Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Agenda
AGENDA Utilities Committee Regular Meeting 3:30 PM - Thursday, February 8, 2018 Council Conference Room, 7th Floor, City Hall – 1055 S. Grady Way 1. Cedar Grove Composting Odors 2. Tasca Street Vacation Request a) AB - 2067 City Clerk submits petition for street vacation of an unimproved portion of N 38th St between Meadow Ave N and I-405; petitioner James Tasca (VAC-15-001). AB - 2067 City Council Regular Meeting - 22 Jan 2018 SUBJECT/TITLE: Street Vacation Request: Portion of N 38th St, between Meadow Ave N and I-405 (Petitioner; James Tasca, VAC-15-001) RECOMMENDED ACTION: Refer to Utilities Committee DEPARTMENT: City Clerk STAFF CONTACT: Jason Seth, City Clerk EXT.: 6502 FISCAL IMPACT SUMMARY: N/A SUMMARY OF ACTION: The following is a timeline outlining Mr. Tasca's attempts to vacate a portion of N 38th St. between Meadow Ave N & I-405: • Original Petition submitted on March 30, 2006 under File No. VAC-06-002, expired. • Letter sent to Mr. Tasca on February 9, 2015 with required forms and instructions on how to re-submit Petition. • New Petition submitted on February 27, 2015 under File No. VAC-15-001. • Public Hearing held on May 18, 2015 at City Hall. • Letter sent to Mr. Tasca on May 19, 2015 explaining Petition was approved with conditions. • Letter sent to Mr. Tasca on December 31, 2015 listing approved appraiser and WSDOT contact information. • Mr. Tasca remained in contact with City staff off and on during 2016 regarding next steps in finalizing the process. • Additional documentation was sent to Mr. Tasca on April 18, 2017. • Mr. Tasca submitted the required appraisal on October 31, 2017, approximately five months past the two-year deadline from the date of the Public Hearing (May 18, 2015). • Due to missing the deadline, Mr. Tasca submitted a revised Petition on November 28, 2017. • City Staff verified the validity of the Petition on December 14, 2017 EXHIBITS: A. Petition (w/ legal description and map) B. Legal Description C. Vicinity Map D. Fee Waiver Request E. Letter Explaining Petition Timeline F. Staff Verification Memo G. Appraisal dated 10/20/2017 H. Resolution AGENDA ITEM #2. a) STAFF RECOMMENDATION: Adopt the resolution setting a public hearing to consider vacating an unimproved portion of N 38th St between Meadow Ave N and I-405 on February 12, 2018, and refer the petition and submitted appraisal to the Utilities Committee for determination and advisability of the vacation. AGENDA ITEM #2. a) i17I.TO:CityClerkDate:_______________________________CityofRentonCirculatedby:_________________________1055SGradyWayAddress_____________________________Renton,WA98057__________________________________Phone:________________________________DearMayorandCouncilMembersviaCityClerk:Email:_______________________________We,theundersignedpropertyownersabuttingacertainportionofpublicright-of-way,respectfullyrequestthevacationoftheright-of-wayasdescribedontheattached“ExhibitA”andcommonlyknownas:fl,ei‘S7PowI4S(Insertclosestcrossstreetsandreferencethestreetname,i.e.,NEBogStreetfromBicycleAlleytoSlalomAvenueNE.)I/WerequestatimeandplacebefixedwhenthispetitionwillbeheardbytheCityCouncil.Ofthepropertyownersabuttingtheareaofthispetition,lo%(2/3ormorerequired)ofthelinealfrontagehaveagreedandindicatedtheirjoiningthispetitionwiththeirsignaturesbelow:PROPERTYOWNER(S)PropertyIdentificationNumber:.....4..‘2_.‘-zc)(First10digitsofyour12-digitpropertytaxaccountnumber)Signature:97z_c..øLNAME:.ADPZIP:E-MAIL:TELEPHONENUMBER:5237OPROPERTYOWNER(S)PropertyIdentificationNumber:.j.Z(First10digitsofyour12-digitpropertytaxaccountnumber)Signature:/v1ZA?-1--NAME:ADDRESS:CITY:)ZIP:E-MAIL:TELEPHONENUMBER:VCityofRentonPETITIONFORVACATIONOFRIGHT-OF-WAYAGENDA ITEM #2. a) 00ADMINISTRATIVESERVICESDEPT.MEMORANDUMDATE:February27,2015TO:BobMacOnie,MappingCoordinatorFROM:/j4sonSeth,CityClerkSUBJECT:PetitionforStreetVacation,aài1-4:%t:VriiJjDl4OEPetitioner:JamesTasca,VAC-15-OO1Pleasereviewthepetition,map,propertyownerinformation,purposestatementandlegaldescriptionasattached.Oncereviewed,pleasereturnanacceptancememotomeverifyingvalidity,soImayproceedwithprocessingandpreparationoftheagendabilltosetthepublichearingdate.Thankyou.AttachmentsAGENDA ITEM #2. a) tDearMayorandCouncilMembersviaCityClerk:AddressPhone:—Emall:We,theundersignedpropertyownersabuttingacertainportionofpublicright-of-way,respectfullyrequestthevacationoftheright-of-wayasdescribedontheattached“ExhibitA”andcommonlyknownas:flO,1SLJ17cfr1t/i)eJ}Avci%PS(Insertclosestcrossstreetsandreferencethestreetname,i.e.,NEBogStreetfromBicycleAlleytoSlalomAvenueNE.)I/WerequestatimeandplacebefixedwhenthispetitionwillbeheardbytheCityCouncil.Ofthepropertyownersabuttingtheareaofthispetition,_______%(2/3ormorerequired)ofthelinealfrontagehaveagreedandindicatedtheirjoiningthispetitionwiththeirsignaturesbelow:Signature:c.AD5£6,t1w&sFLClr475,ttJ/TELEPHONENUMBER:ADDRESS:CITY:ZIP:E-MAIL:TELEPHONENUMBER:PROPERTYOWNER(S)PropertyIdentificationNumber:(First10digitsofyour12-digitpropertytaxaccountnumber)Signature:NAME:CityofRenton(..PETITIONFORVACATIONOFRIGHT-OF-WAYTO:CityClerkCityofRenton1055SGradyWayRenton,WA98057Date:Circulatedby:PropertyIdentificationNumber:(First10digitsofyour12-digitpropertytaxaccountnumber)9a-wlt-NAME:scPROPERTYOWNER(S)ZIP:E-MAIL:.26-q37OAGENDA ITEM #2. a) AFFIDAVITOFAUTHORIZATION**TobesignedinfrontofaNotaryPublic**AnauthorizedrepresentativeforthepetitionerswhoaretheborderingownersAndthattheforegoingstatementsandsignatureshereincontainedandtheinformationherewithareinallrespectstrueandcorrecttothebestofmyknowledgeandbelief.SgnatureofOwner/Representative)(SignatureofOwner/Representative)(SignatureofOwner/Representative)STATEOFWASHINGTONCOUNTYOFKINGNOTARY(SignatureofOwner/Representative)IcertithatIknowoforhavesatisfactoryevidencethatsignedthisinstrumentandacknowledgeditIu’l?ehis/her/theirfreeandvoluntaryactfortheusesandpurposesmentionedintheinstrument.6I,(PrintName/s)TV\t’\SG17ISCI1,declarethatIam,orweare:(Checkone):____Thecurrentowner(s)oftheborderingpropertyinvolvedinthispetition(\\\\‘tmentexpires:Dated:-JL0-1c**SUBMITPETITIONandFILINGFEETOTHECITYCLERK,7thFLOOR,RENTONCITYHALL**FORCITYUSE------LegalDescriptionVacationAreaMapViciniWMappubIicBenefltp1tionflFIIIngD_.——(‘l,...l,C+..,AGENDA ITEM #2. a) (Cltt/tlt(KarenMcfarlandTechnicalServicesSectionCityofRentonPlanning/Building/PublicWorksDepartment1055SouthGradyWayRenton,WA98055Re:RoadVacation:North38thStreet,NorthMeadowAveto1-405CITYOFRENTONDearMs.Mcfarland:WeareherebysubmittingaStreetVacationPetitionforaportionofNorth38thstreetlocatedimmediatelyEastofNorthMeadowAveto1-405.ThepurposeofthevacationistoallowthedevelopmentofMr.Tasc&spropertytoproceedwiththemaximumbenefittoMr.Tasca,theCityofRentonandtheneighborhood.Mr.TascaisintheprocessofpreparingtheCityofRenton’sPreApplicationSubmittalsandDensityWorksheet.Thisvacationservesthepublicbenefitbyremovingunusableright-of-way,currentlythelocaldumpsite,andreplacingitwithrevenuegeneratinghousing.Ifyouhaveanyquestionsregardingthisproposedvacationpleasecallmeat425-226-4370Thankyou.Sincerely,9JimTasca14806SEJonesP1Renton,WA98058425-226-4370FEBCLERKSOFFICEAGENDA ITEM #2. a) 0aAGENDA ITEM #2. a) EXHIBIT A VAC 15-001 LEGAL DESCRIPTION That portion of North 38th Street (formerly known as SE 86th Street and platted as Griffith Avenue in C.D. Hillman’s Lake Washington Garden of Eden Division No. 2, according to the plat thereof recorded in Volume 11 of Plats, Page 64, records of King County, Washington) lying easterly of Meadow Avenue North (formerly known as 106th Ave SE and platted as Kenny Boulevard in said plat) and westerly of Interstate 405. Situate in the Southeast quarter of the Northwest quarter of Section 32, Township 24 North, Range 5 East, W.M., in the City of Renton, King County, Washington. AGENDA ITEM #2. a) Exhibit—LakeBvrenfc!1e34T!-.—,.‘..Ls4;\rj-‘-‘y•••--=..tI1errTin•,4’-k—i//\SHINGTONLAKE3133t2?5tzI>ParcelNumber3342700570314)1)1-’)0/I_J___:________N38THSTLOCATIONOFEQTIESTEDVACATIONI__J.UParcelNumber3342700630IIAGENDA ITEM #2. a) }WW?7%¢f’«/4805‘612 /mW.?g/1/75/7//»4'/#64 98056 (’e//#425122/«—ac9o 9 AGENDA ITEM #2. a) CDenisLawMayorCommunity&EconomicDevelopmentC.E.“Chip”Vincent,AdministratorNovember17,2017Mr.JamesTasca3804MeadowAveNRenton,WA98058RE:StreetVacationPetitionforportionofN.3gthSt.betweenMeadowAve.N.&-405;FileVAC-15-001DearMr.Tasca:Asthestreetvacationpetitionandprocesshasstretchedoverafewyears,Iwouldliketosummarizethehistoryofworkcompleted,outlinestepsforthecompletionofthestreetvacationprocessandlistotheritemsforyourconsideration.HISTORY•PetitionforStreetVacationsubmittedonMarch30,2006underVAC-06-002expired.•LettersenttoyouonFebruary9,2015outliningtherequesttosubmitforastreetvacationwithinstructionsandrequiredforms.•PetitionforStreetVacationsubmittedonFebruary27,2015underVAC-15-001.•PublicHearingheldonMay18,2015atRentonCityHall.•LettersenttoyouonMay19,2015statingtheStreetVacationrequestwiththefollowingconditions:oAsubterraneaneasementshallbegrantedtotheWashingtonStateDepartmentofTransportationoverthewest20feetoftheeast35feet;andoThepetitionershallconveyinterestintheeast15feettotheWashingtonStateDepartmentofTransportation.oSubmittinganappraisalinwritingforevaluationandrecommendationtoCityCouncil.oAdditionallyaprocessingfeeisduetoCityCouncil.•LettersenttoyouonDecember31,2015listingtheapprovedappraiserandalsoacontactphonenumberfortheWSDOTeasementandconveyance.FelixPalisocat(206)440-4713.•YouhavespokentoCitystaffoverthelastyearregardingnextstepsandhowtofinalizetheStreetVacation.AdditionaldocumentationwassenttoyouonApril18,2017.1055SouthGradyWay,Renton,WA98057.rentonwa.govAGENDA ITEM #2. a) 00AppraisalwascompletedbyVaibridgePropertyAdvisorsdatedOctober20,2017andprovidedtotheCitybyemailonOctober31,2017withanappraisalvalueforthevacationareaof$11,500.Thankyouforprovidingtheappraisalasrequired.Unfortunatelythereisatimelimitationof2yearsfromdateofPublicHearing(May18,2015)tocompletethestreetvacation,whichisnotedontheapplicationpacketyoucompletedandturnedinonFebruary27,2015.TheCitywillnoteinthefilethattheStreetVacationrequesthasexpired.AstheStreetVacationhasexpired,Iwillprovidethenextstepsinordertostarttheprocessoverandalsoforcompletion.STEPSNECESSARYFORCOMPLETION•Petitionertocomplete:ResubmitStreetVacationPacketandprovidealetterrequestingtheinitialprocessingfeetobewaived.Indicatethatyouhavepreviouslysubmitted,theyhaveexpiredbutyouwouldliketostarttheprocessagainandplantocompletewithinthe2yearwindow.•Citystafftocomplete:Reviewsubmittal,setpublichearing,performaninternalandexternalreviewofthevacationrequesttodetermineanyconditionsandpreparethepublichearingpresentation.TimingonthepublichearingmaybeimpactedbyCouncilmeetingscheduleandholidays.•CityCounciltocomplete:HoldPublicHearing,determineconditionsofapprovalandrequesttheappraisal.•Petitionertocomplete:Provideproofthatanyconditionsofapprovalaremet,whichwillbesetatthePublicHearing.Appraisalisalreadycomplete,soresubmitafterconditionsofapprovalaremet.Remitpaymentfor$750duefortheprocessingfee.•AfteralltheitemslistedabovearecompleteandverifiedbyCitystaff,theStreetVacationcompensationdiscussionrequestwiththeUtilityCommitteewillberequestedattheCityCouncilmeeting.TimingoftherequestmaybeimpactedbyCouncilmeetingscheduleandholidays.•CityStafftocomplete:PreparedocumentationandsupportinformationfortheUtilitiesCommittee.TheCommitteemeetstwiceamonthandthetimingofthemeetingmaybeimpactedbyCouncilmeetingscheduleandholidays.•CityStafftocomplete:AttendUtilityCommitteemeetingtosettheStreetVacationcompensation.Committeemembershavetheauthoritytosetthecompensationandcanbeupto100%oftheappraisedvalue,whichis$11,500.•CityStafftocomplete:UtilityCommitteeChairwillbringtherecommendationtothefullCouncilforvote.CouncilhastheauthoritytoapproveorrejecttheStreetVacation.1055SouthGradyWay,Renton,WA98057.rentonwa.govAGENDA ITEM #2. a) CC•CityStafftocomplete:OrdinanceforStreetVacationwillbepreparedbyCityAttorney’sOfficeandwillbeplacedasanAgendaItematthenextCouncilmeetingforfirstreading.TimingoftheAgendaItemmaybeimpactedbyCouncilmeetingscheduleandholidays.•CityStafftocomplete:OrdinanceforStreetVacationwillhavebeplacedasanAgendaItematthenextCouncilmeetingforsecondreading.•CityStafftocomplete:AletterwillbesenttothepetitionerstatingtheCouncildecisionandalsoindicatingthecompensationamount.•Petitionertocomplete:Remitpaymentoffullcompensationamount,whichcouldbeupto100%oftheappraisedvalueat$11,500.Paymentisduewithin90daysofCityCouncildetermination.•CityStafftocomplete:Afterverificationofpaymentisreceived,theOrdinancewillberecordedwithKingCountyRecordsOffice.•CityStafftocomplete:PropertylinesshownonourCitymapswillreflectthestreetvacation.KingCountywillfollowtheirprocessandupdatetheirmaps,taxassessorinformation,legaldescriptionsandotherrequiredinformationpertheirtimeframe.ResubmittaloftherequesteddocumentationwillbehandledwiththeCityClerk’sOfficelocatedonthe7thFloorofRentonCityHallat1055SouthGradyWay.TheCityHallBusinessHoursare8:00amto5:00pmMondaythroughFriday,exceptholidays.Ifyouhaveanyadditionalquestionsregardinganyofthestepsoutlinedabove,pleasedonothesitatetocontactAmandaAskrenat(425)430-7369orbyvisitingthe6thFloorofRentonCityHall.Sincerely,cQAmandaAskren,PLSPropertyandTechnicalServicesManagercc:JasonSeth,CityClerk1055SouthGradyWay,Renton,WA98057rentonwa.govAGENDA ITEM #2. a) 00AGENDA ITEM #2. a) DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:December 14, 2017 TO:Jason Seth, City Clerk FROM:Amanda Askren, Technical & Property Services Manager SUBJECT:Tasca Vacation Petition We have received and reviewed the above reference petition and find it valid. ____X_____ More than two-thirds of the abutting property owners have signed the petition. (Approximately __100%___ of the frontage is represented by those who have currently signed the petition.) ___ ____X_____ The petitioner’s maps and legal description are sufficient. ___Please ask the petitioner to use the attached legal description __ ___the Map Exhibit is fine._______________ ____X_____ The petitioner’s explanation of public benefit is sufficient. Please request the City Council to set a resolution which fixes the time for a public hearing (pursuant to Section 9-14-3 of the RMC). Since this road is unimproved, there is no requirement to send individual notifications to nearby property owners. Finally, please add the following Department File Number to your indexing information. ___PRM-25-0064_____ AGENDA ITEM #2. a) Consulting Assignment James Tasca Property Tract Adjacent to 3804 Meadow Avenue N. Renton, WA FOR Mr. James Tasca 14805 SE Jones Place Renton, WA 98058 Valbridge Property Advisors | Puget Sound Macaulay & Associates 419 Berkeley Avenue, Suite A Fircrest, WA 98466 253-274-0099 Valbridge Job No.: 17-0331 valbridge.com AGENDA ITEM #2. a) 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound October 20, 2017 Mr. James Tasca 14805 SE Jones Place Renton, WA 98058 RE: LAND VALUE RELATING TO A STREET VACATION ADJACENT AND TO THE SOUTH OF 3804 MEADOW AVENUE N. IN RENTON WASHINGTON (Our File #17-0331) Dear Mr. Tasca: At your request, I have completed a review of residential sites in the subject area to determine the value of a vacated street that is 5,737± square feet. This study is consistent with the Uniform Standards of Professional Appraisal Practice (USPAP) under Appraisal Practice “which are valuation services performed by an individual acting as an appraiser, including but not limited to Appraisal and Appraisal Review.” Definition of the Appraisal Issue I will provide an estimate of value determined on a square foot basis of comparison. Client and Intended User The intended user is the client, James Tasca, and his designated agents or representatives. Intended Use of this Review The purpose of this assignment is to provide an opinion of the value of the vacated street adjacent and to the south of 3804 Meadow Avenue N., in Renton, Washington. The report is intended to comply with the City of Renton procedures. AGENDA ITEM #2. a) JAMES TASCA PROPERTY STREET VACATION 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 2 Market Value Market value is defined as:1 The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 1. buyer and seller are typically motivated; 2. both parties are well-informed or well-advised and acting in what they consider their best interests; 3. a reasonable time is allowed for exposure in the open market; 4. payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto; and 5. the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. Scope of the Work In preparing this study the appraiser completed the following: Reviewed aerial photographs of the property. Inspected the subject property. Reviewed King County Data. Spoke with Amanda Askren, PLS, Technical Services Manager Spoke to and reviewed data provided by Harvey Cyr - ACAD Subject –Vacated Street The vacated street has 50 feet of frontage along Meadow Avenue N. and runs an approximate length of 131 feet. A gross area of 6,353 square feet is indicated. Based on the street vacation permit, VAC-15-001, the following alternatives are required: Subterranean easement to Washington State Department of Transportation 1,000± square feet Convey the interest in east 15 feet to Washington State Department of Transportation – 750± square feet The approximate net of the taking is 5,735 square feet. 1 From The Appraisal of Real Estate, Fourteenth Edition, 2013, Appraisal Institute, page 59. AGENDA ITEM #2. a) JAMES TASCA PROPERTY STREET VACATION 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 3 Utility of the Vacated Street Considering either the gross or net area of the vacated street the property has insufficient size for a Legal Building Site under the R6 zoning which requires approximately 7,200 square feet. The most probable buyer would be an adjacent property owner who could expand their yard or use for vehicle-oriented activities. However, that is not representative of market value for there cannot be a market of one buyer. I will determine the value of buildable site on the following pages and will then estimate the value of the vacated street under several scenarios. AGENDA ITEM #2. a) JAMES TASCA PROPERTY STREET VACATION 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 4 Property 1 Address: 563 Edmonds Avenue NE MLS No.: 1023188 Date of Sale: December 2, 2016 Lot Size: 8,813 square feet/ view Price: $135,000 (List Price: $139,000, or $15.31/sf) Comment: View lot with utilities extended to the site. Sale indicates price at $15.31 per square foot. AGENDA ITEM #2. a) JAMES TASCA PROPERTY STREET VACATION 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 5 Property 2 Address: xxxx Aberdeen Avenue NE MLS No.: 1051943 Date of Sale: December 21, 2016 Lot Size: 14,535 square feet/ view Price: $125,000 (List Price: $150,000, or $8.63/sf) Comment: Substantial greenbelt area reduces effective size of the lot. AGENDA ITEM #2. a) JAMES TASCA PROPERTY STREET VACATION 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 6 Property 3 Address: 51xx S. Augusta Street MLS No.: 869631 Date of Sale: May 26, 2016 Lot Size: 8,099 square feet Price: $103,000 (List Price: $115,000, or $12.71/sf) Comment: Time adjustment necessary considering date of sale. AGENDA ITEM #2. a) JAMES TASCA PROPERTY STREET VACATION 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 7 Property 4 Address: 8560 S. 115th Street - Seattle MLS No.: 919068 Date of Sale: October 21, 2016 Lot Size: 9,016 square feet Price: $58,800, or $6.52/sf Comment: Site has difficult topography. AGENDA ITEM #2. a) JAMES TASCA PROPERTY STREET VACATION 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 8 Summary and Correlation to Value The Comparables 1 through 3 were readily building while Comparable 4 had serious developmental (hillside) issues. The sales ranged in price as follows: C-1: $15.31 per SF C-2: $8.63 per SF C-3: $12.71 per SF C-4: $6.52 per SF If the subject site were in fact developable it would necessarily be impacted by the immediate proximity to I-405 (adjacent). Refer to map in Addenda. Additionally, the property must be worth significantly less than $6.52 per square foot for a building site. A sale at 12415 87th Avenue S., Skyway, MLS No. 908329 for $18,000 was sold in April 2017 for $18,000. It was 24’x110’, or 2,640 square feet. It was a platted lot and buildable with extensive work to complete. It appears to me that this subject vacated street must be worth substantially less than $18,000. Finally, a sale at 9541 Ravenna Avenue NE for $12,850, MLS No. 1079139, totaled 2,275 square feet with a highest and best use for a billboard. The parcel has a view from the heavily trafficked Lake City Way. While this sale is not comparable, it does reflect that if a property has utility is has value. This site totaled 2,275 square feet and was listed for $28,910. I believe that if offered for sale, the only probable buyer is the adjacent property owner. Basically, the street vacation that totals 5,737 square feet can be measured as excess land to the adjacent property. I have reviewed 14 sales of improved properties that were 1,200 to 1,400 square feet, built from 1950 to 1960, in a price range from $300,000 to $400,000, and situated in the Renton market. I considered four matched pairs that, in my opinion, reflect the contribution of excess land. These sales are reviewed as follows: Lot $/ Pair Address Price Size (sf) SF 1 11054 SE 181st Street $315,000 9,757 3100 Talbot Road S. $325,000 14,810 Difference: ($10,000) (5,053) $1.97 2 11054 SE 181st Street $315,000 9,757 16136 121st Avenue SE $330,000 14,244 Difference: ($15,000) (4,487) $3.34 3 11446 SE 182nd Street $360,000 8,624 14333 165th Place SE $370,000 14,984 Difference: ($10,000) (6,360) $1.57 4 11446 SE 182nd Street $360,000 8,624 14007 144th Avenue SE $360,000 11,543 Difference: $0 (2,919) $0 AGENDA ITEM #2. a) JAMES TASCA PROPERTY STREET VACATION 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 9 Summary and Conclusion to Value The matched pair analysis indicated a high price of $3.34 per square foot of “excess land.” Two pairs were at $1.57 to $1.97 per square foot. Finally, matched Pair 4 indicated that there was no increase in value based on an increase in size of 2,919 square feet. I have concluded a value of $2.00 per square foot for the 5,737 square feet assuming it were to be acquired by the adjacent property. This would equate to $11,500, rounded. I believe that this number is supported by the smaller, but income producing, billboard sign at $12,000. As I stated previously, if the adjacent property owner is not interested in purchasing the property, the property has virtually no value. In my opinion, the value of the vacated north 38th Street parcel, as of October 1, 2017, is: ELEVEN THOUSAND FIVE HUNDRED DOLLARS ($11,500) Should you have any questions, please feel free to contact me. Sincerely, VALBRIDGE PROPERTY ADVISORS | PUGET SOUND Robert W. Chamberlin, Senior Associate kr Enclosures AGENDA ITEM #2. a) JAMES TASCA PROPERTY CERTIFICATION OF VALUE 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 10 CERTIFICATION – ROBERT CHAMBERLIN, SENIOR ASSOCIATE I certify that, to the best of my knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. 3. I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. 4. I have performed no (or the specified) services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. 5. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 6. My engagement in this assignment was not contingent upon developing or reporting predetermined results. 7. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 8. My analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. 9. I have made a personal inspection of the property that is the subject of this report. (If more than one person signs this certification, the certification must clearly specify which individuals did and which individuals did not make a personal inspection of the appraised property.) 10. No one provided significant real property appraisal assistance to the person signing this certification, unless otherwise noted. 11. The reported analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. 12. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 13. As of the date of this report, I have completed the Standards and Ethics Education Requirements for Practicing Affiliates of the Appraisal Institute. 14. As of the date of this report, I have not completed the continuing education program for Practicing Affiliates of the Appraisal Institute. Robert Chamberlin, Senior Appraiser State Cert. #27017-1701254 AGENDA ITEM #2. a) JAMES TASCA PROPERTY ASSUMPTIONS AND LIMITING CONDITIONS 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 11 GENERAL ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is subject to the following limiting conditions: 1. The legal description – if furnished to us – is assumed to be correct. 2. No responsibility is assumed for legal matters, questions of survey or title, soil or subsoil conditions, engineering, availability or capacity of utilities, or other similar technical matters. The appraisal does not constitute a survey of the property appraised. All existing liens and encumbrances have been disregarded and the property is appraised as though free and clear, under responsible ownership and competent management unless otherwise noted. 3. Unless otherwise noted, the appraisal will value the property as though free of contamination. Valbridge Property Advisors | Puget Sound will conduct no hazardous materials or contamination inspection of any kind. It is recommended that the client hire an expert if the presence of hazardous materials or contamination poses any concern. 4. The stamps and/or consideration placed on deeds used to indicate sales are in correct relationship to the actual dollar amount of the transaction. 5. Unless otherwise noted, it is assumed there are no encroachments, zoning violations or restrictions existing in the subject property. 6. The appraiser is not required to give testimony or attendance in court by reason of this appraisal, unless previous arrangements have been made. 7. Unless expressly specified in the engagement letter, the fee for this appraisal does not include the attendance or giving of testimony by Appraiser at any court, regulatory, or other proceedings, or any conferences or other work in preparation for such proceeding. If any partner or employee of Valbridge Property Advisors | Puget Sound is asked or required to appear and/or testify at any deposition, trial, or other proceeding about the preparation, conclusions or any other aspect of this assignment, client shall compensate Appraiser for the time spent by the partner or employee in appearing and/or testifying and in preparing to testify according to the Appraiser’s then current hourly rate plus reimbursement of expenses. 8. The values for land and/or improvements, as contained in this report, are constituent parts of the total value reported and neither is (or are) to be used in making a summation appraisal of a combination of values created by another appraiser. Either is invalidated if so used. 9. The dates of value to which the opinions expressed in this report apply are set forth in this report. We assume no responsibility for economic or physical factors occurring at some point at a later date, which may affect the opinions stated herein. The forecasts, projections, or operating estimates contained herein are based on current market conditions and anticipated short-term supply and demand factors and are subject to change with future conditions. AGENDA ITEM #2. a) JAMES TASCA PROPERTY ASSUMPTIONS AND LIMITING CONDITIONS 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 12 10. The sketches, maps, plats and exhibits in this report are included to assist the reader in visualizing the property. The appraiser has made no survey of the property and assumed no responsibility in connection with such matters. 11. The information, estimates and opinions, which were obtained from sources outside of this office, are considered reliable. However, no liability for them can be assumed by the appraiser. 12. Possession of this report, or a copy thereof, does not carry with it the right of publication. Neither all, nor any part of the content of the report, or copy thereof (including conclusions as to property value, the identity of the appraisers, professional designations, reference to any professional appraisal organization or the firm with which the appraisers are connected), shall be disseminated to the public through advertising, public relations, news, sales, or other media without prior written consent and approval. 13. No claim is intended to be expressed for matters of expertise that would require specialized investigation or knowledge beyond that ordinarily employed by real estate appraisers. We claim no expertise in areas such as, but not limited to, legal, survey, structural, environmental, pest control, mechanical, etc. 14. This appraisal was prepared for the sole and exclusive use of the client for the function outlined herein. Any party who is not the client or intended user identified in the appraisal or engagement letter is not entitled to rely upon the contents of the appraisal without express written consent of Valbridge Property Advisors | Puget Sound and Client. The Client shall not include partners, affiliates, or relatives of the party addressed herein. The appraiser assumes no obligation, liability or accountability to any third party. 15. Distribution of this report is at the sole discretion of the client, but third-parties not listed as an intended user on the face of the appraisal or the engagement letter may not rely upon the contents of the appraisal. In no event shall client give a third-party a partial copy of the appraisal report. We will make no distribution of the report without the specific direction of the client. 16. This appraisal shall be used only for the function outlined herein, unless expressly authorized by Valbridge Property Advisors | Puget Sound. 17. This appraisal shall be considered in its entirety. No part thereof shall be used separately or out of context. 18. Unless otherwise noted in the body of this report, this appraisal assumes that the subject property does not fall within the areas where mandatory flood insurance is effective. Unless otherwise noted, we have not completed nor have we contracted to have completed an investigation to identify and/or quantify the presence of non-tidal wetland conditions on the AGENDA ITEM #2. a) JAMES TASCA PROPERTY ASSUMPTIONS AND LIMITING CONDITIONS 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 13 subject property. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. 19. The flood maps are not site specific. We are not qualified to confirm the location of the subject property in relation to flood hazard areas based on the FEMA Flood Insurance Rate Maps or other surveying techniques. It is recommended that the client obtain a confirmation of the subject’s flood zone classification from a licensed surveyor. 20. If the appraisal is for mortgage loan purposes 1) we assume satisfactory completion of improvements if construction is not complete, 2) no consideration has been given for rent loss during rent-up unless noted in the body of this report, and 3) occupancy at levels consistent with our “Income and Expense Projection” are anticipated. 21. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures which would render it more or less valuable. No responsibility is assumed for such conditions or for engineering which may be required to discover them. 22. Our inspection included an observation of the land and improvements thereon only. It was not possible to observe conditions beneath the soil or hidden structural components within the improvements. We inspected the buildings involved, and reported damage (if any) by termites, dry rot, wet rot, or other infestations as a matter of information, and no guarantee of the amount or degree of damage (if any) is implied. Condition of heating, cooling, ventilation, electrical and plumbing equipment is considered to be commensurate with the condition of the balance of the improvements unless otherwise stated. Should the client have concerns in these areas, it is the client’s responsibility to order the appropriate inspections. The appraiser does not have the skill or expertise to make such inspections and assumes no responsibility for these items. 23. This appraisal does not guarantee compliance with building code and life safety code requirements of the local jurisdiction. It is assumed that all required licenses, consents, certificates of occupancy or other legislative or administrative authority from any local, state or national governmental or private entity or organization have been or can be obtained or renewed for any use on which the value conclusion contained in this report is based unless specifically stated to the contrary. 24. When possible, we have relied upon building measurements provided by the client, owner, or associated agents of these parties. In the absence of a detailed rent roll, reliable public records, or “as-built” plans provided to us, we have relied upon our own measurements of the subject improvements. We follow typical appraisal industry methods; however, we recognize that some factors may limit our ability to obtain accurate measurements including, but not limited to, property access on the day of inspection, basements, fenced/gated areas, grade elevations, greenery/shrubbery, uneven surfaces, multiple story structures, obtuse or acute wall angles, immobile obstructions, etc. Professional building area measurements of the quality, level of detail, or accuracy of professional measurement services are beyond the scope of this appraisal assignment. AGENDA ITEM #2. a) JAMES TASCA PROPERTY ASSUMPTIONS AND LIMITING CONDITIONS 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 14 25. We have attempted to reconcile sources of data discovered or provided during the appraisal process, including assessment department data. Ultimately, the measurements that are deemed by us to be the most accurate and/or reliable are used within this report. While the measurements and any accompanying sketches are considered to be reasonably accurate and reliable, we cannot guarantee their accuracy. Should the client desire a greater level of measuring detail, they are urged to retain the measurement services of a qualified professional (space planner, architect or building engineer). We reserve the right to use an alternative source of building size and amend the analysis, narrative and concluded values (at additional cost) should this alternative measurement source reflect or reveal substantial differences with the measurements used within the report. 26. In the absence of being provided with a detailed land survey, we have used assessment department data to ascertain the physical dimensions and acreage of the property. Should a survey prove this information to be inaccurate, we reserve the right to amend this appraisal (at additional cost) if substantial differences are discovered. 27. If only preliminary plans and specifications were available for use in the preparation of this appraisal, then this appraisal is subject to a review of the final plans and specifications when available (at additional cost) and we reserve the right to amend this appraisal if substantial differences are discovered. 28. Unless otherwise stated in this report, the value conclusion is predicated on the assumption that the property is free of contamination, environmental impairment or hazardous materials. Unless otherwise stated, the existence of hazardous material was not observed by the appraiser and the appraiser has no knowledge of the existence of such materials on or in the property. The appraiser, however, is not qualified to detect such substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation, or other potentially hazardous materials may affect the value of the property. No responsibility is assumed for any such conditions, or for any expertise or engineering knowledge required for discovery. The client is urged to retain an expert in this field, if desired. 29. The Americans with Disabilities Act (“ADA”) became effective January 26, 1992. We have not made a specific compliance survey of the property to determine if it is in conformity with the various requirements of the ADA. It is possible that a compliance survey of the property, together with an analysis of the requirements of the ADA, could reveal that the property is not in compliance with one or more of the requirements of the Act. If so, this could have a negative effect on the value of the property. Since we have no direct evidence relating to this issue, we did not consider possible noncompliance with the requirements of ADA in developing an opinion of value. 30. This appraisal applies to the land and building improvements only. The value of trade fixtures, furnishings, and other equipment, or subsurface rights (minerals, gas, and oil) were not considered in this appraisal unless specifically stated to the contrary. AGENDA ITEM #2. a) JAMES TASCA PROPERTY ASSUMPTIONS AND LIMITING CONDITIONS 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 15 31. No changes in any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated, unless specifically stated to the contrary. 32. Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute prediction of future operating results. Furthermore, it is inevitable that some assumptions will not materialize and that unanticipated events may occur that will likely affect actual performance. 33. Any estimate of insurable value, if included within the scope of work and presented herein, is based upon figures developed consistent with industry practices. However, actual local and regional construction costs may vary significantly from our estimate and individual insurance policies and underwriters have varied specifications, exclusions, and non-insurable items. As such, we strongly recommend that the Client obtain estimates from professionals experienced in establishing insurance coverage. This analysis should not be relied upon to determine insurance coverage and we make no warranties regarding the accuracy of this estimate. 34. The data gathered in the course of this assignment (except data furnished by the Client) shall remain the property of the Appraiser. The appraiser will not violate the confidential nature of the appraiser-client relationship by improperly disclosing any confidential information furnished to the appraiser. Notwithstanding the foregoing, the Appraiser is authorized by the client to disclose all or any portion of the appraisal and related appraisal data to appropriate representatives of the Appraisal Institute if such disclosure is required to enable the appraiser to comply with the Bylaws and Regulations of such Institute now or hereafter in effect. 35. You and Valbridge Property Advisors | Puget Sound both agree that any dispute over matters in excess of $5,000 will be submitted for resolution by arbitration. This includes fee disputes and any claim of malpractice. The arbitrator shall be mutually selected. If Valbridge Property Advisors | Puget Sound and the client cannot agree on the arbitrator, the presiding head of the Local County Mediation & Arbitration panel shall select the arbitrator. Such arbitration shall be binding and final. In agreeing to arbitration, we both acknowledge that, by agreeing to binding arbitration, each of us is giving up the right to have the dispute decided in a court of law before a judge or jury. In the event that the client, or any other party, makes a claim against Valbridge Property Advisors | Puget Sound or any of its employees in connections with or in any way relating to this assignment, the maximum damages recoverable by such claimant shall be the amount actually received by Valbridge Property Advisors | Puget Sound for this assignment, and under no circumstances shall any claim for consequential damages be made. 36. Valbridge Property Advisors | Puget Sound shall have no obligation, liability, or accountability to any third party. Any party who is not the “client” or intended user identified on the face of the appraisal or in the engagement letter is not entitled to rely upon the contents of the appraisal without the express written consent of Valbridge Property Advisors | Puget Sound. “Client” shall not include partners, affiliates, or relatives of the party named in the AGENDA ITEM #2. a) JAMES TASCA PROPERTY ASSUMPTIONS AND LIMITING CONDITIONS 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Page 16 engagement letter. Client shall hold Valbridge Property Advisors | Puget Sound and its employees harmless in the event of any lawsuit brought by any third party, lender, partner, or part-owner in any form of ownership or any other party as a result of this assignment. The client also agrees that in case of lawsuit arising from or in any way involving these appraisal services, client will hold Valbridge Property Advisors | Puget Sound harmless from and against any liability, loss, cost, or expense incurred or suffered by Valbridge Property Advisors | Puget Sound in such action, regardless of its outcome. 37. The Valbridge Property Advisors office responsible for the preparation of this report is independently owned and operated by Valbridge Property Advisors | Puget Sound. Neither Valbridge Property Advisors, Inc., nor any of its affiliates has been engaged to provide this report. Valbridge Property Advisors, Inc. does not provide valuation services, and has taken no part in the preparation of this report. 38. If any claim is filed against any of Valbridge Property Advisors, Inc., a Florida Corporation, its affiliates, officers or employees, or the firm providing this report, in connection with, or in any way arising out of, or relating to, this report, or the engagement of the firm providing this report, then (1) under no circumstances shall such claimant be entitled to consequential, special or other damages, except only for direct compensatory damages, and (2) the maximum amount of such compensatory damages recoverable by such claimant shall be the amount actually received by the firm engaged to provide this report. 39. This report and any associated work files may be subject to evaluation by Valbridge Property Advisors, Inc., or its affiliates, for quality control purposes. 40. Acceptance and/or use of this appraisal report constitutes acceptance of the foregoing general assumptions and limiting conditions. AGENDA ITEM #2. a) JAMES TASCA PROPERTY ADDENDA 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound ADDENDA AGENDA ITEM #2. a) AGENDA ITEM #2. a) AGENDA ITEM #2. a) JAMES TASCA PROPERTY ADDENDA 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound Qualifications of Robert W. Chamberlin Senior Appraiser Valbridge Property Advisors | Puget Sound Experience Real Estate Appraisals: Full spectrum of individual residential appraisals up to $80,000,000. Property Tax Analysis: Preliminary value consultation, appraisals, and Board of Equalization/State Board presentations for tax appeals. Litigation: Preliminary consulting, appraisal, court testimony. History 1983-Present: Senior Associate with Valbridge Property Advisors | Puget Sound (formerly Puget Sound) 1979 to 1983: Associate with Eastman & Allen, Real Estate Appraisers 1968-1994: Owner, Regional Service Company; evaluation of residential real estate for insurance companies. 1967: Underwriter, Allstate Insurance Company; underwriter of homeowner’s policies. 1966: High School Teacher; Grandview, Washington Education University of Washington, B.A. degree in Political Science/Education (1965) Court Testimony Qualified as Expert Witness: Park Avenue v. Buchan Construction Superior Court Testimony: King, Snohomish, Pierce, Clallam, and Mason Counties Additional Jurisdictions: United States Bankruptcy Court Washington State Board of Tax Appeals King County Board of Equalization Pierce County Board of Equalization Okanogan Board of Equalization Client List Ahlers & Cressman Green & Yalowitz Port of Seattle City of Seattle, Attorney’s Office City of Bellevue Rodgers Deutsch & Turner City of Sammamish Skellenger Bender Short Cressman Burgess Danielson, Harrigan & Tollefson Tousley Brain Stephens Trust for Public Lands Hanson Baker K & L Gates King County Prosecutors Office Weyerhaeuser Company Weyerhaeuser Real Estate Corp. Methow Conservancy Fee appraising for individuals Pierce County Prosecutor’s Office Inslee Best Doezier & Ryder, P.S. Pregg O’Donnell & Gillett Peterson Russell Kelly Pivotal Law Group Wood Smith Henning & Berman Riddell Williams Mill Myers Swartling AGENDA ITEM #2. a) JAMES TASCA PROPERTY ADDENDA 17-0331bc – © 2017 Valbridge Property Advisors | Puget Sound ROBERT W. CHAMBERLIN (cont.) Attorneys/Litigation/Mediation/Consultation Sherri Anderson Bud Fallon Christopher Brain, Tousley Brain Stephens Adrienne Finnell Bart Freedman, Preston Gates & Ellis Janet George Linda Ebberson, Lasher Holzapfel Sperry & Ebberson William Gibbs Earl Lasher, Lasher Holzapfel Sperry & Ebberson Larry Glosser Cassandra Newell, King County Prosecutor’s Office Timothy Graham Mike Rodgers, Rodgers Deutsche & Turner Geof Grindeland Isabel R. Safora, Port of Seattle Amber Hardwick Kelly J. Sweeney, Liberty Mutual Michelle Hilger Stephen Todd, Todd & Wakefield Elizabeth Hershman-Green Brian Armsbury Dirk Holt Barbara Bollero David Law Justin Bolster Mark Leen Earl Bravo Lorri Lopez Guzzo Alice Brown Rose McGillis Mark Brown George Mix Kimberly Burrows Janet Nelson John Butler Lars Neste Chris Carletti Caleb M. Oken-Berg Bryan J. Case Robert Ordal Matt Davis Stella Pitts Mike DeLeo David Poore Natalie de Maar Timothy Repass Sean Small Whitney Smith Kim Stephens Christopher Thayer Gregg Ursich John Wiegenstein Ken Yalowitz Major Projects Review Appraiser. Port of Seattle – SeaTac 3rd Runway Acquisition - 700 Property Acquisitions State Certification No. – Residential: 27017-1701254 Expiration: 02/22/18 (Revised 03/01/16) AGENDA ITEM #2. a) 1 CITY OF RENTON, WASHINGTON RESOLUTION NO. ________ A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, SETTING A PUBLIC HEARING DATE REGARDING VACATION OF A PORTION OF N. 38TH STREET BETWEEN MEADOW AVENUE N. AND I‐405 (JAMES TASCA, PETITIONER; VAC 15‐ 001; PRM‐25‐0064). WHEREAS, James Tasca (“Petitioner”) has previously submitted two petitions requesting vacation of a portion of N. 38th Street between Meadow Avenue N. and I‐405 (the “Street”) under VAC‐06‐002 and VAC‐15‐001, both of which expired according to the terms of the petitions; and WHEREAS, on or about October 31, 2017, by email, Petitioner submitted an appraisal for the Street to the City in the amount of $11,500.00 by Valbridge Property Advisors dated October 20, 2017; and WHEREAS, the 2015 petition was refiled by Petitioner with the City Clerk on or about November 28, 2017, pursuant to the requirements of RCW 35.79, petitioning for the vacation of the Street, as hereinafter more particularly described, and the petition was signed by the owners of more than two‐thirds (2/3) of the property abutting upon the Street sought to be vacated, and same being described in Exhibit A and depicted in Exhibit B, attached hereto and made a part hereof as if fully set forth herein: [A portion of N. 38th Street between Meadow Avenue N. and I‐405]; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO RESOLVE AS FOLLOWS: SECTION I. That the 12th day of February, 2018, at the hour of 7:00 P.M. at the City Council Chambers at City Hall, Renton, King County, Washington, is hereby fixed as the time and AGENDA ITEM #2. a) RESOLUTION NO. _______ 2 place for a public hearing to consider the above‐mentioned petition for vacating a portion of N. 38th Street between Meadow Avenue N. and I‐405; which hearing date is not more than sixty (60) nor less than twenty (20) days from the date of passage of this resolution. SECTION II. The City Clerk is hereby authorized and directed to give notice of the time and date of the public hearing as provided in RMC 9‐14‐3.A, and any and/or all persons interested therein or objecting to said vacation may then appear and be heard, or they may file their written objections with the City Clerk at or prior to the time of public hearing on the vacation. SECTION III. The City Council shall determine, in accordance with the discretion provided in RCW 35.79.030, the amount of compensation, if any, to be paid by the petitioner‐ owner(s) to the City for such vacation. The City reserves the right to retain an easement for public utility and related purposes. PASSED BY THE CITY COUNCIL this ____ day of _________________, 2018. ______________________________ Jason A. Seth, City Clerk APPROVED BY THE MAYOR this ____ day of _________________, 2018. ______________________________ Denis Law, Mayor Approved as to form: ______________________________ Shane Moloney, City Attorney RES.1757:1/2/18:scr AGENDA ITEM #2. a) RESOLUTION NO. _______ 3 EXHIBIT A VAC 15‐001 LEGAL DESCRIPTION That portion of North 38th Street (formerly known as SE 86th Street and platted as Griffith Avenue in C.D. Hillman’s Lake Washington Garden of Eden Division No. 2, according to the plat thereof recorded in Volume 11 of Plats, Page 64, records of King County, Washington) lying easterly of Meadow Avenue North (formerly known as 106th Ave SE and platted as Kenny Boulevard in said plat) and westerly of Interstate 405. Situate in the Southeast quarter of the Northwest quarter of Section 32, Township 24 North, Range 5 East, W.M., in the City of Renton, King County, Washington. AGENDA ITEM #2. a) RESOLUTION NO. _______ 4 EXHIBIT B AGENDA ITEM #2. a)