City approved an Amended Conceptual Plan for Sub-District 1-B ("Amended lB Conceptual Plan"), attached as Exhibit B; and WHEREAS, an Environmental Consistency Analysis has been prepared for Sub-District 1B, which compares the Amended 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, WASHINGTON, 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.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 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 Amended 1B Conceptual Plan by relying on existing detailed environmental analysis for this area. 2 %W ORDINANCE NO. DRAFT 09/24/08 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 Amended 1 B 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 development pursuant to the Amended 1 B 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 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 Amended 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 3 ORDINANCE NO. DRAFT 09/24/08 proposed development on Sub-District 1B, where the off-site improvements have been analyzed in the EIS. 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. 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 43.21C.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 4 ORDINANCE NO. NoNO DRAFT 09/24/08 (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 (g) The proposed project is not an essential public facility. D. 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. 4. Amendments of the approved Amended Sub-District 1B Conceptual Plan may be approved administratively, so long as such amendments remain consistent with the spirit 5 ORDINANCE NO. `awe DRAFT 09/24/08 and intent of the adopted Plan. For development of Sub-District 1 B qualifying as a planned action pursuant to this Ordinance, a proposed amendment of the Amended Sub-District 1B Conceptual Plan is 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 Amended Sub-District 1 B 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: 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 Department of Community and Economic Development. 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 6 Itere ORDINANCE NO. NNO0 DRAFT 09/24/08 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. 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, 2018, 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. 7 ORDINANCE NO. -' DRAFT 09/24/08 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 (5) days after publication. PASSED BY THE CITY COUNCIL this day of , 2008. Bonnie Walton, City Clerk APPROVED BY THE MAYOR this day of , 2008. Denis Law, Mayor Approved as to form: Lawrence J. Warren, City Attorney Date of Publication: ORD.1503:9/11/08:scr 8 ‘Nor Noro (PM EpON�t�1p pEVEC�pF a CONCEPTUAL REDEVELOPMENT PLAN SE? 2 2008 Sub-District 1-B ED December 2008 Amendment clip) Renton, Washington Background The Boeing Company ("Boeing") has been working with the City of Renton(the "City") since early 2003 to evaluate potential redevelopment strategies associated with its 737 facility in Renton, Washington(the "Renton Plant Site"). In October of 2003, Boeing prepared an Environmental Impact Statement to evaluate potential environmental impacts associated with redeveloping the Renton Plant Site with a mix of residential and commercial uses (the "EIS"). In December 2003, Boeing and the City entered into a Development Agreement for Renton Plant Redevelopment(the "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 again amended the Conceptual Plan for Sub-District 1-A in early 2006. Sub-District 1-A is now known as"The Landing" and is currently under construction as an urban retail center, including retail, residential, restaurant, and theatre uses. Sub-District 1-B Sub-District 1-B is located immediately to the south of The Landing, as illustrated on Exhibit 1, and totals approximately 50.7 acres. A Conceptual Redevelopment Plan for Sub- District 1-B was submitted to the City of Renton in October of 2005 and approved in November of 2005 (the "Original Conceptual Plan"). Thereafter Boeing sought a Planned Action designation for Sub-District 1-B and an Environmental Consistency Analysis was prepared(the "Consistency Analysis"). The Consistency Analysis determined that the uses proposed for Sub-District 1-B in the Original Conceptual Plan, together with the cumulative AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 1 03003-0105/LEGAL 14505979.7 9/11/08 impacts of the uses approved for Sub-District 1-A, were within the range of development alternatives and associated environmental impacts addressed in the EIS. A Planned Action was approved by the City in December of 2006 under Ordinance No. 5242. In September 2007 the City approved a Master Site Plan for Sub-District 1-B and a Binding Site Plan for the same area under the name "Lakeshore Landing 2" (the "BSP"). The BSP resulted in the creation of eight additional lots within Sub-District 1-B: Lots 5A, 5B, 5C, 5D, 5E, 7A, 7B, and 7C. The Original Conceptual Plan addressed infrastructure improvements imposed as conditions of development pursuant to the Development Agreement to support redevelopment of Sub- Districts 1-A and 1-B. In particular, a portion of Sub-District 1-B was reserved for a four-lane extension of 8th Avenue between Logan and Park Avenues (the "Extension"). The Extension and related improvements have been completed. Pursuant to the Original Conceptual Plan, the northern 21.2 acres of Sub-District 1-B (Lots 5A and 7B of the BSP; formerly described as the "ROFO Area,"now referenced as "North 1- B") were planned for retail uses complementary to the Harvest Partners urban retail center to the north. Due to a change in market conditions, the expected retail development of North 1- B did not proceed. Boeing now desires to market North 1-B with a greater range of uses (i.e., hotel, office, employment, research/development, business and related uses, in addition to retail) that are permitted within the underlying Urban Center—North, District One zone ("UC-N1" or "District One"). The remainder of Sub-District 1-B contains approximately 29.5 acres and is described herein as the "Boeing Remainder." The Boeing Remainder is illustrated on Exhibit 1. 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 ("DP1" through "DP4"). This amendment of the Original Conceptual Plan(the "Amended Conceptual Plan") describes the current redevelopment plan for Sub-District 1-B. The Amended Conceptual Plan retains the retail alternative proposed for North 1-B in the Original Conceptual Plan and also includes office and employment and hotel alternatives for Lots 5A and 7B, respectively, based upon new market conditions and feedback from the City regarding its redevelopment goals for the UC-Nl zone. Boeing seeks the City's approval of this Amended Conceptual Plan so that it can market North 1-B to potential developers under a greater range of uses. The timing of a land surplus decision by Boeing or redevelopment associated with the majority of the Boeing Remainder is currently envisioned to occur between 2 and 20 years in the future. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 2 03003-0105/LEGAL 14505979.7 9/11/08 • 4111111 Submittal Included within this submittal is a narrative description of Boeing's proposal for Sub-District 1-B, a Conceptual Plan Diagram(see Exhibit 2), and a benefit analysis demonstrating a range of potential one-time and recurring revenues generated by: (1) Development illustrated within the Conceptual Plan Diagram on the North 1- B portion of the Sub-District (beginning in 2009/2010 for Lots 5A and 7B of the BSP); and (2) Development illustrated within the Conceptual Plan Diagram on the Boeing Remainder(beginning in 2010 for DP 1 and 2016 for DP 2—DP 4). AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 3 03003-0105/LEGAL 14505979.7 9/11/08 • Aerial, Exhibit 1 INIMINIMONSIMPPEOFAIng ,: rri a + # . n: .\ { 1- .r'� W rx g `. 7F si !.. - __-__--_-_--_,---- . ,,, .,---,.., , ..4 '41-*‘,46 2-fr e 1"..':'. ' -\ \ - -'- -,l.'' *\ --',-1- ,- t, #� r '�" Stub District iA ` ' p " ". %'ems' x ' {M- ♦ ,} N { t�.i �4 b ' • '\ .' .r - Sub District 1S 'i c', s_ ' : Northl-B k E S j x i +I - Bng 2 i 'T � Remainder yy U i .DPI DP-21 DP34 �1.. DPd ', . ,e4 ,jti I,'Cth';Irc ,t t7r au,.,, 1 ' } „ 7DCB arrLc t ,„, ,t ,' 'N 1 : 5nt f J • £. v C0 Tcl �At AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 4 03003-0105/LEGAL 14505979.7 9/11/08 Conceptual Plan Diagram, Exhibit 2 Conceptual Plan Sub-District 1B North 8th Street 3 4 g .° P 10-18 Existing Existing arage • 1,:wqr3f6 Garage io• bit MNf.59i ',{£+ yy i• C s�su r #s. a s Y E wxY sy� K �S��i fl �w t A t }41, 14p1: 6 rr PiS A 1,.t t rirF �wTiF`'.y+ prf • DF -1 DP-7 OPT a DP-4 Nort 0,Street DP-1 DP-2 DP-3 330000 SF 260 000 SF 120.400 SF DP-4 6 TOTAL TOTAL TOTAL 125,000 SF 1�-1 OFFICE OFFICE OR OFFICE OR TOTAL OR LAB LAB LAB OFFICE OR LAB ExISt1fg Garage Legend D Office L Lab H Hotel R Retail P Parking Garage AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 5 03003-0105/LEGAL 14505979.7 9/11/08 Conceptual Development Plan This Amended Conceptual Plan for Sub-District 1-B is comprised of two somewhat distinct parts. The North 1-B area makes up the northern portion of the property along 8th Avenue, 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. North 1-B Boeing recognizes that high-quality development is essential to the successful transition of the area from its industrial roots to the City's vision for the Urban Center-North. Potential developers of lots within Sub-District 1-B must join with the City to ensure that such development is well-designed and is of a quality and at a scale that is consistent with the City's long-term vision for the area. As planning for Sub-Districts 1-A and 1-B has progressed, the land south of 8th has been identified as an important component of the overall project. The area, now known as North 1-B, is addressed within this Amended Conceptual Plan as developing under several alternative scenarios: Scenario 1, a retail complement to The Landing's urban retail center to the north; Scenario 2, a combination of office and employment uses (Lot 5A of the BSP) and hotel uses (Lot 7B of the BSP) undertaken as separate development by potential developers; or Scenario 3, some combination of Scenarios 1 and 2. Each scenario is described below. Under all three scenarios, a small portion of North 1-B containing a data hub for the Renton Plant Site(Lot 5E of the BSP), will be retained by Boeing for the foreseeable future. 1. Scenario 1 Under this scenario,North 1-B 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 8th 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. Scenario 1 anticipates pedestrian connections to occur internally within the site both east toward Park Avenue and south toward 6th 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 North 1-B property line. At a maximum lot coverage ratio of 30%, the North 1-B site could accommodate up to 270,000 square feet of retail space. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 6 03003-0105/LEGAL 14505979.7 9/11/08 '`ram' `4010 2. Scenario 2 a. Office and Employment Component Under Scenario 2, Lot 5A would be developed to a maximum of 600,000 square feet of office and employment uses, which may include technology-related laboratory uses for research, development, testing and general and professional office uses. Smaller-scale ground-floor and/or freestanding retail uses may also be included in this development scenario. At this maximum density, the majority of accessory parking would be provided in an above-grade structure, and impervious surface coverage would be up to 95%. Buildings would be three to six stories in height, with floorplates of up to approximately 40,000 square feet. The build-out of the Office and Employment Component would be phased, with initial buildings being surface-parked. Depending upon market conditions and demand, future buildings may include structured parking to achieve density of up to 600,000 square feet on- site, or build-out may be limited to a fully surface-parked option, in which overall density would be approximately 300,000 square feet. Development within this range of densities is also possible. b. Hotel/Retail Component Under Scenario 2, Lot 7B would contain a seven to nine story hotel and two separate, small- scale retail uses, such as restaurants, to complement and support the hotel use. The hotel would consist of a maximum of 130,000 square feet; the supporting retail uses would total a maximum of 13,000 square feet (consisting of two buildings, one approximately 5,000 square feet and one approximately 8,000 square feet). All uses would be surfaced parked. The hotel and retail uses would be oriented toward Park Avenue. 3. Scenario 3 Scenario 3 represents some combination of Scenarios 1 and 2. In particular, this Scenario anticipates that either Lot 5A or Lot 7B is not redeveloped according to Scenario 2 and is instead redeveloped with retail uses. Any combination implemented would not exceed the overall development capacities contemplated for North 1-B. Summary Redevelopment of the North 1-B parcel as contemplated by this Amended Conceptual Plan is consistent with the City's overarching goal for the Urban Center North: creation of a large- scale, mixed-use development including uses such as retail, research and development, labs, office, employment, residential and commercial. See, e.g., City of Renton Comprehensive Plan, Land Use Element, Urban Center North Land Use Designation("Comp. Plan, LU- UCN"), Purpose Statement. This Plan is consistent with applicable goals for the Urban Center North that encourage "a mix of uses to improve the City's tax and employment base" (Comp. Plan, LU-UCN, Policy LU-266), "support a range and variety of commercial and office uses" (Comp. Plan, LU-UCN, Policy LU-267) and"allow hospitality uses such as hotels" (Comp. Plan, LU-UCN, Policy LU-268). The City's vision for District One AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 7 03003-0105/LEGAL 14505979.7 9/11/08 Now anticipates similar new development including retail, office, employment, lab, research and development, and hotel uses that ultimately result in a cohesive mixed-use district(Comp. Plan, LU-UCN, Vision-District One). In particular, proposed Scenario 1 supports the City's vision and applicable goals for the Urban Center North and District One with new retail uses on North 1-B that complement existing retail uses located north of 8th Avenue. Scenario 2 similarly supports the City's goals and vision for the area with a mix of office, employment and hotel uses on North 1-B. Because Scenario 3 consists of some combination of uses from Scenarios 1 and 2, it is also consistent with the City's vision and goals for the Urban Center North and District One. All three scenarios would add to the City's tax base, provide additional jobs and help to expand the overall mix of uses currently located in District One. Boeing Remainder This portion of the Amended Conceptual Plan is significantly influenced by the presence of four, 1980s-vintage office buildings that are located throughout the Boeing Remainder (the 10-13, 10-16, 10-18 and 10-20 buildings). Each structure is five to six stories in height, ranging between 160,000 and 170,000 square feet in area, with a total area for all four buildings of 660,000 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 rehabilitation, lease or sale of the structures. At the time of the Original Conceptual Plan, a 1960s-vintage lab building, known as the 10-71 building, was located along Logan Avenue. The 10-71 building was demolished in 2008, creating a 4.9-acre development parcel between Logan Avenue and the 10-20 building ("DP1"; Lot 5B of the BSP). For purposes of this Amended Conceptual Plan, we have assumed that the existing office buildings remain and that Boeing will continue to occupy such buildings until at least 2015. If the existing buildings are occupied by other users at some point in the future, such buildings could be supported 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"; Lot 5D of the BSP); a 1.8-acre site on the west side of Park Avenue north of 6th("DP3"; the property constituting DP3 was not included in the BSP); and, a 2.2-acre site on the west side of Garden Avenue north of 6th ("DP4"; the property constituting DP4 was not included in the BSP). AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 8 03003-0105/LEGAL 14505979.7 9/11/08 Nee 1. DP 1 This 4.9-acre parcel is located along Logan Avenue, immediately south of the North 1-B 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 (2010) redevelopment potential, this Amended Conceptual Plan envisions DP1's redevelopment as either a new office or laboratory facility consisting of one or more structures and containing approximately 330,000 square feet of new space. Given its size, DP-1 could accommodate the parking needs of whichever use was ultimately implemented on the site, such that the site would be self-parked. 2. 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, this Amended Conceptual Plan envisions the redevelopment of DP2 and DP4 with new buildings containing either lab or offices uses, consistent with the current development pattern. In some instances where new lab uses could be developed, 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, this Amended Conceptual Plan assumes either that the four existing Boeing office buildings are sold or leased to other users with market-based parking requirements or that Boeing provides new parking areas on the Renton Plant Site to accommodate its employees. The Amended Conceptual Plan contemplates the potential redevelopment of these parcels with approximately 385,000 square feet of new space in multiple structures. Both DP2 and DP4 could accommodate structures containing as much as 260,000 square feet on DP2 and 125,000 square feet on DP4. To accommodate parking, a new multi-storied parking garage could be constructed on DP2, and any additional parking needs would be provided by ear-marking a portion of the stalls within the 10-20 parking garage. On DP4, sufficient surplus parking exists within the existing 10-18 parking garage that no new parking would need to be constructed in this location. 3. DP3 This parcel is located just south of the 10-18 office building, at the corner of 6th and Park Avenues. This Amended Conceptual Plan envisions the development of this parcel with new lab or office uses, in both cases housed within a single six-story structure containing 120,000 square feet of new space. If developed as lab space, the building could be supported by dedicated parking stalls within a new, multi-user garage constructed on DP2. If developed as office space, parking could either be provided in a new garage on DP3 or accommodated by providing additional parking levels within a DP2 garage. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 9 03003-0105/LEGAL 145 05979.7 9/11/08 Summary The redevelopment of the Boeing Remainder proposed by this Amended Conceptual Plan would be consistent with the City's vision for the Urban Center North and long-range planning policies, creating a vibrant, commercial corridor south of The Landing between Logan and Garden Avenues, with mid-rise office or lab buildings along street frontages and structured parking behind. Whether redeveloped with all office, all lab, or a mix of office and lab uses, the Boeing Remainder could contain up to 835,000 square feet of new 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 Boeing Remainder. Economic Benefit Analysis Summary Boeing's Amended Conceptual 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, one completed in 2005 to support the Original Conceptual Plan(Exhibit 3) and a supplement addressing the non-retail redevelopment Scenarios for North 1-B (Exhibit 4), have been completed to support this submittal, demonstrating the potential one-time and recurring revenues generated by: (1) Development on the North 1-B portion of the Sub-District for either retail use or a combination of hotel and office/employment uses (beginning in 2009/2010 for Lots 5A and 7B of the BSP); and (2) Development on the Boeing Remainder for office and/or laboratory uses (beginning in 2010 for DP 1 and 2016 for DP 2—DP 4). AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 10 03003-0105/LEGAL 14505979.7 9/11/08 EXHIBIT 3 2005 ECONOMIC BENEFIT STUDY SUB DISTRICT 1-B BOEING DEVELOPMENT PARCELS RENTON, 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 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 11 03 003-0105/LEG AL 14 5 059 79.7 9/11/08 vrr r.r 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 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. '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 dollars. 2 This job total includes both direct and indirect jobs. Indirect jobs is the measure of secondary job creation resulting(induced)from expenditures associated with direct job creation. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 12 03003-0105/LEGAL 14505979.7 9/11/08 *so '4000 ➢ 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. 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 of the 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. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 13 03003-0105/LEGAL 14505979.7 9/11/08 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 annually. Table 1 CITY OF RENTON ECONOMIC BENEFITS BOEING SUB DISTRICT 1-B DEVELOPMENT PARCELS One-time Land One-time Building Recurring Redevelopment Scenario Development 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 $ 1,285,625 $ 49,960,680 $ 123,146,400 Indirect Income $ 411,248 $ 34,962,754 $ 17,596,700 Total Income $ 1,696,873 $ 84,923,434 $ 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 Chart 1 shows that 2,100 permanent jobs are estimated to be created within the City of Renton. Of these, 1.700 would be direct on-site lab jobs in the City of Renton, resulting in an estimated 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. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 14 03003-0105/LEGAL 14505979.7 9/11/08 • Chart 1 City of Renton Permanent Jobs Created In 2013 3,000 2,100 2,000 — 1,000 -- With Project Without Project 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 New Job Annual Income in 2013 $150 $141 R $100 A $50 $- With Project Without Project AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 15 03003-0105/LEGAL I4505979.7 9/11/08 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 I I I $0 $200 $400 $600 Dollars in millions AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 16 03003-0105/LEGAL 145 05979.7 9/11/08 Now '04100 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 1-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 $2,000,000 ■ Recurring ® Onetime cet $1,000,000 $- 2008 2009 2010 2011 2012 2013 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 17 03003-01051LEGAL 145 05979.7 9l11/08 +rr `4.r ECONOMIC BENEFIT STUDY (2005) HARVEST PARTNERS ROFO PARCELS 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 1 B 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: AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 18 03003-0105/LEGAL 14505979.7 9/11/08 • • ➢ Jobs ➢ Income ➢ Property values ➢ Public revenues State of Washington King County City of Renton AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 19 03003-0105/LEGAL 14505979.7 9/11/08 II. LIMITATIONS The economic benefit findings of redeveloping Harvest Partners ROFO parcels into retail space are only as valid as the underlying assumptions.3 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. III. OVERALL ECONOMIC BENEFIT FINDINGS Redevelopment of the Harvest Partners ROFO portion of the Boeing Renton Sub District 1 B 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.4 ➢ 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. 3 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 dollars. 4 This job total includes both direct and indirect jobs. Indirect jobs is the measure of secondary job creation resulting(induced)from expenditures associated with direct job creation. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 20 03003-0105LLEGAL 14505979.7 9ft 1f05 Neof ➢ 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. ➢ 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. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 23 03003-01051LE0AL 14505979.7 9(11(08 *41oW *NW 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. Table 1 CITY OF RENTON ECONOMIC BENEFITS HARVEST PARTNERS ROFO PARCELS HARVEST PARTNERS SUB DISTRICT 1-B One-time Land One-time Building Recurring Redevelopment Scenario Development Development 2006-2007 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 • AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 22 03003-0105ILEGAL1 4505979.7 9111108 sew .4.00 City of Renton Permanent Jobs Created In 2008 1,200 1,061 800 400 With Project Without Project 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 2 New Job Annual Income in 2008 $60 - $54 $40 o O $20 $- With Project Without Project 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. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 23 03003-0105/LEGAL14505979.7 9/11/08 Chart 3 PROPERTY VALUE INCREASES BY 2008 REDEVELOPMENT OF HARVEST PARTNERS ROFO PROPERTY Without Project $8.6 With Project $61.3 I I I $0 $25 $50 $75 Dollars in millions 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 1-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 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 24 03003-0105/LEGAL 14505979.7 9111108 • Sow *toioy New City Of Renton Tax Revenues $i,000,000 $800,000 -- $600,000 Recurring 400 000 — ■ Onetime ct $200,000 - U ,$ I I I 2008 2009 2010 2011 2012 2013 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 25 03003-0105/LEGAL 14505979.7 9/11/08 Table 1 CITY OF RENTON ECONOMIC BENEFITS FOUR BOEING DEVELOPMENT PARCELS BOEING RENTON SUB DISTRICT 1-B PROPERTY One-time Land One-time Building Recurring Redevelopment Scenario Development 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 $ 1,285,625 $ 49,960,680 $ 123,146,400 Indirect Income $ 411,248 $ 34,962,754 $ 17,596,700 Total Income $ 1,696,873 $ 84,923,434 $ 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 HARVEST PARTNERS ROFO PARCELS BOEING RENTON SUB DISTRICT 1-B PROPERTY One-time Land One-time Building Recurring Redevelopment Scenario Development Development 2006-2007 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 $ 66,379 $ 601,458 $ 855,769 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 26 03003-01051LEGAL 14505979.7 9/11/08 COMBINED ECONOMIC BENEFITS HARVEST PARTNERS ROFO PARCELS& BOEING DEVELOPMENT PARCELS BOEING RENTON SUB DISTRICT 1-B PROPERTY One-time Land One-time Building Recurring Redevelopment Scenario Development Development 2006-2012 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 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 27 03003-01051LEGAL14505979.7 9/11/08 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 E $150 --- ggm Fa c $100 0S 0 $50 $_ With Project Without Project New City Of Renton Tax Revenues $4,000,000 iu c $3,000,000 e Recurring $2,000,000 0.4 ces ■Onetime pU $1,000,000 2006 2007 2008 2009 2010 2011 2012 2013 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 28 03003-0105/LEGAL 14505979.7 9/1 U08 J w EXHIBIT 4 ECONOMIC BENEFIT STUDY, 2008 SUPPLEMENT SUB DISTRICT 1-B, NORTH 1B COMPONENT BOEING DEVELOPMENT PARCELS RENTON, WASHINGTON This Economic Benefit Study (Exhibit 4) was prepared to help align, support and provide context for recent land use amendments applicable to Sub-District 1-B as reflected in the attached Conceptual Redevelopment Plan. The analysis included in this Exhibit 4 was developed by CB Richard Ellis in an effort to conform to prior analyses performed for the Lakeshore Sub District 1-B. CB Richard Ellis obtained the information contained herein from sources we believe to be reliable. However, we have not verified its accuracy and make no guarantee, warranty or representation about it. It is submitted subject to the possibility of errors, omissions, and change of conditions. Any projections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 29 03003-0105/LEGAL 14505979.7 9/11/08 EXHIBIT 4 ECONOMIC BENEFIT STUDY, 2008 SUPPLEMENT SUB DISTRICT 1-B, NORTH 1B COMPONENT BOEING DEVELOPMENT PARCELS RENTON, WASHINGTON I. HISTORY The original Conceptual Plan for Sub-District 1-B ("SD1B"), approved by the City of Renton, included a mix of multi-family and retail development. Over the past two years, however, the Puget Sound real estate market has changed. Highest and best use for the north 21.2 acres of SD1B (referenced by the original Plan as the "ROFO" area; now referenced as "North 1B"), has shifted away from retail and multifamily to office/commercial and hotel uses. The redevelopment now anticipated for North 1B includes a hotel and restaurants on Lot 7B and office/business/R&D uses on Lot 5A. This analysis supplements the Economic Benefit Analysis performed in 2005 to support the original Conceptual Plan for SD1B by generally assessing the economic benefit associated with redevelopment of North 1B for office and hotel uses. As discussed in greater detail below, we conclude that the anticipated hotel and office redevelopment of SD1B will benefit the City, County and State at a rate equal to or greater than the retail redevelopment program assumed by the original Conceptual Plan. II. SCOPE OF PROPOSED DEVELOPMENT HOTEL/RESTAURANT Lot 7B is approximately 5.07 acres. On the south side of N 8th Street, the property is bordered by Park and Garden Avenues North. The parcel is currently subject to a purchase and sale agreement with a regional hotel management and development company with more than 20 years of experience in the Pacific Northwest.. A hotel and commercial development is planned according to the following program: ➢ Residence Inn by Marriott; "Extended Stay" ➢ 170 rooms ➢ 130,000 sq. ft ➢ Total employees—approximately 45 to 50 AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 30 03003-01 05/LE0AL 14 505979.7 91I 1108 16111 I ➢ Average Daily Rate (ADR)—approximately $165 ➢ Annual beginning revenue of approximately $8,500,000 ➢ Completion is projected in early 2010 ➢ 2 restaurant pads ➢ 2 "sit down" style restaurants; one approximately 5,000 sq. ft., the second approximately 8,000 sq. ft. ➢ Total employees for both restaurants—approximately 100 ➢ Annual beginning revenue of approximately $3,500,000 (for both restaurants) ➢ Completion is projected in early 2010 The combined value of the hotel and restaurant development is projected to exceed $42 million(land+ construction). OFFICE Lot 5A is approximately 14.21 acres. On the south side of N 8th Street, the property is bordered by Logan and Park Avenues North. The parcel is currently subject to a purchase and sale agreement with one of the largest publicly traded office and industrial property developers in the United States. An office/business/R&D development is planned according to the following program: ➢ Class "A" office project for general office use ➢ 4 buildings @+/- 150,000 sq. ft each; total office of 300k to 600k sq. ft. ➢ Project to be 100%built out by 2014 ➢ 2,000 to 3,000 employees/jobs ➢ Parking is planned to be a combination of structural and surface, based on the ultimate size of the office buildings ➢ Construction is projected to start in 2009 with completion of the initial phase in 2010 The combined value of the office development is projected to exceed $165 million (land + construction). III. ANALYSIS The 2005 Economic Benefit Study addressed and quantified the original Conceptual Plan's positive effect on jobs, annual income and city tax revenues. That analysis continues to be relevant to Scenarios 1 and 3 of the Amended Conceptual Plan now proposed. With respect to Scenario 2, which assumes redevelopment of the North 1B portion of Sub-District 1B for office/business/R&D/hotel/commercial uses as described above, we conclude the following: AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 31 03003-0105/LEGAL 14505979.7 9/11/08 poi • Proposed sit-down restaurants and hospitality components complement the current retail development at The Landing. Proposed additional hotel lodging near the downtown core encourages revenue generating traffic and a tourism multiplier that will be beneficial to the City. • Washington state sales tax on the improvements and excise tax on the sale of the land should exceed $15 million. Using an industry standard of 200 square feet for each employee, the office portion should directly bring 3,000 jobs to Renton in additions to the 150 jobs created by the hotel and restaurants. • While there are many variables, we conclude that the current/revised conceptual plan for SD1B essentially substitutes some hotel and restaurant development for retail and multi-family uses and continues to provide similar economic benefits to those anticipated as part of the original conceptual plan. Proposed changes to the original Conceptual Plan provide for an increasingly diverse redevelopment of downtown Renton. A new hotel, restaurants, retail space and additional class A office space will continue to draw people to the downtown area. The city, county and state will continue to benefit via additional jobs, increased property values and public revenues. AMENDED CONCEPTUAL REDEVELOPMENT PLAN PAGE 32 03003-0105/LEGAL 14505979.7 9/11/08 Page 1 of 2 Cynthia Moya - Re: Fwd: Planned Action ��m, .H..w.uaii/..... r...:.�Zr"r ....,.uu lG�... n,.././G.✓' ..,.r.ia'.,(i. „.,,. .. .. Y"^' _s_<.. aake'.',>rP/,F.s .//.,....... _.. From: Stacy Tucker To: Dolbee, Vanessa; Walton, Bonnie Date: 10/7/2008 12:32 PM Subject: Re: Fwd: Planned Action CC: Moya, Cynthia Bonnie, The only person on the application for this project is a contact person, the owner is the same as the contact. Here is his name and address: Jeffrey R. Adelson The Boeing Company PO Box 3707, M/C 7H-AH Seattle, WA 98124 If you need anything else, please let Vanessa or myself know. Thank you. Stacy M. Tucker Secretary City of Renton Department of Community & Economic Development Planning Division 1055 S Grady Way Renton, WA 98057 (425) 430-7282 >>> Bonnie Walton 10/07/08 11:15 AM >>> Stacy: Could you eliminate the gray and make it bigger? A drawing would be better for our purposes than a photo. Regarding parties of record, Vanessa: Wouldn't we want to send notice to the Boeing people and to the Landing ownership at least? Do you have those addresses? Bonnie, x6502 >>> Stacy Tucker 10/7/2008 10:16 AM >>> As per your request attached is a B&W map. It is a word document, all you have to do is open the document, click the map, copy it, and then paste it any document you wish to use it in. If you have any further questions, please let me know. Thank you. file://C:\Documents and Settings\CMoya\Local Settings\Temp\XPgrpwise\48EB56... 10/7/2008 Page 2 of 2 Stacy M. Tucker Secretary City of Renton Department of Community & Economic Development Planning Division 1055 S Grady Way Renton, WA 98057 (425) 430-7282 >>> Vanessa Dolbee 10/07/08 9:23 AM >>> Stacy, Could you please send the requested information in the below e-mail to Bonnie for LUA08-112 Boeing Planned Action and Conceptual Plan. Thank you, Vanessa Dolbee Associate Planner City of Renton 1055 South Grady Way Renton, WA 98057 (425)430-7314 >>> Bonnie Walton 10/07/2008 09:16 AM >>> Vanessa: For the Boeing Planned Action public hearing, I need a clearly marked black & white map for the posters that we will have put up, and also will need the "parties of record" labels to send out copy of the public hearing notice which will also have a copy of the map. Please email these back to both Cindy Moya and I as soon as you can. Thank you. Bonnie, x6502 file:l/C:\Documents and Settings\CMoya\Local Settings\Temp\XPgrpwise\48EB56... 10/7/2008 COUNCIL REFERRAL TO ADMINISTRATION TO: Alex Pietsch, CED Administrator DATE: 10/7/2008 FROM: Bonnie Walton, City Clerk LOG#: 08019-C On 10/6/2008, Council referred the following: Request for information regarding the business license request of Valerie Tavenner, owner of Birds For All Occasions, 12030 SE 165th St., Renton, WA 98058, including whether the business was a conforming use under King County regulations. Pietsch Please respond as follows: After discussion with citizen, prepare memo to Councilmembers via Mayor. (After Mayor's approval, Mayor's secretary will copy for Council. Council secretary will return stamped copy to Clerk.) XX Prepare memo to Councilmembers via Mayor and include attached letter with memo. (After Mayor's approval, Mayor's secretary will copy for Council and return copy to you. Council secretary will return stamped copy to Clerk.) Prepare letter(s) to citizen/agency with department head's signature and submit to Mayor for approval. (After Mayor approves the letter, the Mayor's secretary will mail it out after making a copy for Council and returning a copy to you. Council secretary will return stamped copy to Clerk.) Schedule matter on Council committee agenda. Arrange with Council Liaison ASAP. (Copy of response to City Clerk not required.) Prepare draft Committee Report and email to City Clerk and Council Liaison Other: As noted PLEASE REFERENCE LOG NUMBER ON ALL LETTERS. Please complete request by(10/20/2008). Thank you. cc: Mayor Denis Law Jay Covington, CAO April Alexander, Executive Secretary