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I, lli 8 8 0) 0) ! u J il:c~~ __ -_____ -<>-_~~_-_____ "~: -T'-" ____ -li ____ ~ ______ ~ __ J ~"_-_____ -<>--____ ~ ______ ciJ ~l --i>--~~=1,~" .. :+t&-~-~ I , @B a3A13~3ti dZS Z 83=1 NO.1N:n:t :to AJ.IO eNlNNV1d .1N3Wd0131\30 ", Kathy Keolk~r-Wheeler, Mayor CITY '--.F RENTON PlanningIBuildinglPubIic Works Departrrient Gregg Zimmerman P.E., Administrator September 23, 2005 AprilHarr Colliris W oeIlll<in 777 108th Averiue NE Suite 400 ' Belleyue, WA 98004-5118 Subject: IDe Medical Office Building Phas~ 1 -Parking and Site Plan Modification ' City of Renton File No. LUA04-021 ' , , Dear Ms. Harr: This letter is sent in' response' to 'youirequest for: a .' modification from" the City's Parking Regulations (RMC 4-4~080.F)and-SitePlan Regulations (!.UJC4-9-200n in Order to adjust your site plan to allow for additional parkiiig along the westetneievation. The pioposedparking layout' would replace the currently approv~dtw.o~lane drive thr1l:' ' '" This process requires aSiie Plan ModifiCatio,nin ~addip.on to a' PdrkingModification; Minor modifications to' both a:Site Plan and: P~king ,Plan" Iruly '" be 'penili,tted by adIDinistrative determination. ' " For the Site Plan M odificati~n tobe considered-a nrirtor modification the ainendment must not: 1. In ~olve mOre thana Jeriper~ent (10%) increase in are~or scale of the development in the approved site development plan; or' ", 2.' Have a significantlyg~eater impact onthe erivironment ancIfacilities than the approved plan; or " .' 3. Change the bounda:ries of the originrul y approved plan. For the Modification of Parking Standards, RMC4-9-250.D.2 requires @!proposed ' modifications meet the following crit!'!ria: ' ' 1. Will meet the objectives and safety, function" appearance, environmental protection arid maintainability intended by the Code requirements, based upon sound el)gineering , , , judgment; and ' 2. , Will not beinjurious to other property(s)in the vicinity; and 3. Con form to the intent and purpose of the COde; an~ . -. . 4. Can ,be shown to bejustified and required forthe use and, situation intended; and' 5. Will not create adverse impacts to other property(ies) in the vicinity ------}-0-5-5 -S-ou-th-G~ra-d-y-W-ay--'R-e-n-to-n-, w-as-h-in-g-to-n-9-8-05-5-----~· ~ * This paper contains 500/; recycled material, 30% post consumer AHEAD OF THE CURVE April Harr September 26, 2005 Page 2 of2 In order to determine whether your proposed modification complies with the above requirements, you would need to submit a written request for the approval along with two scaled site plan drawings showing the original and proposed parking layouts. In your written request, please show how the modification requests adhere to each of the listed requirements. You may submit your proposed revisions to Laureen Nicolay, Development Services Division, 1055 S Grady Way, Renton, WA 98055. There is no fee for the modification request. Please feel free to contact Laureen Nicolay or myself at 425-430-7233 should you have any questions regarding this letter. Sincerely, Derek R. Jordan Development Services Divisi~llc" cc: File No. LUA04-021 Jennifer Henning Neil Watts .~. : _of • . i;~,\t I I I I I 1 ,/-r-O .--4---NMN 45-~ (1)~ (~) *,",P /tl) H. (,0 1:;,.,51. ~ q[f;/¢'. f!;f."PU-o • .--1---I<tIW/V~ e~·(f. kfk, 1WJ..u,. ~ 4/'M.. (MT'b ....-............... ----........ ---6. N 88"36'35-W i -;+ ,. +J 0.('5 ~ ....z... ~j~T~ jill'" - -cw6 ~ ~ ¢=> l' ~ + ....:. , ~ Mt m.8. i - ~it ---+t t--.8.1t -1 t--M C ~ ~~ - ) - 0.( L.-I ~ ct[U~CI~\~CI~IJ~i _~ • ¢=> ~ -a -----1_ .. _( _ .. _ .. _ .. _ .. _ .. ~8IrJ6·36·.W _3OaBl ~ 1 --,- J ~ PROPOSED PLANTER , ISLAND \ ~I r-DASHED LINES INDICA1E APPROVED CURB \ I CUT SIZE AND LOCATION :& .. SW 43RO-Sr.\-~ .. :i~~, ,-:~~." :ASEMENT-- N6 PARC.EL N R C.OURT C.AUSE -08111-1 l[~G~---[J . :.: ... :\': ..... . ~ 1l8'4lI'4J" W 16M.58'(M) 1684.66'( ID~ ~A(., tJf('GId ~ -lJ-;-~f~;-Jr ~ .... REVIS/()N . . Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, W A 98055 CITY OF RENTON DT PAGE001 OF 007 01/13/2005 09:43 KING COUNTY. lolA 26.00 BILL OF SALE I Proj Name: IDC Oakesdale, LLei-operty Tax Parcel Number:362304-39¥~ & ProjectFile#: U040187 Street Intersection: Address: S.W. 43rd St. Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s): Grantee(s):.. . . 1. IDe Oakesdale, LLC L City of Renton, a Municipal Corporation 2. The Grantor, as named above, for, and in consideration of mutual benefits~ hereby grants, bargains, sells and. delivers to.the Grantee, as named above, the following described personal proPerty: . ',,, '.. ....:, WATER SYSTEM: 1 1 SANITARY SEWER SYSTEM: Length STORM DRAINAGE SYSTEM: Length L.F. of L.F. of L.F. of each of .each of. each of L.F. of L.F. of L.F. of each of each of each of L.F. of L.F. of L.F. of each of each of each of ~: .... .-.. . '. .. ~ .. .' . " D. • Water Main ... " Water Main " Water Main 10"; " Gate Valves "-! " Gate Valves Fire Hydrant Assemblies .-. . Type __ -,-__ " Sewer Main _____ " Sewer Main _____ " Sewer Main =--=--=-~-----------:: g:::~!~~ ~:~~~:~: _____ " Lift Stations Storm Main Storm Main Storm Main Storm Inlet/Outlet Storm Catch Basin Manhole STREET IMPROVMENTS: (Including Curb, Gutter, Sidewalk, Asphalt Pavement) Curb, Gutter, Sidewalk L.F. Asphalt Pavement: SY or L. F. of ____ Width STREET LIGHTING: # ofPoles ______ _ By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and fNery person or persons, whomsoever, lawfully claiming or to claim the same. This conveyance shall bind the heirs, executors, administrators and assigns forfNer. O:\Forms\PBPW\BILLSALE2.DOC\bh Page 1 .. i IN WI~SS WHEREOF, said Grantor has caused this instrument to be executed this?! day of 1Ze..f,20Qj z(:(~ U~~r.-- Notary Seal must be within box INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that ---------- ___________________________________ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary~rinQ ____________________________ __ My appointment expires: ____________ _ Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT Notary Seai must be within box STATE OF WASHINGTON) SS .-.'. ~ (, Notary Seal must be within box ,"""'''' \\ ... ' V S 'II .... ;~~Sl ·0,-'" :&v ............ r~ 'I ff ~ .. ~sS\ON ~-t;;.,~, , . ~ ;;-:: ... 't)'~ ! /8 ~OTA~y ~\ ~ ~: _._ tJ>: ~ ., . . '" ., • • ill ~ (J) \ PUBUC ,.: ~ ; ~ ~ '. .. 0 : ''Y ... '. 9 '" " ~ -\'~ ····.:~:.9.~···· (;. .i· '",~': WA$~\,!"''''' \\\\\"""",,,, O:\FoIms\PBPW\BILLSALE2.Doabh COUNTY OF KING .) . I c~rtify that I know or have sati~fa(;tory evidence that ---,--~ ___ ;----'-'-'---__ __ ,--___ -,----:-__ --------,---__:_-----,---,--signed this instrument; on oath stated that he/shelthey was/were authorized to execute the. inStrument imd .' acknowledged it as the and .'--__ ~--'-~--'-- of' ,. to be the free,andvoluntary act of such' party/parties for the uses and purposes mentioned in the instrument. . Nqtary Public in and for the State of Washington Notary ~rint) ___ .,----___ ---------. My appointment expires: ____________ _ Dated: CORPORATE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS : .- COUNTY OF KING ) On this ~ day of Dt L , 20 t:l-f , before me personally appeared e iC htl rd (; '" yY\ ~d to me known to be Y}1u.nti~i rlk\ me r{j\{jur of the corporation that executed the witllin inJn;ment, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrumt and that the seal affixed i~ the corporate seal of said corporation. ! 'J .... J \ "-::. -' ' C/ ~ " Notary Public in and for the Sta of Washington Notary ~rint) Bt--+5ij <::;. D,!1--t?.y My appointment e:q>ires:_Q-l-l-/4L..LB...::Z'-,:' S'----_____ _ Dated:' '6 Ie Page 2 Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 WATER UTILITY EASEMENT L C-( 11--0 <( __ ();;L, \1,"'1""""" 2005031600.,-!24 CITY OF REN~~ EAS ~~,~r,C~O'U~NTY ,a~~" KING • Property Tax Parcel Number:362304-9045 & 362304-9110 Project File #: U040187 Street Intersection or Project Name: IDC Oakesdale, LLC Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s): Grantee(s): 1. IDC Oakesdale, LLC 1. City of Renton, a Municipal Corporation 2. The Grantor(s), as named above, for and in consideration of mutual benefits, do by these presents, grant, bargain, sell, convey, and warrant unto the above named Grantee, its successors and assigns, an easement for public water line with necessary appurtenances over, under, through, across and upon the following described property (the right-of-way) in King County, Washington, more particularly described as follows: . A portion ofthe Northeast Quarter of Section 36, Township 23 North, Range 4 East, W.M. in the City of Renton, King County, Washington. ~o5 -OOO't IOS66.006.doc\ Page I FORM 03 0009lbhl For the purpose of constructing, reconstructing, installing, repairing, replacing, enlarging, operating and maintaining Water Line utilities and utility pipelines, together with the right of ingress and egress thereto without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefor. Following the initial construction of its facilities, Grantee may from time to time construct such additional facilities as it may require. This easement is granted subject to the following terms and conditions: I. The Grantee shall, upon completion of any work within the property covered by the easement, restore the surface of the easement, and any private improvements disturbed or destroyed during execution of the work, as nearly as practicable to the condition they were in immediately before commencement of the work or entry by the Grantee. 2. Grantor shall retain the right to use the surface ofthe easement as long as such use does not interfere with the easement rights granted to the Grantee. Grantor shall not, however, have the right to: a. Erect or maintain any buildings or structures within the easement; or b. Plant trees, shrubs or vegetation having deep root patterns which may cause damage to or interfere with the utilities to be placed within the easement by the Grantee; or c. Develop, landscape, or beautify the easement area in any way which would unreasonably increase the costs to the Grantee of restoring the easement area and any private improvements therein. d. Dig, tunnel or perform other forms of construction activities on the property which would disturb the compaction or unearth Grantee's facilities on the right-of-way, or endanger the lateral support facilities. e. Blast within fifteen (15) feet of the right-of-way. This easement shall run with the land described herein, and shall be binding upon the parties, their heirs, successors in interest and assigns. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons, whomsoever, lawfully claiming or to claim the same. This conveyance shall bind the heirs, executors, administrators and assigns forever. fi., IN WI7S ~EREOF, said Grant'lr has caused this instrument to be executed this Z i)'day of Ve ~ 20Q.i-. 7~c27~C- INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) SS 10566.006.doc\ COUNTY OF KING ) I certify that I know or have satisfactory evidence that _________ _ --,,--_________________ signed this instrument and acknowledged it to be hislher/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print). _______________ _ My appointment expires: _____________ _ Dated: Page 2 FORM 03 0009/bh/ .. Notary Seal must be within box Notary Seal must be within box Notary Seal must be within box INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that _________ _ ______________ -.,._-,--__ signed this instrument and acknowledged it to be hislher/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) ______________ _ My appointment expires: _____________ _ Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that _________ _ __ -:-_-:--:--:-::--__ -,--__ --:------:----: ___ signed this instrument, on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and ___ ---::_-:-__ _ of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print). _______________ _ My appointment expires:. _____________ _ Dated: CORPORATE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNTY OF KING ) On this _--=-=-U;:"c'f --""-'""""--'--__ -', W -' before me personally appeared _-'~~~~~~~~-r~~~ _______ -:--__ tomeknownto be of the corporation that executed the WI in i trument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation . ., Notary Public i I and for the S te of Washington Notary (Print) &t?j S. ~e-f My appointment expires: tl ]tii'fDS Dated: (",')../;;lg/CLf------'-'----'-=-=------- P:\I 00005\1 0566\wordproc\docs\1 0566.006.doc\ Page 3 FORM 03 0008/bh/ EXHIBIT "A" LEGAL DESCRIPTION WATERLINE EASEMENT An easement over, under, and across Parcel N, City of Renton Lot Line Adjustment No. LUA-98-027-LLA, recorded under Recording No. 9809239001, Records of King County, Washington, described as follows: COMMENCING at the Southwest corner of said Parcel N; THENCE North 01 0 11' 17" East, 285.28 feet along the West line of said parcel to the TRUE POINT OF BEGINNING; THENCE CONTINUING along said West line North 01 0 11' 17" East, 15.00 feet; THENCE South 880 48' 43" East, 130.77 feet; THENCE South 01 0 11' 17" West, 32.28 feet; THENCE North 880 48' 43" West, 34.74 feet; THENCE North 01 0 11' 17" East, 17.28 feet; THENCE North 880 48' 43" West, 96.03 feet to the TRUE POINT OF BEGINNING. A portion of the Northeast Quarter of Section 36, Township 23 North, Range 4 East, W.M. in the City of Renton, King County, Washington. All situate in the Northeast quarter of Section 36, Township 23 North, Range 4 East, Willamette Meridian, in the City of Renton, Washington. Project Name: Oakesdale Business Park November 2, 2004 Revised: December 16, 2004 DJS/jss 10566L.002.doc --4: - ... EXHIBIT wB w -=--- l r=- LINE TABLE LINE TABLE h;;:IS§I LINE LENGTH BEARING LINE LENGTH BEARING L1 36.94 N65·23'35"E L9 96.03 SSS· 4S' 43"E 1"=120' L2 9S.S2 N6TOS'35"E L10 17.28 50,.,1 '17"W L3 96.9S Nn·OS'35"E L 11 34.74 N8S· 4S' 43"W L4 99.65 N84·23'35"E L12 32.2S NO,., 1 '17"E L5 100.75 N74·0S'35"E L13 130.77 SSS·4S'43"E L6 100.09 NSO·OS'35"E L14 15.00 N01·11'17"E ~ L7 92.44 N7S3S'35"E LS 0.64 SD",,',,"W ~' O~ CR L6 ~ SPf\\~GBf\O L':> -~ L4 _/ ~ -~ I _ 0 ___ 0 v ~ e-~ t1) N )-\-, ~ ~ SHORELINE I"') I_ . SETBACK w ~ WATERLINE LINE r--~ ~ EASEMENT -en ~ ~ L13 v ;.... .....: 0 L14 -'" L~S r--v z w t1) -l L 11 N r--.....: ~ r---! I"') ~ i ~ . ~ w PARCEL N 0 0 PARCEL H 0 r--Co LUA-9S-027-LLA z LUA-9S-027 -LLA c:i N I"') -N t1) ~ co ~ 0 N W Z r-- -~ ~ ;.... 0 Z \ -30S.82' 203.0S' --..!,--S6.92' I N 88·36'35" W 511.90' "'-LS File: P:\ 1 OOOOs\ 1 0566\survey\ 1 0566EX2.dwg Dote/Time: 12/15/2004 16:26 Scale: 1 = 120 kmoson Xrefs: Scale: For: Job Number Horizontal 1"=120' Vertical COLLINS 10566 ~GHA(J~ 18215 72ND AVENUE SOUTH WOERMAN KENT, WA 98032 Sheet ~. (425)251-6222 Title: -5-(425)251-8782 FAX ~ # CIVIL ENGINEERING, LAND WATERLINE ~ /?-PLANNING, SURVEYING, EASEMENT EXHIBIT 1 of_1_ ~I\tENG# ENVIRONMENTAL SERVICES DesiQned Drawn pew I Checked DJS I Approved DJS I Date 11-01-04 CITY OF RENTON PLANNING I BUILDING I PUBLIC WORKS MEMORANDUM Date: April 29, 2005 To: City Clerk's Office From: Stacy M. Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: IDC Medical Office Building LUA (file) Number: LUA-04-021, SA-A, SM, ECF Cross-References: PROJ040418 AKA's: Project Manager: Susan Fiala Acceptance Date: February 27, 2004 Applicant: Independent Development Co. (a.k.a Triple G Holdings, LLC) Owner: Independent Development Co. (a.k.a Triple G Holdings, LLC) Contact: April Harr & Phil Giuntoli PID Number: 3623049109; 3623049045; 3623049110 ERC Decision Date: March 23, 2004 ERC Appeal Date: April 12, 2004 Administrative Approval: March 23, 2004 Appeal Period Ends: April 12, 2004 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval and a Shoreline Substantial Development permit for the construction of a three- story, 60,420 sq. ft. medical office building. The three-parcel, 9.6 acre site is zoned Commercial Arterial (CA) and is vacant. Primary access would be provided from SW 43rd St. Approximately 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development. Due to the site's soil type and seismic zone, the building is proposed to be supported on a pile foundation system. The project also includes the installation of landscaping, pedestrian walkways and necessary utility and street improvements. The applicant is requesting modifications to the parking and driveway regulations. Location: NW Corner of SW 43rd Street & Oakesdale Avenue Comments: Mayor CITye-F RENTON PIanningIBuildinglPublic Works Department Gregg Zimmerman P .E., Administrator August 3, 2004 Ms. April Harr Collins Woerman 777 ~ 1 08th Ave. NE Ste. 400 Bellevue, WA 98004 Subject: Dear Ms. Harr: IDC Medical Office Building Phase I -Curb Cut Revision LUA-04-021, SA-A, ECF, SM In reply to your request for a revision to the proposed curb cut on SW 43rd St.we offer the following response. The east driveway on SW 43rd Street was· originally modified to 40 ft. in width as part 6f the site plan review process for the subject project. The request is to further modify the curb cut to a total width of 60 feet with the ingress and egress lanes divided by a twelve ft. wide planter island. This creates a formal and identifiable entrance to the site. Furthermore, the proposed curb cut maintains alignment with the curb cut directly . located on the south side of SW 43rd st. to .an existing office park .development. The wider curb cut would provide for "easier access to the site for both cars and larger trucks. The proposed curb cut would also contiilue. the pedestrian sidewalk by use of either striping or material change to highlight the two modes of circulation. In the event that operati~nal issues arise (Le. safety of turning .onlfrom SW 43rd St), the City of Renton has the. right to amend the turning movementsdf the curb cut (Le. right-in right-out). Additionally, please keep in mind that the proposed plant materials within the island are to m~intainalow full-growth height in order to keep site distances safe. The request for a revised curb cut is approved. The field revision is to be coordinated with the City of Renton Field InspeCtor. Please contact me at (425) 430:"7382 if you have any questions. sincer" ".. ~ ~~ Susan Fiala Senior Planner cc: ~ Independent Development Company-Attn: Richard Gumpert fOwner Kayren Kittrick/Jan IUian . . ~t~ ------l-=-OS=-S:-:S=-o-uth-:--G-ra-d-y-W.-ay---R-e-n-to-n,-w.-a-s-hi-ng-t-on-9S-0-SS------~ * This paper contains 500/0 recycled material, 30% post consumer AHEAD OF THE CURVE -'" -t WJ in i 1/ ,.... C'!. 7-~ ~ ::::. J : I ~ 01 • • = h-I 1 I ~1 ~ 12 1:3 ~ 1:3 z I 13 13 i ID=4lJ I tIJc(!J V ~ TT:T +-'1'. . "]l ~. A··( . '1 l ~ .,.1-. :, f' J OJ l r I / ¢::' ~ I I I I II ( I -,!}. I .1 ~ I I 1 I I 1"- I I l-f-1-r-r-Jl '!}'ll I ~ ,!}.if '!}'iJ '!}'if I'!}' if ,!}. II I ~ 1 ~ I I • l ~ • I ~12 ~ I I • ~~T I I I I I I I I I I ffTf I I t-...~ I 1 1 ilL -II II 25 I ~mm V I rv1 ~ I v::;~~~~ • I ---.............. -----6, ~ ~ I ~ ~ 12 PRopoSED PLANTER I ¢::' ft-• f DASHED LINES INDICATE APPROVED OJRB , ~ ~ I ISLAND\ ~ GUT SIZE AND LOCATION ~ --( II " ~": --:y 1'1 --]-""7 "~JII"3>" w 7JJ3::-----[ .-----N 88"36'35-W -A~ _.,-'-"-"-"-"-"-"-"-" ~ .. _ .. _ .. _ .. _ .. _ .. _ .. _}_ .. VIr-.~.-- . i-. -U _~r-r-" -.. -.. -.. -.. -.. - ~ ]~ \W"~ W~~~) ,. \ L--.7 ~} J~ ~ . '\ U (~\ ~~ J ~ ! ! A I ~'.' ."'''''~~ >:/ "-r'··''-. SW43RD 24'-0" "lcY 24'-0" "'--. --. _ .. -.' ."----60 1-0" :ASEMENT -fu~ N 88'48'4J" W 1684.68'(M) 1 N6 PARCEL N R GOURT GAUSE -OBI 11-/ II EXISTING DRIVEWAY U ID(' ~A~ ! I EXISTING U"IV<'"'" TI REVIS/~N CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 9th day of April, 2004, I deposited in the mails of the United States, a sealed envelope containing Shoreline Management Subst. Development documents. This information was sent to: Richard Grumpert Owner April Harr Contact Office of Attorney General Agency State Department of Ecology Agency --. (Signature of Sen .~.~'Ilf ,: •••••• ~ f" : ~ .. ~ ~ ! N01",q-'9 ~ ... ~ ~ ) SS ~ 0 : ... ).. ~! ~ ~ COUNTY OF KING ) ~ ~ \ ..oU8~~ ~} i I,~ •• ~ .. : , ,.-•• '<. •• ~ .. I certify that I know or have satisfactory evidence that Patrick Roduin \, o.It:···~:~? .. ··~O .f signed this instrument and acknowledged it to be his/her/their free and voluntary ~O\t.~H~~~· and . . . \\\\~", ... ", purposes mentioned In the Instrument. Dated: s1u-1o ¥ e of Washington Notary (Print): ____ ....IM!Ul:A:wBw.llVN.ulUKIlCAWlJMIlo!JCHwE.1JEF'--____________ _ My appointment expires: MY APPOINTMENT EXPIRF~ 1;.90.07 IDC Medical Office Building LUA-04-021, SM, ECF, SA-A April 9, 2004 , State Department of Ecology Northwest Regional Office 3190 160th Ave. SE Bellevue, WA 98008-5452 CITY <-J RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator SUBJECT: Shoreline Management Substantial Development Permit for File No. LUA-04;.021; SM, ECF, SA":A -IDC Medical Office Building To Whom It May Concern: Enclosed is the Shoreline Substantial Development Permit for the above referenced project. The permit was issued by the City of Renton on April 9, 2004. We are filing this action with the Department of Ecology and the Attorney General per WAC 173-14-090. Please review this permit and attachments and call me at (425) 430-7382 if you have any questions or need additional information. . . '. Sin. Gc.ee7rely.. .' . Q ~~~ Susan A. Fiala, AICP' . . Senior Planner Attachments: 1) Shoreline Permit 2) Master Application 3) Environmental Publication 4) Legal Description . 5) Site Plan -OHWM highlighted 6) ERC Determination 7) Environmental Checklist 8) Project Description 9) Administrative Report & Decision cc: Office of Attorney General City of Renton, Parks City of Renton, Utility Systems Applicant Parties of Record ~ -sSl'IlIHiJtr<:-c, (jle1eee-------:-1 O"-5::-C5:-:S""'o-u-th-G-r-ad-y-W-a y---R-e-n-to-n-, W-as-h-in-g-to-n-9-g-0-55-------R E N TON * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE ) , I" • CITY OF RENTON SHORELINE MANAGEMENT ACT OF 1971 PERMIT FOR SHORELINE MANAGEMENT SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT APPLICATION NO.: LUA-04-021, ECF, SM, SA-A DATE RECEIVED: February 25, 2004 DATE OF PUBLIC NOTICE: February 27,2004 DATE APPROVED: April 9, 2004 TYPE OF ACTION(S): [X] Substantial Development Permit [ ] Conditional Use Permit [ ] Variance Permit Pursuant to Chapter 90.98 RCW, the City of Renton has granted a permit for the IDC Medical Office Building: This action was taken on the following application: APPLICANT: PROJECT: DEVELOPMENT DESCRIPTION: Independent Development Company (aka Triple G Holdings, LLC) 742 1st St. South Kirkland, WA 98033 IDC Medical Office Building The applicant is proposing to construct a 60,420 sq. ft. medical office building and associated site improvements. The three story structure would be 50 feet in height and be outside of the 50 ft. buffer from the OHWM of Springbrook Creek as would the surface parking lots. Storm drainage runoff would be conveyed to an existing stormwater detention and water quality treatment faciltiy constructed as part of the Phase 1 Oakesdale Business Park. The subject shoreline is designated as an "urban" environment under the City's Shoreline Master Program which requires a 50 ft. setback for commercial development. Commercial developments are permitted within this designation provided the development provides reasonable public access to and along the water's edge. Springbrook Trail has been constructed along the north property line along the south side of Springbrook Creek. The trail has been constructed according to city standards to provide public access along the water's edge. LEGAL DESCRIPTION: SEC-TWNP-R: WITHIN SHORELINES OF: APPLICABLE MASTER PROGRAM: ShorelinDevPermit. doc See Attachment 'A'. 36-23N-4E . Springbrook Creek City of Renton Attachment 1) Shoreline Permit City of Renton PIBIPW Department • Shoreline Substantial Development Permit Page 20f2 The following section/page of the Master Program is applicable to the development: Section Description Page 4-3-090.J Urban Environment page 3-25 4-3-090.L Specific Use Regulations page 3-27 4-3-090.L.5 Commercial Development page 3-29 4-3-090.L.17 Trails Page 3-37 This permit is granted pursuant to the Shoreline Management Action of 1971 and pursuant to the following: 1. The issuance of a license under the Shoreline Management Act of 1971 shall not release the applicant from compliance with federal, state, and other permit requirements. 2. This permit may be rescinded pursuant to Section 14(7) of the Shoreline Management Act of 1971 in the event the permittee fails to comply with any condition hereof. 3. A construction permit shall riot be issued until twenty-one (21) days after approval by the City of Renton Development Services Division or until any review proceedings initiated within this twenty-one (21) day review period have been completed. cc: Attorney General's Office City of Renton, Plan Review (Kayren Kittrick) City of Renton, Surface Water Utility (Ron Straka) City of Renton, Parks (Leslie 8etlach) Applicant ShorelinDevPermit. doc , I Date ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-5IGNIFICANCE-MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PRo.JECT NAME: PRo.JECT NUMBER: LOCATION: DESCRIPTION: IDC MEDICAl OFFICE BUILDING LUA'()~21, ECF, SA·A NW CORNER OF SW 43" ST. & OAKESDAlE AVE. SW The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval and a Shorellne Substantial Development permit for the construction of 8 three- story, 60,420 sq. ft. medical office building. The three-parcel, 9.6 sae site Is zoned Commercial Arterial (CA) and Is vacant Primary access would be provided from SW 43rd St. Approximately 296 surface parking stalls would be provided. Springbrook Creek Is to the north and within 200 feet of the development. Due to the site's soU type and seismic zone, the building Is proposed to be supported on a pile foundation system. The project also Indudes the installation 01 landscaping. pedestrian walkways and necessary utility and street improvements. The appUcant Is requesting modifications to the parking and driveway regulations. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT . . Appeals of the land use decision must be filed in writing on or before 5:00 PM April 12, 2004. If no appeals are filed by this date, the action will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8·110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Include the project NUMBER when calling for proper file identification. CERTIFICATION I, Dere.-L J-;ro&h . , herebt. certify that ~ copies of the above document were posted by me in ~ conspicuous places on or nearby the described property on _....::3=----'.l.b.~~-_....:::O:::::..· '11-----_______ _ Signed:.,.--''-+' ......... ::''''>O<>"'P-n;.'--Z4-'-«--.::....! ......... ,'''''\\\\ ATTEST: SUbscribed~wom before me, a Notary~c, in and for th ........... '-(~ KAAf~:·~.. Washington residing i ~~ , on the ~ day of : ~ •••••••• '-'4.7... I, ....... =~9'-L.JIt~::,-=-~4L . :--~"'~CbS\ON .c::: •••• ~ ", .. J'-. ~ ......... ~ .. ~ ~ ; ~:'! _\OTAFl'-"$>''', ~ ~ :0 \"' r ~~ ~ , . ~.~ . ~ ~ : ~ ~ .ft \ PUBUC .... ~ ! 1 !of>, • • 0 .- \ ..,;.:·· .. ~'29-0: ... ··(§ .! '. ~ ........ ~~ - "'" OF: W"S-r. ........... .. \\\\'" ~~ ...... ""' MARILYN KAMCHEFF MY APl'OfNlMENT EXPIRES 6-29-07 ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRIPTION: IDC MEDICAL OFFICE BUILDING LUA-04-021, ECF, SA~A NW CORNER OF SW 43RD ST. & OAKESDALE AVE. SW . The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval and a Shoreline Substantial Development permit for the construction of a three- story, 60,420 sq. ft. medical office building. The three-parcel, 9.6 acre site is zoned Commercial Arterial (CA) and is vacant. Primary access would be provided from SW 43rd st. Approximately 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development. Due to the site's soil type and seismic zone, the building is proposed to be supported on a pile foundation system. The project also includes the installation of landscaping, pedestrian walkways and necessary utility and street improvements. The applicant is requesting modifications to the parking and driveway regulations. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the land use decision must be filed in writing on or before 5:00 PM April 12, 2004. If no appeals are filed by this date, the action will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. ~~'t . I: 't J. ... MTII • FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. . DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES & CONDITIONS APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: DESCRIPTION OF PROPOSAL: LEAD AGENCY: Conditions: LUA-04-021, ECF, SA-A IDC Medical Office Building Independent Development Company NW Corner of SW 43rd st. & Oakesdale Ave. SW The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval and a Shoreline SUbstantial Development permit for the construction of a three-story, 60,420 sq. ft. medical office building. The three-parcel, 9.6 acre site is zoned Commercial Arterial (CA) and is vacant. Primary access would be provided from SW 43rd St. Approximately 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development. Due to the site's soil type and seismic zone, the building is proposed to be supported on a pile foundation system. The project also includes the installation of landscaping, pedestrian walkways and necessary utility and street improvements. The applicant is requesting modifications to the parking and driveway regulations. The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall install a solid wood fence or other approved visual barrier along the west property line so as not to interfere with site distances and shall end at the point where the drive lane begins to curve at the north end. The fence shall be installed prior to the issuance of a temporary certificate of occupancy. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. 2. No additional curb cuts shall be allowed along the SW 43rd Street frontage for Parcels Nand H. 3. The applicant shall revise the site plan to locate and align the SW 43rd St. driveways as closely as possible to the curb cuts on the south side of same road prior to the issuance of construction permits. The satisfaction of this requirement is subject to the review and approval of Development Services. 4. The applicant shall submit a written description and a detailed drawing of the landscaping along the Springbrook Trail. Both items are to be submitted prior to the issuance of building permits for review and approval by the Development Services Project Manager and Parks Department. 5. The contractor shall repair any damage and restore Springbrook Trail to comply with City standards during and after site development. . Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Building 1. Currently the 1997 UBC is utilized. In July 2004, the 2003 IBC becomes effective. 2. The recommendations of the soils report shall be followed. Fire Department 1. Separate plans and permits are required for the installation of the fire alarm and sprinkler systems. 2. Provide a list of any flammable, combustible liquids or hazardous chemicals to be used or stored on site. Plan Review -Sanitary Sewer 1. The Sewer System Development Charges are based on a rate of $0.126 x the total square feet of the building site. Estimated fees based on the entire site plan is $52,746.12 (418,620 sq. feet x $0.126). Payment of fees will be required prior to issuance of building permit. 2. A sanitary sewer extension is not required to serve the site. 3. If food preparation facilities are proposed, a grease trap or grease interceptor will be required. It is not apparent on the plans provided. 4. If final finished floor elevation is below 25 feet, a "tideflex" or similar backflow device will be required to be installed. Please note on the construction plans. 5. If floor drains a re required by t he building department, the system shall be directed through an external 0 il water separator and will be required to be connected to the sanitary sewer. A separate plumbing permit will be required. Plan Review -Water 1. The Water System Development Charges are based on a rate of $0.213 x the total square feet of the building site. Estimated fees based on the entire site plan is $89,166.06 (418,620 sq. ft. x $0.213). Payment of fees will be required prior to issuance of building permit. 2. Preliminary fire flow required by the fire department is 1,750 gpm. 3. Applicant must show the location of all existing hydrants to be counted for this project. One hydrant shall be within 150 feet and one additional shall be within 300 feet of the structure. 4. Existing hydrants to be counted, as fire protection shall be retrofitted with a quick disconnect Storz fitting if not already installed. Note on plan if required. 5. A water main extension is required to serve the site. It is shown on the plans. Dead end lines are discouraged whenever possible. 6. Fire sprinkler systems are required. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly to the fire sprinkler systems. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Civil plans show location of device and should note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. 7. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required. 8. This building exceeds 30 feet in height. A backflow device to be installed on domestic water meter. Plan Review -Surface Water 1. The Surface Water System Development Charges are based on a rate of $0.249 x the total square feet of the new impervious surface area of the site. Estimated fees based on the entire site plan is $78,177.29 (313,965 sq. ft. x $0.183). Payment of fees will be required prior to issuance of building permit. 2. A drainage report has been submitted and reviewed. The drainage report complies with the requirements for detention and water quality design per the 1990 KCSWDM. Applicant proposes to discharge surface water into existing facility just east of the site. 3. An erosion control plan will be required. 4. This project lies within the City's 100 year flood zone. Applicant will be required to ;:,ubmit a flood elevation certificate. Finished floor shall be one foot above the 100 year flood elevation. Plan Review -Transportation 1. A traffic study has been submitted and is currently under review. No major traffic impacts are antiCipated as a result of this project. 2. SW 43rd Street is currently in the City's five-year moratorium as this street was recently overlaid. Section 9, New Street and Recent Overlay requirements outlined in the City's Trench Restoration and Street Overlay Standards will apply. Plan Review -Miscellaneous 1. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. 2. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 3. Rockeries or walls to be constructed greater than 4 feet in height will require a separate building permit and the following note shall be added to the civil plans: "Rockeries greater than 4 feet in height will require a separate building permit. A licensed engineer with geo-technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project. " Plan Review -General 1. All plans shall conform to the Renton Drafting Standards 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 3. Separate permits for side sewers, water meters, landscape irrigation meter and any backflow devices will be required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 4. Applicant shall be responsible for securing all necessary easements for utilities and/or street improvements. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: DESCRIPTION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: LUA-04-021, ECF, SA-A IDC Medical Office Building Independent Development Company NW Corner of SW 43rd St. & Oakesdale Ave. SW The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval and a Shoreline Substantial Development permit for the construction of a three-story, 60,420 sq. ft. medical office building. The three-parcel, 9.6 acre site is zoned Commercial Arterial (CA) and is vacant. Primary access would be provided from SW 43rd St. Approximately 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development. Due to the site's soil type and seismic zone, the building is proposed to be supported on a pile foundation system. The project also includes the installation of landscaping, pedestrian walkways and necessary utility and street improvements. The applicant is requesting modifications to the parking and driveway regulations. The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. 2. The applicant shall pay the appropriate Transportation Mitigation Fee based on $75.00 per each new average daily trip associated with the project. The fee shall be paid prior to the issuance of building permits. 3. The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per square foot of building area. The fee shall be paid prior to the issuance of building permits. Kathy Keolker-Wheeler, Mayor . March 25, 2004 April Harrand Phil Giuntoli CollinsWoeiman 777108th Ave. NE Ste. 400 Bellevue', WA 98004 SUBJECT: IDC Medical Office Building LUA-04-021, ECF, SA~A Dear Ms. Harr & ML Giuntoli: CITY L~~ RENTON PlanniIi.glBuildinglPliblic Works Department GreggZimmerman P.E.;Administrator . . This letter is written on behalf of the Environmental, Review Committee (ERC) and is to advise you that they have completed their review cif the ,subject . project.. The ERC issued a threshold Determination of . Non-Significailce-Mitigatedwith Mitigation Measures. Please refer to the enclosed Mitigation Measures .. ' . document The Development Service Qirector; on March24,2004j approved the Site Plan with four (4) . conditions. Please refer to the staff report and decision enclosed. '. ". ."...;' .. '. Appeals of the land use deciSion r'l)ust' be filed in writing 0,:", or b~fcire5:00 PM Apl"il12,2004. If n9 appeals are filed by this date, the, action will become final. ApPElal~ must be filed in.~riting together with 'the required $75.00 application fee with:' Hearillg, Examiner, City of ~enton, 1 055 South Grady Way, . 'Renton; WA 98055. Appeals to the Examiner are governed by City of REm ton Municipal Code Section 4- 8-110.E.Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430~651 O .• ' ~ .' .' .' . , . If the Environmental Determination is appealed, a public hearing date will be set and allpartiesnotifjed: The preceding information will assist you-inplai1nirig for implementation of your projectandenable.you to . . ,exerCise your appeal rights more fully, if you choose to do so'. "'If you have any questions or desire clarification of the above, please call me at (425}430~7382. Sw~anFiala Senior Planner P\li~~'UTlmittee, cc: .' Independent Development. Company fOwner Enclosure -...,;-----1-0-5-5 -So-'-u-th-G-r~a-dy-W,-ay---R-e-n-to-n-", W,-as-h-in-gt-o-n-9-g-05-S------~ .. * This paper contains 50% recycled material, 30% posIci:msumer AHEAD OF THE CURVE APPLICATION NO(S): APPLICANT: PROJECT NAME: CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) LUA04-021, ECF, SA-A Independent Development Company (a.k.a. Triple G Holdings, LLC) IDC Medical Office Building DESCRIPTION OF PROPOSAL: The a pplicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval and a Shoreline Substantial Development permit for the construction of a three-story, 60,420 sq. ft. medical office building. The three- parcel, 9.6 acre site is zoned Commercial Arterial (CA) and is vacant. Primary access would be provided from SW 43rd St. Approximately 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development. Due to the site's soil type and seismic zone, the building is proposed to be supported on a pile foundation system. The project also includes the installation of landscaping, pedestrian walkways and necessary utility and street improvements. The applicant is requesting modifications to the parking and driveway regulations. LOCATION OF PROPOSAL: NW Corner of SW 43rd St. & Oakesdale Ave. SW LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the land use decision must be filed in writing on or before 5:00 PM April 12, 2004. If no appeals are filed by this date, the action will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: March 29, 2004 DATE OF DECISION: March 23, 2004 SIGNATURES: ~f!tl~!:;;fr.;joyerv<19 2,iMK4~D~E st't3(otj Department of PI n ·ng/Building/Public Works Dennis Culp, Administrator DAT I ~ Rent n Fire Department , Kathy Keolker-Wheeler, Mayor PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator' March 25, 2004 Washington State Department of Ecology Environmental Review Section PO' Box 47703 Olympia, WA 98504-7703 Subject, Environmental Determinations " Transmitted herewith is a copy of the EnvironmentaLDeterminatiori for the following project reviewed by . the Environmental Review Committee (ERC) on March 23,2004: ' ' DETERMINAllONOF NON-$IGNIFICANCE-MITIGATED PROJECT NAME: IDC Medical QfficeBuiiding PROJECT NUMBER: LUA-04-021, ECF, SA-A ' LOCATION: :NW Cother of SW 43rd St. & Qakesdale Ave. SW . ' , DESCRIPTION: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval and a ShorelineSjJbstantialPevelopment permit for the construCtion of a three-story, 60,420 sq. ft. medical office bUilding;!The three-parcel,9.6 acre site, is zoned Commercial Arterial (CA) and isvabantPrimary'a~cess would be provided from SW 43rd St.. Approximately 296 surface parkingst~lIswo~ld be'provided; Springbrook Creek is to the north and within 200 feet of the developmehtDuetothe site's soil type and seismic zone,the , building is proposed to be supported biiapile fc)'undation system. The project also includes the installation of landscaping, pedestrianw,alkwaysand. necessary utility and streetimprcivements. The applicant is requesting modifications to the parkitig ahd drivewaY regulations. Appeals of the land use decision must be filed in writing on or before 5:00 PM April 12,2004. If no , appe~ls are filed by this date, the action will become final. .Appealsn:H.lst be. filed in writing together with the required $75.00 application fee with: Hearing Examiner; Cityof Renton, 1055 South Grady, Way, ' Renton, WA 98055. Appeals tothe Examiner are governed by City of Renton Municipal Code Section 4-, 8-110.E. Additional information regarding the appeaiprocess may be obtained from-the Renton City Clerk's Office; (425) 430-6510. ' If you have questions, please call meat (425) 430-7382 For the Environmental Review Committee, Susan Fiala Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F Dietzman, Department of Natural Resources WSDOT, Northwest R~gion Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) ~E~n~clo~s'~'re~~~~ __ ~--------------------~---'~RE' N' 'TO' N', ' 1055 South Grady Way -Renton, Washington 98055 * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE l CONCUR~~~ DATE 3/2' ." t,.' t.ME I "'.\!lTIAUDATE REPORT City of Renton '5.FIAL.w:\ "~ ~:Z~ Department of Planning / Building / Public Works S 1\Q}J.l1tJe Ilff){ -5 28 (61 & ~.WA""'S XJR.W"3,~-,ujt DECISION ENVIRONMENTAL REVIEW & ADMINISTRA TIVE LAND USE ACTION DECISION DA TE: March 26, 2004 Project Name: IDC Medical Office Building Owner/Applicant: Independent Development Company (a.k.a. Triple G Holdings, LLC) 742 1st Street South Kirkland, WA 98033 Contact: April Harr and Phil Giuntoli, CollinsWoerman 777 108th Ave. NE Ste. 400 Bellevue, WA 98004 File Number: LUA-04-021, ECF, SA-A Project Manager: Susan A. Fiala, AICP Project Description: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval and a Shoreline SUbstantial Development permit for the construction of a three-story, 60,420 sq. ft. medical office building. The three-parcel, 9.6 acre site is zoned Commercial Arterial (CA) and is vacant. Primary access would be provided from SW 43rd St. Approximately 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development. Due to the site's soil type and seismic zone, the building is proposed to be supported on a pile foundation system. The project also includes the installation of landscaping, pedestrian walkways and necessary utility and street improvements. The applicant is requesting modifications to the parking and driveway regulations. Continued on next page Project Location: NW Corner of SW 43rd St. & Oakesdale Ave. SW Exist. Bldg. Area: N/A Proposed New Bldg. Area: 60,240 sq. ft. Site Area: 418,620 sq. ft. (9.61 acres-gross) Project Location Map saercrpCMOB.doc .. STA TE OF WASHINGTON, COUNTY OF KING } AFFIDA VIT OF PUBLICATION PUBLIC NOTICE Lily Nguyen, being first duly sworn on oath that she is a Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Notice of Environmental Determination was published on Monday, 3129104 The full amount of the fee charged for said foregoing publication is the sum of $118.38 at the rate oJ)il1)5.50 per inch for the first publication and NIA per inch for eat)! fubs.equellt iJl'sertion. __ Lily Nguyen Legal Adve(tising Representative, King County Journal SU'Aibe~ ; ld sworn to me this 291h day of March, 2004. . NOTICE OF ENVIR-ONMENTALi 'SW.-Tl1e--tliree-parcel, 9.6 acre' DETERMINATION I site is zoned Commercial ENVIRONMENTAL REVIEW I I Arterial (CA) and is vacant. COMMITTEE Primary access would be RENTON, WASHINGTON I provided from SW 43rd St. The Environmental Review . Approximately 296 surface . Committee has' issued a parking stalls would be provided. , iDetermination of Non-Significance-. Springbrook Creek is to the . IMitigated for the following project i north and within 200 feet of the under the authority of the Renton development. Due to the site's IMunicipal" Code. : soil type and seismic zone, the I IDC MEDICAL OFFICE building is proposed to be BUILDING supported on a pile foundation , LUA-04-021, SA-A, SM, ECF system. The project also includes The applicant is requesting the installation of landscaping, Environmental (SEPAl Review, pedestrian walkways and Administrative . Site -Plan riecessary utility and street approval and· a Shoreline improvements. The applicant is Substantial Development permit requesting' modifications to the for the construction of a three-parking and driveway story, 60,420 sq .. ft. medical office I I regulations. . : building at the NW corner of SW Appeals of the land use decision' I 43rd Street & Oakes<!l!le Ave. I I must" be filed in writing on or i . before 5:00 PM April 12, 2004. If, :no appeals are Iiled by this date, the' 'I action will become final. Appeals I must be filed in writing together: ,with the required $75.00 application! I fee with: Hearing Examiner, City of Renton, ,.1055 South Grady WaY,1 Renton, WA 98055. Appeals to the,! Examiner are governed by City of Renton Municipal Code Section 4-8-' InO.E. Additional information I ~ \\\\\\\\11111111/ \\\\ ~EAG 1111. lregarding the appeal process may be I obtainedt·,from the Renton City I !Clerk's Office, (425) 430-6510. . 'IPublished in the King County' .J.Qurnal March 29, 2004. #841.0_~ Tom A. Mea!!.her ::::-' tN, /-t", :I-'l, ~ ~ ';>-............ <;-9 'Z Notary Public for the State of Washington, Residing in Redmond, Wa,g1'l~'g~l\~\on E'<IJ,;;... % Ad Number: 841023 P.O. Number: ~J..../t "\"1\RY"'\ -S _ • 0 ... , \) \ 1"\ .-Cost of publishing this notice includes an affidavit surcharge. ~ i (.) '~_ Q -i z ~ ::. \ \\.): E ~ -::;~... PU~\. "/0 ~ ~ ;>... C)o •• ~ ~ ~ "1 '" MAY 7.. '1. ••• ~ "" ~ 1'/2' ............ lOX' ~ ~//III 0 F 'i'J ~ \\\\" I//Inll I 11\\\\\\ , / ). REPORT City of Renton & Department of Planning / Building / Public Works DECISION ENVIRONMENTAL REVIEW & ADMINISTRA TIVE LAND USE ACTION DECISION DA TE: March 26, 2004 Project Name: IDC Medical Office Building Owner/Applicant: Independent Development Company (a.k.a. Triple G Holdings, LLC) 742 1st Street South Kirkland, WA 98033 Contact: April Harr and Phil Giuntoli, CollinsWoerman 777 108th Ave. NE Ste. 400 Bell~vue, WA 98004 File Number: LUA-04-021, ECF, SA-A Project Manager: Susan A. Fiala, AICP Project Description: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval and a Shoreline Substantial Development permit for the construction of a three-story, 60,420 sq. ft. medical office building. The three-parcel, 9.6 acre site is zoned Commercial Arterial (CA) and is vacant. Primary access would be provided from SW 43rd St. Approximately 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development. Due to the site's soil type and seismic zone, the building is proposed to be supported on a pile foundation system. The project also includes the installation of landscaping, pedestrian walkways and necessary utility and street improvements. The applicant is requesting modifications to the parking and driveway regulations. Continued on next palle Project Location: NW Corner of SW 43rd St. & Oakesdale Ave. SW . Exist. Bldg. Area: N/A Proposed New Bldg. Area: 60;240 sq. ft. Site Area: 418,620 sq. ft. (9.61 acres-gross) Project Location Map saercrpCMOB.doc City of Renton PIBIPW Department IDC MEDICAL OFFICE BUILDING REPORT AND DECISION OF MARCH 26, 2004 Administrative Site Plan & Environn., .• al Review Committee Staff Report LUA-04-021, ECF, SA-A Page 2 of 13 II PART ONE: PROJECT DESCRIPTION/BACKGROUND The applicant is proposing to construct a three story medical office building on a three parcel, 9.6 acre, site. The three parcels include J, Hand N of the previously approved Oakesdale Business Campus (LUA 98-021). The site is located north of SW 43rd Street and west of Oakesdale Ave. SW. Springbrook Creek borders the site to the north, to the east is an eXisting retail strip and convenience store (7-11), to the west is a single family residence and across the street to the south is office development within the City of Kent. - The current proposal would be built as one phase. However, the applicant has indicated that the subject proposal is part of an overall master plan for the site which potentially includes additional office buildings, a structured parking garage and several retail/restaurant uses. The site is currently undeveloped except for the existing Springbrook Trail. The trail was constructed as a condition of a previous Shoreline Permit for the existing industrial development located on the north side of the creek. The purpose of constructing the trail on the south side within the 50 foot buffer as opposed to the industrial setback of 50 feet was to minimize disturbance and grading cuts into the creek banks. Access to the site would be via two driveways along SW 43rd Street and one existing driveway (through Parcel I containing the 7-11 store) to Oakesdale Ave. SW. Cross access easements between parcels exist or will be prepared. There would be 296 parking stalls located within surface parking lot areas. The applicant has requested a parking modification to increase the number of required parking spaces by eight (8) spaces. II PART TWO: ENVIRONMENTAL REVIEW A. Environmental Impacts In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth Impacts: The subject site can be described as relatively level with less than eight feet of elevation change within the limits of the proposed site improvements. The central portion of the site slopes gradually to the south-southeast at 5% or less. From the existing asphalt path located along the northern portion of the site to Springbrook Creek, the land slopes at an average 22% gradient. All existing vegetation is proposed to be removed including dense growths of blackberry brambles and brush. The applicant submitted a Geotechnical Report prepared by Earth Consultants, Inc., dated February 20, 2004 with the land use application. The report addressed soils, groundwater, seismic hazards, foundation systems and site preparation. The geotechnical report recommends that due the presence of very loose to loose and moderately to highly compressible soils underlying the site and the potential for liquefaction induced settlement at the ground surface, the medical office building should be supported on a pile foundation. The pile foundation could be either driven timber friction piles or augercast piles of which the applicant has indicated that augercast piles would be utilized for construction. Staff notes that if the applicant changes their pref~rence of using augercast pilings to a driven timber pile foundation, additional environmental review may be required to analyze noise and vibration impacts of the driven timbers. From review of potential seismic hazards, the report indicated that the potential for widespread liquefaction induced settlement is moderate to high and would occur in the very loose to loose silty sand and poorly graded sand underlying the site. The induced settlement could be from two to four inches and would not occur uniformly across the site. If the building is constructed as recommended in the report, on piles, the settlement would be negligible. If the building is constructed on slab-on-grade floors, differential settlement could occur. If liquefaction settlement of the slab-on-grade floors can not be tolerated, then the use of a pile supported structural slab should be used. saercrpt_MOB.doc City of Renton PIBIPW Department IDC MEDICAL OFFICE BUILDING REPORT AND DECISION OF MARCH 26, 2004 Administrative Site Plan & Environnk .,al Review Committee Staff Report LUA-04-021, ECF, SA-A Page 3 of 13 When the site exploration was conducted in January, 2004, the borings showed evidence of water bearing soils at ten feet below existing grade. During utility excavations, heavy groundwater seepage may be encountered in depths of six to ten feet below grade depending on the season construction work begins. Earthwork activities are estimated at 4,000 cubic yards of excavation and fill. No imported soils are anticipated for the project, except for bedding materials where required. The applicant is proposing to utilize TESCP measures as required to comply with code. In order to reduce the potential for erosion and control sedimentation, staff recommends additional mitigation to reduce potential erosion and sedimentation impacts to the site and to adjacent properties including that the project be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. Mitigation Measures: • The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. Policy Nexus: SEPA Environmental Regulations. 2. Surface Water Impacts: There are existing storm drainage facilities in SW 43rd Street. The applicant submitted a Surface Water Technical Information Report prepared by Barghausen Consulting Engineers Inc., dated June 26, 1998 and a Supplemental Storm Drainage Analysis Report dated February 20,2004. The supplemental report states that an existing stormwater detention and water quality treatment facility is in place and was designed for Phase I of the Oakesdale Business Park. The facility was sized according to the 1990 King County Surface Water Design Manual (KCSWDM) with a stormwater main line extending to serve all parcels within the subject project area. The report continues to state that the previous assumptions still exist for the site. It was previously assumed that the developed area would include 85% impervious surface and 15% pervious surface. The subject proposal would contain 75% impervious and 25% pervious surface; therefore meeting the design parameters of the existing storm facility. No additional stormwater facilities would be required except for on-site conveyance systems. Mitigation Measures: No further mitigation is recommended. Policy Nexus: N/A 3. AccessfTransportation Impacts: Access to the site is from SW 43rd St. and Oakesdale Ave. SW. There are street improvements fronting the parcels along both streets. Two driveways are proposed along SW 43rd St. and sharing an existing driveway located on the 7-11/strip retail development along Oakesdale Ave. SW to provide ingress and egress. A Traffic Impact Analysis was submitted with the application as prepared by JTE, Jake Traffic Engineering, Inc., dated February 19, 2004. The report reviewed existing conditions and projected Levels of Service (LOS) conditions at year 2009. The intersections of Oakesdale Ave. SW and SW 43rd St. and site access and SW 43rd St. were evaluated for the proposed development. The current LOS for the existing intersection is LOS C and the LOS for the horizon year 2009 with or without the project would be "D". The two site access points along SW 43rd St. would operate at varied LOS, depending on the turning movements. The proposed west site access is expected to operate at LOS B for eastbound left turn movements and LOS C for southbound movements. The proposed east driveway would operate at LOS B for eastbound left turn movements and LOS D for southbound turn movements. METRO Transit route #153 provides local bus service on SW 43rd St. A bus stop is located approximately one block from the proposed development. saercrpt_MOB.doc City of Renton PIBIPW Department IDC MEDICAL OFFICE BUILDING REPORT AND DECISION OF MARCH 26, 2004 Administrative Site Plan & Environn. .,al Review Committee Staff Report LUA-04-021, ECF, SA-A Page 4 of 13 The applicant is proposing to increase the width of the east driveway from the allowed width of 30 feet to 40 feet to provide space for separate left and right turn egress traffic. A modification to the driveway standards has been requested and is approved. Please see discussion in the site plan review. The proposal would result in an increase in traffic trips to the City's street system and, therefore, is required to pay a traffic mitigation fee. The Transportation Mitigation Fee is calculated at a rate of $75.00 per net new average daily trip associated with the project. The development is projected to generate 2,168 daily trips of which 91 are captured existing trips from the adjacent retail facilities and 238 are service delivery type trips that already exist in the site vicinity or people stopping by their doctor's office on their way home from work. Thus the medical office building would generate 1,839 (2,168 -91 -238 = 1,839) new daily trips to the City street system and 190 new PM peak hour trips. The fee for this proposal is estimated at $137,925. (1,839 daily trips x $75.00 = $137,925). The fee is payable prior to the issuance of building permits. Mitigation Measures: The applicant shall pay the appropriate Transportation Mitigation Fee based on a rate of $75.00 per each new average daily trip associated with the project. The fee shall be paid prior to the issuance of building permits. Policy Nexus: SEPA Environmental Regulations: Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 4. Fire Protection Impacts: Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide required improvements and fees. The proposal would add new construction to the City, which would potentially impact the City's Fire Emergency Services. Therefore, the applicant will be required to pay a Fire Mitigation Fee based on $0.52 per square foot of building area. The fee is estimated at $31,418.40 ($0.52 x 60,420 square feet) and is payable prior to the issuance of building permits. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per square foot of building square footage. The fee shall be paid prior to the issuance of building permits. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 5. Shorelines and Streams Impacts: The proposed development is within 200 feet of Springbrook Creek. Springbrook Creek is a shoreline of the State and regulated under the Shoreline Master Program. A Shoreline Substantial Development Permit will be required. The creek is designated as an "urban environment". The Shoreline Master Program requires a 50 feet setback for commercial uses, as measured from the ordinary high water mark (OHWM). The proposal would provide a 50 foot setback from the OHWM. The surface parking lots are outside of the setback as well as the proposed medical office building. Mitigation Measures: No further mitigation is recommended. Policy Nexus: N/A B. Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14 day Appeal Period. saercrpt_MOB.doc DETERMINATION OF XX NON -SIGNIFICANCE -MITIGA TED. XX Issue DNS-M with 14 day Appeal Period. , City of Renton PIBIPW Department IDC MEDICAL OFFICE BUILDING Administrative Site Plan & EnvironfTI". '(al Review Committee Staff Report LUA-04-021, ECF, SA-A REPORT AND DECISION OF MARCH 26, 2004 Page 5 of 13 C. Mitigation Measures 1. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume " of the 2001 Stormwater Management Manual. 2. The applicant shall pay the appropriate Transportation Mitigation Fee based on $75.00 per each new average daily trip associated with the project. The fee shall be paid prior to the issuance of building permits. 3. The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per square foot of building area. The fee shall be paid prior to the issuance of building permits. II PART THREE: ADMINISTRATIVE LAND USE ACTION -REPORT & DECISION This decision on the administrative land use action is made concurrently with the environmental determination. A. Type of Land Use Action XX Site Plan Review Shoreline Substantial Development Permit Conditional Use Binding Site Plan Special Permit for Grade & Fill Administrative Code Determination B. Exhibits The following exhibits were entered into the record: Exhibit NO.1: Yellow file containing: application, proof of posting and publication and other documentation Exhibit No.2: Exhibit NO.3: Exhibit No.4: Exhibit NO.5: Exhibit No.6: Exhibit NO.7: Exhibit NO.8: Exhibit NO.9: Exhibit No. 10: Exhibit No. 11: pertinent to this request. Sheet A 0.1: Neighborhood Detail Map (dated Feb. 25, 2004) Sheet A 1.0: Site Plan (dated March 15, 2004) Sheet A 1.1: Enlarged Site Plan -west (dated March 15, 2004) Sheet A 1.2: Enlarged Site Plan -east (dated March 15, 2004)0 Sheet A 2.1: First Floor Plan (dated Feb. 25, 2004) Sheet A 4.1: East and North Exterior Elevations (dated Feb. 25, 2004) Sheet A 4.2: West and South Exterior Elevations (dated Feb. 25, 2004) Sheet L.1: Planting Plan (dated March 15, 2004) Preliminary Grading, Drainage and Utility Plan (dated March 15,2004) Zoning Map, Sheet 12 East (dated March 11,2003) C. Consistency with Site Plan Criteria In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4-9-200.E of the Site Plan Ordinance, the following issues have been identified by City Departmental Reviewers and Divisional Reviewers: 1. Conformance with the comprehensive plan, its elements and policies; The subject site is designated Employment Area -Valley (EA-V) on the City's Comprehensive Plan Land Use Map. The purpose of EA-V is to provide for a mix of employment-based uses, including commercial, office and industrial development to support the economic development of the City of Renton. The proposal is consistent with the following policies intended to guide development in the EA-V land use designation: saercrpt_MOB.doc City of Renton PIBIPW Department IDC MEDICAL OFFICE BUILDING REPORT AND DECISION OF MARCH 26, 2004 Administrative Site Plan & Environn,_ .• al Review Committee Staff Report LUA-04-021, ECF, SA-A Page 6 of 13 Policy LU-212.1. Develop the Renton Valley and the Black River Valley areas as a place for a range and variety of commercial, office, and industrial uses. The proposal is a medical office building within the Green River Valley planning area. There would be 60,420 square feet of building area within the structure. Policy LU-212.3 -Development standards should promote an increased intensity and quality of development. The proposed medical office building would construct a 60,420 sq. ft. building on an undeveloped parcel of land thereby increasing the intensity of the land usage. Policy LU-212.9 -Commercial uses may be located in proximity to existing industrial uses when reasonable buffering between the uses can be accomplished and when adequate accommodation of deliveries and loading to industrial areas can be maintained. The office building would be south of the existing industrial uses. Springbrook Creek separates the two uses as well as the siting of the parking lots which furthers the industrial use from the proposal. . Policy LU-212.23 -Site design for office uses should consider ways of improving transit ridership through siting, locating of pedestrian amenities, walkways, parking, etc. A transit stop is located within one block of the subject site and pedestrian walkways are proposed to connect the building to the sidewalk located along SW 43rd Street. Policy LU-293 -Beautification and screening of parking lots should be encouraged through appropriate landscaping, fencing and berms. The 296 stall parking lot would include interior and perimeter landscaping including Flame Ash and Admirable Crabapple which as it matures should reduce the visual impact of the lot. 2. Conformance with existing land use regulations; The subject site is located in the Commercial Arterial (CA) zone as depicted on the City's Zoning Map. A variety of retail sales and services along high-volume traffic corridors, including medical offices and clinics, are permitted in the zone. The proposed medical office building would be an outright permitted use within the CA zone. The proposal's satisfaction of the applicable development standards of the CA zone are discussed below: Lot Coverage -The CA zone allows a maximum building coverage of 65% of the site area. The proposed building footprint of 20,140 sq. ft. on Parcel N which is 135,582 sq. ft. in area results in a building lot coverage of 14.9%. The proposed project complies with the code requirement for lot coverage. The remaining parcels designated for the parking lots and driveway are not included in the lot coverage calculation. Setbacks -The CA zone requires a minimum front building setback of 10 feet and no maximum setback from the street property line. The applicant is proposing a 59 foot front yard setback from SW 43rd Street. There are no side or rear yard setback requirements as the site does not abut a residentially zoned property. The setbacks are in compliance with the CA zone setback development standard. Landscaping -The CA zone requires a minimum 10 foot landscaped setback from all street frontages. The front of the site faces SW 43rd Street and would provide a 10 foot landscaped strip. The landscape plan depicts Himalayan Birch and Japanese White Pine within the strip along SW 43rd Street. Other trees and shrubs include: Galaxy Magnolia, Admirable Crabapple, Japanese Holly, various rhododendrons, and groundcovers. The total landscaped area excluding that within the public right-of- way is 120,278 sq. ft. There are no required side or rear landscaped strips as the property does not abut or is adjacent to residentially zoned properties. The east and west property lines abut properties designated Commercial Arterial (CA) and the north property line abuts Springbrook Creek which is across from land zoned Industrial Medium (1M). Additionally, the project is located in the Green River Valley Planning Area, development regulations require an additional 2% of natural landscaping to be provided. The area along Springbrook Creek provides 31,462 sq. ft. of natural landscaping for wildlife habitat. saercrpt_MOB.doc City of Renton PIBIPW Department IDC MEDICAL OFFICE BUILDING Administrative Site Plan & Environnk .• al Review Committee Staff Report LUA-04-021, ECF, SA-A REPORT AND DECISION OF MARCH 26, 2004 Page 7 of 13 All landscaped areas must be fully irrigated and be a minimum of five feet in width. All existing vegetation would be removed prior to construction. Building Height -The maximum building height permitted is 50 feet. The highest point of the building is 50 feet and thus is in compliance with the development standard. Parking -The parking regulations require a specific number of off-street parking stalls be provided based on the amount of square footage dedicated to certain uses. The applicant has requested a parking modification to increase the required number of parking spaces by eight (8). The following ratios would be applicable to the site: Use Ratio Re_qu ired/Provided Medical Office 5 spaces per 1,000 sq. ft. 280/288 Loading 1 space 1/1 ADA Accessible For total of 201-300: 7 required 7/7 TOTAL 288/296 Based on these requirements, 288 parking spaces would be required to meet code. The applicant proposes to provide 296 parking spaces. Of these 296 spaces, 10 spaces would be compact, one space would be for loading and seven spaces would be accessible within the surface parking areas. Additionally, with approval of this site plan, a parking modification pursuant to RMC 4-4-080.F.10 will also be granted for an increased number of parking spaces for eight (8) additional spaces. Screening -The CA zone requires roof top equipment to be enclosed in order to be shielded from view. Based on the elevations provided, the project would provide adequate screening of any roof top equipment. The dumpsterl recyclable enclosure would be required to be screened according to code and will be reviewed for compliance during building permit submit. 3. Mitigation of impacts to surrounding properties and uses; The proposed development of the site is not anticipated to impact adjacent properties and uses. The building has been sited to provide for code required setbacks from each property line and will provide landscaping. The property to the north and across Springbrook Creek is zoned Industrial Medium (1M) and is developed with industrial uses. The property to the west is a single family residence. To the east is an existing commercial retail strip and a convenience store, a 7-11 store, all zoned CA. To the south, across SW 43rd Street is an office park development in the City of Kent. The building is setback nearly 56 feet from the west property line. A two-way drive lane and a single drive lane are proposed to be located between the west property line and the building. No landscaping is proposed adjacent to the west property line which abuts the single family residence. Staff recommends as a condition of approval that a solid wood fence or other approved visual barrier be installed along the west property line so as not to interfere with site distances and shall end at the point where the drive lane begins to curve at the north end. According to code, parking lot lighting fixtures are to be non-glare and mounted no more than 25 feet above the ground. This is to help minimize the impact onto adjacent properties, specifically in this instance, the residence located to the west of the subject site. Potential short-term noise and traffic impacts would result from the initial construction of the project to adjacent properties. The applicant would be required to comply with existing code provisions that establish the allowed hours of construction activities for projects within 300 feet of residential uses to weekdays between the hours of 7:00 am and 8:00 pm. Construction activities are not permitted prior to 9:00 am on Saturdays and no work is permitted on Sundays. 4. Mitigation of impacts of the proposed site plan to the site; The scale, height and bulk of the building is appropriate for the site. The main entry faces to the east which is not the street frontage, however, the south elevation of the building would be fenestrated with many windows and both vertical and horizontal elements to break up the wall. The three story structure would be 50 feet at the highest point with the majority of the structure at a height of 44 feet as saercrpt_MOB.doc City of Renton PIBIPW Department IDC MEDICAL OFFICE BUILDING REPORT AND DECISION OF MARCH 26, 2004 Administrative Site Plan & Environn,~ .,al Review Committee Staff Report LUA-04-021, ECF, SA-A Page 8 of 13 measured to the top of the parapet. The footprint of the building is 20,140 sq. ft. with a total gross square footage of 60,420. . Pedestrian connections throughout the site would be provided to connect the main entry of the building to the public sidewalk and eastward through the parking lot. The passenger/patient loading and unloading area would be on the east side of the building where a canopy extends outward for 29 feet. Another passenger loading area would be located on the north side of the building for patients, deliveries, etc. so as not to conflict with the public entry on the east elevation. The proposal is not expected to adversely impact the site. The site is located within 200 feet of Springbrook Creek and construction would be outside the required 50 foot buffer from the OHWM. A paved pedestrian trail currently exists along the north portion of the site and would be maintained. Construction activities related to the initial development of the project would be required to utilize best management practices through code requirements for an approved Temporary Erosion and Sedimentation Control Plan (TESCP). 5. Conservation of area-wide property values; The proposed development is expected to conserve and possibly increase property values in the vicinity of the site. The development of the vacant site provides improvements to infrastructure and landscaping to an underutilized site. This building would be the first of several buildings to be located on the site in a campus-like setting. The development would potentially provide additional employment opportunities to the City. 6. Safety and efficiency of vehicle and pedestrian circulation; Vehicular access to the site is via SW 43rd Street and Oakesdale Ave. SW. Two ingress/egress driveways would be located on SW 43rd Street. The east driveway is depicted as 30 feet wide. However, the applicant has requested a modification to the development standard to increase the width to 40 feet to provide for turning movements. Transportation staff concurs with the recommendation to increase the width to 40 feet for the east driveway. It is also understood that at some future time, the site will be furthered developed as a campus. With this is mind, staff strongly encourages the applicant to design the 40 foot wide curb cut to address future development of the site. This could include dividing the turn lanes with a landscaped center median to create a formal and identifiable entrance to the site. An existing driveway on the 7-11/retail strip site along the SW 43rd St. frontage would also be utilized to gain access to the parking to the east. With the two new curb cuts and the existing curb cut, staff recommends as a condition of approval that no additional curb cuts be allowed onto SW 43rd St for Parcels Hand N. On the south side of SW 43rd St. an office park development exists which has several curb cuts onto SW 43rd St. Transportation staff indicates that the proposed driveways for the subject development should be aligned with those on the south side of the road to allow for safe use of the continuous left turn lane. It is also noted that the west drive would serve as a service/drive-up lane, however, staff recommends that the west driveway be relocated approximately 20 feet to the east to improve driveway operations on SW 43rd St. Staff recommends as a condition of approval that the applicant revise the SW 43rd St. driveways to align as closely as possible to those on the south side of SW 43rd Street. The applicant is also proposing to extend a drive lane from the parking lot to the east through the 7-11 site and exit onto Oakesdale Ave. SW. They also indicate that reciprocal access easements exist or will be prepared for the entire site which is under single ownership. The proposed development includes pedestrian linkages to the building entrance, as well as sufficient driveway entrances and interior vehicle circulation and parking. The organization of the building and site elements provides for adequate separation of each circulation mode. Construction truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the Development Guidelines Ordinance in order to avoid conflicts with peak hour traffic. The Traffic Planning Section will review construction-related impacts prior to issuing final construction permits. saercrpt_MOB.doc City of Renton PIBIPW Department IDC MEDICAL OFFICE BUILDING Administrative Site Plan & Environrrt~ .. Lal Review Committee Staff Report LUA-04-021, ECF, SA-A REPORT AND DECISION OF MARCH 26, 2004 Page 9 of 13 7. Provision of adequate light and air; The building is proposed to provide windows on all elevations to allow light to enter the building and air to circulate around the building. It is anticipated that shadows would not be cast on public areas nor would a wind-tunnel effect occur due to the siting and height of the proposed structure. Exterior onsite lighting, including security and parking lot lighting, would be regulated by code. Compliance with this code (RMC 4-4-075) ensures that all building lights are directed onto the building or the ground and can not trespass beyond the property lines. Staff does not anticipate that exterior lighting would become an issue due to the siting of the building and parking lot and the adjacent uses provided code requirements are met. 8. Mitigation of noise, odors and other harmful or unhealthy conditions; It is anticipated that the most significant noise, odor and other potentially harmful impacts would occur during the construction phase of the project. The applicant will be required to submit a Construction Mitigation Plan that provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. prior to any construction/building permits being issued. The proposed development does not appear that it would not generate any harmful or unhealthy conditions. After project completion, vehicular traffic activities typically generate some additional noise; however, thes~ levels would be those normally associated with office uses. 9. Availability of public services and facilities to accommodate the proposed use; and Fire Department and Police staff have indicated that the City's existing facilities and resources are adequate to accommodate the subject proposal, provided that the applicant pay the appropriate Fire Mitigation Fee. The City's Environmental Review Committee required the applicant to pay a Fire Mitigation Fee in the amount of $0.52 per square foot of building area. In addition, the City's Public Works department has indicated there are sufficient utilities in the area to serve this development and that the existing street system is adequate for this type of project provided that code required improvements are made and conditions are complied with. Several of the required improvements include: extending the water main; installing fire hydrants and Storz fittings. Please refer to Advisory Notes for all code required improvements. The Parks Department has indicated that the new parking areas will be within a couple of feet of the existing Springbrook Trail. They state that there is insufficient detail to determine whether the gravel shoulders will be impacted. Parks requires a minimum of two feet (2 ft.) of gravel shoulders located on each side of the asphalt trail. It also appears that there is no plan to revegetate the impacted area between the gravel shoulders and proposed parking lots. To ensure that impacts to the trail are minimized and any damage is corrected, staff recommends as a condition of approval that the applicant provide additional information including both a written description and a detailed drawing of the landscaping along the trail prior to the issuance of building permits. Also, any damage to the trail is to restored by the contractor to meet City standards. 10. Prevention of neighborhood deterioration and blight. The proposal would result in the development of a medical office building with coordinated site improvements including landscaping, parking, signage and lighting. It is anticipated that the facility would contribute to the Valley Area by developing a vacant site and providing investment in the area. No deterioration or blight is expected to occur as a result of this proposal. xx Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. saercrpt_MOB.doc City of Renton PIBIPW Department IDC MEDICAL OFFICE BUILDING REPORT AND DECISION OF MARCH 26, 2004 D. Findings Administrative Site Plan & Environn,~ .• al Review Committee Staff Report LUA-04-021, ECF, SA-A Page 10 of 13 Having reviewed the written record in the matter, the City now enters the following: 1. Request: The Applicant has requested Environmental (SEPA) Review and Administrative Site Plan Approval for the IDC Medical Office Building, File No. LUA-04-021, ECF, SA-A. 2. Environmental Review: The applicant's file containing the application, State Environmental Policy Act (SEPA) documentation, the comments from various City departments, the public notices requesting citizen comment and other pertinent documents was entered as Exhibit No.1. 3. Site Plan Review: The applicant's site plan application complies with the requirements for information for site plan review provided all advisory notes and conditions of approval are complied with. The applicant's site plan and other project drawings are entered as Exhibits No.2 through Exhibit No. 11. 4. Shoreline Substantial Development Permit: The project is required to obtain the permit following SEPA and Site Plan approvals. 5. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan land use designation of Employment Area -Valley (EA-V). 6. Zoning: The Site Plan as presented, complies with the zoning requirements and development standards of the Commercial Arterial (CA) zoning designation, provided all conditions of approval are satisfied. 7. Existing Land Use: Land uses surrounding the subject site include: single family residential -(CA) zoned property to the west, City of Kent -office park to the south, commercial retail to the east zoned (CA) and industrial park to the north zoned (1M). 8. Modifications to Parking and Driveways: The applicant's requests for eight additional parking spaces and a 40 foot wide driveway are approved provided conditions of approval are complied with. E. Conclusions 1. The subject proposal complies with the poliCies and codes of the City of Renton, provided all advisory notes and conditions of approval, if any, are complied with. 2. The proposal complies with the Comprehensive Plan deSignation of Employment Area -Valley (EA-V); and the Zoning designation of Commercial Arterial (CA). 3. Environmental (SEPA) review was conducted on the site in conjunction with the Administrative Site Plan Review application. F. Decision The Site Plan for the IDC Medical Office Building, File No. LUA-04-021, ECF, SA-A, is approved subject to the following conditions: 1. The applicant shall install a solid wood fence or other approved visual barrier along the west property line so as not to interfere with site distances and shall end at the point where the drive lane begins to curve at the north end. The fence shall be installed prior to the issuance of a temporary certificate of occupancy. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. 2. No additional curb cuts shall be allowed along the SW 43rd Street frontage for Parcels Nand H. 3. The applicant shall revise the site plan to locat~ and align the SW 43rd St. driveways as closely as possible to the curb cuts on the south side of same road prior to the issuance of construction permits. The satisfaction of this requirement is subject to the review and approval of Development Services. saercrpt_MOB.doc City of Renton PIBIPW Department IDC MEDICAL OFFICE BUILDING Administrative Site Plan & Environ",~ .• al Review Committee Staff Report LUA-04-021, ECF, SA-A REPORT AND DECISION OF MARCH 26, 2004 Page 11 of 13 4. The applicant shall submit a written description and a detailed drawing of the landscaping along the Springbrook Trail. Both items are to be submitted prior to the issuance of building permits for review and approval by the Development Services Project Manager and Parks Department. 5. The contractor shall repair any damage and restore Springbrook Trail to comply with City standards during and after site development. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SIGNATURES: ;UtAJ/ 24. 200Lj I Neil Watts, Development Services Director Date Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. ' Building 1. Currently the 1997 UBC is utilized. In July 2004, the 2003 IBC becomes effective. 2. The recommendations of the soils report shall be followed. Fire Department 1. Separate plans and permits are required for the installation of the fire alarm and sprinkler systems. 2. Provide a list of any flammable, combustible liquids or hazardous chemicals to be used or stored on site. Plan Review -Sanitarv Sewer 1. The Sewer System Development Charges are based on a rate of $0.126 x the total square feet of the building site. Estimated fees based on the entire site plan is $52,746.12 (418,620 sq. feet x $0.126). Payment of fees will be required prior to issuance of building permit. 2. A sanitary sewer extension is not required to serve the site. 3. If food preparation facilities are proposed, a grease trap or grease interceptor will be required. It is not apparent on the plans provided. 4. If final finished floor elevation is below 25 feet, a "tideflex" or similar backflow device will be required to be installed. Please note on the construction plans. 5. If floor drains are required by the building department, the system shall be directed through an external oil water separator and will be required to be connected to the sanitary sewer. A separate plumbing permit will be required. Plan Review -Water 1. The Water System Development Charges are based on a rate of $0.213 x the total square feet of the building site. Estimated fees based on the entire site plan is $89,166.06 (418,620 sq. ft. x $0.213). Payment of fees will be required prior to issuance of building permit. 2. Preliminary fire flow required by the fire department is 1,750 gpm. 3. Applicant must show the location of all existing hydrants to be counted for this project. One hydrant shall be within 150 feet and one additional shall be within 300 feet of the structure. 4. Existing hydrants to be counted, as fire protection shall be retrofitted with a quick disconnect Storz fitting if not already installed. Note on plan if required. 5. A water main extension is required to serve the site. It is shown on the plans. Dead end lines are discouraged whenever possible. 6. Fire sprinkler systems are required. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembl to the fire s rinkler s stems. All devices installed shall be er the saercrpt_MOB.doc City of Renton PIBIPW Department IDC MEDICAL OFFICE BUILDING Administrative Site Plan & Environ"' ..... ,al Review Committee Staff Report LUA-04-021, ECF, SA-A REPORT AND DECISION OF MARCH 26, 2004 Page 12 of 13 latest Department of Health "Approved List" of Backflow Prevention Devices. Civil plans show location of device and should note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. 7. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required. 8. This building exceeds 30 feet in height. A backflow device to be installed on domestic water meter. Plan Review -Surface Water 1. The Surface Water System Development Charges are based on a rate of $0.249 x the total square feet of the new impervious surface area of the site. Estimated fees based on the entire site plan is $78,177.29 (313,965 sq. ft. x $0.183). Payment of fees will be required prior to issuance of building permit. 2. A drainage report has been submitted and reviewed. The drainage report complies with the requirements for detention and water quality design per the 1990 KCSWDM. Applicant proposes to discharge surface water into existing facility just east of the site. 3. An erosion control plan will be required. 4. This project lies within the City's 100 year flood zone. Applicant will be required to submit a flood elevation certificate. Finished floor shall be one foot above the 100 year flood elevation. Plan Review -Transportation 1. A traffic study has been submitted and is currently under review. No major traffic impacts are anticipated as a result of this project. 2. SW 43rd Street is currently in the City's five-year moratorium as this street was re.cently overlaid. Section 9, New Street and Recent Overlay requirements outlined in the City's Trench Restoration and Street Overlay Standards will apply. Plan Review -Miscellaneous 1. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. 2. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 3. Rockeries or walls to be constructed greater than 4 feet in height will require a separate building permit and the following note shall be added to the civil plans: "Rockeries greater than 4 feet in height will require a separate building permit. A licensed engineer with geo- technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project. n Plan Review -General 1 . All plans shall conform to the Renton Drafting Standards 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 3. Separate permits for side sewers, water meters, landscape irrigation meter and any backflow devices will be required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the perm it system. 4. A licant shall be res onsible for securin all necessa easements for utilities and/or street im rovements. saercrpt_MOB.doc City of Renton PIBIPW Department IDC MEDICAL OFFICE BUILDING Administrative Site Plan & Environm ..... ,al Review Committee Staff Report LUA-04-021, ECF, SA-A REPORT AND DECISION OF MARCH 26, 2004 TRANSMITTED this 29th day of March, 2004 to the owner/applicant: Independent Development Company (a.k.a. Triple G Holdings, LLC) 742 151 Street South Kirkland, WA 98033 TRANSMITTED this 29th day of March, 2004 to the contact: April Harr and Phil Giuntoli, CollinsWoerman 777 1081h Ave. NE Ste. 400 Bellevue, WA 98004 TRANSMITTED this 2gh day of March, 2004 to the following parties of record: No parties of record. TRANSMITTED 29th day of March, 2004 to the following: Jennifer Henning, Development Planning Larry Meckling, Building Official Stan Engler, Fire Prevention Gregg Zimmerman, PBPW Administrator Lawrence J. Warren, City Attorney South County Journal Page 13 of 13 Land Use Decision Appeal Process Appeals of the land use decision must be filed in writing on or before 5:00 PM April 12,2004. If no appeals are filed by this date, the action will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. saercrpt_MOB.doc ( ~.~ ~~-I~I lOt s -r '1 tI.£tl1 H 0 ,,11" c: 0 fll'IO 11"'1' e: p'.'''-~ -,--._- j1 a:..J'" ji ~ ~ ,;. i! ~ ~ a I I z ~ 2 ~ i· ~ ~!: i~ ~ ,,(,) 0 !--~~ .j ~:. a: ! !j -' ct:'" I !j II: ~ U) . 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'': ~ _l''''' '~::...' :',p' !~~:"~ .. ~.. ;·,':'<'o'-,... .• ·"",....,,:-'.;;{~-r>.fWI-F F«> COUJNS WOERUAN 777 -108lH AVE. NE., SUITE 400 1110> I'III3..MNARI' ~ DRAIfAOE />IV UlUTY PLAN BEI..LEVUE 18004 (425) 8.13 I ~IElCALOFACEBlUlINQ I ••• , --_ ...... _ ..... ..i. ..••. r-:.::.:::.::==::..-..:::::::::.:;:.-::::::::.-.:::::::::::.:::: 1 r..-----'==.::;: ...... .::;:-..... .::;: .... -.. :;:: ...... -.::;: ..... .::;:.-.. -.::=J .. --... t=== ..... =_ ..... _.=---= ..... =j-_ .. . 1M SW 41st St. 1M 1M 1M S 186th St S 188th St S 190th St C:---------.!< S 192nd St E) a ZONING +~+ := TJ!CHNlCAL SEIlVlCES --Renton dity IJmitIj 36 T23N R4E E 1/2 4336 ~ ZOJtNG M4f BOOK RESIDENTIAL ~ Resource Conservation ~ Residential dulac ~ Residential 5 dulac ~ Residential 8 dulac I RHH I Residential Manufactured Homes I R-I0 I Residential 10 dulac I R-14 I Residential 14 dulac [RH-I! Residential MulU-Family InrlU I RM-N I Residential Multi-Family Neighborhood Center IRM-C I Residential MulU-Family Suburban Center (RH-T I Residential Multi-Family Traditional IRM-U I Residential Multi-Family Urban Cente ... MIXED USE CENTER o Center Neighborhood· ~ Center Suburban· o Center Downtown· • May include Overlay Dislricts. See Appendix maps. For additional regulations in Overlay Districts. please see RYC 4-3. <P) Publicly owned ~ Center Office Residential __ Renton City Limits ___ Adjacent City Limits CQMMERCAIL ~ Com.mercia] Arterial· _ Book Pages Boundary Commercial Office· KROLL Convenience co~e cial INDUS'ltJAL..-;;, .~. it ~.f\l 7" Indus!!j!U' :lI Heavy:, ..... S Industrial -Medium INDEX PAGE# PAGE SECTfTOWNIRANGE Industrial -IJght PROPERTY SE' CES FEE REVIEW #2004 -__ \---.:3=-- ~ DEVELOPMENT APPLICATION REVIEW SHEET ~ ENVIRONMENTAL CHECKLIST REVIEW SHEET o PLAN REVIEW ROUfING SLIP o OTHER APPLICANT:·~~=h~'~~"~~~~~~~~+7~~~~~~ __ ~ __ JOB ADDRESS:--'-'LN,--,Nc-( .l-n -"""-''''-=""'-'--=-;~'''''-''''-r''~-~----';-----'-'~''''-'''''''''"'-''''--'''~''--''''-'-='--- NATURE OF WORK: -'""'.Lll-.I-LL.l~-'-'-'-''-'---'--TT----'-''--''''~-,+--'''-l(,1&4~------ RECEIVED FROM --____ 'W'7'~ WON (date) GREEN # ______ _ o SPECIAL ASSESSMENTS AND CONNECTION FEES APPLIED NEED MORE INFORMATION: o 'LEGAL DESCRIPTION ~ SPECIAL ASSESSMENTS AND CONNECTION FEES ESTIMATED o SQUARE FOOTAGE o VICINITY MAP o NOT APPROVED FOR APPLICATION OF FEES o FRONT FOOTAGE o OTHER o VESTED 0 NOT VESTED o This fee review supersedes and cancels fee review N dated -------::=---=-:-==:c=: o PARENT PION (subject to changeL SUBJECT PROPERTY PION 7)(p'2 304 -9 109) -q (10 ) -q Dqs:-0 King Co. Tax Acct# (new) It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The following quoted fees do NOT include inspection fees, side sewer permits, r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISfRICf PARCEL METHOD OF ASSESSMENT ASSESSMENT DISfRIcrs NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement (pvt) WATER Latecomer Agreement (pvt)WASTEWATER Latecomer Agreement (pvt)OTHER Special Assessment District/W A TER Special Assessment District/W ASTEW A TER / Joint Use Agreement (METRO) :.flfOI '~4 iJ Yl ot-('Oi\ .. IVLt fillS. +0 Ut?' leo -tv,. t: (/j Local Improvement District I (0 11..,U:c1iylO, Jv Yi~ * I Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BYTRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -WATER # OF UNITS/ SDC FEE o Pd Prevo o Partially Pd (Ltd Exemption) lli't Never Pd SQ. FTG. Single family residential $1,525/unit x Mobile home dwelling unit $1220/unit in park Apartment, Condo $91S/unit not in CD or COR zones x Commercial/Industrial, $0.213/sq. ft. of property (not less than $1525.00) X L{1k' &20 Sf9 1(':·& . 0 Go Boeing, by Special AgreementfFootprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) .- SYSTEM DEVELOPMENT CHARGE -WASTEWATER o PdPrev. o Partially Pd (Ltd Exemption) ~ Never Pd Single family residential dwelling unit $900/unit x Mobile home dwelling unit $720/unit x Apartment, Condo $540/unit not in CD or COR zones x CommerciallIndustrial, $0.126/sq. ft. of property (not less than $900.00) X L-f I r (I' 2-0 Cj'2-=7 <-\ (r. \ '2...... REDEVELOPMENT CREDIT: (New -Old Flow)/New Flow X Above Fees J SYSTEM DEVELOPMENT CHARGE -SURFACEW A TER o Pd Prevo o Partially Pd (Ltd Exemption) ~ Never Pd Single family residential and mobile home dwelling unit $71S/unit x All other properties $0.249/sq ft of new impervious area of property x 3i?) Cjlf ~ 9-~ ){7Tv'ZQ (not less than $715.00) ," I ., I PRELIMINARY TOTAL $ Z 2...n (7 $('(1 .1,""1--' ,. .' , 3 Si' *If subj~~ property is within an LID, it is developer's responsibility to check with the Finance Dept. for paid/un-paid status. **The square footage figures used are taken from the King County Assessor's map and are approximate only. EFFECTIVE January 1, 2004 '< CD PI· 11 11 CD < p, CD ~ :l 0 IV 0 0 ..,. -\)J DATE: February 27, 2004 LAND USE NUMBER: LUMl4'()21, SA-A, SM, ECF PROJECT NAME: IDC Medical Office Building PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plsn approval and a Shoreline Substantial Development permit for the construction of a three-story, 60,420 sq. ft. medical office buDding. The three-parcel, 9.6 acre site Is zoned Commercia! Arterial (CA) and is vacant. Primary access would be provided from SW 43rd Sl Approximately 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development Due to the site's soD type and seismic zone, the buDding Is proposed to be supported on a pOe foundation system. The project also Includes the installation of landscaping, pedestrian walkways and necessary utility and street Improvements. The applicant Is requesting modifications to the parking and driveway regulations. PROJECT LOCATION: NW comer of SW 43"' Street & Oakesdale Ave. SW OPTIONAL DETERMINATION OF NON-5IGNIFICANCE, MITIGATED (DNS-M): As the lead Agency, the City of Renton has detennined that significant enVironmental Impacts are unlikely to result from the proposed project. Therefore, as pennitted under the RCW 43.21C.110, the City of Renton is using the Qptional DNS·M process to give notice that a DNS- M is likely to be Issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There wUJ be n o·comment p eriod following t he Issuance 0 f t he Threshold Determination 0 f N on-Slgnlficance- Mitigated (DNS-M). A 14-day appeal period wiD follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: February 25, 2004 February 27, 2004 APPLICANT/PROJECT CONTACT PERSON: April HafT & Phil Gluntoll, (425) 889-3333 Email: aharr@coJllnswoerman.com PermltsIRevlew Requested: Environmental (SEPA) Review, Site Plan Approval, Shoreline Substantial Development Permit Other Pennits which may be required: National Permit Discharge Bimination System (NPDES) Permit from Department of Ecology Requested Studies: Traffic Impact Study; Geotechnical Report; Technfcallnformation Report Location where application may be reviewed: PlanningIBuilding/Public Works Department, Development Services Division, Sixth Floor Renton City Hall. 1055 South Grady Way, Renton, WA. 98055 PUBLIC HEARING: CONSISTENCY OVERVIEW: Zonlng/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project MItigation: NoUce.doc NA Project site is designated Employment Area -Valley (EAV) on the Comprehensive Plan Land Use Map. The site is zoned Commercial Arterial (CA). The proposed medical office building appears to comply with the applicable CA zoning and development standards. NA The proposal Is subject to the City's Environmental (SEPA) Revtew Ordinance, Zoning Code, SubdMsion Regulations, Shoreline Master Program, Land Clearing and Tree Cutting Regulations, Public Works Standards, Unifonn Building Code, Uniform Fire Code. and other applicable building and construction standards. Proposed Mitigation Measures: The following Mitigation Measures wUI Ukely be imposed on the proposed project. These recommended Mitigation Measures address project lmpacts not covered by existing codes and regulations as cUed above. 1. Fire MitJgatJon Fee: equivalent to $0.52 per square foot of new construction. 2. Traffic MItigation Fee: equivalent to $75.00 per each new average weekday trip atbibutable to the proposal. 3. Geotechnical Study Recommendations: follow general recommendations of geotechnical report for grading and site preparation, foundation and floor design and building construction. Seasonal or weather-related work limitations may apply due to site conditions. Comments on the above application must be submitted In writing to Susan Fiala, Senior Planner, Development Services Dlvlslon,1055 South Grady Way, Renton, WA 98055, by 5:00 PM on March 12, 2004. If you have questions about this proposal, or wish to be made a party of record and receive additional notiflcation by mall, contact the Project Manager. Anyone who submits written comments wID automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Susan Fiala Tel: (425) 430·7382 If you would like to be made a party of record to receive further Infonnation on this proposed project, complete this fonn and retum to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. File NO.lName: LUA04-021, SA-A, SM, ECF flOC Medical OffIce Building NAME: __________________________________________ __ ADDRESS: ____________________________________________ _ TELEPHONE NO.: ________________ _ NotIce.doc ........ ,"""", CERTIFICA TION __ ......... ~~\..'1N ~" •• ::---: ~~\SS;O.v· .. 0.-(\, '3 ~ : ~ .. ~ ~:'.'~, ~ 3 ' :0 "'01: ~ •• ';a ~ ]/ u-vt.4 J i f (j ,... ~)--;,\ -n ~I, C f.(/2/t'/V , hereby certify that . copies of the If!. • -m. If!. d edb· . 1 arb J ~ ! AIJ.·~ (I): gabove ocument were post y me 1 lCUOUS P aces on or ne y ~ 7 \ sue ..: ; the described property on __ ---"!!:=..,,......~+__~:J.oo<...-L-----------~~.~ .~ .. ", ~Q···.:<9.07 •• ·-:,:0 ... .: " ~ .......•.. G' ~ '1'1 WAS,",\~ ......... .. 't",t"" ............ ... Signed:7n~ 9J/.hYW~ ATTEST: Subscribed ~e me. a NO~ ~c. in and for tate of . Washington residing i • on the ___ day of~tt Q2O'J $I MARILYN KAMCHEFF MY APPOINTMENT EXPIRES 6-29·07 CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 2ih day of February, 2004, I deposited in the mails of the United States, a sealed envelope containing Notice of Application documents. This information was sent to: Agencies See Attached (Sig natu re of Send .d!!E;,....=:"""">O"9"'7""-CL-I<~=-+-----=-""""""-~::!.=..-=:;;;;....=;..~=-----------::l!~~ STATE OF WASHI ; SS ff , ---COUNTY OF KING ) ~ • "'U ,C : ~ cP·. ,.. Bt: : ~ , ~. .~ I certify that I know or have satisfactory evidence that Patrick Roduin \,..,~ ••• ~:?~:~J .... '~ .! signed this instrument and acknowledged it to be his/her/their free and voluntary act ~,1R8 ~~- purposes mentioned in the instrument. """",~~""" .. Dated: tJ3/0 ~Iob Notary (Print):----I\I\~/lAltHiRI~l¥ilfN.I-KK:AA!lp.,IfH-~eiHIIEFFEFF---__________ _ My appointment expires: MY APPOINTMENT EXPIRES 6-29-07 IDC Medical Office Building LUA-04-021, SA-A, SM, ECF template -affidavit of service by mailing Dept. of Ecology * Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor * Depart. of Natural Resources PO Box47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept. clo Department of Ecology * 3190 160th Ave SE Attn. SEPA Reviewer Bellevue, WA 98008 39015 -172nd Avenue SE Auburn, WA 98092 Duwamish Tribal Office * Muckleshoot Cultural Resources Program 14235 Ambaum Blvd. SW -Front A * Burien, WA 98166 Attn: Ms Melissa Calvert 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRO-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Eric Swennson 700 Fifth Avenue, Suite 4900 Seattle, WA 98104-5004 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing ~ ; .... LIST OF SURROUNDING PROPERTY OWNERS WITHIN 300-FEET OF THE SUBJECT SITE City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PROJECT NAME: \ DC VYl<LQ i(,a\ oEf?CQ gV\; I d I'<:::S APPLICATION NO: L U A .... ot\ -02. \ The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development NAME _ '"'!r.:VElOPMENT PLANNING -.-~,~v ()~ RENTON ADDRESS ASSESSOR'S PARCEL NUMBER F;:J 2 52004 ; .cCEIVED IDC Oaksdale LLC R2R Investments LLC Drainage Dist. 1 IDC Oaksdale LLC Zelman Renton LLC RSJ Holdings LLC 204 E. 17th St. #202 Costa Mesa, CA 92627 362304-9045-05 7979 S. 180th St. Kent, W A 98032 362304-9086-05 P.o. Box 297 Kent, WA 98032 362304-9104-03 204 E. 1 i h St. #202 Costa Mesa, CA 92627 362304-9109-08 515 S. Figueroa St. #1230 Los Angeles, CA 90071 362304-9111-04 204 E. 17th St. Suite 202 Costa Mesa, CA 362304-9114-01 Q:\WEB\PW\DEVSERV\Forms\Planning\owners. docO 8129/03 v' . Barnes & Nelson 1015 3rd Ave. #1010 125371-0010-04 Integrated Real Estate SVCS Seattle, WA 98104 City of Kent 220 4th Ave. S. 125371-0060-03 Customer Services Kent, W A 98032 City of Renton 1055 S. Grady Way 362304-9002-06 Renton, W A 98055 Zelman Renton LLC 515 S. Figueroa St. #1230 Los Angeles, CA 90071 362304-9032-00 Campbell Beth 1508 SW 43rd Renton, WA 362304-9042-08 Zelman Renton LLC 515 S. Figueroa St. #1230 Los Angeles, CA 90071 362304-9071-02 Drainage Dist. 1 P.O. Box 297 Kent, WA 98032 362304-9091-08 RSJ Holdings LLC P.O. Box 711 C/o 7-Eleven Inc-Tax Dept Dallas, TX 75881 362304-9108-09 IDC Oaksdale LLC 204 E. 17th St. #202 Costa Mesa, CA 92627 362304-9110-05 3701 S. Norfolk ~ T{efttrneJ liN A A&c1r -t. S Set' U"e/!(7lc}'1 IDC Oaksdale LLC 204 E. 17th St. #202 Costa Mesa, CA 92627 362304-9110-00 Barnes & Nelson 1015 3rd Ave. #1010 125371-0050-05 Integrated Real Estate SVCS Seattle, WA 98104 AMB Property Corp. 3131 S. Vaughn Way #301 c/o George McElroy & Assoc Aurora, Co 80014 362304-9007 -07 PSAF Development Partners P.O. Box 25025 Dept-PT-WA-07047 Glendale, CA 91201 362304-9018-08 Zelman Renton LLC 515 S. Figueroa St. #1230 Los Angeles, CA 90071 362304-9033-09 (Attach additional sheets, if necessary) NAME ADDRESS ASSESSOR'S PARCEL " NUMBER Applicant Certification 1,«ickJ A.G'lmpu.T (Print Name) owners and their addresses were obtained from: Title Company Records King County Assessors Records Date NOTARY ubscribed and sworn before me, a Notary Public, in and ~the State of Washington~J / :;.---,~-u.~.,&....I.oIL...K.---=----r-on the~day of .;\:p~rlA. Q Y::J ' 20~. (Notary Public) -For City of Renton Use-,..,..,,"",,'\\ ........ "N KA '" ' _~ ..... ~~ .. , ....•. 4fC..l~t., CERTIFICATION OF MAILING : .... ~ •• :.,\SSION ~:..:~ "" • .. ~ .-~~. '1'".0. "<' 'I, ; .'cY" OTA ~'. "(\ l I, y~-\-~G.k... ~~"'\ l"'\ , hereby certify that notices of the proposed apdiicaticSn ~re ~eito ~ ~ • _._ 0. :: (City Employee) ~ CP ~ ~u c : : each listed property owner on ~ 0 ~, ;; \. au .i;t i t'~~ · .. 8'2901 •• -.11.0.: t ., ., ... ~"'"'-,., ,., '7 0 ......... ~\..., • .: Signed Date: ~ _ "'--::r. --I .,.. WAS"'\":~~'" '\\"\\" ......... ~ NOTARY ~T: Subscribed and sworn before~a Notary Public, in and for the State of Washington residing f2.?l.c1oz, on the day of 7n44.(1,p. ,20~ Sined~ MARILYN KAMCHEFF MY APPOINTMENT EXPIRES 6-29-07 Q:\WEB\PW\DEVSERV\Forms\PlannmgliOwners.doc 2 ........ .' f ~. " .' , ( : ~: .; .... " ' . '" '.' '\ , , !,' '. ,,;, " . . .' , D~ Washington State 8~41.l:'.a..... Department of Transpo~t.~ Douglas B. MacDonald Af~ , ' 11~lvl~IVAII. Secretary ofTransportation ~~ I G C 1\1 "'c. Ii~ ;OOj March 11,2004 C~/V~/) Susan Fiala, Senior Planner Development Services Division City of Renton 1055 South Grady Way' Renton, W A 98055 Subject: IDC Medical Office Building City File. # LUA-04-021, SA-A, SM, ECF SR 167, MP 24.50 Vic Dear Ms. Fiala: Northwest Region 15700 Dayton Avenue North P,O. Box 330310 Seattle, WA 98133-9710 206-440-4000 TTY: 1-800-833-6388 www.wsdot.wa.gov , Thank you for giving WSDOT this opportunity to comment through SEP A on the above proposed action. We have reviewed the Traffic Impact Analysis you have provided for this proposedadion and offer the following comments. -. ," '" .. . .; TIie:subject development proposes constructing a 60,000 SF medical ;office building with . a parking facility of 296 vehicles: The proposed site is located west of the SR 167/South 180th/SW 43rd Street interchange in Renton. Access to the site is proposed via two new driveways on SW 43rd Street. This development would also share the existing 7-11 strip retail driveways on Oaksdale Avenue SW and SW 43rd Street. The project would generate a total net of 190 new p.m. peak hour trips when fully occupied in 2008. ' Comment The segment ofSR 167 from north of 84th Ave. S/North Central Interchange in Kent to south ofSE 180th StreetiSW 43 rd Street (Milepost 21.63 to 23.12) is identified by WSDOT as a high accident corridor (HAC) in the WSDOT 2004 High Accident CorridorlHigh Accident Location list. Trips generated by this development would travel through this HAC including the ramp terminals ofSR 167 at SE 180th'StreetiSW 43rd Street. The TIA should include the analysis, discussions, and assessment of the impacts 6rithis segment of SR 167 including the 'aforementioned ramp terminals. WSDOT; " recommends that this developer participate on a pro rata share contribution towards the wSD6T~project>which will provide improvements for this segment ofSR 167. Project title: "SR 167 MILEPOST: 013.25 -024.97, 15TH AVE SW TO 15TH NW HOV UANES:'STAGK3"-':; (,' .' " ( Name: City of Renton, Fi!llt-A-04-021 Subject: IDC Medical Office Building Date: November 27,2002 Page 2 The pro rata share contribution can be based only on the improvements in the vicinity that this proposed action is contributing trips to, i.e. the improvements for the ramp terminals for SR 167 at SE 84th StreetiSW 43rd Street. If you have any questions, or require additional information please contact John Lefotu of our Developer Services section by phone at 206-440-4713 or via e-mail at lefotuj@wsdot.wa.gov. Ramin Pazooki King Area Planning Manager JL:jl cc: Rick RobertslWasim Khan MS 120 DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM March 15, 2004 Revised Susan Fiala ~an lilian X7216 IDC MEDICAL OFFICE CENTER LUA 04·021 NE Corner of Oakesdale & SW 34th Street I have reviewed the ap~lication for Oakesdale Commerce Center located at the NE corner of Oakesdale and SW 34t Street and have the following comments: EXISTING CONDITIONS WATER SEWER STORM STREETS There is an existing 12-inch water main in Oakesdale Ave SW and a 12-inch water main in SW 43rd Street. There is also a 12-inch water main that runs north and south adjacent to the site. Available derated fire flow in the area is approximately 4,500 gpm. Pressure available is approximately 75 psi. There is an 8-inch sewer main in SW 43rd Street and an 8-inch sewer main in Oakesdale Ave SW. There are existing storm drainage facilities in SW 43rd Street. There is curb, gutter, sidewalk and street lighting fronting the site in SW 43rd Street. CODE REQUIREMENTS WATER 1. The Water System Development Charges are based on a rate of $0.213 x the total square feet of the building site. Estimated fees based on the entire site plan is $89,166.06 (418,620 sq.feet x $0.213). Payment of fees will be required prior to issuance of building permit. 2. Preliminary fire flow required by the fire department is1 ,750 gpm. 3. Applicant must show the location of all existing hydrants to be counted for this project. One hydrant shall be within 150 feet and one additional shall be within 300 feet of the structure. 4. Existing hydrants to be counted, as fire protection shall be retrofitted with a quick disconnect Storz fitting if not already installed. Note on plan if required. , 5. A water main extension is required to serve the site. It is shown on the plans. Dead end lines are discouraged whenever possible. IDC Medical Office Building 6. Fire sprinkler systems are required. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly to the fire sprinkler systems. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Civil plans show location of device and should note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. 7. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required. 8. This building exceeds 30 feet in height. A backflow device to be installed on domestic water meter. SANITARY SEWER 1. The Sewer System Development Charges are based on a rate of $0.126 x the total square feet of the building site. Estimated fees based on the entire site plan is $52,746.12 (418,620 sq. feet x $0.126). Payment of fees will be required prior to issuance of building permit. 2. A sanitary sewer extension is not required to serve the site. 3. If food preparation facilities are proposed, a grease trap or grease interceptor will be required. It is not apparent on the plans provided. 4. If final finished floor elevation is below 25 feet, a "tideflex" or similar backflow device will be required to be installed. Please note on the construction plans. 5. If floor drains are required by the building department, the system shall be directed through an external oil water separator and will be required to be connected to the sanitary sewer. A separate plumbing permit will be required. SURFACE WATER 1. The Surface Water System Development Charges are based on a rate of $0.249 x the total square feet of the new impervious surface area of the site. Estimated fees based on the entire site plan is $78,177.29 (313,965 sq .feet x $0.183). Payment of fees will be required prior to issuance of building permit. 2. A drainage report has been submitted and reviewed. The drainage report complies with the requirements for detention and water quality design per the 1990 KCSWM. Applicant proposes to discharge surface water into existing facility just east of the site. 3. An erosion control plan will be required. 4. This project lies within the City's 100 year flood zone. Applicant will be required to submit a flood elevation certificate. Finished floor shall be one foot above the 100 year flood elevation. TRANSPORTATION 1. A traffic study by JTE, Inc. dated February 19, 2004 has been submitted and reviewed. The following are recommended conditions to the driveway locations' as shown on the site plan: 2 IDC Medical Office Building • Recommend that the two driveways on SW 43 rd Street be relocated in order to line up with existing development driveways on the south side of SW 43rd Street. Offset driveways increase the potential for collisions on SW 43rd Street. • Recommend the eastern driveway be relocated approximately 100' to the east. Besides aligning with the south side driveway, this alignment will also provide vehicles entering the site from SW 43rd Street opportunity to proceed straight. Additionally, this driveway should serve the future development proposed at this site. The current driveway location requires entering vehicles to immediately maneuver left or right, which can cause hesitation and back-up onto SW 43rd Street. The TIA recommends that the width of the driveway be increased to 40 feet. This is fine • The western driveway is aligned for the service roadway/drive-up lane. It should be relocated approximately 20' to the east. This small shift will improve driveway operations on SW 43rd Street. • It appears that additional future development is anticipated in the southeast area of this site plan. Recommend that there are no planned future driveways on SW 43rd Street. 2. SW 43rd Street is currently in the City's five-year moratorium as this street was recently overlaid. Section 9, New Street and Recent Overlay requirements outlined in the City's Trench Restoration and Street Overlay Standards will apply. MISCELLANEOUS 1. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. 2. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 3. Rockeries or walls to be constructed greater than 4 feet in height will require a separ~te building permit and the following note shall be added to the civil plans: "Rockeries greater than 4 feet in height will require a separate building permit. A licensed engineer with geo-technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project." PLAN REVIEW· GENERAL 1. All plans shall conform to the Renton Drafting Standards 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 3. Separate permits for side sewers, water meters, landscape irrigation meter and any backflow devices will be required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 3 IDC Medical Office Building 4. Applicant shall be responsible for securing all necessary easements for utilities and/or street improvements. RECOMMENDED CONDITIONS 1. Estimated traffic mitigation fees based on the entire preliminary site plan will be $137,925. This is based on a rate of 1,839 net trips x $75.00. See attached Mitigation Fee Report. Payment of fees will be required prior to issuance of building permit.. 2. Staff recommends a SEPA condition requiring this project to design and comply with Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. cc: Kayren Kittrick 4 City of R!It Deparlment of Planning / Building / Public II ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Y'\~V\ tzL.v' ~ APPLICATION NO: LUA-04-021, SA-A, ECF, SM APPLICANT: Independent Development Company PROJECT TITLE: IDC Medical Office Buildinq SITE AREA: 418,620 square feet LOCATION: NW Corner of SW 43rd St. & Oakesdale Ave. SW COMMENTS DUE: MARCH 12, 2Q.Ott., '!E. o~ DATE CIRCULATED: FEBRUARY 27, 2UOC ~,?e-V7-'" PROJECT MANAGER: Susan Fiala Vtli4/i' fi ' V ~ II PLAN REVIEW: Jan lilian 6U/L.I>, ., ~ lOOt ·"VG BUILDING AREA (gross): 60,420 sguare f~vl" I WORK ORDER NO: 77225 ~/UJ\l SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval and a Shoreline Substantial Development permit for the construction of a three-story, 60,420 sq. ft. medical office building. The three-parcel, 9.6 acre site is zoned Commercial Arterial (CA) and is vacant. Primary access would be provided from SW 43rd St. Approximately 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development. Due to the site's soil type and seismic zone, the building is proposed to be supported on a pile foundation system. The project also includes the installation of landscaping, pedestrian walkways and necessary utility and street improvements. The applicant is requesting modifications to the parking and driveway regulations. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS t Element of the Probable Probable More Environment Minor Major "information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinq Air Aesthetic;s Water LightlGlilre' Plants Recreatiori Land/Shoreline Use Utilities! Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional in~ tion is needed to properly assess this proposal. Signature of Director Date Routing.doc Rev. 10193 • Project Name .l~L Me<4c.J.. .~ D\~ Project A~dress ~ ~~va. a. Oc,.\us.~ lkt ~vJ Contact Person --:,\...;..\)_C,., ___ ------_ Address ______________ _ Phone Number ._. ___________ ~ Permit Number ~~ -'()~~ O~\ .',' Proje~t Description \Q'O,~do~ ~,ckw. ¥ ~~~ land Use Type: . 0 Residential o Retail Iii Non-retail . Calculation: Method of Calculation: 1;1. ITE Trip Generation Manual JrE. I \ '" (. I g-6~~:c Study· . . . 'd-J'tt-, ~ _ .. ' '. L.~3.q~ek .\-v~~ .. ~ \J7/\i~,dV S\) Transportation Mitigation Fee: it \ Z, 1/1 a-:) · Calculated by: ----I~I-\-'~·~:...:-.x.;·~iNJ~ ____ __'__ Account Number: __________ _ Date of Payment ____ -'------:------- . .' City of R~ Department of Planning / Building / PUbliC. ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: "P("Q COMMENTS DUE: MARCH 12, 2004 APPLICATION NO: LUA-04-021, SA-A, ECF, SM DATE CIRCULATED: FEBRUARY 27,2004 PROJECT MANAGER: Susan Fiala PROJECT TITLE: IDC Medical Office Building SITE AREA: 418,620 s uare feet LOCATION: NW Corner of SW 43rd St. & Oakesdale Ave. SW SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval a a Shoreline Substantial Development permit for the construction of a three-story, 60,420 sq. ft. medical office building. The three-parcel, 9.6 acre site is zoned Commercial Arterial (CA) and is vacant. Primary access would be provided from SW 43rd St. Approximately 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development. Due to the site's soil type and seismic zone, the building is proposed to be supported on a pile foundation system. The project also includes the installation of landscaping, pedestrian walkways and necessary utility and street improvements. The applicant is requesting modifications to the parking and driveway regulations. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources PreseNation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or re additio al 'nfo ation i. needed to properly assess this proposal. V 3Itz!()~ Date Routing.doc Rev. 10193 PROPERTY S.ES FEE REVIEW M DEVELOPMENT APPLICATION REVIEW SHEET ~ ENVIRONMENTAL CHECKLIST REVIEW SHEET #2004 - o o \~~ PLAN REVIEW ROUTING SLIP OTHER APPLICANT:·~~~J\~·~~~~~ __ ~~~~~~~~~~ __ ~ __ JOB ADDRESS:--'-'!.'N.!.-'NO-( .J,....S,.:.=~L>-=7:t--""'-"'---r'-L--~'---';.----"-~~~""--'''''-'-'!..>.....:=-:=-- NATURE OF WORK: --'-"'1...:.LL.L1L"'-"-'.l.ll..C'-'--'-"'--t'.----<L.-.J~!1..-l-f----""{!,.t\_"'1_----------- RECEIVED FROM -----.,...-,,---r--won (date) GREEN # ___________ _ o SPECIAL ASSESSMENTS AND CONNECflON FEES APPLIED ~ SPECIAL ASSESSMENTS AND CONNECflON FEES ESfIMATED o NOT APPROVED FOR APPLICATION OF FEES NEED MORE INFORMATION: 0 o SQUARE FOOTAGE 0 o FRONT FOOTAGE 0 LEGAL DESCRIPTION VICINITY MAP OTHER o VESTED 0 NOT VESTED o This fee review supersedes and cancels fee review # dated __ ----==----=-=-===-= o PARENT PID# (subject to changeL SUBJECT PROPERTY PID# J2l{2 BD4 -'1 109) -cHIO) -'1D4s/ 0 King Co. Tax Acct# (new) It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SOC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The following quoted fees do NOT include inspection fees, side sewer permits, r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement (pvt) WATER Latecomer Agreement (pvt)WASTEWATER Latecomer Agreement (pvt)OTHER Special Assessment District/WATER Special Assessment District/W ASTEW A TER / Joint Use Agreement (METRO) :.JtfOl '~4 iJYlot COI~ltttJIIt9. +0 fv{.~ ceo -hr, '. k. (/J Local Improvement District ItoruUC1if(o, 1v JLify * f Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS I I SYSTEM DEVELOPMENT CHARGE -WATER # OFUNITSI SDC FEE o Pd Prevo o Partially Pd (Ltd Exemption) ~ Never Pd SQ. FTG. Single family residential $1,525/unit x Mobile home dwelling unit $1220/unit in park Apartment, Condo $915/unit not in CD or COR zones x CommerciallIndustrial, $0.213/sq. ft. of property (not less than $1525.00) X 41 f InL 0 Sl9 l{,.&. () (0 Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM thresholdl .- SYSTEM DEVELOPMENT CHARGE -WASTEWATER o Pd Prevo o Partially Pd (Ltd Exemption) ~ Never Pd Single family residential dwelling unit $900/unit x Mobile home dwelling unit $720/unit x Apartment, Condo $540/unit not in CD or COR zones x CommerciallIndustrial, $0.126/sq. ft. of property (not less than $900.00) X '-+ I Y' (., 2-0 0'2-=7~ Cr. \'2- REDEVELOPMENT CREDIT: (New -Old F1ow)/New Flow X Above Fees I SYSTEM DEVELOPMENT CHARGE -SURF ACEW,<\. TER o Pd Prevo o Partially Pd (Ltd Exemption) fJ)t Never Pd Single family residential and mobile home dwelling unit $715/unit x All other properties $0.249/sq ft of new impervious area of property x 3i?/ilf f" 9-r )17Tv'ZQ (not less than $715.00) • ! " I PRELIMINARY TOTAL $ Z Zn \ e c;{''-1 . 1'"1-,~ , , 3 Si' *If subj~ct property is within an LID, it is developer's responsibility to check with the Finance Dept. for paid/un-paid status. **The square footage figures used are taken from the King County Assessor's map and are approximate only. EFFECTIVE January 1, 2004 '< tD 1lJ 11 11 tD <: p. tD ~ :l 0 I\) 0 0 "'" -V City of R~ Department of Planning / Building / PUbliC. ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ i<e.... COMMENTS DUE: MARCH 12, 2004 APPLICATION NO: LUA-04-021, SA-A, ECF, SM DATE CIRCULATED: FEBRUARY 27,2004 PROJECT MANAGER: ~ PROJECT TITLE: IDC Medical Office Buildin PLAN REVIEW: Jan Illi ~ U 'I SITE AREA: 418,620 square feet BUILDING AREA (gross):1 LOCATION: -NW Corner of SW 43rd St. & Oakesdale Ave. SW WORK ORDER NO: 77 lbs SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, AdE'nist . Shoreline Substantial Development permit for the construction of a three-story, 60,420 sq. ft. medical 0 I, 9.6 acre site is zoned Commercial Arterial (CA) and is vacant. Primary access would be prov ll.1U.!.LJ.L..;:l.ILll..!;t....I.LI.JUJJL....t:I./-4u.u./uul.dJJt:a¥-....J 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development. Due to the site's soil type and seismic zone, the building is proposed to be supported on a pile foundation system. The project also includes the installation of landscaping, pedestrian walkways and necessary utility and street improvements. The applicant is requesting modifications to the parking and driveway regulations. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housin.q Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/CuI/ural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet d B. POLICY-RELATED COMMENTS AlA C. CODE-RELA TED COMMENTS ~Cu.. DATE: TO: FROM: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM March 1, 2004 Susan Fiala, Senior Planner Jim Gray, Assistant Fire Marshal SUBJECT: Renton (IDe) Medical Office Building, SW 43rd & Oakesdale MITIGATION ITEMS; 1. A fire mitigation fee of $31,418.40 is required based on $.52 per square foot of the building square footage. FIRE CODE REQUIREMENTS: 1. The preliminary fire flow is 1750 GPM, one hydrant-is required within 150 feet of the structure and one additional hydrant is required within 300 feet of the structure. 2. Separate plans and permits are required for the installation of the fire alarm and sprinkler systems. 3. Provide a list of any flammable, combustible liquids or hazardous chemicals to be used or stored on site. Please feel free to contact me if you have any questions. City of R!It Deparlment of Planning / BuUding / PUbHC. ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: &V6W\A[...-\?{OV\ Sv<:-S , COMMENTS DUE: MARCH 12, 2004 ... CITYnl'""~._ APPLICATION NO: LUA-04-021, SA-A, ECF, SM DATE CIRCULATED: FEBRUARY 27,2004 n I: eEl liE D APPLICANT: Independent Development Company PROJECT MANAGER: Susan Fiala MAR n 1 'nn/. PROJECT TITLE: IDC Medical Office Building PLAN REVIEW: Jan lilian BIIII ",. SITE AREA: 418,620 square feet ·...,IlVli DIVIS/Q BUILDING AREA (gross): 60,420 square feet N LOCATION: NW Corner of SW 43rd St. & Oakesdale Ave. SW I WORK ORDER NO: 77225 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval and a Shoreline Substantial Development permit for the construction of a three-story, 60,420 sq. ft. medical office building. The three-parcel, 9.6 acre site is zoned Commercial Arterial (CA) and is vacant. Primary access would be provided from SW 43rd St. Approximately 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development. Due to the site's soil type and seismic zone, the building is proposed to be supported on a pile foundation system. The project also includes the installation of landscaping, pedestrian walkways and necessary utility and street improvements. The applicant is requesting modifications to the parking and driveway regulations. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water LiqhtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment -to,OOOFeet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS/" r ( '--c..I r Ct'l. r t:o({ <> vv r e c.. 0 ~"'" ~",e;;;( ~ h~ 1.--5 ('1~7 T jVl ~u\1 s 01-''S . -rc part-. We have reviewed this application with particular attention to those areas in which we have expertise antave identified areas of probable impact or areas where additional information is needed ~ pr~al. 3/ r I /Ioy Signature of Director or Autho~tative Date / / ! Routing.doc "Rev. 1 0/93 CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: TO: FROM: ST AFF CONTACT: SUBJECT: March 5, 2004 Susan Fiala ) ~khV Rebecc~ I:ind Don Erickson IDCMedical Office Building, SE 43rd Street & Oaksdale Ave SW; LUA-04-021, SA-A, ECF, SM Staff reviewed and commented on this project at the pre-application stage (see attached memorandum). Staff at that time sought more detailed drawings including building elevations and landscaping plans, which have now been submitted. Because there was little to go on before staff had recommended withholding support until more detailed information was provided. Staff note that the current proposal is for a +/-60,000 square foot medical office building whereas as the former was for a +/-40,000 square foot office building. Analysis: Based upon the information submitted by the applicant the building is still sited so the front faces , east into the parking lot rather than facing onto SW 43rd Street, a major community arterial. The southern elevation, however, reveals that this fa~ade will have numerous windows and will not present itself as a "blank" fa~ade to passersby. The latest application does show delineated pedestrian walkways connecting the main entrance to the building on its fa~ade to the sidewalk along SW 43rd Street as well as to peripheral parking areas. A 15' -20' deep covered entry plaza/portal is also provided along the east side of the building with a passenger-loading bay. The applicant has also provided a landscaping plan that indicates a fairly generous landscaping of the planting strip along SW 43rd Street with 22 2-inch Himalayan Birch and a mixed lawn and Black Eyed Susan/Hebe ground cover. The ends of parking aisles facing onto SW 43rd Street are proposed to have Flame Ash (2-inch caliper) and those elsewhere would have Admiral Crabapple (2-inch caliper). The proposed landscaping, as it matures should reduce the visual impact of the large 296-space parking lot. Recommendation: Support this now enlarged (previously 40,000 square foot) 60,000 square foot ~cal office building with its associated site improvements even though the building does .e the street (Policy LU-293) in this case. ~~1~ o<?~ox ~ 1,~~ ~x.,'6~ ,~ ~ <::>~ • ~<;" .~~V Attachment \" . ~.t\ ~~ H:\EDNSP\Interdepartmental\Development Review\Green File\Comments\IDM Medical Office Building.doc\cor -~-.... --' -.. CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: TO: FROM: STAFF CONTACT: SUBJECT: February 5, 2004 Susan Fiala Rebecca Lind Don Erickson Renton Medical Office Bldg., NE comer of SW 43rd & Oaksdale Ave SW; PRE 04-009 The applicant is proposing to develop a two-story , 40,000 square foot medical office building on two existing lots (3.11 acres) located west of the intersection of SW 43rd Street and Oakesdale Avenue SW. The site's northern property line borders Springbrook Creek and includes a lO-foot wide paved trail. The proposed two-story building is likely to be a concrete poured in place tilt-up structure with a painted exterior. The applicant indicates that surface parking for approximately 200 vehicles will be provided on site at a ratio of approximately five spaces per 1,000 gross square feet. The site is designated Employment Area -Valley on the Comprehensive Plan Land Use Map and is zoned CO, Commercial Office. Relevant land use policies for this designation are attached. Analysis: Clearly medical office is consistent with the intent of this land use designation since a wide range of professional services are deemed desirable. With off-street parking wrapped around three sides of the exterior of the proposed building, it hardly is pedestrian-oriented or apt to encourage transit ridership (Policy LU-212.23). The current proposal conveys more of the characteristics of a strip commercial center rather than that of a professional office center. Without elevations, a landscaping plan, et cetera, it is impossible to judge the overall design quality of this proposed development. Under Community Design reference is made in Policy LU-291 about beautification and screening of surface parking lots through the use of landscaping, fencing and the use of berms. Similarly, Policy LU-293 speaks of orienting development to face the street and encouraging creativity in project design. Recommendation: Withhold support of this pre-application pending the submittal of more detailed drawings including building elevations and landscaping plans indicating proposed plant materials, pedestrian circulation, lighting, and the location of proposed signage, if any. The applicant should be encouraged to orient the building so that it faces onto SW 43rd Street with pedestrian-oriented amenities such as walkways connecting the proposed office building to the street and parking elsewhere on the site. Attachments cc: Don Erickson H:\EDNSP\lnterdepartmental\Development Review\Preapps\Comments\EA-O\Renton Medical Office Bldg.doc\cor Relevant Comprehensive Plan Land Use Policies Employment Area -Valley Policy LU-212.3 Development standards should promote an increased intensity and quality of development. Policy LU-212.4 Non-employment-based uses, such as residential, are prohibited in the Renton Valley. Policy LU-212.9 Commercial uses may be located in proximity to existing industrial uses when reasonable buffering between the uses can be accomplished and when adequate accommodation of deliveries and loading to industrial areas can be maintained. Policy LU-212.19 Street trees and landscaping should be required for new development within the Valley to provide an attractive streetscape in areas subjected to a transition of land uses. Policy LU-212.23 Site design for office uses should consider ways of improving transit ridership through siting, locating of pedestrian amenities, walkways, parking, etc. Policy LU-212.24 Site plan review should be required for all new projects in the Renton Valley and Black River areas pursuant to thresholds established in the City's development regulations. Community Design (Land Use Element) Policy LU-291. Beautification and screening of parkin'g lots should be encouraged through appropriate landscaping, fencing and berms. Policy LU-293. Private development projects should be encouraged to orient toward the street and to encourage creativity in project design and landscaping in the abutting right-of- way. H:\EDNSP\Interdepartmenta!\Development Review\Preapps\Comments\EA-O\Renton Medical Office 8ldg.doc\cor City of Re. Department of Planning / Building / PUbliC. ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET ....-, \:::le-v REVIEWING DEPARTMENT: l::'~onoW\\ "-COMMENTS DUE: MARCH 12, 2004 APPLICATION NO: LUA-04-021, SA-A, ECF, SM DATE CIRCULATED: FEBRUARY 27 20D I: I" a: 1\1 J: n- F C"· ..... 1.1 APPLICANT: Independent Develo~ment Company_ PROJECT MANAGER: Susan Fiala PROJECT TITLE: IDC Medical Office Building PLAN REVIEW: Jan lilian MAR· 1 2004 SITE AREA: 418,620 square feet BUILDING AREA (gross): 60,420 squc re terei": ... JPMENT. LOCATION: NW Corner of SW 43fd St. & Oakesdale Ave. SW WORK ORDER NO: 77225 AND STRA -rEGIC PLANNING SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval and a Shoreline Substantial Development permit for the construction of a three-story, 60,420 sq. ft. medical office building. The three-parcel, 9.6 acre site is zoned Commercial Arterial (CA) and is vacant. Primary access would be provided from SW 43rd St. Approximately 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development. Due to the site's soil type and seismic zone, the building is proposed to be supported on a pile foundation system. The project also includes the installation of landscaping, pedestrian walkways and necessary utility and street improvements. The applicant is requesting modifications to the parking and driveway regulations. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Routing.doc Date Rev. 10193 \ City of Ren.partment of Planning / Building / Public #J ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: :P~"K.s COMMENTS DUE: MARCH 12,2004 APPLICATION NO: LUA-04-021, SA-A, ECF, SM DATE CIRCULATED: FEBRUARY 27,2004 APPLICANT: Independent Development Company PROJECT MANAGER: Susan Fiala PROJECT TITLE: IDC Medical Office Building PLAN REVIEW: Jan lilian SITE AREA: 418,620 square feet BUILDING AREA (gross): 60,420 square feet LOCATION: NW Corner of SW 43rd St. & Oakesdale Ave. SW I WORK ORDER NO: 77225 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval and a Shoreline Substantial Development permit for the construction of a three-story, 60,420 sq. ft. medical office building. The three-parcel, 9.6 acre site is zoned Commercial Arterial (CA) and is vacant. Primary access would be provided from SW 43rd St. Approximately 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development. Due to the site's soil type and seismic zone, the building is proposed to be supported on a pile foundation system. The project also includes the installation of landscaping, pedestrian walkways and necessary utility and street improvements. The applicant is requesting modifications to the parking and driveway regulations. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation ..--~ Land/Shoreline Use Utilities Animals Transportation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet , CL~3~~ 5Z,/~-~'/, ~ /' 1-0 ::shvu/;]IlI;-s W7// ~ C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. /)1:.. s;~~1L! D,,;i3/2,/- Routing.doc Rev. 10193 • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: February 27,2004 LAND USE NUMBER: LUA-04-021, SA-A, SM, ECF PROJECT NAME: IDC Medical Office Building PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan approval and.a Shoreline Substantial Development permit for the construction of a three-story, 60,420 sq. ft. medical office building. The three-parcef, 9.6 acre site is zoned Commercial Arterial (CA) and is vacant. Primary access would be provided from SW 43rd St. Approximately 296 surface parking stalls would be provided. Springbrook Creek is to the north and within 200 feet of the development. Due to the site's soil type and seismic zone, the building is proposed to be supported on a pile foundation system. The project also includes the installation of landscaping, pedestrian walkways and necessary utility and street improvements. The applicant is requesting modifications to the parking and driveway regulations. PROJECT LOCATION: NW corner of SW 43rd Street & Oakesdale Ave. SW OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely tor esult from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance 0 f the Threshold Determination 0 f N on-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: February 25, 2004 February 27,2004 APPLICANT/PROJECT CONTACT PERSON: April Harr & Phil Giuntoli, (425) 889-3333 Email: aharr@collinswoerman.com Permits/Review Requested: Environmental (SEPA) Review, Site Plan Approval, Shoreline Substantial Development Permit Other Permits which may be required: National Permit Discharge Elimination System (NPDES) Permit from Department of Ecology Requested Studies: Traffic Impact Study; Geotechnical Report; Technical Information Report Location where application may be reviewed: Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 PUBLIC HEARING: NA CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Notice.doc Project site is designated Employment Area -Valley (EAV) on the Comprehensive Plan Land Use Map. The site is zoned Commercial Arterial (CA). The proposed medical office building appears to comply with the applicable CA zoning and development standards. NA The proposal is subject to the City's Environmental (SEPA) Review Ordinance, Zoning Code, Subdivision Regulations, Shoreline Master Program, Land Clearing and Tree Cutting Regulations, Public Works Standards, Uniform Building Code, Uniform Fire Code, and other applicable building and construction standards. pro. Mitigation Measures: The following Mitigatl:asures will likely be imposed on the proposed project. These recommende tion Measures address project·impacts not covered by existing codes and r ulations as cited above. 1. Fire Mitigation Fee: equivalent to $0.52 per square foot of new construction. 2. Traffic Mitigation Fee: equivalent to $75.00 per each new average weekday trip attributable to the proposal. 3. Geotechnical Study Recommendations: follow general recommendations of geotechnical report for grading and site preparation, foundation and floor design and building construction. Seasonal or weather-related work limitations may apply due to site conditions. Comments on the above application must be submitted In writing to Susan Fiala, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on March 12,2004. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Susan Fiala Tel: (425) 430-7382 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. File No.lName: LUA04-021, SA-A, SM, ECF IIDC Medical Office Building NAME: ________________________________________________ _ ADDRESS: ______________________________________________ ___ TELEPHONE NO.: ________________ __ Notice.doc (CITY. RENTON .... eO.Ker-Wheeler, Mayor piaIipingIBuilding/Public Works Dt!partment Gregg Zimmerman P.E.,Administrator February 27, 2004 April Harr Collins Woennan 777 - 1 oath Ave. NE Ste. 400 Bellevue, WA 98004 . Subject: , IDCMedical Office, Building LUA-"04-0.21, SA~A,ECF, SM Dear Ms. Hart: . The Developmel1t Planning Sectionhfthe'CityofRent()ntta~ deterh1inedth~fthe~ .. subject application is complete' according to submittal requirements and, therefore, 'is' accepted for review. " ' ,. , Itis tentatively scheduled forcOriSid~ratibhby,th~Ebvi~orimej,tal;Review Committee on March,23, 2004 .. Prior to that review;,Y9uwi!l,benotified ifa'ny additibrialjnformationis required to continue processing', your appilcati9n;' ., '..;,.. . . Please contact me at· (429) 430~7382 if y6~· have any questions. Sincerely, . Susan Fiala Senior Planner . cc:lndependent Development Company tOwner PhWGiuntoli IContact. ,. . -------IO-S-S-s-ou-t-h-G-ra-d-y-W,-a-y--R-e-n-to-n-, W,-as-h-in-g-to-n-9,.,-8-0S-S-,-------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Kathy Keolker-Wheeler, Mayor February 27, 2004 Attn: John Lefotu and Ramin Patooki Washington . State Department of Transportation . 15700Dayton Avenue North PO Box 330310 '. . .Seattle; WA98133-9710 ", . : '" : · RE:.· IDC Medical Office Building LUA04-021, SA-:A, SM, EGF .. Dear Sirs: 1 '. . . . CITY" RENTON. '. . : PlanningIBuildinglPublic Works Departnient Gregg Zimmerman P.E., Administrator The DevelopnienfPlanning Section of the City of Renton has determined that the subject application is complete,according tosubmittat requi~ements and, thl:;!refore, is . . accepted forrevieW. .. .' ..' .' . . .' The Environmental Review Committee 'is scheduled for March' 23,' 2004. I would· · a'ppreciate your comments prior.t~ the meeting/preferably by March 12; 2004, ifpossible Jo incOrporate any comments into the staff report. :.' . , • " • • -" ."..t ,",' .' ", ' . .- Enclosed for your review,pieasefi~d theTr~fficlmpad Analysis; Please contact me at (425 )430-7382 or sfiala@ci.rentdn·~ \Va .uS.if YOlfhaveany que~ti?ns; . ..'~'. . .' '. . . ...... ~ •..•.. Susan Fiala . Senior Plimner cc: Project File Jan lilian, City of Renton -Plan Review · Enel. . . -~Fo:n:\p!mR;r;OnJE!i-<C""'IS~\O""4"""i""'ii"'~"'"§lB=o::T1iR""~""\]"'" rT::c~t""~y=lc~=ay'""·d=~R:-'-e-n-to-n-, -w-'-a-Sh-in'--g-to-n-98-0-S-S--'-----· ~ .. * Th~ paper contains 50"10 recycled material, 30% ~consumer AHEAD OF THE CURVE CITY OF RENTON SHORELINE MANAGEMENT ACT OF 197 PERMIT FOR SHORELINE MANAGEMEN~11j~3:~ClZ!= SHORELINE SUBSTANTIAL DEVELOPMENT PI APPLICATION NO.: LUA-04-021, ECF, SM, SA-A DATE RECEIVED: February 25, 2004 DATE OF PUBLIC NOTICE: February 27,2004 DATE APPROVED: April 9, 2004 TYPE OF ACTION(S): [ X ] SUbstantial Development Permit [ ] Conditional Use Permit [ ] Variance Permit Pursuant to Chapter 90.58 RCW, the City of Renton has granted a permit for the IDC Medical Office Building: This action was taken on the following application: APPLICANT: PROJECT: DEVELOPMENT DESCRIPTION: Independent Development Company (aka Triple G Holdings, LLC) 742 1st St. South Kirkland, WA 98033 IDC Medical Office Building The applicant is proposing to construct a 60,420 sq. ft. medical office building and associated site improvements. The three story structure would be 50 feet in height and be outside of the 50 ft. buffer from the OHWM of Springbrook Creek as would the surface parking lots. Storm drainage runoff would. be conveyed to an existing stormwater detention and water quality treatment faciltiy constructed as part of the Phase 1 Oakesdale Business Park. The subject shoreline is designated as an "urban" environment under· the City's Shoreline Master Program which requires a 50 ft. setback for commercial development. Commercial developments are permitted within this designation provided the development provides reasonable public access to and along the water's edge. Springbrook Trail has been constructed along the north property line along the south side of Springbrook Creek. The trail has been constructed according to city standards to provide public access along the water's edge. LEGAL DESCRIPTION: See Attachment 'A'. SEC-TWNP-R: 36-23N-4E WITHIN SHORELINES OF: Springbrook Creek APPLICABLE MASTER PROGRAM: City of Renton ShorelinDevPermit. doc • CITY OF RENTON SHORELINE MANAGEMENT ACT OF 1971 PERMIT FOR SHORELINE MANAGEMENT SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT APPLICATION NO.: LUA-04-021, ECF, SM, SA-A DATE RECEIVED: February 25, 2004 DATE OF PUBLIC NOTICE: February 27,2004 DATE APPROVED: April 9, 2004 TYPE OF ACTION(S): [X] Substantial Development Permit [ ] Conditional Use Permit [ ] Variance Permit Pursuant to Chapter 90.58 RCW, the City of Renton has granted a permit for the IDC Medical Office Building: This action was taken on the following application: APPLICANT: PROJECT: DEVELOPMENT DESCRIPTION: Independent Development Company (aka Triple G Holdings, LLC) 742 1st St. South Kirkland, WA 98033 IDC Medical Office Building The applicant is proposing to construct a 60,420 sq. ft. medical office building and associated site improvements. The three story structure would be 50 feet in height and be outside of the 50 ft. buffer from the OHWM of Springbrook Creek as would the surface parking lots. Storm drainage runoff would be conveyed to an existing stormwater detention and water quality treatment faciltiy constructed as part of the Phase 1 Oakesdale Business Park. The subject shoreline is designated as an "urban" environment under the City's Shoreline Master Program which requires a 50 ft. setback for commercial development. Commercial developments are permitted within this designation provided the development provides reasonable public access to and along the water's edge. Springbrook Trail has been constructed along the north property line along the south side of Springbrook Creek. The trail has been constructed according to city standards to provide public access along the water's edge. LEGAL DESCRIPTION: See Attachment 'A'. SEC-TWNP-R: 36-23N-4E WITHIN SHORELINES OF: Springbrook Creek APPLICABLE MASTER PROGRAM: City of Renton ShorelinDevPermit. doc City of Renton PIBIPW Department ~ •• vreline Substantial Development Permit Page 20f2 The following section/page of the Master Program is applicable to the development: Section Description Page 4-3-090.J Urban Environment page 3-25 4-3-090.L Specific Use Regulations page 3-27 4-3-090. L. 5 Commercial Development page 3-29 4-3-090.L.17 Trails Page 3-37 This permit is granted pursuant to the Shoreline Management Action of 1971 and pursuant to the following: 1. The issuance of a license under the Shoreline Management Act of 1971 shall not release the applicant from compliance with federal, state, and other permit requirements. 2. This permit may be rescinded pursuant to Section 14(7) of the Shoreline Management Act of 1971 in the event the permittee fails to comply with any condition hereof. 3. A construction permit shall not be issued until twenty-one (21) days after approval by the City of Renton Development Services Division or until any review proceedings initiated within this twenty-one (21) day review period have been completed. cc: Attorney General's Office City of Renton, Plan Review (Kayren Kittrick) City of Renton. Surface Water Utility (Ron Straka) City of Renton, Parks (Leslie Betlach) Applicant ShorelinDevPermit. doc , r Date LEGAL DESCRIP~ONS PARCEL H THE EAST 290 FEET OF THE WEST 598.8~ FEET OF THE FOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, CITY OF RENTON, KING COUNTY, WASHINGTON, LYING NORTH OF S.W. 43RD STREET, LYING WEST OF OAKESDALE AVENUE S.W., LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO.1, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: . BEGINNING AT A POINT ON THE CENTERLINE OF SAID S.W. 43RD STREET, FROM· WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH 88" 48' 43" WEST 784.19 FEET DISTANT; THENCE NORTH 01" 11' 17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. 1 AND THE TERMINUS OF THIS DESCRIBED LINE. ALSO KNOWN AS ADJUSTED PARCEL "H" OF CITY OF RENTON .LOT LINE ADJUSTMENT NO. LUA-98-027-LLA, AS RECORDED UNDER RECORDING NO. 9809239001, RECORDS OF KING COUNTY, WASHINGTON. PARCEL J THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, CITY OF RENTON, KING COUNTY, WASHINGTON, LYING NORTH OF S.W. 43RD STREET, LYING WEST OF OAKESDALE AVENUE S.W., LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO.1, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE CENTERLINE OF SAID S.W. 43RD STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH 88" 48' 43" WEST 784.19 FEET DISTANT; THENCE NORTH 01" 11' 17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. 1 AND THE TERMINUS OF THIS DESCRIBED LINE. . EXCEPT THE WEST 598.82 FEET THEREOF AND; EXCEPT THE SOUTH 230 FEET THEREOF. ALSO KNOWN AS ADJUSTED PARCEL "J" OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-98-027-LLA, AS RECORDED UNDER RECORDING NO. 9809239001, RECORDS OF KING COUNTY, WASHINGTON. PARCEL N THE WEST 308.82 FEET OF THE FOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, CITY OF RENTON, KING COUNTY, WASHINGTON, LYING NORTH OF S.W. 43RD STREET, LYING WEST OF OAKESDALE AVENUE S.W., LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO.1, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE CENTERLINE OF SAID S.W. 43RD STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH . 88" 48' 43" WEST 784.19 FEET DISTANT; THENCE NORTH 01" 11' 17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. 1 AND THE TERMINUS OF THIS DESCRIBED LINE. ALSO KNOWN AS ADJUSTED PARCEL "N" OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-98-027-LLA, AS RECORDED UNDER RECORDING NO. 9809239001, RECORDS OF KING COUNTY, WASHINGTON. )P~!lENT PLANNING -. )FRENTON City of Renton . _J 2 5'200~ LAND USE PERMIT ,;,eCEIVED MASTER APPLICATION PROPERTY OWNER(S) , PROJ~CT.IN,FORMATION NAME: /1tJr;efEWPSNT' ~fMiblf uMtpltN'I' PROJECT OR DEVELOPMENT NAME: M.A, -rf?lfLf! (f +/.lJtPIi/'&SJ ~ ,';l.ll?,:: -J1eoIC'kv' opp,ce L3VJ~f)I/Jr;. ADDRESS: 1"12-Is-#-ST. 501/111 PROJECT/ADDRESS(S)lLOCATION AND ZIP CODE: NW colUle,e. ()J::. SW431o'd ST. ~() CITY: I<JN!WtNf) I W~: ZIP: 1B633 tJAJ:.eSPJtt-e hYP. oSW . -. TELEPHONE ",UMBER: 4~S-52.1-3~86 Cl<iCHIr1<iJ G1IMPe/{r) APPLICANT (if other than owner) KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): Plt~ J : 3(P2JDl/ -tf/()1-tJ9 f'lHtaJJL ~ : 3~2.30f -~b"5 -D g fltlflUJ/, H: ~(P23~'l-'11f)-M NAME: 8/t1111e ~ {)/IIN~ EXISTING LAND USE(S): VIrGANt ---:- , -, .. COMPANY (if applicable): ,~;. (-PROPOSED LAND USE(S): MePICA~ oFFICe ADDRESS: EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: eA-V (6MP-bYMeNi A1(eA-VAJ,Lel COHI'· PlNJ2 CITY: ZIP: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): HlP, TELEPHONE NUMBER EXISTING ZONING: 6A (UJMJ4~/1rt-~ AL) ~~,&~;rACT PERSON ,,\ CII'Q<Oo:ft .. ,4>1'0 PROPOSED ZONING (if applicable): N/A ~, .. ~ . NAM~ A~~fJff . % Norel iZf'P'{/)N ~~Ji~ G-IVN1fJU ~1I 4/1 ~ ::: ;~ ~"'-:1t" "1/,'/' COMlmY:i(if~le)' ~O}vINSVV~etVfAIJ I' ~~,. _.C!}J ~$ ~~: "'":$ V<>oc;.;o;';';:"~ o?V, ~ ADDRE~~/.,;ZaA'~ J."iilI"" !eVe. IJIE: s-n:; 4~. i80DInGO~"\~ (PAAt:e£-S SITE AREA (in square feet): 418 ftJ 2.0 SF-..1" II I N J SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): N/A PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: beue'(vJ!. J WA. ZIP: '1~t)o'f ACRE (if applicable): NIA- NUMBER OF PROPOSED LOTS (if applicable): MSTINfr -No eIINtJG-es ~Cf'd,se,p TELEPHONE NUMBER AND E-MAIL ADDRESS: 4-2S-fJert .. 3:?~.3 a.harr e COt!illsWtJt!-YmlJn. (.I)Yn NUMBER OF NEW DWELLING UNITS (if applicable): N/A Q:\WEB\PW\DEVSERV\F0J'Im\planning\rnasterapp.doc08I29/03 .' PkJJECT INFORMATION (conb •. .Jed) ~--~~------~~------------------~ PROJECT VALUE: :t4 MILL/eN (EST.) NUMBER OF EXISTING DWELLING UNITS (If applicable): N/A SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (If applicable): ~/A IS THE SITE LOCATED IN ANY TYPE OF !=NVIRONMENTALL Y CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (If applicable): HI A o AQUIFER PROTECTION AREA ONE· SQUARE FOOTAGE OF PROPOSED NON-~SIDENTIAL BUILDINGS (If applicable): ~:;p/~ r~F rfs Str;ltlE:5· o AQUIFER PROTECTION AREA TWO o FLOOD HAZARD AREA ______ sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N /A o GEOLOGIC HAZARD ______ sq. ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (If applicable): I ",11)1) Sf K ~ ST71R.11JS = oS 2, UO NSF NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE o HABITAT CONSERVATION sq. ft. J( SHORELINE STREAMS AND LAKES i 30, D.2 sq. ft. lW/I" ~.' seT ~·ffl~ #1611 .()J~ o WETLANDS 0 ·MPot.I'-) t. '. . . ··sq. ft. NEW PROJECT (If applicable): 1r1'~IfIJ(jMM'8L1 "J,()O ... .. ' . LEGAL DESCRIPTION OF PROPERTY , (Attach legal description on separate sheet with the following infonnation included) SITUATE IN THE NId A }II!. . QUARTER OF SECTION 3'-, TOWNSHIP 2J!:J, RANGE'4-e, IN THE CIlY OF RENTON, KING COUNTY, WASHINGTON. .' .' :. ~ ... ' 'T:YPE OF APPLICATION & FEES .. . . List all land use applications being applied for: 1. sr$ ebAN Irw~' 3. Se.fA 5?J()~ . . 2. SH.D.B.IJVI AI f!,. ~V$rPr171'rV ()1!Wet{)!",wr Sdu 4. ., ~: Staff will calculate aRplicable fee~ and pO$tage: $~ 7.17 , '. • -'. . , '. .' ,,' .' . • -1..' ~ AFFIDAVIT OF OWNERSHIP I, (Print NameJs) V T declare that I am (please check one) _ the current owner of the property involved in this application or __ the authorized re sentative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information. herewith are in all respects true and correct to the I certify that I know or have satisfactory evidence..Jb!!.l • signed this instrument and acknowledged it to ~~erlth~ei~r rt:!~~tl:~~:tt uses and purposes mentioned in the instrument ~ ~ . ~ -:0 Notary Public in and for the State of Washington (Signature of OwnerlRepresentative) Notary (Print) LeA'S ( .eo ) ')9.. 8 US ~ .. ' My appointment expires: ~ ~ "1 -~ CO } Q:\WEB\PW\DEVSERV\Forms\PJanning\masterapp.doc08/29/03 .:.Jell L oy. Mt" L(:I Ser.J(H ;jl UU; 19497640105; To: ~~DCW~ At: 14258~~9453 Feb-24-0Ll 1 :51PM; Page 1/1 TRIPLE G HOLDINGS, LLC RESOLUTION OF AUTHORITY lhe undersigned, being aU the Members of TRIPLE G HOLDINGS, LLC, <\ Wa~lhington limited liability company (the "Company"). acting by consent in heu (If a meeting, hereby authorize the taking of the following actions by the Company: 1. The -Members hereby authorizes Richard A. Gumpert, as the Company's Manager to execute any and all documents reasonably required in connection with filing of applications and documents. the entitlements and penn its for the project located at NW Comer of SW 43rd Street and Oakesdale Avenue SW, Renton, WA. This ResoJution may be executed via facsimile or otherwise, shall be etlecti ve when signed by the Authorized Mcmbers bcJow. and shall further constitute waiver of notice of meeting and waiver of meeting of Members for the purpose of taking such actions without a meeting. DATFD this 24th day of February, 2004. Triple G Holdings, LLC a Washington limited liability company ~.I. 41 ~.L -i,.C" Steven L. Gum~, Memifer t;"'" .... , .~ LEGAL DESCRIP I IONS PARCEL H THE EAST 290 FEET OF THE WEST 598.82 FEET OF THE FOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, CllY OF RENTON, KING COUNlY, WASHINGTON, LYING NORTH OF S.W. 43RD STREET, LYING WEST OF OAKESDALE AVENUE S.W., LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO.1, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE CENTERLINE OF SAID S.W. 43RD STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH 88" 48' 43" WEST 784.19 FEET DISTANT; THENCE NORTH 01" 11' 17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. 1 AND THE TERMINUS OF THIS DESCRIBED LINE. ALSO KNOWN AS ADJUSTED PARCEL "H" OF CllY OF RENTON LOT LINE ADJUSTMENT NO. LUA-98-027-LLA, AS RECORDED UNDER RECORDING NO. 9809239001, RECORDS OF KING COUNlY, WASHINGTON. PARCEL J THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, CllY OF RENTON, KING COUNlY, WASHINGTON, LYING NORTH OF S.W. 43RD STREET, LYING WEST OF OAKESDALE AVENUE S.W., LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO.1, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE CENTERLINE OF SAID S.W. 43RD STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH 88" 48' 43" WEST 784.19 FEET DISTANT; THENCE NORTH 01" 11' 17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. 1 AND THE TERMINUS OF THIS DESCRIBED LINE. EXCEPT THE WEST 598.82 FEET THEREOF AND; EXCEPT THE SOUTH 230 FEET THEREOF. ALSO KNOWN AS ADJUSTED PARCEL "J" OF CllY OF RENTON LOT LINE ADJUSTMENT NO. LUA-98-027-LLA, AS RECORDED UNDER RECORDING NO. 9809239001, RECORDS OF KING COUNlY, WASHINGTON. PARCEL N THE WEST 308.82 FEET OF THE FOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, CllY OF RENTON, KING COUNlY, WASHINGTON, LYING NORTH OF S.W. 43RD STREET, LYING WEST OF OAKESDALE AVENUE S.W., LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO.1, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE CENTERLINE OF SAID S.W. 43RD STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH 88" 48' 43" WEST 784.19 FEET DISTANT; THENCE NORTH 01" 11' 17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. 1 AND THE TERMINUS OF THIS DESCRIBED LINE. ALSO KNOWN AS ADJUSTED PARCEL "N" OF CllY OF RENTON LOT LINE ADJUSTMENT NO. LUA-98-027-LLA, AS RECORDED UNDER RECORDING NO. 9809239001, RECORDS OF KING COUNlY, WASHINGTON. :VELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS ::::/::::::::::::m~~:~e\t1::t~~:'~N~fu:::/::::::.:::{:::~1rfn:)rA~wi~::)-::/·.:\:/.«:BB~~~~m~\://}i.i:i.»: Parking, Lot Coverage & Landscaping Analysis 4 P:1~~:R@.~tfOn~:(~lY1:r~}.:~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Postage 4 f:f#~p'p!j~ti~r.f~i~9:~i#Jl~ij:~::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Public Works Approval Letter2 ~~~~i#!it#~#:~:Ri.#.:1:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Screening Detail 4 ~ite::el~~:~:~~~:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Street Profiles 2 r.#i~:~~p'q~:9:i::ei~~:~~f.i#.t~:~::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Topography Map3 J.fa{fj~:$.tq~y:~:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Tree Cutting/Land Clearing Plan 4 ~.:::1tJ Qt.5~ (r....-~ ~~::¢~1~~:D.~'9~:9.Y~~i~Yt>~bi~t:~~rt.4::::::::::::: :::::::::t?:::::::::::::: :::::::r:::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Utilities Plan, Generalized 2 W~i~~:Mi~tiri~:F%k:F.~:4:::::::::::::::::::::::::::::::>:::::::: :::::~::::::::: :::::::::::::::::::::::::::::::: (/::::UhlVJW.:::::8i£/Ul~~8iS::::::::::::::: Wetlands Mitigation Plan, Preliminary 4 9f'J. '7 t.J..tltJvyt'; . .J2.~ ~./ .,., ./ w.e~!~~::R.ep.oiti~~I~~~~i<::::>::::::::::::::>:::::::<:::::: :::::::~:::::::: :::::::::::::::::::»::::: ::J.:::::~:::<;jie1ij/~f<::):::::::>:::::::::::::::::: Wireless: 0 Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section NT PLANNING OEV75i~~? RENTON FEB 2 52004 :~~E\VED a:\WEB\PW\DEVSERV\Forins\f>ra~nlng\waiver.xls PROJECT NAME: ---l-I .::;...D_r~~ __ r ~ __ o_(A.-;..·_ce. __ DATE: --",,?;~/_i_3-1-t-=-04-..I.--___ _ 0110612004 DEVELOPMENT SERVICES DIVIS' WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS ;:;;;:)c::~~~:r:iJ&e:.r3~~lm?.,.:t::::/·::::::: ::::j~i~E:~:::: ::mR~Wljt: ):;:::U:/)::.:.}RA~~~!#«.) ... H:.<)·. Calculations l' {j(ji(jr~~:@.p.~:f~r:~iSJj~~?::~::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Construction Mitigation Description 2 AND 4 :i¥.t1~!tY.)¥#~~~~~t:~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Drainage Control Plan 2 :P#'jh~g¢:~¢@.:~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Elevations, Architectural 3 AND 4 :~hi.1j~~~~i:¢h~t~ii~t:~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Existing Covenants (Recorded Copy) 4 :~*i~,~g:~~~~~~:@'~~f.d~d:¢~P.Y):f:::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: " Flood Hazard Data 4 . :FiQ~r. :p:~n~:~:~~~::::: ::::::::: :::::::::::: ::::::::::::: ::: :::::: :::::::::::::::: ::::::: ::: ::::: :: ::::::: ::::::: ::::::: :::::::: ::::: ::::: ::::: ::::::: ::: :::: :::: ::::::: ::::::: :::::::::: ::::::::: :::: :::::: ::::::::: :::: :::: ::::::: :::::::::::::: ::::::::::: ::::: Geotechnical Report 2 AND 3 l' :$.r~~i~g:Ri~rid;;#.C~t)t~~I:~::::::<:::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: f Grading Plan, Detailed 2 " :~~~!~t:9~ta.::f:{#.~~1::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::6.ifiJ::::::::: ::::::::::::::::::::::::::::::::: :::~{M:~:::::::~:iit.:::j:~1:::::~~::::::::::::: -,_ ......... -....... . .. .......... ... ... . King County Assessor's Map Indicating Site 4 ~~ ff\~ (/ J~~p~~#'p'in~:~i~~;::~~¢~~t~~i:~::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Legal Description 4 J)~f8f:}~~tr.6¥.~~~::P~~~&:~B~~~:::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Mailing Labels for Property Owners 4 :M~P:~f::$j~~~:~I~:@.~ji16#.:~:::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Master Application Form 4 :M~~~~~¢~Ri~i~:~:~~n~~~htj:~::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section PROJECT NAME: I IX NJ)~ ()({i~ 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section DATE: ---"'0~/....::;...~.....;;.(3+-4=-OA-___ _ Q:\WEB\PW\DEVSERV\Forms\Planning\waiver.xls 01/0612004 Project Narrative for Renton Medical Office Building (MOB) The proposed project consists of a three-story, +/-60,000 gsfmedical office building with associated site improvements. The project site is located on the northwest comer of SW 43rd Street and Oakesdale Avenue SW. The area of proposed work shall affect three of the four contiguous parcels under single ownership of the applicant/developer. The parcels included in the development are 'N', 'R' and 'J' for a total site area of9.611 ac or 418,620 sf. All parcels as well as adjacent parcels to the west are zoned CA- Commercial Arterial. The site is bordered to the north by Springbrook Creek, to the east by Oakesdale Ave. SW, an existing retail strip mall and 7-Eleven convenience store with fueling islands and to the south by SW 43rd Street. Immediately adjacent to the west of the development is a single family residence. Zoning directly to the north and east is 1M-Industrial Medium. Zoning adjacent to west is CA and to the south is the City of Kent. Street improvements, including sidewalks and curbs, are in place on both SW 43rd Street and Oakesdale Ave. SW fronting the parcels. The project site is a portion of the Oakesdale Business Campus project, originally developed by Zelman Development Company in 1999. As part of the Zelman project, infrastructure improvements were constructed including a regional storm detention and water quality treatment facility, a storm conveyance system with stubs to each lot, a sanitary sewer extension with stubs to each lot, a ten foot wide pedestrian trail running parallel to the creek, and stream mitigation improvements. The current submission to the City of Renton includes an Administrative Site Plan Review, Environmental (SEPA) Review and a Shoreline Substantial Development Permit. Portions of the proposed site work are located within 200 feet of Springbrook Creek, however, remain outside of the 50 foot setback from the ordinary high water mark. The closest area of work from the ordinary high water mark that is proposed is surface parking approximately 59' -4" from the creek. The existing shoreline consists of overgrown blackberry bushes over a medium bank, which makes access to the creek unattainable by foot in it's current condition. Slopes at the creek average 22% with an 8' drop in elevation from the asphalt trail to the ordinary high water mark. The existing site is currently vacant and consists of tall grass and brush with an existing gravel road. Since there are no existing trees on the site, tree removal is not an issue. The site is generally level with a maximum slope of 5-1 0%. Besides the creek, there are no other existing wetlands on the property. The soils consist of primarily silty sand and silt. Auger cast piles to depths of forty-five (45) to sixty (60) feet are anticipated to support the structure based on a soils report by Earth Consultants dated February 20, 2004. It is estimated that approximately 4,000 cy of excavation and fill work will be completed for this project. No off-site improvements are being proposed at this time, however, two curb-cuts are being proposed for site access from SW 43rd Street. Site DEVELOPMENT pLi~hall also occur via an existing curb cut on Oakesdale Ave. SW to be shared with CITY OF RENTON FEB 2 5·2004 RECEIVED the existing 7-Eleven and retail development. An access road is included with this proposal to connect the existing curb cut with the site, which crosses over Parcel "I". It is anticipated that reciprocal access would also occur between the existing comer lot and proposed medical office building along the SW 43Td Street frontage. A proposed modification to the maximum 30' curb-cut is being requested to be increased to 40' in order to alleviate on-site traffic and accommodate larger service vehicles. The new medical office building is being proposed as Type II-I-HR construction with concrete tilt-up exterior walls and a painted finish. The estimated construction costs for building and sitework improvements is valued at $4 million. Separate permits will be obtained for the tenant improvements, however, the building is planned to accommodate medical office type tenants. A drive-through lane on the west side of the building is proposed for a future pharmacy tenant. A passenger loading area is located on the north side of the building for post-procedure patient discharge and pick-up. The site improvements include surface parking and associated landscape for 296 cars at a +/-5/1000 gross sfratio. Based on a net sfratio (55,992 nsf), the number of required parking stalls would be 280 stalls. Since the net sfis subject to change depending on the tenant build-outs, a modification request is proposed to exceed the 5/1000 parking ratio established in the Renton City code for medical office use. Should the proposed development be successful, there are future plans to construct a second medical office building to mirror the first one as well as a structured parking garage running parallel with the creek on the north side of the lots between the two buildings. In anticipation of the future development, the building entry has been located on the east side to create a central drop off court between the two structures. The building entries would ultimately be connected to the parking garage and to each other by a covered walkway. CONSTRUCT!lO'N February 23, 2004 Mrs. April Harr Collins Woennan 777 108th Avenue NE, Suite 400 Bellevue, WA 98004-5118 Re: IDC Medical Office Building, Renton Washington Subject: Construction Mitigation Description Dear Mrs. Harr: The following is a written narrative describing our construction mitigation plan: • Proposed Construction Dates: Start date = 5/1/04, completion date = 12/17/04. • Proposed Hours of Construction: Monday through Friday, 7:00am -8:00pm. • Proposed Hauling Transportation Route: We propose to access the site for hauling from the East Valley Freeway to the east via S. 180th Street. • Mitigation Measures: We propose to minimize dust and mud onsite by installing construction entrances wi rip rap stones, establishing temporary haul routes as required within the site, placing visqueen over stockpiles and watering as required to keep dust down. We propose to minimize traffic impacts by establishing a balanced earthwork site which will minimize the amount of trucks entering and leaving the site. We propose to minimize noise by working within the allocated hours and shutting down equipment when it is not in use. • Special Hours of Construction: It is possible construction activities will be required during weekends. We propose Saturday and Sunday work hours to be 8:00am-6:00pm. • Preliminary Traffic Control Plan: We are working to develop the traffic control plan. We foresee we will have minimal impact to the existing traffic patterns. Our biggest impact will be trucks entering and leaving the site via either SW 43rd Street or S Oakesdale Street. At either of these locations, we propose flaggers will be placed as required along with appropriate signage notify traffic of both flaggers ahead and trucks entering and leaving roadway ahead. Once an earthwork contractor is selected, a final traffic control plan will be submitted to the City of Renton for final approval. If you have any questions or comments, please contact me at (425) 451-8877 Sincerely, GL Y Construction Inc. Ryan McKinney Project Manager DEVELOPMENT PLANNING CITY OF RENTON FEB 2 52004 . 'ifClElVED " ' DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. ' USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. DEVELOPMENT PLANNiNG CITY OF RENTON FEB 2 52004 RESiiV6D>EPA\03137 _envchlst.doc02l22104 ". A. BACKGROUND 1. Name of proposed project, if applicable: Renton Medical Office Building (MOB) 2. Name of applicant: Independent Development Company 3. Address and phone number of applicant and contact person: 742 1st Street South Kirkland, WA. 98033 Contact Person: April Harr CollinsWoerman 777 -108th Ave. NE, Ste. 400 Bellevue, WA. 98004 4. Date checklist prepared: February 23, 2004 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Start of construction to begin mid-April. Construction of building and sitework to be completed no later than December of 2004. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Future plans on this site include a +/-400 car structured parking garage and second medical office building (40,000sf to 60,000sf) to be submitted at a later date under a separate application. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. 1. A previous shoreline permit was issued by the City of Renton on July 1, 1998 for Storm Drainage improvements and the addition of an asphalt trail to Oakesdale Campus, Phase 1. 2. A Technical Information Report for Oakesdale Business Park was prepared on January 29, 1998 by Barghausen Consulting Engineers. 3. A Cleanup Action Plan was prepared by HartCrowser dated June 30,1997 and revised July 2,1997. 4. A Substantial Shoreline Permit for this permit is being submitted as part of this application. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None known. G:\AG\03137.00\SEPA\03137 _envchlst.doc 2 10. List any governmental approvals or permits that will be needed for your proposal, if known. • SEPA Decision • Site Plan Approval • Shoreline Permit • Clearing/Grading permit • Site Development permit • Building permits • Mechanical/Electrical permits • Department of Ecology NPDES permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The proposed project consists of a new 60,000 sf, three story shell and core medical office building. Parcel N consists of approximately 3.113 acres, Parcel H consists of approximately 3.436 acres and Parcel J consists of approximately 3.062 for a total site area of 9.611 acres or 418,620 sf. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The proposed project is to be located at the NW corner of SW 43rd St. and Oakesdale Ave. SW on the south side of Springbrook Creek. The site is located in a portion of Section 36, Township 23 North, Range 4 East, W.M., within the City of Renton, King County, Washington. A legal description and vicinity map are included on the site and construction plans attached to this submittal. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other _____ _ b. What is the steepest slope on the site (approximate percent slope?) The steepest slope on the site is approximately 5 to 10%, with the exception of the side slopes of Springbrook Creek lying adjacent to the project site along the north side. G:\AG\03137.00\SEPA\03137 _envchlst.doc 3 c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. According to the Geotechnical Engineering Study prepared by Earth Consultants Inc., dated February 20,2004, the site consists of interbedded silty sand and silt. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Approximately 4,000 cubic yards of excavation and fill work will be completed for the construction of the new medical office building. Except for bedding material where required, no imported material is anticipated for completion of this project. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes, however, erosion should be minimal due to the flat grades and the anticipated construction period during the summer months. Also, a temporary erosion and sedimentation control plan will be designed and implemented during the construction phase in accordance with City of Renton standards. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 52% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR Temporary erosion control measures will be implemented during the construction phase as required by the City to reduce and control erosion. a. What types of emissions to the air would result from the proposal (Le., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Emissions from construction equipment and dust from the excavation and utility work will potentially result from the proposal. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. No. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment will be required to meet state emission control standards, and dust will be controlled by water trucks as required during construction. G:\AG\03137.00\SEPA\03137 _envchlst.doc 4 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Springbrook Creek is located along the north property line of the project site. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Yes. A portion of the proposed building and related parking and sitework is within the 200 feet. Attached plans are included with this submittal. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. The FEMA maps indicate a small portion of the site at the southeast corner located within the 100-year floodplain, however, from a review of the actual field topographic survey, site elevations at this location are above the 100-year flood elevation of Springbrook Creek. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. G:\AG\03137 .00\SEPA \03137 _ envchlst.doc 5 c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. The source of the runoff to the site is from rainfall. The proposed project will connect to the existing stormwater detention and water quality treatment facility located on the northeast corner of the site. 2) Could waste material enter ground or surface waters? If so, generally describe. No. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: The existing stormwater facility and conveyance system has been designed to accommodate the runoff associated with this development. 4. PLANTS a. Check or circle types of vegetation found on the site: --2L deciduous tree: alder, maple, aspen, other --2L evergreen tree: fir, cedar, pine, other --2L shrubs --2L grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? Existing trees, shrubs and grass will be removed within the area of construction. c. List threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Areas disturbed during the construction phase and not included in the landscape plan will be hydroseeded after completion of the project to help prevent erosion and stabilize the site. See attached landscape plan for all areas to be landscaped with this development. G:\AG\03137.00\SEPA\03137 _envchlst.doc 6 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other ________ _ Mammals: deer, bear, elk, beaver, other _________ _ Fish: bass, salmon, trout, herring, shellfish, other ______ _ b. List any threatened or endangered species known to be on or near the site. None are known. c. Is the site part of a migration route? If so, explain Not to our knowledge. d. Proposed measures to preserve or enhance wildlife, if any: None are proposed as part of this application. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric and natural gas will be used for heating. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. There is a potential to block solar energy on the adjacent site to the west, however, the building is being sited to meet all height limits and setbacks required by the City. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The building will meet applicable energy codes. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. 1) Describe special emergency services that might be required. None. G:\AG\03137.00\SEPA\03137 _envchls!.doc 7 '.' 2) Proposed measures to reduce or control environmental health hazards, if any: Other than normal construction safety procedures during the construction phase, none are proposed. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. During the construction phase, normal noise from construction equipment will occur during the hours of approximately 7:00 am and 5:00 pm. 3) Proposed measures to reduce or control noise impacts, if any: Construction equipment will be required to meet state standards for noise control. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The existing site is currently undeveloped. To the north, south and east is existing warehousing, manufacturing and offices. The southeast corner of the site contains a convenience store with 6 fueling stations and a retail strip center. To the west is a residence. b. Has the site been used for agriculture? If so, describe. The site was previously used for agriculture, however, specific dates are unknown. c. Describe any structures on the site. None. d. Will any structures be demolished? If so, what? No. e. What is the current zoning classification of the site? The current zoning of the site is CA -Commercial Arterial. f. What is the current comprehensive plan designation of the site? Employment Area -Valley. G:\AG\03137.00\SEPA\03137 _envchlst.doc 8 g. If applicable, what is the current shoreline master program designation of the site? Springbrook Creek requires a 50-foot development setback from the ordinary high water mark for commercial uses. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Springbrook Creek, located along the north side of the property, is classified as environmentally sensitive. i. Approximately how many people would reside or work in the completed project? Approximately 200 employees would work in the completed project. j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Construction of the proposed project will be based on approved plans by the City of Renton. No variances or conditional uses are being submitted. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Not applicable. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Not applicable. c. Proposed measures to reduce or control housing impacts, if any: Not applicable. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. The building height will not exceed 50'. The principal exterior building material proposed is painted concrete. G:\AG\03137.00\SEPA\03137 _envchlst.doc 9 b. What views in the immediate vicinity would be altered or obstructed? Views from the existing residence looking east would be obstructed by the proposed building. c. Proposed measures to reduce or control aesthetic impacts, if any: The design of the proposed building will be an enhancement of the surrounding building designs due to it's function and use as a medical office building. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light from parking lot site lighting would be produced with this proposal from dusk through dawn. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: None are proposed. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? None are known. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. None. G:\AG\03137.00\SEPA\03137 _envchlst.doc 10 b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any: None. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. SW 43rd Street is located adjacent to the site on the south side of the property, and Oakesdale Ave. SW is located to the east of the site. Two curb cuts on SW 43rd Street are being proposed. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Public transit (route #153) is provided along SW 43rd Street. c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project would have 296 stalls. None would be displaced. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? No. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. It is projected that 1,969 new daily trips would be generated that includes the 203 new PM peak hour trips. g. Proposed measures to reduce or control transportation impacts, if any: Construct the site accesses to City standards and payment of a Traffic Impact Fee to the City. G:\AG\03137.00\SEPA\031373nvchlst.doc 11 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Yes, increased need for fire protection and police protection are anticipated. b. Proposed measures to reduce or control direct impacts on public services, if any. An approved sprinkler and fire alarm system will be included with the construction of the new building. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: Natural Gas: Water: Sewer: Telephone: Refuse: C. SIGNATURE Puget Sound Energy -connection Puget Sound Energy -gas meter(s) and connection City of Renton -new water meter and watermain extension City of Renton -connection Qwest -new service and connection Rabanco -new trash enclosure I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: I Name Printed: April Harr Date: "bjof G:\AG\03137. Oo\SEPA \03137 _ envchlst.doc 12 SUPPLEMENT STORM DRAINAGE ANALYSIS REPORT Renton Medical Office Building NWC -S.W. 43rd Street and Oakesdale Avenue S.W. Renton, Washington Prepared for: Collins Woerman 777 -108th Avenue N.E., Suite 400 Bellevue, WA 98004-5118 IEXPIRES: 12-30-"I February 20,2004 Our Job No. 10566 DEVELOPMENT PLANNING CITY OF RENTON FEB 2 52004 RECEIVED CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES • OLYMPIA, WA • TEMECULA, CA • WALNUT CREEK, CA www.barghausen.com 1.0 PROJECT OVERVIEW The proposed Renton medical office building is located on approximately 6.55 acres located at the northwest comer of S.W. 43rd Street and Oakesdale Avenue S.W., in Renton, Washington. The proposed project is located just west of the existing 7-11 and retail building at the comer of this intersection. There is an existing stormwater detention and water quality treatment facility that was previously designed for the existing 12.3 acres south of Springbrook Creek as part of the Phase 1 development of the Oakesdale Business Park. This facility was sized pursuant to the 1990 King County, Washington Surface Water Design Manual (KCWSWDM) and a stormwater main line has been extended to serve all parcels within this project area. The storm drainage conveyance system was designed to convey the peak flows from the 25-year/24-hour design storm based on the 1990 KCWSWDM. The previous assumptions that were designed for the existing stormwater facility all stilI currently exist for the site and the proposed Renton medical office building. It was previously assumed that the developed area would include 85 percent impervious surface and 15 percent pervious surface. The proposed development contains approximately 75 percent impervious surface and 25 percent pervious surface; therefore, this meets the design parameters of the existing storm facility. Please see the enclosed Technical Information Report for Oakesdale Business Park Phase 1. Based on our review of the original stormwater calculations relative to the proposed project the existing stormwater facility is adequate in size to treat, detain, and convey the proposed stormwater for the Renton medical office building and no additional stormwater facilities will be required, except for on-site conveyance systems. 10566.00l.doc .', CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: January 22, 2004 TO: Susan Fiala, Senior Planner FROM: Jim Gray, Assistant Fire Marshal ~ II- SUBJECT: Renton Medical Office Bldg. SW 43rd & Oakesdale Ave. SW Fire Department Comments: 1. The preliminary flre flow is 1500 GPM, one hydrant is required within 150 feet of the structure and one additional hydrant is required within 300 feet of the structure. 2. A fire mitigation fee of $20,526.48 is required based on $.52 per square foot of the building square footage. 3. Separate plans and permit are required for the installation of the required sprinkler and fire alarm systems. 4. Fire Department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 in width with a turning radius of 45 foot outside and 25 foot inside. 5. Provide a list of the flammable, combustible liquids and any hazardous chemical to be used or stored on site. Please feel free to contact me if you have any questions. DEVELOPMENT PLANNING CITY OF RENTON FEB 2 52004 RECEIVED R CITY OF RENTON eCEIVED 'JAN t /. 200~ MEMORANDUM BUILDING DIV/SIQH DATE: I / TO: Construction Services, Rre Prevention, Plan Review, EDNSP, Project Planner FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: 8t?~Y7 f1.d~ c::Jffic..~ Shiro . LOCATION: NrV corne-,-of 5W Lf3"'d ~{)fl~A-/-e A-vesvv PREAPP NO. _{)_~-,,--_-_0_' -=0_3+---_________ _ A ,&':9 with the applicant has been scheduled for /0 11 J1 . Thursday • . f'bY--I~ ,cPc204 , in one of the 6th floor conference rooms (new City Hall). If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the -11 :00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit lever review at this time. Note only major issues that must be resolved priorto formal land use and/or building p~rmit application submittal. . Plan Reviewer assigned is ~ Please submit your written cofnlnents to ~~~' =~ _____ (Planner) at least two (2) days before the meeting. Thank you. CC/rrz;vt/ Co~ I ~97 U13C -..s::o, Is reporf-rc~ui reP( H:\Division.s\Develop.ser\Dev & PJan.ing\Template\Preapp2 Revised 9/00 ' TO: FROM: DATE: Susan Fia~ Jan lilian February . 1, 2004 CITY OF RENTON MEMO UTILITY PLAN REVIEW SUBJECT: PREAPPLICATON REVIEW COMMENTS RENTON MEDICAL OFFICE BUILDING PREAPP NO. 04-009 SW 43rd & Oakesdale Ave SW NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The follo'IVing comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant WATER 1. Water System Development Charge (SOC) of $0.213 per square foot of gross site area will apply. This is payable at the time the utility permit is issued. 2. There is an existing 12-inch water main in Oakesdale Ave SW and a 12-inch water main in SW 43rd Street. There is also a 12-inch water main that runs north and south adjacent to the site. Available derated fire flow in the area is approximately 4,500 gpm. Pressure available is approximately 75 psi. 3. Maximum preliminary fire flow required is 1,500 gpm. 4. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm. A primary hydrant is required within 150 feet from each building and one additional hydrant will be required be within 300 feet of the nearest comer of the building. 5. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within the required distance. 6. Existing hydrants counted as fire protection will be required to be retrofitted with a quick disconnect Stortz fitting if not already in place. 7. Extension of water main may be required on site. Additional hydrants may also be required. 8. The proposed project is located in the 196 water pressure zone and is outside an Aquifer Protection Zone. 9. Buildings which exceed 30 feet in height, will require a backfJow device to be installed on the domestic water meter. Renton Medical Center Page 2 of3 10. Fire sprinkler systems will be required by the fire department. A separate no-fee utility permit and separate plans will be required for the installation of the double detector check valve assembly for fire sprinkler line. All devices installed shall be per the latest Department of Health II Approved List-of Backflow Prevention Devices. Location of device shall be shown on the civil plans and shall show note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". DDCVA installations outside the building shall be in accordance with the City of Renton Standards. For DDCVA installations proposed to be installed inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. 11. Landscape irrigation systems will require a separate meter and backflow device. A plumbing permit will be required SANITARY SEWER 1. A Sanitary Sewer System Development Charge (SOC) of $0.126 per square foot of gross site area will be apply. This is payable at the time the utility permit is iSSUed. 2. There is an B-inch sewer main in SW 43rd Street and an B-inch sewer main in Oakesdale Ave SW. 3. A sewer main extension may be required on site to serve the building. 4. If finished floor elevations are below 25 feet, a "tideflex" or similar backflow device will be required to be installed. 5. Dual side sewers are not allowed. Side sewers shall have a minimum of 2% slope. 6. If food preparation facilities (kitchen, restaurant) are proposed, a grease trap or grease interceptor will be required. A separate plumbing permit is required. SURFACE WATER 1. There are existing storm drainage facilities in SW 34th Street. 2. A storm drainage plan and drainage report is required. The drainage plan shall include provision for detention and water quality treatment sized for the new impervious surface subject to vehicular access per the KCSWM 1990 Edition. 3. The Surface Water SOC is assessed based on the total new impervious surface square footage as reflected in the final design. The charge is determined by multiplying the gross square footage by $0.249. This is payable at the time the utility permit is issued. 4. Separate structural plans will be required to be submitted for review and approval under a building permit for proposed underground vaults for water quality and/or detention. Special inspection from the building department will be required. 5. This project lies within the City's 100 year flood zone. Applicant will be required to submit a flood elevation certificate. Finished floor shall be one foot above the 100 year flood elevation. Renton Medical Center Page 3 of3 TRANSPORTATION/STREET 1. Full street improvements including. but not limited to paving. sidewalks. curb & gutter. storm drain. street signs and streetlights are required if not already in place. 2. A traffic mitigation fee of $75 per additional generated daily trip shall be assessed as determined by the ITE trip generation manual. 3. A traffic study will be required for this project. Traffic study guidelines are attached. 4. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design. all existing overhead utilities shall be placed underground. GENERAL COMMENTS 1. All construction utility permits for utilities. drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete. please submit three (3) copies of the drawings. two (2) copies of the drainage report. permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. A fee worksheet is attached for your use. but prior to preparing a check. it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 3. The fee for review and inspection of these improvements is 5% of the first $100.000 of the estimated construction costs; 4% of anything over $100.000 but less than $200.000. and 3% of anything over $200.000. Half the fee must be paid upon application. 4. Any proposed rockeries or retaining walls greater than 4 feet in height will be require a separate building permit and will require special inspection. 5. Separate permits for water meters. side sewers. and backflow devices are required. cc: Kayren Kittrick CITY OF RENTON POLICY GUIDELINES FOR TRAFFIC IMPACT ANALYSIS FOR NEW DEVELOPMENT Revised 11101/00 A traffic impact analysis should be provided when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 -9:00) or PM (3:00 -6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or more and commercial sites that generate 20 vtph. The developer shall select a registered professional engineer with adequate experience in transportation planning and traffic engineering. Upon request, the Public Works Department will offer potential candidates. The analysis shall incorporate the following elements in the suggested format: Introduction: The introduction should, in a narrative fashion with graphics where appropriate to enhance the text, describe the proposed development (including proposed time frame), establish study area boundaries (study area should include all roadways and intersections that would experience a 5% increase in peak hour traffic volumes as a result of the proposed development), describe existing and proposed land uses within the study area, and describe the existing transportation system to include transit routes, roadway and intersection conditions and configuration as well as currently proposed improvements. Site Generated Traffic Volumes: The analysis should present a tabular summary of traffic generated from the proposed development listing each type of proposed land use, the units involved, trip generation rates used (to include total daily traffic, AM peak hour and PM peak hour) and resultant trip generation forthe time periods listed. Site Generated Traffic Distribution: The distribution of site-generated traffic should be presented by direction as a percentage of the total site generated traffic in a graphic format. The basis· for the distribution should be appropria~~~~ ~efined. Site Generated Traffic Assignment: A graphic presentation should be provided illustrating the allocation of site-generated traffic to the existing street network. The presentation should include Average Daily Traffic (ADT) and AM-PM peak hour directional volumes as well as turning movements at all intersections, driveways and roadways within the study area. Existing and Projected Horizon Year Traffic Volumes With and Without the Proposed Development: The report should include graphics, which illustrate existing traffic volumes as well as forecasted volumes for the horizon year of the proposed development. If the development is multi-phased, forecasted volumes should be projected for the horizon year of each phase. The site-generated traffic should then be added to the horizon year background traffic to provide a composite of horizon year traffic conditions. Condition Analysis: Based upon the horizon year traffic forecasts with the proposed development, a level of service (LOS) analysis should be conducted at· all intersections (including driveways within the study area). Based upon this analysis, a determination should be made as to the ability of the existing facilities to handle the proposed development. The level of service (LOS) analysis technique may include any of the commonly accepted methods. An analysis should be made of the proposed project in light of safety. Accident histories in close proximity to the site should be evaluated to determine the impact of proposed driveways and turning movements on existing problems. Mitigating Measures Based upon the results of the previous analysis, if it is determined that specific roadway improvements are necessary, the analysis should determine what improvements are needed. If the developer can reduce vehicular traffic by means of promoting transit and ridesharing usage, these methods are acceptable. Any proposed traffic signals should be documented with an appropriate warrant analysis of conditions in the horizon year with the development. Traffte signals should not be contemplated unless they meet warrants as prescribed in the Federal Highways "Manual on Uniform Traffic Control Devices·. Proposed traffic signals shall provide coordination. programs-to compliment the system . • Any modifications necessary to insure safe and efficient circulation around the proposed site should be noted. Conclusions: This section should serve as an executive summary for the report. It should specifically define the problems related directly to the proposed developments and the improvements necessary to accommodate the development in a safe and efficient manner. A draft report shall be" presented to the Development Services Division so that a reY.iew might be made of study dates, sources, methods and findings. City Staff will then provide in writing all comments'-to the developer. The developer will then make all necessary changes '-Prior to submitting the final report. " This check1ist should be used if only a limited traffic study is required. If the applicant is required a complete Traffic Impact Analysis (rIA). the Oty TIA guidelines should be used. General J.i Scope of the project ~ VICinity Map 1$1 Site Plan showing driveway (s) location tI Trip Generation )6 Trip Distribution c LOS calcrdation for the listed intenections for the following SCI!1UIlios. 1. Existing 2. Horizon year of the project without the project 3. Horizon year of the project with the project without the mitigation 4. Horizon year of the project with the project and the mitigation. Analyzing the following intersection oply with the project 1. 0 C( \(ec;,cl a I e "t-CO \IV Y--aa;;t ~ re~ 2 . p( LOS: AM V--:-PM ~Boeing_Weekend_ . fJI. Queue length for left turns. Driveway tl1UI1ysis d Sight distance . ~ )Ii' LOS AM V. PM_Y_ }( Queue length for left turns (IDS and outs) LOS calculatiO{?/ . AM· VPM BoeingPeak __ WeekendPM. __ _ c Intersection (s) 1. 2. C Driveway (s) WllI7'ant Analysis c Signal C Stopsign c Yieldsign c Left tmn pocket c Others Additional Analysis c Non-Motorized connection c c c C Recommended mitigation for the adverse impact. DATE: TO: FROM: SUBJECT: CITY OF RENTON Planning/Building/Public Works MEMORANDUM February 12, 2004 Pre-Application File No. 04-009 Susan Fiala, Senior Planner, (425) 430-7382 Renton Medical Office Building General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board . of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the appli~ant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $55.00, plus tax, from the Finance Division on the first floor of City Hall. Project Proposal: The subject site is not addressed but is located north of SW 43rd Street, and west of Oakesdale Avenue SW. The applicant's proposal is to construct a two-story, 39,474 square foot medical office building and associated site improvements. The existing site is undeveloped and consists of tall grass and brush with an existing dirt and gravel road. The north property line is bordered by Springbrook Creek. A ten foot wide pedestrian trail is also constructed. The majority of the development would occur on one parcel labeled "Parcel Nil with some spillover into the adjacent parcels. The adjacent parcels include an undeveloped Parcel H to the east and an existing residence to the west. The project site is a portion of the Oakesdale Business Campus, originally developed by Zelman Development Company in 1999. As part of the Zelman project, infrastructure improvements were installed, including a regional storm detention and water quality treatment facility, a storm conveyance system with stubs to each lot, a sanitary sewer extension with stubs to each lot, trail improvements and stream mitigation. A single developer, Richard Gumpert, owns this parcel and the surrounding parcels including H, J and I. The applicant indicates they want to "spillover" the proposed development, specifically parking and a driveway onto adjacent parcels. Zoning: The subject site is designated Commercial Arterial (CA) on the City's Zoning Map. A variety of retail sales and services along high-volume traffic corridors, including medical offices and clinics, are permitted in the zone. The proposed medical building would be an outright permitted use within the CA zone. Renton Medical Office Building -Pre-Application Meeting Page 2 of 5 Development Standards: The proposal would be required to comply with the development standards of the zone. The proposal's compliance with the CA zone development standards is addressed below: Lot Coverage -The CA zone allows building coverage at a maximum of 65% of the lot area for projects not providing structured parking. Building lot coverage compliance was calculated at approximately 13 to 15% of the lot based on an estimate of Parcel N plus an estimate of the land potentially used in Parcel H. Setbacks/Landscaping -The CA zone requires a minimum landscaped setback of 10 feet from all street frontages, unless located adjacent to property designated with residential zoning. The east and west property lines are adjacent to property designated Commercial Arterial (CA) and the north property line abuts Springbrook Creek which is across from land zoned Industrial Medium (1M). Across SW 43rd Street, to the south, is King County. The site is located in the Green River Valley Planning Area which requires all developments to provide an additional 2% of the entire site as natural landscaping aggregated in one portion of the site (RMC 4-4-0700.6.) for wildlife habitat. In addition, parking areas exceeding 10,000 square feet in area are to provide a minimum of 5% of the interior of the parking area in landscaping to reduce the barren appearance of the lot. All landscape areas are required to be a minimum width of 5 feet and include an underground irrigation system. At the time of formal land use application submittal, a detailed landscape plan indicating the location, sizes and types of the plantings will be required. Data on the percentage and square footage of landscaping for parking areas, street frontage and Valley Planning Area requirements must be provided and clearly identified. Building Height -The CA zone allows a maximum building height of 50 feet. The proposed building would be two-stories in height, but building height was not provided to determine compliance. Screening/Refuse and Recyclables -Screening must be provided for all outside storage areas, as well as for surface-mounted and roof top utility and mechanical equipment. In addition, garbage dumpsters and recyclable areas must be screened pursuant to RMC section 4-4-090C7 (fence, landscaping, or combination of both). Approval of the proposed locations of dumpster areas by Rainier Waste Management is recommended prior to the submittal for building permits. The drawings submitted for building permit review will need to include elevations and details on the proposed methods of screening and the dumpster enclosure. Pedestrian Connection -All development in the CA zone is required to provide a direct and clear pedestrian connection from sidewalks to building entrances. The submitted proposal does appear to provide a pedestrian connection from the building entrance to the public sidewalk and to the parking areas. Staff will likely recommend as a condition of site plan approval that pedestrian connections be clearly identified by use of construction materials or striping to differentiate the pathways from the parking areas. Parking, Circulation and Loading: The parking regulations require that a specific number of off-street parking stalls based on the amount of square footage dedicated to certain uses be provided within the boundaries of the property. Based on the pre-application materials, it appears that adequate parking would be provided. Changes to the square footage of the structure would require additional parking. • Medical and Dental Offices: Five (5) spaces per 1,000 square feet. 009 _MedicalOffice.doc Renton Medical Office Building -Pre-Application Meeting Page 3 of 5 Please take note that net floor area is the total of all floor area of a building, excluding stairwells, elevator shafts, mechanical rooms, interior vehicular parking or loading and all floor below the ground floor, except when used for human habitation or service to the public. As related to these proposed uses, the areas to be deducted from the overall floor area may also include refrigeration rooms, lobbies, corridors/hallways and restrooms and those accessory areas that are used by the occupant(s). The parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8% feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. An aisle width of 24 feet is required for 90 degree parking stalls and a width of 18 feet is required for parallel stalls. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. Compact spaces are allowed up to 30% of the total required parking. Driveways -The parcel would be accessed via SW 43rd Street through two-30 foot wide driveways. According to RMC 4-4-0801, driveway standards include the following for office/commercial development: Driveways can not exceed 40% of the street frontage for a lot; a minimum of 18 feet between driveway curb returns where there is more than one driveway on a property under single ownership or control; widths of a single driveway can not exceed 30 feet in width; no more than two driveways for each 330 feet of street frontage for a single ownership; and other standards as listed in the development regulations (see packet) . . Loading -In the requirements for Loading Space Standards, RMC 4-4-080J, all new buildings shall provide off-street loading space if the activity carried in the building requires deliveries to it of people or merchandise. Loading space is in addition to required off-street parking. Sensitive Areas: Seismic -Based on the City's Critical Areas Maps, the site is located in a Seismic Hazard Area. The seismic hazard is related to potential liquefaction of soils during an earthquake event. Before the applicant pursues detailed design and engineering for the development of the site, it is recommended that a geotechnical analysis for the site be prepared. The analysis should assess soil conditions and detail construction measures to assure building stability. Shorelines -The subject site is located within the 200-foot boundary of Springbrook Creek that is regulated by the City's Shoreline Master Program. Springbrook Creek, which at the north portion of the property, is designated as "Urban Environment" under the shoreline regulations. The "Urban" designation permits commercial uses within the shoreline boundary provided the use complies with the applicable setback established by the master program. In this case, commercial uses must maintain a minimum 50-foot setback from the ordinary high water mark. Through the SEPA process, staff may recommend a greater setback from the creek to address potential erosion hazards. In addition, the City's Land Clearing and Tree Cutting regulations require a minimum 25-foot setback from the ordinary high water mark of stream or creek. Based on the information provided, it appears as though all proposed structures would exceed setbacks of 50 feet from Springbrook Creek. The ordinary high water mark of the creek must be clearly identified on the submitted plans, along with the proposed building setbacks from the high water mark. Please note that the City is presently reviewing revisions to the City's shoreline regulations. The pending alterations to the regulations may result in substantial increases to the required setbacks. The timeframe for the adoption of the revised code is not known at this time. The applicant is encouraged to consider the implications of the potential changes in preparing the final site design. 009 _MedicaIOffice.doc Renton Medical Office Building -Pre-Application Meeting Page 4 of 5 Flood Hazard -The north portion of the site is located within a flood hazard area. It does not appear that any structures would be constructed within this area. However, the applicant will need to address this issue for the formal site plan application. Please refer to RMC 4-3-0501, for information on work in flood hazard areas. A copy of the FEMA map is included in your packet. Lot Line Adjustment: The applicant has indicated that the proposed development would encompass a portion of the adjacent parcel, Parcel H to provide for required parking. This parcel is owned by the same owner. Staff encourages the developer to adjust lot lines. Past experiences have shown that buildings constructed over several underlying lot lines, may create unnecessary legal problems in the future. The lot line consolidation process can be completed through a Lot Line Adjustment (LLA) process, which can be reviewed simultaneously with the Administrative Site Plan Review Process. Signage: Only one freestanding business sign (pole, monument/ground, projecting or roof) is permitted per street frontage for each individual parcel. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face if a two face sign). In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the fac;ade to which it is applied is also permitted. Site Plan Review: The intent of site plan review is to review site layout, building orientation, pedestrian and vehicular access, landscaping, parking and other elements. Site planning is o the horizontal and vertical arrangement of these elements so as °to be compatible with the physical characteristics of a site and with the surrounding area. From staff's review of the pre-application site plan submittal, the building orientation and the parking layout do not appear to be the most suited for the site and its relationship to the surrounding development. The front entrance to the building is proposed to face east with passenger loading to the rear of the site. Additional information on the building, including floor plans and elevations would help in the review of the site plan. Staff encourages the applicant to re-assess the site and its relationship to the surrounding developments and future development on adjacent parcels. Permit Requirements: The proposal would require Administrative Site Plan Review, Environmental (SEPA) Review and a Shoreline Substantial Development Permit. All development in the CA Zone and Employment Area -Valley Comprehensive Plan Designation (EA-V) is subject to Level I Site Plan Review. In review of the criteria to determine if a public hearing is required, the proposal is does not meet the SEPA thresholds of: 1) 100,000 sq. ft. of nonresidential uses in the EA-V; 2) less than 300 parking stalls; 3) less than 10 acres; and 4) less than 60 feet in height; therefore, the site plan would be reviewed administratively. All permits would be reviewed in an estimated timeframe of 8 to 10 weeks (exclusive of a Lot Line Adjustment and Shoreline Permit). The application fee for joint land use applications is full price for the most expensive permit (Site Plan at $1,000) and half off any subsequent permits: % of full $1,000 fee for Shoreline Substantial Development Permit and % of full fee for SEPA Review (Environmental Checklist) which is dependent on project value: less than $100,000 is $200 (1/2 of $400 full fee) and project value over $100,000 is a $500 fee ( 1/2 of $1,000 full fee). In addition, first class postage ($0.37) per mailing label would be required for notification to surrounding property owners located within 300 feet of the site. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate building, construction and sign permits would be required. The review of these permits may occur concurrently with the review of the 009 _MedicaIOffice.doc Renton Medical Office Building -Pre-Application Meeting Page 5 of 5 land use permits, but can not be issued prior to the completion of any required land use appeal periods. Fees: In addition to the applicable land use, building, construction and sign permit fees, the following mitigation fees may be required prior to the issuance of building permits: • A Transportation Mitigation Fee based on $75 per each new average daily trip attributable to the project; and • A Fire Mitigation Fee based on $0.52 per square foot of new commercial building. Additional Comments: • It is the applicant's intent to utilize portions of one or more parcels for the subject site plan. The applicant will need to include the square footage of these areas in the site area as well as providing legal descriptions. If the applicant does not wish to do a lot line adjustment, the appropriate access and parking easements/agreements would be needed if ownership changes or lots/parcels are sold. • The pre-application site plan notes a slope easement. From staff research, the easement gives the right to make necessary slopes for cuts or fills upon the property (King County Superior Court Cause 81-2-08117-7). • In advance of submitting the full application package, applicants are strongly encouraged to bring in one copy of each application material for a pre-screening to the customer service counter to help ensure that the application is complete prior to making all copies. cc: Jennifer Henning 009 _MedicaIOflice.doc CITY O'F RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: TO: FROM: STAFF CONTACf: SUBJECf: February 5, 2004 Susan Fiala Rebec~ Don Erickson Renton Medical Office Bldg., NE comer of SW 43rd & Oaksdale Ave SW; PRE 04-009 The applicant is proposing to develop a two-story , 40,000 square foot medical office building on two existing lots (3.11 acres) located west of the intersection of SW 43rd Street and Oakesdale Avenue SW. The site's northern property line borders Springbrook Creek and includes a lO-foot wide paved trail. The proposed two-story building is likely to be a concrete poured in place tilt-up structure with a painted exterior. The applicant indicates that surface parking for approximately 200 vehicles will be provided on site at a ratio of approximately five spaces per 1,000 gross square feet. The site is designated Employment Area -Valley on the Comprehensive Plan Land Use Map and is zoned CO, Commercial Office. Relevant land use policies for this designation are attached. Analysis: Clearly medical office is consistent with the intent of this land use designation since a wide range of professional services are deemed desirable. With off-street parking wrapped around three sides of the exterior of the proposed building, it hardly is pedestrian-oriented or apt to encourage transit ridership (policy LU-212.23). The current proposal conveys more of the characteristics of a strip commercial center rather than that of a professional office center. Without elevations, a landscaping plan, et cetera, it is impossible to judge the overall design quality of this proposed development. Under Community Design reference is made in Policy LU-291 about beautification and screening of surface parking lots through the use of landscaping, fencing and the use of berms. Similarly, Policy LU-293 speaks of orienting development to face the street and encouraging creativity in project design. Recommendation: Withhold support of this pre-application pending the submittal of more detailed drawings including building elevations and landscaping plans indicating proposed plant materials, pedestrian circulation, lighting, and the location of proposed signage, if any. The applicant should be encouraged to orient the building so that it faces onto SW 43rd Street with pedestrian-oriented amenities such as walkways connecting the proposed office building to the street and parking elsewhere on the site. Attachments cc: Don Erickson H:\EDNSP\lnterdepartmenta!\Development Review\Preapps\Comments\EA-O\RentOD Medical Office Bldg.doc\d Relevant Comprehensive Plan Land Use Policies Employment Area -Valley Policy LU-212.3 Development standards should promote an increased intensity and quality of development. Policy LU-212.4 Non-employment-based uses, such as residential, are prohibited in the Renton Valley. Policy LU-212.9 Commercial uses may be located in proximity to existing industrial uses when reasonable buffering between the uses can be accomplished and when adequate accommodation of deliveries and loading to industrial areas can be maintained. Policy LU-212.19 Street trees and landscaping should be required for new development within the Valley to provide an attractive streetscape in areas subjected to a transition of land uses. Policy LU-212.23 Site design for office uses should consider ways of improving transit ridership through siting, locating of pedestrian amenities, walkways, parking, etc. Policy LU-212.24 Site plan review should be required for all new projects in the Renton Valley and Black River areas pursuant to thresholds established in the City's development regulations. Community Design (Land Use Element) Policy LU-291. Beautification and screening of parking lots should be encouraged through appropriate landscaping, fencing and berms. Policy LU-293. Private development projects should be encouraged to orient toward the street and to encourage creativity in project design and landscaping in the abutting right-of- way. H:\EDNSP\lnterdepartmentaJ\Development Review\Preapps\Comments\EA·O\Renton Medical Office Bldg.doc\d .'. I IM SW 41st St. IM IM IM st. -----------------~~~ -,~----------------------~ S 186th St S 188th St S 190th St ZONING PIBIFW Tl!CllNlCAL SERVICES 03I1lI03 S 192nd St 1"'----... -6 200 400 12 1:4800 36 T23N R4E E 1/2 4336 ZONING MAP BOOK RESIDENTIAL ~ Resource Conservation ~ Residential 1 dulac ~ Residential 5 dulac ~ Residential 8 dulac I RMH I Residential Manufactured Homes I R-IO I Residential 10 dulac I R-141 Residential 14 dulac I RH-I I Residential Multi-Family Inrill I RM-N I Residential Multi-Family Neighborhood Center IRH-C I Residential MulU-Family Suburban Center I RM-T I Residential MuJti-Family Traditional lRM-ul Residential Multi-Family Urban Center" 1d!XED USE CENTER o Center Neighborhood- ~ Center SuburbllD· @] Center Downtown- • May include Overlay Districts. See Appendix maps. For additional regulations in Overlay Districts. please see RMC 4-3. (P) Publicly oWDed I CDR I Center Offjce Residential __ Renton City Limits __ Adjacent City Limits COMMERCAJL o Commercial Arterial- ~ Commercial Office- CEEJ Convenience commer~J~ INDUSTRIAL ej ···; 1~'l W Industrial -Heavy i 0 Industrial -Medium 0 Industrial -Light _ Book Pages Boundary KROLL PAGE# PAGE SECTfTOWNIRANGE INDEX :enterl .tation 7lLA ~ @ ZONE AE if $ ~ '< ~'" ~ ~ ~. 1 ~ CITY OF RENTON 530088 i:'!/ .. , OF TUKW.!.!:.A I i' ;:>,m:"" I 00II -_. OF KENT 'ZONE AE SOUTH lB2ND ZONE X ZONE X CITY OF KENT 530080 ZONE X AE 36 ZONE AH (EL 17) w ::) Z ~ "OUTHWEST ZONE X 180TH CITY OF RENTON -----I~RM::IA.7 CITY OF KENT STREET y81A -t3.N&~6 c ~ (I) W ::) Z ~ <t ~ Form No. 14 Subdivision Guarantee Guarantee No.: NCS-74239-WA3 ~~-',' .. -<1 '. &t(jFJ/l/I)J'QJ~'}'flJ ~<'·;':,_~~;Jri}iJcft~. ' '~ ~ e, >" Issued by First American Title Insurance Company 3866 South 74th Street, Tacoma/ WA 98409 Title Officer: Doug Sweborg Phone: (253) 471-1234 FAX: (253) 471-6232 DEVELOPMENT PLANNING CITY OF RENTON FEB 2 5 -200~ RECE~V!ED First American Title Insurance Company ,; Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: NCS-74239-WA3 Page No.: 1 LIABILITY FEE First American Title Insurance Company $ $ National Commercial Services 3866 South 74th Street, Tacoma, WA 98409 (253) 471-1234 -FAX (253) 471-6232 SUBDIVISION GUARANTEE 3,000.00 ORDER NO.: 500.00 TAX $ 44.00 YOUR REF.: First American Title Insurance Company a Corporation, herein called the Company NCS-74239-WA3 Subject to the Liability Exclusions and Limitations set forth below and in Schedule A. GUARANTEES Independent Development Company herein called the Assured, against loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth above. 3. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. Dated: February 19, 2004 at 7:30 A.M. First American Title Insurance Company Form No. 14 Subdivision Guarantee (4-10-75) SCHEDULE A The assurances referred to on the face page are: A. Title is vested in: Guarantee No.: NCS-74239-WA3 Page No.: 2 RSJ Holdings, LLC, a Washington limited liability company, as to Parcel A and Triple G Holdings, LLC, a Washington limited liability company, as to the remainder B. That according to the Company's title plant records relative to the following described real property (including those records maintained and indexed by name), there are no other documents affecting title to said real property or any portion thereof, other than those shown below under Record Matters. The following matters are excluded from the coverage of this Guarantee: 1. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. 2. Water rights, claims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: PARCEL A: LOT 2 OF CITY OF RENTON SHORT PLAT NO. LUA-00-034 WHICH IS ENTITLED 43RD STREET CENTER SHORT PLAT, ACCORDING TO SHORT PLAT RECORDED AUGUST 16, 2000 UNDER RECORDING NO. 20000816900012, IN KING COUNTY, WASHINGTON. PARCEL H: THE EAST 290 FEET OF THE WEST 598.82 FEET OF THE FOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING NORTH OF SOUTHWEST 43RD STREET, LYING WEST OF OAKESDALE AVENUE SOUTHWEST, LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO.1, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT A POINT ON THE CENTERLINE OF SAID SOUTHWEST 43RD STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH 88°48'43" WEST 784.19 FEET DISTANT; THENCE NORTH 01°11'17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. 1 AND THE TERMINUS OF THIS DESCRIBED LINE; (ALSO KNOWN AS ADJUSTED PARCEL H OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA- 98-027-LLA, AS RECORDED UNDER KING COUNTY RECORDING NO. 9809239001. First American Title Insurance Company Form No. 14 Subdivision Guarantee (4-10-75) PARCEL J: Guarantee No.: NCS-74239-WA3 Page No.: 3 THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING NORTH OF SOUTHWEST 43RD STREET, LYING WEST OF OAKESDALE AVENUE SOUTHWEST, LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO.1, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT A POINT ON THE CENTERLINE OF SAID SOUTHWEST 43RD STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH 88°48'43" WEST 784.19 FEET DISTANT; THENCE NORTH 01°11'17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. 1 AND THE TERMINUS OF THIS DESCRIBED LINE; EXCEPT THE WEST 598.82 FEET THEREOF; AND EXCEPT THE SOUTH 230 FEET THEREOF; (ALSO KNOWN AS ADJUSTED PARCEL J OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA- 98-027-LLA, AS RECORDED UNDER KING COUNTY RECORDING NO. 9809239001. PARCEL N: THE WEST 308.82 FEET OF THE FOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING NORTH OF SOUTHWEST 43RD STREET, LYING WEST OF OAKESDALE AVENUE SOUTHWEST, LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO.1, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT A POINT ON THE CENTERLINE OF SAID SOUTHWEST 43RD STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH 88°48'43" WEST 784.19 FEET DISTANT; THENCE NORTH 01°11'17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. 1 AND THE TERMINUS OF THIS DESCRIBED LINE; (ALSO KNOWN AS ADJUSTED PARCEL N OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA- 98-027-LLA, AS RECORDED UNDER RECORDING NO. 9809239001 IN OF KING COUNTY, WASHINGTON.) APN: 362304-9045-05 APN: 962304-9109-08 APN: 362304-9110-05 APN: 362304-9114-01 First American Title Insurance Company Form No. 14 Subdivision Guarantee (4-10-7S) RECORD MATIERS: 1. General Taxes for the year 2004. Tax Account No.: 362304-9114-01 Amount Billed: $ 12,497.35 Amount Paid: $ 0.00 Amount Due: $ 12,497.35 Assessed Land Value: $ 341,500.00 Assessed Improvement Value: $ 740,200.00 (Affects Parcel No. A) 2. General Taxes for the year 2004. Tax Account No.: 362304-9045-05 Amount Billed: $ 10,808.15 Amount Paid: $ 0.00 Amount Due: $ 10,808.15 Assessed Land Value: $ 935,400.00 Assessed Improvement Value: $ 0.00 (Affects Parcel No. H) 3. General Taxes for the year 2004. Tax Account No.: 962304-9109-08 Amount Billed: $ 9,631.48 Amount Paid: $ 0.00 Amount Due: $ 9,631.48 Assessed Land Value: $ 833,500.00 Assessed Improvement Value: $ 0.00 (Affects Parcel No. J) 4. General Taxes for the year 2004. Tax Account No.: 362304-9110-05 Amount Billed: $ 9,790.83 Amount Paid: $ 0.00 Amount Due: $ 9,790.83 Assessed Land Value: $ 847,300.00 Assessed Improvement Value: $ 0.00 (Affects Parcel No. N) . -First American Title Insurance Company Guarantee No.: NCS-74239-WA3 Page No.: 4 " Form No. 14 Subdivision Guarantee (4-10-75) 5. Deed of Trust and the terms and conditions thereof. Guarantee No.: NCS-74239-WA3 Page No.: 5 Grantor/Trustor: Grantee/Beneficiary: RSJ Holdings, LLC, a Washington limited liability company Evertrust Bank Trustee: Amount: Recorded: Recording Information: (Affects Parcel No. A) Sound Financial Incorporation $1,319,250.00 09/19/2001 20010919002172 6. Lease made by RSJ Holdings LLC, lessor, to Subway Real Estate Corp, lessee, for a term of 5 years, and the covenants and conditions as therein contained, as disclosed by Memorandum of Lease dated March 16, 2001, and recorded January 18, 2002 as document no. 20020118001137. (Affects Parcel No. A) Said lease, among other things provides for an option to renew for a period of 7 additional terms of 2 years each. 7. Easement, including terms and provisions contained therein: Recording Information: April 10, 1907, Recording No. 479017 (Vol. 580, P. 207) For: drainage ditch Affects: Northerly portion of Parcel No. N 8. Easement, including terms and provisions contained therein: Recording Information: 7404250404 In Favor of: City of Renton For: public utilities (including water and sewer) Affects: the West 15 feet of Parcel No. N and other property 9. Easement, including terms and provisions contained therein: Recording Information: 7406170474 In Favor of: City of Renton For: roadway and public utilities (including water and sewer) Affects: strip of land 15 feet in width over, through, across and upon portions of Parcel No. J and other property 10. Easement, including terms and provisions contained therein: Recording Information: 7407190572 In Favor of: City of Renton For: roadway and public utilities (including water and sewer) Affects: strip of land 10 feet in width over, through, across and upon an Easterly portion of Parcel No. J Arst American Title Insurance Company Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: NCS-74239-WA3 Page No.: 6 11. Right of King County to make necessary slopes for cuts or fills upon said premises for Southwest 43rd Street, acquired by condemnation decree entered in King County Superior Court Cause No. 81-2-08117-7 (Affects Parcel No. A, Hand N) 12. Covenants, conditions, restrictions and/or easements: Recorded: December 31, 1997 Recording No.: 9712312199 13. Terms and conditions of Consent Decree filed in King County under Superior Court Cause No. 97- 2-17988-2 regarding cleanup of contamination, a copy of which was attached to document recorded under Recording No. 9712312199. Document(s) declaring modifications thereof recorded September 28, 1998 as 9809282079 cif Official Records. 14. A record of survey recorded September 4, 1998 under recording no. 9809049001 said survey discloses the following matters: Driveway appurtenant to Westerly adjoiner encroaches across Westerly boundary of Parcel No. N from one to three feet. 15. Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment (Boundary Line Revision) LUA-98-027-LLA : Recorded: September 23, 1998 Recording Information: 9809239001 (Affects All Parcels) 16. Easement, including terms and provisions contained therein: Recording Information: 9810280441 For: reciprocal access Affects: Parcel No. A and J and other property Said easement contains a provision for sharing in the cost of maintenance, repair or reconstruction by the common users. 17. Covenants, conditions, restrictions and/or easements: Recorded: October 28, 1998 Recording No.: 9810280442- (Affects Parcel No. A, H, J and N) 18. Easement, including terms and provisions contained therein: Recording Information: 19991018000639 In Favor of: City of Renton For: utilities Affects: Parcel No. Hand J First American Title Insurance Company Form No. 14 Guarantee No.: NCS-74239-WA3 Page No.: 7 Subdivision Guarantee (4-10-7S) 19. Restrictions, conditions, dedications, notes, easements and provisions, if any, as contained and/or delineated on the face of the Short Plat No. LUA-00-034 (43rd Street Center) recorded under Recording No. 20000816900012, in King County, Washington. (Affects Parcel No. A) 20. The terms and provisions contained in the document entitled "Reciprocal. Easement Agreement" recorded August 16, 2000 as 20000816001788 of Official Records. (Affects Parcel No. A) ·21. Any question that may arise due to the shifting and/or changing in the course of Springbrook Creek or Slough. L A. (Affects All Parcels) INFORMATIONAL NOTES -_. -_ .. --_.. -_ .... Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. First American Title Insurance Company Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: NC5-74239-WA3 Page No.: 8 SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that speCific assurance are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. 2. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A), (C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaUlts, tunnels, ramps, or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth in said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no loss to the Assured; or (3) which do not result in the invalidity or potential invalidity of any judicial or non-judicial proceeding which is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to in Schedule A. (d) The validity, legal effect or priority iJf any matter shown or referred to in this Guarantee. GUARANTEE CONDmONS AND STIPULATIONS 1. Definition ofTenns. The following terms when used in the Guarantee mean: (a) the "Assured": the party or parties named as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to in Schedule (A) (C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A) (C) or in Part 2, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (d) "public records" : records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; prOvided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: (a) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes cif action which allege matters not covered by this Guarantee. (c) Whenever th"e Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. S. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company,a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent poSSible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such Assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authOrized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the Loss or Damage. All information designated as confidential by the Assured provided to the Company, pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. Form No. 1282 (Rev. 12/15/95) First American Title Insurance Company ; 6. Options to Payor Otherwise Settle Claims: Termination of Liability. ' In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Payor Tender Payment of the Amount of liability or to Purchase the Indebtedness. The Company shall have the option to payor settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall tenminate 'all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall tenminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Payor Otherwise Settie With Parties Other Than the Assured or With the Assured Claimant. To payor otherwise settle with other parties for or in the name of an Assured claimant any claim Assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4. 7. Detennination and Extent of Uability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the Exclusions From Coverage of This Guarantee. The liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage Assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance Assured against by this Guarantee. 8. Umitation of Uability. (a) If. the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter Assured against by this Guarantee in a reasonably diligent manner by any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit without the prior written consent of the Company. 9. Reduction of Uability or Tennination of Uability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or,destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settied and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The Assured shall penmit the Company to sue, compromise or settie in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of liability is $1,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $1,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. ' , A copy of the Rules may be obtained from the Company upon request 13. Liability Umited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized Signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at 2 First American Way. Bldg. 2, Santa Ana, CA. 92707. Form No. 1282 (Rev. 12115195) First American Title Insurance Company Printed: 02-25-2004 Payment Made: '--tTY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA04-021 02/25/200404:55 PM Receipt Number: R0400937 Total Payment: 2,007.77 Payee: TRIPLE G HOLDINGS LLC Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan'Approval 5955 000.05.519.90.42.1 Postage Payments made for this receipt Trans Method Description Amount Payment Check 561025 2,007.77 Account Balances Amount 500.00 500.00 1,000.00 7.77 DEVELOPME CITY OF~~~~'JING FEB 2 5200~ RECEIVED Trans Account Code Description Balance Due 3021 5006 5007 5008 5009 5010 5011 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5023 5024 5036 5909 5941 5954 5955 5998 303.000.00.345.85 000.345.81.00.0002 000.345.81.00.0003 000.345.81.00.0004 000.345.81.00.0006 000.345.81.00.0007 000.345.81.00.0008 000.345.81.00.0009 000.345.81.00.0010 000.345.81.00.0011 000.345.81.00.0012 000.345.81.00.0013 000.345.81.00.0014 000.345.81.00.0015 000.345.81.00.0016 000.345.81.00.0017 000.345.81.00.0018 000.345.81.00.0019 o 000.345.81.00.0024 000.345.81.00.0005 000.341.60.00.0024 000.341.50.00.0000 604.237.00.00.0000 000.05.519.90.42.1 000.231.70.00.0000 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use or Fence Review Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/EIS/Copies Maps (Taxable) Special Deposits Postage Tax .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 :00 .00 .00 .00 .00 .00 .00 .00 .00 .00 Remaining Balance Due: $0.00 DEVELOPMENT PLANNING CliY OF RENTON FEB 2 52004 dVED ; ---. First American Title Insurance Company -...... COPIES OF DOCUMENTS . PMEMTPLAQaDER NO.: "74239-Tl OEV~R of REMTON FEB 2 5 2004 "RECE\VED " .. '.1· ... .;! ~ . ! .... ;~H ;:j( '1i1 hi! . liP 111 I d.1 I I 11!1 I illl I ;11 I WI 11'1 IOil ; ~ I .!I .... rri Hi ;/11 • ),1 ~. WI .,' :,,! WI "I ... ~ :1/; " I r ,q .r:.( ilil 'iJ) III' : .. ~ r '~:=Y. '.':;~?I ~t o:~ 11:1 illl iii· !d! .:. ; :' :. "l: llil !~II iill Ii I ::li II 1'1 'II . i ~vv_ 7 IT "':: ~ '-. . . .' . . ' : '.. -. -' .'. J .J I I)~l .. a...,,· .•. \· ..• ./. TO .. .L.....""'-..a_~~.. } ." ----r------------- . "Un ••• JII1 .ha6 J/ld aJlloIaJ 1111, ~. dar ~d yoII' 10 ~ Gsrtltluls 11111 aba •• wr/I/IID. I .. ~ ... , .. , .... , .. , ... . ".... . I·?~:r. 1,-="==' ~·;r,...J til:' ""'rot': ,t rhtl rl'qnraf of ... ... -'fllllll'" rIllL ....... "-... ' •• 1' .. 11. ....... __ ....... an I~._ .... .. : .. .''j : r . '. ~"" I' .•. .~. II, /,'/1':.. •• "' .. ," i:,', ,. -.. NOTICE This Sketch is furnished as a courtesy only by First American Title Insurance Company and it is NOT a part of any title commitment or policy of title insurance. This Sketch is fumi!!hed solely for the purpose of assisting in locating the premises and does not purport to show all highways, roads, or easements affecting the property. No reliance should be placed upon this sketch for the location or dimensions of the property and no liability is assumed for the correctness thereof. JlI." PCL 0 5 ... ., At 2l1,czOl ... ~, N * PCL B /' .,. f' .,' ~~,. ORDER NO. __ 7~L.!..!:/J--~3~9~-r!...--__ SUBDIVISION _________ _ REC NO.NOL.&PG. _______ _ QTR SEC 0 ~ 7.14'1;' 310120' """ geOg2~gOO1 # .. I' # CD I.Of AC , ...... "'" lWP RNG , ., " ~ ~ ~ :. Iij .... III ~ , ~ 80TH. PC 20040122000378.001 1-111111111111111 20040122000378 FIRST AI'IERICAN W" 21 "',. PAGE •• t OF 803 w .vv AFTER RECORDING MAIL TO: Name RIchard A Gumpert Address 742 Fust Street South Ctty/State Kukland, WA 98033 01/Z2/2004 19:44 KING COUNTY, WA E2014228 01/22/20e4 09:43 KING CotJNTY, WA TAX $2 ae SALE $e.ee Statutory Warranty Deed PAGEe01 OF 001 First American Title Insurance Company wr-0005 F.A~ ~ THE GRANTOR IDC Oaksdale, LLC, a Washmgton Illl'Jlted lIabIlIty company, for and 111 consIderatIon of Ten Dollars and other good and valuable cotlSlderatlon m hand paId, cOnveys and wammtsto Tnple G HoldlllgS, LLC, a Washmgton Illruted ltablltty company, the followmg descnbed real estate, Sltuated m the CountyofKmg, State ofWashmgton JUL.;l1 ~ (thIS INVor title clJJ04 use only) See attached ExhibIt "A" for complete legal descnptIon Assessor's Property Tax Parcell Account Number( s) 362304-9045-05, 362304-9109-08, 362304-9110-05, 362304-9115-00 DATED thiS 1st day of January, 2004 IDC Oaksdale, LLC, a Washmgton Lllmted LIability Company By~a.~ ChaTd A Gumpel'(MeIl1iJeT By .. ~) ~ Steven L Gump~Meffiber LPBIO-IlI96 Page I of I 20040122000378.002 (IntilvuJuol) STATE OF WASHINO'fON C ttL I r() /!.... N 111 } } SS County of 0 I!.. A-N c.~ t£ } I certIfY that I know or have satisfactory eVIdence that Steven L Gumpert and RIchard A Gumpert Is/are the person(s) who appeared before me, and SaId person(s) acknowledged that he/she/they Signed tlus Instrument and acknowledged 1t to be lusIherlthetr free and voluntary act for the uses and purposes mentioned III thiS mstrument DATED /-1-0 L/ (Corporale) STATE OF WASHINGTON County of ~~ Name (typed orprmted) .J-r-tuM LCfoNi~D NOTARY PUBLIC m and for the State of cALlforeN{7-I ResidIng at .Lot<J~ !3t:91t:,iJ My appomtment exptres L/."'::-<L...:::-..l:.;...=..t_--'O::...-5::...;;> ______ _ } } SS } I cernfy that I know or have satISfactOry eVJdence that lslarethe person(s) who appeared before me, and said person(s) acknowledged that helshe/they signed tlus mstrument, on oath stated that he Is/she IS Ithey are authonzed to execute the mstnunent and acknowledged It as the _____ _ of to be the free and voluntary act of such party for the uses and purposes mentIoned m tlus lOstrument DATED Name (typed or pnnted) NOTARY PUBLIC m and for the State of _____ _ ResidIng at _______________ _ My appomtment expires ___________ _ LPBIO-11/96 Page2of2 EXHIBIT A LEGAL DESCRIPTJQN PARCBL H THE BAST 290 FEET OF THE WST 598 82 PEET OF THE FOLLOWING DESCRIBED PARCEL THAT PORTION OF THE NOR'l1lRBST QUARTER OF THE NOR'l"llBAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLJ\METT8 Mf:RIDlAA, CITY OF RRNTON, KING COUNTY, WASJiINGTON, LYING NORTH OF S If 43RD STREET, LYING WEST OF OAKESDALE AVBWUB S H , .LYI~G SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO L, AND LYING EAST OF THE FOLLOWING DESCRIBED LINN _ BEGINNING AT A POINT ON THE CENTERLINB OF SAID S W 43RD STREET. ¥ROM WHICH POINT THE NORTHBJ\ST CORNER OF HENRY ADAMS OONA'I'IOlI LAND CLAIM NO 43 BEARS NORTH 88°48'43" WEST 784 19 PEET DISTANT, THENCE NORTH 01°11'17" EAST TO THII SOUTH LINB OF SAID SPRINGBROOK SLOUGH DRAlNAGE DITCH NO 1 AND THE TERMINUS OF TH1S DBSCRIBED LINB (ALSO KNOWN AS .ADJUSTED PARCEL "H" OF CITY OF RENTON LOT LINE ADJUS'lMlmT NO LOA-98-0:27-LLA, AS RBCORDBD UNDER RECORDING NlJIIBER 9809239001. RECORDS OF KING COUNTY, I9ASHINGTON) PARCEL J TIlAT POR'tION OF THE NORTHNli:ST QUARTER OF THE NORTHBAST (lOARTER OF SECTION 36. TOWNSHIP 23 NORTH. RANGB 4 BAST, WILLAMETTB MERIDIAN, IN KING COUNTY, W1ISH:mGTON, LYING NORTH OF SOUTHWEST 43RD STREET, LYING wEST OF OAKESDALE AVENUE SOtJTHWBS'l', LYING SOUTR OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO I, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE BEGINNING AT A POINT ON THE CENTERLINE OF SAID SOOTHNBST 43RD STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY.ADAMS DONATION LAND CLAm NO 43 BRARS NORm 68°48'43" WEST 784 19 FEET DISTANT. THENCE NORTff 01°11'17. ~ TO THE SOOTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGJ'! DITCH NO 1 AND THE TERMINUS OF THIS DESCRIBBD LINE, EXCEPT THE WESl" 598 82 FEET THEREOF, AND EXCEPT THB SDm'H 230 PE'E'l" THEREOF (ALSO KNOIiN AS ADJUSTED PARCBL oJ" OF CITY OF RBNTON LOT LINE ADJUS'n'IENT NO LUA-98-027-LtA. RECORDED UNDBR RECORDING NUMBER 9S0923~001. RECORDS OF KING COUNTY. WASHINGTON) PARCBl> L 'mAT FORTION OF THE NORTHWEST QUARTBR OF THE NORTHBAST QUARTER AND OF TIIB NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SBCTION 3&, TOWNSHIP 23 NORTH, RANGB 4 EAST, WILLAMBTTR MERIDIAN, IN KING COUNTY. WASHINGTON. DESCRIBED AS FOLWi'lS BEGINNING AT A POINT WHICH BEARS EAST 556 FBET AND NORTH 30 PEET PROM THE NORTHEAST CORNER OF THE HENRY ADAMS OONATION L1lND CLAIM NO 43 BBING PARTS OF SECTIONS 35 AND 36 IN TDimSHIP 23 NORTH, RANGE 4 BAST, WILLIIMBTTB MBRIOIAN, IN KING COUNTY, WASHINGTON, THENCE NORTH 308 10 PEET 1'0 THE CBNTBRLINS OF SPRING BROOK SLOUGH DRAINAGE DITCR NO I, THENCB, ALONG SArD Cl>NTERLINE OF DITCH, SOOTH 64·45'00' WEST 89 PIlET. WENCH SOUTH 48'45'00· WEST 97 FEET. THBNCS SOUTH 37°24'50' WEST 259 S9 PEET TO A POINT WHICH IS DOE WEST OF THE l'OINT OF BEGINNING, THENCE BAST, ALONG THB NORTH MARGIN OF COUNTY ROAD, 311 14 PIlET TO 'I'HB POINT OF BEGINNING. EXCa:PT RIGHT OF WAY FOR SAID DRAINAGE DITCIi RIGHT OF WAY. AND EXCEPT 'mAT PORnON WERBOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 81-2-08117-7 FOR WIDBNING OF S W 43RD STREBT PARCEL N THE WEST J08 82 FBET OF THB FOLLOWING DBSCRIBED PARCEL THAT PORTION OF THE NORTHWEST QDARTER OF 'J'HR NORTllB.AST COARTER OF SECTION 36. TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, CITY OF RENTON. KING COUNTY, WASHINGTON, LYING NORTH OF S W 43RD STREET, LYING WBST OF OAKESOALE AVENUB S W , LYING SOOTH OF SPRINGSRooK SLOUGH DRAINAGE DITCH NO 1, AND LYING EAST OF THE FOLLOWING OBSCRIBED LINE BEGINNING AT A POINT ON THE CENTERLINE OF SAID S W 43RD STREET. FROM WHICH l'OlNT TaE NORTHEAST CORNER OF HENRY .ADAMS DONATION LAND CLAlM NO 43 BEARS NORTH 88°48'43" WEST 764 19 FEET DISTANT, 20040122000378.003 - - • • • £16S2B23 nr..Pamy14: III T~)( , 1M! SIU lUI AFTER RECORDING MAIL TO: NaMe RS) Holdings. LLC Address 742 I" 5t South C,ly/State Kirkland. WA 980H Ouit Claim Deed .. :1 '.1.,. First American Title ;~ Insurance (.ompany (D' ptOr -S"" 1ST AM THE GRANTOR Independent DC\-elopmcnt Company. LLC. a Washmj\ton IImued lIabllllY company for and In consideration of change m Idcnllty WAC 4S8.(,1-375 (2<) com'eys and qUlI claims to RS) Holdmgs. LLC. a Washington IImued itablh!) company the follo"lOg described real estate, slluated In Ihe (l;n'! ~pU'&I fnr tllie colrtpanyuu ditty] COllnt~ of Kmg Slale of Washington. logether "llh all aller acqlllred tule of the granlOr(Sllheretn The South 110 feel. exceptlhc West S95 5Z feel ofthe followmg dcscnbcd parcel That portIOn of the Northwest quarter ofll:e Northeast quarter of Section Jr.. Township 23 l'iorth. Range 4 Ea~t, W M . 11\ Kmg County. Washmgton. lYing North of soolhwest4J'· Street. 1~lIIg Wesl ofOakcsda1c A\'Cnue SoutbweSII)lIlg South of Spnngbroo" Slough dramage ditch no 1 and lying East or the follOWing deSCribed hne Commencing al a polnl on the centerline of ~d Southwest 43'ri Sireet. from .. Iuch pomllhe Northeast comer of Henry Adams Donation Land ClaIm No 4] bears North 88 deg. 48 min. 43 sec. WCSI 711-1 19 feet distant. thence North 0 I dcg II mill 17 sec EaSllo Ihe Suuth hnc of said Spnngbrook Slough drainage ditch no. I and thc (crnUIlUS afUm dcscnbed line. (Also known as Adjusted Parcel " ... of Cit)' o( Renlon Lot Line AdJustmenl No. LUA-98- 1l27-LLA. recorded under rccordlOg no 98092390(1) Assessor's Property Tax Parcel/Account Numbcr(s)' 362.1049111809 fin "den! Development Company, LLC ~~ y. Rlchard A Gu pert. M bcr by: Steven L Gumpert, Mem LPBI2-111% Page I of) t ..... ZH8Mt1l :m3m1v~6 • - ... • j • • ICOTpnral~1 J Vlrl-/x,.,.J STATE OF ~JJJ.,-,~?d Count)" of Ag,.f'~ __ ss I cen,f) thai I kno" or ha,'e 53t1sfactory cvldence Ihal RIchard A Gumpert Istare Ihe person(s) who appeared before me. :tnd M,d person(s) acknowledged that hcfshcllbcy sl~ncd th,s Instrumen!. on oalh staled Ihat he IstSIle IS IUle) arc authon7.cd 10 exe<:utc the Instrument alld acknowledged It as the Member of Independcnl DC\'clopmcnl Company. LLC 10 be Ihe frcc and voluntal}' act of such pan) for the uses and purposes mentIOned In th,s Instrumenl. e (typed or primed): :>.I..r.u.2C,L.I-l~~ui..I.'¥! TARY PUBLIC in and for the State of / Residing at .ta.J¢¢ W~~ _______ . My appolOlment explfCS _ cf" -ciJ ~ O~.. ,. __ _ . [("Of pO/rUt I STATE 01' c.: I'ILJ'::'<'lohq 55 Count) Qf. C'..L1fN(,. C I ~r\lf) Ihall kno,\ or havc satisfactory cvl(1cncc Ihal Sleven L. Gumpen Is/are Ille person(s) who appeared before me_ and Sind pcr.;on(s) acknowledged lhat hc:lshcllhcy signed IhlSjnslrumcnl, on oalh Slaled thaI he ,"she" Itht:' arc aUlhonr.ed 10 execute lhe Inslrumenl and acknowledged U as Ihe Member of Indcpcndem !k\'clopmenl Compan) _ LLC to be Ihe frce and ,'olunlary act of SIIch pari)' for Ihe uses and purposes menlloned In this Instrulllent DATED June (/ C ). 1999 I.PHI2-11''J6 rac< 2 00 t - • • ICqrpnrl1f~j STATE OF --.n.9RIM ___ _ ss County of __ Osceola I ccntfy I~.al I know or ha\'c sallsfaclory e\'ldcncc Ihal Junlllle 0 Wllhams Islare the person(s) who appeared before me, and'sald person(s) acknowledged Ihal hclshcllhry SIgned tillS Instrumen\. on ""U, sialed thai he islsltr IS flher arc aUlhont.cd to execule Ihe onslrumenl and ackno\\'ledged il as the Member of Independenl Dcvelopmenl Company. LLC to be the free and voluntary act of such pany for the uses and purposes menlloned In thIS IRSlmmcnl DATED' June (9 ). 1999 _Po ~m Nallle (Iyped or primed): Gina p, LeMaster _ . z:~~1 NOTARY PUBLIC In and forlhc Sialeof _.ill2tll1sL .. _._ IkCEI42MD ResIding at St, Cloud, Florida --.;~_;,;;;;;;;;;._;;:;::.;;I1:.:_:::::"':..t My appoonlmcnl expires' _3"'1""2"'4"'/.!:2"'0-"0-'-1 _____ _ Page Jon 1I1t111neee4ae ..... ~=~Ja .. ,.,:\,,"'::"1":":1:. lOOOOS,,,qOOO 12 43rd STREET CENTER SHORT· PLAT A SHORT PLAT SUBDIVISION OF PARCEL I, CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA·98-027-LLA BEING A PORTION OF THE NW 1/4 OF THE NE 1/4 OF SEC. 36, TWP 23 NORTH, RGE 4 EAST, W.M. CITY OF RENTON KING COUNTY WASHINGTON 13" 120' CfTY OF RENTON lAND USE ACTION NO. LUA··OO-034, SIiPL-A CliY or RE~1"oN LANO RE:cono N11. ~NO-20 .. 026e DECLARATION OF SHORT PLAT "'::',,,:,,. ..,.,·''SUR;VEV ~·OTES.f: /':. .., ........... " ...... :... LEGAL DESCRIPTION "~I,", .-' 1. 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THE COHtltOt.Ll"fO WOHUWfNTAOOH-·ot.S SHOWN· ClOSUftt RATlOS or TIif' ,!' ,'.' lH[1«;.f.No;:rr~ 01' 11' •• ,," (1\51" TO M .so~t I~ Of" SAID SPR'NG8A:OOIC $lOU~ • =gf ~~~o::ct=~~c::pii:!~'fco3!~-~3C~.~~: "'~" .. /' ~;( DtTOt IIO.,p:~~:c ~S~ or ~·D£SCIniKD.~~ ...... ,......... ..>,;'1'1: .• :::. . .... ____ _ au'D.Jht WIltCH 0."4: Yr.AR Of' n4: nAn: or-'I~ SUfM."i". • •••••• ...... Ai.SO t("""~ loS ~ PAA::tl T 0, ClN'-6f PlNTQN:(oT UNr ADJUSTW[NJ·NO,.. .~: .:~/ N~ OR( ON dMpOMAI1OH ; '\' ,Wol-N-027-l.I,,('/oS RC.I!ORtu III VClli""~:I~ ... o(.~fM'I'S. PIoGE 211. UHotlt ';. .t" .. ~ •. All TlTl...£ lNrorOMtlON ~IOWN ON Tlltci WNI ~ l't£~ EXTRACItD FMOU .:~C(If(I)/HG ",a.·."88082J8OoJV1n."CO!\M or •• ~NG 00CJmY. WASt1N01"Otl ':. '::::. <-;' ..,-\,., ~ "--J. ~~l~t~~~~ '\'.: .. ,j."" .;>,,:,:.=' :/ .... ::' /':" ,,:', .•.•• , ... ,\:,', .... : .. ): .. / . ."' .. : .... ' .. ~:; ... 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T.,; DlSr..4a L'lRM.W4Y snwmt THt 1WO PAqcns ON ~~~ ~!~~a '4HJQ.W J(CESS TO sw ....... 2. ACCaS ~(H1S 1If.r: ~=' USHCf) rOM lWC JOM US!! OF nac [XJ51JNO :aRM;WA.'I" r£R THe Af. PROCAJ. r~ ~[0CDlT AND lISt RESTRICTlOH DOCUIIDn" AS ;.RQ)I: k1MCf (;C)I,MTT ~ HU. _ .... o~n:aA.. ; 3. t1!IUTY £AS(Wf .... r PRfMSl(')N; "Dlt!lM4~ O1lHE LOl'S CRo..."tD HtR£~ ;WI[ fri! RICKt" TO £t.1tR Nf( or M 01H£R PMa:,S " OR:Q TO ~, AHO/OR rl[J'tNll cowwOH IInulY l~tHlS. . ,'. ·:::· .. ·::1.· ~:: ~,:. '1\11., •• r,,·1 ::, ~:"' .. : .;. -----_ ..... _/ . .... ; ..... :: .. . ~.:': , .... .:.J: .... , .... }) .,' ./::.: .... .. r ........ ::: .. ... \; ... srA."!tOf""'i~ ) .4.~ .... -l'" COIJHI"'Of~ I CDmfY lMT' KNOW OR KIW( ~TISF'ICIU~ £\IIi)(HC( i""~' ~l} tHIS ~U14Hf. ON GIITM STATtO Tfj~~J~ "1J1f, lH~ ..9 ~MEH1"~~~~at~,a ~vowtr.AIf1;r.r·Oi·· :"ij !ll,;OI PN(f roR 1Hl USt:S N#j PV!tf'OSES .. ~ N WoE INSTfIl.Ilt,IOO • .. ~~Qf~~f" ~~ .. (pRINT HAW: or t4fJf":Rf k: "","POIMl.IEN"r EXPlRD: ~ ~ B ,:" "'''" "";~o .... """""'0 .... .JS-,"a.v o,~., .DOlt ~ 'APPROVALS: W. G ,' .. : 15~" ~ ..:: .f: ~tE~:ici*~-,. 5; /':"':,:""'{~~~~1~4~:,> "",~j?" RECORDING CERlIFlCAr~: LAND SURVEYOR'S CERTIFICATE: ~GHAV\$l ~8215 I2ND AVENUE SOUTH ;':"';':':-"sW"'" N:ff:NE 11~:'ti~C. 36, :r11;~., R .. 4{ w.~·.'. ;'SHT /. .:~> Rt'ltordjn~ N~~.s.~.L.~_ 1'hio'N.~:B]1 ..... t.'.IIWyIilOd'b"""'ttllrIIoWrny V'~ KENT WA 98037 1»;' 128 CO SU*'tt.~FOR:": .:.' .:' .. ,\ .... : •• \-: " .. "" ...... ......tI.:lIi.. .. , .. ~._,_o+.J,;.~ :=':' .... ".:~" ~-~.=~~~";;;'CO.I1C III .. 1-(425jZ5i-67.Z2 ""',: ,'_ '0' INDEP'EltQ~TDEVEL~I'MENT~9MPANY,.:u:C 1./ VlaiIyIAap No &ale t .. >, ' .... m-,' ........ " ....... -~." ..... -, ,I . "'""'" "" • t' • ( 'J ~ . 7421.1 STREET SOOTH.: /.. .:.' .. " ...... " C",,",,", c..,...... ..... •. .' ~. 4·25 7.01··8782 F . !<WG 'j: .:: :: ('>,,-.,.;;,;",'iI1 ~ "', ~'77 KIRKlAND, WASHIN .. T0N .... a033 ~.; W ~l! Mil'" 1..l..o.l.1'. ...... ~IeA-II ·r;;l"'~:·;i:;· ..... l'lr1!!![r ~"(>IN~~""~' ~~~~~~~E~:;,,~ciN~~:.~~':~ES f.....",~,07 KING COUNTY WASHIN~lbN ~l' 0ft0IJ. ~ ~4s ~1lIAll* N!l. U2Ja C; ENG o777~POl ". .'. 20000f> I "9000 12 43rd STREET CENTER SHORT PLAT 13<:)/20GA CflY OF RENrON LAND USE ACTION NO. WA-OC-034. SHPL-A ~ ... }/,."""::::::.,. J:-......•.. ~ ./: ... /" ''''':1 ",,). A SHORT PLAT SUBDIVISION OF PARCEL I, CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-98-0~1-LLA BEING A PORTION OF THE NW 1/4 OF THE NE 114 OF SEC: '36, TWP 23 NORTH. RGE 4 EAST, W.M. C{1'( Of Rf.NTON WIll RECORD NO, lJ<O··20-07.6lI ~l:::J ........ : .:'" ./ .. /. ~ .. /i/· .. ::·bdt .,: ~ .. : :: .......... . ,,' $.t(~.~ ." .,r,.· '.,' :: "1i,~1, .,: !)' ,.' :,",.". '\!~.,,:.,,:::: ~" .... ,~~', . .'/,'<; .. ::)., 40' .; .. ~." :.::~.::.~ ... ::- '''''::. ,;;:":,,,,;:,:.:~~:,;~,'~) EASEMENTS' AND R~'~'TRrC'T1'O'N'~""" scALE 1 " .... ;;. .: .. : ...... ;.:! .. :. mST ~ER!CA."" NO, ta!06Ot1,..QK 1-2. HOT' N'p~JCA9LL TO DC SHOO/IN Ott SUk'Yl'Y. ~Em~~~~~J.,~~k1° ~·,:'ftri~2::' AttORnS or !I:Iw.'; COUtm'. WJ,Si;!NG1ON. CITY OF RENTON KING COUNTY WASHINGTON j, /,,:~,,~:,,~;~'::'.< ......... , ... -~ """'" .1" .,' .. : .. ' '~Hr lire. fkI. tflQ2.M¥: ~ :~;, ......... {.,,/,. p~~~~'" ::: ./"::::/""'.,... '~:",~~':1:01' .::.,."'/:".~:" ./ -;: , , i I , , I I I I I i 3= CI) W ::> z W > '" 4, T:IIS r-ROPf.IC!'Y IS SU&..!f.C'!' TO THE ~OO TO I4AICt t.:tctsSA.~ ::' .... :' ...... ':"i; ,'.' : ,'," 81 ~~ :'R8~":::,7:.!f ~ OF.cm~::~:~ SU?CRIOR CUlJRT .1···· .. :·.t~:F :\ :.~· .. :I .... ~"'::.. :\.:.\.:., ... ~:-·7'1-· .. '2·· ...... ··:'=/. W ~:-e:: •. :I:lJ 5. ililS PRO~RTY IS $,IWF.CT TO)a' llllijs:~"tD CONf'IoTtDNS ":'. ":'.:. .'" .1:' ":I:/'~ H', tl'~~' :;c! .:~' :} :. ~7:0r~;r7~:E~REt f'H..lD .~.fl.R 5UN;lUCR C~i(! ••• ~~C f>RO.1OS!D ":':'" .. :1:, .. " ....... " ...... •• .. •• .... :/:.'. ..:::.:"~ .. ~ .•••• ;.,~.1·~I~, .~~, .. ~ .. I.:~~::: • ))0 .. ,~~ ...... \' ~:.~'F G. THIS PROPeRTY IS SUB..'f~~lO THE TENS ANa ~omOHS Qt.. Nl\'.' LINt: ""'" ;: .'" , .. I' I' .:. (/)W .~" .,;' A R(ClPROC/Il ACCESS ~. M R::COP06CP,\.tN!>£il R;~~ORI)INC·::. .___ ,.i· .~.: ..... .." '.,. '.':: .,\'. \,'" ~O. 981028().t<41. R!c::)RD$.'1.r. i(It«f COUH\V; Vb\~II~C1CN, ". ~ 1"'12QO { ,.: ,.'" .',' *. ~:. ,', ~~~~ l'~OI-'CRrt S"~~E~T TO C~iS. ~lON~ AND :1l I. -~ ". ?~. ':~"""'I'" ~~ .':.~·::·I .:~ ..... /': !Irn~IC11ONS >s qttol!ClJ) UNf:tfr.OROlNC .0."8'020<'<42 •• :; ~ ;:J ":'. N .::, .. :: .... A[C('lROS or KI~.Q> CQaJ.;rY. WAS~.Jti rON. .'P ;,.,:',' N ~ ', •••••• , ....... :.,: ,. .\.,'." }" ~,/ e. "," """"'"",, 's SlJUJf<)fro 'HE 7[ .... ·.ND COtlomooiS , •• -........... ~ 2 0 I,"" •. " ::.' '~'I .. :. Of-' A LOl1:,rNE AOJ,JSTN£NT,~ Rf~ I./,trorJt ~fr.OROfN~)lQ. ..,~~ • ';'., _ ~, , .~ •• : .~.. .\' -~;':::,~:::::;'.;::,~./:('.: .. ::J /:t., ... ···.., l. f:~1t~,~I·; i' "'[/" " ., ...... ,>" .... ,"""ATt,~ I I .:::::, ... ,',.,,,.,,, ... , ... , .. ,' .. , .. ,;::,( .;,"'.;...... '~'" "fl' .. ,r· ......... . :.~: ~. , :::;. ... " .. ,,,",, ... , .... 22'~.:.::" ::.' .;::::::-"-':.~ --.----.--.. --.. -.--:.:':: ......... ,/'';:-:7;:":7;~-: ~'J:~7Tl;-'- ~-V'-- Hi; COR, ___ ...... _.~.,!-. .. _ .. ____ SW 43RD STAEEr··",:,:.': " .. /;'" ,.:,.; :/ .:.' \oSo!6'36'1+"W ._,. .. ". ~ • , ~ 1 ~ ~ ~ :: ~r l ~ * ~ I ~ L; I . ----·~---n-----··----.. ---f~,:r-t:jj'::". " ~':'::~;',J<".i, ... ,":i:;,-'·"""'" 0. I,~~ ......... "::?' ~:,,· .... Jt ,. IZ ~ %, H4 ':'1"''''''.:' ::. ::. ,: . <r-G. v~ 18215 '72ND AVENUE SOlITH • NoN lI~:NE 1/4 S¢' 3G, usN., R,4E/W.I.I. '~HT ~ KENT WA 960J2 .:""':' .:,. .:' ,.:.' , Q1 1-( )'25 6 INDEf'eljDENT: 'DeYaopt,IENT COMP1<HY, ll.Q 2 1/2" REOAR WI PlASTiC CJ;> 425 1-222 I" ~ .0' .,. ,,' .. .:' {, MARKEO "SCE 2823e~, TO Sf. SET • ~ (425)251-8782 FAX ,7421.1 STIIEET SOU111 .:' .:;. ,<' AS CONS111lJClION ,s ,CO~?I.rrf:D ?,.,!, "" '"', ~IVG KIRKLAND, WASHINIl'ro~, .88.!'G3 ;:: OF!' , ~" ~~. CIVIL ENGINiIRL~G. LAND PLAIIN!NG. ," 0777 • ,.'. ,', ',., ! 00.00 I AODRESS OES!GNATo.1 <'I" ".~" SUIl\'EYlNG. ElMRON"EllTAL SER'l.CES ....,.'" "'" KING COUNTY WASHINGT""" 2: .i' Il ENG 6777PP02 ~. ,~ LEGEND • ,:::;; .. .:~:-:'.:,./:' .' .".:\~\::·.lo.: •• : 1: ~ . • :1' •• ,',' .\ ...... \.::-. .\\\.:.:'" .:.:.:\·····.1 .......... . ... ,:." If' .J:":"" .:"./,.:. .\'::' li" t; .. :. .. t:,J ... /·'·· 98U~~;.19001 LOT LINE ADJUSTMENT A PORTION oF THE JoNJ 1/4 OF THE NE 1/4 OF SECTION 38, TOWNSHIP 23N, RANGE 4E, W.M. Cm' OF RENTON, KING COUNTY, WASHINGTON 124 211 fl ... LUA-98-027 -LLA LNIHIO'Ole~ .;\.., ... t!", ....... , 1& I Itdl ,/<::::","',',"<., '\ ~G:PARCeL r ,,/ / .... "" .... ;. ADJlJSTED PARCEL -·1.EGAL·DESCFllP'T10NS· .1·..../ ........ LEQAI::'DESCRlPTlONS DECLARATION llilS Lor UNE ADJUSTwtNT IS WAD( wrrn UY FREE W1U. AND CONSENT AND IS THE GRAPHIC 0El'IC1I0II IX' lIY _Ell 111 AIlIJST 1f1E PROP£RfY LINES AS SHOWN _. I D[CINIE lltAT·1 '" THE rEt $IwPL[ OWN[R '" THE LN/OS SHOWN HEREON. ' •. ~ e I I i u ! • I ; ,ill1 PARCE!/H .1":' . ..:." ... :. /' .···'1· \'. .' ~J~STED P~~L H •.•.•. .:'. .~.: .:' :~\ ....... ')': .:.: ~~"":J) . //- THE wtsT 65·'£lfT·'N WlOTH.9' THE ~!XO'M~ OESCRIB~"ROPERI'!'f :: /. _ ~~lf9ci··Fttr or lIjE.Wi5'';6~Q:~ rEET 0' THE roUOWINO OESCRIBEO PARCEl.; THAT PORTION OF' THE NORriiwm Q~ qr THE NOFri'H£AST Q~ OF ~0~3e. THAT po~ OF THE. ~RTHWEST Q~R Q[ THE NORTHEAST QUARTER OF' SECTION 36 ~ RENTON. L.L.C. TOWNSHIP 23 NORTH, RANC~·..4 .EAS~·WIlJ..q,fJ1TE MERI~. IN KI~ COUNTY •• :." '/~.' TOWNSHIP...a NQ~:RANG[ 4 £.AST. ,4VI~·.~IDIAN, Cm' OF RENTON. KING couN'iv. ;rs W=N:= PMTNERS, tNC. WASHINGTON. OESCRIBED AS FOU.'OWSI .:.... • ... , ..... '... ./ •• / ~~~:,~NOSP~=R~ .. S:~DQ~~ ~~ :~,.OF_~~u:r~EJt· '~ 'i~ BEGINNING AT A POINT ON THE NORTH SIDE o'F:.s.w. 43RD STREET WHICIi,$ 943.1)4.:f'E£T fGU.O~NC;~'OESCRI8ED UHE' •• "t.. '0':'. ..... B'I":~ t ~: ~T:':J~H~3C~~~.~:7 ~~m~ ~1P~N~N~£J~HlY, A::BEGINNIHG·if.:~ POINT ON ~E;:~t~NtEA~··~~··s-,!;D SW .. 3RD STREET FRot.I WHICH POINT ITS:' ~ If ~~r~ ~3.0' rEEf. AlONO THE NOl!TH SIDE ",:'~D'Si~~, ,/ .,"" r;E :'~J~N~9~NR"I"'~SI~~l'Al1ON Woo WI~ NO .... BfARS NOfIlfI KN WLEDGMENT " THENCE NORTH S82.18 rEET TO SPRING BROOK SlOUGH ORAINAGE OITCH N~'· I, •• ," THENCE .NbRTH 01' ~ 17' ~ THE $OUTH U>lE OF SAlO SPRINCBROOK SLOUCH AC 0 1 ~E~~_=ER~~~~~ETgo~~I~EJF'R=CWOC~ ~J~Ergro i .. ~iE:,srJA~E D~ DITCH N/q~'l AND ~ TER"'IN~ Of' nus .. R~:;·~~l~~q .. ~I~E. f~::"!:' STAT[ OF ~ .. OJ l < 207. IN KING COUNlY, WASHINCTON, . .. ....... " AIS!I"KNOWN ~'l.iwmo. ~ARCEL "11'''''' cltl'15r RENTON LOT' Ii", AIlJU~ENT ,~ 'i_NlY or_ 55. I THENCE SOUTHERLY. AlONG SAiD UHE. "72.1 .f'EET TO THE POINT OF BEGINNING; .~. ~. LUA-SlB-O,t7-lLA. A$-·RECORDECt·UND~IjI.·~ECORDtNG NO. "'\1 b ,,-a.-'ol. .\:0' ,}. t.....Q.~6 ~I t -. BECOROS or,WING COUl/f'l' WASHINCTON. I' .:. "".. .; I ClRflfYlltAT I kNOWPlHAI£ SAflS/'ACIllRI' E'ofDfNCE twol ETHED VI E)(CEPT THAT PORTtON THEREOF CONDElANED IN kiNG COUNTY SUPERIOR COURT CAUSE ::0 .... ..' ... .;. ,a.a .. :. .' • • ....... ~ PERSON WtO APP£NIl) BEFORE ME, #HD ~D PERSCH /It, TK4.T SSlGHtD 7 NUMBER 81-2-08117-7 f'OR WIDENINC OF S.W. ORO STREET. '~~~JfO PAR.C?tL I :.o'~" :/. .~.: •• ~ '5;::.. :~. .~ .. l·:··'::~I' ~ =,,~OA:'~A~ (S~ ~ ~: =~. L.~. ~ PARCEL I THE SOUTH 2JO .ftty. EXCEKT' THE :JtEST ~g6.~·!FttT THEREOF':' OP.I~ rou"oWlNC .\ .. " TO BE THE fREE AND VOlUNTNrf mtbor'DA PARTY FOR lH[ USES IHl PURPOStS j TW.T PORTION or THE NORTHWEST QUARTtR OF THE NOR'THE'AST OI.JAATER OF' SECTION 36. DESCRIBED PARCEl~····:·.a~;':· :~. :~. ..::.' .:,:'" \".,·~4~"grh.pk... lige. .~. TOWNSHIP 23 NORTH. RANGE" EAST,. WI~ "ERIOlAN, IN t<IHO COUNTY. THAT PORTION OF THE NtiRTHWEST QlJARTER O~··'~1:.HDfITHEAST OUARTER.oO·F' SECTI~'j6. I~" ":":" ~. ':'.: •• ~ WASHINCTON. OESCAIfIED AS FOllOWS ••• :,!' ';:":\: ~~~~O~~ L~THN~F" s~-;:k~TJ, LYlA~~~'PF°~WOoJi ~~E ~~. ':':':":1:.. .... .~ •• , • o BEGINNINC AT II POINT ON ~E NOATH .• SIOE Of' S.W. <f~O STREET WHICH IS g-4J.0-4 fEET LYING SOUTH OF' SPRINGBROOK SLOUGt+·.I;>ftt.lNACE DITCH Ng, Ii AND ·l.~NG fASl:bF THE N(1l: IN 0 tOR THE STATt\ iI"ft ..... ~ ~t.t ~g !~.F~ETs~g~~ g~, TrOE~:r~~~E~~·~~;f;k~~~TIO~ER~~. FOllOWING DESCRIBED UHf.: ·":I:I~lhlo .• I"·' f •• \,:,: .:..... ..~ ........... \~=~. . "'\In. UO,'80 ~ IN KING COUNTY. WASHINGTONj Hti" .:. BE~NNING AT It PQtNl ON THE CENTERUNE Of' SAlD S.W. "3RD .~EET, FR~ WHlCI;\"~INT COt4USSION EXPfRES ~ THENCE EAST 353.04 FEET, ~.' THE ~::$O'~I:~ s,tJD~; ::'E :aq~~;r,80~~N:"~S DONATION LMD C~.,~~. ~:8E'ARS ~ , ........ ····~l ... ~: .... ~. ..l" ~ THENCI: WESTERLY. AlONO lffi!'SOUTH SID~"Or SAID DITCH, 3J •• I~.FEET TO THE £.<ST UNE THENCE NORTH 01' 11'17' fAST TO THE SOUTH UNE or SAID SPRIN6e1100K SLQl:iGH :: OECl...ARAllON,OF COVENANT 1. ~7~ t~~':f =~~~~o::NSTO.~.:.1(s REC9~D IN VOLU~~ 580 or DEEDS. PACE DRAINAGE DrrCH NO. I ~D THE TERMINUS Of' THIS DESCRIBED UNE. :'~'. • .. ··········1HE aMI or. LNI) .aiEiMcto _ THIS LOT UN[ AIWSMHT ... II£TURM FOR THE B£MmT ~ THENCE SOUTHERLY, Al~ SAlO UNE.,472.1 FEET T17 THE POINT.:.or BEGINNING, ALSO KNOWN AS ADJUSTED PARCEL ~. OF CITY or RENTON LOT JjN~ ADJUSllAW' ":. 1O..:ctu: f1(Ij THIS \1IlfIfIMSIC*. Jr/ SICIINC H(R[OH ~..,. AIlREES TO DOIMY TH' i EXCEPT THE WESTER~"'\'~ FEET TH!iJiE~F IN WID'Il!4i:o'ANO .~." NO. LUA-9a-027-LLA. AS RECORDED UNDER RECORDING NO. , q 4' ,PO, ·:· ................. ~~~~l'~~s:'"AHYONsJ:~lJN[TH=~l5lOC~~ .' ,: .:'. :;=-...... ,\. RECORDS OF' KINO COUNTY. WASHINOTON. .\\.~ Alii WI1l4 lME LAND A9.sfoVN ciH m.s lDT lINE AI).IUSlUEHT • ~ OCC£PT THAT pol<lli>N THEREO'ililliiNOEWNEO IIf'KINC 00UI<I'(:'SUPERIOR'6oURT c.W9&:. .~ 'USTED PARCEL J .. ":'" .;.::.. . C NUWSER 81-2-gdI17-7 FOR ~PtNtHQ OF .5:W. ·URO~ •• ~/· •••• ~ ··.:r .:' ~ PARCEL J .. ,...... ...,....... ./ ..... • . .::: THAT PORT1ON '" THE NORTHWEST QUARTER'" THE NORTHEAST QUARTER or SECTION 38. APPROV~ ,,'" +II ~ THE EAST JVJ-l/;::iit~.()F THE NDR'Jlo4WEST Q~I~ OF':~E NORn\EXSTI-~~R OF :::: ~.:~:~~ ~~~NO~~'~ ;~4:~~J, .~~R~~~~F'OF ~~~ ~~Je:~~' WoWINED ~o N'PRdYto ntIS ...L.r. DAY Of' 54!!Wt."14 ft, '8V8 f SECflON 36, TOWNSHIP 2'l:NORTH, R.AHGE .. EASt. WlLl.'4CCnE IroIERIOW.. tN KINC::COUNTY. :'," ·L'VIHC SOlffi:I .. (lf. SPRINGBROOK SLOUGH DRAINAGE.DITCH NO. " AND LYINC EAST OF THE ~ WASHINCTON. L'\'ING SOUTH or'$PRI~C,.IIROOK·$LOUGH QRAlIWlE Of1CH NO. I, ,,' .,: rou,9W1N1l' OtselOBEl1:!JNEI ~ EXCEPT THAT PORllON THEREOF FOR S.W. 43RO SfREET:·~tGHT-or.x.,AY· AN~'::': .'':~ •• letGINNING AT A POINT O'N:THE CENte:RUNE or SAID S.W. "3RO STREET. FROid WHICH POINT .., '., • ••••• .... \',':' Tl-IE NORTHEAST CORNER OP'.'.HENRY ADA.WS DO~nON LAND ClAIt.t NO. "3 BEARS NORTH :: EXCEPT THE SOUTH 20 f'EET OF SAID PRDlSES coN\Cti:J 10 THE CitY'Or RENTON ftjR .\~. 88" 048' oU··W'£ST. 78-4.18 fl:ET OISTANT;. ~ WIDEt-iNG OF S.W. 43RD STREET BY DEED RECORDED UNDtR RECORDING NUh/BER ~etli5~9i THENC~''''ORTH d:J!' 11' 17-:EAST 10:.1Hf··SQUTH UHE OF SAID 5PRINGBRooK SLOUGH f'" AND •• :...... , .. I' .. :. DRA!~E DITCH ~a.: .. '. »I~':THE T~NUS b( •• :rHIS DESCRIBED UNto ~ EXCEPT THAT PORTION THEREOF CONOEIANED IN KING couliTY ~U~!AIO""cW';;' CAUSE.:.-:· QCii(PT THE ~ ~88·.~:6EET )tiEREor N,<ti: ;:.:." ~ HUyBER BI-2-08"7-7 rOR WIOENINO or s.w. 'JRO STREET. :.:. db TOji.SO.:m. 230 rEET.~EREor ... ::' ..... "':;:, ~ PARCEL N '':'::. ~';';;~w~ '~ .. , USTEO .. P';;,.CEL ·,(~r CITY OP.'~ENTOH ...i\'NE ..D:iUstw~NT F THAT PORnON OF Tl-fE NORTHWEST QUARTER OF THE NORTHEAST QUARW OF srenOH 38;::· ••• HO. lUA-98-0~~ A!/.·RECORDEo.·UNOER RE.tfORCXNG N~~" '0 ", 9 elK:' .. ~:N~~ rr=B~~E~~: WlL.I.NIIETT[ lAERlDIAH. IN KINO COUNTY, ··:~~,~,~.9f,J<tNG ~t:'TY, WASHI~ON. .1':: .::' ./. ...···:/~.······· •••••. • ADJUSTED PARC~ N " .1' :' .... ... .:. BEGINNING ON THE NORTH UNE OF THE COUNTY ROAD AT It POINT WHICH IS g"3.04 F'EET .' ".\\ ... -... .: :: .,'. EAST ~D ;}Q F'EET NORTH or THE NORTHEAST CORNER OF HENRY ACWIIS OOHATION LAND ll1E WEST .108.82 r-Ett OF THE fOUOWING DESCRJBdi PARC[;IJ' • : ........ \....... ;i .. ··a •••••• C\.AIW NO. 043 IN SND TOWNSHIP AND RANGE: . .:. .IU· .:' .:' :;:: .,'. ~NN~EH~W~:D3' "g' 00· EAST 4g~.B FEET. WORE OR LESS, 10 THE CENTERLINE Of' niE ~~:::n~: :~~~~~u.1~~J~~~~ ~:,.~ :f~~:iY,_ .... ,... ': .. THENCE • .ILONG SAlO DITCH LI>IE. SOUTH .O' OJ' 00' WEST 209.83 rEET, WASHINGTON. lYING NORTH OF S.W. 'hl\O STRtEr, LVlNG ..... EST OF .tW<Es1W£ AVENUE S.W.·!i .. THENCE SOUTH 409.'. rEET TO THE HORTH UN' OF SAID COUNTY ROAD: LViNG SOUTH or SPRINClBROOI< SLOUCH ORAIIj-"lE OrTDI< NO. I. /1<0 LViNG (J$T or TH,:' :: .1' ......... " ••••• THENCE fAST. AlONO SAID ROAD UNE, H)8.8S rEET TO POINT OF BEGINNIND: FOLLOWINC DESCRIBED UN£; • . {. ./ ./. .::' /. ../ ........ . .: ..... .. EXCEPT RIGHT-OF-WAY rOR SAlO ORAIIWlE OITCH, ANO BEGINNING AT A POINT ON THE CENTERUNE or SAlO S.W:·-IoJRO STREET. fRo~ WHIC~'POINT .:. :.. .1: .:. THE NORTHEAST CORNER '" HENR"I ADAIoIS OOI<All0N lANo'eLN~ NO. O' BEARS tlORlli .. :. .:',' •• "'1. ':. . ... EXCEPT THAT PORllOH THEREOf CONDEWNED IN KIHG COUN1Y SUPERIOR COURT CAUSE 88' <48' "3-WEST 784,18 F'EET DlSTANT: .1':' .~. :. .\. '!:" •• :.: ;: .:' .: .••• EXAWINED AND J.PPRCMD THIS ~ DAY OF ,s .. ,.Cc'" I,d.. 11m: .!".re N.J.l~ ~ KING COUHTY ASSESSOR DEPUTY KING COUNTY ASSESSOR ..:alUNT NUII!IER JC ~ J 0 .". '0 01.1' NUNBER 81-2-08117-7 rOR WIDENING OF' S.W, 43RD STREET. THENCE NORTH 01' U' 17· £AST TO TliE SOUTH UHE Of' SAID SPRlNc&R~K SI:1)uCH :.,' :.: .. :.' ."...' '::1:':'· :,:':: • ,.:" DfIAI .... E DO'CH NO. I AND THE TERIo4IHUS or THIS DESCRIBED LI>IE. ..... :: :.( ....... ::::/..:{ ;.f: .. ::·.::,:::··· .... , .. ,,;' .. '<.,:/.:'. . •. ~::::':'" ...... :.\ ,,": .. / ......... 1:Y. LAND SURVEYOR'S CERTI~CATE: q.GtiAC/\SI 18215 72ND AVENUE SO~:: _w ... ~~::·:'·: ~~7: .. ~~.'::~ ~~:}~81 ~"~:~·:~\;;:·W'~· SH~): RECORDING CERTIFICATE: R'COrdlft9 No. ___ ! . .J_!_' .. ..1.l __ .lJtRU __ ... ""' ... , .... ,,'" N..-• ....., -., .... -"" 1"~ KENT WA 98032 9 .. s8 SlIMY'. .... .. ...• ""'1":' ....... • .... -... 1M ...-~ ... ......, _ ' • .' ZELIot N DEVEL PIIENT CXiIiPANY . .. AN'j.-" . LLt.' 4) ~ (425)251-6222 I' a 40' . ".:.:!' 707 \OILSHIAE.~VD. suiTE 8038 .' '--' ~ '": (425)251-8782 FAX RWG LOi"AHBELU; CA 80017 f OF ~ ~ PHONE:..l2~1 83s-81Q\1 ,~' .. " .... CML ENGINEERING. lAND PlANNING, 5911 .. • : : .•. rJ;;-------,IJ':lJQIJ!!. ,m", "'~ ....... ....... ~OO .. ~". -~ on".""", .. ",,,on'll< 3 -... • ~Int.".."' OIl II..,. II(QSTMlIlN NO. U2lI ':'. .f ,,""'~1111111 'l...~tJ.." .. L:I.., . .:t_tl" __ l.:!LJ a JtL ..... u...'!f,._ ... ~ ...... 1\.L.A_ ............ _ .. ·.1 ..... // .,i'·';/"'::,,:::: .,:.:::" ..... ;.; .• ~ .. ::. 9 09~;j9001 1:t4 211A !i,~~,:" ,~';:":~;',',:,::~::i':"';:"""";?"" LOT LINE ADJUSTMENT LUA-98-027-LLA LHD·ao-o113 ..... :;. A PORTlON OF THE NW 1/4 OF THE NE 1/4 OF ., ....... ",." :::: SECTION 36. TOWNSHIP 23N, RANGE 4E. W.hA. :.:~~: '00 .:' 200 ........ ,,,... CITY OF RENTON. KINO COUNTY WASHINGTON ',?/::;:~;>'i ,;,:~:~,::}'~,,) <~:N/',<;;~ , (i I~ I IA'd' Mf~J' U~d i ! ~ j ~ ! ~ ~ l j & ~ i i ~ J:.': ...... :.:: .. ;:. ';. r ,_"" ... ,/ ..... ·~JI liNE TABLE "''''''''-'''1 ";~::r"i? . ~NE BEARING LENGTH I .,. .,..:' L7 o· . ~.84 :~: 19 • 84.53 • ........ .,' .\' l10 • • 30.94 • ~ .. '.' \'" L1 , , 88.82 .of: l12 • 88.88 ~ ...••• -: •. _~:: 113 • • 88.05. :':,. lQ I~ 0' L', • • '00.75." "':""" );;1;;; t~: :: ~02': .::' ...... ::. ~:l ~ . ~~ ~ ~~ : ::10~:~ \ .. ~~I: •. :::. .:::: 121 ,'35"'1:. 101.48 .... ':': :: r L22 ' •. 23.4e.. • i! ;; . .:.~ .. , II ~~.'<,!",:""::~_::.:',::,~,/'''l.;;<j"",,,,,,, ., ~-(~ ~I ""/" ";~'~~:':\11 .... ", s>!-h·· .", .• \,,'I,'P,.~:\ ,Eu ::x j .... "',,,,<r:-" (-I":: " .::. :: :: .. ~.,' '? ,II .~. .:' .:.....:::' 0 (" ',: I yo-, ., SLOPE EASEMENT "I "", ·IIU. '.: ~'. AFFECllNG PARCEL I Ih'I'" •• '· ,::: i~' ~~~~~L N • • ... .=. .:f ...... ; .... , SUPERIOR COURT CAUSE I f"('~'\o' \ '?(o~ .... ::. ';' •• $~OR COURT CAUS!" .:' .:' ::. .' NO. 8'-2-08117-7 AO.JJ81B) PAACB..I (88.78' Sf) i , to' X 72' cnv OF RENION ROADWAY ANO , .' UTlunES EASEMENT REC. NO. 7407180572 .:. ·'NO. 8''''2 •• 08117-7 .:' ..... .:' I ", I .:., j:... . I ------==-:-_. ---~~~~±~,'~.' .,,:, ----. ,-~.... :'. ~---784.18 '::. H._'4J·W'I84.GII(W}'I84.I8(f!t :: R" crrvOF_IIO~, ... ~C':. r ADAMS --------.------.------------------------·-~T--~·-~~-7·-___::_=_;\,.. " -------____ :.c3~~1N~ ... l!:.f.m ':ll.' ...... :""." .. ,,/ '(: .... ""f .",i'/ . """. .,:' .,i· . ",""""'"'''''''''' ~ -::::,: :;i"" 1; A[)JlI8lEQ PABCE!. Af'lQI!EfI!fft ~ ~ 1412 sw .ltd STREET 4201 0AKESlW.£ "VENUE SW Ao.AJS1E) PAACEl.H '300 SW 4JnI S11Im • AO.A/STB) PAACB..I '200 SW 4Jnf STREEI OR '2~' OAKlSDALE AVENUE SW (O[P[NOING ON ORlEHTA1lON or THE FUTURE 81J1Ul1HG TO THE ADoKlNNG STRErn) _ AHO CloP '9C[ :lB2J8' 10 BE SET •••• :." SF _ Fm :: •.......• ::: ~GH"'CI\S' 18215 72ND AVENUE SOUTH • KENT, WI. 98032 IlJ '" (<125)251-6222 • -: (425)251-8782 ,t>;/. \. .l CIVIL ENGINEERING, IN<D PlN<HING. ~~, .. t." SURVEYING, ElMRONIiENTAL SEfMctS ~QeNO~ ;····:··· .... 1,' . ~-:':,/~ .. ..... ::. I'M ·lI ••. · •. •• IIN;;i4; HE 1I4i~~. If, :r;~~., RAt: W:~l S¥ RIR .:'': :." :: .... ·:··:·····.fW'U,,~~~~ .a:rlgXl' Loa ANGEI:!8u CA ~OO17 ,:: PHONE: !J1al. ~aa~100 ...... ,. -100' fftlG 5911 CITY OF RENTOII ICING COUNTY : . .:., WI. '., PROJECTNO.: .-.: .... .!'i; . ... , .... ~:. ,.;.' , .. :'" .,,;;:;:~ .. " :.,./' .. .:'.~\::" :":":::'" ::.' .. ;; .. ,:/'. :" .. /::/.,. ./,.:/ ..... ".:::, .. ;.:. 9 8 0 9 2:1 9 0 0 1 .l~4 211s .:':/': ,/ .:.'" :::/.,:. ,/:~"'.':: .... ,... LOT LINE ADJUSTMENT " " : .. >" "", ji ';'; ,/ /" ./' :./. •............. A POA11ON OF THE NW 1/4 OF THE NE 1/4 OF :':'. ":, , ... / ././ ".,' ':;. SECTION 36, TOWNSHIP 23N, RANGE 4E, WM. \., , .. i..... ..: ... "'..... ':-':. CI1Y OF RENTON, KING COUNTY, WASHINGTON "~"":... ",,,,. .::' .~i: ,:,: . :".. ,._ .... "'\1+ .• '"'''''''''' ........ ,' EA~EMEN1S· AND.RESTRICT1ON8' ..... :....... . ... " .. "", .. . :' .:' .~.: .:"::' ':: \ .... ~. ..(.~. , •• .:: lIilS PROPERlY IS SUbJECT TO· tHE ~WS AND COHOITKlNs OF AN rJ,sEl.tENt,:-FQII/ .F . '~CE OF IlRNNAGE OOtH 1$ RECORDE!I .... ~NDER ~ORDING flo. 47$l17. • • •• ,,:/. R~ctIRDS OF ~9'·OOUN1Y~ .• WASH~. ,t .;:' ::: .l' :t.. .................. ::. ti LUA-98-027-LLA : LHD-aO-Olea 'a I '~dl MltJ' 'ild ~ J 2. lIilS PROPER1Y'~ SUBJEOi'TO Tlii TtRloOS,\NO CONO!l;)NS OF K)[lG cc5tJ"il' ·:;'i,. ""r~~~?~'I~"~~;;;~~~~~~~F===~=========;;:;;:;;:~H--SUPERIOR COURT·bAY.S~;::NO. 32,32. :.;. .. .. ;\ ,-:-' "." .{ \~ '''/:,;' 'Of J, THIS PROPER'TY IS SUBJECT TO ,;;i.OEC)).AAT;bN'O~ CO\IE~'ANO ~~ENT , .. : .... ,,,F /" ~_ DECREE I>S RECORDED UNOE~ REcb'.f!:DINC NO, 87123'219~""~D nLto UNDER :./ I.),. SUPERIOR COURT CAUSE NO. 97-2-17988-2. I,ll :: 1:' .;:: 0 100 209 ~ ", THIS PROPERlY IS SUBJECT 10 THE ~~Tl"It'6NO~ONS. RE~I~ONS #.HO~. ..:/ ,.... 2 EASEUENTS AS RECORDED UNDER RECORDING NO, '" RECORllS ,,' '. OF KING COUNTY. WASHINGTON, ,r ,'.:' .::' 3:" SURVEY NOTES '. ' .......... , ,.;'." :/.......... ..:.=/./. ,:.'./ :/:' ,.:.!" .• """':' 9N 41ST sr: J ~ <; ~ ~ ~ ~ 1 ~ 1 i ~ 1. THIS SURVEY USED THC CONCEPTS DEVELOPED IN SURVEY RECORDED IN VQlU~E so··OF-.·, .. ,{' .:," ::" ::> ,,:.~' ,'::, ~-• SURVEYS AT PAGE 109 AND 100A UNDER RECORDING NO. 8806288007. RECOROS OF :,' .":: ,! KING COUNTY, WASHINGTON. .'::'.. , ': :: .:.~ . '.,. ~ .: ., 2, ~~ ~lSw~ ~I~~/~ ~J.~~EIS~ J~&~U:O'NT~ ~~~S~~ .,. :":", •• :.,', ...... ,;,,'. OF RENTON UONUWENT NO,',593, WHICft.l~ A BRASS CJoP WITH AN ")(" IN A CAST .:.' ':' .. ~g ~N~~EENT ~ q:;.'l:.ti~ A~~~~\"~RO wr~~~~~~NFUT "::. .",. UONUWENT NO. 1858 II\' TfIA'lERSE AND HElD lIi~. UNE BETWEEN SAID WONUWENTS 10 e~ N 02'13'3CS-,"" :~I:,... '::'. '.!';" J. J~~ 1~'/loO~R~~G~'iW~/~~~Es;r:~~ 1~JJA~~ WAS ./ CONTROUINO MoI4i[:;UENTATION M; SHOWN, Ii CLOSURE IIlmos OF lIiE TRA'lERSE .. ,' MET OR ElCCEEOED lIi~ ,~tlF1ED IN 'l/IC 332-'3<\'.'080. DISTANCE MEASURING .' J f .,' . EQUIPWENT HIoS BEEN ~TtO AT ~·.N.c.S. ~.~E WITHIN ONE YEAR or I I ·::" ...... ) .. 1 ..... ,,;-: .:/', :./" ." f J, .," (-' I:: .,' ! ! ':':"" . .'1 t' ::.:. ... ",'.. I~~ I' ! I' ::i;~ .. ::-:<:.L-l ...... ";', .:.: Iff' :, ' .. ,!". ../ /,' ......... ",...... r-Il ) ), f ,'~ .," .. : ".' .. ~_ J f J J 'J '.\, .... ,..... .J' ./.' ., ........... ,\. · .. i .. / ..... ' ... " ' sw =--s.r. d' I ... \""',;,[:,~-",::;" (:":""":::,;i'~,:,:,::::/:,,::::,:,, ,::::,' '~':,; ".'';::' """"" 'i j "",: .' :' VICINITY:: MAP , ...... ,,,. :"II:il J>,' ~J../' .yj < i o "' p' (',,,,f iiii",..,':' ':""'/:::,:::,::::::!!~~;~)~"",":,",:,:::::,,,, t) iiL@ (If H'" l' "iillhm ""."'"[''''' ,/"':,:,( ./: ~G (Jot 16215 72ND AVENUE SOUTH .Y'.«\. KENT, WA 98032 111· '10 (425)251-6222 ~ ": (425)251-6782 FAX ~ ~ .. " ..... CML ENGINEERING. L.4HD PL.4HNING, (~/"G •• 0"'"'' SURVEYING. EIMRON~ENTAL SERlllCES 59" PAO.£CT MO.: SHT lit /'3·· .. ;:' I .!J.. /'ll' OF CITY OF IlENTON!' KlNB c~ilTY ~4 . 3 ":" ... " ... .// en = AFfER RECORDING MAIL TO: EverTrust Bank POBox 569 Everett, W A 98206 Loan Number: 290004441-00 EVERTRUST BANK KY:~67?-C'f (fjJ Rica for f..~u _ ••. "" , DEED OF TRUST FIRST AMERICAN TWiSIGNMENT OF RENTS AND SECURITY AGREEMENT JOUmH &8lANCHAAOBUJG aA1TLE, WA fi8111 THIS DEED OF TRUST (herem "Instrument") IS made tills 12th day of September, lOOt, among the TrustorlGrantor, RSJ Holdongs, LLC, a Washington LImIted LiabIlity Company, whose address IS 742 FIrst Street S., Kirkland, W A 98033, (herem "Borrower"), SOUND FINANCIAL INCORPORATION (herem "Trustee"), and the BeneficIary, EVERTRUST BANK, a corporauon organized and eKlsung under the laws of the State of Wash mgt on, whose address IS 2707 Colby Avenue Suite 600, Everett, Washmgton 98201, (herem "Lender") BORROWER, m conSideration ofthe mdebtedness herem reCited and the trust herem created, Irrevocably grants. conveys and assigns to Trustee, m trust, With power of sale, the followmg described property located m Kmg County, StateofWashtngton WT 2 OF CITY OF RENTON SHORT PLAT NO. LUA-00-034 WHICH IS ENTITLED 43RD STREET CENTER SHORT PLAT, ACCORDING TO SHORT PLAT RECORDED AUGUST 16,2000 UNDER RECORDING NO. 20000816900012, IN KING COUNTY, WASHINGTON. Property Address: 1250 SW 43rd Street, Renton, WA 98055 Tax Identification Number(s): 362304-9114-01 A. APPRAISALS. From time to time, under the requIrements of the Fmanclal Institutions Refonn. Recovery, and Enforcement Act of 1989 ("FIRREA") and In full compliance thereof. Lender shall have the nght to order an appnusal on the subject property at the Borrower's expense B. HAZARDOUS SUBSTANCES. Borrower represents and warrants to Lender, to the best of rts knowledge after due mqulry and mspectIon, that, DO asbestos has been used In construction, repair or mamtenance of any Improvements, no Hazardous Substance IS currently bemg generated, processed, stored, transported. handled or dIsposed of, on, under or an the Property, except In accordance With all applicable laws, nerther borrower nor any other person or entIty has ever caused or penmtted any Hazardous Substances to be generated. processed, stored, transported, handled or disposed of, on. under or In the Property, eKcept m compbance With all applicable laws. there IS no actual or alleged vlolatlon With respect to the Property of any federal. state or local statute. ordmance, rule, regulatIOn or other law pertammg to Hazardous Substances, and there IS no action or proceedmg pending before or appealable from any court, quasl- JudiCIal body or arummstratlVe agency relatmg to Hazardous Substances affectang Or alleged to be affectmg the Property Borrower covenants and agrees that all leases for premIses wlll contam a clause whIch prohibIts Hazardous Substances from bemg generated, processed, stored, transported, handled or disposed of on the property by any person or entity. except m accordance With all applicable laws and WIth the pnor wntten consent of Evertrust Bank, Borrower also agrees that Hazardous Substances will not be generated. processed. stored, transported. handled or dIsposed of on the Property by any person or entIty, except m accordance WIth all applicable laws and wldl the PTior wntten consent Ilf EverT .... st Dank "Hazardous Substance" means any substance which now or hereafter becomes regulated under federal. state or local statue, ordinance. rule regulation or other law relating to envlTonmental protectIOn, contammatlon or cleanup Borrower shall ImmedIately notify Lender If Borrower becomes aware of any Hazardous Substance problem or habillty With respect to the Property. any actual or alleged VIOlatIon WIth respect to the Property of any federal. state or local statue, ordmance, rule, regulation or other laws pertalOmg to Hazardous Substances. of any hen actIOn With respect to any of the foregomg '1 . Page 1 of 10 en = = = l""" Borrower shall, at Its sole expense, take all actIons as may be necessary or advIsable for the cleanup of Hazardous Substances WIth respect to the Property, Including WIthout hmrtatIon, aU remova~ contamment and remedIal actIons In accordance WIth all applicable laws and m all events In a manner satIsfactory to Lender, and shall further payor cause to be paId all cleanup, administrative and enforcement costs of government agencIes If obhgated to do so by contract or by law C. Borrower also agrees to hold lender harmless from, and Indemmfy lender against and from, any damage, loss, expense, or lIablhty resulttng from the breach of any hazardous substance representation and warranty as defined in the Deed of Trust, includmg but not limIted to all attorney's fees and costs Incurred as a result thereof D. E. F. Lender IS hereby authonzed to enter the Property, includmg the Intenor structures, at reasonable times, and after reasonable notIce, for the purpose of inspecting the Property to detennme Borrower's comphance WIth thIS paragraph Borrower shall furmsh to Lender wJthm forty-five (45) days after Lender's request, a complete and current finanCIal statement, In reasonable detail for any general partner, sole owner and guarantor, and or co- borrowers together with a true and correct copy of the most recent federallOcome tax return of any general partner, guarantor, sole owner or co-borrowers No addItIOnal hens, mortgages, deeds of trusts or other forms of encumbrances are allowed WIthout prIor wntten consent of EverTrust Bank or Its assigns Grantmg any type secondary hen(s) shall be at the sole dISCretion of EverTrust Bank TOGETHER Wlth 811 bUIldings, Improvements and tenements now or hereafter erected on the property, and all heretofore or hereafter vacated alleys and streets abuttmg the property, and all easements, nghts, appurtenances, rents (subject however to the assignment of rents to Lender herem), royaltIes, mmeral, OIl and gllS nghts and profits, water, water fIghts and water stock appurtenant to the property, and all fixtures, machmery, eqUipment, engmes, bOIlers, incInerators, bUlldmg matenals, appliances and goods of every nature whatsoever now or hereafter located 10, or on, or Intended to be used 10 connection WIth the property, mcludmg, but not Imllted to, those for the purposes of supplYIng or distnbutlng heating, coohng, electrICIty, gas, water, aIr and hght, and all elevators, and related machlOery and equIpment, fire preventIon and extmgUlshlOg apparatus, secUrity and access control apparatus, plumbmg, bath tubs, water heaters, water closets, smks, ranges, stoves, refngerators, dIshwashers, dIsposals, washers, dryers, awnings, storm wmdows, storm doors, screens, blinds, shades, curtainS and curtam rods, mIrrors, cabinets, panelmg, rugs, attached floor coverIngs, furnIture, PIctureS. antennas, trees and plants, except such property belongmg to Tenants, all of WhICh, mcludmg replaeements and· additions thereto, shall be deemed to be and remam part of the real property covered by thIS Instrument; and all of the foregoll'lg, together WIth saId property (or the leasehold estate In the event the Instrument IS on a leasehold) are herem referred to as the "Property". TO SECURE TO LENDER (a) the repayment of the mdebtedness eVIdenced by Borrower's note dated, September 12, 2001 ( herein "Note") m the PrinCipal sum of, One MiJlton Three Hundred Twelve Thousand FIve Hundred Dollars, WIth mteres! thereon, WIth the balance of the mdebtedness, If not sooner patd, due and payable on, Oetober 1, 2011, and all renewals, extensIOns and modlflcattons thereof, (b) the repayment of any future advances, With mterest thereon, made by Lender to Borrower pursuant to paragraph 31 hereof ( herem "Future Advances" ), (c) the performance of the covenants and agreements of borrower contamed m a ConstructIOn Loan Agreement between Lender and Borrower dated N/A, If any, as prOVIded In paragraph 25 hereof, (d) the payment of all other sums, WIth IOterest thereon, advanced In accordance herewith to protect the securrty of thIS Instrument, and (e) the performance of the covenants and agreements of Borrower herem contamed Borrower covena~ts that Borrower IS lawfully seIZed of the estate hereby conveyed and has fight to grant, convey and assIgn the Property (and, If thIS Instrument IS on a leasehold, that the ground lease IS m full force and effect WIthOut modlficatton except as noted above and Wlthout default on the part of erther lessor or lessee thereunder ), that the Property IS unencumbered, except as reflected In the pohey of tItle msurance, and that the Borrower WIll warrant and defend generally the IItie to the Property against all claIms and demands, subject to any easements and ·restrlctions listed 10 a schedule of exceptions to coverage m any title msurance pohcy msunng Lender's mterest In the Property Uniform Covenants. Borrower and lender covenant and agree as follows. 1. PAYMENT OF PRINCIPAL AND INTEREST. Borrower shall promptly pay when due th.e Pnnclpal of and mterest on the mdebtedness eVidenced by the Note, any prepayment and late charges prOVIded 10 the Note and all other sums secured by thIS Instrument 2. FUNDS FOR TAXES. INSURANCE AND OTHER CHARGES. Escrow reserves are 0 are not 181 reqUIred on thiS loan Subject to apphcable law or to a wntten waIVer by Lender, Borrower shall pay to Lender on the day monthly mstallments of Pnnclpal and mterest are payable under the Note (or on another deSIgnated 10 wrIting by Lender), untll Note 1:1 paId In full, a sum (herein "Funds") equal to Qne twelfth of (a) the yearly water·and sewer rates and taxes and assessments whIch may be leVIed on the Property, (b) the yearly ground rents, If any, (c) the yearly Page 2 ofl 0 PJ premium IDstallments for fire and other hazard IDsurance, rent loss IDsurance and such other msurance covermg the Property as Lender may reqUire pursuant to paragraph 5 hereof, (d) the yearly premIUm Installments for mortgage Insurance, if any, and (e) If thiS lnstrument IS on a leasehold, the yearly fixed rents, If any, under the ground lease, all as reasonably estimated Initially and from time to time by Lender on the basiS of assessments and bIlls and reasonable es!lmates thereof Any waIver by Lender of a reqUIrement that Borrower pay such Fonds may be revoked by Lender, m Lender's sole dIscretion, at any lime upon notIce In wrltmg to Borrower Lender may require Borrower to pay to Lender, m advance, such other Funds for other taxes, charges, premIums, assessments and ImpOSItiOns In connection WIth Borrower or the Property which Lender shall reasonably deem necessary to protect Lender's mterests ( herem "Other ImposItions") Unless otherwISe prOVided by apphcable law, Lender may require Funds for Other ImpOSItions to be paid by Borrower \D a lump sum or In perIodiC mstallments, at Lender's option The Funds shall be held man mstrtutlon(s) the depOSIts or accounts of which are guaranteed by a Federal or,state agency (mcludmg Lender If Lender IS such an mstltutlon) Lender shall apply the Funds to pay satd rates, rents, taxes, assessments, msurance prem IUms and Other ImpOSItions so long as Borrower IS not tn breach of any covenant or agreement of Borrower m the Instrument Lender shall make no charge for so holdmg and applymg the Funds, analYZing the account or for venfylng and complhng said assessments and btlls, unless Lender pays Borrower mterest, earnmgs profits on the Funds and applicable law permits Lender to make such a charge Borrower and Lender may agree In wntmg at the time of executn)n of thiS Instrument that mterest on the Funds shall be paid to Borrower, and unless such agreement IS made or applicable law requires Interest, earnmgs, or profits to be paid, Lender shall not be reqUired to pay Borrower any mterest, earnmgs or profits on the Funds Lender shall give Borrower, WIthout charge, an annual accountmg of the Funds In Lender's normal format shOWIng credIts and debits to the Funds and the purpose for which each debit to the Funds was made The Funds are pledged as additional secunty for the sums secured by thiS Instrument If the amount of the Funds held by Lender at the ttme of the annual accounting thereof shall exceed the amount deemed necessary by Lender to prOVide for the payment of water and sewer rates, taxes, assessments, msurance premIums, rents and Other Imposlllons, as they fall due, such excess shall be credited to Borrower on the next monthly mstallment or mstallments of Funds due If at any time the amount of the Funds held by Lender shall be less than the amount deemed necessary by Lender to pay water and sewer rates, taxes, assessments, msurance· premIums, rents and Other ImpoSItions, as they fall due, Borrower shall pay to Lender any amount necessary to make up the defiCiency wlthm thirty days after notice from Lender to Borrower requesting payment thereof Upon Borrower's breach of any covenant or agreement of Borrower 10 thIS Instrument, Lender may apply, 10 any amount and 10 any order as Lender shall determine in Lender's sole dIscretIon, any Funds held by Lender at the time of application (I) to pay rates, rents, taxes, assessments, Insurance premiums and Other ImpOSitions which are now or Will hereafter become due, or (II) as a credit agalDst sums secured by the Instrument Upon payment 10 full of all sums secured by thiS Instrument, Lender shall promptly refund to Borrower any funds held by Lender 3 APPLICATION OF PAYMENTS. Unless apphcable law prOVIdes otherwise, all payments receIved by Lender from Borrower under the Note or thIS Instrument shall be apphed by Lender 10 the followmg order of pnority (I) amounts payable to Lender by Borrower under paragraph 2 hereof, (11) mlerest payable on the Note, (Ill) Pnncipal of the Note, (IV) interest payable on advances made pursuant to paragraph 8 hereof, (v) Principal of advances made pursuant to paragraph 8 hereof, (VI) mterest payable on any Future advance, prOVIded that If more than one Future Advance IS outstandmg, Lender may apply payments receIved among the amounts of mterest payable on the Future Advances 10 such order as Lender, m Lender's sole dIscretIOn, may determme, (VII) PrincIpal of any Future Advance, prOVided that If more than one Future Advance IS outstandmg, Lender may apply payments receIVed among the Prmclpal balances of the Future Advances IS such order as Lender, In Lender's sole dIscretion, may determ1Oe, and (VIII) any other sums secured by thiS Instrument 10 such order as Lender, at Lender's option may determme, prOVIded, however, that Lender may, at Lender's option, apply any sums payable pursuant to paragraph 8 hereof pnor to mterest on and Prmclpal of the Note, but such apphcatlon shall not otherwise affect the order of pnOrlty of apphcatlon speCified In thIS paragraph 3 4. CHARGES; LIENS. Borrower shall pay all water and sewer rates, rents, taxes, assessments, premIUms, and Other ImpOSItIOns attrtbutable to the Property at Lender's opllon In the manner provided under paragraph 2 hereof or, If not patd In such manner, by Borrower makmg payment, when due, dIrectly to the payee thereof, or m such manner as Lender may deSignate m wntlng Borrower shall promptly furnIsh to Lender all notIces of amounts due under thIS paragraph 4, and In the event Borrower shall make payment directly, Borrower shall promptly furmsh to Lender receIpts eVidenCIng such payments Borrower shall promptly discharge any hen whIch has, or may have, pflonty over or equahty WIth, the lien of thiS Instrument, and Borrower shall pay, when due, the elatm of all persons supplymg labor or matenals to or m connection WIth the Property Without Lender's pnor written permISSIOn, Borrower shall not allow any hen mfenor to this Instrument to be perfected agamst the Property 5. HAZARD INSURANCE Borrower shall keep the improvements now eXlstmg or hereafter erected on the Property Insured by carners at all times sattsfactory to Lender agamst loss by fire, hazards mcluded wlthm the term "extended coverage", rent loss and other hazards, casualties, habtlnles and contingencIes as Lender (and, If thiS Instrument IS on a leasehold, the ground lease) shall reqUire and in such amounts and for such penods as Lender ~~ ~ Page 3 of 10 ..... en = = = C'-.I All premIUms on msurance pohcles shall be paid, at Lender's option, m the manner provided under paragraph 2 hereof, or by Borrower making payment, when due, dIrectly to carner, or In such manner as Lender may desIgnate mwntmg. All Insurance pohcies and renewals thereof Shall be 10 a form acceptable to Lender and shall mclude a standard mortgage clause m favor of and m form acceptable to Lender Lender shall have the raght to hold the policies, and Borrower shall promptly furnish to Lender all renewal notices and all receipts of paId premIUms At least thIrty days pnor to the eXpiratIOn date of a policy, Borrower shall deltver to Lender a renewal poltcy In form satISfactory to Lender If thIS Inslrument IS on a leasehold, Borrower shall furnish to Lender a duplicate of all pohcles, renewal MUces, rene~al poliCies and receipts of paid premIUms If, by virtue of the ground lease, the ongmals thereof may not be suppbed by Borrower to Lender In the event of Loss, Borrower shall gIve ImmedIate wntten nOtIce to the msurance carner and to Lender Borrower hereby authonzes and empowers Lender as attorney-m-fact for Borrower to make proof of loss, to adjust and compromISe any claIm under Insurance poliCies, to appear In and prosecute any action ansmg from such insurance poliCies, to collect and receive insurance proceeds, and to deduct therefrom Lender's expenses Incurred In the collection of such proceeds, prOVIded, however that nothmg contamed lD thIS paragraph 5 shall requITe Lender to incur any expense or take any action hereunder As long as the Indebtedness IS not m default, the Insurance proceeds shall be held In trust by Lender and shall be utilized to repaIr or replace the damage/loss sustamed, subject to Borrower provldmg reasonable proof of the abilIty to pay any defiCiency asSOCiated WIth the actual cost of repaIr should that cost be grester than the Insurance proceeds available ProVided to the extent that repairs not effected by Borrower, then Lender may apply the IOsurance proceeds toward the prinCipal balance then oWing under the Note, even If the Note IS not 10 default PrOVIded further, that the apphcatlOn of the proceeds to the Note balance shall not cause dIscontinuance of "any proceeding to foreclose thiS Deed of Trust If the apphcatlon of the Insurance proceeds does not cure the delmquency If the Insurance proceeds are held by Lender to reImburse Borrower for the cost of restoration of the Property, the Property shall be restored to the eqUivalent of Its onglnal condition or such other condition as Lender may approve m wTltlng Lender may, at Lender's optIOn, condItiOn disbursement of said proceeds on Lender's approval of such plans and specIfications of an architect satIsfactory to Lender, contractor's cost estImates, architect's certificates, waivers of liens, sworn statements of mechamcs and matenalmen and such other eVidence of costs, percentage completion of constructIOn, apphcatlons of payments, and satisfaction of hens as Lender may reasonably reqUITe If the Insurance proceeds are applJed to the payment of the sums secured by thIS Instrument, any such application of proceeds to PrinCipal shall not extend or postpone the due dates of the monthly Installments referred to In paragraphs 1 and 2 hereof or change the amounts of such Installments If the Property IS sold pursuant to paragraph 27 hereof or If Lender acquIres title to the Property, Lender shall have all of the right, title and Interest of Borrower In and to any msurance poliCIes and unearned premIUms thereon and In and to the proceeds resultmg from any damage to the Property pTlor to such sale or acquISition 6. PRESERVATION AND MAINTENANCE OF PROPERTY; LEASEHOLDS. Borrower (a) shall not commit waste or penrut ImpalTTllent or detenoratlOn of the PROPERTY, (b) shall not abandon the property, (C) shall restore or repaIr promptly and iii a good and workmanhke manner all or any part of the Property to the eqiuvalent of Its ongmal condition, or such other conditions as Lender may approve In wrltmg," In the event of any damage, Injury or loss thereto, whether or not Insurance proceeds are aVallable to cover m whole or m part the costs of such restoration or repair, (d) shall keep the Property, Includmg Improvements, fixtures, equipment, machinery and appliances thereon In good repair and shall replace fixtures, eqUipment, machmery and appliances on the Property when necessary to keep such Items m good repair, (e) shall comply With all laws, ordmances, regulations and reqUirements of any governmental body apphcable to the Property, (I) shall prOVide for profeSSIOnal management of the Property by a commercial rental property manager salls factory to Lender pursuant to a contract approved by Lender In wTltmg, unless such requirement shall be waIved by Lender m Wfltlng, (g) shall generally operate and mamtam the Property m a manner to lOsure maxlmum rentals, and (h) shall give notice m wfltmg to Lender of and, unless otherwISe drrected m writing by Lender, appear In and defend any action or proceedmg purporting to affect the Property, the secuTlty of thIS Instrument or the TIghts or powers of Lender Neither Borrower or any tenant or other person shall remove, demolish or alter any Improvement now eXisting or hereafter erected on the Property or any fixture, equIpment, machmery or appliance In or on the Property except when mCldent to the replacement of fixtures, equipment, machmery and apphances With Items of a like kmd If thi" Instrument IS on a leasehold, Borrower (I) shall comply With the prOVISions of the ground Itase, (11) shall give ImmedJate written notice to Lender of any default by lessor under the ground lease or of any notice received by Borrower from such lessor of any default under the ground lease by Borrower, (Iii) shall exerCise any option to renew or extend the ground lease and give written confmnahon thereof to Lender WIthin thirty days after such option becomes execrable, (IV) shall give ImmedIate written notice to Lender of the commencement of any remedIal proceedmgs under the ground lesse by any party thereto and, If reqUired by Lender, shall permit Lender as Borrower's attorneY-in-fact to control Bnd act for borrower In any such remedial proceedmgs and (v) shall Within thIrty days after request by Lender obtam from the lessor under the ground lease and deliver to Lender the lessor's Estoppel certIficate reqUIred thereunder, If any Borrower hereby expressly transfers and assigns to Lender the benefit of all covenants contamed m the ground lease, whether or not such COvenants run With the land, but Lender shall have no hability WIth respect to such covenants nor any other covenants contained m the ground lease. h. Page 4 of 10 C"" = = en en Borrower shall not surrender the leasehold estate and mterests herem conveyed nor tennmate or cancel the ground lease creating said estate' and mterests, and Borrower shall not, Without the express written consent of Lender, alter or amend said ground lease Borrower covenants and agrees that there shall not be merger of the ground lease, or of the leasehold estate created thereby, With the fee estate covered by the ground lease by reason of said leasehold estate of said fee estate, or any part of either, commg Into common ownershIp, unless Lender shall consent m wntmg to such merger, If Borrower shall acquire such fee estate, then thiS Instrument shall Simultaneously and WIthout further action be spread so as to become a hen on such fee estate . 7. USE OF PROPERTY. Unless required by apphcable law or unless Lender has otherwIse agreed m wntmg Borrower shall not allow changes m the use for which all or part of the Property was mtended at the tIme thiS Instrument was executed Borrower shall not Inlttate and acquIesce tn a change m the zORlng clasSIfication of the Property Without Lender's prior wTltten consent 8. PROTECTION OF LENDER'S SECURITY. If Borrower fads to perfonn the covenants and agreements contained m thiS Instrument, or If any actIon or proceedmg IS commenced which affects the Property or trtIe thereto or the interest of Lender therein, includtng, but not IImtted to, emment domain, insolvency, code enforcement, or arrangements or proceedings Involvtng a bankrupt or decedent, then Lender at Lender's optIon may make such appearances, disburse such sums and take action as Lender deems necessary, 10 Its sole discretion, to . protect Lender's mterest, mcludmg but not limited to, (I) dISbursement of attorney's fees, (II) entry upon the Property to make repairs, (111) procurement of satisfactory msurance as prOVided In paragraph 5 hereof, and (IV) If thiS Instrument IS on a leasehold, exercise of any option to renew or extend the ground lease on behalf of Borrower and the cUTIng of any default of Borrower In the terms and condlttons of the ground lease Any amounts disbursed by Lender pursuant to thiS paragraph 8, with mterest thereon, shall become additIOnal mdebtedness of Borrower secured by thiS Instrument Unless Borrower and Lender agree to other terms of payment, such amount shall be Immediately due 1U\d payable and shall bear mterest from the date of the disbursement at the rate stated 10 the Note Unless collection from Borrower of such mterest at such rate would be contrary to apphcable law Borrower hereby covenants and agrees that lender shall be subrogated to the hen of any mortgage or other hen discharged, 10 whole or 10 part, by the mdebtedness secuted hereby Nothmg contamed m thiS paragraph 8 shall require Lender to mcur any expense take any action hereunder 9. INSPECTION. Lender may make or cause to be made reasonable entries upon and mspectlons of the Property = 10. BOOKS AND RECORDS. Borrower shall keep and malntam at all times at Borrower's address stated below, or such other place as Lender may approve In wrltmg, complete and accurate books of accounts and records o adequate to reflect correctly the results of the operabon of the Property and copies of all wntten contracts, leases ~ and other mstruments which affect the Property Such books, records, contracts, leases and other Instruments shall be SUbject exammatlon and Inspectton at any reasonable time by Lender Upon Lender's request, Borrower shall furnish to Lender, Within one hundred and twenty days after the end of each fISCal year of Borrower, a balance sheet, a statement of Income and expenses of the Property and a statement of changes In finanCIal POSition, each m reasonable detail and certified by Borrower and, If Lender shall requlre, by an mdependent certified pubhc accountant or as reqUired by GAAR guidelines Borrower shall furnish, together wrth the foregOing finanCial statements and at any other time upon Lender's request, a rent schedule for the Property, certIfied by Borrower, showmg the name of each tenant, and for each tenant, the space occupied, the lease expiration date, the rent payable and the rent paid 11. CONDEMNATION. Borrower shall promptly notify Lender of any actJon or proceedmg relatmg to any condemnatIOn or other takmg whether direct or indirect, of the Property, or part thereof, and Borrower shaIl appear \0 and prosecute any such action of proceedmg unless otherwise directed by Lender In wntmg Borrower authonzes Lender, at Lender's option, as attorney.m·fact for Borrower, to commence, appear in and prt>secute, m Lender's or In Borrower's name, any actton or proceedmg relatmg to any condemnation or other taking of the Property The proceeds of any award, payment or claim for damages, direct or consequential, In connection with such condemnation or other takmg, whether direct or mdlrect, of the Property, or part thereof, or for conveyances In heu of condemnatIon, are hereby asSIgned to and shall be paid by Lender subject, If thiS Instrument IS on a leasehold, to the nghts of the lessor under the ground lease Borrower authonzes Lender to apply such awards, payments. proceeds or damages, after the deduction of Len~'s expenses mcurred ID the collection of such amounts, at Lender's option, to restoration or repair of the Property or to payment of the sums secured by this Instrument, whether or not then due, In the order of apphcatlon set forth m paragraph 3 hereof, WIth balance, If any, to Borrower Unless Borrower and Lender agree In writing, any appltcatlon of proceeds to PrinCipal shall not extend or postpone the due date of the monthly mstallments referred to ID paragraphs I and 2 hereof or change the amount of such mstallments Lender and Borrower shall treat such awards, payments, proceeds or damages wlthm the same guidelines in which Insurance proceeds are addressed in section 5 paragraph 3 4 Page 5 oflO ~ = = CT> en = = = c-.. Borrower agrees to execute such further evidence of aSSIgnment of any awards, proceeds, damages or claims ansmg 1D connection with such condemnation or taking as Lender may requIre 12. BORROWER AND LIEN NOT RELEASED. From time to tune, Lender mllY, at Lender's optIOn, WIthOUt gIVIng notice to or obtammg the consent of Borrower, Borrower's successors or assIgns or of any Jumor henholder or guarantors, without liabIlity on Lender's Part and notwlthstandmg Borrower's breach of any covenant or agreement of Borrower m the Instrument, extend the hme for payment of saId Indebtedness or any part thereof, reduce the payments thereon, release anyone hable on any of said Indebtedness, accept a renewal note or notes therefor, modIfy the terms and time payment of saId Indebtedness, release from the hen of thiS Instrument any part of the Property, take or release other or addrtJonal secunty, reconvey any part of the property, consent to any map or plan of the Property, consent to the granting of any easement, Jom m anyextensron or subordination agreement, and agree In writmg WIth Borrower to modify the rate of mterest or period of amortization of the Note or change the amount of the monthly mstallment thereunder Any achons taken by Lender pursuant to the terms of thiS paragraph 12 shall not affect the obllgatlon of Borrower or Borrower's successors or assIgns to pay the sums secured by thiS Instrument and to observe the covenants of Borrower contained herem, shall not affect the guaranty of any .person, corporation, partnership or other enttty for payment of the Indebtedness secured hereby, and shall not affect the hen or PriOrity of hen hereof on the Property Borrower shall pay Lender a reasonable service charge, together WIth such tltle msurance premIUms and attorney's fees as may be Incurred at Lender's option, for any such action taken If taken at Borrower's request 13. FORBEARANCE BY LENDER NOT A WAIVER. Any forbearance by Lender In exerclsmg any right or ·remedy hereunder, or otherwIse afforded by apphcable law, shall not be a waIver of or preclude the exercise of any right or remedy The acceptance by Lender of payment of any sums secured by thiS Instrument after the due date of such payment shall not be a waIver of Lender's ngIit to either reqUire prompt payment when due of all other sums so secured or to declare a default for faIlure to make prompt payment The procurement of msurance or the payment of taxes or other hens or charges by Lender shall not be a waIver of Lender's right to accelerate the maturtty of the mdebtedness secured by thiS Instrument, nor shan Lender's receipt of any awards, proceeds or damages under paragraphs 5 and 11 hereof, operate to cure or waive Borrower's default In payment of sums secured by thIS Instrument 14. ESTOPPEL CERTIFICATE. Borrower shall wlthm Forty FIVe (45) Days ofa wntten request from Lender furnish Lender With a wntten statement, duly acknowledged, setting forth the sums secured by thIS Instrument and any TIght of off-set, counterclaim or other defense which eXIsts against such sums and the obhgatlons of thiS Instrument 15. UNIFORM COMMERCIAL CODE SECURlTY AGREEMENT. ThiS Instrument is mtended to be a secuTlty agreement pursuant to the Vntform CommerCial Code for any of ·the Items speCIfied above as part of the Property which, under applicable law, may be subject to a secunty interest pursuant to the Untfonn Commercial Code, and Borrower hereby grants Lender a security mterest In said items Borrower agrees that Lender may file thiS Instrument, or a reproduction thereof, In the real estate records or other appropriate Index, as a financmg stalement for any of the Items specified above as part of the Property Any reproductIOn oflhls Instrument or of any other security agreement or financmg statement shall be suffiCient as a finanCing statement In addItion, Borrower authonzes Lender to -file any finanCing statements, as well as extenSIOns, renewals and amendments thereof, and reproductIOns of thIS Instrument m such form as Lender may requIre to perfect a security mterest With respect to said Items Borrower shall pay all costs of fihng such financmg statements and any extenSions, renewals, amendments and releases thereof, and shall pay all reasonable costs and expenses of any record searches for financmg statements Lender may reasonably require WIthout the pnor written consent of Lender, Borrower shall not create or suffer to be created pursuant to the Umforrn CommercIal Code and, at Lender's optIOn, may also Invoke the remedIes prOVided In paragraph 27 of thiS Instrument as to such Items In exercJslng any of said remedIes, Lender may proceed agamst the Items of real property and any Items of personal property speCified above as part of the Property separately or together and In any order whatsoever, WIthOUt m any way affectmg the avaIlabIlity of Lender's remedies under the Uniform Commercial Code or of the remedIes prOVIded In paragraph 27 of thiS Instrument 16. LEASES OF THE PROPERTY. As used In thiS paragraph 16, the word "lease" shall mean "sublease" If thiS Instrument IS on a leasehold. Borrower shall comply With and observe Borrower's obltgatJons as landlord under all leases of the Property or any part thereof Borrower, at Lender's request, shall furnish Lender With executed COpIes of all leases now eXlstmg or hereafter made of all or any part of the Property, and all leases now or hereafter entered mto wlil be m form and substance subject to the approval of Lender. All leases of the Property shall speCifically prOVIde that such leases are subordInate to thiS Instrument, that the tenant attorns to Lender, such attornment to be effective upon Lender's acqUISItion of title to the Property, that the tenant agrees to execute such further eVidences of attornment as Lender may from tIme request, that the attornment of the tenant shall not be tennmated by foreclosure, and that Lender may, at Lender's option, accept or reject such attornments. Borrower shall not, WIthOUt Lender's wntten consen~ execute, modIfy material terms, surrender or term mate, enher orally or In writing any lease now eXlstmg or hereafter made of all or any part of the Property provldmg for a term of three years or more, permit an assignment or sublease of such a lease Without Lender's wrItten consent, or request or consent to the subordinatIon of any lease of all or any part of the Property to any Iten subordinate to thIS Instrument ~ Page 6 of 10 c--.. = = C7l If Borrower becomes aware that any tenant proposes to do, or IS domg, any act or thmg whIch may gIve flse to anynght of set-off against rent, Borrower shall. (I) take such steps as shall.btreasonably calculated to prevent the accrual of any right to a set-off against rent, (lI)notJty Lender thereof and of the amount of said set-offs, and (m) Within ten days after such accrual, reimburse the tenant who shall have acquired such right to set-off or take such other steps as shall effectIvely dIscharge such set-off and as shall assure that rents thereafter due shall continue to be payable wllhout set-off or deductIOn Upon Lender's request, Borrower shall aSSign to Lender, by written mstrument satISfactory 10 Lender, aU leases now eXlstmg or hereafter made of all or any part of the Propeny and all security depoSIts made by tenants In connectIon WIth such leases of the Property Upon aSSIgnment by Borrower to Lender of any leases of the Property, Lender shall have all nghts and powers possessed by Borrower prior to such aSSIgnment and Lender shall have the right to modlty, extend or terminate such eXIsting leases and to execute n!'w leases, 10 Lender'S sole dIscretIOn 17. REMEDIES CUMULATIVE. Each remedy provIded m thIS Instrument IS dIstinct and cumulative to all other rights or remedIes under thiS IrtStrument or afforded by law or equIty, and may be exercIsed concurrently, mdependently, or successIvely, In any order whatsoever 18. ACCELERATCON IN CASE OF BORROWER'S INSOLVENCY. £f Borrower shall voluntarily file a pentlOn under the federal Bankruptcy Act, as such Act may from tIme to time be amended, or under any slmdar or successor federal statute relatmg to bankruptcy, Insolvency, arrangements or reorganizatIons, or under any state bankruptcy or IOsolvency act, or file an 3rtSwer m an involuntary proceedlOg admItting msolvency or mablhty to pay debts, or If Borrower shall fall to obtain a vacation or stay of Involuntary proceedmgs brought for the reorgaOlzatlon, dlSSo lutlOn or hquldatlon of Borrower, or if Borrower shall be adjudged a bankrupt, or If trustee or receIver shall be appOinted for Borrower or Borrower's property, or If the Property shall become subject to the JUrISdiction of a Federal bankruptcy court or Similar court, or If Borrower shall make an aSSIgnment for the benefrt of Borrower's creditors, or If there IS an attachment, execuhon or other JudiCIal seizure of any portion of Borrower's assets and such seizure IS not discharged wtthm ten days, then Lender may, at Lender's option, declare all sums secured by thIS Instrument to be Immediately due and payable WIthout pnor nonce to Borrower, and Lender may IOvoke any remedies permitted by paragraph 27 of thiS Instrument Any attorney's fees and other expenses mcurred by Lender 10 connection With Borrower's bankruptcy or any of the aforesaid events shaIJ be addltlonalmdebtedness of Borrower secured by thiS Instrument pursuant to paragraph 8 hereof . 19. TRANSFERS OF THE PROPERTY OR BENEFICIAL INTERESTS IN BORROWER; ASSUMPTION. On sale or trartSfer of (I) all or any part of the Property, or any mterest therem, or (II) benefiCial mterests 10 Borrower (if Borrower IS not a natural person or persons but IS a corporation, partnership, trust or other legal enttty), Lender may, at Lender's option, declare all of the sums secured by Its Instrument to be Immediately due and payable, and Lender may mvoke any remedies permitted by paragraph 27 of thIS Instrument This option shall not apply In case of a) transfers by deVise or descent or by operation of law upon death ofajolnt tenant or a partner, b) the grant of a leasehold mterest 10 a part of the Property of three years or less (or such longer lease term as Lender may permtt by pnor written approval) not contamlng an optIOn to purchase (except allY mterest 10 the ground lease, If thiS Instrument IS on a leasehold), c) sales or transfers of fixtures or any personal property pursuant to the first paragraph of paragraph 6 hereof 20. NOTICE. Except for any notice reqUired under apphcable law to be given 10 another manner, (a) any notice to Borrower prOVided for 10 thiS Instrument or m the Note shall be given by mailing such notice by certified mati addressed to the Borrower at Borrower's address stated above or at such other address as borrower may deSignate by notice to Lender as prOVided herem, and (b) any notice to Lender shall be gIVen by certified mall, return receipt requested, to Lerider's address stated herem or to such other address as Lender may deSignate by notice to Borrower as proVided herem Any nottce prOVIded for 10 thIS Instrument or 10 the Note shall be deemed to have been given to borrower or Lender when given m the manner deSignated herem :21. SUCCESSORS AND ASSIGNS BOUND; JOINT AND SEVERAL LIABILITY; AGENTS; CAPTIONS. The covenants and agreements herem contained shall bmd, and the rights hereunder shall lOure to, the respectIve successors and assigns of Lender and Borrower. subject to the provISIOns of paragraph 19 hereof All covenants and agreements of Borrower shall be Jomt and several (n exerclslOg any nghts hereunder or takmg any actrortS prOVided for herem, Lender may act through Its employees, agents or Independent contractors as authOrized by Lender The capttons and headmgs of the paragraphs of thiS Instrument are for convemence only and are not to be used to mterpret or define the prOVISions hereof 22. UNIFORM MULTIFAMILY INSfRUMENT; GOVERNING LAW; SEVERABILITY. This fonn of mstrument combmes uniform covenants for natIOnal use and nonumform covenants With hmited vanations by Junsdiction to constltute a UOIform security IOstrument covering real propeny and related fixtures and personal property This Instrument shall be governed by the law of the JUrisdiction m which the Propeny IS located In the event that any prOVISIon of thiS IflStrument or the Note conflicts With applicable law, such confhct shall not affect other proVISIons ofthis Instrument or the Note which can gIve effect WIthOut the confhctlng prOVISionS, and to thiS end the prOVISions of thIS Instrument and the Note are declared severable JJ Page 7 of 10 c--I = = en «:n = In the event that any applicable law IImlllng the amount of mterest or other charges permitted to be collected from Borrower IS mterpreted so that any charge provided for 10 thiS Instrument or in the Note, whether considered separately or together with other charges levied In connectIOn with this Instrument and the Note, violates such law, and Borrower IS entItled to the benefit of such Jaw, such charge IS hereby reduced to the eKtent necessary to elumnate vlolanon The amounts, If any, previously paId to Lender In excess of the amounts payable to Lender pursuant to such charges as reduced shall be applied by Lender to reduce the Prmclpal of the Indebtedness eVidenced by the Note For the purpose of detemunmg whether any apphcable law hmltmg the amount of mterest or other charges pennmed to be collected from Borrower has been VIOlated, all Indebtedness whICh IS secured by thIS Instrument or eVIdenced by the Note and which constItutes mterest, as well as all other charges leVied In connectIOn With such mdebtedness whIch constItutes mterest, shall be deemed 10 be allocated and spread over the stated teun of the Note. Unless otherwIse required by applicable law, such allocation and spreadmg shall be effected m such manner that the rate of Interest computed thereby IS uniform throughout the stated term of the Note Z3. WAIVER OF STATUE OF LIMITATIONS. Borrower hereby waives the nght to assert any statute of hmrtatlons as a bar to the enforcement of the lien of thiS Instrument or to any action brought to enforce the Note or any obligatIon secured by thiS Instrument Z4. WAIVER OF MARSHALLING. Notwllhstandmg the eXistence of any security mterests In the Property held by· Lender or by any other party, Lender shall have the right to determine the order In which any or all of the Property shall be subjected to the remedies prOVIded herem. Lender shall have the fight to detennme the order m which any or all portIons of the mdebtedness secured hereby are sabsfied from the proceeds realized upon the exercise of the remedies prOVided herem Borrower, any party who consents to thiS Instrument and any party who now or hereafter acquires a secunty Interest m the Property and who has aclual or constructive notIce hereof hereby waIves any and all nght to reqUIre the marshalling of assets In connectIon With the exercise of any of the remedIes permitted by applicable law or provided herem :15. CONSTRUCTION LOAN PROVISIONS (IF APPLICABLE). Borrower agrees tocompl)' With the covenants and condlbons of the Construction Loan Agreement, If any, which IS hereby mcorporated by reference In and made a part of thIS Instrument All advances made by Lender pursuant to ConstructIon Loan Agreement shall be mdebtedness of Borrower secured by thiS Instrument, and such advances may be obligatory as prOVided m the Construction Loan Agreement All sums dIsbursed by Lender pnor to the completion of Improvements to protect the secunt)' of thIS Instrument up to the Pnnclpal amount of the Note shall be treated as disbursements pursuant to the Construction Loan Agreement All such sums shall bear Interest from the date of disbursement at the rate stated whIch may be collected from Borrower under apphcable law In which event such amounts shall bear mterest at the hIghest rate which may be collected from Borrower under applicable law and shall be payable upon notice from Lender to Borrower requesung payment therefor From tIme to tIme as Lender deems necessary to protect Lender's mterests, Borrower shall, upon request of Lender, execute and deliver to Lender, ID such fonn as Lender shall dIrect, assIgnments of any and all fights or clauns which relate to the construclton of the Property and whIch Borrower may have against any party supplymg or who has supplted labor, matenals or servIces m connectIon With construction of the Property In case of breach by Borrower of the covenants and conditions of the ConstructIOn Loan Agreement, Lender, at Lender's optIon, WIth or WIthout entry upon the Property, (I) may mvoke any of the TIghts or remedies prOVided ID the ConstructIon Loan Agreement, (11) may accelerate the sums secured by thiS Instrument and IDvoke those remedies proVided ID paragraph 27 hereof, or (Ill) may do both If, after the commencement of amortization of the Note, the Note and thiS Instrument are sold by Lender, from and after such sale the Construction Loan Agreement shall cease to be a part of thiS Instrument and Borrower shall not assert any fight of set-off, counterclaim or other claIm or defense ansmg out of or In connecbon with the Construction Loan Agreement against the obhgattons of the Note and thiS Instrument 26. ASSIGNMENT OF RENTS; APPOINTMENT OF RECEIVER; LENDER IN POSSESSION. As part of the conSIderation for the IDdebtedness eVIdenced by the Note, Borrower hereby absolutely and uncondrtJonally assigns and transfers to Lender all rents and revenues of the Property, IDcludmg those now due, past due, or to become due by vIrtue of any lease or other agreement for the occupancy or use of all or any part of the Property, regardless of to whom the rents and revenues of the property are payable Borrower hereby authOrizes Lender or Lender's agents to collect the afOresaid rents and revenues and hereby directs each tenant of the Property to pay such rents to Lender or· Lender's agents, prOVided, however, that pnor wntten notIce given by Lender to Borrower of the breach by Borrower of any covenant or agreement of Borrower In thiS Instrument, Borrower shall collect and receive all rents and revenues of the Property as trustee for the benefit of Lender and Borrower, to apply the rents and revenues so collected to· the sums secured by thiS Instrument an the order prOVided m paragraph 3 hereof WIth the balance, so long as no such breach has occurred, to the Account of Borrower, It bemg Intended by Borrower and Lender that thIS assignment of rents constitutes an absolute assignment and not an assignment for addltronal secun.y only Upon delivery of written notice of wntten notice by Lender to Borrower of the breach by Borrower of any covenant or agreement of Borrower in thIS Instrumen~ and Without the necessity of Lender entermg upon and takmg and mamtamlng full control of the Property m person, by agent or by a court appomted receiver, Lender shall unmedlately be entitled to possessIon of all rents and revenues of the Property as specified In thIS paragraph 26 as the same become due and payable, mcludmg but not limIted to rents then due and unpaid, and all such rents shall Page 8 of 10 ./J ------------------------- CT> = immediately upon delivery of such notice by Lender to Borrower of the breach by Borrower shall contain a statement that Lender exercIses Its fights to such rents Borrower agrees that commencmg upon dehvery of such wntten nobce of Borrower's breach by Lender to Borrower, each tenant of the Property shall make such rents payable to and pay such rents to Lender or Lender's agents on lender's written demand to each tenant therefor, delIvered to each tenant personally, by mall or by dellvermg such demand to each rental umt, WIthout any liabIlity on the part of said tenant to mqulre further as to the eXistence of a default by Borrower Borrower hereby covenants that Borrower has not executed any pnor assignment of saId rents, that Borrower has not performed, and WIll not perform, any acts or has not executed, and will not execute, any mstrument Which , would prevent Lender from exerclSlUg Its nghts under thiS paragraph 26, and that at the ttme of executton of thiS Instrument there has been no antIcipatIOn or prepayment of any of the rents of the Property for more than one months pnor to the due dates of such rents Borrower covenants that Borrower Will not hereafter collect or accept payment of any rents of the Property more than one months prior to the due dates of such rents without the prior wotten consent of the Lender Borrower further covenants that Borrower Will execute and delIVer to Lender such further assignments of rents and revenues of the Property as Lender may from tIme to time request Upon Borrower's breach of any covenant or agreement of Borrower IU thiS Instrument, Lender may m person, by agent or by a cOurl-appomted receIver, regardless of the adequacy of Lender's secunty, enter upon and take and mamtaIn full control of the Property m order to perform all acts necessary and appropnate for the operation and mamtenance thereof mcludmg, but not limited to, the executIon, cancellation or modlficatton of leases, the collection of all rents and revenues of the Property, the makmg of repairs to the Property and the execution or termmatlon of contracts providing for the management or mamtenanceof the Property, a/Ion such terms as are deemed best to protect the securIty of thiS Instrument In the event Lender elects to seek the appomtment of a receIver for the Property upon Borrower's breach of any covenant or agreement of Borrower In thIS Instrument, Borrower hereby expressly consents to the appointment of such receiver Lender or the receiver shall be enutled to receive a reasonable fee for so managmg the Property All rents and revenues collected SUbsequent to debvery of wnnen notIce by Lender to Borrower of the breach by Borrower of any covenant or agreement of Borrower m thiS Instrument shall be applied first to costs, If any, of takmg control of and managmg the Property and coIIectmg the rents, mcludmg , but not hmlted to, attorneys fees, premIums on receiver's bonds, costs of repairs to the Property, premiums on msurance pohcles, taxes, assessments and other charges on the Property, and the costs of dlschargmg any obhgatlon or lIabilIty of Borrower as lesspr or landlord of the Property and then to the sums secured by thIS Instrument Lender or the receiver shall have access to the books and records used In the operation and maintenance of the Property and shall be lIable to account only for those rents actually received Lender shall not be hable to Borrower, anyone clalmmg under or through Borrower or anyone haVIng an mterest m the Property by reason of anythmg done or left undone by Lender under thIS paragraph 26 If the rents of the Property are not suffiCIent to meet costs, If any, oftakmg control of and managmg the Pro\Jerty and 'collectmg the rents, any funds expended by Lender for such purposes shall become mdebtedness of Borrower to Lender secured by thiS Instrument pursuant to paragraph 8 hereof Unless Borrower and Lender agree m wntmg to other terms of payment, such amounts shall be payable upon notice from Lender to Borrower requesting payment thereof and shall bear mterest from the date of disbursement at the rate stated m the Note unless payment of Interest at such rate would be contrary to applicable law, m which event such amounts shilll bear mterest at the highest rate whIch may be collected from Borrower under apphcable law Any entermg upon and takmg and mamtammg of control of the Property by Lender or the receiver and any applicatIon of rents as prOVIded herein shall not cure or waIve any default hereunder or mvalldate any other fight or remedy of Lender under apphcable law or prOVided herem This assIgnment of rents of the Property by Lender shall term mate at such ttme as thIS Instrument ceases to secure mdebtedness held by Lender NonuRlform Covenants. Borrower and Lender covenant and agree as follows 27. ACCELERATION; REMEDIES. Upon Borrower's breach of any covenant Or agreement of Borrower In thIS Instrument, Includulg, but not lImited to, the covenant to pay when due any sums secured by thIS Instrument, Lender at Lender's option may declare aU of the sums secured by thIS Instrument to be Immediately due and payable WithOut further demand After gIVIng Borrower notice of default m the manner prescClbed by apphcable Jaw, Lender may Invoke the power of sale and any other remedIes permItted by apphcable law or prOVIded herem Borrower acknowledges that the power of sale herem granted may be exerCised by Lender Wlthout prior JUdICial hearing Borrower has the right to bnng an action to assert the nonexIstence of a breach or any other defense of Borrower to acceleralton and sale Lender shall be entitled to collect all costs and expenses mcurred In pursumg such remedies, mcludmg, but not limited to, attorney's fees, and costs of documentary eVidence, abstracts and title reports ~ Page 9 oflO .c--> <=> o en .-en = = = C'" If Lender Invokes the power of sale, Lender shall give wntten notice to Trustee of the occurrence of an event of default and of Lender's electIOn to cause the Property to be sold Trustee and Lender shall gwe such notices as the laws of Washington may reqUIre to Borrower and to such other persons as the laws of Washington prescnbe, and after the lapse of such tune as may be reqUired by apphcable law, Trustee shall sell the Property accordmg to the laws of Washmgton Trustee may sell the Property at the time and place and under the tenns designated In the nonce of sale m one or more parcels and in such order as Trustee may detenntne Trustee may postpone sale of all or any parcel of the Property for a penod or penods not exceedmg a total of30 days by pubhc announcement at the time and place fixed m the notice of sale Lender or Lender's desIgnee may purchase the Property at any sale Truste~ s~ll dehver to the purchaser a Trustee's deed conveYing the Property so sold WIthout any covenant or warranty, expressed or implied The recitals In the Trustee's deed shall be pnma faCie eVIdence of the truth of the statements made therem Trustee shall apply the proceeds of the sale In the follOWing order (a) to all costs and expenses of the sale, mcludlng but not hmlted to, Trustee's attorney's fees and cost oftnle eVIdence, (b) to all sums secured by thiS Instrument In such order as Lender, m Lender's sole dIscretIon, dIrects; and (c) the excess, If any, to the clerk of the supenor court of the county ID whIch the sale took place 28. RECONvEYANCE. Upon payment of all sums secured by thIS Jnstrument, Lender shall request Trustee to reconvey the Property and shall surrender tillS Instrument and all notes eVldencmg mdebtedness secured by thIS Instrument to Trustee Borrower shall pay Trustee's reasonable costs mcurred tn so reconveytng the Property 29. SUBSTITUTE TRUSTEE. In accordance WIth apphcable law, Lender may from tune to ttme appomt a successor trustee to any Trustee appomted hereunder who has ceased to act WIthOut conveyance of the Property, the successor trustee shall succeed to all the title, power and dutIes conferred upon the Trustee herem and by applicable law 30. USE OF PROPERTY. The Property IS not used Prmclpally for agriculture or farnllng purposes 31. FUTURE ADVANCES. Upon request of Borrower, Lender, at Lender's optron so long as thIS Instrument secures mdebtedness held by Lender, may make Future Advances to Borrower Such Future Advances WIth mterest thereon, shall be secured by thiS Instrument when eVIdenced by promIssory notes statmg that saId notes are secured by thIS Instrument, not Includmg sums advanced ID accordance herewIth protect the secunty of thIS Instrument, exceed the orlgmal amount of the Note (USS • N/A ) plus the addItional sum of US$ N/A 32. Rlders/Addendums to this securrty Instrument. If one or more rtdersladdendums are executed by Borrower and recorded together WIth this Secunty Instrument, the covenants and agreements of each such nder/addendum shall be mcorporated mto and shall amend and supplement the covenants and agreements of thIS SecurIty Instrument as If the nder(syaddendum(s) were a part of this Security Instrument (Check apphcable box(es» 181 Adjustable Rate RIder 0 Other IN WITNESS WHEREOF, Borrower has executed thIS Instrument or has caused same to be executed by Its --""'" representatrves thereunto duly authOrized _---~ M R/ ~'\\ ;-~~ ....... C~ II RSJ Holdmgs, LLC f ~ .... ~\ss'oiv· .,'i'~ ", ":D~ ~'. 0 I ~ : () NOi-41;> 7.0~ (/'I ~ ~; .... __ }-:D:O~ ~ . A_ m'Z-, ~~.~ vBLle 0:' ; / 'J' ',,g ." " ~ '«5-04. ~ \ O,.('I~:········"&; \" rY.4SHlNG -.: LlMlTED LIABILITY COMPANY ACKNOWLEti~- STATE OF WASHINGTON County ss ~ Renee M. Richardson On thIS ~ 4~ay of .[ll tih mboo 1, before me, the undersIgned, a Notary Pubhc In and for the State of Wash mgt on, duly comm~d';d ~wom, personally appeared Richard A Gumpert, to me known to be the Authonzed Member of the Limited Llabihty Company that executed the wlthm and foregomg mstrument, and acknowledged SlUd Instrument to be the free and voluntary act and deed of saId company, for the uses and purposes therem menttoned, and on oath stated that he IS authonzed to execute said Instrument ~~=!TNESS WHEREOF, I have hereunto set my~and~=~al S 1, the day and !rr first above MyCommlsslonExplres 09/-z..,Slot ~~. l.fA---..> Notary pUb~ State of Washmgton Resldmgat'~"1f!F ______ _ Page 10 of 10 en = = = ¢'o> LOAN NUMBER: 290004441-00 PRINCIPAL PLUS INTEREST ADJUSTABLE RATE RIDER THIS ADJUSTABLE RATE RIDER IS made thiS 12th day of September, 2001, and IS II\corporated Into and shall be deemed to amend end supplement the Mortgage or Deed of Trust (the "Seclomty Instrument") of the same date given by the undersigned (the 'Borrower") to secure Borrower's Adjustable Rate Noie (the "Note') to EVERTRUSTBANK (the 'Lender") of the same date and covenng the property descnbed m the Securrty Instrument and located at 1250 SW 43rd Street, Renton, WA 98055 (Property Address) THE NOTE CONTAINS PROVISIONS ALLOWING FOR CHANGES IN MY INTEREST RATE AND MY MONTHLY PAYMENT. INCREASES IN THE INTEREST RATE WILL RESULT IN HIGHER PAYMENTS DECREASES IN THE INTEREST RATE WILL RESULT IN LOWER PAYMENTS. ADDITIONAL COVENANTS. In addlbon to the covenants and agreements made In the Secunty Instrument, Borrower and Lender further covenant and agree as follows A INTEREST RATE AND MONTHLY PAYMENT CHANGES The Note provides for an Inlballnterest rate of 6.50% The Note proVides for changes In the Interest rate and the monthly payments as follows 4 INTEREST RATE AND MONTHLY PAYMENT CHANGES (A) Change Dates The mterest rate I will pay may change on the first day of Aprrl, 2002. and on that day every 6 months thereafter Each date on which my Interest rate could change IS called a 'Change Date" (8) The Index Begmmng with the first Change Date, my Interest rate will be based on an Index The "Index" is The SIX Month Llbor Rate, as published by Bntlsh Banker's AssoCiabon Interest Settlement Rate as quoted on Telerate The most recent Index figure available on the day of each Change Date IS Called the "Current Index" If the Index IS no longer available, the Note Holder Will choose a new mdex that IS based upon comparable Information The Note Holder Will give me notice of thiS chOice . (C. Calculation of Changes As of each Change Date. the Note Holder Will calculate my new IOterest rate by adding 2 375% percentage POints to the. Current Index, rounded to thti nearest one eighth of a percent The Note Holder will then determlOe the amount of the monthly payment that would be suffiCient to repay the unpaid pnnClpal that I Will owe at the Change Date 10 full based on the anginal 30 year amortization penod at my new Interest rate In substantllilily equal payments The result of thiS calcuJabon Will be the new amount of my monthly payment (D) Limits on Interest Rate Changes 181 The Interest rate shall not Increase nor decrease by more than 1.00 percentage pOints per rate change My IOterest rate Will never be greater than 12.750%, Which IS called the "MaXimum Rate", or less than 6.125%, Which IS called the "Minimum Rate" (E) Effective Date of Changes My new Interest rate Will become effective on each Change Dale I wrfl pay the amount of my new monthly payment beglnmng on the first monthly payment date after the Change Date unltl the amount of my monthly payment changes 8galO (F) Notice of Changes The Note HOlder will deliver or mail to me a statement of any changes In my Interest rate and the amount of my monthly payment before the effective date of any change The statement will Include Information reqUired by law to be gIVen me BY SIGNING BELOW, Borrower accepts and agrees to the terms and covenants contained In th,s Adjustable Rate Rider RSJ Holdings, LLC "f- -- I~II ·0020· SUBWAY PAGII eel OF 803 81/11/2812 11.17 KING COUNTY. ""' MEMORANDUM OF LEASE II III 11 Thl& IS a Memorandum of Lease for the Lea<;e executed on the 16th day of March. 20CH between Subway Real Estate Corp a corporation orgamzed under the law.., ot the St,lIe 0/ Delaware, havmg It'S pnnclple office at 325 B1C Dnve, Milford. CT 06460. heremclfter Lcllled "the Tenant," and RSJ Holdings LLC, CIO Independent Counsel Co. cl(n) limited habillty company organtzed under the laws of the State of Washington, havmg lt~ pnnclp.J1 offl<"t! dt 742 1st Street South, Kirkland, W A 98033, herem after called "the wndlord ,. For the purpose of thIs document andlor the lea~e, It.., exh(blt ... h,chedule~ exewted by Landlord and Tenant documents, the term "Landlord" and "Le"..,or" or "Ten.mt or "Le,'ee <I, used shall be deemed synonymous The Landlord lease1:o to the Tenant the premise::. a., de'>Lflbed m the Le.l~e Premises Store Number 23341 approxlllkltely 1100 Square Feet Located at 1250 West 43·d, Suite E, Renton, W A 98055 LOT 2 OF CITY OF RENTON SHORT PLAT NO. LUA-OO-034 WIDCR IS ENTITLED 431Ul STREET CENTER SHORT PLAT, ACCORDING TO SHORT PLAT RECORDED AUGUST 16. 2000 UNDER RECORDING NO. 20000816900012, IN KING COUNTY, WASHINGTON State of WA County of King 2 Term The Lease IS for a term of 5 year(s) to commence on the 12th day of July, 2001, and termmate on the 31st day of July, 2006 3 Renewal (Optton) Penods The Tenant shall have the nght to renew thIS lea,e for 7 period(s) of 2 year(s) each. PrepJred hy, and rClUl11 ((I SubwJy Rcal E"I,lIC ('01 r R A"pcr. Lca.,c ReLordlOg .c:,p~Ll,IIt\1 325 Bl(, Drive -Mlliol U ('1' 06460 201-X7R-27Yl ,-xl 1435 -..- In Witness whereof the "Landlord" has hereunto executed chi,) memorandum ot leJ.,>e this 4th day of December , 200 I Landlord: _______________ Print RSJ HOLDINGS, LLC Date 12/04/2001 ./ ~U' /L' / WItness !'o6YIIJ /-Ill. /{lnr-rtJ Pnnt Pnnt State of Cal1fornia , County of ___ O_r_a_n .... g.:....e _____ _ Personally appeared before me, the undersIgned, a Notary Pub he In and fOl l>.ud County and State, (}-7/iVL::/V' I--0-Hrf!'UC., , per!>onally appeared betoJt~ me and has proved to my satIsfactIon to be the person(s) descnbed In and who executed the foregoIng mstrument as HEHba:...of &5J !fo,t.../)ttV(n..1, L~, a LvtlSI-/lN(..ru·.J .l-IMlr~1) len d h I i l.-Ir'I'6<41t-V C t>dht" Y CorporatloB, who ac ow Ie ged that e she did !>lgn .lnd ~e.ll j the forego1Dg mstrument for, and on behalf of srud CorporatIon, bemg thereunto duly authorlzed by Its Board of Directors and that the same IS their free act and deed J.~ such officers and the free act of srud CorporatlOn . IN TESTIMONY WHEREOF, I have hereunto set my hand and offIcIal ~e.lJ .It C P~Tft Hl:J./;-(L-11 , Thts S -M day of {)~L.I:~Ar:fY"- 200_1_ ; ft<-.... L-"'-<Yu~L-f( L/f0;!./J L t:Of,/~,r) / :( -~ 6 (. I Notary Pubhc PrInt My commJ',,)lOn explle ... Prcp..lfed by . .tnd return 10 Suhway RC.l1 E\I,IIL! COIP 325 Blc Drive -Mlltord, CT 0<'1460 In WItnesS Whereof th~t" has hereunto executed thIs mcmordlldum of lea')c thIS ~::} day of . C , 200-1-' PrInt State of Connecticut, County of New Haven Personally appeared before me, the undersIgned, a Notary Pubhc m and fO! ,>,ud County and State, John C. Devine, personally appeared before me and has proved to my sailsfactlOn to be the person(s) descnbed In and who executed the fOiegomg Instrument as VIce PresIdent of Subway Real Estate Corp., a Delaware Corporation, who acknowledged that he dJd sIgn the foregowg m~trument for. and on behalf of saId CorporatIon, bemg thereunto duly authorIzed by Its Board of DIrectors and that the same IS lus free act and deed a~ such offlcer dod the free .let ot saId CorporatIon AN TESTIMONY WHEREOF, I have hereunto set my hand and officIal .. eal .it LQI)Qfl.hlVt' ,ThIs J.1~ dayofVe(evr(;).er .200_f_ ~wV fl, ~ ,-S~lttIOf\ A I @nt{(U Notary Public . My CommISSion Exp Apr 30, 2002 Pnnt Prepared by. and return to Subway Redl E~tate Corp 325 Blc Dnve -MIlford. CT 06460 '".:, ... . !; ;H; ';:i dll ;'Ii !11 il,1 ilq il!1 ill II" ,dl !iii iili nn illl ~! H qp ;::1 ::il I'" '.I! liil III !ili !i~:i' liii :"1' i!l! 'III ! il 'I!! 'IP ! 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'. :ti;:,;;i~.: beio:::-"e 10 .~~a~~1~~;0t:lk~=-~·::~~d;:;:;';:":~~:;~~";~~;:'~~~"~~·I;;::~:;.::::t and.wor~:'~::-~~;;·;~~~L~~~;:·:;"~~~;k_,~~ .. ~: ......... ; .......... . In me known to be'lhe fridIVldttlll~4..i~arlri~;,~~;aridwho .~teif'lieWllbfn InalrDm~~li and"'kn6w:l~'d~ in.lhal .......... ~-Y' sIgned &"'/ .ealad Ibe sams 1III ...... :._.: .. ~ .. ::,'.~ .. Jl'8f\andvolunla1'J" lOCI aDa aeed, lor Ihe US9 and P~!P.O.9 IllerOln melttlonod. \ ' ... , .......... .. \ \ .•..•..•• JiI'!'f j'-_._----. "ii.·,.' 'il; "!·r.or,I :It lhfl rr"I'Il!Etf of ... -.. = Wltnes~ my hand and o.molal seal, Iho day and yoar In'IIII~;:aorll4cale arsl abOYO II'r/llen. ·~··· .. ~······~·~4l.i~·~~···· . ,) ~n(." l'UIolI1: 11\ .. n.' '4)?lt..,tlt.t, nl W .. hlnC'f'ln,l'OIIclhll .t .. 'at., .u .. J .... }..l "-.. t>.....)"'. <\. :....r .. .on Iho ....... A. 1). 1.'1(1: . .' •• 1l . . ! ~'! .... Jfilllll.~f\ II!lRL ... . .. ·1·.. 'I' M. II II I; .. " .. ~. '..:' t.,. ' ~.' . ......., .... . . . . EJI.Sf.MENT THIS INSTRUMENT. made this Lday of __ ~-H-£-.::-...:::::· ________ 19lt; by and between ,/~ .t:u( ~ , ~-=<l./=---F~:..c~~=:s4t=1-2.0' ____ _ ~ ,~ aft'6 _____________ _ ----------------~~-------------- ----------------~~-------------- hereinafter called "Grantor(s) ," and the CITY OF RENTON, a Municipal Corporation of King County, Washington, hereinafter called "Grantee." WITNESSETH: That said Grantor(s), for and in consideration of the sum of $ /. .E.:- paid by Grantee, and other valuable c-oLn~sTi~de-r-a-t~i~o-n-,-J·obry~~thre~se~~p=re~s~e~n~ts~,-=g~r-an~t-,-rb-a-rJgain, sell, convey, and warrant unto the said Grantee, its successors and assigns, an easerrent for put 73' "t public utilities (including water ano sewer) with necessary appurtenances over, through, across and upon the following described property in King County. Washington, Jl()re particularly described '---:aSTcfllows : ------------.. --.--.-.--.. --.-.-----------.------.-------.----------.----------- An easement for a water line over a~d acros~ a 15 foot strip of land, in the northwest quarter of the northeast quarter of Section 36, Township 23 North. Range 4 Ea"t. 'II .M .• King County, Washington. 7.5 feet of such width being on each side of the following described center line: Beginning at a point on the North line of S.w. 43rd Street (formerl" s. 1f'f1th St.). which point is 30 feet North aad 731.63 feet East of the tiortheast corneL-of tile Henry Adams Donation Claim No. 43 in said section and township, thence N lOrn' 35" F.. at right angles to said street. 978.52 feet to a point designated "X"; thence continuing N 1°07' 35" E 337.5 feet to the North line of said section 36 and tennin'"s -,f said line. Also an easement for a water line over and across a 25 foot strip of land in 3aid ::orthwest quarter of said section, 7.5 feet of such ~idth being North and 17.5 feet beine:: South of the following described line. Beginning at ,-he pcint designated "X" in the above descl.iption, t:hence S 87°31'3611 E parallel wit.h tr.e North line of said section, a distance of 282.5 feet and terminus of said line. (See Exhibit "1''') Sai d te;rporary cons tructio force duri ng cons t ruc- tion and until such ti e -'oadway, utilities and appu es have been accepted for eration ~nd maintenance by the Grantee but root laL~l~~lI · " . : . . ". .' . :. . .. . ' ..' . . '. . .," ~-~.=~--~---~ i I , Said heret')f')re mentioned grantee, its successors Co ::;5i9Os, shall hav~ the right, without prior notice or proceeding at law, at such times as may be necessary to enter upon said above described property for tlie purpose of construct- ing, maintaining. repairing, altering or reconstructing said roaciolay and utilities. or making any connections therewith. without 1nc~rr1ng any legal obligations or liability therefore, provided, that such construction, maintaining, repairing, alterir.g or reconstruction of said roadway and utilities shall be acc~1ished in such a manner that the private i""rovements existing in the right(s)-of-way shall not be disturbed or damaged, they w111 be replaced in as good a condition as they were irmediatelv before the property was entered upon by the Grantee. The Grantor shall fu11y use and enjoy the aforedescribed prern~ses, including the right to retain the right to use the surface of said right-of-way if such use does not interiere with installation and ma1ntenance of the roadway or utilities. However, the gr'll1tor shall not erect buildln9S or structures over, unckr or across the right-of-way during the existence of such roadway and utilities. This easement, shall be a covenant running with the land and shall be bind- ing on the Gr'antor, his successors, heirs and ilssigns. Grantors covenant that they are the lawful owners of the above properties and that they have a geod and lawful right to execute this agreement. -----~jft:,.--.,.-!---... __ ~ __ u ____ '~~;;d"--~--__ ._ .. m .-----.--.- t?-and ------------------------------------ ~~~~~~~~~~~~~_r~--,and ____________________________ __ _______________________________ ~and ________________________ ~ ________ _ STATE OF WASHINGTON COUNTY OF KING SS I, the undersigned, a notary public in and for the State of Washington, hereby certify that on this 10 day of tlbkL jg7L personally aopeared ~~~ore me a"'/l 1'1_ p~}/l ~ .,..... L-AlX-v ~ /i..{ M~ ,/ ~~~ and ___________________________________________________ ___ an d ; ..-·~.__TT__r__.:_--___"r and ; to me known to be i n'di vi dua 1~) des cri bed in and who executed the foregoi ngl' ins trument, and acknOwledged that c:-T-7+-::r-:--:-::-::- signed and sealed the same as ~. fre~ and voluntary ad and deed~the uses and purposes therein mentioned. ... I . , t .• . ' .. . '--q = Cl = C> ::r o L" N = = = r- o 0-. .of a a .. : ..... ~~--!!!'.!.'.:-~-~-.• -.---------'-.=----_ .. _-----_ .. _-----------._------_._._._- !974/.Pi/. 25 ~ II 41 OlRECTCR ~ECOROS· & ELECTI; -:~ KING COUNTY, WA.".:., pilL -b ---':J'Jy:T,(/ -. i{\ }~[)~H Jr PK'~'.!H .io; (rr'l: 10 lsanbaH }8 PJOJ3H J01 mltl I ; ~ '. f. t~ I 'l T PI!'; IN<;TliliMENT. 'ildde this 1~_dilY of _____ J..~ne. ______________ 19~~; bv dod L>ct .. cen ST~_~~~RENTONJ;~~}~If.J!>iRIl a partner"hiD. _______ . _________________ . ____ and __________________ _ . ____________________ and ________________ _ and he,'einafter c~lled "Grantor(s) ," and the CITY OF RENTON, a Municipal Corporation of r.ing County, Washington, hereinafter called "Grantee." WITIIESSETH: That said Grilntor(s). for and in consideration of the sum of $1. 00 _ p3id by Grantee, and other valuable c.;:o~ns---=I,.::-d~e-r-a-t~i-or.-,-, -d~o b~se presents, grant, bar'gain, sell, convey, and. warrant unto the said Grantee- its su~c~ssors and_assigns, an easement for roadway and public utilities (including water and s/~w:rJ WI th necessa:y a~purtenances ove:. through, acros~ and upon the followIng cesd',bed property In KIng County, WashIngton, more partIcularly described 'is follow<: BEGINNING at the existing concrete monument at the East one-quarter corner of Section 36, Township 23 North. Range 4 East, W.M,; -. -------Tfience-}C2--"-OoT-2l5"rasC-a-(J is tance-eiT1316:00 feerio-a-ii--]"n tersectlon--;.iTth""thii- centerline of Southwest 43rd Street (South ISOth Street); Thence N, SJOSI 'IS" West along said centerline of Southwest 43rd Street a distance of 1310.21 feet, to an angle point.at its intersection with the centerline of South SOth Place; Thence N. S8" 52' 25" West a distance of 25 feet; Thence N. 1047'23" East a distance of 649.76 feet, more or less, to the true point of beginning of a utility easement centerline; said true point of beginning also being a point on the east property line of the affected property, which point also lies 15 feet wesf: of Metro easement centerline; thence N. S7"45'52" West along 4 said c~nterline a distance of 1577.35 feet; ~ Tl:e::ec II: 8f:!2i19'ii6" I'll' .hli~ niJ II il: li:. I Jh'alue If 88 fee'; ",c:t! c: .~~ ~, to the West 1 ine of the affected property and the terminus of tlte easement : 11} centerl ine; Said line to be the centerline of a 15 foot permanent utility easement dnd of a 30 foot temporary construction easement. )"id t"rrtlCrdry c.-·".;trClcrion easel1l.!ot shall remain in force during construc- tion and unti 1 <;uch ti~ as the roadway, utilities and appurtenances have bpen ~ccepted for the operation and maintenance by the Grantee but not later than ___ Qs!c'-"nb,-,r __ -~L..._I_~ ___ . I I ~ • II Said heretofore mentioned grantee, its successors or assigns, shall have the right, without orior notice or proceeding at law, at such times as may be necessary to enter upon s3id above described property for the purpose of constructing, maintaining, repairing, altering or reconstructing said utility, or making any connections therewith, without incurring any legal obligations or liability therefore, provided, that such construction, main- taining, repairing, altering or reconstruction of such utility shall be accomplished in sLlch a manner that the private improvements existing in the right right(s)-of-way shall not be disturbed or damaged, or in the event they are disturbed or d~ged. they will be reolaced in as good a condition as they were irrurediately before the property was entered upon by the Grantee. The Grantor shall fully use and enjoy the aforedescribed premises, includingthe'j'ight to ret!in the-right to use the surface of said right-of-way if such use does not interfere with installation and main_tenance of the utility ']ine-,' Howeyer~_,the ,gran tar. shall not erect buildings _or structures over, under or_ across the right-of-way during the existence of such utility. This easement, shall be a covenant running with the land and shall be bind- -------------------------------------i-n-g--on:-the-Gr-an-tor,-h1s-saccesso-rs-;--he-irs --an-d--assi gns-;---6rantors--coverrant--tha-t-----: they are the lawful owners of the above properties and that they have a good and lawful right to execute tnis agreement. ~B~~~~~~~~~~~~ ~iil STATE OF WASHINGTON SS COUNTY OF KiNG On this day of , 197_ before lIle, the undersigned, a ~:otary Public in and for the State of Washington, duly cODl!!lisdoned and ~orn F:!rsor.a 11 y appeared and to me known to be the and , respectively, 0: the corporation that executed th~ foregoing instrument, and acknO\Jledged the sa id instrument to be the free and 'Jol'lntary act and deed of said corporation, for the uses and purposes therein n:entioned, and on oath stated that authorized to I!xecute the said instrument and that the seal affixed is the corporate seal of said co'"poration, WITNESS Qy hand and of1icial scal hereto affixed the day and ycar in this certificate above written. Notary Publ; c 1n and tor '_he State of STATE OF WASHINGTON) :.idshington, residing at ) 5.5. COU:--JTY OF KING. ) rt-. .-:~i-;,.r'.'" ... On this ~ day oi June, 1974, personally appear.cd bc'lOrt' !l"'/\.~o,_"o -0 _ ~, 5TERNOFF and C. C. STERNOFF to me known to be the individuals (k~,.iP\,g Li>.· ,_ .:l.:-ld who exec ute!! the within and forcg0ing i:15 tr"urnent., and ac know led~:t!d:rJhal'thl:'Y .: .. '\.: ~ \ .sign(.~d th\.~ sarne as their free and voluntary act and dt~t.:d. r~)r th ... ESl"S::"~~r'r~i"l.·th;S\\~::': ".. ... : .. lhc'"rt'tn nlt~ntiont:d. -")\r'l~. ~<...... -~~. GIVEN unde!" Iny hand an~ official ~l'al this _1_ day lit .June, :q~"":"."':' -.~\--." '--. ",1" __ --:---'-~.;.~.>_i_'_J-'-,'.u.~_-_-____ 0 ____ : __ NOTAHY !'l't\L.!C I:! .In:! !;.;. ~!h' ::"ol.lll" \< I I . filED for Refor~ at RtQuesl 01 ...... ttuf.a& g. ~ O ... ·ICt: O~· THE CITY CLERK ...... HENT"N MriN'C'P'k B~Ba. ZOO MILL AVE. SOUTH KENTON we,;" Mil "ECOROED ._._ •. OF_ ••• __ ._ •. ___ REQUEST Of ~74 JL'N 17 "'I r I . 5n C:i1~C. J':: .. RECORDS 6. ELCCT:C:::; KING CCU:'TY. W.~::;H. : ~ : .. ' ,I ,. .. . ... ~ \: .;~ •• "" •• : i .' . ~ .. . ..' .' I :' ~~ : •• : • I EASEMENT . d THIS INSTRUMENT. made this.,2tol2.c!ay of __ =.;Ju::.:l:.£y ________ 19Zi... by and between STERNCO. RENTON CENTER ~ a partnership. and -------------------------------------------- __ ~_~~~--~,c~ .. ~,c~~~~~ .. ·.~. ~---------~and ____________________________ _ , -: ~';:~~ ~:r~ ~~J;1f:{~:·.~~~:~ -?" _______ ~-"';,,;. --...,;;:~'..,.. .. _. '-. _~ ____ __'and ________________ _ hereinafter called nGj.an~or(s)." and the CITY OF RENTON. a Municipal Corporation of King County. Wast::ngto~;'hereinafter called "Grantee." WITNESSETH : That said 'Gran~~(~L for and in consideration of the sum of $ / E.!!- .' ..... :. paid by Grantee. and other valuable consideration. do "'by--th,.r.e-s-e-p-res---e-n-;'ts-·-.. -;;·.g;"'r";.~-'n,-;'.~-.~b"""a-r-lgain. sell. convey. and warrant unto the said Grantee.- its successors and assigns, an easenent for roao"ay and publf c util fties (including water and sewer )wi th necessary appurtenances over. through. across and upon the follOWing described property in King County. Washington. rrore particularly described as follows: . THE Easterly 10 Ft. of the following described property: THE East j93:56'Ft~'of the NW 1/4 of the NE 1/4ofS~c. 36. Twp. 23 N •• Rng. 4 E •• N.H. lying south of ditch. less street; . . . SAID East~r1y. 10 ft. lying Southerly of the South line of a 15 ft. Utility Easement recorded und!r AF 7406170474. and Northerly of a line measured perpendicularly to and 72 ft. South of said South line of the aforementioned Utility Easement recorded under AF 7406170474. Together with a temporary construction easement described as: The ~Iy 15 Ft. of the Ely 25 Ft. of the above described subject property lying Btw South line of Utility Esmt. described within AF 7406170474 and Nly of line measured perpendicularly to and 82 Ft. South Sd South Ln of Utility Esmt. Tgw an additional 10' adjacent to the line as meas. 72' South from Sd Utll. Esmt lying East of East line of West IS' Said telJ1lor-ary construction easement ~hall remain in force during con'itru~-Thof. 'un ilnd until.,ur.h time as the rOilcWay, utilities and appurtenances have been .-_':LJtJ,'J Hi' the operatio" and n1ilintf'nilIHP 11." thl' Grantf'e h.ut not latpr than I Said heretofore mentioned grantee, its successors or assigns, shall have the right, without prior notice or proceeding at law, at such times as may be necessary to enter upon said above described property for the purpose of construct- ing, maintaining, repairing, altering or reconstructing said roadway and utilities, or making any connections therewith, without incurring any legal obltgations or .11 abf1itytherefore, provi ded, that such construction, maintaining, .. :repairing, altertns or recOnstruction of said roa~ay and utl1it1es shall :~~~ccCJq)1tshed in such a manner that the private irr.,rovements existing in' the rfght(s)-of-way shall ~not be disturbed or damaged, they w111 be replaced in as good a condi tion as they k~ere innediately before the property was entered upon by the Gran:tee •. /;g The Grantor shall fully use and enjoy the aforedescribed premfses. including ~ the right to retain the right to use the surface of said rfght-of-w~ if such use i.,> ,..... does not interfere with installation and maintenance of the roadway or utilities. ," 'iii However, the grantor shall not erect buildings or structures over.lnder or across f'. the right-of-way during the existence of such roadway and utl1itfes. lid'>;, .,., .... !~:-•.. '. This easement, shall be a covenant running with the land and shall be bind- ing on the Grantor, his successors, heirs and assigns. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful .. _ ....... ___ ._ .. __ . _____ ""'=~;rii""gih:t~t~o~ejx~e~c~ute~~th~ig~~re~e~III!~"=t~.-;.;_.; ... _;.;: ~ __________________ ~~ ___________ a.nd ________________________________ __ _________________________________ and ________________________________ __ STATE OF WASHINGTIJt COUNTY OF KING SS I, the undersigned a nota in and for the S¥te of Washington, he.rebY certify that on thiS.2~ day of ___ 197.1:.... personally appeared before III! and ~~~~~~~~~~~--~~~~~~~~~~~~~------.-----and and __________________ -L ________________ ~ ________ ~u---------------- and ; to me nown to e 1n 1V1 ua d in and who executed the foregol~~ ins trument. and acknowledged that -'fl'.q.~lf----- signed and sealed the salll! as~ free and voluntary act and dee and purposes therein mention~. r--:J Y UNf STA. 0+00 --.-~.---.-..... r-- O.::::".~"'.,': ~"'. ":.;:\': UNoEBGtQiND TELEPHONE. :TELE:CO;t;:TO BE· CONTACTED PRIOR ;'TO EXCAVATION . ',:" O~I"',· ...... ,-A . '.' . ..... Go.o..l "-''-t.JT P20;:;C!~' t...>"t"H_,\ ... ,¥Wi\T V'I ~() ~ti.,..~. E~"'T - ,...:' lIT\I.. n>1 ....... ""T. '. ",,-. ..... : / .. ~ . ~ " --.:-~ --.---.~.--'.. - N N N '0 o fiLED for Record at Request ot fiLED for Retord at· ReQuest " OFFICE OF THE eLiU ., • 1bstt' ...... UIIlUUl'· 'IT m .' . zoo MILL A YEo SOU"l1l .!!TON W'SH W" -.:. RECORDED _.OF ____ REiiiEsrOF flU.n 19' PM 3 27 - 8 .Ji After Re<:arding, Return To: Preston Gates & Ellis LLP 701 Fifth Avenue, Suite SOOO Seattle, WA 98104 Attn: Anne D. Rees Name of Document: Grantor: Gralltee: Legal Description: Declaration of Restrictive Covenant and Consent Decree Zelman Renton, LLC (Fee Owner) Zelman Renton, LLC (Fee Own;2 c,~ ·tb ~,?Q~ CIiICAW'~~NS. Cd. 7 J A REF# J)3/1'" U' Abbreviated fonn: Portions oflbe NW 1/4 ofNE 1/4 and the NE 1140fNW 1/4, Section 36, Tow;uhip 23 N, Range 4E, W.M., King CountYiWashington Additional legal description on Exhibit A of document AUeDor', Property Tal: Pan:d Accouot Numben: ('~~N~oml~ ~~;:!:Ir·~[: .:-..• 1 t:: (:~:::H': d:Cf.~i(1 r~:: .. ~"~ a C.5-!\.",.(m~ '-'~::4{s1l)~~!'t!), r '~.;;.:·;";a ...::::.;;,1 ~ ...... -..... !. 362304-9071-02 ~62304-9032-OO 362304-9033-09 362304-904S-OS -., . \ ... • • ••• DECLARATION OF RESTBICPVE COVENANT This Declaration of Restrictive Covenant is made this .3Q day of r::ere~~ 1997. by Zelman Renlon. LLC ("Zelman"). the fee lide owner of the real propenyherein described, in favor of the State of Washin8ton Department of Ecology. The property that is the subject oflhis Restrictive Covenant is the subject of remedial action under the Washington Model Toxies Control Act (8MTCA "), chapler 70.10SD RCW. This Restrictive Covenant is required by RCW 70.1 OSD~030(1)(g) and WAC 173-340-440. because ·industrial soil" and commercial cleanup standards were selected for portions ofthc soils on the Site under chapter 173-340 WAC, resulting in residual concentrations of contaminants that exceed Ecology's residential soil cleanup standards. The remooial action undertaken is described in the Consent Decree entered in State ofWashinatoD Department ofEcolo1lY v. Zelman Renton, LLC, and in the Cleanup Action Plan ("CAP") attached thereto. The CAP is on file and available for inspection at the Washington State Department of Ecology. Toxics Cleanup Program, 300 Desmond Drive, Lacey, WA 98503. The Site consists of approximately 45 acres localed in King Counly. It is composed of 14 separate parcels, identified as Parcels A through N in Exhibit A attached hereto and made a part hereof. The CAP provides for the use of institutional controls to assure the protection of human health and the environment. The implementation of the CAP will result in the remediation of that portion of the Site made up of parcels A. B, C, 0, E, F, and Go as identified in Exhibit A, to, at a minimum, industrial cleanup levels under MTCA., as set forth in chapler 173-340 WAC. Portions of these parcels, in existing condition or after performance of cleanup actions, may meet soil, surface water, and groundwater cleanup standards under MTCA for residential andlor commercial properties. In such case, Zelman or its SUe<:eSSOfS aDd assigns may elect to apply for the removal andlor r!,odifical ion ofthis Restrictive Covenant with respect to these parcels or portions thereof The remainder of the Site, COnsisting of parcels H, I, J, K, L, M. and N, as identified in Exhibit A, will meet commercial cleanup levels under MTCA as set forth in chapter ] 73- 340 WAC. Portions of these parcels, in existing condition or after performance of cleanup actions, may meet soil, surface water, and groundwater cleanup standards undtlf MTCA tor residential properties. In such case, Zelman or its successors and assigns may elect to appl) for the removal and/or modifi.;ation of this Restrictive Covenant with respect to these parcels or portions thereof. Zelman and Ecology agree thit it is apPlopriate and necessary te. impose deed restrictions on the Site as a covenant that will run with the land for the purpose of: (I ) ensuring that the uses of those areas ofthe Site which will meet industrial cleanup levels -2- ".:,} " - • " .... -'_r ~. ',:-.:.:' .. ··.·r.·· .-Y" .:"',',!-:."-. .:- .-.. -- h ."':.: I ~ !~~\' ... ~ ',P",: =:-'1".-... :_ .:-f" _ f' '!- -----;:---.--:-'~--:--. -- -; '.: . ~." .--t .,,: ....... ·h.TT"., .. ,{~~~.-._ ...... ~~~c..-:.r .... =:"·-.:~...-::\'!:--..... p ... = .. j. __ <>.."-:...::."'".:<-it~=-~t~~~~:¥"~~'" :,:-'~ .. ~. ': ~<;~ .. ::'.~:-:~-~:~!~~'.'-~: ~.~~?(~.j~-~.' .. ~~:' ~~. " ...... :·.· ... ·.'i· .;,. :.: ', •• '. ,,',0' •• are limited to traditional industrial uses; (2) ensuring that the uses of those areas of the Site which will meet commercial cleanup levels are limited to commercial and/or industrial uses; (3) limiting the use of groundwater from the shallow aquifer located at the Site; (4) ensuring that any cover used to contain any remaining hazardous substance$ at the Site is maintained; and (5) granting a right of access to Ecology for the purpose of monitoring and enforcing the deed restrictions imposed on the Site and facilitating and approving or disapproving any application made by Zelman or its successors and assigns to remove the deed restrictions set Corth below. Zelman makes the foUowing declarations as to limitations, restrictions, and uses to which the Site may be put, and specifies that such declarations shall constitute covenanu to run with the land, as provided by law, and shall be binding on all parties and all persons claiming under them. including all current and future owners of any portion of or interest in the Site. No CODVeyllll£e of title, easement, lcue, or other interest in the Site shall be consummated by the Site owner without adequate and complete provision for the continued observation of this Restrictive Covenant. It is the purpose of this instrument to give Ecology the right to ensure that the Property will be used comlistent with the restrictions stated herein and in a manner that will not pose a threat to human health cr the environment. It is the further purpose of this instrument to give Ecology the right to determine whether and to what extent the deed restrictions set forth below may be removed from all or any portion of the Property, consistent with the Consent Decree between the parties. . The following covenants, conditions, and restrictions apply to the use oftbe Site. They are intended to run with the land, and be binding on Zelman and its successors and assigns_ Secti'2!ll_ Restriction on U.e -Parcell A, D, C, D, E, F, and G. Parcels A, B, C, D, E. F. and G. as identified in Exhibit A, shall not be developed or used for any activity other than traditional industrial uses, as described in chapter 70.105D RCW, and as defined in and/or allowed under the City of Renton zoning regulations and Comprehensive Plan deSignations. ~_ Restriction on Ute -Parcell H, I, J, K, 1., M, aDd N. Parcels H, I, J, K, L, M, and N, as identified in Exhibit A, shall not be developed or used for any activity other than traditional industrial uses or commercial uses, as described in chapter 70.105D RCW, and as detined in and/or allowC':lllnder the City ofRenlon zoning regulations and Comprehensive Plan designations_ ~. Ac('ul. Thf. owner shall allow authorized representatives of Ecology, oror a successor agency, the right to entcrthe Site at reasonable times for the purpose of: -3- : ,,":," t. • ••• a. monitoring and enforcing this Restrictive Covenant; b. verifYing data or information submitted to Ecology; and c. monitoring future investigations or cleanup actions, if any, on the Site, performed in colUlcction with a request for modification or termination of deed restrictions, including, without limitation. obtaining split or duplicate samples. Section 4. Maintenance of SoU and/or Other Coven at the Site. The owner of the Site shall maintain the soil or other covers located on those areas of the Site that contain residual soil contamination in excess of Mel hod C MTCA soil cleanup levels or other cleanup standards applicable to the Site. Pursuant to this requirement, the owner of the Site shall nOltake any action that will reduce the integrity ofthe soil or other covers located on the Site, provided that the completion of maintenance or construction activities at the Site that· will require the replacement of portions of the soil or other covers located al the Site, including the construction offoundations and other structures and lhe installation or maintenance of water and sewer lines, shall nol constitute activities that will reduce Ihe integrity of the soil or other covers at the Site. Section S. Restrictions on Use of Groundwater at the Site. Two hydraulically distinct water-bearing units exist at the Site. Groundwater immediately beneath the Site occurs under unconfined conditions. which comprise the shallowest water-bearing zone. No groundwater from the shallowest water-bearing unit at the Site may be taken for domestic, stock water. commercial. or non-commercial crop production use from any well located at the Site. unless Ecology. or another agency with jurisdiction. determines that such groundwater meets applicable standards for such purposes, and such usage is consistent with applicable law. Section 6. Modification or Terminatioo. Zelman or its successors and assigns reserve the right under WAC 173-340-440 to record an instrument that provides that this Restrictive Covenant shall no longer limit the use oftbe Property as described above {.r be of any further force or efti.lCt. However. such an instrument may be recorded only with the consent of Ecology or of a successor agency. Ecology or its successor may consent to the recording of such an instrument only after public notice and comment. Any application to modifY this restriction shall be submitted to Ecology and shall include soil sampling andlor analytical data for the real property with respect to which the application is made, and a. description of the use of the real propeny that is planned by the applicant, if suoh use is other than a traditional industrial use with respect to parcels A, B, C, D. E, F, and G, as identified in Exhibit A, or other than a traditional industrial use or a conunercial use with respect to parcels H, I, 1. K, L, M, and N. In making any determination to modify or terminate the deed restrictions y,ith respec: to the Site. Ecology shall rely on applicable provisions ofMTCA and the regulations promUlgated thereunder -4-,,,,,,,,,,DOC tlf12121 . ! . ., • ~. Reserved Rigbts. Zelman rcserves unto itself and its successors and assigns all rights and privileges in and to the use of the Site that are not incompatible with the restrictions and rights granted herein. Section 8. No Public Aecas and Use. No right of access or use by the general public to any portion of the Site is conveyed by this instrument. Sdn..2. Notice Requirement. Zelman and its successors and assigns agree to . include in any instrument conveying any interest in any ponion of the Site. including, but not limited to. deeds. leases, and mortgages, a notice in substantially the following form. NOTICE: THE INTEREST CONVEYED HEREBY IS SUBJECT TO THE EFFECT OF A RESTRICIlVE COVENANT, DATED __ -' RECORDED IN THE PUBLIC LAND RECORDS ON IN BOOK __ ' PAGE __ ' IN FAVOR OF. AND ENFORCEABLE BY. THE STATE OF WASHINGTON. Within thirty (10) days of the date that any instrument conveying a fee title interest in the Site is executed, the grantor must provide Ecology with a certified true copy of the instrument and. if it has been recorded in the public land records. its recording reference. Seelion 10. Enforcement. Only Ecology shall be entitled to enforce the terms ofthis instrument by resort to specific performance or legal process. All remedies available hereunder shJIl be in addition to any and all remedies at law or in equity, including chapter 70.105D RCW. Enforcement of the terms of this instrument shall be at the discretion of Ecology, and any forbearance. delay, or omission to exercise its rights under this instrument in the event of u breach of any term thereof shall not be deemed to be a waiver by Ecology of such term or of any !lubsequent breach of the same or any other term, or of any rights of Eovlogy under this instrument. All reasonable costs and expenses of Ecology. including but not limited to attorneys' fees, incurred in any successful enforcement action brought by Ecology pursuant to this section shall be borne by Zelman or its successors in interest or assigns. £,fdion II. Waiver of Certain Defenlet. Zelman hereby waives any defense oflaches, estoppel, or prescription. Section 12 Covenantl. Zelman hereby covenants to Ecology that Zelman i5 the fee simple owner of the Site. Sect jon 13. Notkel. Any notice, demand,rt:quest, consent, approval, or communication that either party desires or is required to give the other shall be in writing and shall be addressed and per:lOnaJly delivered or sent by first-class mail, posrage prepaid, addressed as tollows: -5-Ar_OOC . :~. - "::Y". To Zelman: Paul T. Casey Zelman Industrial Partners, Inc. 707 Willshire Blvd., Suite 3036 LOB Angele., California 90017 To Ecology: Washington Stale Department of Ecology Taxies Cleanup Program ) 190 160th Avenue S.E. Bellevue, WA 98008·5452 Zelman Renton, LLC has cau5eCI this Declaration of Restrictive Covenant to be signed in its name. ZELMAN RENTON, LLC By Zflman Industrial Partners, Inc. By&L/~ (Printed name) !b?f Z r. ~Jf't/ Title II/c~ Ilr-.pty{,/l! I -.. ~. - STATE OF CALIFORNIA ) ) 15. COUNTY OF Lor $)6-ELfi) On ~~ 3g 199.1, before me, 'TERE:SA AL-L-clJ-QUJ\LWo , Not8J)' Public, personally appeared fftuk T. (.ASfi..'i , personally known to me or proved to me on the basis of satisfactory evid:nee 10 be the person whose name is subscribed to the within instrument and acknowledged to me that helshe executed the same in hisfher authorized capacity, and that by hislber signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. WITNESS my hand and official seal -jfrQ.J~~~ Not8J)' t-ublic for the state of California My commission expires: II P I 2. 00 ! -7 .. - • " -; .' ---" :, . -~. :-. . -.~;:~ ... >---~;. f \ •• :~~;,o~~~~~,~~,~ ~ .. -. 'l: -'''~_'\.';-''-~:;:'~''.~:·:-._;·~1~~\. __ .. ., . . . ' ~ -' .', ;:_ / '., '-:-"~:~~':~~~:--~'~':.:t:~'~ ~ ~.~ ~;\;~~~ ~<::~ ... r ,.-Z ~ <·~"'-':·;~";·;~~;~~.;"I·ii-\.1t~.~f;-~~"":'1:T .... ~;r,,:-"~,:~~;:;.~-•• ....... . :~ ~. . Exhibit A Legal Desc:riptiQn PIUlCEL A: THE KORTH JJO FEET OF THE FOLLOWING DESCRIBED TRACT, TtU.T PORTIOI! OF 1"HE IIORTIIW£ST QUARTU or THE IIORTIIEAST QUlUITER AIfD or TKZ IIORTIII:UT QUARTER OF TIl! 1I0RTllWEST QUAJlTER OF !KCTIOI! la. TOIIIfSHU 23 RORTH. ItAIICE 4 CAST, WILLAK2TT1 IIBRraIM. IN IUIIG coUIITY. III\SHINGTOII. DESCRIBED AS FOLLOWS: BECINNINC AT T"E f/ORTIlEAST CO_R OF '1'111: ~l' ADMS 00111.'1'1011 t.AMD eu.J;K NO. 43, TIIElICE EAST. IU.ONC THE CPTER1.INJ: op SOUTH leOTI! STIIZEl' (l'OIUIERLf A COIIltt'r IIOAD 10 114 rEET, THENCE 110l11'li 474.78 J'U:T ro TIlE TJlUJ: toIIn' OJ' B~UlIfIllO, lIIEIICE IIORTUN.l'. OM II 1ftA1G8T LIIIt ,~ ~ l1li: aMT LDI& ~r __ 'ACIFIC RAILWAY COIIPAIf1' RICIIT OF 11M'. TO 'I'll!: NORTH LIKE or SAID SECTIOIlI TllZMCE EASTEIU.Y. IU.ONG TIlE NORTII LIIIE or 151110 sr:crJOII, 1!0 " POtlrT 'DIDEOII IIHICII IS '81.' ~ nET WEST or 1'IIt IIQI\TIIEI\ST COIUIER OJ' THE IIORTIIWUT QOI'.Rft1l or TIlE IIOKTIIEI\S1' Q('ARftfl THEIIIW I TKZII<S SOO'TIf 03""0'00· 1fEST, 130.69 nETI THEN<S IIORTH 84"34'00' WEST 649.10 nET, HOR!: OR US,. ~ TIlE TlI.I7Z POIn or· l!GfIfrlIKO. PARCEL •• 'niIIT PORTIOII or THE NORTIIIIUT QIIARTER OF 'I'll!: IIOMDMT QUU'l'ER or DCTIOII 36, TOIIIIaHIP 2) KORTH, IUUtGE" CAST, WILUoKETTZ IlElUDIAIf, III KIIIG c:ocmn:, 1OUI8IIIOTOII. DESCRI8ED AS 'O~S, 8ECIKIIINO AT A POINT ON tilE CEHTJ:R1.IIIl: or S'lltllG It.IOOIt n.ocJCI8 DRAIIIIIDE Ott'CII NO. 1, 530.25 nET HORTH or AIID 1.000.27 nllT t:AST OJ' TIll IfOIITBEUT COIIIID OJ' ntIJIJ' AIIAMS DONIITIOII LAND et.AIM 110. 43, THENCE HORTH OJ"49 '00· EAST 801.91 FEET. NOR!: 011 LUI. TO TIll IIORTII LID or .A~O SUJDiVISION, TIIENCE IIORTH 89"·24 '10' IItsT, ALOIII< 51.10 IIORTH LIn, 252.9 nn, HOKE OR LiaS. TO A POUlT WHICH LIES 88l.)1 n:ET NUT or TIlE IIOIlTNU.ST QUIIRTER or or SAIa NORTHWEST QUARTER or THE NOIlTHEAST QUARTERI THlNCE SOUTII 0)·40·OO~ WEST 9U.69 rEET TO THE C!HTIJU.INI OJ' .UD 'LOOOH, THEIlCE !ILOIlO 5/,10 Cr:NTElILllIE or THE SLOUGH, NORTH U'll'10' EI\IT 184,71 PZZ'l', THENCE NORTN ,,°26 '00' lAST 70 nET, TllEr/CE NORTH 63"10'00' lAST lo.n PD;T '1'0 'I'll!: POIn or .. ,milnnllCl. 'ARCEL C. TIlE 1I0RTH 330 FEET or TIll: rOLLOWING OPCIlI8KD 'l'RIIc;r, THAT POIITIOII or Till! WORTHIIUT QUAIl'fEl\ or TIll lIoat'RIM'l' QUARftl or .ICTIOlf 36, TOWIIIHI. 23 1I0RTH. QJlGE 4 EAST, IfILLAIIETTE HERIaIAII, 1M Iall!l OOUIITl', VUH111GTOtI, aESCRIBED AS FOLLOWS. A-I ......... -":",." 1<: r ., .. i..':\ ,~" .J, • • • IIEelllMINC liT II POINT 011 THE CEHTtIU.IIIE OF SPRIIIG IIJ100It $t.OCIGN DRIIIIIIIGE DITCH 110. 1, 1,000.~7 rUT EAST MO 5JO.25 FEET IIOUR LIIIE OF THE IIORTIIEMT COIUlZR OF III!H1Il' AOAKS OOHAT10II LAJfD CU.I" 110. 43, THENa: IIOIITH 03°4"00" £JUT a07.n TEET, 1101\1: OR LESS, nl ~Im !fOIlTH LIlli: OF 0$1110 SU8DlvISION, THEIfa:, M.OItC TlIE SAID II:)R'rII LINt, SOIlTll 89°24'30. EAST 628.47 FEft TO TIll! EAST LIHE OF SAIO SUSOIVISIOH, THENa:, ALONG S"ID EAST LIME, SOUTH 00·13'30' £AST 290 FEET TO tilt a:HTt:lU.llI'E OF SAID 6 LOIJOIII 0 THElIa:, ALOIIG TIlt: CEHTElU.ltIt: OF Sr.IO SLOUGH, sounr 21°J4'OO· WEST 101.02 FEET; THEtlCE SOUTtf 56°64 '10" WEST 0246.38 FEET, ~c::t: SOIITK 7s0 1S'00" WEST 370.3 nt:T TO TIlE POINT OF BEGINNING, UCl:PT RIGHT OF WAr FOil SAID ORIII",.GE DITeII. PUCEt. 0: THAT PORTION OF THE 1I0RTII\II:$1' ~r.anR .OF THE 1I0llTIIEAST QUPJaER I\IID OF THE NOIITKt:AST QVIlJlTER OF TIlE NOR'l1\1IPT QIIARTEII OP /iECTIOII 36, TOII1f5HI P 21 NORTH, IIAIIC£ .. EAS':, WILLAH£TTE KEllIDIAII, III ItIIIG COCINTY, KASHINOTOtl, Dt:SCRIIEO AS POl'.LOIfI. IEGINNINC Ill' THE KORTKtMT COIUI'EII OF TIll! III;"Rr AOIIHS OOHIIYION U\HD c:I.AIH /10. 43; TllEHCE tllST, IILONG' THE c:EIITEIU.INI OF SOOTI! 18cnH 6TIIEET (FORKEIU.Y ,. COVKTY IlOIlO), 114 FEET/ TllElfCE KORTH 674.78 FEET TO THE TlWE POIIlT or BII;·tIlllINe;/ THEtlCE IfOIITllElU.Y, ON II STJIAIGII'J' LINE PA!U\.LLEL TO no: EAST LIlli! OF SORTHERIf PIICIFIC MILWIIY COKPI\HY RIOHT OF wllr. TO THE NORTH LIlli: OF DID IIECTIOII, THEtlCE EASTElU.Y, ALOIfG THE H<lRTH LIII! OF 11110 SECTION, TO II POlllT THZRIOH IfllICH IS 881.J1 nET WEST OF THE IIORTHEllST COIUlVl OF TIlE 1I01I'l'lllfEST QUARTER or TIlE NORTHEAST QVIUlTER THEREOF / TH!IfCE SOIlTll 03°40'00' WEST 730.69 nnt TlIENa: NORTH 8~0)4'OO' WEST 649.10 FEn, HOIll: Olt loESS, TO THE TRUE POIIIT OF IEGINNING; EXCEPT TIll! IIORTH 110 FEET THEItJ:OF. PAACJ:L E. THIll' PORTION OF THE 1I01tTHWl:ST guunR OF THE NOltTHElUT QUIUIT!II OF $ECTIOH 36, TOWIfSHIP 2J NORTH. MHGE 4 EAst, WtL1-'KETT£ HEIIIDt"". '" II:IlfG COUIITY. WASHINGTON, OESCRIBED AS FOLLoWS: 8Ee;tNNING AT A POINT OK THE CEHTERLIIIE OF sPRINe; 8ROOIt IlLOUG8 DRIIlI/AD! DITCH NO, 1. 5]0.25 FEET ICORTH or IIKD 1,000.21 TEET EAST OF TIlE IIOIITHEAST CORIII:II or 'l!HIIY I\IIIIHS DONIITION LlllfO CLAIH NO. 43; Tll&NCE NORTH 03°.g· 00· EAST 107.91 FEET. HOM OR LESS, TO THE KORTH LIlli: or SAto SUBDIVISION; THEIICE NORTH 89·24 '10· WEST. IU.OIIG DID IfOIITI! 1.%111, 2S2~' raT. IIOIIB 011 LESS, TO II POINT ""ICIt tu:s 861.37 FEET IfUT or THE HORTKEAST COIUIER OF lAID HORTIIW!6T QUARTER OF TIlt: IfOIlTIIEAST QVMTEII/ THEIICE SOUTH OJ·CO·OO· WEST 923.69 nET TO THE CEllT!RLIIII: or SAID lLOUGH/ THEIICE, IU.OIIG SI\ID CENTERLINE or TIlE SLOIIOH, IIORTH 64°n'lO" !Ut 184.71 FEn, THENCE NOIITH 7)·26'00" t:I..sT 70 FEET, THEIIC!: IfORTH 63°10'00. tllST ]0.51 nET TO THE POIIlT or IECOINHIIfU, EXCJ:PT THE NORTH 330 FEET nI£IIEOF/ AIID EXCEPT THIll' PORTIOK OF SIIID KAIN TRl\CT trIll" WItHIH THE fOtLOlll1IC 'OESCRIBED PROPERTY: A·'! "0 - '. . ..... '0" ".1::;: -:"-' : •. :to ' ...... " IEOINMING AT TIlE NORl'llllE-'T COIQID or 1'1!E NORTHEAST Ql/lIItTER OF aZ~ION 36. tQIfIISHIP 23 KORTH. MlfOIt 4 W"r, IIII.I.IIICZftI! KERIDINf, %K ltillG CIOUIrTr. IfASHIIIC1OII; THEltCE NORTH 87'll'36" EAST 1.340.95 PEZTI TKCHCE SCKMMR 01"47'23" MCaT 330.03 rESTl TlfEllCE sounc 8'"31'36' IlEST 260,0 tin 1'0 THE TR11E toIIn' 01" ~I""IKG OF THIS EXOPTION; THEllCE SOUTH 8'"Jl'U' WEn' 460.0 FU1'1 THEltCE SOUTH OZ'ZI'24" EAST 1".0 TEET; TIIZIICI: NORTH ."31'36' DST .60.0 nz-r, THCIIa: NORTH Ol"ZI'24" WEST 197.0 FEn'TO THE 'l'RUK POIin' or &mIJlNING. OF 'lIIIII eXCEPTION, AHtI ' EXUPT RIC;NT or lillY rOR SIIID DIlAIHM& OITCH • • AllCEL r. 'TIIAT fORTION or THE NORTHWEST QQM1'ER or THE NORTDAIT QOA.RTZII or S&cTI<MI 36, TOWNSHIP 23 NORTH, illlUlGlt 4 &Mr. IfIUoAIInTI: H&IlIDIM, III IllIIG COCIft'C. _~. 0~CRI8EO AS FOLLOWS. flEGIHNING liT II fOINT ON THB ~JIIE OF SPRING aROOJr. ILOGCIB DAAINAIl& DITCII NO. 1. IfRICH IS 1,000.21 nET auT IIIID 530.25 n!:T NOR'ftl or TIIZ NORTKU.ST ';Q~ or THE IIEIIRY N)NlS DOHATtotf LAJm CUtIN 110. 4:.1 J -• TllENCE NORTH 03"4"00" EAaT 101.'1 RI:T TO TIlE IIPR'ftI LIllI! OJ' 8. 1IKLSON'5 'l'RACT, T1II:rcc:r:, ALONO SIIIO 110'.'1'11 LIIfE. sOU'l'fl 19"24'30" CI\ST 6le.n'l'D'!' TO TIlE DS': LIIfE or lAID H. NELSoN's ~CTI • ~CE, AJ.OIfO SAID EAST 1.1111, SOUTI!' 00'13' 30' &lIST 290 FIZ'T TO TIlE c:ariDLrn OF SAID ... ...ovGII, , TUNa:, ALONO 'nil: carrzaLll11i or lAID IILOIIGIH, SOI71'II 21'34'00' IlE$T 301.02 r&I:T, ~CZ SOIIT1I 56'44'30" III:5T Z46.11 rut, TRIIICZ 10UTH 7S'lI'OO' WEn 310.3 rift TO TIlE POIIIT OF lEOrlQlIKGI DCEPT nil! MORTH l30 I'Zft ~r, uv EXCEPT TllAT PORTION or lAID NAIll TMCT LYINO IIITlSI!I 1'111: roLLOMl~ OUClUISD PIICPIRTY. llUJI"nllO AT TIlE NO~ _ or S1IE _1tftIEIIaT QlJAItTK1I or IZCTIOII 36, TOIfRSHJP 23 NORTH. IAifOz 4 lEAST, IfIJJ.AIII1TI! HZltU)IAK, til UNO COOIf1'l', WA.lB111G'!0111 TKalCIE !lOATH 57'U']" I:MT 1,340.95~' TIIIIIC!: iSOCITH 01'47'23" ftaT 110.03 raTl TIIIIIc:E .ovTH 87'31'36' tl&ST 260.0 rat TO 'l'ID: TRill! POUlT or BZGIJnIINO or THU EXCEPTIOII , THENCE SOUTH 87·ll'l.· WIST ~,o.o ratl THENce SOUTH 02'28'24" CAST 1'7.0 fElTl TllEllCE 1I0llnt "'11'36' D.I1' 460.0 rat, 'l'IIEIICE NORTH 02'~"~4" ftIIT 197.0 rat TO 'l'ID: TIt.IIZ POI" or ~IItIIINO 01' TRlS EXCEPTION; MD EXCEPT RIOHT or WAY fOR .1.10 DI\AIDGt DlfCH. TtIA~ POIInON or S'Im IID1ft111rUT QUUfD or THE 1I0ll1'BAn QOAIIftP. or ICCTIOK 36, TOIINIHIP 23 NORTH, IIAIIGI 4 EAST, IllUo\11nTZ ~aJUDIAIf, IN It"IIIG c:ocJWTr, IfMBIIICnOW, DUCRIIID AS JOLLOIfS. A-J j, • • - atoll/Ill I/e liT THE HORT"HWES1' COIUIU or TIl! IIOIITIlEAST OUMTU OF SECTION 36. TOWlfSHIP 2) NORTH. RAIIOE 4 EAST, IIII.1.AKE1'TE HEJlJ:DIM, IN IURg COUHT't, WASKIKGTON, DESCRIBED liS FOLLOWS. IIEell/HIIle AT TIlE HORTJl>fEST COIIIIER or TIlE IIOIITIIEAST OUMftll or SECTIO" 36, TOWIISHI. 2) "OIlTH, RMfOE ~ EIIST, IIILLIIIIETTZ HEJlID:tIlll, III ~IKO COVlITY, HUHII/ONtf/ THENCE IIOIITH B7'3l'16' EAST 1.140.95 nET; THE"C!: SOUTH 01'47 '2)" HEST 130.03 FEET; TIIENC£ SOUTH 8~'ll')6-WEST :160.0 nET TO THE TIIUE POINT OF BECINNING: THEHCE SOUTH 81'31')6-WEST 460.0 nET, THENCE SOUTH 02'24'24-EIIST 197.0 FEET; THEMe!; KOIITH 87' J 1'36" EAST 460.00 rEST, THENCE "OIlTH 02'26'24" \lEST 197.0 nET TO TIl! TIIU~ POINT or BECIHHIIIC. PARCEL H, TIlE QST 85 FEET IN NUITII or TIlE roLLOlfIlla DESCIUBEO .Rerun'. 'l'KAf POIITIOII or TIn: IIORT!IIII:ST QOIUI'l'I!II or TII& ~T aur.IIftR or IletlOll 1., TOMI4SHIP 23 NORTII, IIAfIOE 4 EAST, IIII.LAKZTrE HERIDINf, IH 1:1110 COQHft, WASHII/GTON, DESCRIBED AS rou.ows: BEOIKIIIIIG AT II POINT OH TIlE NORTH SIDE or 5.11. 431Ul STllEE't NIIICH IS '43,04 rEET EllST OF THE IIORTHEMT ~RHER or IIZIIRI ADAHS DOIUITI(IIf t.NIll :r.AIII HO. 41, IN SEC'l'IOK 36, Tow!tSHIP 23 IfOIl.TH, IIA/IC£ 4 EAST, IIILLNIZ'TTE MERIDllUI, IH II;INC CIOUHTX, lIMHIKOTOlf I TIIEtICI!! u.st 353.04 FEET, II£OIfG TIlE IIOilTH SIDE Dr BAlD STIIEUI THEIIc:l IIORTH 562.1& FEET TO BPRlKC BJIO(IIt SLOOCIH DRAINACE DIt'CIi 110. II THEftCE ~TERLY, ATAIIC TIlE SOC1Tli SIDE OF SAID DITCH, 334.12 FEET TO THE EAST LIKE or A 5-ACIIE TIU\CT DE&DED'TO NIIISTOIf AS JlECORDEtl 1M VOLDKE 580 or DUDS, PAGE 207. III kIlle COUIITY. NIISIIINGTOIf, TllD/CE SOUTI\£IU.Y, ALOIIG SAID LIKE, 412,1 FEET TO TIlE POIIff or UGIIIIIIIlO, EXCEPT THAT .pOIlTIOI! nu:U:OF COItD£IIIIED III II;II1C COOMTY SUPERIOR OOVRT CAUSE !lUIIBEil 81-2-08117-7 FOR HIDENIKO or S.W. 43RD STREET. . PMCEL I: THAT POIlTIOII or THE NORTllllEST OOMTER or THE 1I0P.TUEAST QVMTBII or SECTION 36, TOWIfSHIP 23 IIOIITII, RlltfOJ: 4 EAST, IIILLAHETTE JlEllIDIIIII. III KIlle OOUII'fY, 1IlISHlIIOTOlf, DESCRIBED AS POIoLO <fS. BEOI""IIiO AT A POINT 011 ria: NORTl! SlOE 01' s.lI. 431Ul STNII"l' HBICII IS 943.04 FEET EMf AHD 30 FEET Noam or THE IIOII1'IIZAST COIUfZiI or KElll\Y ADIIHS DOICI.TIOII LNIlI CLAIM 110. 43, III SECTIOII 36, TOIIIIOIP 23 HOIt1ll, MlIGE 4 D.lT, VILI.NI£Tr£ IlERIDIAII, 111 Itll10 COUNTY, VASHINoroll, THElIa: u..T 353.04 Rorr, I\LOIfO TIlE I(OIITH 5101 or lAID IftSft, TllEllCE NORTH 562.12 nn TO IPRINa IIROOIt lLOOCIB ORAIJIADI DITCI 110. 1/ THElCa WESTERLY, ALONO ~ SOOft SiDE or IUD DIt·CS, 334.12 ruT To) tID ~T LItlE OF A 5-ACIIE Tl\ACT DEEOED TO NIIISTOIf AS I\J:(:I)IIIIEII III wt._ sao or DEIO', .1101: 20'7, IN kINO OOUIITY, IfIlSHIHO'l'Oll/ ~ THEIICE SOUTHERLY. ALOIIO SAID LIII£, 412,1 nET TO THE POINT or BEGIHHIHO, Dan THE N'ESTl:RLY as nn TllElIJ:or 1ft WIDTHI AHD nan THAT PORTIOII 1'III:RZor COIIDEIIIIED IN ItI/IO coUNTY aUPEIUOR COURT CAUSE IIUKIIEII 81··1-08117-7 FOil HIDENINe or s.w. 4lRD STnE'T. A·4 • • • PARC!L J: THE UST 393-1/2 FEET OF THE tlORT1IWWST QUART&lI or THE IlaRTHEAST QUIUI't'ER or SECT lOti 36. toWIfStlIP 21 NORTH, IIA/IGE 4 EAST, IfILLAHZTTE HEJlIOIAII. III ICING COUll'TT. IIASHtH<:Toll. L'II IIG SOUTH OF SPAIIIa Bp'oolI; st.OOQB DIUIIIIIIGI: OI'r<:II HO. 11 ElC~PT TllAT PORTION THI:IlEoT FOR S.". 4lltO STIIftT RIOIn" or wAfl lUfD EXCEPT TIlE SOUTH 20 nET OF SIIID PREIIISES COXVtYn TO TIlE CIn or REIITON FOR WIDEHIHG OF S. W. (31Ul sTREET 8f DEn R&COIlDID UNDER RECOIUlINO NUM8ER 5895'89; AIID EXCEPT TIIAT PORTIOII TlllUor COIII'EHIfEI) III ItIIIV COUIITf SORRICR CXlUIIT CAUSE MUHalR 11-2-08111-1 FOR WIDIXIMe or S.N. 43RD STREIT. PMCEt. It. THAT PORTION OF SECTION 36, TOWIISRIP 2J lIQaTH. IlAllGE 4 f:AST. 1flLl.AKET'rE HERIOrAl/, I" ItIHG COUHTf. \lUNINGTOII, DESCIll8ED lUi I'OI.LOIIS 1 BEGIIII/INa AT " POINT IIIIIClI IS 114 FEET EABT IUID 30 nET 1I0ATIf f1IDK TIlE NORTHEAST COIlHEll or IIEIfRt N)NUI ~TIOII LI.IIIJ ct.\IJ{ 110. 431 11tENC£ HOArK 644.78 rlaT, 11tENCE SOOTH 84"34'00-~ 649.l0 FllTI THENCE SOOTH 04"3"00· WEST 170 rlET, 11tE~ II01l1'H 84"34 '00· WUt ~70 nET, THEllCE $OOT1I TO filE t:a1lTBllL11IE or IIfRlJIC IP.OO1t .toUGH DRl\IJ(JIQE OITCH MO. 11 TllEJ(CJ: SOOTIIWESTEIILY ALOIIC SAID aNnJtLIN£ TO A POIIIT un or THE POINT OF . BEGINNING, tIIEIICE tlEST 130.86 n:ET 'to TIlE I'OIIn" or UGIIIlfIIIG, EXCEPT RIGHT or IIAI FOR SAID DRAIIIME OI'fCII 110. 11 I\l1O DaPT THAT PORTIOII TIIEREOr CU«1EK11ED III J(IIIQ 0)QIfT1' SIIPERIOR OOORT CAUIII!! NUdIIlR 81-2-08117-7 fOR WIDEIIIHG OF •• 11. 43RD STREET. PARCEL L. TIIAT PORTION or THE NOkTIIVEST QUIUITEII or TIlE "ou,.A.\, QUlUltaI NID or TIlE IIORTREIIST QUARTER or TIlE 1I0RT/I'IfEIIT QUIUIft1t or OCTIOI! 36, 'lOWII1IBI' 23 IIOI\TH, RAftCE 4 PST, 1I1t.UU'.%TTE HERIDIM. IH DIIG OOC1lITI, IIIU51IINCTOII, DUa.1IEO iul FOLLOWS. 8I:<1IHHIKC AT A POINT WHICK 8EI\U £An 556 nn AIID IfOImI 30 rEE'1' rROH '!lIZ 1I0RTlttAST COMEIi OF THI! NlHRY ADNU DOIIIITIOII t.IUIIl CLAIM 110. 41 UIHO PART. or SECTIONS 35 MD 36 III TOWIISKIP U NORTH. ~ 4 1lMT. IrIr.LAIiETTE HERIOIAII, XII ItIHC COUNTY. WUHIHCroI!: . THENCE NORTH Joe. 10 FEET TO TlfE CEIITSRLIn or IIPRIII .. llU)()lt SLOQOH DAAI"MJ: DITCII NO.1: THENCE. ALONe SIIID CENTERLINE or DITCH. SOUTH 64·.5'00· tlEST 89 n:ET; THENCE SOUTII 4."45'00-NEST 9' PEroTl THENCE :O;OUTH J1"24'SO' NEST 2~9.5' filET TO II POIIIT WHICH IS OUE WEST Qf TIff: POIIIT OF BEGI.fIlING; THENCE £I.ST. ALONC TlfE HORTH JUUlOIII or COIlNTf ROAD, 311.14 fEET to THE POINT or 8ECtKHlIfO, EXCEFT RtGHT OF IIAf fOR SAID DIlI\INIIGI alTCH RICHT or NAY, ~D EXCEPT THAT POIITION THEIlEOr COIltlEllJlEI) Iff ItINO COUIfTY SUPIItIOII-COURT CAUSI NUK8ER 81-2-08111-7 FOR WIDENING or S.II. 4lRD ~ET. 1.-5 ,4-"": •..... -.. =-. - ---...........,---, .. 'MelL HI TU.T toRtlOil or I<IrCTIOM 3', 1OWII.IIU 21 ~, MIIGI 4 &Alt. IIILLAIIETfI: II&IUOIAIt, III KINO COVIITY, IfMHIHCnOtI. DUClllII:II All fOLLOW'1 8.!t:IIIKIIfC AT A toll1T WHICH IS ut ruT un' IUID 30 n&T _m FIIOK THa ~ORftILUT CORIIER 0' IlEnT AIIAKS DOIIATIOII LAND CLAlK 110, U, THlHCI NORTH 644.1' ~, 'fIIIlfCE SOUTH 1.'3.'00· eMT 649.10 nzT, TKnICE SOIITII 0."31'00· tIES1' 110 ruT 1" TIIJI.T1UIZ POIn or 1&01l1li1110, THIIIet: KORTH 14'34 '00· WSIi'1' 470 flit, 11IIIICI! .o1lTH W TIll: c:anDLIIII or .nINO '!IOOK IltoOG1i OIlAlIIMI: DITCII HO.· 1, TRUCE IfORT8l:AllnRLY •. A£OMG IAIO DaAI_ DrreII cmft'BItLla. TO " POtlIT 1IHICB BUU '0U1'H o.'n·oo· IIIIS'r ~ TIll TIIIIB POrlft or asoDnUlCOi TIIIIICE 1I000TH 0.'37'00· IA8T U nn. NOU OR f,Ka1l, '1'0 TIIJI TRUI: POIIft or BGllflflllCh UCIPT RIGHt 0' WAT POll SAID DIlAIIIMIE DItcH • • uesL'I; TOT ~IOH or THE IIOR'r&IfU1' QUJ.RTI1 0' TIlE IIOIlrIIBAST QVMftR or ACTIO!( 36. TOIIKaR~' 23 KORtH, IUUfGE 4 IWIT, Wt1.I.AIIE1'TB ICD.IDIAII, IIf KDIG CIOOII'Tf, IfAIIRIJlGTOK. DIBCRIBaI M rotLOIfll nollllflllO Olf TIlE IfOII!l'B LIllI or !lIE COOIttt' IIO&D 1\1' A POIIIT IIBICII IS 943.04 rut EAST AIfD 30 PEn "Daft or TIll IIOIt1IIAST colUlD or DIIlIY ADAMS DOIIA~Io. LNID CLADt KO. 4l III lAID %'ClWIISBI:' MIl _,, TllDCI ~ 03'.9'00· EAST 49$ •• ruT, IIORI.OR Lias, to 1BI CIIIIfI1tLIIfI or ~ DllAllfAGl: DlTOf: 'tHPCI. AIAIIO SIIID DITCH LIllI!. ~ "'OJ'OO· ~ 209.93 ruT, 11IIIICI SOIITII 409.46 rtft 1'0 ftII:'lIIIImI LIB or lAID CXIGIft"f -, TMUCI: v..n, RI.OIIG lArD !lOAD LIJq, 1511.15 ruT W POIIft or ..,IIIIfIIlO, IrXCEPT 111011'1' 0' WAT FOR .AID DII/UIlAGI DITCH, AlGI EXCIPT TllAT POIITIOK THEIIZOP OOIIIIIIIIIED 111 ICIKO CIOC1lI'I'1' IVPIIIUOR CXlUl\T CAD'I _a 11-~~08111-7 POll WIDE"IIIG 0' I.W. HAD nuKT. . '-~ " ,.. L;:' .' ------'-~--='-'.-~-""---------,-.~~-.-----_.-I· IMPORTANT: TIda b DOt. Suney. !,"fllral,heel U I coDYllaicDCC ta 10CIle tbe Iud iJldlCltcd bcreaa witb refefenca to .tfCCU lad eilber lind. Ha Ulbllllyillsmmed by relS01l or relliace bcreaa. ~ ~ ,_,....".,...:w-oo:~:--~7-...... ---. -.. -.-----:,-r-i l" I "~ , 't~ , e ~JII ~ ~=!I I, \gj . " I ~i41 -.ij I ~·m~ j II Jell_ flrc r- l d ·1 -... ~ .. -" --_=s:;;....--""' ... "'--:_;:::;:-;..!J;~,··~~=:~·i.: ... ::~~.::;~.~~'!: .. :-: .. :::_~:--_s=-=-_ ~ It.. .:. t :..:.....----~----c1; ~~~~----~--------~~ A-7 , ,_ i • • .JV-C-:»' =u 0'01-"'~I·I KI tUP'Ot. r Jbt:Jt..IO-L. \A"t.. ~ '. 1 2 3 4 S 6 7 8 14 IS 16 17 p~-, «j,'I:" C;;!:mrr, \VAS,.· .':;iCN .!!::.. 2": 1997 . c~~.\:m.telT ~~ JUO:CII.L l\C.nN!Si. . ~t~ IN THE st1PElUOR. COURT OF 1lIE STATE OF WASHINGTON IN AND POR. tHE COUNTY OF KING Dmndant. 97-~-179~8-2SEA NO. - PllDSPRC'TlVE PUllCHASEll CONSENT j)ECREE RB: STERNCO PROPEllTY, KENTON. WASHINGTON TABU or CONTENTS 18 INTRODUCTION ......................................................................................................................... J I. AUTHORITY, JUlUSDICllON. AND VENt1E ............................................................. S 19 D. DEFINmONS ................................................................................................................ 6 m. DESCRIPTION Of Sl'IE ............................................................................................. 6 20 IV. DESClUPItON OF PLAloINED PIlOJECT ..................................................................... B V. won TO BE PEBPOlUotED ...................................................................................... :. 9 21 VI. ECOLOGY COSTS ...................................................................................................... 11 vu. DESIGNATED PllOJECT COORDINATORS ............................................................. 11 22 vm. PERFORMANCE ............................................................................................... : ......... 12 IX. CElllMCATION OF ZELMAN It.ENTON. LLC ........................................................ 12 23 X. CONVEYAN"CE Of PltOPEaTY ................................................................................. 13 Xl. AMENDMENT OP CONSEN'l' DBClUm; ADDINO NEW PAllTIES TO 24 DECREE ...................................................................................................................... :14 XlI. 25 XIII. DISPUlE RESOLunON .............................................................................................. 15 CONTRIBUllON PROlECnON ............................................................................... 16 26 • XlV. COWNANTNOT"IO SUE UNDEllMTCA;R£OPENERS .... ; .................................. 17 PROSPECTIVE PURCHASER CONSENT DECREE RE: s'mmco PR.OPERTY, RENTON. WA· I __ 1Io\U •• llwnu --,,---IUI1I&,W __ _ 1ILIIIIIIIIe"""-_0lIl __ 011Z8/91 11nE 18:43 ITI/RI NO 9tzel - ~ ~ ... N ... (") N ... l' ~ " .' , . xv. ZELMAN RENTON, u.CtS RESEIlVATION OF RlGHI'S ................. ~ ....................... 18 . '," XVI. DISCLAll'tmR .............................................................................................................. 18 2 xvn. RETE.N'IlON OF RECORDS ....................................................................................... 18 xvm. SITE ACCESS .......................................................................................... : ................... 19 3 XIX. 011lEll APPUCABLE LAWS ..................................................................................... 19 XX. SAMPLING, DATAREPOR.TING, AND AVAILABR.1TY ............................ : ............ 20 4 xxr. PROGRESS REPOR.TS ................................................................................................ 21 XXII. .EXTENSION OF SCHEDULE ..................................................................................... 22 5 XXIII. ENDANGERldENT ......................................................................... ; ............................ 23 XXI\'. IMPLEMENrA110)T OF REMEDIAL ACTION ......................................................... 24 6 x:x.v. PUBUC P.AR.TICIPA110N ... : ...................................................................................... 24 7 8 9 10 II 12 13 14 15 16 17 18 19 20 .21 22 23 24 25 26 KX.VI. DURATION OF DECREE AND RBTENTION OF JURISDICTION; CERTIFICATION BY ECOLOGY ............................................................................... 2S XXVII. PUBUC NonCE AND Wl'lHDRAWAL OF CONSENT ........................................... 27 XXVDI. INDEtdNlFICATlON ................................................................................................... 28 XXIX. CLAIM"S AGAINST DIE STATB ................................................................................ 28 XXX. EFFEC11VE DATE ...................................................................................................... 29 AITACHMENTS ATTACHMENT A ATTACHMENT B. ATTACHMENT C. ATTACHMENT D. ATTACHMENT E. ATTACHMENT F. LepI Descriptions Site Diaanm and Map C1eauup Action Plan (CAP) Restrictive Covenant Agreement ofSuccesson in Interest and Assigns Public Participation Plan PROSPECTIVE PURCHASER. Ca.'fSENT DECREE RE: STERNCO PROPEtl1Y.RENTON. WA -2 PMnIlNCIUII .. IWlu.P .,_011_ --_ma.w __ _ -_ ... -• ...-., __ l1li - 2 3 4 5 6 7 8 CO) 9 J; 10 .-4 N ~ 11 M N .-4 12 !: .J lJ 14 IS 16 17 18 19 20 21 22 23 24 25 26 • ••.• , •.... -f_.-•. ,.-. _ i.r,': i: '. ~ 0': ",' -:. ~ ' ... -, . " -; __ ~::: ,;....~'~.,.;'t ... : ~ ... "-..:.:--:-_:.! ~ __ " .. __ ~\ l:. . ~_ , __ - . . '. -, .-:~.~: ... :\~~-~~.~:~::-. . . - . ~ :"':;;;~_~~-::--;('!:.":.'#;~:r.!-~:..."~. -<1. ,';''f·:'''':'':''''';''''IJ-;t;-';;'~·,::,'7;,~7;-'''''''''~~;;'!,,,,~~ • ; .... ::. .. ~.~''; <.: l..".J:.: '~:";';:/-:'~:. -: "-'.--,.-.-,. . .' ~ ..... ::;'. ,'--,' .. , .. ••• _______ ... , -,........_ .. _f', INIRQDUcnON Thi! prospective purehaser (;oMent decree ("Decree") is made and entered into by and between the Washington State Department of Ecology ("Ecology") and Zelman Renton, LLe ("ZeJnwt"). Qualified persons may become parties to this Decree as provided in Section Xl I. WHEREAS, the purpose ofthiJ Decree is to resolve the potential liability of Zelman for the present known or suspected contamination of air, soil, sediments. sur&ce water, and groundwater at the Stemco Property (the "Site") arising out of past OperatioDS at the Site, to promote the public werest by expediting deanup activities at the Site, and to filcilitate the cleanup and redevelopment ofcontamiDated industrial properties in Renton, Washington. Legal descriptions of the founeen legal pareds that make up the Site are attached as Attachment A. A Site map and diagram is attached as AHachment B. 2.· WHEREAS, Zelman bas entered into a c:ontnict to acquire the Site with Robert I. Goodstein u King C'..ounty Superior Court-Appointed Receiver for Stemco Industrial Properties, a partnership, and Stern(;() Renton Ceater, a partnership, the c:urrent owners ufthe Site. 3. WHEREAS, Zelman proposes to dean up the Site and make it available for industrial and/or commercial redevelopment, consistent with applicable City ofRarton zoning provisions and comprehensive plan d$gnations. 4. WHEREAS, in the absence of this Decree, at the time it acquires the Site, Zelman would incur potentia1liability under F.CW 70.l0SD.040( I )(a) of the Model Toxic:a Control Act ("MTeA") for performing remedial actions, or for paying remedial cosU incurred by Ecology, resulting from past releases or threateat.d releases of hazardous substaDcea at the Site. Zelman has certified that it is not otherwise CUITently liable under MTCA for remedial action at the Site. s. WHEREAS, Ecology has identified c:onfinned or suspected contamination in air, groundwater, sediment, soil, and surlilc:c water media at the Site. F-cology has wiped the Site an overall priority ranking of" I" pursuant to MTeA. PIlOSPECllVE PURCHASEll CONSEm' DECREE RE: STERNCO PROPERlY, RENTON, WA-3 IUJTOIfGAtu&IIUJlIW 1I1 ...... ~ --RAma.W __ "" ----,.........,--- -.. !. .• - 2 3 4 5 6 7 8 c:> 9 :') ... N 10 ... M 11 N ... { ... 12 :'i 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • ~.~ .. ".;' .~: .. ;: -. . "':.". ..~ 1.:."!~ , -•• or '". ~'f'_";"';:"':' ';-i."" •• ~: "'J_:!:u :.r·-·' :.::., .. ". ~..,'=.. '. ·,·1.. ... :1 -.~: '-: .• -: • ~,: -.. "oj . :-,:. .~. • .J " ... .. • . -:-.-.-n~o:.;:'H·_-,"';'\l:t'~"'-~::l'~,*~';";':'~Nr~.:.I..J.~""=-:7""'-":;-h'31 .<>l.!-(.....,......:s.!:o-::.J!a.~t.t~:i4~~;.~~.~iw:J··i!-..~~~~ . . .. . ~;:,;;: :<i~ :;; /::.;~~~~::~<;' ~~'.' .. ,' , 6. WHEREAS, Zelman has performed a Supplemental Remedial Investigation and ..... :. '.", ........ " Supplemental Feasibility Study (WSRJlSFS"), which confirmed that environmental media at the Site contain concentrations of hazardous substances above applicable MICA cleanup levels, and which characterized the Site adequately for cleanup activities. 7. WHEREAS, the applieation ofMTCA Method C cleanup levels is appropriate for soils at the Site. 8. WHEREAS, this Decree promotes the public interest by expediting cleanup activities at and near the Site and by faciIitatiDs the redevelopment IJId reuse of the Site for industrial andlor other uses collliatent with applicable zoning and comprehensive plan designations. 9, WHEREAS, Zelman has offered to further certain EcQlogy geds as provided in this Decree, in exchanse for a covenant not to sue and protection from contribution under MICA. Among other things, Zelman will perform the remediation specified in the Cleanup Action Plan ("CAPM), attached to this Decree as Attachment C. 10. WHEREAS, ZeImaD', plans for the redevelopment of the Site are not likely to aggravate or contribute to contamiDation at the Site. interfere with mncdia1 actions that may be needed on the Site, or increase human health risks to persons at or in the vicinity of the Site. 11. WHEREAS, this Decree will provide a substantial public benelit by promoting the cleanup, redevelopment, and reuse of contaminated urban industrial property, an~ will yield substantial new resources for ueanup. The implementalion of this Decree will prevent misration of contaminants to Springbroolc Creelc, a salmonid stream that traverses the Site, as well as wetland areas located on or adjacent to the Site. 12. WHEREAS, ZcIman's implementation of the CAP will lead to a more expeditious cleanup of hazardous substances at the Site than would otherwise oceur, and will promote protection of the public health and the envirorunent. PROSPECTIVE PURCHASER CONSENT DECREE RE: STERNCO PROPER1Y, RENTON, WA - 4 WVIOIIOATUa.1U.I4 UJ' .I ...... A.VDIUI ...,. ... 1V.nu."~"",,-----"ACmIIII.a: (JIfJaJ. .... ~'-:.' .. ~ .. - g') a'; .... N .... ""' :of ... l' ~ • ~ .. ," ., -• !.""w _.'; ;" '·i·~· .... --: ."-•. , 0::-".--.!. 'w;-' .... -':;,' :..-:-" ~:-_ .. " ,:r": ... --." -.f i:'-: ~ • -• • ".-• .:, £ • . -. . .~." :'~"-. .:".",; : .:'" . ••• "="" ; ,:, .. ::-.~~-.. '~-"'J:~-''':~-'--~'':.:~:;;.!_;:~~~"'''''';~':-~~~~--::-~.c~H''i,O::~:~·'~i~ '.>r:~'*';:'?~~~ , . . " ~ .. -•• :.'. ~.J 13. WHEREAS, without adjudication or IdmWion ofany issues of fact, the parties have 2 agreed that settlement will promote the public interest. 3 14. WHEREAS, the Court is fuUy advised of the reasons for ent!}' of this Decree, and 4 good cause having been shown: 5 6 7 8 9 D 11 12 J3 14 15 16 17 18 19 20 21 22 23 24 25 26 IT IS HEREBY ORDERED. AOJUDGED, AND DECREED AS FOLLOWS: L AUTHORITY, JURlSDICflON. AND VENUE IS. . This Court has lIlthority under MTCA, 0. 70.1050 RCW, to resolve the liability of the parties to this Decree. ] 6. This Court has jurisdiction over the subject matter and over the parties pursuant to MTCA, Ch. 70.10ID RCW. Venue is proper in King County pwsuant to RCW 70.10SO.0SO(S)(b) . 17. Autha:"ity is conferred upon the Washington State Attorney General by RCW 70.I05O.040(4)(a) and RCW 70.1050.040(5) to agree to I settlement with any potcnbally liable person ("PLP") ~ after public notice and hearing, Ecology finds. the proposed settlement would lead to a more expeditious cleanup of hazardous substances in compliance with cleanup standards under , RCW 70.10SD.030(2)(d). RCW 70.1050.040(4) and RCW 70.1 OSD.04O(S) require that such a settlement be entered as a consent decree issued by a court of competent jurisdiction. 18. Ecology has detemlined thlt hazardous substances have been released at the Site. Ecology has not determined that Zelman is aPLP for the Site and Zelman bas certified that it is not currently liable with respect to tIe Site under Ch. 70.1050 RCW. Were Zelman to acquire an interest in the Site, however, it could become a PLP as an owner or operator under RCW 70.10SD.040(1)(a). This Decree is .:ntered prior to Zelman's acquiSition orthe Site in order to resolve Zelman's poteo!ial Iiahility for the known or BUSpeCtcd on-Site contamination described in the SRIISFS, the CAP, and/or other environmental investigations of the Site, and to facilitate a more expeditious cleanup at the Site than otherwise would occur. This Decree is entered pursuant to the authority set forth in RCW 70.105D.040(5). PROSPECTIVE PURCHASER CONSENT DECREE RE: STERNCO PROPERlY. RENTON. WA -S ~w.tu AcW.ll1U ,.. RPnIAWICW oum_ aATtU. WA.8ID«JJaf ..... .,. ----,~-.... - j-' : I I I I .~ 2 J 4 S 6 7 8 9 'a') ~ 10 ..... N .-4 11 C"'J N .... 12 { ... ~ 13 14 IS 16 17 18 19 20 21 22 23 24 25 26 • ._ '_:~""f' '.' • '. ."i •• J,_' 19. By entering into this Decree, Zelman agrees not to challenge Ecology'sjurisdiction in any proceeding to enforce thiJ Decree. Zelman consents to the issuance of this Decree and has agreed to perform cleanup and to pay oversight costs as specified in thi~ Decree. All attachments referenced in this Decree are incorporated herein as parts of this Decree, D. DEFINI110NS 20. Unless otherwise expressly provided herein, terms used in this Decree that are defined in MTCA or in regulations promulgated thereunder shaIJ have the meanings issigned to them in MTCA or in such regulations. Whenever terms listed below are used in this Decree, the following definitions shall apply: "Decree' sha1l mean this Decree and all attachments hereto. In the event of conflict between this Decree and any attachment, this Decree sha1l control. "ParagflIph" shall mean a pcmion of this Decree identified by an Arabic numeral. "Section" shaD mean a portion of this Decree identified by a Roman numeral and incl.uding one or more PlJ1I8raPhs. 'Site" shall mean the Stemco Property located in Renton, Washington. The Site consists of fourteen legal parcels. Legai descriptions for these parcels are attached as Attachment A. The Site is a facility as defined in RCW 70.105D.020(4). "Successor in Interest and Assign" shall mean any person who acqWre.~ an interest in the Sit!= through purchase, lease, transfer, assignment, or otherwise, and who becomes a party to this Decree, as provided in Sections X and XI. m. DESCRIPTION OF SITE 21. The Site is located in Renton, Washington, and consists of approximately 45 acres. The Site is bounded by Southwest 43rd StJeet to the south, and Oaksdale Avenue Southwest to the ea1.t. The Site consists of the fonner ·Stemco Renton" and 'Stemco Industrial Renton· properties. The Stemco Renton property conJisted of the northcrrunost 12 acres of the Site, while the Stemco PROSPECTIVE PURCHASER CONSENT DECREE RE: STERNCO PROPERTY, RENTON, WA • 6 PMnOHGAII&.IUDW 11M"""" ..... UIK_ MAnu. WAllCllO!tlf .I"'~ _CIIOCD-_ PACII>GI& Il10 .... - j' ! I' . ! -. ' .. 2 3 4 5 6 7 8 9 ~ 10 ~ ..... N ]) ..... M N 12 ..... f" 13 ~ 14 IS 16 17 18 19 20 21 22 23 24 25 26 • ~ .•.• : . -s " '. • ••• p •••• ;. . ....;l;~~>:~~ .... ~·,:.l;.~~~.: ~ •• • • .:'.\ •••••••.. : ,< _.' _ "_ -., ....... ~ ~ -. i lndustrial Renlon propeny OCQIpied the southern JJ acres. A site map and diagram is attached as Attachment 8. 22. Between approximately 1967 and 1985, the SlernolfMetals Corporatio.l used the Site to recycle scrap metal and elearica1 equipment from various SOUr.:e5. Recycled products consisted primarily of automobiles, electrical wire, storage tanks, and transformers. Areas of envirolUllo:l\laJ concern al the Site are related to tbe$C historical operations and include an automobile shredder fluff pile. a wire shredder fluff pile, a transfonilcr handing area, an automobile stOBBe area, and an aluminum dross deposit located along the Site's access road, as well as natural resources potentially affected by these areas, specifically wetlands located at the western boundaty of the Site and Springbrook Creek. 23. Stemco Industrial Properties and Slemco Renton Center Me the QJTTent owners of the Sileo Robert 1. Goodstein was appointed receiver by the King Cowrty SUPcnor Court in order to facilitate a sale oflhe Site. Zelman has entered into an agreement with Mr. Goodstein to purchase the Site by June 30, 1997. 24. The Site has been used for industrial purposes and .is zoned Medium Industrial by the City ofRenlon. The City of Renton has conducted land use planning under Ch. 36.70A RCW. The hazardous SdbSlanteS in soil that will remain on polnions of the Site after the remedial action has been completed pursuant to this Decree will not pose a threat to human health and the environment. 25. Zelman intends to facilitate the redevelopment oflhe Site for industrial anellor commercial uses, consistent I'tith applicable City of Renton zoning provisions and comprehensive plan designalions. 26. SEACOR conducted a remedial investigation and feasibility study at the Site in 1991, which provides information on Site characteristics and the nature and extent of contamination at the Site. Zelman's contractor, Hart Crowser, completed an SRl/SFS in 1997. Zelman's study and a sununary of the prior SEACOR analysis and its utilization are presented in the SRIlSFS and CAP. PROSPECTIVE PURCHASER CONSENT DECREE RE: STERNCO PROPERTY. RLNTON, WA - 7 PIILtTON UAlD .. uua IJJ' 1IIt1lP'l'll.WMa awn_ R4:rn.a, WAIICIHCm»I .... .,. -_ .... -P.aDGU: c:-J a>-lIrD 2 3 4 S 6 7 8 9 CO) to C"l ... N 11 ... ~ 12 N .-4 '''' 13 ~ 14 IS 16 17 18 19 20 21 22 23 24 25 26 • ,-0 _":.-,./_;.""":",,,":,._,,, ..,i.-,-".,: .. : ~' " .. :'-~ ."."," .. -~ .' '( --~\ ;!.: -, • ".'2''' '~.~:~-,.';:~"' . ~':' -. :. :-. ;', . ' . . ,', .... ', ~,.:-.;,.!:" .. "'-"';'.~;'::": :"::."<-):;<:"'t:~:'."~ ,"",~:.}.i.~.~~':-~_ . ,-," . -.', -: ··:':-"'f·~-_::'-.:·{i:;,!!!~·'f.~:-:~_~·:i"~:,-, -~.,~ - ," :' .~--." -: ~---"':' .,;,". .. : -',,, . :' -'.::;~.;'=-.,!~. '~i-!'" :>~:)'j:i-;·:·:!{~~~-fS~~".:.t.~f",::~~ ;.~~ ' .. -",: . ' •. . .. ".".;. ;'.: .... ~:·;~:}:t)~i;~~;·~::;'·.·:,::· . :~~.·.--,:."'-~-Q"_~-=.oo:.:",~,"'~""_·.r.,=,=·:-·.-.",,=,-~-.~-:''''''''·i~r-:!.~~·''''1.,., .•.. _ .. ~~~..".~ ...... ~~:;,,~~~ -.' -' ..... . -.. ' :' .. ',' .. .... . ...•.. ,. :.: .••. ' .. ~ .. ,: ... , " -.,: .... '-.--.1 27. The prinwy hazardous substances at the Site that exceed MTCA Method C or other applicable cleanup levels are base-acid-neutral and phenolic compounds, PCBs. various priority poUutant metals. polycyclic aromatic bydrocarbons ("PAHs"). and total petroleum hydrocarbons ("TPH"). The locations of these contaminants are generally associated with the historical use areas at the Site. 28. As documented in the SRIlSFS and CAP. the remedial action to be implemented at the Site includes the treatment, excavation, disposal, &ndIor rec:ycling ofhazudous substances. However, treatment, excavation, disposal, and/or recycling of aU hazardous substmc:es at the Site is not practicable. The remedy for the Site includes. therefore. elements of on-site containment. through on-site capPin& as set forth in the CAl. The remedy includes monitoring and insti~tional controls as required by WAC 113-3~36O(8)(b), IV. DESCRIPTION OF PLANNED PROJECf 29. Zelman proposes to acquire the Site through purchase pursuant to a contract dated August 13. 1996. 30. ZelJIWl proposes to clean up and &ciIitate the redevelopment cfthe Site for industrial andlor commercial uses. COIUistent with the City of Renton's zoning and comprehensive plan designtUions for the Site. Zelman will complete the cleanup of the Site in accordance with the CAP attached as Attachment C and w:th the scope of work and sChedule set forth therein. 31. Zelman's proposal will ensure the cleanup of approxDnate1y 45 acres and mitigate existing exposure pathways at the Site, The cleanup of the Site will prevent migration of contaminants to Springbroolc Creek, a aalmonid stream that travems the Site, IS wen as wetlands located un and adjacent to tbeSite. 32. Based on the SRUSFS and documents referenced therein, Ecology bas determined that remedial action i3 required at the Site and till! the investigations conducted allow selection of PROSPECTIVE PURCHASER CONSENr DECREE RE: STERNCO PROPERlY. RENTON. WA • 8 l'Ultat04na&IUJSW 1IlftPlltA"'" ~_mt.w_", ... _ ~CIII)G)._ 'ACIIII!U. c-l-- ; ~'!",r. '-'-., •• 'j'- :r. .. ~';! ...... I . I' .J. 2 3 4 5 6 7 8 9 10 \I g) 12 g) 13 ~ N ~ 14 M N ~. !'" 15 ~ 16 17 18 19 20 21 22 2J 24 25 26 • -,.. ~~:="""~_':..""~.,;.:i~~..,,,.;a::""~-'~~~:;~~1:,,-·_,,":""'''''''~:I.''J..:-r-_-·."",,~:!''I .. :r...:: 'f!'''i":'~~'''''l_:-,.~~~i:'',a:(''~~~''~~~~ . ",' .,,' ;:}:.:'-\.:::~: V: , .. : remedial alternatives. Zelman will conduct a remedial action at the Site in accordance with this Decree. 33. Unless &Ology and Zelman agree otherwi2 in writing, the provisions oftIW Decree shall Dot apply if Zelman or its Successors in Interest and Assigns have not corrunenced the remediation program required by Section V of this Decree within one year of the effective date ofthi! Decree, or if Zelman or its Suc:c:essors in Interest and Assisns have not completed the work set fonh in the CAP, with the exception of the mainteoance of institutional controls or groundwater monitoring, if any, within three yean of the effective date of this Decree. This paragrapb sha11 not apply ifZdman establi5bes to the satisfaction of&Ology that Zelman's failure to commence or complete the work set fonh in the CAP within the time limits establiY1ed in this paragraph is excused by good cause, as defined in Paragraph 7S. V. WORK TO BE PERFORMED 34. Pursuant to this Decree, Zelman shall implement a remedial action at the Site and thereby protect public health, weltire, and the envirollJIlCQt from the known release or threatened release of hazardous substances at, on, or from the Site. Zelman will complctu the cleanup activities at the Site. as described in detail in the CAP attached as Attachment C and the scope of worle and schedule set forth therein. 35. ZeIrnan, through its contm:tor(s) and subcontrador(s) as necessary, shall accomplish the foUowir,g tasks: A Zelman sha1I obtain any and aU state, federal, or local permits required by applicable law before commencing the remedial action at the Site, except as provided in Section XIX. B. Pursuant to WAC 173·340-810. Zelman shall prepare I Site Safety and Health Plan in accordance with the most recent OSHA, WlSHA, Department of Ecology, and EPA guidance . and applicable regulations, to be reviewed by Ecology. PROSPECTIVE PURCHASER CONSEtn' DECREE RE: STERNCO PROPERTY, RENTON, WA· 9 IQ:I1ON Gf.lIIS.1I1I.I:I UJ' ". """ AYEJU MTS_ ..... nu. .. _ .. I~_ -(lllj--'ACIRRI.: ~m.1III r' ' ..... , •. ,'1 I. .... , .. -.. i - 2 3 4 S 6 7 8 9 :0 :') ~ 11 .-1 N 12 ... M N 13 ... i'" 14 ::r. IS 16 17 18 19 20 21 22 23 24 25 26 ','. :'.: ".L·"~'·; ;sr-':'~,L;;;:~WJ&i;,':~~i .... _ ••• o"p t •• -.,.".""""'->t.r",,, $ •• -, ••• ~. ". -". " • . .. ' ........ ~ ___ ...... ~.~ ... 4~~~ ..... __ .... _ ... _ ............ ·.~ .... ____ ~ C. Zelman shall prepare an engineering design report, constructi.ln plans and specifications, and an operation and maintelWlCe plan for the remedial &ction that meet the requirements of WAC 173-340-400(4), to be approved by Ecology, Upon approval, the engineering design report, construction plans and spcQfications, and operation and maintenance plan shall become integral and enforceable para of this Decree, and sbalI be complied with by Zelman. D. Zelman shall prepare e compliance monitoring plan that meets the requirements of WAC 173~340-410 and WAC 173-340-720 throush -7S0, to be approved by Ecology. Zelman shall conduct monitorins in accordance with the approved plan. Upon approval, the compliance monitoring p1&n shall become an integral and enforceable part of this Decree, E. Zelman shall provide security at the Site designed to prevent I'lItry by un.authorized p:rsollS. Security measures sbaII be maintained during the duration of this Decree. unless otherwise agreed to by Ecology. 36. The schedule for performance of the work identified in P~b 34 is set forth in the CAP attached u Attachment C, 37. During the operation of this Decree, Zelman or its SU«:CSSOlI in Interest and Assigns agree not to perform any remedWl actions outside the scope oflhis Decree unless approved in writins by Ecology. All work conducted under this Decree shall be done in accordance with chapter 173-340 WAC unless otherwise provided herein. 38. Zelman and its Successors in Interest and Assip agree to GXerCise due care or other IUgher standard, if required by applicable laws, in the implementation of this Decree. 39. For each individual parcel within the Site, Zelman shall record the restrictive covenant shown in Attachment D with the King County Auditor's Office within thirty (30) da)'l of the date on which title to that poniOD of the Site vests in Zelman, and shall provide Ecology with proof of sucb recording. PROSPECTIVE PURCHASER CONSENT DECREE RE: STERNCO PR.OPERTY, RENTON, WA -10 fIIIImltI GAlU611LU11U "'_.---. IIA'ItUoW_ ..... _ ----,"""""'---- , ' '/~~ ... t-• "."1' .~.';.-\i" ~:{:Z;'';;l '4,' I~ . \. - 2 3 4 5 6 7 8 9 C") JO cr; ~ 11 N ~ 12 M N ~ IJ r, ~ 14 IS 16 17 18 19 20 21 22 23 24 2S 26 e. -, • , ".i) " .. '-.... -.. '~~-;:~.:t: .--~: -~ .. ::~~ -,-: :. _~ .. ~~.~. -. -:;" .". ,'" :" ~:'i~' ~ ~:: ." .\ '~~'<';.'--'--; ~ .;".: -.-," '.:_~:" -,. _.' ---:. _. . ..' . • -,-, •. "::.1J!'";':"/!-:""<;~~"~ :-""t~'i:~.:..:~t:<~:.~}~.:-,~~~.'1:':~-~".:-.-' .'~".-':t;'" ~;r,;:m~~~1.'~!t. ,. . .;'-; . -,. ''''-!-':.-::~_~fT~t,:,;::,:",,,,,,,,~,,,~~,~-:~-:-.,,~~,,,.'''''''''''''T ••... ~~~·.~,,:~-,,·,,~,,~~·~~~'y~ .... >t'_""A-:s.w::~ -'. -. ~~ ~,~.:; ;·:·~_-~.<·~~.:;:~ .. :~::;~·~-:~t~ j.~ ".: '. " . ~ :." VL'ECOLOGY COSTS 40. Zelman or its Successors in Interest and Assigns agree to pay all costs incurred. by Ecology pursuant to this Decree and related to the cleanup or the Sile, except for costs paid punuant to the Prepurchase Asreement between Ecology and Zdman dated April 9, 1997, and all amendments thereto. The costs required to be paid under this Decree sha1I include worle perfofllled ~, Ecology or its contractors for or on the Site under CII, 70.1050 RCW after the issuance oflhis Decree for investigations, remedial actioll!, oversight, and administration. Ecology costs sha1I include cosu of direct activities and the support costs ofdirect activities u defined in WAC 173·340-5S0(2). 41. within ninety (90) days of receiving from .Ecol.ogy an itemized statement of cons that includes a ~ of costs incurred, an ideutification of involved staff; and the amount spent by involved staff members on the project, A general statement of work perfOfllled will be provided upon request. -. It~stai~ents shall be prepared quanedy. Failure to pay Ecology's Costs within iunety (90) days of receipt of the itemized statement will result in intereSt charges. VII. DESIGNATED PROJECl' COORDINATORS 42. The project coordinator for Ecology is: The project coordinator for Zelman is: Daniel R. Cargill Departmen~ of Ecology Northwest Regional Office 3190 I60tb Avenue S .E. Bellevue, WA 911008·S4~2 Tolephonc:'(425) 649·7023 Richard L, Burr Burr &: Temkin 1080 MaJtet Place Tower 202S FIfIt Avenue Seattle, WA 98121 Telephone: (206) 727·7777 43. Each project coordinator sha1I be responsible for overseeing the implementation of this Decree. The Ecology project coordinator will be .Ecology's designated representative at the Site. To PROSPECTIVE PURCHASER CONSerr DECREE RE: STERNCO PROPERlY, REl'ITON, WA -11 PUIITOIf IMlU a lUIS lU' 1IIftP111 ....... oam_ ..... ma.w_ ... _ _ 0lIl __ ,ACOIIIII.L __ _ .:.' d. 1'- ~! ,-: - 2 3 4 5 6 7 8 9 10 11 ~ 12 ~ N 13 ... M N 14 ... [ .. IS ~ 16 17 18 19 20 1.\ 22 23 24 25 26 •• • i _ . ,---.-.. -.~ ... t-~:~""""'..-;...:-;:i-":"""'r:-:t~.=;'.~-.c.."r"!'.z!."-''''b.!:,,~:-~;'-'''~-:-\.'''I=-t\. ::'l~~~,\~~ .... ~ ~ .' . . I ~ .• ,,' the maximum extent possible, communications between Ecology and Zelman or its Successors in Interest and Assigns, and alI documents, including repons, approvals. and other correspondence concerning the activities perfonned pursuant to the terms and conditions of this Decree. shali be directed through the project coordinators. The project coordinators may designate. in writing. working-level staff cootact5 for all or ponions of the implementation of the worle to be performed under Section V of this Decree. The project coordinators may agree to minor modifications to the work to be pUronned without fol'lUl amendmenb to. this DeCree. 44. Any party may clIanse its respective project coordinator. Written notification shall be given to the other party at least ten (10) calendar tlays prior to the change. vm. PERFORMANCE 45. All work performed pursuant to this Decree shall be utder the direction and supervision, as necessary, of a professional engineer or hydrogilologist, or equivaJerit, with experience and expertise in huardous waste site investigatio.n and cleanup. Any consuuctiOll work performed pursuant to this Decree must be under the supervision of a professional engineer. Zelman or iu Suc:c:essors in lIIterest and AMigns shall notify Ecology in writing as to the identity of such engineer(s) or hydrogeologis1(S), or otben, and of any contractors and subcontractors to be used in carrying out the terms of this Decree, in advance of their involvement at the Site. IX. CERTIPICA nON OF ZELMAN RENTON, LLC 46. Zebnan represents and certifies that, to the best of its knowledge and belief, it has fully and accurately disclosed to Ecology the information currently in Ze1man's possession or contro) that relates to the envitonmeutal conditions at and in the vicinity of the Site, or to Zelman's right and title thereto. 47. . Zelman represents and certifies that it did not cause or contn"bute to I release or threatened release uf halJIrdous substances at the Site and is not otherwise potentially liable under RCW 70.IOSD.040( I), except by becoming III owner ofChe Site. PROSPECTIVE PURCHASER CONSENT DECREE RE: STERNCO PROPERTY, RENTON. WA· 12 run'ONOAlU.una III 111 fInII AVJM.-..... -_nu:.W_III ... "" ----'ACmGL.I!~m...a 2 4 S 6 7 8 a) 9 ~ .... 10 N .... CO) 11 N w1 { .. 12 ~ IJ 14 IS 16 17 18 19 20 21 22 23 24 25 26 • .... : .. :.:.-.. :>.,::., .. ~ .• -: .. ~ ... • " .. _~~ ..... t+:'=~ ____ ""...I:--;-_~":i.l...-_~~~......, ... , ...... =r.t"'_".z>-.J.",,"4:;,·'-.or"L:f'.·.='"._ ..... ~ ... ~~=-"'t:'~~~~~~~ .... , .; .. : "'.:';: :''->:"::~i,.;. .. . x. CONVEYANCE OF PROPERTY 48. The restrictions, obligatiON, and rights set forth in this Decree shall be bindill8 upon any and all persons who both (1) acquire a property interest in all or any portion of the Site; and (2) become Successors in IJJterest and Assisns by becoming panies to this Decn:e pursuant to the amendment procedur'e$ 3et forth in Section XI. Provided, hcwcver, that Zelman or its Successors in Inte~est and Assigns who have fee interests in the Site shall retain sufficient access rights in such interests to meet the requirements set forth in Seaion V of this Decree. Wtthin twenty-one (21) calendar days of the effective date of tbiJ Decree, Zelman Jha11 record a memorandum uf thU Decree with the Recorder's Office for King CoWlty, WasbingtOD. Zelman'" conveyance of any property interest in the Site shall not terminate Zelman's obligations WIder Section V of this Deace, untess otherwise agreed to by Ecology in writing and implemented as an amendment tolbia Decree. In the event that Zelman and one or more Successors in brterest and Assigns are parties to thU Decree, ~ and the 5ac:ccssors in interest and AssiSW may dCtermine hoW to alloc:ate the duties and obligations of this Decree between tbam, subject to the requirements of this Dc:aee; provided that Zelman shall remain liable for all obligations agreed to in this Decree, unless otherwise agreed to by Ecology. 49. Zelman and ilS Successors in Interest and Asligns may freely alienate their interest, or any portion thereof: in the Site. provided that, at least fifteen (I S) days prior to the date of any transfer of all or a portion of any interest in the Site. Ze1man or its Successors in Interest and Assigns shall notity Ecology of the proposed transfer ano the lI8IJles of tile proposed tnnsferee(s) who would acquire such interest. Prior to a transfer of any interest, or portion thereot: in the Site, Zelman or its Succenors in Interests and Assigns shall serve a copy of this Decree on the proposed transfen:e(s). 50. The CoverW1t Not to Sue set forth in Section XIV of Chis Decree shall not be effective with respect to any transferees who fail to execute the Asrecment of Successors in Interest and Auigns. attached hereto as Attachment E, or a substantially equivalent document, and foHow the PROSPECTTVEPURCHASER CONSENT DECREE RE: STERNCO PROPERTY, RENTON, WA· 13 1'Ulltlf00lU" W.IS u.P 111 .... " __ ... -JilAT1I4 WAIIMJIOM ..... ..,.. -~-'-"QIjIO_ " t··- t·; ~.,* I.: , . I· I: i.~ "!i ':" , .. ",- -.. ~.:.:_--' _.'! ....• ..:.-." .;!.-~.-i -_ ... ~ .'~.' : ~.' .... "7 j.-.:~ j~) ··r ~.' :-v--,; ,' ..... -.: •. .:. ii. • ,:,":",:~,~:,i'"~ ~.: "', .~ . "''!"' "" •••.• '".-~ .• '.m;; :'~.'~.\.< ~'~:~~~~.~--" ~.~ -, >:,~:{ .'.. . . .:-:',' j .... "-.' -.:~ '.1:~ ~~.,":_~!.~_ ~~~-{~,i~.7,:F-}l}!'~'-::.~:~1:...~ __ ~.,..:~t ::.1' ~r-' ~..:i ~;' .• ;~.;,~,~~~ .",::.~ .j::,:"""".>~::, ,.! .. ,. ",:' , " ,;;,,~:.,;~~::;~~~~);~itii\ti{if: .. ~ . ":':':,}f:~;;:::;t::J)( , .' ,~--~.'''':-~'''~'''~.A"..!=''....i"",-.;:rlo'\~~.-.~.....:.',-,='''''''''''_'r.-!:-L:--::~~-_''r:7i'".'''("!:~'''''-;~_~-4."_~~~~_~~''~:~ amendment procedure set forth in Section XI of this Decree. Pursuant to the Agreement of 2 Successors in Interest and Assigns, Zelman's Successors in Interest and Assigns shall execute 3 certifications substantially equivalent to the cet1ificatiols set fortb in Section IX of this Decree. The 4 failure of Zelman or Succeuors in Interest and Assigns to timdy comply with this Section's S notification requirements sba1I subject such party(ies) to a stipulated penalty orsl,OOO. However, 6 this penalty does not in lIlY way alter the rights and ob~ons of suchparty(ies), as set fOM in this 7 Decree, including Ecolosy's reservation of rights under Sections XIV this Decree. The penalty stated ~ 8 above may be waived by Ecology at its discretion. ~ ~ 9 XL AMENDMENT OF CONSENT DECREE; ADDING NEW PAR'IIES TO DECREE ~ lOS I, This Decree may only be amended by a written stipulation among the parties to this ... ~ II Decree that is thereafter entered and approved by order of the Court, except as provided in .# • 12 Parasraph 53. Such amendment shall become effective upon entJy by the Court, or upon a later date. 13 if such a later date is expressly stated in the parties' written stipulation or the Court so orden. 14 52,' Amendments may cover any subject or be for any purpose agreed to by the parties to 1 S this Deaee, including for the purpose of making proposed Successors in Interest and Assigns ~ 16 parties to the Decree, If Ecology determines that the subject of an amendment requires public input, 17 Ecology shall provide thirty (30) days public notice prior to seelaag ently of the amendment by lite I f, Coun. Ecology agrees that an amendment to mat:e proposed Successors in Interest and Assigns 19 parties to this Decree does not'by itself require public notice or comment. 20 53. A3 part of the notice to Ecology required by Section X of this Decree, when Zelman 21 or Successors in Interest and Assigns contemplate conveyance of an interest in the Site, and the 22 proposed Suc:c:cssors in Interest and Assigns agree to become parties to this Dec::ree, the proposed 23 Successors in Interest and Assigns sba1I request that the Decree be amended as provided for in this 24 paragraph. The amendment to the Decree may be in the form of Attachment E, • Agreement of 2S Successors in Interest and Assigns •• or a substantially equivalent document. Ecology may only 26 PROSPECTIVE PURCHASER CONSENT DECREE RE: STERNCO PROPERlY. RENTON, WA • 14 PIIBnQII GA1&I a IIUJIIV IIII1F111AVIIU M1l_ ~.~ ..... ,.,. ----'. f~ __ 1111 .' .... r. '.' ":-. !:.- ,._\ i, I ',' " ::.-. ..... : 2 3 4 S 6 7 8 9 e; 10 en ~ 11 N ~ M 12 N ~ 13 ~ 7- 14 15 16 17 18 19 20 21 22 23 24 2S 26 ......... ·_-,·.'.:..· ..... ·:t,····· . ..... -;:.,-: withhold consent to an IIIlCIldment making proposed Successon in Interest and Assigns pany to this Decree if EcoioBY provides written notification to the party or parties nolifying Ecology oCthe proposed Iramlfer in interest pursuant 10 Scetion X of Ihis Decree finding that Zelman or ilS Successors in Interest IIId Aasigns are in violation of. or will be in violation of; a material term of the Decree. Provided, however, that Ecology shall not withhold COIISeIIt to an amendment making proposed Successors in Int~ and Assigns parties to the Deaee on the basis that their proposed use fails 10 provide a public bcMfit or expedite cleanup, so long as such proposed use is consistent with applicable City of Reuton zoning provisions and comprdleosive plln designations, a.'1d any restrictive covenants established pursuant to this Decree. Such written notification must be received within thirty (30) days of the date EcologyWlS notified of the proposed transfer. If Ecology does not provide S lch notification within thirty (30) days, the Court is authorized to enter the amendment without further action by EcOlogy. Provided, however, that the failure of Ecology to commeut within thirty (30) days does not compromise or affect any righu Ecology may have under this Decree, MI'CA, or other applicable law. xn. DISPUTE RESOLtmON 54. In the event a dispute arises as to any approval, disapproval, proposed modification, or any other decision or action by Ecology's Ploject coordinator or by Ecology with respect to this Decree, the parties shal1 use the dispute resolution procedure set forth below. A. Upon receipt oCthe Ecology projeCt coordinators decision, Zelman or its Successors in Interest and Assigns shall have founeen (14)days to notify EcoloSY's project coordinator of any objection to the decision. B. The parties' project coordinators ,.)W1 then confer in UI effort to resolve .the dispute. If the project coordinatoR cannot resolva the dispute within fourteen (14) days, Ecology's project coordinator shall issue I wrinm decisior.. PROSPECTIVE PURCHASER CONSENT DECREE RE: STERNCO PROPERlY, RENTON, WA • IS PUn1ltI eM,.. AIIUIIW' "'III'TII",_ --a.mu..w __ _ ~--.~--- .,..,; ,-Of, -- " .. 3 4 5 6 7 8 9 ~ 10 ~ "'" N 11 "'" M 12 N "'" I'" 13 ~ 14 IS 16 17 18 19 20 21 22 23 24 25 26 • C. Zelman or its SU«eSSOrs in Interest and AssiIlftS may then request Ecology management review of the decision. This request shall be submined in writing to the Toxics Cleanup Program Manager within seven (7) days of receipt of Ecology's project coordinator's written decision. D. Ecology's Toxies Cleanup Program Manager shall conduct a review of the dispute and shall issue a written dec:ision regarding the dispute within thirty (30) days of the request for review by Zelman or its Successors in Iaterest and AssiIlftS. The Toxies Cleanup Program Manager's decision shall be Ecology's fina1 decision on the disputed matter .. 55. If Ecology's final written decision is WlllCCCpt8ble to Zelman or its Successors in Interest and Assisns, Zelman or its Suc:cessors in Interest and Assigns shall have the right to submit . the dispute to the Court for resolution. The parties agree that one judge should retain jurisdiction over this case and shall, as necessary, ~Ive uY dispute arising under this Decree; .. 56. The parties may agree to substitute an Alternative Dispute ResolUtion (" ADR.") process, such III mediation, for the formal diJpute resolution process set forth in this section. 57. The parties agree to use the dispute.resolution process in good faith and to expedite, to the extent possible, the dispute resolution process whenever it is wed. When either puty uses the dispute resolution in bAd faith or for purposes of delay, the other puty may seek sanctiON. 58. The implementlltiC:ID ofthCSl: dispute resolution procedures shall not provide a baN for delay of any activities required in this Decree, unless Ecology agrees in writing to a schedule extension or the Court so orders. xm. CONTRIBUTION PROTEcnON S9. With regard to claims for contribution against Zelman or its Succeasors in Interl!Sl and Assigns for matters addressed in this Decree, Ecology agrees that Zelman and its Succ:essora in Interest and Assigns are entitled to protection from contribution actions or c:lam!s as is provided by MTCA, RCW 70.l0SD.040, or III is otherwise provided by law. For the purpoxs of this section, "mAtters addressed" shall include all past and future aspects of the investigation and remediation of PROSPECTIVE PURCHASER CONS Em' DECREE RE: STERNCO PROPERTY, RENTON, WA ·16 IIBSTOH QAlU alUJll UI .'f1P1'11AWIIIW .... -.... nu.w __ _ ----'~_m1ft1 2 3 4 5 6 7 8 9 al t:'; 10 ~ II N ,..4 :"') 12 tl "."4 {" 13 ,.. 14 15 16 17 18 19 20 21 22 23 24 25 26 • • - ..• ··.·, .... • ..• i;· -._~ __ the known or suspected enviromnc:ntal coutamination at or Cram the Site. whether performed by Ecology or other parties. XIV. COVENANT NOT TO SUE UNDER MTeA; REOPENERS 60. In consideration of compliance by Zdman or Successors in Interest md Assigns with the terms and conditions oftbis Decree. Ecology agrees that compliance with this Decree shall stand in lieu of any and all administrative, legal, and equitable remedies and enforcement actions available to Ecology against Zelman or Suc:cessors in Interest and Assigns for the release or threatened release of known or suspected bazardous substances It the Site covered by the terms of this Decrcc. A. R.copenm: In the foUowiDg circumstlnces the State of Washington may ex~se its fuU legal authority to adcbas releases of hazardous substances at the Site notwithnnding the Covenant Not to Sue set forth above: I. In the event Zelman or Successors in Imerest and Assigns fail to comply with the terms and conditions oftbis Consent Decree, including all attachments. and. after written notice of noncompliance. fail to come into compliaru:e. 2. In the event DeW infomiation becomes available regarding factors previously unknown to Ecology, and Ecology determines, in light of this information, that further remedial action is necessary at the Site to protect hwum health or the enviromnent, md Zelman or Successors in Interest and Assisns. after llOtice, fail to take the nec:esaarv action within a reasonable time. For purposes of this subparagraph, "fictors previously unknown to Ecolosy" shall mean contamination unknown or undocwnentcd 11 the time ofWs Decree. Factors previowly unknown to Ecology shall not include any information related to the presence of. extem o~ or impacts Cram the. hazardous substances identified at the Site, U set forth iii the final SRI and the SEACOR IUlFS. 3 . In the event the remedial action conducted at the Site faiJs to meet the requirements set forth in the CAP Md Section V of this Dec:r~. PROSPECTIVE PURCHASER CONSENT DECREE RE: STERNCO PROPERlY, RENTON, WA -17 I'U.STON ClAtIII. lUll UP "'1'1",,,,-.. ...... -_nu.w_ .. , ... _ _ C"'I __ 'ACIDaU. __ 1II2 I .-. ~ .. '.". ' ..... . . .' . f--··1-.-.~;;; I : ..... -.;"f. 2 J 4 5 6 7 ·8 9 10 al II ~ ~. C'l 12 .-4 M 13 C'l ~ 1'-14 ~ 15 16 17 18 19 20 21 22 23 24 2S 26 • -,. -', ,. , •• . ..... '-.' . -~ . B. Applicability. The Covenanl NOI To Sue sel forth above shall have no applicability whatsoever to: I. Criminal liability: 2. Liability for damages to natural resources; J. Any Ecology action against PLPs not party to this Decree; and 4. Liability for releases of hazardous subsunccs occurring after the entry of this Decree other than releases, if any, occurring pursuant to the CAP and remedial program authorized by ttii. Dccrte. XV. ZELMAN RENTON, LLC'S RESERVATION OF RIGHTS 61. Zelman and any Successors in Interest and Assigns reserve all rights and defenses that they may have and that are not otherwise IIddressed in this Decree. Enuy into this DeCree by Zelman or Successors in Interest and A5signs is not an admission of any findings of fact or of any liability on their part. 62. Except u provided herein for ZeIman and. Successors in Imerest and Assigns, this Decree does nol grant iny rights or affect any liabilities of &fly person, finn or corporation, or any subdivision or division of stale, federal, or local govenunent. XVL DISCLAIMER 63. This Decree does not constitute. repre1elltation by Ecology that the Site is fit for any particular purpose. xvn. RETENTION OF RECORDS 64. Zelman or its SUC(;Clsors in Interest and Assigns shall retain all reccrds, reports, documents, and underlying data in its possession relevant to the implementation of this Decree during the pendency of this Decree and for a period of ten years foUowing the termination of this Decree pursuant to paragraph 81, and shall insert in contracts with project contractors and subcontractors·. 3imilar records retention requirement Ilpon request of Ecology, Zelman or its Successors in Interest PROSPECTIVE PURCHASER CONSENT DECREE RE: STERNCO PROPERlY, RENTON, WA· 18 PUIroN OAlU A IIJ,IS lLP 1I1,..qeA ..... ..... -AI.nu. wAIIIDC7I'DII ..... 101I -CJIIQ--'~CJIIQ-- , . , .' . " ":.' " il-.-, , .... : -,_:; •. -_,~ .-~ "'h':~' , o. -... ~\ •• -... r-' ';" ,-, 7 ..•• ~-_-.:_. ~:_ _.:: 'o,~. :"!":""'/r.:.~-~'J-':; ", -~---.-, ," -'.:--. 'r ":' ,-T i. ., ... ~--: • .-. ,'-.--~:,"~'!:(~-', ", .. . -. ~: --... . . . -.-:: ;"" "'" .. ...... -,.. -. - . -~ .- ",' ,"--:' ~~~ __ ~ __ ~._ro_~~=~~-=':--'--" r' 2 record review. All arcbived records sM1I be made aYlilable to I:.cology by Zelman or its Successors 3 in Interest ud Assigns within a reasonable period of time. 4 xvm. SITE ACCESS 5 65. Zelman and Successors in Interest and Asligns grant to Ecology. its employ~. 6 agents, contractors, ud authorized representatives, an irrevocable right to enter upon the Site. with 7 reasonable notice and at any RUOnable time, for purposes of allowing Ecology 10 monitor or enforce 8 compliance with this Decree. The right of eII1ry granted in this Section is in addition to any right 9 Eeolo~y may have to enter onto the Site pursuant to specific statutory or regulalc;ty authority. ;no Consistent with Ecology's responsibilities under state and federal law, Ecology. and any persons ~ c:} 1 acting for it, sha1I use reasonable efforts to minimiie any interfereace with existing uses at the Site ~ ~2 and use all reasooable effortS not to interfere with the operations of any existing'uses by any such r3 3 entty. In the event Ecology enters the Site for reasonS other than emergency response, Ec:ology ~ ) 4 agrees that it sbaII provide reasonable advance notice to Zelman or its SUcc:e5S0CS in Interest and 15 Assigns of any planned entry. as wdl as the schedules and locations of Ecology activity on the Site. 16 Ecology further agrees to 8CCOlDClodate reasonable requests thaI it modify its scheduled entry or 17 activities at the Site. 18 66. Notwithstanding any provision of this Decree. Ecology retains all of its access 19 authoritiet. and access righ~, includins enforcement authorities related thereto, under MTCA and any 20 other applicable state stAtute or regu1ation. Nothing in this Decree sballlimit lJly right of access 21 Ecology may have concerning releases ofbazardOUl substances not addressed by this Decree. 22 23 67. XIX. OlBER APPLICABLE LAWS All actions c:anied out by Zelman or Successors in Interest ud Assigns pursuant to 24 this Decree sha1I be done in accordancc with all applicable federal, state, and local requirements. 25 including applicable permitting requirements, Pursuant to RCW 70.10SD.090( I). tbe known and 26 PROSPECTIVE PURCHASER. CONSENT DllCREE RE: STERNCO PROPERlY, RENTON. WA· 19 I'IlUTOH OAlUallLlS IU '111""""-MR_ 1IA11I.I. ... _ ...... _ '_CIIIIe_ '~_CI)."" .. ,:~ ,. '-";:-. ';.wi: - 2 3 4 5 6 1 8 9 ¢) 10 ~ ~ N 11 ~ C"') 12 N ~ ~ 13 ~ 14 15 16 11 18 19 20 21 22 23 24 25 26 • " .•.• .' ;. I •• • • __ ,:~ •• t:· _. _. " .. '.' -.. ~., .. ~--; . .... applicable substantive requirements of Chapters 10.94, 10.95, 70.105, 7S.20, 90.48, and 90.58 RCW, and any laws requiring or authorizing Iocalgovemntellt permits or approvals for remedial action, have been included in the CAP and are incorporated by reference here as binding and enforceable requirements in this Decree. In the ~ Ecology determines, or Zebnan or its Successors in Interest and Assigns become aware, that additional pennits addressed in RCW 70.1050.090( I) are required for the remedial action set forth in the CAP, Zelman or Succ;essors in Interest and Assigns will be required to consult with the appropriate state or local jurisdictions and provide Ecology with written . documentation from those jurisdictions of substantive requirements those asencies believe are applicable to the remedial actions, prior to conducting the remedial action. The additional requirements shall become enforceable requirements of the work to be perfor.ned under this Decree. Ecology shall ensure tha: JIIIblic notice and opportunity for comment is provided. 68. Pursuant to RCW 70. JOSO.090(2}, in the event that Ecology determines diat the CKcmption from complying with the procedural requirements of the laws referenced in RCW 70.IOSD.09O(I) would result in the loss ofapprovai from a federalasency necessary for the state to administer any federal law, such exemption shall not apply and Zelman or Successors in Interest arid Assigns shaII comply with both the proc:edural and substantive requirements of the laws referenced in RCW 70.IOSO.09O(1). xx. SAMPLING. DATA REPORTING, A>'fD AVAILABILITY 69. WIth respect to the implementation of this Decree, Zelman or Successors in Interest and Assigns shall make the results of all sampling, laboratory reports, andIor test results generated by it, or on its behalf available '10 Ecology and shall submit these results in accordance with Section XXI oflhi& Decree. 10. If requested by Ecology, Zelman or Successors in Interest and AaigDs shall allow split or duplicate samples to be taken by Ecology andlor Ecology's wtboriz.ed represeutativcs nf any samples collected by Zc1man or Successors in Interest and Assigns punuant to the implcmcrntation of PROSPECTIVE PURCHASER CONSENT DECREE RE: STERNCO PROPERn'", RENTON, WA ·20 PDSTONQAtu Al!WSur 'tlPIP'r'8AVDIW an _ _ nu.W_WI __ -_ .. ,. . ...,.....,-_ ... i' I . t .. I .1 l. ,. ;" : .. ~~ 2 3 4 5 6 1 8 9 10 :"l ~ 1\ ... N 12 ... CO) N 13 ... "-~ 14 IS 16 17 18 19 20 21 22 23 24 2S 26 • • .. ", • _:_: .. " .• ~~;_~~~.~\.-~ •• ~ :~., •. l'-).~ : • this Decree. Zelman or Suc:cessors in Interest and Assigns shall notifY Ecology at least five (5) working days in advance of any sample collection or work activity at the Site. Ecology shall. upon request. allow split or duplicate samples to be taken by Zelman or Su("cessors in Interest and ~igns. or their authorized repmentatives. of any samples collected by Ecology pursuant to the implementation of this Decree, provided it does not interfere with the Department's sampling Without limitins Ecologys rishts under Section XVID. Ecology shall endeavor to notify Zelman or Successors in Interest and Assigns at least five (S) worlcing days prior to any sampling collection activity. XXI. PROGRESS REPORTS 71. Zelman or Succ:cssors in Interest and Assigns shall submit 10 Ecology written monthly progress rllpOrts that describe the .ctiOll5 taken during the previous month to implement the requirements of this Decree. The progress rc:pcrts shall include the following information: A. A list of on-Site activities that have taken place during the month; B. Detailed desaiption of any deviations from required tasks not otherwise documemed in project plans or amendment requests; C. Description of all deviations from the schedule during the current month and any planned deviations in the upcoming mOnth; D. For any deviations in schedule, a plan for recover1nglost time and maintainins compliance with the schedule; E. All data (mcluding laboratory analyses) which. after the QAlQC progrun has been performed. have been received by Zelman or Successors in Interest and AJsigns during the P8lo1 month and an identification of the source of the samples; and F. A list of deliverables for the upcoming month if different from the schedule. 72. All progress reporu shall be submitted by the fifteenth day of the month in which they are due after the effective date of this Decree. Unless otherwise specified. progress reports and any PROSPECTIVE PURCHASER CONSENT DECREE RE: STERNCO PROPERlY, RENTON. WA -21 I'U.S1ON 0Al'P a RtlS w 'Itt FIP1N .. 'IDIUE -.om ... RAJTU. WAIIIItO'IQI .... ..,. -IJIQ--.AOI>aU: __ _ ;. - 2 3 4 5 6 7 8 9 C7') 10 ~ ... 11 N .... 12 CO) N ... 13 l'-:74 14 IS 16 17 18 19 20 21 22 23 24 2S 26 other documents submitted pursuant to this Decree shall be sent by certified mail, return receipt requested, to Ecology's projcc:t coordiJlator. xxn. EXTENSION OF SCHEDULE 73. An extension of sdIeduIe shall be sramed only when a request for an extermon is submitted in a timely fashion, generalJy at least thirty (30) d.ys prior to expiration of the deadline for which the extension is requested, IIId when good cause exists for granting the extension. All extermons sIWJ be requested in writing. The request shall specitY the reason(s) the extension is needed. 74. An extension shaIJ only be granted fur such period of time as Ecology determines is reasonable under the circumstances. A requested extension shall not be effcctr.,e until approved by Ecology or the Court. Ecology shall act upon any written request for extension in I timely fashion. It sba!I not be necessary to formally amend this Decree punuant 10 Section XI when a schedule extension is gnuned . 75. ·The burden shaIJ be 00 Zelman or Successors in Interest and Assigns to demonstrate to the satisfaction of Ecology that the request fur such extcmion has been submitted in I timely fashion and that good cause exists fur granting the mermon. Good cause includes, but is not limited tc, the following: () circumstances beyond ,the reasonable comrolllld despite the due diligence of Zelman or Successors in Interest and AJsip, including delays caused by unreIatcd third parties or Ecology. such u (but not limited to) delays by Ecology in reviewing, approving, or modifying documents submitted by Zelman or Successors in Interest IIId Assigns; or (2) Acts of God. including fire, flood, blizzard, extreme temperatures, storm. or other unavoidable cuua1ty; or (3) endangennePt III desaibflC! in Section XXlll. However, neither increased costs of pcrf011lllllCe of the temu of the Decree nor ~ed . economic circumstances shall be considered circumstances beyond 'lie rea50nabhs control of Zelman or Successors in Interest and Auigns. PROSPECTIVE PURCHASER CONsmr DECREE RE: STERNCO PROPERn'. REm'ON. WA -22 PUI1tJN OAlIIIi A RJ.UI UJ' 1I1""'A\'8W ... -_111.&."' __ _ ----'~_CD-'" ro, . .. J ... , 2 3 4 5 6 7 8 9 ~ ~ 10 .-1 N ... II M N ... 12 { .. ~ 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • ... ' .. __ . ';~ .• ':. :t'"-~~'i-""': ;t:-.\. :: -:"' . . - 76. Ecology may extend the schedule fora period not to exceed ninety (90) days, except where a longer extension is needed as a result of:· A. Delays in the issuance of a necessary penni! that was applied for in a timely manner; or B. Other circumstances deemed exceptional or extraordinary by Ecology; or C. Endangerment as described in Section xxm. Ecology ahalJ give Zdman or Successors in Interest and Assigns written notification in a timely fashion of any extensions granted pursuant to this Decree. xxm. ENDANGERMENT 77. In the event Ecology determincs that activities implementing or in noncompliance with this Decree, or any other circumstances or activities, IIC g-«ting or have tM potential to create a danger to the health or welfare of the people on the Site or in the surrounding area or to the environment, Ecology may order Zelman or Successors in Interest and Assigns to stop further implementation oftltis Decree for such period of time as needed to abate the danger or may petition the Court for an order as appropriate. During any stoppage of work under this Section, the obligations of Zelman or Suc:ceasors in Interest and Assigns with respect to the work under this Decree that is ordered to be stopped sball be suspended and the time periods for perfOIlJlllJlCC of that work, as weD as the time period for any other work dependent upon the work that is mopped, shall be extended, putsuant to S~on XXII of this Decree, for such period of time as Ecology determines is reasonable under the circumstances. 78. In the event Zelman or Successors in Interest and Assigns determine that activities undertaken in furtherance of this Decree or any other circumstances or activities are g-eating an endangerment to the people on the Site or in the surrounding area or to the environment. Zelman or SUCGCSSors in Interest and Assigns may stop imp!.ementation oftl-is Decree for such period of time necessary for Ecology to evaluate the situation and detenninc whether Zelman or Successors in PROSPECTIVE PURCHASER CONSENT DECREE RE: STERNCO PROPERlY, RENTON, WA -23 FU.nOII GA'I1II a BWI W' -_A_ NTI_ HA.TI\L W.\IIIIIIICnDf III ..... -I11III __ ~ACOIMU. OOQm. .... I : I ,"'1',: I 2 .3 4 5 6 7 8 9 ~ ~ ..... 10 N 11 ..... M N 12 0'1 r-. ~ 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • ".-. .... -" .. .... ' : . ~ '. ~.-. . . ~ "'. .• ", .. ' • • •• !~:"-".' . '. ~. ';: ... :: ..... ,- ." .. p_._- ~.~ .. • • "s • .. :~,.·:l:!·· ~ :~~ .. ~ :~ .. 'l .• :;;-·:r.;.~ .. :~~~~~,..~ ~.;:·?~iS·~!'"'t.-.r..;!~~~: .... '_~J-. -:<~~~:!<;,.~~';<':~~~~ . ~,,~ .:::,~~:j~~~~~~,j~i~:;{r~,·;-.~:: .... ", ... . ,. Interest and Assigns should proceed with implementation of the Decree or whether the work stoppage should be continued until the danser is abated. Zelman or Successors in Interest and Assigns shaI1 notify Ecolo6)"s project coordinator as soon as Jl')SSible, but no later than twenty-four (24) hours after such Itoppase of work, and thereafter provide Ecology with docuinentation of the buis for the work stoppage. lfEcology disagrees with Zelman's or Successors in Interest and Assigns' determination, it may order Zelman or Successors in Interest and Assigns to resume implementation of this Dec:ree. If Ecology concurs with the wort stoppage, Zelman's or Succ:essors in Interest and Assigns' obligations shall be suspended and the time period for performance of that . worle, u well as the time period for 111)' other work dependent upon the work that was stopped. shall be extended, pursuant to SeaioD XXIJ of this Decree, for such period of time u Ecclogy determines is reasonable under the c:ircumstanc:es. XXIV. IMPLEMENTATION OF REMEDIALACI'lON 79. [fEcology determines that Ze1inau or Successors in Interest and Auigns have failed witboutgood cause to implement the remedial action described herein and in the CAP, Ecology inay, after notice to Zelman or Successon in Interest IIId Assigns, perform any or a1Jportions of the remedial action that remain incomplete. If Ecology performs all or portions of the remedial action because of Zelman's or Successors in Interest and AJsiSOS' failure to comply with the obliptions under this Decree, Ze1man or Successors in Interest and Assigns shall reimburse Ecology for the costs of doing :lUch work in accordance with SeaiOD VI, provided that Zelmlll or Successors in Interest and Assigns shall aot be obligated under this Section 10 reimburse Ecology for costs incurred for work inconsistent with or beyond the scope of this Decree. XXV. Pl"8L1C PARTICIPATION 80. The public participation plan for the remediation of the Site is attached u Attachment F. Ecology shall maintain the responsibility for public puticipation at the Site. However, PROSPECTIVE PURCHASER CONSENT DECREE Rf: STERNCO PROPERlY, RENTON. WA· 24 PaUnMtMlU alUJll.U' _IIIPIIIA'VDIA ..... -AAnu, .. __ ......... --11).-'~_CD-_ ',;~ ...... .. ' .~ -:. ~.: ..... 2 3 4 S 6 7 8 9 10 :'l II -. .... ... N 12 ~ M 13 N ~. [ .. 14 ~ IS 16 17 18 19 20 21 22 23 24 2S 26 • -. -.... -'. ..•. .: ,';'--.,' Zelman or Successors in Interest and Assigns shall cooperate with Ecology with respect to the following public participation activities: A. Prepare drafts of public notices and fact sheets at important stages oCthe remedial action, such as the submission ofworlt plans and engineering dcsrgll repons. Ecology will finalize (including editing, UDecessat}') and distribute such fact sheets and prepare and distribute public notices oCEcoJogy's presentations and meetings; B. Each pany sbaIl notify the other partys project coordinator prior to the preparation of aU pres:! releues aud fact sheets, and at least one week before major meetings with the interested public aud Iocalgovemmeots regarding th8 remediation of the Site. Likewise, Ecology shall notify Ze1man or iu Successors in Interest and Assigns prior to !he issuance of aU press releases and fact sheets, and before major meetiDgs with the iatercsted public and local governments; C. Participate in public presentations OD the progress of the remcdiaI action at the Site. Participation may be through attendance at public: meetings to assist in answerins qUestiODS, or as a presenter; and D. In cooperation with Ecology, unnge and/or continue infonnatiOD repositories to be locate<! at tM City of Renton Public Library, the City of Kent Public Library. and Ecology's Northwest RcgioruJ Office. At a minimum, copies of all public notices, fact sbeeu, and press releases, aU quality assured monitoring data, remedial actions plans, supplemental remedial planning do..:urnents, and all other similar documents relating to performance of the remedial action required by this Decree shall b~ promptly placed in these repositories. XXVI. DURATION OF DECREE AND RETENTION OF JURlSDICI10N; CERTIFICATIONS BY ECOLOGY 81. This Decree shall remain in effect and this Court shall retain jurisdiction over both the subject matter of this Decree and the parties for the duration oCthe performance of the terms and provisions of this Decree for the purpose of enabling any oCthe parties to apply to the Court, PROSPECTIVE PURCHASER CONSENT DECREE RE: SlEUoICO PROPERlY, ItENTON, WA ·25 I'UI1'ON CII.'lUA IIlUI UJ' "'PImIA_ .... -.... nu.._._ ----.~--- ..J i . • #." ~ ........ . ; . 2 ) 4 5 6 7 8 9 :') ~ 10 -1 ~ ~ 11 M ~ 12 .-1 r ... ~ 13 14 15 .16 17 18 19 20 21 22 23 24 2S 26 • • -. ~ ... :,: '='+ ·_:'~.i·, ~:.t'r·: '; _.- -:-; -.? ~:.;~./! ~\~~~fJ~:::~~~~~~-~~-~:'{- '. .-" ...':-,:--t"l':':: .. -'--;----- :-.3··-,··r~ ~.~~!'~~.:.S"'o:t~~~~'~:'~~" ~:""" • -. ; consistent with the dispute resolution process set forth in Section XU, and the amendment proc;ess sel forth in Section XI, for IlUch further order, direetion, and relief as may be necessary or appropriate to ensure that obligations of the panies have been satisfied. The Decree shall remain in effect until Zelman has received written notification from &Ology that the requirements of this Decree have been . satisfactorily completed. Ecology shall provide such written notification or n:>tice of any defir.icncies in the completion of the requirements of this Decree within one hundred and eighty (180) days of receiving notice from Zelman or iu Successon in Interest or Assigns that the requin:ments of the Decree have been satisfied. Within sixty (60) days ofZe1man's or its Successors in Interest or Assigns' written notice that any noted deficiencies have been corrected, Ecology sbaII provide written notification that the requirements of the Decree have been satisfied or notice of any deficiencies thaI still remain. The provisions set forth in Section xm (Contribution Protection), Section XIV (Covenant Not to Sue Under MTCA; ReopcnersJ. Section xxvm (Indemnification), and other such continuing rights of Zelman. its Successors in Interest and AsJigns, or Ecology under this Decree, shall survive the tamination of the Decree pursuant to this paragraph. This Decree shaI1 in no way limit the authority of Ecology to obtain all legal or equitable remedies available apinst persons not party to this Decree and against all penollS, parties or non-parties. for releases of hazardous substances at the Site not addressed by this Decree. 82. Certifications by Ecology. In order to facilitate the timely redevelopment of the Site, Ecology shall certify in writing. pursuant to this paragraph, that Zelman or its Successon in Interest and Assigns have completed all cleanup activities that are required pursuant to the CAP, with the exception of the implementation of required iIUtitutionai controls and the capping. ifany, of hazardous substances thaI will be implemented through the redevelopment of the Site on ~ch of the following three areas of the Site: (I) thaI area consisting of parcels H, I, 1. K. L. M., and N, as identified in AttacJunent A:, (:!) that area consisting of parcels A and D, as identified in Attachment A; and (J) that area consisting of parccls B, C, E, F, and G, as identified in Attachment A. In order to PROSPECTIVE PURCHASER CONSEm' DECREE RE: STERNCO PROPERTY, RENTON, WA ·26 ftl!Sl"QIf ClATU "IU.II UI "'_A_ IJIITI-1lATlU.. wAlNl«Jftllf .. _-.11 lUDItOIlI: __ _ 'M:IiDIIJlI..~m. ... 2 3 4 S 6 7 8 9 ~ 10 ~ ... 11 N ... C") 12 N ... 13 i' '3j 14 15 16 17 18 19 20 21 22 23 24 25 26 • • • .' ~.-.... ".-'": & .:. " • . ,.'·~;~,;i \;.:'"-:: =;:~.:.:l".::"?~_ 1-:~~:<""" .-. '. : ... . . obtain such certifications, Zelman or its Successors in Interest and Assigns may submit a cleanup verification report to F..cology upon completing all cleanup aCtivities on each of the above-describcd areas required pursuant to the CAP, with the exception of the implementation. of required institutional .:ontrols and the capping of hazardous substan~, ifany. Upon receipt of this report, Ecology will review tbe worle and the report. If Ecology determines chat the applicable requirements of the Decree have been met with respect to the subject legal parcels, Ecology will confinn in writing that such requirements have been satisfied. Ecology shall issue this determination or provide notice to Zelman or its Successors in Interest and Assigns of any additional worle required to be completed on the subject l~ parcels within thirty (30) days ofreceiving the cleanup verification report. Mer conductins any additional worle on the subject legal pan:e1s tiJat Ecology determines is necessary in order,to Satisfy the requiremcuts of this DecP:e, Zelman or its Successors illlntcrest or Assigns shall , submit a revised or supplemental cleanup verilication report for Ecology's review. Ecology shall respond to any revised or supplemental report submitted by Ze1man or its Successors in Interest and .A3signs by either confuming in writing that the requirements of the Decree have been satisfied with respect to the subject legal parcels, with the exception of the implementation of required institutional controls and the capping, if any, of hazardous substances that will be implemented through the redevelopment of tile Site or by prClviding Zelman or its Successors in lJJterest and Assigns with notice of any additional work required. Ecology sbaII issue any such response pursuant to this subparagraph within ten (10) worlcing days of receiving the revised or IUpplemmtal cleanup verification report. At its discretion, Zelman may request Ecology's certification with respect to each of the above-describcd areas at ditfcmlt times or conaun:utly. XXVD. PUBLIC NOTICE AND WITHDRAWAL OF CONSENT 83, This Decree has been the subject ofpublic notice and comment under RCW 70.1050.040(4)(a). As a result oflhis process, Ecology bas found thaI this Decree will I cad to a PROSPECTIVE PURCHASER CONSENT DECREE RE: STER!"CO PROPERTI', RENTON, WA· 27 I'R&S1'Off ClAlV AIIILII LU' "'_A_ 1lJIII •• 1iL\m.a. WAllCDaIlJll ........ -.. --'I\CmIUCJIIJ __ , " ., J I' . , ...... - 2 J 4 5 6 1 8 9 10 11 C7) .r; 12 ... N ... 13 M N 14 ... l' ~ 15 16 11 18 19 20 21 22 23 24 2S 26 ---... ~ .. , •• . • ,':-::: -.-'o..~.:. " -'. '. "." ;·.~~;"~~;':;;~r:"::··~~~~·:~~. • ,-~ ..r-......".~'O;~'\1.....:~ ...... Iu_""'...,..'U:!..-~~..:-~ ... ~ .. ~~"7>o7/!:-... r .. 'a·r.~ti •. ,r7~=-...,-~~w-~~~~~~.&.~: ..... --:~ ~i .~ .. ~: -:: :. : ~ _: ;!\-~~:_~;' :,~~~1~~~1:~:;~:>:~~~ ~ .. ,'-1'. . :-: more Cltpcditious cleanup of hazardous substances at the Site., in compliance with applicable cleanup standards, and is in the public; interest. 84. If the Court withdraws its consent. this Decree shall be null and void at the option of any pany and the &cc:t'mpanyins complaint sha1I be dismissed without costs and without prejudice. In such an event. no party shall be bound by the requirements of this Decree. This PlIflI8Taph shall not create a basis for withdrawal of consent or termination of this Decree other than those created by the terms of this Decree or that exist by operation oflaw or equity. xxvm. INDEMNlFICAnON 8S. ZeImaJI or Successors in Interest and Alsigns asree to indemaifY and save and bold the State ofWuhington, its employees, and agents tiarmless from III)' and aU claims or Cl!U5eS of action . for death or il\iurics to persons or for loIS or damage to property arising frOID or on account of acts or omissions of Zdman or Suc:cessors in Interest and Assigns, their officers, anployees, agent&, or coutractors in entering into and implemezning this Decree. However, ZeImIIn or Successors in Interest and Assigns aba1l not indemnify the State of Washington nor save nor bold its employees and agents harmless from any claims or causes of action arising out of the negligent acts or omissions of the State ofWashingtoa, or the State's employees or agents, in implementill8 the activities pursuant to this Decree. XXIX. CLAIMS AGAINST THE STATE 86. Zelman or Suc:c:essors in Interest and Aasigns hereby agree that they will not seek to recover any costs accrued in implementing the remedial action required by this Dea'ee tram the State ofWuhington or any of its agencies. This pllfll8lllpb shall not preclude Zelman, however, from making a drUm against the State Toxies Control Account for certain c:osu incurred in impl=enting this Decree, to the extent allowed by RCW 70.1050,010 and applicable regulations. Except IS provided above, however, Zelman or S~rs in Interest and Assigns expressly reserve the right to seek to recover any costs incurred in implementing this Decree from any other PLP. PROSPECTIVE PURCHASER CONSENT DECREE RE: STERNCO PROPERTY, RENTON, WA -28 PlUT'CllCIAlU AIUJII LlJ' IIUIPnrA_ ura_ . aAITU.-__ ----'~CIIII __ I' h:: - 1 3 " 5 6 7 8 (J) 9 ~ .... 10 N ~ M 11 N ~ 12 I' :1i 13 14 IS 16 17 18 19 20 2] lZ 23 24 2S 16 -'. ···P:4/1~·'-:.......~~. --, xu. En'EC'I1VE DAn 17. n. diI:tM. Ute at'thiJ Dtaae is the date 011 wbidltide to the Site vesta ill ZIImaa So orclat:t tbia .'Iay. .1991. Stephen M. Gaddis " TIle UDdcrtiped partid alter iDto 'tis ProIptlCtive I'urcbucr' CoJgcnl Decree 011 the de tpecified below. PR.OSl'EC11YE PUIlCILUEIl CONSENT DECltEE BE; STERNCO PROpalY. 1..EtITON. WA, -29 DBPAll'IMBNT OF ECOLOGY ATTOIqmY GENEML'S OFFICE By t, ~' .. ~ C::::~SmJ Date: 7t I u;. 193= 071111/87 ~~.&:aUl 101 __ ---::.=-:.:::.:-'-IIIIt __ TUB '8:43 (TXlRl NO Itll) r ,. I ~. i..., I: o 1.11. After Recording Return To: Preston Gates & Ellis LLP 701 Fifth Avenue, Suile 5000 Seattle, WA 98104 Ann' An..., R.,..,.. GRANTOR: State of Washington, Department of Ecology CMCA&O mu IISUIWICE COWM't GRANTEE: Zelman Renton, LLC Ills ....... ~ III 11CIId. i QIIt8J--"'~IIO". LEGAL DESCRIPTION -abbreviated ronn: 0II1IXIIX1 CJ"" at lilt ...... Parcel H t-tl'l NW 1 .. NE 1" SI.c. ~'" T"lJN !aYE Parcell PIN St(. 31.t TZ,'S.-4 R4E Parcel J _.L..!.:.~=::...u._..!..lUot:.J.+-~$I ... t""c.---::!3:..!e":...:T,-,Z.::;;.,1::.:N-=--!..;:R:.....Lt:::E:...-__ _ Additional legals on Exhibit A to document ASSESSOR'S TAX PARCLE ID NOS: 3("2.'30I(-jo4S-OS • ,\ RlfD BY cttrJm TmE IIISURMCE m. REEl W 51'ilflJ-<e 1otS9 -. ---. -~.-•. ~~~~~'t:. f • I:,~ I -, -.. -.-.. ~ ..•. --.. -~-----,--'-._- STATE Of WASHINGTON DEPARTMENT OF ECOLOGY REceIVED .'0_ AN.'fC&).REES ~ R~ atria, J,9O -'60th Aw SL • ~, W~GIt 9SOOIJ..54Sl • (4ZS, 649-7000 A1lgUS17, 1998 Mr. Paul Casey 707 Wilshire Blvd.. Suite 3036 Los Angeles. CA 90017 Daer Mr. Casey: Jle: Stcmco Property, Renton, W~bington . No Further Action, Parce:1s H, I, J. K. L, M, and N This is in rc:sponsc to Anne: Rec:s' lWUl 26, 1998. and July 27. 1998 \etten requesting that Ecology cenify that.1I cleanup activities required under the: Cleanup Action Plan (CAP) have been completed for Ihc: seven rdc:n:nced parcels and that no further action is required under the tcmISofthe Prospective Purcbascr-Couscot Decree re: Stcmco Property.Rcutcm, Washington (Decree) and the CAP with respect to such parcels. I bave revicwed the Cleanup Verification Report dated June: 23. 1993 and the Supplemeuta1 Cleanup Verification Report dated July 27, 1998. both ptepared by Hart Crowsc:r. I find thaI the previously documented petroleum contJrnination, identified as the "South Area" located in P~I [ and the petroleum contarniDation discovercd in Parcell have been adequately remediated. All cleanup activities mjIlired pursuant to the CAP for Pm:cls H,I, J. K. L, M, and N, have been completed. The implementation of the only institutional control applicable 10 these parcels, !he RCOldation of1hc Reatric:tive ~venant desaibc:d in Pmgraph 39 of the Deaee, is also complete. Based on the information in the Verification Reports. the SupplCllll:lllal Rc:mediaI Invc:stiption, Supplemen1al Feasibility Study and the limited extent of ContaminatiOll in two excavations. grotmdwatcr monitoring is not nc:c:c:ssary in parcels H. I, J, K, L. M, and N. Accordingly, no further action is nec:essary on these parcels IDlder the: terms of the Decree: and the CAP. PI=c call me: at (42S) 649-7023 if you bave any questions regarding this letter. Sincerely, ~~ Toxics Oc:anup Program DC:dc ~~: Anne: ~. PreSIOn, Gates & Ellis Mark Jobson, Assistant Attorney General .. , • o • EXHIBIT A LEGAL DESCRIPTION The land referred to i< situated in the Slate orWa.<hington, County of KING a< follows: PARCEL K: , and is described THE WEST 85 FEET IN WIDTH OF THE FOLLOWING DESCRIBED PROPERTY: THAT PORTION OF THE NOP.Tl!WEST QUARTER OF THE NORTHEAS!' QUARTER OF SECTION 36, TOWNSHIP 23 NOR'!'R. RANGE 4 EAST, WILLAHETTE MERIDIAN. IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE. NORTH SIDE OF S.W. 4JRD STREET WHICH IS 943.04 FEET EJ\ST OF THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. U, IN SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 ~T, WILLAHETTE MERIDIAN, IN KING COONTY, WASHINGTON; THENCE: BAST 353.04 FEET, ALONG THE NORTH SIDE OF SAID STREET; THENCE NORTH 562.16 FEET TO SPRING BROOK SLOUGH DRAINAGE DITCH·NO. 11 THENCE IlESTERLY, ALONG THE SOUI'll SIDE OF SAID DITCH. 334.12 PEET TO THB EAST LIIIE 01' A 5-ACRE TRACT DEEDED TO WINSTON AS RECORDED IN VOLUME 580 OF DEEDS, PAGE 207, IN KING COUNTY, WASHINGTON; THENCE SOI1l'HERLlC, ALONG SAID LINE, 472,1 FI;:ET TO THE POINT OP BEGINNING; EXCEPT TIlAT PORTION THEREOP CONDEMNED IN XING COL'N'l'Y SUPERIOR COURT CAUSE NUMBER 81-2-08117-7 POR WIDENING OF S.If. 43RD STREET. PARCEL I: TllAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER 01' SEcrION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAHETTE MERIDIAN, IN KING COUNTY. WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT A ponrr ON TIlE NORTH SIDE 01' S.W. 43RD STREET WHICH IS 943.04 FEET EAST AND )0 nET HOR'I'H OF THE NORTHEAST CORNER OF HENRY ADAKS DONATION LAND CI~ NO. 43, IN SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAHETTB MERIDIAN, IN JCINC COUNTY, IIASHmGTONI THENCE BAST 353.04 PEET, ALONG THE NOR'MI SIDE OF SAID STREET; THENCE NORTH 562.12 FEET 10 SPRING BROOK SLOUGH DRAINAGB DITCH NO. 11 THENCE IlESTERLY, ALONG THE SOtm! SIDE OF SAID DITCH, JH ,12 FEET TO THE EAST LINE OF A 5-ACR& TRACT DEEDED 10 KINSTON AS RECORDED IN VOLUME 580 OF DBBDS, PAGE 207, IN KING COUNTY, WASHINGTON; THENCE SOtmiERLY, ALONG SAID LINE, 472.1 FEET TO TH2 POINT OF BEGINNING; EXCEPT nIB WESTERLY 85 FEET TH~EOP IN WIDTH; AND EXCEPT THAT PORTION 'MIEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 81-2-08117-7 FOR WIDENING OF S.W. 4JRD STREET . .~-.: ..... .·t: ........ -'-'"j-....... , ... ,. ~ .. ~.-~ .. _"~._""'_ ~, __ .. _.+.~_~....,... .... _~,~.~ .. ~, ___ ~ .. " =0· .•.. _._,. ... _ ..•• ~_. ~ ....,. __ ,~_ .•.•• _ '. LEGAL DESCJUPTlON The land referred to is situated inlhe Slate OfWL~ington, Counly of KING as fonow.: PARCBI. J: ,.and is described THE BAST l~3-1n FEET OF THE NORTHWEST QIJARTER OF niB NORTHEJIST QUARTBR OF SECTION 36, 'I'OIiNSHIP 23 NORTII, RANGE 4 EAST. WILlJ\HETI'E HERIDIJIJI, IN KING COUNTY, WASHINGTON, LYING sotm{ OP SPRING BROOK SLOUGH. DRAINAGE DITCH NO, 1, EXCEPT THAT PORTION THEREOt FOR S.W. 4JRD STRIIET RIGHT OF WAY; AND EXCEPT THE Soon! 20 FIiET OF SAIDPREHISES CONVEYED TO THE CITY OP RENTON FOR WIDENING OF S.W. URC STREET BY DEED RECORDED UNDER RS'COlUlING NUMBER 58515689; AND EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 81-2-08117-7 FOR WIDENING OP S.W. 43RD STREET. PARCBL K, THAT PORTION OF SECTION 36, TOWNSHU ~3 NORl?, RANGE .. BAST, WIJ.lJIHJrITE MERIDIAN. IN KING COUNTY. WASHINGTON. DESCRIBED AS FOLLOWS: BEGINNING AT A POINT WHICH IS 114 FEET EAST AND 30 tBET NORTH FRCM THE NORTHEAST CORNER OF HI!NRY ADAMS DONATION LAND CLAIM NO. 43; nlENCB NORTH 6U. 78 FEET; THENCE SOUTH 84°lt'OO' EAST 649.70 FEET; THENCE SOUTH 04°37'00' WEST 170 FEET; THENCE NORTH 840 34' 00' KEST .. 70 FEET; THENCE SOUTH TO THE CENTERLINE OF SPRING BROOK SLOUGH DRAINAGE DITCH NO.1; THENCE SOUTHWESTERLY ALONG SAID CENTERLINE '1'0 A POINT EAST OF THE POINT OF BEGINNING; THENCE KEST 130.86 FEET TO THE POUlT OF BEGINNING; EXCEPT RIGHT OF WAY FOR SAID DRAINAGE DITCH NO. 11 AND EXCEPT THAT PORTION THEREOF CONDEMNBD IN KING COUNTY·SUPBRIOR COURT CAUSB NUMBER 81-2-08117-7 FOR WIDENING OF S.W. '3RD STREET. • PARCEL L: o •• EXHIBIT 4 LEGAL DESCRIPTION • and L' described· THAT PORTI(N OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER AND 01' 11f£ NOR11fEAST QUARTER OF mE NORTHWEST QUARTBR OF SECTION 36, TOIfNSHIP 23 NORTH. RANGE , EAST. WILLAMETTI! MERIDIAN, IN Kn~G COUNTY. WASHINGTON, DESCRIBED AS POLLOWS: BEGINNING AT A POINT WHICH BEARS EAST 556 FEET AND NORTH 30 FEET PRe»! THE NOR11fEAST CORHBR OF THE HENRY ADAMS DO!IATION LAND CLAIM NO .• 43 BEING PARTS OF SECTIONS 35 AND 36 IN TOIfNSHIP 23 NORTH, RANGE 4 EAST, WILLAME'M'B MERIDIAN, IN KING COUNTY, WASHINGTON; THENCE NORTH 308.10 FEET TO THE CENTERLINE OF SPRING BROOK SLOUGH DRAINAGB DITCH NO.1;. .. THENCE. ALONG SAID CENTERLINE OF DITCH. soom 64°45'00' WEST 89 FEET; THENCE SotnH 48°45' 00' .NBST 97 FEET; THENCB SOtrni37°24'50' NBST 259 .. 59 FEET TO A POINT iiHI~ IS DUE WEST OF TH2 POINT OF BEGINNING; THENCE EAST. ALONG THE NORTH MARGIN OF COUNTY ROAD. 11 L 14 FEET TO THE POINT OF BEGINNING; EXCEPT RIGHT OF WAY FOR SAID DRAINAGE DITCH RIGHT OF WAY; AND EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPBRIOR COURT CAUSE NUMBER 81-3-08117·7 FOR WIDENING OF S.W. 43RD STREET. PARCEL M: THAT PORTION OF SECTION ]6, TOWNSIIIP 23 NORTH, RANGE 4 EAST. WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS, BEGINlIING AT A POINT WHICH IS 114 FEET EAST AND 10 FEET NORTH PRC»t THE NOR11fEAST CORNER OF HENRY ADlIMS DONATION LAND CLAIM NO. 43 I 11fENCE NORn! 644.78 PEET; THENCE SOOTH 84°34'00' EAST 649.70 PEET; THENCE SOUiH 04·37'00' WEST 170 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 84°34'00' WEST 470 FEET; THENCE SOUJ'K TO THE CENTERLIPE OF SPRING BROOK SLOUGH DRAINAGE DITCH NO. 4/ THENCE NORTHEASTERLY, ALONG SAID DRAINAGE [lITCH CENTERLINE. TO A POINT WHICH BEARS S<Xrni 04 ° 37' 00' WEST FRet! THE TRUE POINT ')1' BEGINNING; THENCE NORm 04°37' 00' EAST 23 FEET, MORE OR LESS. TO THE TRUB POINT OF BEGINNING; EXCEPT RIGHT OF WAY FOR SAID DRAINAGE DITCH . • • I I .'~~;;;ic~'!i15:~lt;i~Y:~~;·";:'· .~:t,;·~);,:;·:···· {_;_ .', . ',' ' ..... ~_.' ~:";:.-:::"';t~ :.::~.;_;_'_ '_::':_~_:"'!'.,.~:.' . _ •.• - ' .. -.;': •• '-, "::0 ...... :; -,' ." -~ • I : ~ • '-,: -.'"1Ii,:-: ," -" ---,.,'. . . .-,': ...:: ..• ;-.... '~.' .::' , .......... ".. !" .Jr..,.'.-.... /: •. ~::. ........:.~--'.-.... , ..... /::-"-. :-~'.: .. '-':.,.: .. ". .=--.;---- mcHlBIT A LBGAL DESCIUPTION The tu.d referred to is aituated in the State of Wallington. Count)' or KING .follov4: PARCBL N: • ud is described 'l1iAT PORTION OF TIIB IlORTHWBST gQARTBR OF THB NORnmAST QUARTER 0' SICTtON ]6. 'I'OMHSHIP 23 !fORTH, RAllGB 4 BAS1'. l'IILLIIHBTl'S MBRIDIAN. IN KING comrrY. MASHIIlCTOJr. DBSCRI8ED AS P'OloLOWS I BBGIlfRIBG ON TIIB NORT1f LIRB OF 'THB COOJITY ROAD AT A POINT IIHICH IS 943.04 FBBT BAST AIm 30 PBST 5OR'TH OF THB NORTHEAST CORNER 0' HENRY AnNIS DONATION LAND CLAIM BO. U IN SAID TOMNSHIP. AND RAlllGE/ THBNCE HOJt'TH 03·U··00· EAST 495.8 FBBT. MORB OR LBSS. TO'11flI CBHTKRLIIIB OP TIIB ORADlAGll DITCH/ THBHCB. ALC»IG SAID DITCH LIIIB. Sorn'H 66·03·~0· W8S1' 209.93 PIST; THBNC£ SOOTH .(19.016 FBSf TO THB HOaTH LINK OF SAID COUNTY KOAD, THBNCB BAST. ALONG SAID ROAD LIn, 158.85 PBST TO POINT OP 8BGINNING; EXCBPT RIGIrl' OP MAY FOR SAIO DRAIIiAClB DITCH, AND EXCBPT THAT PORTIOIf THBRZOF COIfDIIM5IID III ItIIiG COUNTY SOPBRIOR COURT CADSB NUMBBR 81-2-08117-7 FOR WID8RING OF S.M. flRD STRBET, • • I .• : .ullrlltl'i]Sta . ;, F _ 11 nil! __ ---..c. __ ~, .. ,,, ... , .~ ...... 0:' 60'.,,~ -. .... .. -, .'" . t r. -.---.. 1 , ~ . -. . -... .. -<' ·';H_, ~'·.i{~~}:!:Yrz<\.~~~~~ ~.'.::,~ . ; ..... ,.! .• ~ ,.' • . • 2l5!!I!Ii:iitt! ¥ .~. ~. i.., I: After Rccording Return To: Preston Gates &. Ellis LLP 70) Fifth Avenue, Suite 5000 Seattle, W A 98) 04 Attn· An..., R..,..,.. o II. GRANTOR: State of Washington, Department of Ecology CIICAIiO 1IlU 1IISIIIWICE COIMY GRANTEE; Zelman Renton, LLC UipIICIIIlltt .... CJI Am. ~ ~ CIIOSJ _~IIO .. 11J LEGAL DESCRIPTION -abbreviated fonn: IIIII1:CR7 or"" at lilt ..... Parcel H Py", NW 1<4 HE 1'4 SE.c. 1'" r2.3N R.Y~ PIN SEC. 310 Tt'3~ R,4E IT4 $'tc. 3" T1.1N R,,\E " ,. 2. "3 f.J R 4E SEc. "3(P Tk~,v ~y€. S;Ec... 3~ iz.3 N RYE Additional legals on Exhibit A to document ASSESSOR'S TAXPARCLE fDNDS; 3" 2.'3olf -ttol.{S -os , \ \ RlED BY CHICAGO 11llE INSURANCE 00. REF.IW 5'Ylf'J-Ce lotto f' I i ~ !~ .. ." _ ..•. '--..•. -~.,.-.-.--~. --" ... STATE Of WASHINGTON DEPARTMENT OF ECOLOGY RECEIVED U10 .• M'4t: IJ. REfS N«fhwaf R~ atria, 3190 -160fh Awe s.E. • ~, WMIU"".98OOIJ.54S1. (4ZS) 649--7000 AtigusI7,1998 Mr. Paul Casey 707 Wilshire Blvd., Suite 3036 Los Anseles, CA 900 17 Dacr Mr. Casey: Re: StmlCO Propc:ny, Renton, W~bington No FUJ1her Action, Parcels H, I, J, ~ L, M, and N This is in response to Arme Rees' June 26, 1998, and July 27. 1998 letters requesting that Ecology cer1ify that.1l cleanup activities required under the Cleanup Action Plan (CAP) have been wmplctcd for the: seven referenced parcels and that no further action is required under the terms of the Prospective Purchaser Consent Deaee re: Stcmco Property. Rco1OD, Washington (Deaee) and 1he CAP with respect to such parcels. . ' I have reviewed the Clcariup VcrifiWion Report dated June 23, 1998 and the Suppkmeutal Cleanup Verification Report dated July 27,>1998, both prepared by Hart Crowscr. 'I find that the pm'iously documented petroleum con~tion, identified as the ~South ha" located in P~I [ and the petrOleum contamiDation discovered in Pan:el J have been adequately remcdiatcd. All c1C8I1up activitie& required pursuant to the CAP for Parcels H,l. J, K, L, M, and N, have been c:ompleted. The implc:mcntatiOll of the: only institutional control applicable to these parcels, the recordation of the Rcatrlctive Covenant described in Pangraph 39 of the: Decnc, is also complete. Based 011 the infonnation in the Verification Reports, the SupplcmcntaJ RcroediaIlnvcstigation, Supplemental Feasibility Study and the limited extent of contamination in two excavations, groundwater monitoring is notnccessary in parcels H, t, J, K, L, M, and N. Accordingly, no further action is necessary on these parcels WIder the: terms of the Decree and the CAP. PI=c call me: at (425) 649-7023 if you have any questions n:~ this letIcr. Sinccrtly, ~~~ Toxics CiC8IlUP Program DC:dc cc: Anne Rcc3. i'rc5lon, Gates & Ellis Mark Jobson, Assistant Attorney Gencra1 " ·--'oFf . o • EXHIBIT A LEGAL DESCIUPTION The land referred 10 i.~ siluated in thc SlalC of WL~hin!!l:on, CounlY of KING a.' follows: PARCEL H: , and is described THE WEST as FEET IN WIDTH OF THE FOLLOWING DESCRIBED PROPERTY: THAT P01!TION OF THE NORTHWEST QUARTER OF THE NORTIlEAST QUARTER OF SECTION 36. TOWNSHIP 23 NOR'!'!!. RANGE 4 EAST. WILLAMETTE MERIDIlIN. IN KING COUNTY. ilASHINGT<lN. DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH SIDE OF 5.11. 43RD STREET WHICH IS 943.04 FEET EAST OF THE NORTIlEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. U, IN SECTION 36, TOWNSHIP 23 NORTIl. RANGE 4 EAST. IIII,LAHETTE MERIDIAN. IN KING COVNTY. WASHINGTON; THENCE &AST 353.04 FEET, ALONG THE NORTH SIDE OF SAID STREET; THENCE NORTH 562.16 FEET TO SPRING BROOK SLOUGH DRAINAGE DITCH NO. 1/ THENCE lIESTBRI,Y, ALONG THE SOUTH SIDE OF SAID DITCH. 334.12 PEET TO THE EAST LINE OF A 5·ACR!! TRACT DEEDED TO WINSTON AS RECORDED IN VOI,UME 580 OF DEEDS, PAGE 201. IN KING COUNTY, WASHINGTON; . TIfENCE SOOl'IiERL'l, ALONG SAID LINE. 472.1 FEET TO THE POINT 01' BEGINNING; EXCEPT THAT PORTION THEREOP CONO£MIIEO IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 81-2-08117-7 FOR WIDENING OF S.W. 43RD STREET_ PARCEL I: TllAT PORTION OF THB NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SEC7ION 36. TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN. IN KING COUNTY. WASHINGTON. DESCRIBED AS FOLLOWS; BEGINNING AT A POINT ON THE NORTH SIDE OF S.W. 4lRD STREET WHICH IS 94].04 FEET EAST AND )0 FIlET NORTH OF THE NORTHEAST CORNER OF HENRY ADAKS DONATION LAND ClJUM NO.4], IN SBCIION )6. TOWNSHIP 23 NORTH. RANGE 4 EAST, WILLAMETl'E HERIDIlIN. IN KING COUNTY, WASHINGTON; THENCE EAST 353.04 PEET, ALONG THE NORTH SIDE OF SAID STREET; THENCE NORn! 562.12 FEET TO SPRING BROOK SLOUGH DRAINAGE DITCH NO. 1/ THENCE IlESTERLY, ALONG THE SOtml SIDE OF SAID DITCH, 334.12 FEET TO THE EAST LINE OF 1\ 5-ACRE TRACT DEBDED TO KINSTON AS RECORDED IN VOLUME 580 OP DBBDS, PAGE 207, IN KING COUNTY, WASHINGTON; THENCE SCXTrIIERLY'. ALONG SAID LINE. 412.1 FEET TO TH2 POINT OF BEGINNING; EXCEPT TIlE WESTERLY 85 FEET TH~EOP IN KIDTI!; AND EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIoa COURT CAUSE NUMBER 81-2-08117-7 FOR WIDENING OF S.W. 43RD STREET. I ··CD '. -..... _-. CAntDl' ~ LEGAL DESCRIPTION The land referred 10 is situated in the Slate ofWL~ing1on. County or KING asfonow..: PARCBL J: • and is described THE BAST 393-1/2 FEET OF TIlE NORTHWEST QIJARTER OF THE NORTHEAST QUARTER OF SECTION 36. TOWNSHIP 23 NORm. RANGE 4 EAST, WILLAHETTE MERIDIAN. IN KING COUNTY, WASHINGTON, LYING SOtm! 01' SPRING BROOK SLOUGH DRAINAGE DITCH NO.1. EXCEPT .THAT PORTION THEREOF FOR S.W. 43RD STRUT RIGHT OF WAY; AND EXCEPT THE SOUTH 20 FEET OF SAID PREMISES CONVEYED TO THE CITY OF RENTON FOR WIDENING OF S,W. URD $TREI!T BY DEED RECORDJ::D UNDER RSCORDIIfG IQ4BER 58956&9; AND EXCEPT THAT PORTION THEREOF CONDEMNED III KING COUNTY SUPERIOR COORT CAUSE NUMBER 81·2·08117-7 FOR WIDRNINO OF S.W. 43RO STREI!T. PARCBL !C: THAT PORTION OF SBcTION 36. TOWNSHIP 23 NORTH, RANGB \I BAST, IfILLME1TE MERIDIAN, III KlNG COONTY. WASHINGTON, DESCRIBED AS FOLLOWS: BBGWNING AT A POINT lfHICH IS 114 FBET EAST AND 30 PEST NORTH FR~ niB NORmEAST CORNER OF HI!HR¥ ADAMS DONATION LAND CLAIM NO. 43; THENCE NORTH 64 •• 18 FEET; THENCE SOUTH 8t'34'OO' EAST 649.70 FEET; TH&IICE SOUTH 0.")7'00' WEST 170 FilET; THENCE NORTH 8.'34'00' KEST .70 FEET; THENCE SOUTH TO 111E CENTBRLINE OF SPRING BROOK SLOUGH DRAINAGB DITCH NO.1, THENCE SOUTHWESTERLY ALONG SAID CENTERLINE TO A POINT EAST 01' THE POINT OF BEGIIfNING; THENCE If EST 130.86 FEET TO THE POIIIT OF BEGIIfNING; EXCEPT RIGHT OF IIA¥ FOR SAID DRAINAGE DITCH NO. 1/ AND IlXCEPT THAT PORTION THEREOF C~BHNBD IN KING CCKnrrY SUPBRIOR COURT CAUSB NUMBBR 81·2·08117-7 POR WIDENING OF S_W. 43RD STREET. o -. eXHIBIT ~ LEGAL DESCRIPTION Th~' .... d-t_A._; .... :: ... _._ .. :_ •• ,... • ••• ,. _ . • • -........... _-: ... _ ............ _ ... ".'" .,II.Gu" .. ut Wd.);lIlugH."', \..OunlY 01 KING a., follows: PARCEL L: • and L' described· THAT PORTION OF THE NORmwEST QUARTER OF THE NORTHEAST QUARTER AND OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE. EAST, WILLAMETTE MERIDIAN, IN Kn:G COUNTY, WASHINGTON, DESCRIBED AS POLLOWS: BEGINNING I.T A POINT WHICH BEARS EAST 556 FEET AND NORTH 30 FEET FRa! THE NORTHEAST CORNER OF THE HENRY ADAMS DO!IATION LAND CLAIM NO. 43 BEING PARTS OF S2CTIONS 35 AND 36 IN TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAHETTE MERIDIAN, ]N KING COUNTY, WASHINGTON; THENCE NORTH 108.10 FEET TO THE CENTERLINE OF SPRING BROOK SLOUGH DRAINAGE DITCH NO.1, THENCE, ALONG SAID CENTERLINE OF DITCH, SOIll'H 64 °45' 00' WEST 89 FEET; THENCE SOU7H '8°45'00' WEST 97 FEET; THENCE SOtnH 37"24'50' WEST 259.59 FEET TO A POINT WHICH IS DUE WEST OF THE POINT OF B~INNINGI THENCE EAST, ALONG THE NORTH MARGIN OF COUNTY ROAD, 311.14 FEET TO THE POINT OF BBGlNNING; EXCEPT RIGHT OF WAY FOR SAID DRAINAGE DITCH RIGHT OF WAY; AND EXCEPT THAT PORTION THEREOF CONDeMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 81-2-08117-7 FOR WIDENING OF s.W. 43RO STREET, PARCEL M: THAT PORTION OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAME'ITE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINtlING AT A POINT WHICH IS 1H FEET EAST AND ,0 FEET NORTH PRa! THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43; THENCE NORTH 644.78 FEET; THENCE SOUTH 8to34'OO· EAST 649.70 FEET, THENCE SOu~ 04"37'00' WEST 170 FEET TO THE TRUE POINT OF BEGINNING; THENCE N.ORTH 8t"34'OO' !fEST 470 FEET; THENCE SOlITH TO THE CENTERLItlE OF SPRING BROOK SWooH DRAINAGE DITCH NO.1; THENCE NORTHEASTERLY, ALONG SAID DRAINAGE [liTCH CENTERLINE, TO A POINT WHICH BEARS SOUTH 04°37'00' WEST FROM THE TRUE POINT ~F BEGINNING; THENCE NOnTH 04"37'00' EAST 23 FEET, MORE OR LESS, TO THE TRUE POINT OF BEGINNING, EXCEPT InGHr OF WAY FOR SAID DRAINAGE DITCH. • . 1 , . .. . .",. ' .. '.>: -;~.,:::.:.it":--;_":':~"J-,< .. ::'J-,:-:;.j;~ .. ,y",,~, cc~,''''·'- ..• ,:.; •. -./ -, -,' ~--::. ,"' ,",: -==.j ..•.• ~ .... -.... -............. -~.---""'-.--.:..-..... ; .... ; . i .. ;.~.::.~~.,?-: :.>FC •. .:." ______ _ ...._--- EXHIBIT A LBGAL DESCRIPTION Thelaad referred 10 illituated in IheState ofWaltillgton.Countyof KING as fo1Iowa: PIIRCBL N: • aad i.~ described THAT PORTtOR OP THB NORTHMBST QUARTBR OP THE NOR'nIEAST QUARTER OF SBCTrON ]6, TOWBSKIP 23 BORTH, RAIIGB t BAST, l'IILLAMB'I'TS MBRIDIAN, IliI kING comrn, IlASHtliGTON, DBSCRI8BD AS I'Ol.LOifS I BBGIIIRIBG OR 'l'HB 1'I0RTH LIRB OP 1118 COUIITY ROAD AT A POIBT IIHIQI IS 9t]. Ot PBST BAST AND )0 PBBT SORn! OP THB NORTIlEAST CORNBR 01' HENRY ADAMS DONATION LAND CLAIM BO. U IN $AID t'OMNSHIP A!ID RMGB, THBNCB Ii'QJt1'1( 03·.9' 00· EAST U5. 8 FIl:B1', NORB OR LBSS, TO TIfB CBNTIIRLlNE OP 1'1(B ORADiAGB DITCHI THBHCB. ALONG SAID DITCH LIKE. S~JTH &6"O]'QO· WBSt 209.93 FEST; . THBHCl!! soam· ((19."" FBBT TO THB IfORTH LIlli OP SAID COUNTY ROADt THBNCB BAST, 1ILONG SAID ROAD LINB, 158.85 PBST TO POIBI' OP BBGINRlNG; EXCBPT RIGHT 01' MAY FOR SAID DRAINAaE DITCH, AND EXCEPT nlAT PORTION THBREOP' CORDIIMJIlBD Ill" ICnIG COUNTY SOPBRIOR COURT CADSE NUMBBR 81-2-08117-7 POR WIDBNIHG 01' S.M. tlRD STRBBT. ··7 ~ :. ... .: • • _ ..... ,."-", • ". -. .-'"_ .... -~ .. ~.-"---...t~~.".;,..--~. __ ~_,._,_ •. •.·• •• ·.=----_, __ ._. _ ...... -ro,._.r t.'" ...... ,., :-... ,,'. , • ..... .. -, .", . t r. uasia::ljiJt!¥4iJ" ---. -'. -'-. -.. ~ : .::J"~'~!''i~~:;f~¥f~ ~,~~~.~~~ :'~::.: .. ;' ... ,. '~>:'. . :'£"'-'~;-1r; ·~.]f~'~1{:~!!~~= ___ ~.~ __ ._ f..... . ::: ----~~.-; •.... ;.,' ... .:: .. , :::., BASl~' OF,::j·~ING '.' ... :. K~.l!ouHlY","'{Ii rtF "II!iVEY, otOllOJjlNO NO. ...... _7 (ISM) tt. ;.; .. , _.' ·'··~ET1I6~·.'~Nri:"iiQ~PMENT '.::, ~~: .... A f1' itI'i.I'·lYl:irrAnDH,""'O "'A""'" ":"::.:. ~~~'='T.l'WAC~=S ."""'.,,, Z. lICR! WAY • UN_ntH PftCIIIlt1Y IaOHTS ASSOC&Al[!) Wl1M "THE IDtCROIdHImITS (F 1ME DRI~AV AND THE ORAlNNZ DllQt SHD'IM ON nus YAP. LEGAL DESCRIPrION lHAT POfI1IOI CF lIE Hal1HIIEST 0tJN!ItII CF lIE HOR1I£AST QUNl1IlI CF SEClICJI JI, _ 2J HORUI; ~N« 4 £AST, IIU.AIIET1E IOIlIAH. CITY CF REH1\lH, I(Ij(; 'CQiMf(,. WASIfHll1\lH, Il!liCRIIIED AS RXJ.OIIS: ,':' "": BmNNIHG AT A PONT 1IhIlJI11£ARS~ 784,'8 fEET ~""':'=:." HOInN JO fEET fROII 11£ HOR1I£AS'r CXIAI\£R CF lIE Ii Ar»MS ' ': . 1JOIjA1IOII1NIIl (U!II fj stC1JQ1(.Je. _ $3'Nq/lH. .' _ 4 EAST, IlM. (lIE FV{IiIt; CF lIE cnaERLrE·(f. 1H£ COOHT'f ROAD /DIG EAST IWJ IIESl); lH[N1i!' HOIIlH 449,46 fEET TtllHE (lN1IlII.JI;£ CF' A Df1tH; lH!Ht% SWIH ",,~.O:r ~~ IfST AUWIl SAID 1XlOf"aJI1IlIUI£ 24tfll fEET; lHDICt SWIH .:.: JOlltO fEET TtllHE ~lH _ <F.'1HE R(MD; llPCf.' CAST .;: RECORD OF SURVEY A POB.T10N OP THB NW U. OP THB NB U. OP SBC. 36, TWP. 23 N. B.GB.. B. W.M., DNG COUNTY, WASHINGTON. LlNBTABLB /.;:: J,/' :. ~'::. . ....... . ..... , ~ ....... '.~~' .... .::: ..... :.:. 124 G GRAPHIC SCALE 50 ~ J5 so 100 ~ ;; ! .M ( IN FEET ) I Inch • 50 I~ SET RCBAR • eM' Ls' #18902 APPRO'. TO!' CF IJjItli ,,/./':'.;.".: .. : .. ~.). .,' ':'~ .6~ 101 t /./'. i.~' NOlt: tmrL OfSDtPD EAOS 401..... F 22.J1' (DI 0fF[JI)ICl' EnEDf 1H[ aN1DIlJE aF IIn:Jf "" H SMH mar; fT crroQ NG %1.17' (H ParIDI AOlIID 8Y »( aN rI IDItWJ ME S&IIfR4C1DI FROtI IItS oafNfCt AllING SAIl) HallH _ 228.11 ff£T Ttl1H£ PCfiT CF ,.:" ~~Tl\f.~ _CF~~!fJ)~·~.":'/::'''''··' .,,-' , ... " ...... : ...... ::. t!5 ~ I ~~112 ... : .. : .... : .. : .. :::/ .,,:, .. , I I ~ ~ I . . . '. I I!!, ;j~ iii ! 5 . ':. J , iI, I ; ~ ==irr~ne:r~~~.r-~·::' RECORIlWG NO. 1IOI21~..srou:clWs; .:.':' 'f:".,:,)" BE_a AT A POINT 784.18 fEET CAST AND JO fEET HalI!l CF lHE HORllEAST CORIO CF IIIfIY AOIMS DCJjAIKlH INIIl (uIII. 01/ !HE HORlH _ CF SOUlHlfST 4JRD SlRm: 1H!1a::. HORlH OI1l~5' CAST 21.17 fEET; 1H!NCE HORlH 8II"J11',17' IICI\' .... mU8 fEET: lHEHCl' SOUlH·OI1l',S· IIEST 21.W fEET. Ttl SAIl ":':""" NORlH _ Il<EHCE SOUlH 88'48'45' CAST 221lt9 fEET ... AUlHQ SAIl HOR1If _ Ttl !HE _I CF IIE!ilHNHGc SllUAll: fj 11£ CITY CF REH1\lH, ClOUMTY CF lONG, STAll: CF - A.--l'f,_- 5 21'21'!11". ..... E_~14!B1 __ g7~ ___ L;' I, -~I~ RECORDER'S CERTIFICATE F1UD fOR RECORD 1HIS " ~ ~ DAY CF ..a,a!.. 18~ AT ~ 1INJ1[S PAST~. IN BOO< ~ CF ~~; PACE'~ AT 11£ REW.2SJ ~ NE1.-.H F. CARlAN). r ,t.::' \.~.):,". c-t.-I)) ilJlI!l1 stAlT. OF R£COfI)S 40.00' ::,.:; ........ . (.:: .. 1684.66' .:':':'. ~-%! N ___ .! ~ i l:; ~ ..... : ... . ~!, .. : ...... "EX: . fEID>1l<M .:.' RJSER :t "':'. N061H .Il!GHT-Of'-WAY ',-uI/f S.W. ~ SlREEI ,.,""'/' .. EX 8' GRA\{J. QRlI{WAY Sl:T RCBAR I< eM' LS #18902 .... : .. :" ;:t:,.~.·.::,::~· ... ·····:·.:,./' :/: .," '''''. . ':'::" "~"" /· ...... "1 :::: SURVEYOR'S CERTIFICATB .~>.:. ::: ,,/ '(JOB .. No.·;:26002 "'. l\IS WAP CORREC1lY R£I'IIESDIlS A SUR>£\' WADE BY IE OR'~·,,, ., •• " !I}.... ." :,,: ...... ,:.. t .. MY DIRECTION IN CONftIRIIAHGt: IIlH 1H£ REQUllEIIEII1S CF 1H[ ". : • • . lUI>£\' RECORPNG ACHT 11£ IIECAUT CF Btni CAMBEll " . :' :. . e.X·· 1M .lIIY 111.11...-'. o. .: x1-e'it-L. (l 8'/.3 19$ . .::' .,' WELIIH f. G.\RlNIl P.LS.,,8902 DAft < ''' ... ::' P~lnarI"l DPDIII '/80111 ~~:~~~.e:::7!: (m3) .'~.441. 'eU., .. tU3) .7:J-0Ht 0: .••• , ~.~ .. ' i: / ';:~.:. .::: .;:," .... : .. .... .:.: :.: .... '\'.'::.:-g, "'.,.". E ~ ~ II I Ii ! .. I ; ~! I jRdi M:gJf flhl '.::'.: ~:": ..... :..:;:: ...... ,.,...... 98u !*.l!;)9 001 124 211 " .... : ... ' f' .:.' .,' .. r :/., LOT LINE ADJUSTMENT LUA-98-027 -LLA ..~.:: .• "., '.,. A PORTION OF THE ml1/4 OF THE NE 1/4 OF .... ,!:.~.............. SECTION 36, TOWNSHIP 23N, RANGE 4E, WNa. . j' .-:.:' ".,' '::'. CITY OF RENTON, KING COUNTY, WASHINGTON .:p~ ......... :,: ).:' ......... ".. ADJUSTED PARCEL LND-30-o1eS .\ .. ' .. ( .~\~: DECl..AAA llON .. ··LEGAL·DESCRIPl1ON~( .;.'-'./" ... : ..... :. LEQA\;.:·~PTIONS PARCq/H .:,,:' .,::' .. :' ./,. .,""':" ".:. ..:., ..... ~j~STED PA~tL H THIS LOT LIME ADJUSTMENT IS IroIAO£ WJTH WY FREE WILL AND CONSENT ANO IS THE GRAPHIC DEPK:'11ON OF WY 'MSHES TO ADJUST THE PROPERTY lKS AS SI-IMN HEREON. I DEClAAE THAT·I ~ THE FEE SlWFll( OWNER Of THE I..NoIDS SHOWN HEREON. '. THE ~·~~·.~·:,N WIDTH .OrTHE F'~~OwI~:OESCRIB:P-:~~PE~:: :./ ./~.. '~~E EAST:::i90l.nf., OF ll-I.~.W&$l .• ~Q~\~2 fEET OF' THE mu.OWING OESCRleE.o PARCEL: THAT PORTION OF' THE NORlliWEST QUWER Of THE NoirlHEAST Q~ER OF' ~nO*,;·36. THAT PO~~iClr:f OF TH£. -H~'RTHWEST QUAPiER or TME NORTHEAST QUARTER OF SECTION 36 ~:,~~. PAR'IMERS INC TOWNSHIP 23 NORTH, RANGE'''' .EAS't;.··WILl..AU~E MERI~, IN IOP:¢ COUNTY. ::. . .•• :: TOWNSHIP,..2~ NOIUJ-I..:::RANGE 4 EAST •• ¥r1ll..AME1"Te·.W:RIOIAN. CITY OF RENTON. KING couNiY. irs ~ G WEWBER •• WASHINGTON. DESCRIBED IS F'Ol..l'QWS: .:. ',".. ..~~. .':: .:" WASHINClC'N. 1;.'I'ING ~ORTH OF' ~S..wI •• 4::JRD SfAEET. L'iJllIG WEST Of OAKESDALE AVENUE S.W., ,. M -J. • ....,.-__ .:. .,.... .:' ,'.' L'I1Nt· .. 6IlVTH:·'Or SPRINGBROOK'SLoiJGH QlWNAGE DITCH NO.1. AND L~NG fAST or THE BY'~;f i~ BEGINNING AT A POINT ON THE NORTH SIDE OF:·S.W. 43RD STREET WHICH..,l~ 943.Q4.:FEET fOLLOWlNG,'DESCRIBED UNt. ':":. .,':. }:' . ~ ?: ~~Ig: j~.ET~~~H~JC~~~,O:~:~ ~W1~~ ~R~~N~N~6J~NTY, .i~EGINNING·.'·~t·:·. POINT ON ~Hf.:;·~·~NtEAIiIttE·:~~~~;~ S.W. 43RO STREET, F'R0t.4 WHICH PaINl ITS: -' __ L-.!!L ~~~G~ J!\J.04 rEEl. AlONG THE NORTH SIDE o~'S,;iD"Si~~; .:,.:,. .-:, •• , :E .1qRT~~~NE'9?~N~~S'~~"ATlON L'ND C ...... NO. 4J BEARS NORl!< ACKNOWLEDGMENT • THENCE NORTH 562.16 FEET TO SPRING BROOK SlOUGH DRAINAGE DITCH N(>.· 1: .:.' THENCE .~bRTH 01' ~ 17' ~ TO THE $OUTH UNE or SAID SPRINCBRDOK SlOUCH S ~E~~_~~E~Alg~g,J~ET~o~s4'ZEJrR~R8J1C~N ~~~E'1ro :'~E~~~£ D~ DITCH N~q::-1 AND ~ TER~IN~ OF' THIS ~~~t;:~I~~q .. ~I~E. "~';.: :'. STATE OF ~'Io." 1 i 207. IN KING COUNlY. WASHINGTON; .......... ::.. AlSP" KNOWN ~j.'ruUSTEo.;t:iARCEL ~~"Of Crt¥.-o; RENTON LOT·UAE.AOJUS'NENT .. r ':{"tOUNlY Of.. 5S • • THENCE SOUTHERLY. ALONG SAID UNE. 412.1 FEET TO THE PDIM' or BEGINNINC; • ~fi. LUA-96-0P-UA. AI"RECORDW'UND\~"RECORDINC NO. 'Ib ...... 9101. :.:',' u.o......u.fI l' T~ ! BECOROS OF·)(ING COUI'IrY WASHINcm:>N. " ". ':'. /; I CERTIFYmT I KNOWliR HA~ SAnSfN:l'CR'f ~DENCE 1liA.T ~ ~YSI,1S TliEO VI EXCEPT THAT PORTION THEREOF' CONDEMNED IN KING COUNlY SUPERIOR COURT CMJSE '. .':: .:.' .,' .:: r~·R~:;. .•.. ...., ..•. PERSON WHO N'PEAAED BEFORE ME, ~D ~D PERSON I4;KNOMiDCtD~T ~SlGNED :; NU~8ER 81-2-08117-7 fOR WIOENING OF' S.W. ORO STREET. 'Af)Jl!?J~-o PA~9EL I .:,:: ... -::-\ .:::'" .\\.. /:' :': .......... :.... ~ ~=:1,Og~~lHJA~ (S)~E W:'S ~~oWi= ~ON, U~~~ :: PARCEL I THE sOUm 230.FtET, EXCU.t'THE WEST 598.~·:fEET lHEREOF':'O'F:iUti fOLL,oWING \ •• \' TO i£ THE FREE AHO VOLUNTAAY ~(J"~ pAIm'rOR -mE USES 00 PURPOSES i THAT PORTION OF THE NORTHWEST QUARTER Of THE NORTHEAST QUARTER OF' SECncN 36, OESCRIBED PARCEh .• ~: .•• /' :::' ::( . .,::: ::::,' ~" ~~~~~, 1998 .~. TOWNSHIP 23 NORTH, RANGE 4 EAST, WI~ "'ERIOIAN. IN KING COUNTY. THAT PORnON Of THE Nb'RTliWESl flVARTER OF··.WE.twRll-IEASf QUARTER.<iF SECTIOrf36. ,'" ·.r::.. .: .. : .... ;; WASHINGTON, DESCRIBED AS FOllOWS: ,,:' ":" TOWNSHIP 23 NORTH. RANGE 4 EASt,. WIUN.4mE \4I::RIOIAN';;*lTY OF RDmlN. KING.COUNTY. '.~. ". :. ~ eEGINNING AT A POINT ON THE NORTK.:~IDE OF' S.W:·4lBO.STREET WHICH IS 943.04 FEET ~~~I~GJ~H ~~N;P~I:r~O~KSS~OU~~Q~t!g. ~~~~ ~l;·'P~~~~~~ETHSEW" • .. ·,:·~I • IN motOR THE S'fAT(\'Of" ~.~ ~ ~~~g. ~~,f~ETS;~6~ ~~.T~~~~H~Ng~~E~~~~~~.~:k~~~rO~E~~' fOLlO'MNG DESCRIBED UNE: .::':1 .•• , ••.•••..• ,.1. 4 , .,::.:. ..::.: : ..•.••. '., .... :~=~ . - . ? ~~E~~ ~~J~~Oz:~~:THE NO~.:~.~.?f ~O siR~j ~~~'NN~~~H~ ~g':JE~NOFTHJE~~~sE~NA~8NSJNo4~R~~~4J~a~~=INT _ ••• ~~~~.~~N EXPIRES .. :: .,.;. ..\ .. g THENCE WESTERLY, ALONG me"SOUTH SIO~.tl·f SAlD··inCH. 334.1:i. FEET TO THE EAST UNE ~N~~ ~~~~.7~j1~7.fE8srDlrc;"mE SOUTH UNE OF" SAID ~~~I~a~~OK SL~'~H ::1 oe6L.ARAiioN..OF ca\iENANT ~ ~b/ I~-~~£ C~~.D~~N~O::NST~~.:.~ REC,?~O IN VOLU~~ 580 OF' DEEDS. PAGE DRAINAGE OITCH NO.1 AND THE TERMINUS OF THIS DESCRI8[O UNE. :'~'. .: •.•.•.•.•• ~£ OWNER or :Jfi't I.N() $~~ED •. THIS LOT UHE ADJUSttOl. N RET\IRH rOR THE BEHEm ~ THENCE SOUTHERLY, ALQtfG SAID UNE ... :"72.1 F'EEl !9 THE POINT.:.OF' BEGINNING; • ALSO KNOWN /JS ADJUSTED PARCEL "I-OF CfTY or RENTON LOT JJN~ AOJU(J,M"ENT '::. TO ~RUE fBOY THIS SOBOMSiDN. ~ SIGHING HEREON CO'-r'EJrWmi AND ADR£ES TO COh\U THE ~. EXCEPT THE WESTE~~""':6s FEET TH.~E~F IN WIO'!'~::ANO ./'" ~~co~~S-~~~~Jc-~~~ R~~~~TO~~DER RECORDING NO. ,_~ _1 I -'. ·:······,~ ... ···::.~~5~~~F'N~('~~~SHJWN~~~~fH~~EmlS~~ '-> EXCEPT THAT PO~ THEREOF .ct;NDE~NEO IrJI:'~'~G COUHT"I':~UPER10R·COURT··CAtis&.. ADJUSTED PARCEL J' "':~ ~~ WITH.:lWE lNID ~:.sfioWN ~ TliIS LOT UHE ADJUSTMENT. ~ NUMBER 81-2-.1;8117-7 FOR WJp,ENING or .. 5:w. 43RD S'f!1€tr. ...... ••••• .,. ~~. ..:' ~ PARCEL J ::.... ".,., ••• ' ,'." ./ ":'. THAT PORTION or THE NORTHWEST QUARTER or THE NORTHfAST QUARTER or SECTlON J6. . APPROVA1.J3 .-.,. ~ "::;" .... : . .:.' .~I··-':::. .,'. TOWNSHIP 23 NORll-l. RANGE 4 EAST, WIl..L..MlETlE MERIDIAN, Cm' OF RENTON, KING COUNTY. EXAWINED AND APPRd.iEo THIS ..J..:f!!'OAY Of 5.",.....,....& '998 0. THE EAST 39J-1/2 n:(f:.OF THE NOfffilWEST QU~R OF·:-THE NORTI-(,E)CsT QuARJtR OF :'," WASHINGTON. LYING NORTl-l Of S.W. 43RO STREET. LYING WEST OF OAKESDALE A\lENUE S.W.. ~ ~ WASHINGTON, LYING SOUTH Or-'SPRJbI~,BROCI('SLOUGH QEfAINAGE OfTCH NO.1;.::: ::: FOL.l;9Wntf oEStlt1a!Q:~NE: """-__ , ~ ""'H/ JIir" II). SECTION 36. TOWNSHIP 23':NQRTH. RANGE. EA.St, WI~E "'ERIOW4. IN K1NC:COUNTY,:: LYING SOVT.I:Ulf. SPRINGBROOK SLOUGH DRAINAGE OITCH NO.1, AND LYING EAST Of THE ~ :'" ~ EXCEPT THAT PORTION THEREOf FOR S.W. 43RD STREET:~IGHT-OF~AY; N4Q./ :: ..... :-BtGINNING AT A POINT O'N:THE CEN"tERUNE Of SAID S.W .• JRD STREET. FROM WHICH POINT RENTON AOWINISTRATOR Of ~ING/IJ.lI..DlNG/PUBUC WORKS :; EXCEPT THE SOUTH 20 fEET Of SAID PRE"SES co~i> TO TH'-~it;·'ci~ RENTON.tl~ .f :E ~~R~~.~~90~N:ST:::S DONATION L'ND CLAIM NO. 43 BEARS NORTH NG COUNTY DEPARnAENT oF ASSESSMENTS ~ WIDENING OF S.W. <t-3RD SlREtT B'f DEED RECOROED UNOER RECORDING NUMBER ~8!i568lli THENCE-·f.lORTH d.1~ 11' 17":£AS'T To:.n~e··SQVTH UNE OF :!WD SPRINGBROOK SLOUGH a AND .:: •••• :. I~.l .. :. ~~E DITCH ~Q.: •• 1. AN~':THE ~INUS O['.:rHIS DESCRIBED UNE. ~ EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY sU~Ekl~~·co'u'R-i-CAUSE :.:. E¢'EPT THE WE;IT 598:8~·"ttO :n-\EREOF ~; ::':' •• EXNroIINED AND APPROVED TKIS ~.DAY OF S.,.rc,mlf&, 1998 ~ NU"BER .'-2-06111-1 rOR WIDENING or S.W. 4JRD STREET. :.:. dlur njf{.~H 2J0 rEET.t~EREOr. /.' ::,: "':';, St!.r& N'~'.. ~~ '" PARCEL N .:. ., ..... , .... _ :: .-'-.-: :: .... ~ ';'. AlSO KNOWN AS.'Ao.IUSTED·PARCEL ·J~"Of CITY Or:RENTON l.OT UNE .AOJUSlWENT K1NG COUNTY ASSESSOR QEPUTY KING OOUNiY ASSESSOR I'" THAT PORTION OF THE NORTHWEST QUARTER Of lli£ NORTHEAST QUARTER Of' SEencN 36":', NO. LUA-98-0~lLA. AS'.~ECOROEo.··UNDER RECCRDlNG NO.·' in gil' geb(':' .. ~'l:FN~~~ D~~B~~E~l~; WlUAMETTE MERIDIAN. IN KING COUKTY. ' ···::~£?I~~.~.9~.K1NG ~t:'TY. W~HIr:fDN. .:.:.... .;::. :::. ~.:':: ACCOUNT NU"8t:R .I~ ~ J, .". ,,-I,r BEGINNING ON THE NORTH UNE Of THE COUNlY ROAD AT A POINT WHICH IS 943.04 FEET EAST AND 30 FEET NORTH OF' Tl-iE NORTHEAST CORNER OF' HENRY AC>AMS DONAllON lAND Cl)JU NO. 43 IN SAlO TOWNSHIP ANO RANGE; THENCE NORTH OY .0' 00· EAST .95.8 FErr. MORE OR LESS, TO THE CEN1[RLINE OF THE DRAINAGE DITCH; THENCE. ALONG SAID [)fTCH UNE. SOUTH 66' 03' 00" WEST 209Jil3 FEET; THENCE SO~ 409.46 FtE.T TO THE NORTH UHE OF SAID COlMY ROADj THENCE EAST. AlONG SAID ROAD UNE, 158.85 FEET TO POINT OF BEGINNING: E)(CEPT RIGHT -or-WAY rOR SAID ORAINMiE DITCHj AND EXCEPT THAT PORnON THEREOf CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 81-2-06117-7 F'OR WIDENING OF S.W. 4JRD STREET. ADJUSTED PARC~ N "'-'" ;." .:' .-:'-. THE WEST 3Q8.B2 fE&. OF' THE FOLL~~;~~ DESCRIBEi{PARCEL{ ::.-.••.••••• :. THAT PORTION OF' THE . ~ORT.HYfWf· -QUAmER OF tH'~' NORl)'JEisr ~~ or SEq:ON 36. ~~~Hci~o~~ &~RJHN~~;· S~~l~~~: ~~~~E~rT'fOF'~~~ ~~U~~~'···'··J···;: ~~~~amci~r:~~:~K SLOUGH OM.~E D~Pft NO. 1 •. :~O .lYlNC ~ or ~.~:' . BEGINNING "T A POINT ON THE CENTERUNE OF' SAlD·:~.\v:.'(lJR6:·STREET. fRbM WHICI:l:~OINT :.\' THE NORTHEAST CORNER Of HENRY 'ADAMS OONAllON lANO ·t:LAIM NO. 43' BEARS f«)RTH • 68' <18' 43-WEST 784,19 FEET DISTANT; . .!. :. .' ~~EN:'~H o~~. 1 ~. ~~; ~ J~~~Js sgrrHI~IN~~JRt~lg a~~~NGbR~~~. ~.tbUGH • :,,: :i··' AlSO KNOWN AS ADJUSTED PARCEL "N. or CITY or RENTON LOT LINE ADJlJSTIjENT ::: NO. LUA-98-027-LlA. AS RECORDED UNDER RECORDING NO. ".'41 "'01 . .' RECORDS OF KING COUNTY, WASHINGTON • . ,:: • ,/'41. RECORDING CERTIFICATE: LAND SURVEYOR'S CERTIFICATE: ..... ::. :<./:.- '::" ".comlng No. ___ !.J_!..1..._1: .. ., ... 1Q .... t'_L •• Thi, mop~W""fll"Ml*.--r .... trr'_or ..... "'t t(J.~GHAOoS'\ 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX =-::-;.:=-~-.. ~~: .... .....,-.... NG __ ~ ... :~ .. , __ ... _____ ..JffUJ6 R. I1ASS£Y.P.l..S. DArE R£QSTRAmN NO. 282.311 rw ... --.I IhIo "J. .. :l. ~ , ... fA .. L.1..,...:t' __ ~. "-L:.Y.J !!,.Il ~""~'!f."."''''''''''''''''' '1U-.A_ ot .. ""-,,,, -~."" U4J WIIJd ···· .... -··-· .... ··.~~ .. Gl·jiiCiildri·· .... ·-· .. ··· .. . ~ ~ o , i>4'" ... fIO' <"'Na ENG,,,t-t: CML ENGINEERING, LAND PlANNING, SURVEYING. EN'IlRON"ENTAl SERVlCES " ............... , .. , .. : ...... ::. ./" .. :,:.;.~,-:;:,:>: .J}:: .:.';:.:.: ... ";?: ........... "., . -......... ~: ::: . "I'~~;roo ZEUlA~':~EVELOP~ENTc6~PANY I;>"'r::' .:.:: 707.W1L8HIRE·.SLVD. SUITE 3038 .' . LOS' ANGELeS CA 80017 .. :.' F III ., PHON~~.l21~1 83Hll!O ,;.' 0 CITY OF RENTON'" KING Coi.NTY ·vi;.; 3 ":". .',' pRO.£CT NO.: '::".J/ "::'::"::-:":::'" :."';';: .'." ,..,::' . ..:'.: ..... , .. " ... :. 98092;;9001 124 211A r : .. ' ::.' :.' " .... .\'.' .. :,'.' ::: .. ::: .,/:: .' :;.' ::' LUA-98-027-LLA LND·ao-ole3 }.:' '\,."J.':.:':".': .. //. LOT LINE ADJUSTMENT :'., A POR11ON OF THE NW 1/4 OF THE NE 1/4 OF SECllON 36, TOWNSHIP 23N, RANGE 4E. W.hA. CITY OF RENTON. KING COUNTY, WASHINGTON :'~::~:':~·:}·;:::2~c:J~?:'".c·:~j.(·/ Ii I~ I 16dl M16!' Uhl j ! ~ ; ;; ~ ~ ~ i .~ ~ I t ~ • e :: .. : ...... :.:. .. .' .... :. f' AT RE~NQ NO. ~ •• ~: ./' .\ .••• :~~AlL: 'NOT TO SCAlE ."...., <'. 0'.",....,.'::::·: ... :./:.::':::"""" LENGTH 53.84 94.53 36.9<4 9i.82 96.98 ,... 99.65 . :1:.:. f31':.t 100.75 :.' •••• :... ;;;1:;; 100.""" ".. '" ::l J 102,23 ",": S! - N6T2' -r: 102.71 "':'. .... .:~' ~ : ~~;~. i-')::, .': .e4 .' L30 'N" O. ":.:;~34 .,~I· ':'.:'~:.i"""-""""""':' .:.:: .. :.::::. .' ... , .... \ .. ,.~ ..... - " ... :,1' ,.' .:? '} •.. , .... ::1-':)"':" .. ----" -PRIVAlI!·STORW!../ O~ t.i.SEIo!f;~ 10' X 72' '-'. , •• ( •• ::::,J ~~~/~ON " , :r,:: !U.B'..!pLW~.J;!.I__ UTIUTlES EASEMEiIT ~ ~ W ~n:-=---~-.:: REC. NO. 7407190572 : .. ' Ai"'..,r----"",./' ):. 7---~ I _.::.,+,i+-..;----:~.. ~I:·I· ::i' ,/ ~ w .,..-L-NEW LUT·.. ..,~. .... ././ ...-+---r~ UNE fM'Y ::'1-1 ",;:ADJl.ISfEo N m ./ ./ APf'OOlCIi4ATEI:: -.': p • ......" J ... /' /' lOCATloN·()Jr·." ... ······:·· .... :-'." ~ :;>' ./ / 0" EXIST1HG LOT UHE •• ;:: I ::." jI<it (1;U.368 Sf) J:; ; ".-./ / 1 ."',, .. :.... -:t/'"r-NEW'PRIVATE 25' STORM 1Il « APPROXI""TE AIAIU6TED I· .. · ;;,11 ORAl...,. ANO UTILuY ;; ~ .... ~ LOCATION OF .. PARCEL H ::+ psElro4ENT \..) :.It ,-'<t:" I:: EXISTlNG LOT UNE I / ~I (" •. 670 Sf) 1 ~I"'I"":: ",f<-" ,£,~<-"~ ADJUBlB);1 . I" :?l-" Q ,.-.;"";," .".......... . I"AACB.. N / 1;1. i N 8B'~'43' it 3OS.00· m .. ,,~~, ........ F: I (13S'j82 SF) / ~I . f"'-~ - - - - -~ "i\'P,·.,.:"T"'~ \ .. ~ J >~ I .... '/ fl ~'. \ 1 ~I.~ 10. 0 .~~ ... ,......:~ I L.LJ:: :: .... C\ .. ' G~"''' ;... . c/:.l"".. 1 ~ ~ ", ':'. ::z:: iJ.\:".v ,~;.I 0 ..... ~'" -I -. ........ '."" I «'.J / "I . ' '" AO.AJ8'TED N .::/.: SLOPE EASEI.4E~~·:II/.:: ::. ~ (" :J}' 9:."'r: SLOPE 'EASE~ENT I ~IW PARCEL I II :.:. AFfECTING PARCEL N • •••• 1: '. ~. . / AFfECTING PARCEL I 1... (78 SO ".: .~up.eRlOR COURT CAUSE.: :: '.: ••.• :, SUPERIOR COURT CAUSE 1 1:-68, 1 / k .;;. I NO. 81~'2 •. ~~~ 17-7 :.:" :::.' .:-' / ... :: / ':"10· NO. 81-2-08117-7 E :''::l!''~=_,====~~''::'.?;;'C:~:/;~,~~'''' I ~":....:"-$ ~ l "'" ,. BRASS ~sc.. -------------.-. ____ ~ ... :..-.. -.43 W .1.6&I.88(~) 1 ...... ·(!'i" ' .. -SU,!EET ! ~ ;;; -.~. -~U.:-~'~w'::u '5." .. ····• •... -:·:--· .. ,.-. . ... _~~-:j~~~( .f •. J ' SF SQUARE FEET ADJlI81E!) PARCEL ADPRESSEl} AOJUSTEO AO..MI'lED PARCEL'N PARCEL J 1412 SW 4Jrd STREET 4201 OAKESDALE AVENUE SW AO.AJSTED PARCELH 1300 SW 43rd STREET ADJJ81B) PARCELl 1200 SW 4Jrd STREET OR 4251 OAKESDAU. AI/tNUE SW (DEPENDING ON ORIENTATION OF THE FUTURE BUILDING TO THE ADJOINING STREns) q.GHA(f~ 18215 72ND AVENUE SOUTH .~~ .. KENT. WA 98032 III .. (425)251-6222 • -: (425)251-8782 FAX '2. f "':s. ro'": CML ENGINEERING. LANO PLANNING. "<1-'Io/fl eNO",t.t-~ SURVEYING, EtMRONMENTAl. SERVICES f·".."'SRF.· .. ·,H= ;rNE 114i~C, ~, .l';~~., R •• { 'liM ' .. SHT ~"'" .'" ,.: .,' " ':":" ZEUlAN PRQ!!tllnE8 CQ"'PANY.';· 2 .' · .. ·,IlT WI~·~LYD. 80iTE aoaf ,';: ~~~~ (I1als~g: .. 'ro17 ,/of CITY OF RENTON ·~N~:COUNTY :.~. WA \'3 :.:. ::-' ,,-9/14/98 ," -'00' RWG .MlB NO.: 5911 PROJ[ClIll.: .~ :::.:.::.' ::'. :~:'!: .5" : ... ::~: ( '~:~.:. ,,:: . ::.,::., .. ;. ::.' . ::. ... \:.: .. , ..• , ........ . ti '§ I '~dl M'~Jf flld .. :":'::":":": ........ .:, .. ::.,.,. :.:':: ., ..... :. 98092:i9001 124 2119 :"~' :: :." . ::.' .:, . .. ,...,/'./'" '.,. LOT LINE ADJUSTMENT ,/.' J'.... . A PORTION OF 1HE NW 1/4 OF lHE NE 1/4 OF .. ::,' ::.:. .".' "::'. SECllON 36, TOWNSHIP 23N, RANGE 4E, WM . .., .• ,"./ .; ........... ;, / CITY OF RENTON, KING COUNTY. WASHINGTON LUA-98-027-LLA : LND-aO-()1ea .... ... ~' . ..... 1 ···········~~~~Z:·,:~~~:~~:~:~~~~~··O::·~·:~EMEm:_,/:· ••••••••••• , .... :;.) •• '.~g~ ~roo~~ .. O:~~~~~~~ORD.~~·,·(JNOER ~CORDING :~b. ~~~17.·· :.~~.'1:.-::,' ....... \ ....... . • ~ ~ ;; ~ ~ ! 1 ~ ~ ~ ~ :: i ~ ( ~ 2 ~~~:..\:l':[~J&:'U~W~~~03~~:<RMS f.~ .. ~~~~~~~S Of.?~t C6~:( .' .·::>'i)"",,:/' '.';,. ___ _ 3. THIS PROPERlY IS SUBJECT 10 THE. DEClARATION or COVENAN.l'S AND t;QNSENT : ....... :~.' /. -, ~-DECREE ~ RECORDED UNDER RECO~DtNG NO. 971231219.g.,.·:AND FIL~[} UNDER .~.:. .::;. SUPERIOR COURT CAUSE NO. 97-2-'119.1:18-2. ;." ,'.' ~:-' .... :: 0 100 200 400 4. THIS PROPERlY IS SUBJECT TO THE: cOV£'~s,"'tONO;';"ONS, RE~t~ONS ANti~" .:.: •• , ::...... . . IM\WMW*l ::J EASEMENTS /oS RECORDED UNDER RECORDING NO. .,'. RECOR'OS .:. ••.• ./. Of KING COUNTY. WASHINGTON. ...:-: ............. ::::::.' :.:,.:,.::' .i"/ .::::.' ::.,::':' SURVEY NOTES .,. '. .' r,1'7" "--~:-~h~8:JL=~~==i.~ THIS SURVEY USEO TH[ CONCEPTS DEVELOPED IN SURVEY R[CORQEO IN VOLUME '~~··iiF' .... ,,·:·::·' .,.:' .: .,.:::".',-:' .,' ....... ":;,\. __ 9N 41ST ST. 1. SURVEYS AT PAGE 109 AND 109A UNDER RECORDING NO. 8606269007. RECORDS or .;:' :':: ,: '.' KING CQUNlY, WASHINGTON. '::'. .....: .~: .::~ • T~~ ~iISw~~ ~;:~I';'/: ~7ct~~EIS8A~ 6~8~~~9lo'NT~ ~~~~~S~~D' ".;:' : •. :" :·:·· .• I.".~'::.....: .• ' Of RENTON MONUMENT NO. ':593. WHICH. JS • BRASS CloP WITH N-I "1(" IN • CAST • ::. ....... ..:. •• "" ... ~~s~ ~~N~~EEN~E~~ :.··~E~~~R A~~~E~-s.~RDwr~~,fO"~~~~E~~N~NFEET ': .. :. ,.,1" ,:':. 11.,,"- IrdONUUENT NO. 1658 Vi' TRAVERSE AND HElD THE'. UNE BETWEEN SAID MONUIro1(NTS TO BE N 02'13'36-e:' 01' .,'. .' :',' • THIS IS A FlELD T~RSE su~:" ·~.':SoKKIA 5-EicmoNIC TOTAl.. STAnON WItS ::-;'" • :./ USEO TO MEASUR~·'THE ANGUL ..... • N-IO Dlsr~CE RECAlleNsHIPS BETWEEN THE .• ,. :." CONTRCUING MoI<UMENTAT10N .s SHOWN. "CLOSURE IIlTiOS or THE TRAVERSE .,:: MET OR EXCQ'O£O THOSE Sp.!ClfIED IN l/i1.'C 3J2-13O"090. OISTN-ICE MEASURING ':. I , .,' EOUIP"ENT IlI<S BEEN ~TEO AT ~:.N.G.S. BASE.~INE WITHIN ONE YEAR Of ':'" J I . I .:: I .:: ,.,~~:~.:,::,:.:.:":,','",::::'i.,(;::,::~,,,:~:~,:::,::" ... , .. ,., ..... ". !' .i ... ...... 9N !1~<."'} 'f:,i - .,.,,,.............. ::, /. ""':: .:,: :.:' I ::·t "I I .::: .. , .... ".,'," .. ~ .... ~.:.~: ... :~ .. :> .:' ::: .... : 2. 3. ".: ':~ .. .:' ".:. ?.-....... ~ ... .:': .~::.. .... .. \ ..... :: VI.CINII'(! MAP ........ " .. ' ...... . ····.1. ..... :.~.~; . . : ...... : .... ::. ...... ~J..,.:,./:'''' . ~ , .. « ~ ~ C/) ~ ~ ",:',"i'/:(,:;~;:)',~"~'ii',,::-\ ""jt? i z "'tlTf:f tli ~GHA(J", ':: . ." .. ·:~·r,.rtl. .;: :: :: .{ ...... : ...... :./ .. ,,:-;: .. ~ ... : o Ii .. -~"(,. .... tJ:)' 'lito eNO\.~ 18215 72ND AVENUE SOllTH KENT. WA 98032 (425)251-6222 (425)251-8782 FAX CML ENGINEERING. LAND PLANNING. SURVEYING. ENVIRONMENTAL SERVICES PAO.(CT WO.: RWG 5911 CITY OF IlENTON' KING COIIITY ":" ..... : .... ~~;. OF 3 ;::.. - .. .: • • WHEN RECORDED RETURN TO: ZELMAN DEVELOPMENT CO. 101 WILHIRE BOULEVARD. SUITE 3036 LOS ANGELES. CA 90011 ATTN; MR. PP,UL T. CI'.SEY @ CHICAGO TITLE INSURANCE COMPANY POCVMBNT TIILIS,l .1 DECLARATION OF RECIPROCAL EASEMENT ;! 3 • Order N_bcT: 000498046 REFERENCE NUMBER(s} OF DOCUMENT ASSIGNED OR RELEASED: CJ Mditional reference nUl"bers on page __ of document GRANTOR Ca) J 1 ZELMAN RENTON. LLC ;! '-z,1 CHICAGO TITlE ~ ~ ,&.{,,, REF' 'ffe"y~ . <D 3 o Mditional names on page __ of document GRANTBB (s) : 1 ;! 3 CI Additional names on page __ ._ of document ABBRBY'AIID LEGAL PESCRIPTIQH; Lot-UnI\: Block: Volume: Page: Section: Township: Range: Portion: Adjusted Parcels I & J. City of Renton Lot LIne Adjustment. Plat Name: No. LUA-98-027-LLA. recording DO. 9809239001.. CJ Complete legal descriPtion is on page 10-12 of document . 360t..,O .. -ct/Oe ASSESSOR'S PROPBRTY TAX PARCEL ACCOUHT HUMBBR Sa) J ''''I Jd(~'1C2' Additional Tax Accounts are on page __ of document Nate: This COlIer sheet Is prepared to oonfonn to the raqulrements 01 Chapter 143. l.aW$ of 1996. Nothing on this &heel alieni the names, legal description or ather Intormatlon In the attached document The only purpose of this COY8I" sheet Is to assIsI the lIudltor In Indexing IhII document In conformance with statute. The Recorder wi! 1liiy on the information ~ad on this form. The alaR wli not read the document to verify the accuracy or completeness the Indmdng Informatlon provIdad herein. vPr 2-5-i1 rim - • - • RECORDING REQUESTED BY AND WHEN RECORDED, MAIL TO: Zelman Development Co. 707 Wilshire Boulevard, Suite 3036 Los Angeles, California 90017 Attn: Mr. Paul T. Casey ORIGINAL • • DECLARATION OF RECIPROCAL EASEMENT THIS DECLARATION OF RECIPROCAL EASEMENT ("Declaration") is made as of the ~()#. day of ?tIc l;e c , 1998, by ZELMAN RENTON, LLC, a Delaware !imited liability company (.~.). ~ 1J) FILED BY CHICAGO nnE INSlJRAHCE co. ARTICLE I R£E # 4 '7 t"O l.{ ,,-"(j) RECITALS '-/3-~-"""';:;"""';;;;";;--- ... t .1 Zelman is the owner of two (2) parcels ofland located in'the City of ~ Renton, County of King. State of Washington, more particularly described on Exhibit" A" g (n~.) and Exhibit "S" ("lE;dl") respectively incorporated herein. Parcel J and Parcel J fZJ are sometimes herein each individually referred to as a "~. and collectively as the .~.' N <:> 1.2 Zelman desires to create reciprocal access easements which shall burden ~ and benefit Parcel J and Parcell as hereiMfter provided. The owner of an individual Parcel is Cl hereinafter referred to as a "Parcel Owner" and the owners of both of the Parcels are collectively referred to as the ·Parcel Owners;" Zelman is the owner oftbe Parcels as of the date hereof, but upon conveyance of fee title of a Parcel to an entity other than Zelman, said entity shall bewme the Parcel Owner. Notwithstanding Zelman's common ownership of the Parcels, such common ownership shall not cause a merger of any of the easements, rights and benefits granted hereunder for the benefit of a Parcel. nor cause a merger ofany of the obligations or burdens placed hereunder upon a Parcel for the benefit of another Parcel. 1.3 For the purposes ofthis Declaration, the following terms shall be defined as follows: (a) Governmental Regulations: Any or all laws, statutes, ordinanceS, codes. decrees, rulings, regulations, writs, injunctions, orders. rules, conditions of approval or authorization of any gO\'emmcntal entity, agency or political subdivision whether now in force or which may hereafter be in force. (b) ~: The record holder offee title to a Parcel, its heirs, personal representatives. successors and assigns . - l1li • • • NOW, THEREfORE, Zelman hereby declares as follows: ARTICLE} EASEMENTS 2.1 Grant of Easement Over Parcel J: Zelman hereby reserves over and across Parcel J for the benefit of Parcel I a perpetual easement which is apputtenant to and shall run with Parcell ("North Easement") for the purpose of providing Parcell with additional ingress and egress (both pedestrian and vehicular) over and across Parcel J as shown on Exhibit "E" as the "Roadway" The North Easement is legally described on Exhibit "e" and depicted on Exhibit "D~~ attached hereto. Additionally, Zelman hereby reserves a temporary construction easement over such portions of Parcel J as are reasonably necessary for the Owner of Parcell to construct the Roadway and related improvements (including, without limitation, curbs. gutters, drainage improvemenis and such otMr improvements as may be required under Governmental Regulations) (collectively. the "Roadway Improvements"). Such temporary construction easement shall only be utilized for such purposes as may be reasonably required in connection with the construction of the Roadway Improvements in accordance with Governmental Regulations. 2.2 Grant of Easement Over Parcell: Zelman hereby reserves over and across Parcell for the benefit of Parcel J a perpetual easement which is appurtenant to and shall run with Parcel J ("SQuth Easement") for the purpose of providing Parcel J with additional ingress and egress (both pedestrian and vehicular) over and across Parcel J as shown on EKhibit "E" as the Roadway. The South Easement is legally described on f;xhibit "C" and depicted on Exhibit "D" attached ~ereto. Additionally. Zelman hereby reserve.s a temporary construction easement over such portions of Parcel I as are reasonably necessary for the Owner of Parcel J to construct the Roadway Improvements. Such temporary CJnstruction easement shall only be utilized for such purposes as may be reasonably required in connection with the construction of such Roadway Improvements in accordance with Governmental Regulations. 2.3 Construction of Roadway Improvements. Each Parcel Owner shall have the right. but not the obligation to construct the Roadway Improvements. The Parcel Owner which constructs the Roadway (mprovements ("Constructing Parcel Qwner") shall be entitled to reimbursement for one-half (112) of the cost of designing. pennitting and constructing the Roadway Improvements (the "Construction Com") from the other Parcel Owner (the 'Contributing Parcel Owner") once the Contributing Parcel Owner begins to use the Roadway. Within fifteen (\5) days after receipt of an invoice from the Constructing Parcel Owner (once the Contributing Parcel Owner begins to use the Roadway), the Contributing Parcel Owner shall reimburse the Constructing Parcel Owner its share of the Constru::tion Costs. Failure by the Contributing Parcel Owner to timely reimburse the Constructing Parcel Owner the Contributing Parcel Owner's share of the Construction Costs will entitle the Constructing Parcel Owner to lien the Parcel of the Contributing Parcel Owner for the unpaid Construction Costs with interest at the maximum rate permitted by law. Such payment amount. together with inteJest thereon, attorneys' fees and coun costs and other costs of collection, shall be a continuing lien upon the Parcel of the Contributing Parcel Owner and may be enforced by suit or under power of sale (which power is hereby granted), judicial foreclosure. or any other manner allowed by law. Any exercise of the power of sale or foreclosure shall be conducted in accordance wilh the laws of the State of - - • • • Washington applicable to the exercise of powers of sale in or foreclosures of mortgages and deeds of trust. If appropriate. the Constructing Parcel Owner is hereby appointed the trustee for purposes of exercising such power of sale. with full right of substitution. The Contributing Parcel Owner's share of the Construction Costs. together with interest. costs and attorneys' fees. shall also be the personal obligation of the "contributing Parcel Owner at the time when the Construction Costs are incurred. ARTICLE 3 MAINTENANCE AND MANAGEMENT 3.1 Ml!nagement of the Roadway Estaru. (a) Except as specifically provided in this Declaration. the Parcel Owners shall not obstruct in any manner any portion of the South Easement or the North Easement which will in any way impair the continuous and uninterrupted use of the Roadway for the purposes set forth in this Declaration, except to the extent reasonably necessary to maintain and repair the Roadway as provided herein. (b) The Parcel Owners shall not collect. attempt to collect. or permit the collection of any charge for access to or through any portion of the Roadway. (c} The Parcel Owners shall exercise reasonable care in the use and enjoyment of the Roadway and in exercising their respective rights under this Declaration. 3.2 Maintenance ofthe Roadwav. All maintenance and repairs, whether ordinary or extraordinary. capital or otherwise in nature. major or minor. to the Roadway shall be performed by the Parcel Owner which owns the Parcel on which such maintenance or repair work is required. at such Parcel Owner's sole cost and expense. All such work shall be performed in such manner and at such intervals as $hall be required to at all times maintain the Roadway in good and usable condition. Without limiting the generality of the foregoing. each Parcel Owner shall repair. repaint, repave. rest ripe. remove all trash, obstacles. impediments and otherwise maintain the Roadway (the "Roadway Maintenance"). as appropriate. as often 8$ shall be required to so maintain the portion of the Roadway located on their respective Parcels in accordance with the terms of this Declaration. . 3.J Coordinated Efforts. Each Parcel Owner shall perform its Roadway Maintenance. insofar as it is reasonably possible, in :wch a manner as to establish. maintain and preserve, both in appearance and in fact. a coordinated and unified operation of the Roadway and, further. not in such manner as will (i) increase or make more burdensome the respective costs and expenses or obligations of the other Parcel Owner in performing its Roadway Maintenance, or (ii) impair the efficient and orderly management and operation of each Parcel. ARTICLE 4 RIGHT TO REPAIR AND MAINTAIN 4.1 Rights to Perform Work. In the event either Parcel Owner fails to perform the Roadway Maintenance on its Parcel as required by this Declaration (the "Non-Performing - - • • • Parcel Owner"). the other Parcel Owner (the ·Curing Parcel Owner") shall have the right, but not the obligation, to enter upon the Non-Performing Parcel Owners Parcel to perform the Roadway Maintenance as required by this Declaration. The Curing Parcel Owner shall give the Non-Performing Parcel Owner not less than thirty (30) days prior written notice. specifying the particulars of such failure. prior to performing the Roadway Maintenance on the Parcel of the Non-Performing Parcel Owner. Notwithstanding the foregoing, if the Curing Parcel Owner's Roadway Maintenance is of an emergency nature, then the Curing Parcel Owner need not give thil1y (30) days prior notice, but shall give such advance notice as is reasonably practicable under emergency circumstances. 4.2 Cost of Performance. Upon completion of the Roadway Maintenance by the Curing rarcel Owner as provided above. or from time to time if the Roadway Maintenance is of a continuing nalure, the Curing Parcel Owner shall submit an itemized statement of the cost thereof to the Non-Performing Parcel Owner. The amount thereof(the "Maintenance Amount") shall be due and payable by the Non-Performing Parcel Owner to the Curing Parcel Owner within fifteen (I S) days after the Non-Performing Parcel Owner's receipt of such statement and shall bear interest (at the maximum rate permitted by law) from the due date until the date of reimbursement by the Non-Performing Parcel Owner. Such payment amount, together ",.jth inieresl thereon, allorneys' fees and court costs and other costs of collection. shall be a continuing lien upon the Non-Performing Parcel Owner's Parcel and may be enforced by suit or under power of sale (which power is hereby granted). judicial foreclosure, or any other manner allowed by Jaw. Any exercise of the pcwer of sale or foreclosure shall be conducted in accordance with the laws of the State or Washington applicable to the exerdse of powers of sale in or foreclosures of mortgages and deeds of trust. If al'Proprillle, the Cllring Parcel Owner is hereby appointed the trustee ror purposes of exercising such power or sale, with full right of substitution. Each such Maintenance Amount, together with' interest, costs and attorneys' fees. shall also be the personal Obligation of the Non-Performing Parcel Owner at the time when the Maintenance Amount is incurred. ARTICLES INSURANCE 5.) Public liability Insurance. Each Parcel Owner shall, at their respective sole costs and expenses, pay for and keep or cause to be kept in full force and effect a policy or policies of commercial general liability insurance with coverage limits and sublimits of not less than SI,OOO.OOO, insuring against any and all liability of such Owner with respect to the Roadway or arising out of the use thereof or related to the exercise of any rights pursuant to this Declaration. Further, all such insurance shall include coverage for personal injury, blanket contractual, cross-liability and severability ofinterest clauses, broad form property damage coverage, and coverage for independent contractors and automobile liability covering owned and non-owned and hired vehicles. Each Parcel Owner shal~ upon execution hereof, and thereafter at least thiny (30) days prior to the expiration of such policy or within ten (10) days after written request therefor by the other Parcel Owner. deliver to the other Parcel Owner (i) a certificate evidencing such insurance. and (ii) evidence that the premiums therefor have been paid. 5.2 Policy Form. f.ach policy of insurance provided for herein shall name the other Parcel Owner as an additional insured. Each policy of insurance must contain a provision - - • - requiring at least thirty (30) days prior written notice to all additional insureds of any cancellation or lapse thereof and the effective date of any reduction in the amounts of coverage. All such policies shalllK: written as primary and nan-contributing. 5.3 Indemnity. To the fullest extent permitted by law, each Parcel Owner shall defend, indemnify, protect and hold the other Parcel Owner (but not the other Parcel Owner's permittees) harmless ITom any and all liability whatsoever on account or any damage, injury, lien, claim, losses. costs. expenses, encumbrances, actions, causes ofaction or demands (collectively. "Claims") related to the use by the indemnifying Parcel Owner and its permittees oflhe Roadway, or related to the breach by the indemnifying Parcel Owner of its duties and obligations under this Declaration. The term "Claims' includes, without limitation, court costs and attorneys' fees and costs. ARTlCLE6 GENERAL PROVISIONS 6.1 Exclusivity The easements granted hereunder are nonexclusive and eaeh Parcel Owner respectively reserves the right to grant other easement rights in and to their respective Parcels, provided that such future easement rights shall not materially interfere with the use and enjoyment of the rights granted hereunder. ; 6.2 Dedication. The provisions of this Declaration shall not be deemed to ~ constitute a dedicalion for public use or create any rights for the benefit of the general public. o ex 6.3 Binding Effect The covenants contained in this Declaration shall run with ~ the land and be binding upon and inure 10 the benefit of each Parcel Owner during its period of .-4 ownership of a Parcel. 00 a'J 6.4 Appurtenant Easement. The easements granted hereby are for the benefit • of each Parcel. respectively. and are therefore appurtenant easements .. 6.5 Enforcement. (a) Each Parcel Owner may enforce the provisions of this Declaration (i) by a suit at law for damages for any compensable breach of or noncompliance with any of the terms hereof or for declaratory relief to detennine the enforceability of such terms, (ii) by an action in equity or otherwise for specific performance to enforce compliance with the terms hereof, or for any injunction to enjoin the continuance of any breach or . violation hereof, (iii) through any right ar remedy to which such owner may be entitled pursuant to the self-help and lien right provisions of this Declaration, and (iv) through any olher right or remedy to which such owner may be entitled at laloY or in equity_ (b) The rights and remedies established under this Declaration shall be deemed to be cumulative; no onc of such rights and remedies shall be exclusive of any other right or remedy to which any owner might otherwise be entitled by virtue of tile terms of this Declaration or under law. The exercise of any particular right or remedy shall not impair the right to exercise any other right or remedy_ • at • .. (c) Each Parcel Owner agrees that in the event it becomes necessary for a Parcel Owner to defend or institute legal proceedings as the result of the failure of either Parcel Owner to comply with the terms. covenants. agreements and conditions of this Declaration. the prevailing party in such litigation shall be entitled to be reimbursed by the other Parcel Owner for all costs incurred or expended in connection therewith, including. but not limited to, reasonable attorneys' fees and court costs through all trial and appellate levels. 6.6 Further Assurance. The parties hereto agree to execute such further documents as may be reasonably requested by the other to evidence the easements granted hereunder or to otherwise effectuate the provisions hereof 6.7 Transfer of Title. If any Parcel subject to a monetary lien created by any provision hereof shall be subject to the lien of a mortgage. then (i) the foreclosure of any lien created by anything set forth in this Declaration shall not operate to affect or impair the lien of such mortgage, and (ii) the foreclosure of the lien of such mortgage, acceptance of a deed in lieu of foreclosure of such mortgage. or sale undeT poweT of sale included in such mortgage (such events being hereinafter referred to as "Events of Foreclosures"), shallllot operate to affect or impair the lien hereof. except that any person who obtains an interest through any of the Events of Foreclosure, and such person's successors-in-interest, shall take title free of the lien hereof or any ~ personal obligation for such charges as shall have accrued up to the time of any of the Events of ~ Foreclosure, but subject to the lien hereof for all such charges which shall accrue subsequent to o the Events of Foreclosure. fXj- N 6.8 Liens. Neither Parcel Owner shall suffer or permit any mechanics' or ~ materialmen's liens or other liens to be filed against the other Parcel by feason of work, labof or rz; material supplied or claimed to have been supplied to such ParCel Owner. Ifany such liens shall (1') at any time be filed, then the Parcel Owner against whose Parcel such lien has been filed shall. at its option. have the right to diS(;harge the same by paying the amount claimed to be due without inquiry into the validity of the claim and the other owner shall thereupon immediately reimburse the paying owner for any such amounts, together with interest thereon at the maximum rate permitted by law. Any such amount not repaid within fifteen (15) days of demand shall constitute a lien foreclosable in accoTdance with the provisions of Anicle 4 above. 6.9 Amendment. This Declaration may not be modified, amended or terminated except by a document in writing signed by both ofthe then Parcel Owners. 6.10 Waiver. No waiver of any of the provisions of this Declaration shall be effective unless it is in writing. signed by the Parcel Owner against whom it is asserted and any such waiver shall only be applicable to the specific instance to which it relates and shall not be deemed to be a continuing or future waiver. 6.11 -~. The captions and paragraph headings contained in this Declaration are for reference and convenience only and in no way define. describe, extend or limit the scope or intent of this Declaration, nor the intent of the provisions bereto. .. - ... ~ ~ ~ • • 6.12 Overburden. It is hereby agreed that development oflbe Parcels shall not be deemed to overburden the utilization of the Roadway as any such further development of the Parcels may be contemplated by the parties in connection with the grant of these easements. 6. \] Counte'llarts. This Declaration may be executed in one or more counterparts. each of which shall be deemed to be an original but all of whi<:h shall constitute one and the same Declaration. IN WITNESS WHEREOF, ZELMAN HAS EXECUTED THIS DECLARATION THE DAY AND YEAR FIRST ABOVE WRITTEN. ZELMAN RENTON, LLC, a Delaware limited liability company By: Zelman Industrial Partners, Inc., a California corporation, Its: Managin ember ~ STATE OF C o.1£oKcU a.....-) ~ , , .. /ss. C') COUNTYOF LtOd Q t!~P1U!) . On Oc:±o\u.r JOl \998 . before me, to..--t-h\een M L,b~~ , a Notary Public in and for said state, personally appeared BEN REILING, personally known t me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity. and that by his signature on the instrument, the pcc!IOn, or the entity upon behalf of which the person acted, executed the instrument. WITNESS my hand and official seal. -• • - EXHIBITS "AW Legal Description of Parcel J "B" LegaJ Description of Parcel I ·C· Legal Description of Easements "0" Depiction of Easements "E" Site Plan . ~~~~~~~~r':.:~~':~::.~~<'o~')"o,':'::' ' .. :" : '".'0':-_,:, ~-"o':\-.~~'-:; . ~ .0,.' -:'. ~~":"'--_ .4 -. -. . • . • • • .' • EXHIBIT" A " LEGALDESCRImON OF PARCEL J THAT PORTION OF THE NORTHWEST QUARTER OF TIlE NORTHEAST QUARTER OF SECTION 36, TOWNSmp 23 NORTH, RANGE 4 EAST, WILLAMETIE MERIDIAN, CITY OF RENTON, KING COUNTY, WASHINGTON, LYING NORTH OF S.W. 43rd STREET, LYING WEST OF OAKESDALE AVENUE S.W., LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DlTCl{ NO. I, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE CENTERLINE OF SAID S.W. 4]n! STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH 880 48' 4JW WEST 784.19 FEET DISTANT; THENCE NORTH 01° Il' 17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. 1 AND TIlE TERMINUS OF THIS DESCRIBED LINE. EXCEPT THE WEST 598.82 FEET THEREOF AND; EXCEPT THE SOlITH 230 FEET THEREOF. ALSO KNOWN AS ADJUSTED PARCEL "J" OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-98-027-LLA, AS RECORDED UNDER RECORDING NO. 9809239001, RECORDS OF KING COUNTY, WASHINGTON. ~~~f:!~;,z~~:~~(:~;.xP":'~ .~";'.'-~'~">;.".":';:~-'<} ... ~.=~.' ... .' . 7 ;:~~. " ::. __ .M:....j_ .... ..-~--.r ._ ....... ~ • _ • • . - • .. , .~ ..... '+-"",,,, r,~ .... :_ ...... ~._ -. " ...... -•...••.• ". _ ~._7 __ .~ ••.•• ~ •• " • EXHIBIT"B" . LEGAL DgcRlmoN OF PARCEL 1 THE SOUTH 230 FEET, EXCEPT THE WEST 598.82 FEET THEREOF,OF THE FOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WlLLAMETfE MERIDIAN, CITY OF RENTON, KING COUNTY, WASHINGTON, LYING NORTH OF S.W. 43'" STREET, LYING WEST OF OAKESDALE AVENUE S.W., LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DrrCH NO. .1, AND L YlNG EAST OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE CENTERLINE OF SAID S.W. 43'" STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH 880 48' 43" WEST 784.19 FEET DISTANT; THENCE NORTH 010 11' 17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. I AND THETERMINUS OF THIS DESCRIBED LINE. ALSO KNOWN AS ADJUSTED PARCEL "I" OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-98-027-LLA, AS RECORDED UNDER RECORDING NO. 9809239001; RECORDS OF KING COUNTY, WASHINGTON. - - EXHIBIT "C" LEGAL DESCRIPTION • • PRIVATE ACCESS EASEMfNlS ThaI portion of Adjustad Parcels I end J of City of Ranton lot Uno Adjustment No. LUA-9S-<l27- LLA. as racorded undar Racordlng No. f.r()'fOU9tJ()/. records of King County. Washington. more particularlv described as follows: The East 50 'ael 01 the South 20 fallt of said odjlnted Parcel J; (The North Easement) TOGETHER WITH the East SO feet of the North 20 feet of ,aid adjusted Parcell. (The South Easement) P"'JO<INamt; AupsI 31.19911 S9I1LOIQ RWOIfUlJII> " ~_.~,;.~. ~'. . _ ~~;~. ~:;:.;J~;*l~~: .;';·~r~-£~-~-!o1k~;.y:*; ~~: ~-E':--'. '~ ... ~. "'.: " : :::..-~~ .......... ,~ ... -.... -.' . . ~ '. - - • • .. EXHIBIT "0" ADJUSTED PARCEL J w . " ~t~rJC~C£SS Ilk".. f Easement) 50' N 8e·~·43· w (:) .--------;1-- ~O'50.,.....- (South , Easement2 Private Access ~ Easement ~ ADJUSTED PARCEL I :r o z ~ en w :::J Z W > < W ~ < o en w ~ < o Job ,.",.. SRF ~G V'" 1121~ 71ttO A'if}j\J( SOUtH Itlll: 5911 ......, --fr_~ ~i;:_:~2 ZELMAN PROPERTIES SIt"1 "*-FrM; ;'. ; (415)151-8781 r~ PRIVATE ACCESS J_ .1 _1_ .... '116/98 \". ,i =-.~~ EASEMENT EXHIBIT .. .. DEPICTION OF EASEMENTS • • .. EXHIBIT "E~ I --.---~ •• -.• -II· .. • • ii II ,I Ii ·1 I! Ii . • 1 ii I!' I SITE PLAN .; • • • •• WHEN RECORDED RETURN TO: ZELMAN DEVELOPMENT CO. 707 WILHIRE BOULEVARD, SUITE 30]6 LOS ANGELES, CA 90017 AITN: MR. PAUL T. CASEY CHICAGO TITLE INSURANCE COMPANY Order NWllber: 0004!f8046 • REFERENCE NUMBER(51 OF DOCUMENT ASSIGNED OR RElEASEO: CJ Additional reference numbers on page __ of document GRANTOR ( 8) : 1 ZELMAN RENTON, LLC l 3 CJ Additional names on page __ of document GRANTEE ( 8' t 1 l 3 CJ Additional nameG on page __ of document ABBRBYIATED LEGAL DESCRIPTION! Lot·Unit: Block: Volume: Page: Section: Township: Range: Portion: Adjusted Parcels J,. I, H. N. L. City of Renton Lot Line P~tName: Adjustment No. LUA-98-027-l1a. recording no. 9809239001 CJ complete l~al description i8 on page 15-L9 of documentfl a...a. . tt. ... 'SO.,. --,1",., ASSESSOR'S PROPERTY TAX PARCEL ACCOmrr HOIIBBR(.!, ... • " 1'"-t fJY -.J 14.I"1OY·"/O Additional Tax Accounts are on page __ of document ~fo &loft • 't III Note: This coyer sheet Is prepared to conform to the requirements of Chapter 143, Laws of 1996. Nothing on this sheeI alters the names, legal descrlJXIon or other tnfomIaIIon In the attached document. The only purpose of this 000JBr 5hee11s to assist the auditor In indexing the dorument In conformance with &tatute. The Recorder will rely on the informal ion provided on this form. The staff will not read the document 10 vertlythe accuracy or completeness 01 the Indexing Information provided herein . - .. ". . ~ _. '"' -. -~, .. - - • • • RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: Zelman Development Co. 707 Wilshire Boulevard, Suite 3036 Los Angeles, California 90017 AUn. Mr. Paul T. Casey ORIGINAL DECLARATION OF COVENANTS, CONDITIONS AND RESTRICnONS THIS DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS (this "Declaration") is made as ofth~ay of O~k-r 1998, by ZELMAN ALEor~C'~cAGo TITt1iNSuRANm~1d~:lity company ("Zelman"). . ",,'7 ARTICLE I REF.# Lf'1Jo 1.((, -~ (i) V" RECITALS 1.1 Zelman is the owner offour (4) parcels ofland (sometimes herein individually referred to as a "Parcel" and collectively as the "~"), located in the City of Renton, County of King, State of Washington, more particularly described on Exhibits "A·I" through "A-4" respectively attached hereto and incorporated herein. The Parcel described on Exhibit "A-I"IAdjusted Parcel JI is sometimes referred to herein as the "Ml\ior Parcel." The Parcels are sometimes collectively referred to herein as the "Project" Zelman is also the owner of Parcel L (herein so called) as described on Exhibit" A·S" attached hereto and incorporated herein. Parcel L will only be deemed a "Parcel" subject to the terms ofthis Declaration following the recordation by Zelman (if such recordation occurs) of the Annexation Notice described in Section 6. 19 hereof 1.2 Zelman desires to prdvide for the construction. development, operation and maintenance of the Detention Pond Area and Sidewalk as hereinafter provided. The owner of an individual Parcel is hereinafter referred to as a "Pars:el Owner" and the owners of all of the Parcels are wllectively referred to as the "Parcel Owners;" Zelman is the owner orthe Major Parcel (sometimes referred to herein 8S the "Major Parcel Owner") and all of the other Parcels as of the date hereof. but upon conveyance of fee tide of a Parcel to an entity other than Zelman, said entity shall become the Parcel Owner with respect to such Parcel. Notwithstanding Zelman's common ownership of the Parcels, such common ownership shall not cause a merger ofany ofthe easements. rights and benefits granted hereunder for the benefit of any Parcel over another Parcel, nor cause a merger of any of the obligations or burdens placed hereunder upon a Parcel for the benefit of another Parcel. .. - • • 1.3 Definitions. For the purposes of this Declaration, the following terms shall be defined as follows: . A. Default Rate: The greater of (I) ten percent (10%) per annum or (ii) five percent (5%) per annum plus the discount rate prevailing on the twenty-fifth (25th) day of the month preceding the date such payment was due, 1\3 established by the Federal Reserve Banlc of San Francisco on advances to member banks under Sections 13 andl3a of the Federal Reserve Act as is now or hereafter in effect from time to time. B. Detention Pond Area: The area designated as such on the Site Plan attached hereto 1\3 Exhibit "B-1". . C. Governmental J{egulations: Any or all laws, statutes, ordinances, codes, decrees, rulings, regulations, writs, injunctions, orders. rules. conditions of approval or authorization of any governmental entity, agenq or political subdivision whether 1I0W in force or which may ilereafter be in force. D. ~J: Any Person or Prime Lessee (as defined in Section 6.8 hereof) from time to time CIItitled to the use and occupancy of any portion of a building ill the Project under an ownership right or any lease, sublease, assignment, license, concession, or other N similar agreement. ~ I ~ .-4 Cl) (7) E. ~: The record holder offee title to a Parcel, its heirs, personal repre5Clltatives, successors and assigns. F. Permittee: All Occupants and the officers, directors. employees, agents, contractors, customers, vendors, suppliers,· visitors, invitees., licemees, subtenants, and concessionaires of Occupants insofar as their activities relate to the intended use ofthe Project. G. ~: Individuals, partnerships. firms, associations, corporations, limited liability companies, trusts, governmental agencies. administrative tn'bunal, or any other form of business or legal entity. H. Utility Lines: Those facilities and systems for water drainage and sewers in the lautions shown on the Site Plan attached hereto as Exhibit "8-1" and legally described on Exhibits "8-2" and "8-3". 2.1 Utility Easements. ARTICLE 1 EASEMEND· A. Grant of Easements. Zelman hereby ruerves across each Parcel. for the benefit of each of the other Parcels, as applicable, a non-cxclusive and perperual easement under, through and across the Parcels. for the installation, operation, maintePance, repair and replacement of Utility Lines as shown on Exhibit "9-1" and legally described on Exhibits "8-2" and "B-)". - - • • • B. Easement Area and Facilities. All Utility Lines shall be installed and maintained below ground level, except for temporary utility service required during construction, maintenance and repair of any buildings or improvements located on a Parcel. C. Insta/l8Iion and Maintenance. The installation, operation, maintenance, repair and replacement of the Utility Lines shall not unreasonably interfere with the use of any other Parcel or with the normal operation of any business in the Project. Any party installing Utility Lines pursuant to the provisions of this Section 2.1 shaH pay all costs and expenses with respect thereto. shall cause all work in connection therewith (including general clean-up and proper surface and/or subsurface restoration) to be completed as quickly as possible and in a manner 50 as to minimize interference with the use of the affected Parcel. and shall provide Zelman and/or the owner of the other Parcel(s). as applicable, with as-built plans for all such facilities, including Ihe location of the easement (as determined by a licensed surveyor), within thirty (30) days after the date of completion of construction. Except for any Utility Lines installed by Zelman for the exclusive use of a Parcel, the party installing Utility Lines shall maintain, repair and replace them at its sole cost and expense. If Zelman installs a Utility Line for the exclusive use by a Parcel, then such Parcel Owner shall maintain. repair and replace the Utility Lines which are so installed by Zelman. D. Term. The terms and provisions of this Section 2.1 shall survive the expiration or earlier termination ofthis Declaration. 2.2 Sidewalk. A. Zelman hereby reserves across each Parcel a perpetual non- exclusive easement for pedestrian traffic upon, over and across that portion of the Project shown on Exhibit "B-1" as the 10' wide pedestrian trail (the "Sidewal,!s"). B. Each Parcel Owner shall pay its pro rata share of all reasonable costs and expenses incurred by the Major Parcel Owner for the replacement, repair and maintenance of the Sidewalk. Said pro rata share shall be paid in accordance with the terms of Article 4 below and the shares shall be determined in accordance with Exhibit "C· attached hereto. 2.3 No Mer&er. Notwithstanding Zelman's or 8 Parcel Owner's ownership of more than one Parcel. the easements granted hereunder shall burden and benefit each Parcel individually, without merger as a result of such cc,mrnon ownership, and upon conveyance of a Parcel so that such Parcel ceases to be under common ownership. neither the owner conveying said Parcel nor the owner acquiring said Parcel shall need to execute additional documentation to evidence the existence of said easements, and said easements shall relate back to and shall be deemed to have been created as ofthe date hereof - • • • ARTICLE 3 MAINTENANCE; TAXES; INSURANCE 3.1 Maintenance. The Major Parcel Owner shall maintain the Sidewalk and Detention Pond Area at all times in compliance wilh Governmental Regulations, said maintenance 10 include. without limitation. the following' A. Removing all snow, paper, debris and refuse to the extent reasonably necessary to keep the area in a clean and orderly condition; B. Maintaining, repairing and resurfacing. when necessary, all paved surfaces in a level, smooth and evenly covered condition with the type of surfacing material originally installed or such substitute as shall in all respects be equal or superior in quality, use and durability; C. Maintaining, repairing and replacing. when necessary, all storm drains. sewers and other facilities, not dedicated to the public or conveyed to any public or private utility. which are necessary for the operation of the Sidewalk and Detention Pond Area; D. Performing itself or contracting with a third party or parties to perform any of the services described herein; provided, however, that the Major Parcel Owner shall remain responsible and liable for the performance of ali said serVices in accordance with the terms of this Declaration and for the performance of any such third party or parties under any such contract or contracts with the cost of such items being allocated among all oftne Parcel Owners in accOrdance with Article 4 below and Exhibit ·C· BlIached hereto; E. Paying all real property taxes and assessments on the Detention Pond Area, if any; and f. Maintaining liability insurance on the Detention Pond Area and the Sidewalk. in compliance with Section 3.3 below. The foregoing obligations shall include any repairs or replacements which may become necessary due to damage or destruction of the Sidewalk lind Detention Pond Area. 3 2 Oblisation to Keep Parcels Lien Free_ The Major Parcel Owner shall keep the Parcels free from any and all liens arising out of any work performed, materials furnished to or obligations incurred by the Major Parcel Owner in connection with the operation and maintenance of the Project hereunder. The Major Parcel Owner shall, within thirty (30) days after the date of imposition of any such lien, pay the lien claim in full, unless the Major Parcel Owner contests such lien claim in good faith., in which case the Major-Parcel Owner shall, within such thirty (30) dav period and as a condition precedent to the Major Parcel Owner's right to SO conte$t, record a - bond of a responsible corporate surety in such amount and in sucll manner as may be required by applicable law to release ttie lien from the affected Parcel or Parcels. The Major Parcel Owner shall indemnify, defend, protect and hold all Parcel Owners harmless from any and all claims, liability. losses, damages. injuries, costs or expenses (including reasonable attorneys' fees) in connection with any such lien claim or in connection with the injury or death of any Person or : It! ~ _ _ ... _ _ ___ :5.i _ - - • • • damage to propeny caused by the negligent or willful misconduct orthe Major Parcel Owner and its employees, agents and contractors. 3.3 l!mtrance. The Major Parcel Owner shall maintain commercial general liability insurance (commercially reasonable in amount) with broad fomi coverage endorsement (including broad fonn property damage endorsement) insuring against claims on accolint ofloss of life, personal injury or property damage that may arise from or, be caused by the Detention Pond Area andlor the Sidewalk ("Liability Insurance"). The insurance required pursuant to this Section 3.3 shall include the following provisions. (i) shall provide that the policy may not be cancel ed or reduced in amount or coverage below the requirements of this Declaration, without at leastlhirty (30) days prior written notice by the insurer to the other Parcel Owners; (il) shall provide for severability of interests; and (iii) shall be primary and non-contributory. Each Parcel Owner agrees to pay in full on an annual basis, its pro rata share of the Liability Insurance premiums in accordance with Article 4 below and Exhibit ·C· attached hereto, ARTICLE 4 REIMBURSEMENT Of MAJOR PARCEL OWNER; DEFAULT; SELF-HELP 4.1 Reimbursement. The Major Parcel Owner shall contract for and pay for the services described in Section 3.) above in connection with the Sidewalk and the Detention Pond Area, and shall pay all Liability Insurance premiums and real property taxes and assessments on the Detention Pond Area (collectively, the "Maintenance Costs"); provided, however, that the N Major Parcel Owner shall not be entitled to reimbursement for all or any portion of its pro rata 4!f share of the Maintenance Costs. . ~ 4.2 Nonprofit. The Major Parcel Owner agrees toperfonn its duties under this Declaration (collettively, the "Maintenance Obligations") on a nonprofit basis (except for the Administrative Fee described below) with an end to keeping such expenses at a reasonable "'minimum. ell en 4.3 Service Charge. Each Parcel Owner shall reimburse the Major Parcel Owner for its pro rata share of all of the Maintenance Costs plus a service charge offifteen percent (15%) of said expenses (including real estate taxes, insurance premiums and utilities) to cover managemenland administration costs ("Administrative Fee"). The Administrative Fee shall be a rnaximum, curnulative fee, so that if a third party is hired by the Major Parcel Owner to perfonn any of the Maintenance Obligations, the other Parcel Owners will never have 10 pay more thana fifteen percent (15%) Administrative Fee. For example, ifa third party charges a ten percent (10%) fee to mainlain the Detention Pond Area, the Major Parcel Owner may also charge a five pacent (5%) fee, but not more in such example. 4.4 Pro Rata Share. Each Parcel Owner (or its respective Occupants, as it may direct) shall be billed annually in arrears for its pro rata share of the Maintenance Costs incurred by the Major Parcel Owner, with the first billing date occurring after the end of the talendar year in which said eKpense is incurred by the Major Parcel Owner. Each bill sball be due and payable Y.ithin thirty (30) days after re«ipl. If requested in writing, Major Parcel Owner shall furnish - , • • • copies of all invoices. statements or other documents supporting same. A Parcel Owner's pro rata share shall be determined in accordance with ExhibiLC...: attached hereto. 4.5 Audit Rights. A Parcel Owner may, at its own expense and upon not less than ten (10) days prior written notice to the Major Parcel Owner. inspect the Major Parcel Owner's records for the Maintenance Costs incurred during the preceding calendar year at the Major Parcel Owner's general offices or at such other location reasonably designated by the Major Parcel Owner at any time during reasonable business hours within one (I) year after the end of the applicable calendar year. Ifsaid inspection correctly reveals an overpayment of the Maintenance Costs. the Major Parcel Owner shall reimburse each Parcel Owner (or its respective Occupants, as it may direct) its proportionate share ofany such overpayment. If the inspection reveals an underpdyment of the Maintenance Costs, the Owner of each Parcel shall reimburse the Major Parcel Owner its proportionate share of any such underpayment within thirty (30) days after receipt of proper billing. . 4.6 Failure to Reimburse Maintenance Costs. In the event any Parcel Owner fails or refuses to pay when due its share of any bill for the Maintenance Costs described above, which failure continues for a period often (10) days after receipt ofwritlen notice thereof from the Major Parcel Owner, such failure shall constitute a default and legal action may thereafter be instituted against the defaulting Parcel Owner by the Major Parcel Owner for reimbursement plus interest from and after the date the bill was due and payable to and including the date the bill is paid at the Default Rate. Furthermore, the Major Parcel Owner sball have a lien on the Parcel of the defaulting Parcel Owner for the amount of the unpaid Maintenance Costs plus accrued interest at the Default Rate. Notwithstanding the foregoing, if there is a bona fide dispute as to the existence of such default or of the amount due and all undisputed amounts are paid, there shall be no right to place a lien on such Owner's Parcel until such dispute is settled by final court decree or mutual agreement. 4.7 Non-Monetary Default. In the event any Parcel Owner fails to perform any other provision of this Declaration. which failure continues for a period of thirty (30) days after receipt of written notice specifYing the particulars of such failure, such failure shall constitute a default and any other Parcel Owner may thereafter institute legal action against the defaulting Parcel Owner for specific performance. declaratory or injunctive relief, monetary damages or any other remedy provided by law; provided, however, that the defaulting Parcel Owner shall not be deemed to be in default if such failure to perform cannot be rectified within said thirty (30) day period.and such Parcel Owner is diligently proceeding to rectify the particulars of such failure, not to exceed sixty (60) days; provided further, however, that in the event ofan emergency, such failure shall be deemed a default if such failure is not rectified in a period reasonable for the nature and circumstances of such emergency. The Major Parcel Owner shall not be deemed to be in default under this Declaration if its failure to perform cannot be rectified within the thirty (30) day period and the Major Parcel Owner is diligently proceeding to rectify the particulars of such failure. 4.8 Self-Hdp. (fthe Major Parcel Owner fails to perform any provision of this Declaration. then, upon the expiration of the cure period provided in Section 4.7, and upon an additions! ten (10) days prior written notice (except that no additional notice shall be required in ; ; - ... • • • an emergency). any Parcel Owner shall have the right. but not the obligation. to enter upon the Major Parcel and any of the other Parcels to cure such default. unless in a non-emergency situation. the Major Parcel Owner commences to cure such default within such ten (10) day period and thereafter diligently pursues such cure to completion. If a Parcel Owner exercises its self-help right. then. within ten (10) days after receipt of an invoice from such Parcel Owner. the other Parcel Owners (including the Major Parcel Owner) shall reimburse to such Parcel Owner all costs reasonably incurred by the Parcel Owner in curing such default. plus an administrative fee equal to fifteen percent (15%) of sucil costs. Furthermore. if the Parcel Owner curing the default is not repaid by the other Parcel Owners their respective shares of the costs incurred by the Partel Owner curing the default. then the Parcel Owner curing the default shall have a lien on the other Parcels for the amount of the unpaid costs attributable to each such Parcel, together with accrued interest at the Default Rate. ARTICLES LIEN FOR EXPENSES OR TAXES 5.1 ElfectivenessofLien. The liens provided for in Sections 4.6 and 4.8 abo~'e shall only be effective when filed for record as a claim oflien against the defaulting Parcel Owner in the office of the recOrder of the county in which the Project is located. signed and acknowledged, which shall contain at least: A. An itemized statement of all amounts due and payable pursuant hereto; B. A description sufficient for identification of that portion of the real property of the defaulting Parcel Owner which is the subject ofthe lien; C. . The name of the Parcel Owner or reputed Parcel Owner of the property which is the SUbject of the lien; and . D. The name and address of the Parcel Owner 10 whom payment is owed. The lien shall attach from the date a claim oflien is recOrded and may be enforced in any manner allowed by law. including, but not limited to. by suit in the nature of an action 10 foreclose a mortgage or mechanic's lien under the applicable provisions of the laws of Washington. The Parcel Owner filing the lien shall release the claim of lien once the costs and e'lpenses secured by the lien have been paid in full. 5.2 Priority of Lien. The claim of lien, when so established against the real property described in the claim oflien, shall be prior and 5Uperior to any right, title. interest, lien or claim which may be or has been acquired or attached to such real property after the time of filing the claim of lien. The claim of lien shall be for the use and benefit of the Parcel Owner to whom payment is owed under the tenns of this Declaration . - - • • ARTICLE 6 GENERAL PROVISIONS 6. I Suca:sso[S and AssiSns' Covenants RUMin, with the Land. This Declaration shall inure to the benefit of and be binding upon the Parcel Owners during their ownership of a Parcel, and their heirs, personal representatives, successors and assigns, and each Parcel Owner shall be liable for the performance of all covenants, obligations and undertakings herein set forth during their ownership of a Parcel. Each term, covenant, condition and agreement contained herein respecting a Parcel shall be a burden on that Parcel, shall be appurtenant to and for the benefit of the other Parcels and each part thereof and shall run with the land. 6.2 Term. Except a.<; otherwise provided in this Declaration with respect to certain easements and other obligations which are 10 survive the expiration of this Declaration, this Declaration shall expire on that date which is sixty-five (65) years from the date set forth in the initial paragraph ofthis Declaration. subject to renewal by successive ten (10) periods unless at least one (I) year prior to any such expiration date, all of the Parcel Owners and their Institutional Lienholders agree by a writing recorded in the Records of King County, Washington to earlier terminate lhis Declaration. 6.3 Amendment· Teunination. Zelman (or any successor Owner ofthe Major Parcel) may modity or terminate this Declaration only with the consent ofthe Owners of two (2) of the other four (4) Parcels, and then only by written instrument duly executed and acknowledged by all such Parcel Owners, duly recorded in the office of the recorder of the county in which the Parcels are located. Notwithstanding the foregoing, (a) Zelman shall have the right to modifY the covenants, conditions and restrictiol15 of this Declaration with respect to any Parcel by executing and recording a written amendment signed by Zelman and the Owner of such Parcel, without obtaining the consent of any other Parcel Owner, and (b) no modification may disproponionatelyafreet a Parcel unless signed by the affected Parcel Owner. 6.4 . MultiPle Owners. If a Parcel is owned by more than one Person, then all of such Persons shall agree among themselves by a 5 I % majority of ownership interests and designate in writing to the other parties a single person or entity who is entitled to act as the Parcel Owner for that Parcel. If the owners of such Parcel cannot agree who shall be entitled to act as the Parcel Owner for that Parcel, or if the owners fail to desisnatc the tingle person or entity who is entitled to act as the .party" for that Parcel within thirty (30) day, after receipt of a request to do so from any other party, then such other parties shall designate one of the owners to act as the ·party· for that Parcel. - • N .,. .,. • • 6.S Notices. All notices given pursuant to this Declaration shall be in writing and shall be given by personal delivery, or by United States mail (certified, return receipt requested), or by United States express mail or other established express delivery service (such as Federal Express. DHL and United Parcel Service). postAge or delivery charges prepaid, addressed to the person and address specified below or, in the absence of such designation, to the person and address shown on the then current rcal property tax rolls in the county in which the Parcels are located. All notices to Zelman. either in its capacity as owner of the Major Parcel or any other Parcel, shall be addressed as follows: Zelman Renton, LLC do Zelman Development Co. 707 Wilshire Blvd .• Suite 3036 Los Angeles, California 900 17 Attn. Mr. Paul T. Casey Each party may change the person and address to which notices are to be given, upon written notice to the other panies. All notices given pursuant to this Declaration shall be deemed given upon receipt. For the purpose of this Declaration, the term "receipt" shall mean the earliest of any of the following: (i) the date of delivery to the address specified pursuant to this section as shown on the return receipt; (ii) the date of actual receipt by the person or entity specified pursuant to this section; or (iii) in the case of refusal to accept delivery or inability to deliver, the earlier of (a) ihe date of the attempted delivery or refusal to accept delivery. (b) the date orlhe postmark on the return receipt, or (c) the date of receipt of notice of refusal or notice ofnonddivery by the sending party . ~ 6.6 Waiver. The failure ofa party to insist upon strict performance ofany of ~ the tenns. covenAnts. conditions or agreements contained herein shall oot be deemed a waiver of ..... any rights or remedies that said party may have. and shall not be deemed a waiver of any ~ subsequent breach or default in the performance of any of the covenants. conditions and ~ restrictions contained herein by the same or any other person or entity. 6.7 Attorneys' Fees. If any party initiatt:S or defends any legal action or proceeding to enforce or interpret any of the terms of this Declaration, the prevailing party in any such action or proceeding shall be entitled to recover from the losing party its reasonable costs and attorneys' fees (including costs and attorneys' fees on any appeal). 6.8 SaleJl.yse-Back. Notwithstanding anything to the contrary contained in this Declaration, it is expressly agreed that in the event an Owner sells its Parcel to an unaffiliated third party (for purposes of this Section. referred to as ·Prime Lessor") and such Owner thereafter enters into a lease as lessee (for purposes of this Section, referred to as "Prime Lessee") for all of such Parcel with such Prime Lessor, then for so long as Prime Lessee is in possession orlhe property as lessee, Prime Lessee shall have all ofthe rights and obligations of the Parcel Owner, and the other Parcel Owners shall look solely to said Prime Lessee for the performance of any obligations said Parcel Owner shall have under this Declaration and the Prime Lessor shall be relieved, while said lease is in effect, of any obligation for the performance of or liability under this Declaration :set forth herein relating to either the Parcel Owner or its Parcel. ....:. . -'.-. -: ...:;.. - . : • - 6.9 Partial lnvalilfuy. If any term or provision of this Declaration or the application hereof to any person or circumstance shall to any extent be invalid or unenrorceable. then the remainder of this Declaration and the application of such term or provision to olher persons or circumstances shall be unaffected thereby. and each term and provision or this Declaration shall be valid and enforceable to the fullest extent permitted by law 6,10 No Partnership. The provisions of this Declaration are not intended 10 creale. nor shall they in any way be interpreted or conslrued to create. a joint venture. parlnership or any other similar relationship between the parlies. Each pany shall be considered Ii separate party and no party shall have the right to act as agent for another, unless expressly authorized to do so herein or by separate written instrument signed by the party to be charged. 6.11 Captions. The captions and headings in this Declaration are for reference only and shall not be deemed to define or limit the scope or intent of any of the terms, covenants. conditions or agreements contained herein. 6.12 Entire Declaration. This Declaration contains the entire agreement. and supersedes all prior agreements (either oral or written). with respect to the subject matter hereof 6.1 J Interpretation. Whenever the context requires in construing the provisions or this Declaration. the use ofa gender shall include both genders. the use of the singular shall include the plural, and the use of the plural shall include the singular. The word "including" shall be construed inclusively. and not in limitation. whether or not the words "without limitation" or "but not limited to" (or words of similar imporl) are used with respect thereto. The provisions of this Declaration shall be construed as a whole and not strictly for or against any party. Unless otherwise provided, references to Articles and Sections refer to the 'Articles and Sections of this Declaration. . 6.14 Joint and Several If any party hereto is composed of more than one person or entily. then the obligations of such party shall be joint and several. 6.15 Recording. This Declaration shall be recorded in the office of the recorder of the county in which the Parcels are located. 6. 16 Time of Essence; Force Milieure. Time is of the essence wilh respect to the performance of each obligation of this Declaration. Whenever performance is required by any person or entity hereunder, such person or entity shall use all due diligence to perform and take all necessary measures in good faith to perform; provided. however. that if oompletion of performance shall be delayed al any time by reason of acts of God, war. civil commotion, riolS. strikes, picketing or other labor disputes. unavailability of labor or materials. damage to work in progress by reason offire or other casualty, or any other cause beyond the reasonable control of such person or entity. then the time for performance as herein specified shall be extended by the amount of the delay actually so caused. Notwithstanding the foregoing. the provisions of this section shall not operate to excuse any person or entity !Tom the prompt payment of any monies required by this Declaration to be paid . . -. --... _-.. -........... .. • • • 6.17 Moagagee Protection. Notwithstanding anything in this Declaration to the contrary, no breach of this Declaration shall defeat or render invalid the lien of any mortgage or deed of trust made in good faith and for value. but this Declaration shall be binding upon and effective against any party hereto whose title is acquired by foredosure. trustee's sale, deed or conveyance in lieu of foreclosure or otherwise. Notwithstanding anything to the contrary contained in this Declaration, in order to preserve the rights and interests of any "Institutional Lienholder" (as defined below), if a lien is placed on a Parcel pursuant to Sections 4.6 or 4.8, such lien shall be subordinate and inferior to the lien of any Institutional Lienholder now or hereafter placed upon such Parcel, except that upon foreclosure (or deed or conveyance in lieu of foreclosure) or termination of the lease under a salel1easeback by an Institutional Lienholder, any lien recorded pursuant to Section 5.1 prior to such foredosure or termination, and any post-foreclosure or post-termination lien, shall be and become the obligation of the person or entity acquiring title to such Parcel by such foreclosure (or deed or conveyance in lieu of foreclosure) In any event, the interest of any Institutional Lienholder in a Parcel, and any assignee or successor-in-interest of such Institutional Lienholder. shall be subject to all the covenants, terms and conditions contained in this Declaration. As used herein. "Institutional Lierholder" means any mortgagee under a mortgage or beneficiary under a deed of trust or lessor under a sale and leaseback or secured party under any security agreement constituting a lien on the fee or leasehold interest in any Parcel or any portion thereof. which lienholder is a bank, savings and loan association. insurance company, pension lUnd. real estate investment trust, credit union or other institutional lender. 6.18 Limitation of Liability. Except as specifically provided below, there shall be absolutely no corporate or personal liability of persons or corporations who constitute the Major Parcel Owner, including, but not limited to, members, officers. directors, employees or agents thereof. with respect to any of the terms, covenants, conditions and provisions of this Declaration. In the event of 8 default ofthe Major Parcel Owner hereunder. the Parcel Owner who seeks recovery from the Major Parcel Owner shall look solely to the interest of the Major Parcel Owner in the Major Parcel for the satisfaction of each and every remedy of the non-defaulting Parcel Owner; provided, however. the foregoing shall not in any way impair, limit or prejudice the right of any Parcel Owner to pursue equitable relief in connection with any term, covenant or condition of this Declaration, including a proceeding for a temporary restraining order, preliminary injunction. permanent injunction or specific performance. 6.19 Annexation. Zelman shall have the right (but not the obligation) to annex Parcel L into the Project covered by this Declaration. Such annexation shall be effectuated by the recordation in the records of King County. Washington ofan "Annexation Notice.n Upon recordation of the Annexation Notice. Parcel L will be a ·Parcel" subject to the burdens of this Declaration and entitled to the benefits hereof The recordation of such Annexation Notice shall operate to effectuate the revised percentage shares of the Parcels attached her.eto as Exhibit "0, • which shall thereafter replace Exhibit ·C" for all purposes. Zelman also reserves the right in the Annexation Notice to supplement Exhibits "B-1," "8_2" and "8-3" as necessary to reflect the existence of any Utility Lines on Parcel L, but neither the Utility Lines nor the Sidewalk on any of the other Parcels shall be adjusted by any such supplement. In the AnneKation Notice. Zelman also reserves the right to include the pedestrian trail on Parcel L within the definition ofthe • .. • • ·Sidewalk" contemplated under this Declaration (but prior to such time, the trail located on Parcel L will be maintained and repaired by and at the sole cost of the owner of Parcel L). IN WITNESS WHEREOF, THIS DECLARATION HAS BEEN EXECUTED AS OF THE DAY AND YEAR FIRST ABOVE WRITTEN. ST A TE OF CALIFORNIA ) ) 5S. COUNTY OF L~~\.U) ZELMAN RENTON, LLC. a Delaware limited liability company By: Zdman Industrial Partners, Inc., a California corporation, Its: Managing Member On QckwNl,a9&. before me, ba;t!l\e.e.fl M L La r"~ a Notary Public in and for said state, personally appeared BEN REILING, personally k wn to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument, the person. or the entity upon behalf of which the person acted. eXe<:Uted the instrument. WITNESS my hand and official seal. ~-tTk';;;a.~ No Public in and for State (This area for official notarial sealy ...' -• . .• -::'.,;; __ -t.,:.' ~.~ "." ••.. t. ". :. - Exhibits A-I Legal Description of Major Pared (Adjusted Parcel 1) A-2 Lega1 Desaiption of Parcell A-3 Legal Desaiption of Parcel H A-4 Legal Description of Parcel N A-S Legal Description of Parcel L 8-1 Site Plan B-2 Legal Description of2S' Storm Drainage and Utility Easement B-3 Legal Description of Private Storm Drainage Easement C Percentage Shares of Parcels (Excluding Parcel L) D Percentage Shares of Parcels (Including Parcel L) - - • • .. _ .. "-", .~"'" .: ........... ,..... ', ......... "" .. ~ ..... " EXHIBITA-l LEGAL DESCRIYf10N OF MAJOR PARCEL THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WlLLAMElTE MERIDIAN, CITY OF RENTON. KING COUNTY, WASHINGTON, LYING NORTH OF S.W. 4301 STREET, L YrNG WEST Of OAKESDALE AVENUE S.W .. l YlNG SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO.1. AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE CENTERLINE OF SAID S.W. 43"' STREET, FROM Wi-ncH POINT THE NORTIlEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH 88° 48' 43" WEST 784.19 FEET DISTANT; THENCE NORTH 01° II' 17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. I AND THE TERMINUS OF THIS DESCRIBED LINE. EXCEPT THE WEST 598.82 FEET THEREOF AND; EXCEPT THE SOUTH 230 FEET THEREOF. ALSO KNOWN AS ADJUSTED PARCEL "J" OF CITY OF RENTON LOT LINE N ADJUSTMENT NO. LUA-98-027-LLA, AS RECORDED UNDER RECORDING ~ NO. 9809239001. RECORDS OF KING COUNTY, WASHINGTON. ~ ~ ~ . ... ~ en - - • • EXHIBITA-l LEGAL DESCRImON OF ADJUSnD PARCEL I THE SOUTH 230 FEET, EXCEPT THE WEST 598.82 FEET THEREOF, OF THE fOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE NORTHWEST QUARTER Of TIlE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORllf, RANGE 4 EAST, WILLAMETTE MERIDIAN. CITY OF RENTON, KING COUNTY, WASHINGTON, L YJNG NORTH OF S.W. 43'" STREET, LYING WEST OF OAKESDALE AVENUE S.W" LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO. I, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE CENTERLINE OF SAID S. W. 43'" STREET, FROM WHICH POINT TIlE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH 880 48' 43" WEST 784.19 FEET DISTANT; THENCE NORTH 01° II' 17" EAST TO THE SOU11I LINE OF SAID SPRINGBROOK SWUGH DRAINAGE DITCH NO. J AND TIlE TERMINUS OF THIS DESCRIBED LINE. ALSO KNOWN AS ADJUSTED PARCEL "I" OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-98-027-LLA.. AS RECORDED UNDER RECORDING NO. 9809239001, RECORDS OF KING COUNTY, WASHINGTON. . ~f:~~'::<T::t,:W~~~~~-"'?:~~::·~·~·;~····'·: . ..,.:,:r:··-t'.', .. :~~~ )'?;~~'o:.' .... . " ',-~~'. .' ~~~ ..... ------. ,-~ ~ .. - - • • ~. '.::_ • __ ':-'-"''''.;:0;." . _ ,.. •• _.-. '. ___ '_-:""-0 EXHIBITA·3 LEGAL DESCtunlON OF ADJUSTED PARCEL H THE EAST 290 FEET, OF THE WEST 598.82 FEET OF THE FOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTIfEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, CITY OF RENTON, KING COUNTY, WASHINGTON, LYING NORTH OF S.W. 4301 STREET, LYING WEST OF OAKESDALE AVENUE S.W., LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO. I, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE CENTERLINE OF SAID S.W. 4301 STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTIl88° 48'.43" WEST 784.19 FEET DISTANT; THENCE NORTH 010 11' 17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. I AND THE TERMINUS OF THIS DESCRIBED LINE, ALSO KNOWN AS ADJUSTED PARCEL "W OF CITY OF RENTON LOT LINE ADruSTMENT NO. LUA·98.027·LLA, AS RECORDED UNDER RECORDING ~ NO. 9809239001, RECORDS OF KING COUNTY, WASHINGTON. ~ ~ N ~ (l) (7) ~~~~;:~!'_~:-?::~_:-.~··~·:i.<~: ';'~'=;_;" ',<~E?~~ ~2'!:~:; ~".: '. ,ce ..• : .• :. . ~ .. ...,--~--... ---. . .. - - i < • • . --"-.~."''''~~-'---~' •. -.r----.. __ .• """ "_ ... _> ••.• 1.· .. ' ••• ·.·.- EXHIBITA-4 LEGAL DESCRlUION OF ADJUSTED PARCEL N THE SOUTH 308.82 FEET OF THE FOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WlLLAMETTE MERIDIAN, CITY OF RENTON, KING COUNTY, WASHINGTON, LYING NORTH OF S.W. 43'" STREET, LYING WEST OF OAKESDALE AVENUE S.W .• LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO. I, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE CENTERLINE OF SAID S.W.A3'" STREET, FROM WHICH POINT THE NORTHEA,ST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH 8S" 48' 43" WEST 784.19 FEET DISTANT; THENCE NORTH 01° II' 17" EAST TO THE SOUTII LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. I AND THE TERMINUS OF THIS DESCRIBED LINE. ALSO KNOWN AS ADJUSTED PARCEL "N" OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LVA-98-027-LLA, AS RECORDED UNDER RECORDING NO. 9809239001, RECORDS OF KfNG COUNTY, WASHINGTON. . ;f~_~~7;i;~';}':~:'::~~~~~f.~~ti51?,)!~~. "::,:~}~0'~'-";: '.~-.-::~~~. : ~. ~ ...... _~.-~ -,-. .,_-a-.~._ _ •. A._ •• ~ _:> • • - - ~ ! ~ .. II) en • • EXHIBITA-~ LEGAL DESCRlmON OF PARCEL L THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER AND OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH. RANGE 4 EAST, WlLLAMETfE MERIDIAN, CITY Of RENTON, KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT WHICH BEARS EAST 556 fEET AND NORTH 30 FEET FROM THE NORTHEAST CORNER OF THE HENRY ADAMS DONATION LAND CLAIM NO. 43 BEING PARTS OF SECTIONS 35 AND 36 IN TOWNSIDP 23 NORTH, RANGE 4 EAST, WlLLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; THENCE NORTH J08.10 FEET TO THE CENTERLINE OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO. I; THENCE ALONG SAID CENTERLINE OF DITCH, SOUTH 64° 45' 00" WEST 89 FEET; THENCE SOUTH 48° 45' 00· WEST 91 FEET; THENCE SOUTH 37" 24' SO" WEST 259.9 FEET TO THE POINT WHICH IS DUE WEST OF THE POINT OF BEGINNING; THENCE EAST, ALONG THE NORTH MARGIN OF COUNTY ROAD, 311.14 FEET TO THE POINT Of BEGINNING EXCEPT RIGHT -OF·WA Y FOR SAID DRAINAGE DITCH RIGHT OF WAY; AND EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 81-2.oBIl1-1 FOR WlDENINGOF S.W. 43" STREET. . ._ ~:~:;,:::~~~~~:~~·~~f:~';Z~~f::.·;';~JE~ r~i~o.:.~:,~~' '.~:·~~··.~~.:lf:;.~: .. ,: ; ___ ~r" -_-~ ... _~ .. __ '. ~ ~ ~. •• -•• - • • - • • • 1 , J • • • BXBIBIT B-2 LEGAl DESCRIFl'lON 25.FOOT STORM DRAINAGE AND UnUlY EASEMENT That portion of Adjusted Parcels H. J. end N of City of Renton Lot Una Adjustment No. lUA·98· 027.LLA. as recorded under Recording No. 91r?9.-JW I. records of King County, Washington •. more partlculerly described as follows: A strip of land. 25 feet in width, lying 12.5 feet on each side 01 the following described easement centerline: COMMENCING at the Northwest corner of nid Adjusted Parcel N; THENCE 5!1uth 01 • 11' 17 West along the West UM of said Adjusted Parcel N e distance of 74.08 feet to the POINT OF BEGINNING of the described essament centerline; THENCE North 66° 26' 56 East 204.26 feet: THENCE North 80' 00' 02 East 136.23 fest; THENCE North 76' 57' 48 East 296.26 feat; THENCE South 88" 44' 21 Eest 300.27 faet to the Easterly line of said Adjusted Percel J; THENCE North 88" 44' 21 West 300.27 feet; THENCE South 0'" 11' 17 West 269.06 feet to the Southerly line of said Adjusted Parcel J end tha terminus of the deacribed easement centerline. Extending or shortening the sidelines of old easement to intersect each othel end to termlnete et the boundaries of said Adjusted Parcele H. J, end N. Ptoject Name: Au",,! 31. 19911 59111 .. 010 RWGIjss/sm - - • • BXBXBl:'f B-3 LEGAL DESCRIPTION PRNATE STORM DRAINAGE EASEMENT All that portion of Adjusted Parcel· J", City of Renton Lol Line Adjustment No. LUA·98-027-LLA, as recorded under Reeoromg No. 2R2'.lJ16O{ records of King County, Washington. lying northerly of the following descnDed 608: . COMMENCING ~t the Northeasl comer of said Adjusted Parcel • J"; THENCE South 01" 48' 07" West along the East Une of said Adjusted Parcel" J" a distance of 355.00 teet 10 the POINT OF BEGINNING of the described line; THENCE North 88" 44' 21" West 307.91 foet to the Westerly line 01 said Adjusted Parcel"J" and the terminus 01 the de5cribed line. ProlCCI tQm.c: .... su" JI. 1993 ~9IlL.OO9 RWG/ju ~;~~ ~~~~t;",~:1i::~,~r,;:f~)':~;,',r~:~J~:'~-: ? .~-.,:~. ~;;:"-,;, ~~.: ~~"".--'''~ ., ........... --,-, •• • • • -~.! - - - I. 2. J. 4. Major Parcel Adjusted Parcel I Adjusted Parcel H Adjusted Parcel N • .. EXHIOITC PERCENTAGE SHARES OF PARCELS 21.59"10 17.18% 32.62% 28.61% - - 1. 2. 3. 4. 5. Major Parcel Adjusted Parcell Adjusted Parcel H Adjusted Parcel N Parcel L • • EXHIBITD PERCENTAGE SHARES OF PARCELS 20.]4% 16.19"/0 30.76% 26.97"10 5.14% - • ) _ Rd/lrtl ,I"dress: City Clerk's Oflice City of Renlon H)S5 South Grad} W~y Rentoll, WA ... • • CITY Of GlITCH 'AS IZ.II 18111U118"*311 PIIC£ eel c:I'M!I IlIta/llftl U:O~ KING COUNlY, IjA Title: UTIUTI ES EASEMENT ______ -II-:p".ro_~~rt-y _Ta_,_P_&_re_'..,,1 N_u_m_bc...,.,.r:_l6_l304-::-.,..-_9Ol.,.~:-&-,:-91"09._~ I'wJccll'llc'" I Sirttlintetsccttnn or Itrf\JCd NilmC" Oalcc<d\l~ nu~in~" Rderentt' Number(s, nfl)C)(umenIS 'l~Slgncd or rdca.-.cu Granlor(s): Campus AddulOnal re(crence numhct:o; arc on pal;c _ Grantee(s): I. Zelman Renlon, LLC. L City or Renl"n, a Municipal C:l'rporation ~:hc (;nntor.~ht;\c. (or. and In (llllSldl!riimn ,,(mutllal hC:ndil~. ht:rch) ~ranls. harga.n~. ~11~ and ddl .. el":'10 Ihe ancl'oc muned Granlee. ~ht {illhmlll~ d(~ntlcd rrnpcn~ Addlliunallc@-al fS on f'R£:C S of documcnl IAbhr .. ;altlll~41 d<.,cripfioft MUST NO ~tr<.1 I.E(;AI. DESCRU'l HII'< . ,\ (l'lrtl{)n of "\l~U\lcll'ar.:cb II&. J uf ric) of R,;-nhln Lull 1I1~ Ad.III!'tlOC'nt f\:11 I.IIA~I)K40~1·1 1..1\ ::150 ,('cordc~ IInder i HCl.,.rdmg: L'(l 98n92.lIH)oI. Rct.:orJ .. of KlJIg t ·ttun(; •. \\ i1 .... 1m~hll1 !'thmlcd In SeCllOil ~(i. Tu\\no:;.hip ~., Ncuth. Ri\n¥c" I La'i. W M . Kong I""unl,. W"hmglnn. mnrc l'.n1Cula,l~ deserl.cd .. , flllio", ~C~ "".h.h(~ Ic~al dc~npllnn and nhihn un patte: .. 4 and 5 hcrcuf llJ~ Ihl' "'n\ C,;m(C. (ir.lOlo, ",II ' .. 1TIIt11 and derend Ihe ""Ie hereM made unlo the Granlee agamst all and,,·C!) (1Cf!'On ''''r pcr~n.'. \\h(1msoc\.«. Is",full) claiming or 10 clatm the same rhi"i con\"cyantc shall bind the heirs. eXCNtors. adm.n"lraln~ and """Sn, forever _ • ., '1 .. DO 1/ S& • I - , , \ I 1 ) r .. S a NOlO/) s.:.1 must he ",Ihilll>ox '-I .. ' ~ • ..... . 0'_ -',' •• ' , •... .-..J,. .. . !"i(1lil~ Seal Inu:>.t be" Ithm h1.)," • • • ------... _----------------_. 1,'-01110(1.41. FORM OF M·A·.vOlll.£OG.4fr.,\T STAll. OF WASIIIN(iI{)N ISS COliN rv On:l?-Ifi } I ccrlif~ Inat I Ll1m\ ur ha\(' ~amfalloF') c\ldl.-nr:c Ihat •.. _ "i.1!!llCri thl< In~fmm(nl and ac,"nu", kd~cd 1\ t(l t>c h'I\.hcr'rhclr free nnd ,"Iunta,.,. act r.'r the UK~ Dl1d purpu\c:\ mcnullne:d In the lR~ruR1('nl Notary Puhlic in and ror the Slate of Washington Notary (Peinl) __ .... ___ _ M) appointment cxpircs: ____ .... _____ _ Dated: Rf.;PRE:SF.iIiT. m·E FORM OF .4CKNOlf"LF.nGME:,'T S 1 All·. 01-'W ASII1N(;]ON } SS ("tl\;NlymKIS(; I I ccr1lf~ lhall "nO\\ or ha\c ~lISfac'ot) c\ldcncc thJt _ .. • __ . _ _ _ • w'o •• __ • __ • signed thiS mstmmcnt . .on ualh Slaled Ihal hc:shcJU,c) """";C" aUlhl1"zed (0 neeule the ,lUUumcnl and .c~m"\lcdg.d II as Ih. Bod of ________ . _ ... .:::. .~-:-..:::.. 10 Ix: (he free and \OIUOlIJ) act of such p.u1~ 'pmlC:s ror the u~s '!nd purposc~ mcnl19n.:d in the instrument. Notary Public in am! for the State of Washington Notary {Print) ____ . ____________ _ l My appointmeflt e~pires: ___________ _ Dated: ----'-----------' C tTy OF II&HfON EAS 12." w .. • ... - • • ~rftar; Seal n~u:'i' he \'\ .thin hox. S'I" 1 EOI' W i\SIIINf; 101< ) SS COliNlV OF I(INo , (lnlh" . _---dOl} (If ---_. ---.. . 1"._ ..• hcfon: me pcr.<Onall.' appeared I!'me Io.nll\\n In be .. r Ihe Olrpnrruron Ihat (XCCUlc~ Ihe \\ ,UlIn Instrument. and aclno\lo ledge (he r.8ld mslrumcntlo he lhe free and ",'unla" acl and d«d or "",d CIlrp<lrallon. r<>f Ihe uscs and pulJlO'C" thereIn mentioned. nnd each nn oath ~t.1lcd (hat hCi~hc \, 1.." aUlhorl1Lod to occult ~ald in .. IOImcnt and that (he .seal nffi'\cd i .. lhc cRf'J'K"rntc seal of ~Id corpor'lmn NOlary Public in and for Ihe State of Washington Notary (Prinl} ____ ... .. My appoinllTleOI expires: .. _--- Dated: • • • CITY 01' IIOTOH lAS IZ." • =: - • 1 • • -------J --_____ . __ J , ,'-'--"-It-/EW ~ ~~I;ARY ----L. ,3: SEwER EASEMENT 'CJ) 'I iw I i::> I ADJUSTED Z ' PAACELJ 'w I I .> irl I I :<{ ff II :~ < )1 .i<{ ~ i I (@ ~ -,W J '~ ~ ;0 Job Wum~r 5911 Shul • f 1 ADJUSTED PARCELl an.... SRF .~~ COod4d RWG '0 . ~ 1)01, 9/1/99 \ .~ "l" t,.t, • " .. 1821~ 12NO ,,\/EMU€ SOUIH KENT. WA 98032 (425)251-6222 (425)251-87112 '10;/. CM. _. 1.oMl~. ~.-"1l<.lI[A'oOCt 1'·100' -EXISTING 10' X 72' CITY OF RENTON ROADWAY ANO UTILITIES EASEMENT REC. NO. 7407190572 Itle: ZEl.MAN PROPEATES CO SANITARYSEWEA EASEMENT EXHIBIT lilt leleeeelli ~."'a3' IrL KING coun.." .. C lTV OF IIIIITOH lAS 12." P. I - , • fP· _ • • . ' LEGAL DESCRIPTION 15 FOOT SANITARY SEWER EASEMENT All those ponions 01 Adjusted Parcels Hand J of City of Renton Lot Line Adjustment No. LUA·9S·027·LLAi as recorded under Recording No. 9809239001, Records of King County, Washington, moreparliculurly described 8S follows: . A strip of land, 15 feel in Width, ly'ng 7.5 feel on each side of the following described ea5ement centcrhnc: . BEGINNING at a point on the Easlline of said Adjusted Parcel J, from which pOlnllhe Southeast corner thereof bears Soulh 01 " 48' 07" West, 303.44 feet distant; THENC{; North 8Ro 52' 06" West, 6.24 feet; THENCE South 01' 48' or West, 40.96 feet; THENCE South 01' 48' or West, 16.50 feet; THENCE North 01" 48' 07" Easl, 16.50 feet; THENCE North 8S" 44' 20" West, 298.07 feet; THENCE Soulh 01" 11' 17" West, 245,56 feet; THENCE SUUlh as' 4B' 43" East, 16.50 feet to Ihe termInus of the hercin desc:robed·casemnnt cellterllne. E)(PIRES $'I.'tJ 1'f''II!<.INJ;;'IC ft"bNJ11'\u~1 !t'ut\ O!\l U .• • ltft101e0fl01311 PAG£ eH OF '" ,11'011""' ",:lJ !(11lG COUNT~, - • .,,:/~ .. ' .. : .. ':' . 20000&,,,qOOO 12 .. :.: .... :. 43rd STREET CENTER SHORT PLAT J3Cf 120' CITY OF RENTON lAND USE ACTION NO. LUA··OO-034. SHPL-A ./J::' .:.: ... ; .... . ...... .... t· ,.::., ./: .' ...... ".:)~:. : ... ~ .. . .. .:.' .. ~. A SHORT PLAT SUBDIVISION OF PARCEL I, CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-98-027-LLA BEING A PORTION OF THE NW 1/4 OF THE NE 1/4 OF SEC. 36, TWP 23 NORTH, RGE 4 EAST, W.M . CITY OF RENTON KING COUNTY WASHINGTON eli" or RE~,nON LAND RECOil;) :-:0. ~NrJ-ZO-02IH! .. :,' :.::: ..... :~. "',:: " ;/':~.' \<."",:~'I~."","!~~S:6:'~:. _~:~(~,~"""""""", sr. 'oIJ.IO (~ (11).: .lIi/f').! THE C.TY \ot: RCNTON. • ,.~~ ElISlS cr ~OJUZ~NT:'oL.·',:. ',', LEGAL DESCRIPTION ~ ... ,. , .......... l;., NlJUSfED P.t.RCEl1 ,,':' ~ PMCD.. MO. ~} DECLARATION OF SHORT PLAT WE. WoE UNOEFl5IGNtD oYt'~~ I,,! n-:r. SH~PlC OR '!lit AlftliC~I:lll) AGtN!' Of ~E OWIi[~ OF THE lA,(]s 1ir.0f0'1'l' !MJRT FUrr~. 1\Et\£9't' [)(CJ...IRf rltS SHORT :~~~.~.C~·ff~~~~~Jo~0~ir.~?~~:\:'~~ ~~~ ~ :.~,': .::' 3~~:":':;' ... " .. ~.;~' "., "'-AT TO .)( l1jj-' ~IG Ofl.otC1l0N ;'IoI£.REOJ.·. W£ ruRlfflf trrnmv O£a.~f 'fW,T ''UIS SlWAT I'Ll;; rs IoIADf IN A::G~ wnli OUR WIS;.I[S A. ... n Il[SlRLS !~lJ~ .. ~*:O~~*f~c;~~~~ ~~ ~~I.;~r$ :o:~':.~~~ .::'/ .:r JR.WERS( AHO !£lO ~~ ~.~~:.S."ID UVH~EN:S TO 6~'fi02'I:rJ6~:.:=~ :.~. ..... THe SOOi)f 7X'·ff.tT, txCf?T' nu:.wr.~ ... r:.oo .. 1U rrr! ThEREOF. or il1£ iO'.lOWlNG ,.:(~:: =;:;;r:'K~~~~ QJNff(P ~.:~~ h~l Ou,.:mR Of st:C11CN ..," 36_ T~IP ~j NOA'M. :tANG[;' " F'A~'LWI"iun:r.·WrRfOI.lA~nrr or A!N:ON. KIN!:; 2. ~~~~~Mr-~V~~ It,~~ J~~: IS i~t:I(I~t:~ i~A~r~k~ ... :.~ .. , .:. DISK STAMPID "1<c··';'-12 199'" IN i~E CONCREJ£: '!ro~Al..K QN fH£ J.!Olfl1i ...... ,; 3. : :fA~;:~":,:,~:u~t:~:I(:~S 5~5~:=~::Ak:~!··,~,I' •. ):::·'r.l.'i!' r.f' ~ •. ~~u.o·NING CESCf!lBfl)~}: '.'., .;::: ......... ~ Of OIJ(ESME NO. I. Mm LYltJG; ",.J(;"£,""J A. --c.~ r:-s, '''1~i .. ''1 1-te_JDJu ..... ____ ... 'liAS IJ5t:& ro LtfASlJ~[ twt. AHc;ui~ ~o ulSTJ...~ ;t(LATlONSKPS suwn.)! THE. COHTROLl~O WOHU~NT"!lC+t ot.S SHOWN ClOSlIR( AATlOS Of' Tl1£ TRot.vtRSE: IoIET C;t EXC€:rnm Tli:JS( ~(CIFlED IN WIC J'2-~ 'C-09C. OISTA'iCE loIo..WRINC EQUlPl.4fPfT :~ BaN CAUBR"":'(O Af All KC.S. ~'U.Ihl Wl1H:N o.w '!'fAil OF 1M!:: r..4.rt or: 11:15 SIJR'>IE':'. .. /.; ~N~~~~ ~~ ~o,,~~~:~~~J~~.~~,wST~~\rB~~~~m .' .. ::' ~~:t!rtT~W/~~;.:_~,~rSTIlIS4~ SO~I 1f!i"Of s.AIO SFR'NC8~K SlOOQl • "< ...... ./ ... '. ~;,;~;k~;l.;Ir:;";~;;;;,i ~~~:~~·N •... :. .//., , ";'::". 4 • ...u. Tln.E INFORMAnON !\IIOWI'I 0:.. T~:C; t.I.'P liAS OC£l'l,£X"RACTtO FROu flRST A..cER!c...N llrt.C It4SUfV,NCC:. co~rA1'O' :;UElDMSlON GUARAlI.'rf.f. NO. k~1I1-'lI!t. ~Tm !MY n.:iiOOo. IN PR£PAAI~ ~ IU..", wctW./SEH CO!'lS'uL;JNG EHolNt~RS, It«:. Ho\.s COfoIDUCTEO h::l IKaEP(NOEW' lTJ:F. SO',:..t.HCH NOR IS OARGHAtJSf.1t4 ::::()HsUt'tlh3 (NGlhffRS. INC. "WAAf. or: ~~rr-;~ ~Uiw~~N~S~~~rllf~U~~~R$~ ~~ nTI.E INSUP.ANC( COUP"NY SUBCMS:ON CUAAANn::F_ BAAC;IIA:.J5E.'o1 C.CHSUtTlNC tNG!N£'w.i. I)lr.. HA!::R&IC'J WHOI,.lY.Oh F'.RST MR!C'AN mlt rfolSUR1.NCi. C:OI.IP,AHY·S R(flR(SlNTATlONS. or ~ '~nl f:'S :;ON:'llTIQN TO PIKJ'Ml THIS SURYf.l' ANi) THER£J!'CRt ~~ ctlN~UI., .. fII1G I:':NCIHE£RS. IliC. QiJ.lljfIES Tlir. I./AP·S .-.r.r.1J0IACY ~PJ COItofPLrTENrSS T6·nb\~.:~. .. "cor,WH<l '~·""'JOcqV"'"O'" O(}iNC ~9"""· """''''10IL . :.. .."" ... ,-,. -r\. ~;."-..\ .) " .. "",i(,:,/ 'i.... {·:,,,,,,,/,/"""';>"~~~~;:::~T~-" DECLARATION OF·:90VENANT···:.: ./..."., ........•..... ",.. /:. I"· ,/ .f 5. FIELD SUk\J£Y 0)' fJMCilAUSEN .eONSt)lnNG £NG,NEt:kS, INC.::;ttAS CCNOUCTEI) ON ;001£ 'ijft! O~'~, 20'>0. ,IoU. IoIOkUMCI{F.. Sti~ ~~~~~~~t:16~~FnrC:W~~Nsn~~::tTs:jN~~r.:~~~~ .. :-. ..: .. ' ........ , ....... :: .. , .. C;OU~Of~ •• / •• :5~ . ca..{~-.m.AND AGREES;O :=ON'o'EY nl~ 8t~[f1CIA:. II.T[~·~"!1i[ ~EW .:. :: ;" • -rCUn1f'l' rHAr IJoNOW oq ~ SATlSrAClelN' S\1OOa' TWr.T~~.IJ..~~U . ~~~F~~g:!:;:~~~~~~61~!)~'i~~01~'! :(. .:,:,: ",::~ ......... , ... :; ~w~~:u~~~~rt~r~~awm~4cun:M ~ · ~~~:~:::'i:"::::,:: .. ,',)".,', ..... ,,, ... \0" I,(IN1l.lUIl 5f.mA~K~R(l104 S1'§:rd .. " .... SloW). ~UfII V.';Ill)£ ~D,IS SHOr!m ~ ltio'S S~OFIT !'tAr. "';'.:,i" :::: .:;:: .. , .. ,:: ~~Sf~~~F ~;"p:r~~~l~~G),I.NQ~~~:~~tr.:~t~~~E),"', \ .. ::, ....... .-~ ...... :? .,~..... 1-1&-Z~ .'. .. ,',: .. }:r"r!f'.&~I<.Mfii.J ~.~~ __ _ . ••• ('PRt.'T ·!WIt Of NOT-'A' ~UC) ~f?~; ., r. <. , ~ , .. t ::::J:~ .. ~~ Sloe s, ""<,.' / .• / .//. , ......... ".:.;:' AR~ Pl<o:<,os~O\b""}"~~~',.3.\b"St::f{~O.i48 .~~~ES~ ..... :.:.. ~::-. /" /.~., ~ '~'-I-:."..r" ---------'\ AMeA e,opc'to LOI z • 2 ..... SOH t"·' "'Rts~ •••• .,' :., • . I '" -. ..... '=;C:"'\:':':"""'<,~/ <::':::::;':" "'"i"L.,' SHORT PLAT ;NOTES 1. THE SIT! :i"~ til:: PROHlDm'D rROIoI CC)f{STRIJCT]NG /oOOir.QH.l.l. OR!'o'F.WfI.':"S fOR mHs:.q; PARa.L Htf. msBfG IiRl'.f.WA':' aFTW'"..£H nrc. TWO PAqcns Oti ~~rdr~~~t~ ... ~iH:a~.tAA ACClSS TO SW "'-'rd 2. JrCCCSS £.AS1:)l(t(lS Nit: H£P.EBY tsrAeUSHr.D rOR lH( JOINT uS!';. Of T)-I( EXIST1NG ~"Y f'flf TliE RF.C/PROCAL rJ.SfloI(tfl' AORttLlo..1 AND ust R£S'rRrC:nON OOCIJloIl"Nl' /0$ REC-'lMPro :.JNOER 10HG CO'.MTY ~ECORPlI'Kf ~O, ~l4o..0~11.ZIt .. J. U'!'1UT1' fASEwf.t.'T PRrMS/ON. 1He C'W'l-1[~ or TM[ lOT'S CRP":"CD HEREo-.: rlAV£ ;.4( RleHT TO Ot1[R 'NY OF ;JHE O'PiCFI Pi.RC&S IN O~f.R m t;~pt.':;( .... ~O/OR il[T· ... ~ ClIWIoION IJOLny 11,4~!t.Il:'ns. • ,.. .' n $l .. : ~. ····::ll'1..h .••• • .. •I,' ".:.1 .:::1 ViOOty Mop No Sca/e ;: .:' .... : ... :;'.' .... . : .. ' .. '. '. .~.~ :',' .-:: . ,"w~~~t:. tt""" (/1RIJrIT tw,c£ or HOT~I;'; ..... ----.. APPOIo'(lM(Nr LXPlRES; ~ .:; f r.; ? ,r\~~ .. ..,. .... ,~. 'W1"'P ~ .,' :c..'TYOS:'~~TORC1f ':. ~ :-: .... • P~MG jP\.IIJCC WORKS .:. ;:: .. ;\ ...... . ·APPROVALS: D:.IN~O AkO AI~RQO.'to TI"'.S..t5-~y O!" ~O. 200.12. . ... ~ "". ':! ... i"·····(~t?~~:~;·:·····, .. /"",1 ,.----------------------------------~.i RECORDING CERTIFICAlt: ,,,"';;'···sW··· [t~r:'o" .:' •..• ..-::;, Rat.'Ordin:;) No~s;,MlI:.9~l ..• _ r~eod fQ: recoll'li liQ~dof Gf~ ___ • 2000 atA.~ f. )lll1l1aa:..!li-cI ~ fit ~ .. ~'l_ r.t UIII noq~;1 p..~,n...-nCmw.-:~('1~"". . ~ ~~~;~ft~ LAND SURVEYOR'S CERTIFICATE ..... .l1.-~.k~ 0:(0.: 18215 "i2NO AVENUf SOUTH KENT. WA ge032 (425)2~i-6/.7.2 o (425)2b 1·-8782 FAX CJVil ENGlt~EE.RtNG. LAND PlANNING, . SiJRVL::YING. fJMRON~£''I1.6J... SER\1CES .... 1/28/003 Sc.tt~: ," '" 6.0' ~:R\"!G Xi8 flO.: 6777 PIIDJ(C! NO~ 677T:'P(JI NW.li4 NE lInlEC. 36, :t;2"3N., R .. 4( W.t.1.r.vSHT sutytyron o' ., .' ,'. ~N~E~~~~~~e~e~~~~~EN T . ~9MPAN Y:;:i£C KIRKLAND, W"SHIN~T~ ... ~a033 r KING COUNTY WASHING1b~. 1 .i· ~; , .... ~ .. , ".~.:' .,. ,,::;;: "..':>.: .. 2COOO~I"900012 43rd STREET CENTER SHORT PLAT 139/20QA en'!' OF RENroN LAND USE ACTION NO. LUA-OG-OJ4, SHPL-A if';; .ii"//'" ,,;f,')' A SHORT PLAT SUBDIVISION OF PARCEL I. CITY OF RENTON LOT LINE ADJUSTMENT NO, LUA-98-o.27-LLA BEING A PORTION OF THE NW 1/4 OF THE NE 1/4 OF SEC. 38, TWP 23 NORTH. RGE 4 EAST. W.M . C/Tf Of' Rf.'NlON LAND ReCORD NO, tJ·'D~·2i) -0)68 .. ~6d c" .... N.:: .: . CITY OF RENTON KING COUNTY WASHINGTON ':. ~ en UI ::l Z UI > « A R£CIPROCAL ACCESS (AS~Nr AS R::COI'DW-I.tI';OER R;).:ORQING":· .~. :: .:: !' . -: .~" .. '.' NO. 98t02804<11. R!"Cl')JloS'.'Or j{ING COU~ .. r. W/I$IIlrtGlCN. ::, (--'''50 I ·[§O Jr .:: ...... ," .::.: f~ ~i" .'::' ~~1~~~ PRQI-'(Rrf ~\~~~E¢T TO C~-rs. CO~rnON~ AND )~ '8 " e._ ~ '.:..::" :;\. .::: ••••••• )1 ... ~ ,./'1 ' ./~ .,..,.::.- ~~; ~c-~:J:rff ~~~f~~ROINC N~~::i8'r:2ec'<i42:\.: . .:. a ~ .::: ...... , .. ~ ... '.~ N .::.~" ;.:., .. ' 8. 7HIS flRDo"~~Y IS SUBJtc.i\o ";HE '[~\6:~O CONOIn~' .... ~ •• ~H....... ~ 2 t r·:, I.t 0-::-" '~':lf; .... Of A lOl L.~t' A.D.I\Wok£Nl.AS Rf~:lf.V t./HOf}t Rfr.OROr~q:NO. "".... • ••••• _ ~ I ·tn.... ..;." 980P'3~~, f:!:(c»lr.s Of'·f.:~C C~~.""'''SH~G7ON. .,' ,,'; ..•• ';.... , :r :~: """"'",.,.,,':~: """"":(' •. ,,'i',:,:::'~:,,;,;:<;,,; .. :.:,:::~";~; ....... r:~fFi~~ .;., .; I." ·'t· ., ! i i , ':., .~ .. ~':':'::::~=~';~~;:~::::':>\::jl}~> .... ,/'--" I I ! , ! .~ .;. ~ ~ ~. l ~ ~ ~ 2 ~ ~ t: __ ... ___ ~ SW 43RD STREEt···.,.: .. ;.'·:,':>·;':, ." :.:: .t"' >Z.~~36.14"W ". c'. '_m________~-~~-----_. __ . __ -.-.-. -·-,f.~i+-,:(7'( '~~t~::::'"',/}::":;::;, "';'::. 1'1"''''''''7 ,.::--· .... 41 LEGEND • 1/2" REIJAR WI PLA.~"C eN' MA..~KED -SCF. 2823f.!~. TO 6::-. SE1 AS CONSlHUC1l0N :$ .COMPI.t:rf.D fJ 4M 4\, ':'., 1.~DArA.' ... .:-;: ~GH4u~ . 1821572ND AVENuE SOUTH ""'" ... "'S~ •.•.• ,._ .• NW lIfNe 1/~ ~: 36. usN •• R.4E/W.M. '.$HT .;.' Q7. '1-(425)251-627.2 "",-" 1"" .0' INDEPeH~~rDEVELOI'¥ENT CO~1.NY. ll~ 2 " -: (425)251-8782 F!>;t i'"'~" '" . 742 Itt STAEET SOU1ff ,: ./. .." ? '. ! . "" '0' ~IVG KIRKLAND. WASHINa'tIl~. 98.0\13 ;; OK' ~ KENT, WA 98032 co.", ,I2a/co ~~,."" .,. .:' .c· .. :,-. l IP' . .q,' Crill OiGINuRJ.'lG lAND PlANNING .. 0777 .•..• :.' ,.. .. ! 00.00 I AOORESS ~ES!GNAT~R' "<"'" ~ .... ,. SURVEYlNC, E>MRO:M:>ITAl SEr<f.CEs ".,.,,:r "'., KING COUNTY WASHINGT~" ~':~. '-________________________________ 01 l.;3iiiiliiiiiliii ___ !£,) c ENG' 6777??Q2 ~'. ,:' . .,:.: .,:.,., .... ~::,::;t .-- co = c::> = <=> c ...... ------------- Return Address WHEN RECORDED RETURN TO: OffIce of the CIty Cl8I'k Renton City Hall 1055 SaUth Grady·way Renton, WA 98055 11.1111111 III 2000081 001 CITY OF RIiNTON EAS 23 PAGE tel OF "8 881181%000 14 2& KING, COUNTY, UA' Please pont or type information WASmNGTON STATE RECORDER'S Cover Sheet (RCW 65 04) Document Title(s) (or tranSactions contaIned therel~) (all areas apphcable to your document must be filled 10) I RECIPROCAL EASEMENT AGREEMENT AND USE RESTRICfION Reference Number(s) of Documents assigned or released: 0 Additional reference numbers are on page N/A Grsntor(s) (Last name first, then first name and Inlttals) 1 RSJ HOLDINGS, LLC, 742 1st Street South. Klrkland WA 98033, Attn RlchardA Gumpert o Additional names on page NlA of document Grantee(s) (Last name first, then first name and initialS) 1 7-ELEVEN, INC, 2711 North Haskell, Dallas TIC 75221, Attn Property Manager o Addlttonal names on page NI A of document Legal description (abbreVIated I e lot, block, plat Of section, tOwnshiP, range) THAT PORTION OF TIlE NW y,. OF THE NE Y.t OF SEC 36, T23N, R4E, WM, CITY OF RENTON, KING COUNTY, WASHINGTON (See attached legal descnphon for Lots 1 & 2 on pages 6 and 7 of thIS document) Assessor's Property Tax Parcel {Accoont Number: AJusted Parcel I (Tax Parcel #362304-9018-09) o Assessor Tax # not yet assigned Ptop Mgmt [mbals Page 1 of 8 AFTER RECORDING MAIL TO' RSJ, Holdmgs, LLC 742 lSI Street South Krrkland. WA 98033 RECIPROCAL EASEMENT AGREEMENT AND USE RESTRICTION 2 of 8 Tills Reciprocal Easement Agreement and Use RestrictIon (Agreement), dated as of March 17, 2000, IS by RSJ HoldIngs, LLC, a Washmgton hmlted hablhty company ("Owner") RECITALS Owner IS the owner of two contiguous lots of land located In the City of Renton, County of King, State of Wash mgt on, descnbed In ExhibIt A, attached hereto, as Lot I and Lot 2 Owner has leased Lot I In Its entirety to 7-E\even, Inc, which currently operates, dIrectly or mdlrectly through a franchIsee, a 7- Eleven corner market WIth gas pumping faCIlIties, and Lot 2 IS ummproved and unoccupied The lease on Lot I proVides for reciprocal access between the two parcels The lease also restricts Lot 2 against the sale of certain Items for the tenn of the 7 -Eleven lease ThIS Agreement, upon recordatIOn, shall estabhsh the nghts and obligatIOns between the current and subsequent owners and occupants of Lots I and 2, and It shall be subject and subordmate to eXisting easement and access agreements of record AGREEMENT Grant and Reservation of Easement, Includmg Fire Access Easement Owner hereby grants to 7~Eleven, Inc and to any future owner or occupant of Lot I the nonexclUSive easement for Ingress and egress ftom and to Lot 2, and Owner hereby reserves unto Itself and to any future owner or occupant of Lot 2 the nonexclUSIve easement for mgress and egress from and to Lot I The partIes shall have Jomt use of all dnveways There IS hereby reserved along the north property Ime of Lot I, running west from Oakesdale to Lot 2 behmd the eXisting 7-Eleven market, a 20 foot Wide fire apparatus and fire hydrant access easement and roadway ThIs easement may be striped to deSIgnate It as such, and parking shall be prohibited at the easement (except for tem~rary parkmg for loadmg, etc where the driver IS present) 2 LImitatIons on the Easement The sole purpose of the easement IS for reciprocal access, and thiS shall mclude no other use Spec.tically, and not by way of limitation, the easement shall not mclude recIprocal parkmg rights, and the nght of the owners, occupants, patrons or VISItors of one parcel shall not have the right to park on the other parcel, except that people patronizing <;tore<; at both lots shall have the nght to do so Without movIng Its vehicle from one lot to the other 3 Area The owner or occupants of one parcel shall have no rights to limit or control the bUlldmg envelope, site plan, cIrculatIOn plan or use of the other parcd, so .long as vehicular access IS prOVIded at or near the pomts that It IS now prOVided, vehicular access to Lot 2 IS relatively unencumbered as It IS gIVen the current development at Lot I, and VISibIlity of the bUlldmg(s) at Lot 2 IS not materially diminished from the VISlblltty as It IS gIVen the eXlstmg development at Lot I, unless the parties (Includmg 7-Eleven, Inc ,so long as Its lease remams In effect) agree m wntmg to the contrary The development of Lot 2 mayor may not be m conjunction With a larger development to mclude other contiguous propertIes as well Notwlthstandmg the above, the bUlldmg envelope for Lot I shall not be moved as to mterfere With the 20 foot fire apparatus and hydrant access easement and roadway that runs west from Oakesdale along the north property Ime behmd the eXlstmg 7-Eleven market 4 Temporary Closure At the time that thIS Agreement IS executed, Lot 2 I~ ummproved Owner shall not be responSible to prOVide access to Lot 2 until said parcellS developed AdditIOnally, from time to time the owners or occupants of one or the other parcel may develop or redevelop or rehab Its parcel which causes the temporary obstructIon or closure to the access pomt ThiS shall be pennlsslble WIthout remuneration or compensatIOn to the other parcel owner, however. the owner shall use rea'ionable dlhgence = = = ~ RecIprocal Easement Agreement and Use Restnctlon S W 43n1 St & Oakesdale Ave SW, Renton, W A 3 of 8 10 reopen the access POint, and In any evenllhe fire access easement shall continue to be In force unless otherwIse allowed by the appropnate FIre Department authoritIes . 5 Maintenance Each owner shall be responsIble for the mamtenance and repaIr of Its own lot, WithOut contnbutlOn from the other owner Each owner shall malntam Its property m a condillon suffiCIently adequate to allow for safe vehicular andlor pedestnan access to and from the adjacent Jot I f a lot IS m such disrepair as to ehmmate any reasonable use ofthls access easement, then the complammg owner shall have the right to pursue Its legal and eqUItable remedIes, mcludmg speCific enforcement for the adequate repair of the other lot and for damages, mcludmg consequentIal damages. for the de facto uOIlateral abrogatIon of the rights under thiS Agreement 6 Risk of Damages and Indemmty Any use of a lot for access shall be at thensk ofthe party uSing It, and the owner or occupant of the other lot shall not be hable or responsible for any damages to property or injury to person or loss of hfe which may result from the use ofthe easement Each owner of a lot agrees to defend, Indemntfy and hold hannless the other from and agamst any and all claims, demands, costs, losses, damages. hablhtJes and expenses (lncludmg investigatIOn costs, remediation costs. court costs and attorneys' fees) arlstng oUt of or resultmg from (a) claIms made by third persons or partIes for personal InJurtes (mcludmg death) or damages to any property, remedIation costs, and fines or penalties, mCldent to or ansmg out of the use of the easement, and (b) the release. discharge, dIsposal, processmg, handhng, or use by an owner, Its agents, tenants, employees or contractors, or any hazardous matenals or any materials, including surface water, In such a manner as to contammate, degrade, damage or cause injury to the other lot ThIS mdemmficatlon shall not apply to the extent such claIms, demands, costs. losses. damages. habtlltles or expenses result from neghgenl acts or omiSSIons or Willful misconduct of the other party to thIS Agreement, ItS officers, employees, agents, tenants or contractors or from the breach of thiS Agreement 7 LIens and Indemmty NeIther owner or occupant shall have the rtght or power to create or permIt any hen of any kmd or character to attach to the adjacent lot, and the owner of each lot agrees to defend, tndemnlfy and hold hannless the other owner from and agamst any and all claims. hens and demands, mcludtng Without hmltatlOn, mechantc's and matenalman's hens, by or on account of any party, aflsmg from the use, occupancy, conduct, management of or from any work or thmg whatsoever done on or about one's lot 8 Comphance With Laws Each party, at that party's sole cost and expense. shall comply With all laws, ordtnances, rules and regulahons of all governmental authonltes havmgJunsdlctlOn over such party's property 9 Nonexcluslye The rights herem granted are not public and are not exclUSive, and the respective owners of the lots shall have the nght to use the property m a manner not tncon~lstent With the easement nghts, and each shall have the nght from tIme to tIme to grant other hcenses or easements to other parties for such purposes and at such place or places as the owner may at such time or times deem proper, . subject to the hmltatlon that such addItIonal license or easement holders shall not unreasonably or matertally mterfere With the current easement fights herem 10 RestrictIOn on Use of Lot 2 Durmg the tenn or extended term of the 7-Eleven, Inc lease on Lot I, unless otherwise agreed to In wntmg by 7-Eleven, Inc, no occupancy of any bUlldmg on Lot 2 shall be allowed to sell the followmg Items packaged flUId milk In one quart or larger con tamers. commercially packaged bread products, commercIally packaged delicatessen and dehcatessen type Items, nonnally sold In grocery stores, speCIally packaged lunch meats and packaged sandWIches, grocery Items, cigarettes and tobacco products, unless vended by machine. beer and·wme for off premises consumption, health and beauty aIds, soft drinks ID SIX pack, eight pack, case lots, halt, one or two Iller bottles. candy, unless gIft RecIprocal Easement Agreement and Use RestrictIOn SW 43'" St & Oakesdale Ave SW, Renlon, WA 4 of 8 boxed or sold m bulk, newspaper, magazmes and paperback books, motor fuels. lottery hcket, money orders, phone cards, and automated teller mach,nes (ATM's) servIces II No ModIfication. Integratlon This Agreement may not be modified or amended except m wntmg signed by the owners and then-current tenants of both parcels ThiS Agreement constItutes the entIre agreement and understanding between the panles hereto and supersedes all prior and contemporaneous agreements and undertakings of the partIes In connectIon therewIth 12 Notice Any notIce permItted or requIred to be gIven by either party to thiS Agreement shall be given In wntmg and may be effected by certified Umted States mall, wIth return receIpt requested, properly addressed, postage prepaid. by reputable overnight de!tvery service, or by personal dehvery, as follows Owner of lots r and 2 Occupant of Lot I RSJ Holdmgs, LLC 742 I" Street South Kirkland. WA 98033 Attn RIchard A Gumpert· 7-Eleven, Inc 2711 North Haskell Dallas, Texas 75221 Attn Property Manager or to such other address or person as may be substituted pursuant to notice 10 accordance with thIS paragraph l3 Abandonment In tbe event that both lots remam vacant for two or more years from and after the tIme that both parcels are developed, and the easement herem IS not used by eIther lot for one year or more, then thiS easement shall be deemed abandoned and term mated In the event that one or the other or both lot owners gIVe notice of abandonment and termmatlon Said notIce shall be recorded 14. Termmatlon In the event oftennmatton by agreement or otherwise as provided In thiS Agreement, the parties shall execute a written release and termmatlOn, In recordable fonn, and record such agreement or other notIce of tenOinatlon 15 Successors and ASSigns The benefits and burdens hereof shall be btndmg upon and shall mure to the benefit of the owners and occupants ofthe lots, and theIr respective successors, asSignS and legal representatives 16 Attorneys Fees In the event of any dIspute aTIsmg from or relating to thiS Agreement, the prevalhng party 10 any such proceedmg shall be entitled to recover Its costs and reasonable attorneys' fees RSH HOLDINGS, LLC a Washmgton hmlted lIablhty company .... o..} C"' Reciprocal Easement Agreement and Use Restnchon SW 43rd S1 & Oakesdale Ave SW, Renton, WA STATE OF WASHINGTON ) ) SS COUNTY OF KING ) 5 of 8 On this 13 dayof:r VI-Y ,2000, before me, the undersigned, a Notary Pubhc m and for the State of Washmgton, duly commISSIoned and sworn, personally appeared Richard A. Gumpert, to me known to be the Managmg Member of RSJ HOLDINGS, LLC. the WashlOgton limited hablhty company that executed the ReCiprocal Easement Agreement and Use Restncbon, and acknowledged the said Instrument to be the free and voluntary act of said company, for the uses and purposes therem set forth. and on oath stated that he was authorized to sIgn saId Instrument ' WITNESS my hand and official seal hereto affixed the day and year first above wrItten ~ otary's Signature .:JAM~ E.. PI2E&rc:;..J Prmt Notary's SIgnature Notary Public m and for the State of Wash mgt on, Resldmg at SAMMA.MI~k My commiSSIon expires At.t,. .30. ZDo I , --- NOtary Public State of Washln!;;ton JAMES E PRESTEN My Appointment Explre5 Aug 30. 2001 LEGAL DESCRIPTION LOT 1 The East 180 feet. In width, of Adjusted Parcel "I~ of City of Renton Lot Lme Adjustment No LUA- 98-027-LLA, as recorded In Volume 124 of Surveys. page 211, under Recording No 9809239001, Records of Kmg County. Washington . 43rd Street Center Short Plat 67771004/RWG/raw 6 of 8 LEGAL DESCRIPTION lOT 2 AdJl..lsted Parcel "I" of City of Renton Lot Lme Adjustment No LUA-98-027 -LLA. as recorded In Volume 124 of SurveY$. page 211, under Recording No 9809239001, Records of King County, Washington, EXCEPT the East 180 feet. In width, thereof 43rd Street Center Short Plat 6777100S/RWG/raw 7 of 8 I .= F~. Job Number 6m 20' X 50' RECIPROCAl ACCESS [AS£wEHT REC NO 9610280441 I I I 12+.99' 1250 2 ~ ~ 1 ~ 18215 72NO AVENUE SOUlH KENT. WA 90032 (425)251-6222 (425)251-8782 FAX 8 of 8 -' ,... CD (II 0 CD ~ -0 <II 1-200 Steph.n Xrels. Title: S46'36'14"W 18.50 IN'UIIII"IAIV'IAftt Development Co Private Reciprocal Access Easement Exhibit .1" 'I- I .':1 ' '·1,' ·1: '1 , ' .1, :1 .1', -~ I· I: -I', I -I' " 'I·· .. I ,'1,' . r ,: , , \ .' >, , .' , " . '. ' ) , .,., .' '. > '-GEOTECHNICAL 'ENGINEERING STUDY , , , IDCMEDICAL BUI'LDING' AND PARKING GARAGE' , " , , ,SOUTHWEST 43RD ~TREET-·I\iEA.R : . ,.' .. OAKESDALE AVENUE SOU1HVYEST, .<,' ' .• RENTON, WASHINGTON .' E-3000-11':", , . ~ '" . ," : .~ February 20,,2004 , . . PREPARED FOR ' . I'DC OAKESDALE, Lic, ' ; > . '~/~COLLINS WOERMAN: , : Raymc:>nd A. Cogl~s,· pj:.' ' ',Manager of Geotechnical Services '-, " ! :' . Earth .Consultants, Inc. ." 1805 ·:~.136th Place Northeast, Suite' 201 'Bellevue~.Washington98005 ' . (425) 643~3780 , , Toll Free "'888-739~6670 .. ..,. i ' '.1 ... -.-, " . (". DE~ELOPMENT PLANNING .cITY OF RENTON. FEB25 200~ REC.EIVED '.1,. . " I I I I I I I I I I I I I I I I I I I IMPORTANT INFORMATION ABOUT YOUR GEOTECHNiCAL ENGINEERING REPORT More construction problems are caused by site subsur- face conditions than any other factor. As troublesome as subsurface problems can be, their frequency and extent have been lessened considerably in recent years, due in large measure to programs and publications of ASFE/ The Association of Engineering Firms Practicing in the Geosciences. The following suggestions and observations are offered to help you reduce the geotechnical-related delays, cost-overruns and other costly headaches that can occur during a construction project. A GEOTECHNICAL ENGINEERING REPORT IS BASED ON A UNIQUE SET OF PROJECT-SPECIFIC FACTORS A geotechnical engineering report is based on a subsur- face exploration plan designed to incorporate a unique set of project-specific factors. These typically include: the general nature of the structure involved, its size and configuration; the location of the structure on the site and its orientation; physical concomitants such as access roads, parking lots, and underground utilities, and the level of additional risk which the client assumed by virtue of limitations imposed upon the exploratory program. To help avoid costly problems, consult the geotechnical engineer to determine how any factors which change subsequent to the date of the report may affect its recommendations. Unless your consulting geotechnical engineer'indicates otherwise, your geotechnical engineering report should not be used: • When the nature of the proposed structure is changed, for example, if an office building will be erected instead of a parking garage, or if a refriger- ated warehouse will be built instead of an unre- frigerated one; • when the size or configuration of the proposed structure is altered; • when the location or orientation of the proposed structure is modified; • when there is a change of ownership, or • for application to an adjacent site. Geotechnical engineers cannot accept responsibility for problems which may develop if theIJ are not consulted after factors consid- ered in their report's development have changed. MOST GEOTECHNICAL "FINDINGS" ARE PROFESSIONAL ESTIMATES Site exploration identifies actual subsurface conditions only at those points where samples are taken, when they are taken. Data derived through sampling and sub- sequent laboratory testing are extrapolated by geo- technical engineers who then render an opinion about overall subsurface conditions, their likely reaction to proposed construction activity, and appropriate founda- tion design. Even under optimal circumstances actual conditions may differ from those inferred to exist. because no geotechnical engineer, no matter how qualified, and no subsurface exploration program, no matter how comprehensive, can reveal what is hidden by earth, rock and time. The actual interface between mate- rials may be far more gradual or abrupt than a report indicates. Actual conditions in areas not sampled may differ from predictions. Nothing can be done to prevent the unanticipated, but steps can be taken to help minimize their impact. For this reason, most experienced owners retain their geotechnical consultants through the construction stage, to iden- tify variances, conduct additional tests which may be needed, and to recommend solutions to problems encountered on site. SUBSURFACE CONDITIONS CAN CHANGE Subsurface conditions may be modified by constantly- changing natural forces. Because a geotechnical engi- neering report is based on conditions which existed at the time of subsurface exploration, construction decisions should not be based on a geotechnical engineering report whose adequacy may have been affected by time. Speak with the geo- technical consultant to learn if additional tests are advisable before construction starts. Construction operations at or adjacent to the site and natural events such as floods, earthquakes or ground- water fluctuations may also affect subsurface conditions and, thus, the continuing adequacy of a geotechnical report. The geotechnical engineer should be kept apprised of any such events, and should be consulted to determine if additional tests are necessary. GEOTECHNICAL SERVICES ARE PERFORMED FOR SPECIFIC PURPOSES AND PERSONS Geotechnical engineers' reports are prepared to meet the specific needs of specific individuals. A report pre- pared for a consulting civil engineer may not be ade- quate for a construction contractor, or even some other consulting civil engineer. Unless indicated otherwise, this report was prepared expressly for the client involved and expressly for purposes indicated by the client. Use by any other persons for any purpose, or by the client for a different purpose, may result in problems. No indi- vidual other than the client should apply this report for its intended purpose without first conferring with the geotechnical engineer. No person should apply this report for any purpose other than that originally contemplated without first conferring with the geotechnical engineer A GEOTECHNICAL ENGINEERING REPORT IS SUBJECT TO MISINTERPRETATION Costly problems can occur when other design profes- sionals develop their plans based on misinterpretations of a geotechnical engineering report. 1b help avoid these problems. the geotechnical engineer should be retained to work with other appropriate design profes- sionals to explain relevant geotechnical findings and to review the adequacy of their plans and specifications relative to geotechnical issues. BORING LOGS SHOULD NOT BE SEPARATED FROM THE ENGINEERING REPORT Final boring logs are developed by geotechnical engi- neers based upon their interpretation of field logs (assembled by site personnel) and laboratory evaluation of field samples. Only final boring logs customarily are induded in geotechnical engineering reports. These logs should 110t under any circumstances be redrawn for indusion in architectural or other design drawings. because drafters may commit errors or omissions in the transfer process. Although photographic reproduction eliminates this problem. it does nothing to minimize the possibility of contractors misinterpreting the logs during bid prepara- tion. When this occurs. delays. disputes and unantici- pated costs are the all-too-frequent result. To minimize the likelihood of boring log misinterpreta- tion. give contractors ready access to the complete geotechnical engineering report prepared or authorized for their use. Those who do not provide such access may proceed un- der the mistaken impression that simply disdaiming re- sponsibility for the accuracy of subsurface information always insulates them from attendant liability. Providing the best available information to contractors helps pre- vent costly construction problems and the adversarial attitudes which aggravate them to disproportionate scale. READ RESPONSIBILITY CLAUSES CLOSELY Because geotechnical engineering is based extensively on judgment and opinion. it is far less exact than other design disciplines. This situation has resulted in wholly unwarranted daims being lodged against geotechnical consultants. 1b help prevent this problem. geotechnical engineers have developed model dauses for use in writ- ten transmittals. These are not exculpatory dauses designed to foist geotechnical engineers' liabilities onto someone else. Rather. they are definitive dauses which identify where geotechnical engineers' responsibilities begin and end. Their use helps all parties involved rec- ognize their individual responsibilities and take appro- priate action. Some of these definitive dauses are likely to appear in your geotechnical engineering report. and you are encouraged to read them dosely. Your geo- technical engineer will be pleased to give full and frank answers to your questions. OTHER STEPS YOU CAN TAKE TO REDUCE RISK Your consulting geotechnical engineer will be pleased to discuss other techniques which can be employed to mit- igate risk. In addition. ASFE has developed a variety of materials which may be beneficial. Contact AS FE for a complimentary copy of its publications directory. Published by A5iF . THE ASSOCIATION OF ENGINEERING FIRMS PRACTICING IN THE GEOSCIENCES 8811 Colesville Road/Suite G 106/Silver Spring. Maryland 20910/(301) 565~2733 0788/3M I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I February 20" 2004 IDC Oakesdale, LLC c/o Collins Woerman 777 -108th Avenue N~rtheast, Suite 400 Bellevue, Washington 98004-5118 Attention: Ms. April Harr Dear Ms. Harr: Established 1975 E-3000-11 Earth Consultants, Inc. (ECI) is pleased to submit our report titled "Geotechnical Engineering Study, IDC Medical Building and Parking Garage, Southwest 43rd Street Near Oakesdale Avenue Southwest, Renton, Washington". This report presents the results of our field exploration, selective laboratory tests, and engineering analyses. The purpose and scope of our study were outlined in our January 9, 2004 proposal. Based on the results of our study, it is our opinion the proposed site development can be completed generally as planned. Based on subsurface soil and groundwater conditions encountered at our boring locations, the site is underlain primarily by very loose to loose native soil with localized interbeds of medium dense soil. The site soils consist of moderately to highly compressible, interbedded sequences of silty sand, silt, poorly graded sand with silt, fat clay, and elastic silt to the maximum exploration depth of seventy-six and one-half (76.5) feet below existing grade. ' In our opinion, due to the predominantly very loose to loose nature of the site soils, the proposed medical building and parking garage should be supported on a pile foundation system. The potential for liquefaction induced settlements at the ground surface was also an important consideration, and helped form the basis for our recommendation to support the building and garage on pile foundations. The soil conditions and bearing strata were variable throughout the site; however, we anticipate piles will need to be in the range of forty-five (45) to sixty (60) feet long. Recommendations for pile foundations are presented in the Foundations section of this report. In our opinion, use of slab-on-grade floors can be considered, provided the slab is supported on a minimum of one foot of granular structural fill. Liquefaction settlement of slab-on-grade floors, however, is a possibility. Further discussion of liquefaction settlement of slab-on-grade floors is provided in the Slab-On-Grade Floors and Seismic Design Considerations sections of this report. 1805 136th Place N.E., Suite 201, Bellevue, WA 98005 Bellevue (425) 643-3780 FAX (425) 746-0860 Toll Free (888) 739-6670 I I I I I I I I I I I 'I 1 1 I I I I I IDC Oakesdale LLC clo Collins Woerman February 20, 2004 E-3000-11 Page 2 A detailed description of the subsurface conditions encountered, along with detailed recommendations for pile foundations, floor slabs, and pavements are provided in our attached study. We appreciate this opportunity to have been of service to you. If you have any questions, or if we can be of further assistance, please call. Respectfully submitted, EARTH CONSULTANTS, INC. JYY1~ ~-J#1 ~~~ Fl>e~ Scolt D. Dinkelman, LEG Associate Principal MGM/SDD/RAC/csm Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS E-3000-11 PAGE INTRODUCTION.................................................................................................... 1 General............................................................................................................ 1 Project Description............................................................................................ 2 SITE CONDITIONS ................................................................................................ 3 Surface ........................................................................................... :.' . . ... . . .. . . . . . 3 Subsurface ...................................................................................................... 4 Groundwater ....................................................... '" .. .. . .. .. . .. .. . . . . .. . .. . . ... . . . . . . . .. . . . . . 5 Laboratory Testing.'........................................................................................... 6 DISCUSSION AND RECOMMENDATIONS................................................................ 6 General ............................................................................................................ 6 Site Preparation and General Earthwork............................................................... 7 Foundation Recommendations............................................................................ 9 Timber Piles ................................................................................................. 9 Augercast Pile Foundations.......................................................................... 1 2 Slab-on-Grade Floors ................................................................ : ....................... 15 Seismic Design Considerations.......................................................................... 1 5 Ground Rupture.......................................................................................... 1 6 Liquefaction ......... ,..................................................................................... 1 6 Ground Motion Response............................................................................. 1 7 Excavations and Slopes .................... :............................................................... 1 7 Site Drainage .................................................................................................. 1 7 Utility Support and Backfill................................................................................ 1 8 Pavement Areas.............................................................................................. 1 9 LIMITATIONS...................................................................................................... 20 Additional Services.......................................................................................... 20 Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I ILLUSTRATIONS Plate 1 Plate 2 Plate 3 APPENDICES Appendix A Plate A1 Plates A2 through A 19 " Appendix B Plates B 1 and B2 TABLE OF CONTENTS, Continued E-3000-11 Vicinity Map Boring Location Plan Typical Footing Subdrain Detail Field Exploration Legend Boring Logs Laboratory Test Results Grain Size Analyses Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I General GEOTECHNICAL ENGINEERING STUDY IDC MEDICAL BUILDING AND PARKING GARAGE SOUTHWEST 43RD STREET NEAR OAKESDALE AVENUE SOUTHWEST RENTON, WASHINGTON E-3000-11 INTRODUCTION This report presents the results of the geotechnical engineering study completed by Earth Consultants, Inc. '(ECI) for the proposed IDC Medical Building and Parking Garage, Southwest 43rd Street Near Oakesdale Avenue Southwest, Renton, Washington. The general location of the site is shown on the Vicinity Map, Plate 1. The purpose of this study was to explore the subsurface conditions at the site, and based on the conditions encountered, to develop geotechnical engineering recommendations for the proposed medical building, parking garage, and associated asphalt-paved parking and drive areas. Specifically, our scope of services consisted of the following: • Assessing subsurface soil and groundwater conditions and their influence on the proposed site development; • Providing grading, earthwork, fill compaction, drainage improveme'nt, cut and fill slope, stripping, and other recommendations for the proposed site development; • Assessing the suitability of existing on-site materials for use as fill, and providing recommendations for imported fill materials; • Providing design recommendations for pile foundations; • Providing temporary and permanent slope recommendations; • Providing design criteria for retaining walls; • Providing geotechnical seismic design recommendations, including an evaluation of liquefaction potential; and • Providing pavement design recommendations. Earth Consultants. Inc. I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC· c/o Collins Woerman February 20, 2004 Project Description E-3000-11 Page 2 We understand it is planned to develop a portion of the largely undeveloped, irregular shaped site with a new medical facility. Based on preliminary design information provided by the project architect, the proposed development will include a new medical building, a detached parking structure, and associated parking and drive areas. The proposed medical building will be three stories in height and will be of concrete frame construction with a slab-on-grade floor. The building will have an approximate footprint of 20,000 square feet and will be located in the southwest portion of the site. We understand the medical building will include relatively heavy magnetic resonance imaging (MRI) equipment that will also require pile support. The detached parking structure will be situated approximately 25 feet northeast of the medical building in the north-central portion of the site. The parking structure will be four and one-half stories in height with a footprint of 28,800 square feet. The proposed garage will consist of concrete frame construction with either a concrete or asphalt paved groundfloor parking level and post-tensioned concrete floors. Based on preliminary information provided by the structural engineer, and our experience with similar projects, we anticipate building loads will be approximately as follows: • • • Two-Story Medical Building Walls Columns Slab-On-Grade 1 0 kips/foot 325 kips 150 pounds per square foot (pst) Four and One-Half Story Parking Garage • Walls 10 -15 kips/foot 600 kips • Columns The site will be accessed off of Southwest 43rd Street in the immediate southwestern corner of the site. The asphalt-paved driveway will extend approximately 280 feet in a north-south direction to the west of the medical building before wrapping around to the east where the driveway will continue to the west side of the proposed parking garage. Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC c/o Collins Woerman February 20, 2004 E-3000-11 Page 3 The proposed site improvements will also include construction of new parking and drive areas to the east of the medical building and to the south of the parking garage. At the time our study was performed, the site, proposed structures, and our exploratory locations were approximately as shown on the Boring Location Plan, Plate 2. We anticipate the proposed structures and pavement areas will be constructed at or near existing grade with estimated cuts and fills of five feet or less necessary to reach construction subgrade elevations within the limits of the site. The conclusions and recommendations contained in this study are based on our understanding of the proposed site development, which is in turn based on the design information provided us. If the above design criteria are incorrect or should they change, ECI should be consulted to review the recommendations contained in this report. In either case, ECI should be retained to perform a general review of the final construction design. SITE CONDITIONS Surface The irregular shaped property is located around 500 feet west of the intersection of Southwest 43rd Street and Oakesdale A venue Southwest in the 1 400 to 1 500 block of Southwest 43rd Street in Renton (see Plate 1, Vicinity Map). The subject site extends approximately 375 to 555 feet in a north-south direction and approximately 450 feet in an east-west direction. The subject site is bounded to the west by an existing single- family residence and undeveloped property, to the east by undeveloped property and an existing strip mall, to the north by a section of Springbrook Creek, and to the south by Southwest 43rd Street. The majority of the site is relatively level with less than eight feet of elevation change within the limits of the proposed site improvements. The central portion of the site slopes gradually to the south-southeast at gradients of 5 percent or less and a maximum elevation change of approximately five feet or less. Topography in the southwestern corner of the site is defined by a slight, north-south trending depression that occupies most of the footprint of the proposed medical building. Earth Consultants. Inc. I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC I I I I I I I I I I I I I I I I I c/o Collins Woerman February 20, 2004 E-3000-11 Page 4 The immediate northern portion of the site does contain an approximately six to eight foot high, north-northwest-facing slope that descends from the north side of the planned development area to a fifteen (15) to thirty (30) foot wide, level bench occupied by an existing asphalt-paved footpath that extends through the northern portion of the site. The maximum gradient in this area is approximately 15 percent. To the north of the bench, the slope descends an additional ten feet from the north side of the asphalt path· to Springbrook Creek at a gradient of approximately 25 percent. It is our understanding the proposed site improvements will be limited to the area south of the existing footpath. The western third of the site is vegetated primarily with dense growths of blackberry brambles, localized small to medium diameter trees, and a dense understory of miscellaneous brush. The remaining two thirds of the site is vegetated with tall grass and miscellaneous, shoulder height brush. Subsurface Subsurface conditions at the site were evaluated by drilling six borings to a maximum depth of seventy-six and one-half (76.5) feet below existing grade. The approximate locations of the borings for this study are shown on Plate 2, Boring Location Plan. Please refer to the Boring Logs, Plates A2 through A 19 for a detailed description of the conditions encountered at each location explored. A description of the field exploration methods for this study is included in Appendix A. At our boring locations, we generally encountered three to four inches of existing topsoil and vegetative groundcover. The topsoil was characterized by its dark brown color and the presence of abundant organic material. The existing topsoil and vegetative layer are not suitable for support of the structures or the slab-on-grade floors. The topsoil and vegetative material is not suitable for use as structural fill, nor should it be mixed with material to used as structural fill. In Borings B-2 and B-3, we encountered two and one half to four feet of existing fill consisting of medium dense silty sand with gravel (Unified Soil Classification, SM). The fill was similar to the underlying native soils but was characterized by its disturbed appearance, the presence of angular gravel, and its medium dense consistency. Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC c/o Collins Woerman February 20, 2004 E-3000-11 Page 5 Underlying the topsoil and fill where present, we encountered interbedded sequences of poorly graded sand with silt (SP-SM), silty sand (SM), and silt with varying amounts of sand (ML) to the maximum exploration depth of seventy-six and one-half (76.5) feet below existing grade. The density of these soils was highly variable but generally consisted of very loose to loose sediments with localized interbeds of medium dense soil that were generally up to five feet thick. In Borings B-1, B-2, B-5, and B-6 we encountered localized zones of medium dense silt and sand that were generally up to fifteen (15) feet thick. The thicker interbeds of medium dense soil were encountered at varying depths in Borings B-1, B-2, 8-5, and B-6. In Boring B-1, the zone of medium dense soil was encountered from approximately 36 to 50.5 feet below existing grade. In Boring B-2, we encountered an upper layer of medium dense soil from twenty-five (25) to thirty-five (35) feet below grade and a deeper layer from sixty (60) feet to the maximum exploration depth of seventy-one and one half (71.5) feet. In Boring B-5, we also encountered two layers of medium dense soil at approximately 20 to 4'5 feet and from around 60 to the maximum exploration depth of seventy-six and one-half (76.5) feet below grade. In Boring B-6, the medium dense soil layer was encountered from approximately 60 to the maximum exploration depth of seventy-six and one-half (76.5) feet. Groundwater The groundwater table was encountered at approximately ten feet below grade at our boring locations at the time of our exploration (January 2004). As such, moderate to heavy groundwater seepage may be encountered in deep utility excavations depending on the time of year the grading is completed and the depth of the, excavation. The contractor should also be made aware that groundwater is not static. There will be fluctuations in the level depending on the season, amount of rainfall, surface water runoff, and other factors. Generally, the water level is higher and the seepage rate is greater in the wetter winter months (typically October through May). Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC c/o Collins Woerman February 20, 2004 Laboratory Testing E-3000-11 Page 6 Laboratory tests were conducted on representative soil samples to verify or modify the field soil classification and to evaluate the general physical properties and engineering characteristics of the soil encountered. Visual field classifications were supplemented by grain size analyses on representative soil samples. Moisture content tests were performed on all samples. The results of laboratory tests performed on specific samples are provided either at the appropriate sample depth on the individual boring logs or on a separate data sheet contained in Appendix B. It is important to note that these test results may not accurately represent the overall in-situ soil conditions. Our geotechnical engineering recommendations are based on our interpretation of these test results. ECI cannot be responsible for the interpretation of these data by others. In accordance with our Standard Fee Schedule and General Conditions, the soil samples for this project will be discarded after a period of fifteen (15) days following completion of this report unless we are otherwise directed in writing. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, it is our opinion, the site can be developed generally as planned. In our opinion, due to the presence of very loose to loose and moderately to highly compressible soils underlying the site, and the potential for liquefaction induced settlement at the ground surface, the medical building, parking garage, and the MRI equipment should be supported on pile foundations. The pile foundations should consist of either driven timber friction piles or augercast piles achieving friction and some end bearing support in the interbeds of medium dense sand and silt encountered at our boring locations at widely varying depths. For the purpose of this report, recommendations for driven timber piles and augercast piles have been provided, and are included in the Foundation Recommendations section of this report. Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC c/o Collins Woerman February 20, 2004 E-3000-11 Page 7 In our OpiniOn, it should be feasible to utilize slab-on-grade floors rather than a pile supported structural slab. However, there is a potential the slab may warp if it settles relative to the pile supported foundations. To mitigate the potential for warping and cracking of slabs, the floor slabs should be structurally separated from the building using control joints. Additionally, it should be recognized that slab-on-grade floors will be susceptible to liquefaction related settlements in the event of an earthquake. Estimated settlements due to liquefaction are discussed in the Seismic Design Considerations section of this report. If liquefaction related settlement of slab-on-grade floors cannot be tolerated, use of a pile supported structural slab should be considered. This report has been prepared for specific application to this project only and in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area for the exclusive use of IDC Oakesdale, LLC and their representatives. No warranty, expressed or implied, is made. This report, in its entirety, should be included in the project contract documents for the information of the contractor. Site Preparation and General Earthwork The building, garage, and pavement areas to receive structural fill should be stripped and cleared of surface vegetation, organic matter, and other deleterious material. Based on the thickness of the topsoil and vegetative cover encountered in our borings, and observations of surface conditions at the site, we estimate a stripping depth of approximately three (3) to six (6) for most of the site with localized areas as deep as twelve (12) inches should be anticipated. The actual stripping depth should be based on field observation at the time of construction. Root balls from vines, brush, and trees should be grubbed out to remove roots greater than about one-inch in diameter. The excavation to remove root balls could exceed a depth of two feet below the existing ground surface. Depending on the grubbing methods used, disturbance and loosening of the subgrade could occur during site grubbing. Soil disturbed during grubbing operations should be backfilled with structural fill. Stripped materials should not be mixed with materials to be used as structural fill. The stripped soil materials may be "wasted" on site in non-structural landscaping areas or they may be exported off site. Earth Consultants. Inc. I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC c/o Collins Woerman February 20, 2004 E-3000-11 Page 8 Existing underground utilities to be abandoned should be plugged or removed so they do not provide a conduit for water and cause soil saturation and stability problems. Following the ~tripping operation the ground surface where structural fill, foundations, or slabs are to be placed should be proof rolled to identify soft or yielding areas. Proofrolling should be performed using a fully loaded dump truck and should be observed by a representative from ECI. Soil in loose or soft areas, if recompacted and still yielding, should be overexcavated and replaced with a granular structural fill to a depth that will provide a stable base beneath the general structural fill. For this application, a woven geotextile such as Mirafi 600X or an equivalent material can be placeg directly on the subgrade. The geotextile should be used in accordance with the manufacturer's recommendations. Structural fill is defined as a· compacted granular fill placed under buildings, roadways, slabs, pavements, or other load-bearing areas. . Structural fill under floor slabs and footings should be placed in horizontal lifts not exceeding twelve (1 2) inches in loose thickness and compacted to a minimum of 90 percent of its laboratory maximum dry density determined in accordance with ASTM Test Designation 0-1557-91 (Modified Proctor). The fill materials should be placed at or near their optimum moisture content. Fill under pavements and walks should also be placed in horizontal lifts and compacted to 90 percent of the maximum dry density, except for the top twelve (1 2) inches which should be compacted to 95 percent of the maximum dry density. Structural fill placed in City of Renton right-of-way areas should be compacted in accordance with the City of Renton's requirements. At the time of this study, the City of Renton required structural fill in right-of-way areas to be compacted to 95 percent of the maximum dry density per ASTM 0-1557 (Modified Proctor). During dry weather, granular soils that are compactable and non-organic can be used as structural fill. Based on the results of our laboratory tests, the on-site soils that were located above the groundwater table were generally above the optimum moisture content and may need to be aerated prior to use as structural fill. The grading operations should be conducted during dry weather. The soils have more than 5 percent fines passing the No. 200 sieve. Soil with fines in excess of 5 percent will degrade if exposed to excessive moisture, and compaction and grading will be difficult if the soil moisture increases significantly above its optimum condition. The soils encountered below the groundwater table were above their optimum moisture levels and will not be suitable for use as structural fill in their present condition. Earth Consultants, Inc. I I I I I- I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC . c/o Collins Woerman February 20, 2004 E-3000-11 Page 9 If it is necessary to import a soil for use as structural fill, during dry weather, a compactable granular soil with a maximum grain size of four inches should be used. Fill for use during wet weather should consist of a fairly well graded granular material having a maximum grain size of four inches and no more than five percent fines passing the No. 200 sieve based on the minus 3/4-inch fraction. A contingency in the earthwork budget should be included for this possibility. Foundation Recommendations Based on the results of our study, in our OpIniOn, support for the medical building, parking garage, and MRI equipment should be provided using either driven timber piles or augercast piles achieving friction and partial end bearing support in the interbeds of medium dense sand and silt encountered at our boring locations. Recommendations for timber piles and augercast piles are provided below. Timber Piles Timber piles should consist of Class B timber piles conforming to the specifications outlined in the Uniform Building Code Standard 25-12 for friction and end bearing piles. The piles should have a minimum tip diameter of eight inches and a maximum taper of one inch in ten feet. The following table provides allowable axial, uplift and lateral capacities for friction timber piles for forty-five (45) and sixty (60) foot piles. A one-third increase for short term wind and seismic loading can be applied to these allowable capacities. Earth Consultants, Inc. I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC I I I I I I I I I I I I I I I I I c/o Collins Woerman E-3000-11 Page 10 February 20, 2004 2 Timber Pile Capacities Pile Length Axial Capacity 1 Uplift Lateral2 (feet) (tons) (tons) (tons) 45 14 9 2 60 16 1 1 2 For pile groups, no reduction in pile capacity is necessary if the piles are installed with a minimum center to center spacing of at least three pile diameters. Lateral pile capacities assume free head conditions. These values are for a deflection of one inch at the pile cap. The piles should be driven to refusal with a single-acting hammer with a rated maximum energy of. fifteen thousand (15,000) foot pounds. The driven pile axial capacity should be verified in the field based on a dynamic pile driving formula such as the Janbu or Engineering News Record Formula which take into account the hammer energy, size and length of the pile, and modulus of elasticity of the pile materials. Total settlement of single piles is estimated to be less than one inch. Most of this settlement should occur during construction as the dead loads are applied. The remaining settlement would occur after construction as live loads are applied. Pile downdrag results when surrounding compressible soils settle relative to a pile, thus transmitting load to the pile. As site grades will not be raised significantly, we do not anticipate downdrag loading of the piles will result from fill induced settlements. However, if site grades are to be raised adjacent to buildings after construction, additional settlement resulting in greater downdrag forces should be expected. ECI should be allowed to review our pile recommendations if grade changes are proposed. In our opinion, liquefaction related settlements could impact downdrag loads on the pile foundations. Therefore, we have accounted for some downdrag loading on the pile foundations due to possible liquefaction settlements. Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC c/o Collins Woerman February 20, 2004 E-3000-11 Page 11 In our opinion, to confirm the pile capacities and pile lengths recommended in this report, a minimum of ten test piles should be driven prior to ordering the production piles. The piles and hammer used for the test piles should be the same as the type to be used for installation of the production piles. Appropriate refusal criteria and the allowable pile capacity can be further assessed at the time of the test pile installation. If the test piles are driven at the location of production piles, they can be incorporated into the foundation. Installation of test piles and production piles should be observed by an ECI representative on a full-time basis. Timber Pile Settlement We estimate total pile settlement of timber piles due to application of dead loads from the building and garage structure will be on the order of one half to one inch, with differential settlement of one-half inch. This settlement assumes the piles will be loaded to their full allowable capacity. The estimated settlement should primarily occur as the dead loads are applied and should be fully realized within three to four weeks after application of the dead loads. Timber Pile Installation The piles should be double banded at the butt and tip to reduce damage to the pile during driving. If obstructions are encountered during the driving process, the pile locations may need to be shifted to allow adequate embedment. Timber Pile Installation Monitoring The contractor's equipment and pile installation procedures should be reviewed prior to the start of construction. The pile installation should be monitored. The monitoring should include collecting and interpreting the installation data and verifying bearing stratum elevations. The piles should be marked in· one foot increments, with lengths painted every five feet to facilitate the recording of blow counts during driving. For preliminary design purposes, the refusal criteria should be defined as a minimum of twenty (20) blows per foot of pile penetration over the final three consecutive feet of pile driving. Earth Consultants, Inc. I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, llC I I I I I I I I I I I I I I I I I c/o Collins Woerman February 20, 2004 Augercast Pile Foundations E-3000-11 Page 12 As an alternative to driven timber piles, the proposed building, parking garage, and MRI equipment may also be supported on augercast piles achieving friction and end bearing support in the localized interbeds of medium dense silt and sand encountered at our boring locations at varying depths. The following table provides allowable axial, uplift, and lateral pile capacities for fourteen (14), sixteen (16), and eighteen (18) inch diameter augercast piles in forty-five (45) and sixty (60) foot lengths: Augercast Pile Capacities Pile length Pile Diameter Axial Capacity Uplift Capacity (feet) (inches) (tons) (tons) 45 14 30 15 16 35 17 18 40 18 60 14 35 18 16 45 22 18 50 25 We are available to provide load capacities for other pile diameters or embedment lengths, if needed. These capacities may be increased by one-third for short-term wind and seismic loading conditions. No reduction in pile capacity is required if the piles are installed on a center- to-center spacing of at least three pile diameters .. Downdrag loading from liquefaction settlements have been considered in the above lateral capacities. As previously discussed, however, downdrag loads should be reassessed if site grades are raised. Earth Consultants. Inc. I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC I I I I I I I I I I I I I I I I c/o Collins Woerman February 20, 2004 Augercast Pile Lateral Capacities E-3000-11 Page 13 Lateral pile capacity is generally governed by deflections at the top of the pile which is dependent on pile stiffness with respect to the surrounding soil conditions in the upper portion of the pile, the pile length, and degree of fixity at the top of the pile. The following table summarizes the allowable lateral pile capacities for fourteen (14), sixteen (16), and eighteen (18) inch diameter piles. Lateral Loads -Free Head Condition * Pile Diameter Lateral Capacity Point of Fixity Ie) II (inches) (tons) (feet below top of pil 14 5 15 16 6 17 18 7.5 19 * Based on pile deflection of one inch Lateral loads can also be resisted by passive soil pressure acting against grade beams and pile caps. For passive resistance, an equivalent fluid pressure of three hundred (300) pcf can be used. Augercast Pile Settlement Piles bearing in the very loose to loose silt deposits could realize settlements of three- quarters inch to one inch with differential settlements on the order of one-half inch. We estimate total pile settlement of piles bearing within the medium dense bearing layers due to application of dead loads from the foundations will be on the order of one-half inch, with differential settlement of one-quarter inch. These settlement estimates assume the piles will be loaded to their full allowable capacity. The estimated settlement should primarily occur as the dead loads are applied and should be fully realized within three to four weeks after application of the dead loads. Earth Consultants, Inc. I I I I I I I' I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC c/o Collins Woerman February 20, 2004 Augercast Pile Installation E-3000-11 Page 14 The piles should be installed by a contractor with experience in the successful installation of augercast piles. The piles should be installed with continuous-flight hollow stem auger equipment specifically designed for the installation of auger placed grout-injected piles. The grout injection point should be at the tip of the auger bit, below the cutting teeth. The contractor should provide sufficient auger length to extend the piles an additional ten feet, if necessary. The installation should be sequenced such that piles are not drilled within ten feet of uncured piles within a twenty-four (24) hour time frame. Each pile should be drilled and completely filled with grout in an uninterrupted operation. The grout should be placed under a minimum pressure of two hundred (200) pounds per square inch (psi) to provide adequate bonding with the bearing soils. The grout pump should have an easily visible grout pressure gauge to verify adequate pressure is being obtained and a counter to allow calculation of the volume of grout pumped for each pile. The auger hoisting equipment should be capable of withdrawing the auger smoothly and at a constant rate without jumps or stops. A positive grout head of at least ten feet should be maintained at all times to prevent caving and the formation of voids. This can be accomplished by directing the contractor to slow up the auger withdrawal rate such that a column of grout extends at least ten feet above the auger tip. Augercast Pile Installation Monitoring The contractor's equipment and pile installation procedures should be reviewed by ECI prior to the start of construction. The pile installation should be observed by an ECI representative on a full-time basis. The monitoring should include collecting and interpreting the installation data and verifying the bearing stratum elevations. Earth Consultants. Inc. I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY -IDC Oakesdale, LLC c/o Collins Woerman February 20, 2004 Slab-on-Grade Floors E-3000-11 Page 15 In our opinion, it should be feasible to use a slab-on-grade floor for the lower level of the building and parking garage, rather than a pile supported structural slab. However, there may be a potential for slab warpage as the slab settles relative to the pile supported foundations. To mitigate the potential for warping and cracking of slabs, the floor slabs should be structurally separated from the pile supported building and parking structure using control joints. In addition, the slab-on-grade floors should be supported on a minimum of twelve (1 2) inches of granular structural fill. Loose or unstable soil encountered at the overexcavation elevations should be moisture conditioned and compacted to the requirements of structural fill. These recommendations are based on our understanding that floor loads will not exceed one hundred fifty (1 50) pounds per square foot (psf). If anticipated floor loads will be in excess of one hundred fifty (1 50) psf, it may be necessary to reevaluate our recommendations. As previously discussed, if liquefaction settlement of floor slabs cannot be tolerated, use of a pile supported structural slab should be considered. Liquefaction settlements are discussed in the following Seismic Design Considerations section of this report. The slab-on-grade floors should be provided with a capillary break consisting of a minimum of four inches of free-draining sand or gravel. In areas where slab moisture is undesirable, a vapor barrier such as a 6-mil plastic membrane should be placed beneath the slab. Two inches of damp sand may be placed over the membrane for protection during construction and to aid in curing of the concrete. Seismic Design Considerations The Puget Lowland is classified as a Seismic Zone 3in the 1997 Uniform Building Code (UBC). Earthquakes occur in the Puget Lowland with regularity, however, the majority of these events are of such low magnitude they are not felt without instruments. Large earthquakes do occur, as indicated by the 1949, 7.2 magnitude earthquake in the Olympia area, the 1965, 6.5 magnitude earthquake in the Midway area, and the 2001, 6.8 magnitude Nisqually earthquake. Earth Consultants, Inc. I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC I I I I I I I I I I I I I I I I I c/o Collins Woerman February 20, 2004 . E-3000-11 Page 16 There are three potential geologic hazards associated with a strong motion seismic event at this site: ground rupture, liquefaction, and ground motion response. Ground Rupture The strongest earthquakes in the Puget Lowland are widespread, subcrustal events, ranging in depth from thirty (30) to fifty-five (55) miles. Surface faulting from these deep events has not been documented to date. Therefore, it is our opinion that the risk of ground rupture at this site during a strong motion seismic event is negligible. Liquefaction Liquefaction is a phenomenon in which soils lose all shear strength for short periods of time during an earthquake. Groundshaking of sufficient duration results in the loss of grain-to-grain contact and rapid increase in pore water pressure, causing the soil to behave as a fluid. To have a potential for liquefaction, a soil must be cohesionless with a grain size distribution of a specified range (generally sand and silt); it must be loose; it must be below the groundwater table; and it must be subject to sufficient magnitude and duration of groundshaking. The effects of liquefaction may be large· total and/or differential settlement for structures founded in the liquefying soils. In our opinion, the potential for widespread liquefaction induced settlement at this site is moderate to high. We estimate liquefaction would occur in the very loose to loose silty sand and poprly graded sand underlying the site. Based on our liquefaction analysis we estimate seismically induced settlement due to liquefaction could be on the order of two to four inches and would not occur uniformly across the site. If constructed in accordance with our recommendations, the proposed medical building and parking garage will be supported on piles. As such, we estimate settlement of the proposed building and garage foundations will be negligible as a result of liquefaction 'related settlements. Slab- on-grade floors, however, could experience differential settlement as a result of liquefaction. If liquefaction settlement of slab-on-grade floors cannot be tolerated, use of a pile supported structural slab should be considered. Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC clo Collins Woerman February 20, 2004 Ground Motion Response E-3000-11 Page 17 The 1997 UBC seismic design section provides a series of soil profile types that are used as a basis for seismic design of structures. Based on the encountered soil conditions, it is our opinion that soil type SE, Soft Soil from Table 16-J should be used for design. Excavations and Slopes The following information is provided solely as a service to our client. Under no circumstances should this information be interpr~ted to mean that ECI is assuming responsibility for construction site safety or the contractor's activities; such responsibility is not being implied and should not be inferred. In no case should excavation slopes be greater than the limits specified in local, state and federal safety regulations. Based on the information obtained from our field exploration and laboratory testing, the site soils would be classified as Type C by WISHA and OSHA. Temporary cuts greater than four feet in height in Type C soils should be sloped at an inclination of 1.5H:1V (Horizontal:Vertical). If slopes of this inclination, or flatter, cannot be constructed, temporary shoring may be necessary. Where groundwater seepage is encountered, soils should be considered Type C soil and sloped no steeper than 1 .5H: 1 V. Shoring will help protect against slope or excavation collapse, and will provide protection to workers in the excavation. If temporary shoring is required, we will be available to provide shoring design criteria. Permanent cut and fill slopes should be inclined no steeper than 2H: 1 V. Permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve stability of the surficial layer of soil. Site Drainage Water bearing soil was encountered in our borings at around ten feet below eXisting grade at the time of our subsurface exploration (January 2004). The elevation of the water bearing soil is likely indicative of the seasonal groundwater table for the area. As such, heavy groundwater seepage may be encountered in utility excavations extending to depths of around six to ten feet below grade depending on the season. Earth Consultants, Inc. I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC I I I I I I I I I I I I I I I I I c/o Collins Woerman February 20, 2004 E-3000-11 Page 18 If seepage is encountered in the foundation or utility excavations, the bottom of the excavation should be sloped to one or more shallow sump pits. The collected water can then be pumped from these pits to a positive and permanent discharge facility. Depending on the magnitude of such seepage, it may also be necessary to interconnect the sump pits by a system of connector trenches. The appropriate locations of subsurface drains, if needed, should be established during grading operations at which time seepage areas, if present, may be more clearly defined. During construction, the site must be graded such that surface water is directed away from construction areas. Water must not be allowed to stand in areas where buildings, slabs or pavements are to be constructed. Loose surfaces should be sealed by compacting the surface to reduce the potential for moisture infiltration into the soils. Final site grades must allow for drainage away from the building and garage foundations. The ground should be sloped at a gradient of 3 percent for a distance of at least ten feet away from the structures, except in paved areas, which can be sloped at a gradient of 1 percent. Footing drains should be installed around the perimeter of the proposed building and garage at or just below the invert of the footing with a gradient sufficient to initiate flow. A typical detail is provided on Plate 3. Under no circumstances should roof downspout drainlines be connected to the footing drain system. Roof downspouts must be separately tightlined to discharge. Cleanouts should be installed at strategic locations to allow for periodic maintenance of the footing drain and downspout tightline systems. Utility Support and Backfill The site soils should generally provide adequate support for utilities. However, the very loose to loose condition of most of the surface soils and the relatively high groundwater table may result in de-stabilizing of trench bottoms as the trenches are excavated. Where loose soils or heavy groundwater seepage is encountered, remedial measures such as overexcavating soft soils or tamping quarry spalls into the trench bottom may be required. In addition, caving of trench walls should be anticipated. Earth Consultants, Inc. I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC I I I I I I I I I I I I I I I I I c/o Collins Woerman February 20, 2004 E-3000-11 Page 19 Utility trench backfill is a primary concern in reducing the potential for settlement along utility alignments, particularly in pavement areas. It is important that each section of utility line be adequately supported in the bedding material. The material should be hand tamped to ensure support is provided around the pipe haunches. Fill should be carefully placed and hand tamped to about 1 2 inches above the crown of the utility pipes before heavy compaction equipment is brought into use. The remainder of the trench backfill should be placed in lifts having a loose thickness of less than twelve (12) inches. Pavement Areas The adequacy of site pavements is related in part t6 the condition of the underlying subgrade. To provide a properly prepared subgrade for pavements, the subgrade should be treated and prepared as described in the Site Preparation and General Earthwork section of this report. This means at least the top twelve (12) inches of. the subgrade should be compacted to 95 percent of the maximum dry density (per ASTM 0-1557-91) and should be unyielding under a proofroll. It is possible that some localized areas of soft, wet or unstable subgrade may still exist after this process. Overexcavation and replacement with structural fill or crushed rock may be needed to stabilize these localized areas. The following pavement section for lightly loaded passenger vehicle areas can be used: • Two inches of asphalt concrete (AC) over six inches of crushed rock base (CRB) material, or • Two inches of AC over four inches of asphalt treated base (A TB) material, We will be pleased to provide pavement recommendations for areas that may receive heavy truck traffic, if needed. Pavement materials should conform to WSOOT specifications. A Class B asphalt mix should be used. Earth Consultants, Inc. I I GEOTECHNICAL ENGINEERING STUDY IDC Oakesdale, LLC I I I I I I I I I I I I I I I I I c/o Collins Woerman February 20, 2004 LIMITATIONS E-3000-11 Page 20 Our recommendations and conclusions are based on the site materials observed, selective laboratory testing and engineering analyses, the design information provided us, and our experience and engineering judgment. The conclusions and recommendations are professional opinions derived in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. No warranty is expressed or implied. The recommendations submitted in this report are based on data obtained from the borings. Soil and groundwater conditions between borings may vary from those encountered. The nature and extent of variations between our exploratory locations may not become evident until construction. If variations do appear, ECI should be requested to reevaluate the recommendations of this report and to modify or verify them in writing prior to proceeding with the construction. Additional Services As the geotechnical engineer of record, ECI should be retained to perform a general review of the final design to verify that the earthwork, pile, and foundation recommendations have been properly interpreted and implemented in the design and the construction specifications. ECI should also be retained to provide geotechnical engineering services during construction. This is to observe compliance with the design concepts, specifications or recommendations and to allow design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. ECI should be retained to review the construction drawings and specifications, and to provide construction observation and testing services. Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I . ,i , \ ..." Reference: King County Map 685 200TH ST ,v> :> . ...: ~ ..,. 204TH By Thomas Brothers Maps Dated 2004 5T NOTE: T his plate may contain areas of color. ECI cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. Drwn. GLS r:: o 5 188TH 5T S 1 ~190TH ST . ', .. . S .Z02ND .... --;. ~ ~Ji-l t--==.!!!-..-l 5 .I ,., <} ST Earth Consultants, Inc. Geotechnical Engineering. Geology. Environmental SCiences COnstruc1ion Testing & leBO I WABO Inspection Services Vicinity Map IDC Medical Building Renton, Washington Date Feb. 2004 Proj. No. 3000-11 Checked MGM Date 214104 Plate 1 I I I I I I I I I I I I I I I I I I I 1 . , .... --1 I . Proposed I Parking ,I Garage Proposed Medical Building 1 -e-~ 18-4, Parcel N I . I ParcelH I , I 1 B-1 1 B-3 I I I e--e-I 1 J < 1 I :. I I . . I' , . I I -t ---------------J,_. ----- -.:------ ----'-~ LEGEND B-1-1-Approximate Location of ECI Boring, Proj. No. E-3000-11,Jan.2004 ~--l I 1 Subject Site o Proposed Building NOTE: This plate may contain areas of color. ECI cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. o Approximate Scale 50 100 200ft. Earth Consultants, Inc. Geotechnlcal Engineering. Geology. Environmental Sciences COnstruction Testing & leBO I WABO InSpection services Boring Location Plan IDC Medical Building Renton, Washington Drwn. GLS Date Feb. 2004 Proj. No. 3000-11 Checked MGM Date 215/04 Plate 2 I I I I I I I I I I I I I I I I I I I 6 inch min. o 4 inch min. Diameter Perforated Pipe Wrapped in Drainage Fabric f 2 inch min. 14 inch max. LEGEND Surface seal; native soil or other low permeability material. 1" Drain Rock Drain pipe; perforated or slotted rigid PVC pipe laid with perforations or slots facing down; tight jointed; with a positive gradient. Do not use flexible corrugated plastic pipe. Do not tie building downspout drains into footing lines. Wrap with Mirafi 140 Filter Fabric or equivalent. 12 inch min. 18 inch min. t 2 inch min. SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING ED !:2.~h~<?~~~t!;l~,!!l.S . Construction Testing & leBO I W ABO Inspection services TYPICAL FOOTING SUBDRAIN DETAIL IDC Medical Building Renton, Washington Drwn. GLS Date Feb. 2004 Proj. No. 3000-11 CheckectMGM Date 2120/04 Plate 3 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I APPENDIX A FIELD EXPLORATION E-3000-11 The subsurface exploration for this study was performed on January 19 and 20, 2004. Borings B-1 and B-2 were drilled by Gregory Drilling, Inc., subcontracted to ECI using' a CME-45C limited access drill rig. Borings B-3 through B-6 were drilled by Gregory Drilling using a CME-85 truck-mounted drill rig. Approximate boring locations were determined relative to site features shown on a preliminary site plan provided by the project architect. Boring elevations were estimated based on topographic data provided on the site plan. The locations and elevations of the borings should be considered accurate only to the degree implied by the method used. These approximate locations are shown on the Boring Location Plan, Plate 2. The field exploration was continuously monitored by an engineering geologist from our firm who clas~ified the soils encountered, maintained a log of each boring, obtained representative samples, measured groundwater levels, and observed pertinent site features. The samples were visually classified in accordance with the Unified Soil Classification System, which is presented on Plate A 1, Legend. Representative soil samples were collected and returned to our laboratory for further examination and testing. Logs of our borings are presented on Plates A2 through A 19. The final logs represent our interpretations of the field logs and the results of the laboratory examination and tests of field samples. The stratification lines on the logs represent the approximate boundaries between soil types. lil actuality, the transitions may be more gradual. The borings were drilled using mud rotary drilling to control heave. In each boring, Standard Penetration Tests (SPT) were performed at selected intervals in general accordance with ASTM Test Designation D-1586. The split spoon samples were driven with a one hundred forty (140) pound hammer freely falling thirty (30) inches. The number of blows required to drive the last twelve (1 2) inches of penetration are called the "N-value". This value helps to characterize the site soils and is used in our engineering analyses. These results are recorded on the boring logs at the appropriate sample depths. Earth Consultants, Inc, I I I I I I I I I I I I I I I I I I I MAJOR DIVISIONS Coarse Grained Soils More Than SO% Material Larger Than . No. 200 Sieve Size Fine Graoned Soils More Than SO% Material Smaller 'Tt'an No. 200 Sieve Size Gravel And Gravelly Soils More Than :SO% Coarse Fraction Retained On No.4 Sieve Sand And Sandy Soils More Than SO% Co'arse Fraction Passing No.4 Sieve Silts Arid Clays Silts And Clays Clean Gravels (little or no fines) Gravels With Fines ( appreciable amount of fines l Clean Sand (little or no fines) Sands With Fines (appreciable .amount of fines l liquid limit Less Than SO liquid limit Greater Than Highly Organic Soil5 Topsoil Fill , GRAPH ISYMBOL "v "v "v .J, -J Iwxxxx X LETTER SYMBOL TYPICAL DESCRIPTION Well-Graded Gravels. Gravel-Sand Mixtures. little Or No Fines Poorly-Graded G(avels. Gravel- Sand Mixtures. little Or No Fines Silty Gravels. Gravel-Sand- Silt Mixtures Clayey Gravels. Gravel -Sand- Clay Mixtures Well-Graded Sands. Gravelly Sands. little Or No Fines Poorly-Graded Sands. Gravelly Sands. little Or No Fines Silty Sands. Sand -Silt Mixtures Clayey Sands. Sand -Clay Mixtur,es Inorganic Silts & Very Fine Sands. Rock Clayey Fine Sands; Clayey Silts wI Slight Inorganic Clays Of Low To Medium Plasticity. G~avellY Clays. Sandy Clays. Siliy ·Clays. Lean Organic Silts And Organic Silty Clays Of Low Plasticity Inorganic Silts. Micaceous Or Diatomac!;,ous Fi" .. Sand Or Silty Soils Inorganic Clays Of High Plasticity. Fat CI ays. OrganiC Clays Of Medium To High Plasticity. OrganiC Silts Peat. Humus. Swamp Soils With High Organic Conten.ts Humus And Duff Layer Hi\<hly Variable Constituents The discussion In the text of this report is necessary for a proper understanding of the nature ot the material presented in the attached logs. C qu W P * pet LL PI DUAL SYMBOLS are used to indicate borderline soil classification. TORVANE READING, tst PENETROMETER READING, tsf MOISTURE, % dry weight SAMPLER PUSHED SAMPLE NOT RECOVERED DRY DENSITY, Ibs. per cubic ft. UQUID UMIT, % PLASTIC INDEX Earth Consultants Inc. (1(:01t.~iUli<";ilII~Ilg;bu;crs. Geologlsls &. EfWir~lIllt!t\luJ SdcntLsIs I 2" 0.0. SPUT SPOON SAMPLER n 24" 1.0. RING OR SHELBY TUBE SAMPLER I. WATER OBSERVATION WELL sz DEPTH OF ENCOUNTERED GROUNDWATER DURING EXCAVATION Y SUBSEQUENT GROUNDWATER LEVEL WI DATE LEGEND Proj. NO.1000-ll Date Feb. 2004 Plate Al I I I I I I I I I I I I I I I I I I I Boring Log Project Name: IDC Medical Building Job No. I Logged by: 3000-11 MGM Drilling Contactor: Gregory Drilling Ground Surface Elevation: ±24' General Notes W (%) 35.7 28.4 32.3 35.8 28.1 No. Blows Ft. 8 6 4 12 Start Date: 1/19/04 Drilling Method: Mud Rotary Hole Completion: Completion Date: 1119104 Boring No.: B-1 Sampling Method: SPT of 4 o 'V'V' "'V'"'~ Well 0 Piezometer IXI no.Ja"UU"<>U, sealed with bentonite I-- 1 f-- I-- 2 t--- f-.- 3f-f- f-f- 4f-'- I-- ene 0.0 en E ::> >-en ML Surface Conditions: Blackberry Bushes Dark brown SILT with sand, loose, wet -iron oxide staining, brown -increase in sand content 5~~~~~~~--~~------~~~~----~------------------~ ML Grades to brown sandy SILT, loose, wet f-f- 6f-'- f-'- 71-- f-.- 8f-1- f-f- 9f-L- I-- -becomes very loose 10~~-~~-4~--~~----~~~--~~--~----~~--~--------~ NIL Grades to gray SILT with sand, very loose, water bearing f-I- 11 f-f- f-L- 12 f-- 13 f-- I-- 14 f-- f-- 15 f-.-- f-f- 16 f-f- f-'- 17 f-- I-- 18 f-- I-- 19 f-- I-- SP-SM Grades to black poorly graded SAND with silt, loose to medium dense, water bearing -becomes medium dense _Earth Consultants Inc. Q,orectmlcal FJ1g1n=s. G<:oIogI.<;IS & F.nvlronnlffitdi Sc1t:11l1.<tS Boring Log IDC Medical Building Renton, Washington ~ Proj. No. 3000-11 Own. GLS I Date Feb. 2004 Checked MGM I Date 215/04 I Plate A2 ~""",,rf<>I"A conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analvsisand judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation bY others of infl"V'ft't;iI'V\ nra&!'antAt"t nn thiC! II'V"t I Boring Log I I I I I I I I I I I 1 I I I I ,I I Ground Surface Elevation: ±24' No. General W Notes Blows (%) Ft. 28.1 10 25.1 9 22.8 6 190.3 13 0-.-0 .c.o Q..E ~ >-Clen GLS Hole Completion: Completion Date: 1119/04 Boring No.: B-1 Sampling Method: SPT ~ Sheet 2 of 4 DWell o Piezometer IX! Abandoned, sealed with bentonite .c ~ en o Q. . Q. 0.0 G) it: E en E o co =:lin en SP-SM 21 22 23 24 25 SP 26 27 28 29 30 31 32 CL 33 34 PT 35 36 SP 37 38 39 Black poorly graded SAND with silt, loose to medium dense, water bearing Grade to black poorly graded SAND, loose, water bearing -trace small gravel -becomes medium grained Gray lean CLAY, medium stiff, water bearing Grades to dark brown silty PEAT, medium stiff, wet Black poorly graded SAND, medium dense, water bearing Boring Log IDC Medical Building Renton, Washington represent our at the time exploratory tests. are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of ;m" ...... "~;"., nrcacu:arr'GI"t nn 'hie! Inn I I I I I I I I I I I I I I I I -I I I Boring Log Project Name: IDC Medical Build Job No. Logged by: 3000-11 MGM Ground Surface Elevation: ±24' No. General W BIOIIVS Notes (%) Ft. 32.8 29 23.8 26 35.6 8 0-.-0 .e .en 1i..; Q.E I!! >-Glu. 0 C>CI) 41 42 43 44 45 46 47 48 49 50 51 52 53 54 Start Date: 1/19/04 Drilling Method: Mud Hole Completion: Completion Date: 1/19/04 Boring No.: B-1 Sampling Method: SPT Sheet 3 DWell o Piezometer !Xl Aruo,nrl"nM sealed with bentonite GI Cl)0 a. on E CI) E to ::::l >-CI) CI) SP Black poorly graded SAND, medium dense, water bearing -trace small gravel and coarse sand -slight increase in silt content MH Gray elastic SILT, medium stiff to stiff, water bearing of 4 31.3 ~r.-r~~-r~~--~--~~=-~----~--~--~----~~--~------~ ML Grades to gray SILT with sand, medium dense, water bearing 15 56 57 CH Gray fat CLAY, soft, water bearing ... ~ 58 b C) i3 59 w --, 0. C> 6 a a .., ~ Earth Consultants Inc. § ~ G<:orec1mlc-dl F1181ne<:tS. GeoIogI.<;fS & F.nvtronmentdl SctenIl-;tS Boring Log IDC Medical Building Renton, Washington ~r--------------r------------~--------------~-------------'---------------..---------~ it: g 1JINn. GLS Date Feb. 2004 conditions depicted represent our observations at the time and location this ~udgment. They are not necessarily representative of other times and locations. We cannot accept reslJOm~ibility .nfnrrn-O+inn ~AnfAl"l IV'\ +hi~ ltv. I Boring Log I I I I I I I I I I I I I I I I I I Project Name: IDC Medical General W Notes (%) 49.1 No. 0-.-0 ~.o Blows DoE Ft. e! >-C)en 4 Start Date: 1/19/04 Drilling Method: Mud Hole Completion: Completion Date: 1119104 Boring No.: B-1 Sampling Method: SPT Sheet 4 of 4 DWell o Piezometer IXI sealed with bentonite ~ ..9! en o a·a.. 0.0 Gl u: E en E o III ::J~ en CH 61 Gray fat CtA Y, soft, water bearing Boring terminated at 61.5 feet below existing grade. Groundwater table encountered at 10.0 feet during drilling. Boring backfilled with bentonite and cuttings. NOTES: Boring elevations estimated based on topographic data shown on Site Plan provided by Client. Borings B-1 and B-2 drilled by Gregory Drilling using a CME45C IimiteCI access drill rig; borings B-3lhrough B-6 were drilled by Gregory Drilling using a CME85 truck-mounted drill rig. Boring Log IDC Medical Building Renton, Washington of I I I I I I I I I I I I I I I I I I I Boring Log Project Name: IDCMedical Job. No. 3000-11 Ground Surface Elevation: ±29' No. 0 0 E .0 General W Blows D-E Notes (%) I!! Ft. >-C) en 21.5 12 30.0 8 38.0 3 2 Proj. No. 3000-11 DNn. GLS .c 0. ... GILL. 0 2 3 Start Date: 1/19/04 Drilling Method: Mud Hole Completion: Completion Date: 1/19/04 o Well 0 Piezometer GI en o a. 0.0 E en E 1\1 :::> >-en en Surface Conditions: Tall Grass 8oringNo.: Sampling Method: SPT Sheet 1 IXI Aru.,ntir,nM sealed with bentonite of 4 ML Brown SILT with sand, medium dense, moist to wet (Possible Fill) -trace small gravel -trace mottling 4~~~~~~--~~~~----~----------------------~--------1 ML Brown SILT, loose, moist 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 -trace sand -becomes very loose, water bearing SP-SM Gray poorly graded SAND with silt, very loose, water bearing -no recovery Date Feb. 2004 Checked MGM Boring Log IDC Medical Building Renton, Washington Date 215/04 Plate A6 conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of .nftv"rn;il'\n ~antc.n nn +hie lI'V't I I I I I I I I I I I I I I I ... ~ I b (!) irl ..., Q. (!) I 6 0 0 '" 8 -' C) I ! I Boring Log Project Name: IDC Medical Building Job No. I Logged by: 3000-11 MGM Drilling Contactor: Gr~vl y Drilling Ground Surface Elevation: ±29' General Notes W (%) 26.5 26.7 26.8 No. BIONS Ft. 7 16 16 9 0 :8 :c D-E ~ >-Cl en R Start Date: 1119/04 Drilling Method: Mud Rotary Completion Date: 1/19/04 Boring No.: B-2 Sampling Method: SPT of 4 Hole Completion: o ~~'U""U""\I Well o Piezometer 00 "\UCI"UU"""', sealed with bentonite .c ~ a·a.. CD u: E n III en -- 21 -- r-- 22 - - 23 - - 24 - - 25 -- 26 r-- f-- 27 t-- r-- 28 r-- t-- 29 r-- t-- 30 f-- f-- 31 r-- f-- 32 r-- t-- 33 r-- I---- 34 I-- I---- 35 36 P I-- 37 I-- I-- 38 I-- I---- 39 I-- I---- en o on en E ::> >-en SM SP-SM Ml Gray silty SAND, loose, water bearing Grades to black poorly graded SAND with silt, medium dense, water bearing Gray SilT, loose, water bearing -no recovery -soil deSCription based on conditions observed while drilling from 35' to 40' . Boring Log IDC Medical Building Renton, Washington Proj. No. 3000-11 Own. GlS I Date Feb.2004 Checked MGM I Date 215/04 I Plate A7 ~" .... ","* ...... ~ •• ~ .. ~.v depided represent our observations at the time and location of this exploratory hole. mooJfIed by engineering tests. analysis and !"~""".~'. are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of ~Antot'f nn thic! I""", I Boring Log I I I I I I I I I I I I I I I I I I i b o hi Project Name: IDC Medical Building Job No. I Logged by: 3000-11 MGM Drilling Contador: Gregory Drilling Ground Surface Elevation: ±29' No. General W Blows Notes (%) Ft. 36.0 11 37.5 4 42.2 4 43.0 5 0 :8 :c Q. E I!! >-C)en Start Date: 1/19/04 Drilling Method: Mud Rotary Hole Completion: o Monitoring Well .c .9! a·a. CD u: E en O 0.0 en E ::J~ o .., en Completion Date: 1/19/04 o Piezometer Boring No.: B-2 Sampling Method: SPT IXI Abandoned, sealed with bentonite --ML Gray SILT with sand, medium dense, water bearing 41 -- -- 42 --trace organics - 43 - - 44 -;-- - 45 -- -- 46 ---becomes very loose -- 47 - - 48 - - 49 - - 50 -- -- 51 ---pockets of elastic silt -- 52 - - 53 - - 54 - - 55 -- -- 56 ---pockets of elastic silt -- 57 --becomes very loose to loose - 58 - - 59 - - of 4 ~r---------~--~--~~~~-L--~----~------.------------------------------------------; ~ ~ Boring Log ~ ~ ~!!.~.£>~.l~~,~. ~=.:!~= ~~-------------r-------------'--------------~------------~----------------r----------; ~ Proj. No. 3000-11 DNn. GLS I Date Feb. 2004 Checked MGM I Date 215/04 I Plate A8 Subsurface conditions deplded represent our observationS at the time and location of thIS exploratory hole, modified by englneenng tests, analysIS and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibiflty for the use or interpretation by others of .nf,.....,.,afinn ~onfM 4'V"I +hio Itv'f I I I I I I I I I I I I I I I I I I I ... Q ~ b C) u UJ ...., a. C) :: 0 0 :;! Boring Log Project Name: IDC Medical Building Job No. I Logged by: 3000-11 MGM Drilling Contactor: Gregory Drilling Ground Surface Elevation: ±29' W No. General Blows Notes (%) Ft. 30.8 24 36.8 14 37.2 22 0 :8 :c D-E ~ >-C) I/) Start Date: 1/19/04 Drilling Method: Mud Rotary Completion Date: 1/19/04 Boring No.: B-2 Sampling Method: SPT of 4 Hole Completion: .0 Monitoring Well o Piezometer 00 Abandoned, sealed with bentonite .c cu 0.....: a. E cuU- 0 ... I/) f-f- 61 f-f- f-'- 62 f--- f--- 63 f--- f--- 64 f--- f--- 65 f-r- f-f- 66 f-f- f-'- 67 f--- f--- 68 f--- f--- 69 f--- I-- 70 f-r- I-f- 71 f-f- 1/)0 0.0 I/) E ::JJi ML Gray SILT with sand, medium dense, water bearing Boring terminated at 71.5 feet below existing grade. Groundwater table encountered at 10.0 feet during drilling. Boring backfilled with bentonite and cuttings. Boring Log IDC Medical Building Renton, Washington ~ Proj. No. 3000-11 DNn. GLS I Date Feb. 2004 Checked MGM J Date 215/04 I Plate A9 Subsurface conditions depided represent our observatIOns at the tIme and locatIon of thIS elqJIoratory hole, mod"lfled by englneenng tests, analysIS and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of infnnT1l'Otinn ~An+cwI nn +hie II'V'I I Boring Log I I I I I I I I I I I I I I I I I I ; ~ rl. !. ~ ~ Project Name: I Sh;m of IDC Medical Building 1 Job No. I Logged by: Start Date: Completion Date: Boring No.: 3000-11 MGM 1/20/04 1/20/04 B-3 Drilling Contactor: Drilling Method: Sampling Method: Gr~vl y Drilling HSA SPT Ground Surface Elevation: Hole Completion: ±24' o 'Y'UIIIlUl II 'If Well o Piezometer 00 "UlClIIUUI'CU, sealed with bentonite No. 0 ~ .c: .9! en o Surface Conditions: Gravel Access Road General W E 1S.. . a.. 0.0 Blows 0.. E CD u: E en E Notes (%) Ft. I!! >. o 1"11 =>iii (!) en en X< SM Brown silty SAND with gravel, medium dense to dense, moist (Fill) -»< >< 1- »< ->< >< 2- >< 31.4 ML Mottled brown SILT, loose to medium dense, moist 3--10 -- .4 -- - 25.4 5---becomes loose --7 6-- 1-- 71-- 21.9 SM Grayish brown silty fine SAND, very loose to loose, moist Br--5 I-- 91---31.6% fines I-- 10 'iJ 35.3 ML Mottled brown sandy SILT, very loose, water bearing r--2 11 r-- 1-- 12 I-- t-- 13 t-- I-- 14 t-- I-- 2B.7 i 15 _ SP-SM Gray poorly graded SAND with silt, loose to medium dense, water I-bearing 10 16 r---7.5% fines Boring terminated at 16.5 feet below existing ~de. Groundwater table encountered at 10.0 feet during drilling. ring backfilled with bentonite and cuttings. \ - _ Earth Consultants Inc. Boring Log IDC Medical Building Gt:orectmrc-dl lingTneffi;. Gt:oIogIsIs & Fnvlronmenmi SClt:ntls!s Renton, Washington Proj. No. 3000-11 Own. GLS I Date Feb. 2004 Checked MGM I Date 215/04 I Plate A10 Subsurface conditions depicted represent our "'"""':';'''~; ~~ tim~. and .. locali~~ of this ~udQrnen,t. They are not ~rily representative and locations. cannot accept '~~~1~=~~t~ ~:'~'~'11 t~.'·~~W:h= of I I I I I I I I I I I I I I I I I I I ~ b CJ Boring Log Project Name: IDC Medical Building Job No. I Logged by: 3000-11 MGM Drilling Contactor: Gregory Drilling Ground Surface Elevation: ±27' General Notes W (%) 30.4 27.0 3B.3 No. Blows Ft. 7 4 2 Start Date: 1/20/04 Drilling Method: HSA Hole Completion: Completion Date: 1/20/04 Boring No.: B-4 Sampling Method: SPT of 1 D Monitoring Well D Piezometer IX! Abandoned, sealed with bentonite - 1- - 2- -- 3r-- r-- .. 4 r-- r-- 5 r-- f-- 61-- f-- 71-- r-r- Br-r- r-r- 9r-'- f-- 10 ~ f-- 11 I-- ~ 12 f-- 13 r-r- r-r- 14 eno 0.0 en E ::::Iii; ML '¥ ML Surface Conditions: Tall Grass Mottled brown SILT, loose, moist -becomes very loose, wet -trace fine sand -becomes water bearing Grades to mottled brown sandy SILT, very loose, water bearing Boring terminated at 14.0 feet below existing grade. Groundwater table encountered at 10.0 feet during drilling. Boring backfilled with bentonite and cuttings. iii ~ CJ~--------~--~--~~--~~--~----~------,-------------------------------------------; ~ '" Boring Log O !...J ~~gl~~}!~~~I!!.:!E· IDC Medical Building Renton, Washington ~ ~ Proj. No. 3000-11 Own. GLS I Date Feb. 2004 Checked MGM I Date 215/04 I Plate A 11 SUbsurface conaltlons depicted represent our observations at the time and location of thIS exploratory hole, mocflfled by englneenng tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of .nf"""'otinn ~.:an+M I'V'I +hi~ I,..,.. I Boring Log I I I I I I I I I I I I I I I I I I Project Name: IDC Medical Building Job No. I Logged by: 3000-11 MGM Drilling Contactor: Gr~ul y Drilling Ground Surface Elevation: ±25' General Notes W (%) 35.9 28.8 No. Blows Ft. 4 6 0-.-0 .coO Cl.E I!! >-elm Start Date: 1/20/04 Drilling Method: Mud RotaI)' Hole Completion: o ... u .... u ... ~ Well Completion Date: 1/20/04 o Piezometer .c ~ a·~ G) u: E me 0 00 m E ::J>- Surface Conditions: Tall Brush o IV m m Boring No.: 8-5 Sampling Method: SPT IX! Abandoned, sealed with bentonite I-- 11-- I-- 21-- 1-- 31-- f--- 41-- ML Mottled brown SILT with sand, very loose, wet I-- 51-- I-- 71-- f--- -becomes loose -no recovery of 4 8r+-r~~-r~~~~----~~~~~----~--~~----~----------4 SM Grayish brown silty fine SAND. very loose to loose, wet 5 26.7 5 29.9 8 1-- 9f--- I-- 10 f--- 1-- 11 1-- f--- 12 I-- I-- 131-- f-- 141-- f-- 151-- f--- 161-- f--- 17 f-- 18 f-- f-- 19 f-- -becomes water bearing -46.4% fines -becomes gray. loose ~ Earth Consultants Inc. 9n! GdlrecImlcal Fnglntt1S, ~& Envfronment,,1 Scw.ntto;rs Boring Log IDC Medical Building Renton, Washington ! Proj. No. 3000-11 Own. GLS I Date Feb. 2004 Checked MGM I Date 215/04 I Plate A 12 ~".'""'''''~ _\Nt ''''''VI.;:t depicted represent our observations at the time and location of this eJCpIoratory hole, modified by engineering tests, analysis and ~~ei:1j~ are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of ~Anf.cwi IV" +hi~ Inn I Boring Log Project Name: Sheet 2 of 4 I I I I I I I I I I I I I I I I I I IDCMedical Job No. 3000-11 Ground Surface Elevation: ±25' W No. General Blows Notes (%) Ft. 27.1 11 26.1 13 21.2 19 53.6 18 0-.-0 .t::.o DoE I!! >-e>en .t:: 0...; QlU-0 21 22 23 24 25 26 27 28 29 Start Date: 1/20/04 Drilling Method: Mud Hole Completion: Completion Date: 1/20/04 Boring No.: 8-5 Sampling Method: SPT DWell o Piezometer IXI sealed with bentonite QI 0.. E III en eno 0.0 en E :::l~ SP-SM Grades to black poorly graded SAND with silt, medium dense, water bearing 30~~~~~~~--~~~--~--~~~~----~--~----~----~ SP Grades to black poorly graded SAND; medium dense, water 31 bearing . 32 33 34 ~~4-~~~~--~~~~-=~~~--~~------~~~------~ MH Gray elastic SILT, stiff, water bearing, trace organic stringers ~~~----~------------------------------------------------1 SM Dark gray silty SAND, medium dense, water bearing 37 38 39 ~ Earth Consultants Inc. ~ GdlrecImlcal Fnglrw.ds. GeoIogIsIs & FnVlrorunentdl SdffitL-;tS Boring Log IDC Medical Building Renton, Washington Own. GLS Date Feb. 2004 depided represent our observations at the time and location are not necessarily representative of other times and locations. We cannot accept responsibility 1nf,; ....... !;",., ............ ..A ",., thi .. Inn I Boring Log I I I I I I I I I I I I I I I I I I Ground Surface Elevation: ±2S' No. 0-.-0 .r:::...o General W Notes Blows D.E (%) ~ >-Ft. Clen 23.8 28 50.9 26.6 20 42.9 3 Own. GLS .r:::. .!! a . a. CD it E o cu en 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 Hole Completion: DWell en o u..o en E ::J >-en Completion Date: 1/20/04 o Piezometer Boring No.: 8-S Sampling Method: SPT Sheet 3 IX! Abandoned, sealed with bentonite of 4 SP-SM Black poorly graded SAND with silt, medium dense, water bearing CH SM CH Grades to gray fat CLAY, very soft, water bearing -contains seashell fragments Black silty SAND, medium dense, water bearing -trace wood debris Gray fat CLAY, soft, water bearing -trace silt interbeds Boring Log IDC Medical Building Renton, Washington Date Feb. 2004 Checked MGM depicted represent our observations at the time and location this exploratory hole, tests, are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of inf" .... ~ .. inn .,....., .......... nn thic! .",., I Boring Log I I I I I I I I I I I I I I I I I I -, Project Name: IDC Medical Building Job No. I Logged by: 3000-11 MGM Drilling Contactor: Gregory Drilling Ground Surface Elevation: ±25' No. General W Blows Notes (%) Ft. 32.3 18 30.8 20 30.8 23 36.0 19 0 0 :c .0 D-E f! >-(!) en Start Date: 1/20/04 Drilling Method: Mud Rotary Completion Date: 1/20/04 Boring No.: 8-5 Sampling Method: SPT of 4 Hole Completion: o Monitoring Well o Piezometer IX! Abandoned, sealed with bentonite .r= CD 'Q...: a. E CD u.. 0 IIJ en i-f- 61 f-I- 62 r-- r-- 63 r-- r-- 64 c---- - en O 0.0 en E :::Jii; ML Dark gray SILT with sand, medium dense, water bearing 65~~--~~~----~~~~--~--~------~--~----------------1 ML Gray sandy SILT, medium dense, water bearing -f- 66 -I- -'- 67- - 68- - 69- - 70 -- -- 71 -- -- 72 - - 73- - 74- - 75 -- -- 76 -- Boring terminated at 76.5 feet below existing grade. Groundwater table encountered at 10.0 feet during drilling. Boring backfilled with bentonite and cuttings. ~~--------~--~--~----~~--~----~------~----------------------------------------~ ~ Earth Consultants Inc. ~ ~mrc-dl FJ1~ Gt:oIogIsIs &. Environmental SCtf:ntlStS Boring Log IDC Medical Building Renton, Washington ~ Proj. No. 3000-11 DNn. GLS I Date Feb. 2004 Checked MGM I Date 215/04 I Plate A 15 Subsurface conditions depIcted represent our observations at the tIme and locatIon of thIS exploratory hole, modified by englneenng tests, analysIS and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of inftvrnGtinn I'V'CIIIC!~ nn thi~ lI'V'I I I I I I I I I I I I I I I I I I I I Boring Log Project Name: I Sh~ IDC Medical Building Job No. I Logged by: Start Date: Completion Date: Boring No.: 3000-11 MGM 1/20/04 1/20/04 B-6 Contactor: Drilling Method: Sampling Method: GIC!:JUI y Drilling Mud Rotary SPT Ground Surface Elevation: Hole Completion: ±25' o 'v'vo "'Villi\! Well o Piezometer IX! sealed with bentonite No. 0 :8 .J:: .!!! en o Surface Conditions: Gravel Access Road General W i: a·a. o-'l Blows Q. E G) u: E en E Notes (%) Ft !!! (i) o IV :Jrn Cl en ML -Mottled brown SILT, very loose to loose, wet 1- - 2- --34.8 -trace fine sand 3:-r-5 -r- 4-~ - 33.2 5---becomes very loose e-r-4 -increase in sand content 6:-r--pockets of silty sand ,.-~ 7 '---- 33.1 -,-- 3 8r-r- r-r- 9 r-~ --10 '-,-'¥ 34.5 -becomes water bearing r-r-4 11 r-r- r-'- 12 r-- r-- 13 r-- r--- 14 r--- r-- 29.3 II 15 SM Black silty SAND, very loose to loose, water bearing r-r-5 16 r-r- r-'--12.6% fines 17 r-- r--- 18 r-- r--- 19 r-- r--- ~ Earth Consultants Inc. ~ Grorecfmk:-dl Fnglneffi>. GeologlslS& Envfronm"mal Sctt:n1lSts Boring Log IDC Medical Building Renton, Washington of 4 ~ Proj. No. 3000-11 Own. GLS I Date Feb. 2004 Checked MGM I Date 215/04 I Plate A 16 ~=:. ~""""U""_~~~ ~':?;"."""",I our. ~ ~~":.'" at the time.and.locai~ of this _~'::'~~".v:!. hole, modified by engineering tests, analysis and i~'~. are not "':. :-'''Z '...,."""""C1l1wO 01 other times and locations. We cannot accept responsibility for the use or interpretation by others of ~.:anf~ nn thl~ II'V'I I I I I I I I I I I I I I I I I I I I Boring Log Ground Surface Elevation: ±2S' No. General W Noles BIOINS (%) Ft. 27.4 14 24.8 17 42.1 9 49.7 13 Subsurface judgment. They are not neoessiarilv inftv'l'n~inn ~onfatf nn +h~ Inn 0-.-0 .c.o Q.E I!! >-ClU) .c a...; CD"-0 21 22 23 24 25 26 27 28 29 30 31 32 33 34 Start Date: 1/20/04 Drilling Method: Mud Hole Completion: DWell CD u)o li 0.0 E U) E m ::J~ U) Completion Date: 1/20/04 o Piezometer Boring No.: B-6 Sampling Method: SPT Sheet 2 IX! Abandoned sealed with bentonite of 4 SP-SM Black poorly graded SAND with silt, medium dense, water bearing -becomes loose -trace organic stringers ~~-r~~~~--~=-~------~~~----------~~----------~ ML Gray SILT with sand, medium dense, water bearing 36 37 38 39 -trace n,r,,,,n,r,,, SP-SM Black poorly graded SAND with silt, medium dense, water bearing Boring Log IDC Medical Building Renton, Washington I Boring Log I S~eet I I I I I I I I I I I I I I I I I I ~ ! ~ ~ ! ~ ~ Project Name: of IDC Medical Building 4 Job No. I Logged by: Start Date: Completion Date: Boring No.: 3000-11 MGM 1/20/04 1/20/04 B-6 Drilling Contactor: Drilling Method: Sampling Method: GICHUIY Drilling Mud Rotary SPT Ground Surface Elevation: Hole Completion: ±2S' o ~~'UII"UI" '\:I Well o Piezometer !XI nuGIIUV"",",. sealed with bentonite No. 0 0 .c ~ eno General W :c .0 Q. . Q. 0.0 Blows c.. E Q) u:: E en E Notes (%) Ft. l!! >-o m :J >-C> en en en 27.7 16. SP-SM Black poorly graded SAND with silt, medium dense, water bearing -- 41 ML Gray SILT with sand, medium dense, water Ut::Cl11'-'Y 42 MH Gray elastic SILT, soft, water bearing - - 43 I--- I-- 44 I--- I-- 59.7 45 1---becomes black, very soft I--1 -trace seashells 46 r---becomes gray -- 47 - - 48 I--- I-- 49 I-- I--- 45.9 50 r-- 22 51 ML Dark gray sandy SILT, medium dense, water bearing I-- r-- 52 I--- I-- 53 f-- r-- 54 f-- r-- 42.4 55 MH Gray elastic SILT, very soft, water bearing r--2 56 1-- r---thin silt and fine sand laminae 57 I-- I-- 58 f-- r-- 59 f-- r-- _~!!..S:?~.l~~~. Boring Log IDC Medical Building Renton, Washington Proj. No. 3000-11 Own. GLS I Date Feb. 2004 Checked MGM I Date 21S/04 I Plate A18 ~II "Th~w"'~ot~e::! represent our observations ~ the time and location of this_~~_ .. ~~t. hole, modified by engineering tests, analysis and judgm~. are necessarily representati1le of other and locations. We cannot accept responsibility for the use or interpretation by others of I I I I I I I I I I I I I I I I I I I ~ l:i C) Boring Log Project Name: IDC Medical Building Job No. I Logged by: 3000-11 MGM Drilling Contactor: Gregory Drilling Ground Surface Elevation: ±25' No. General W BIOINS Notes (%) Ft. 34.1 24 34.2 20 31.7 26 35.8 14 0 :8 :c c.. E I!! >-CJ en Start Date: 1/20/04 Drilling Method: Mud Rotary Completion Date: 1/20/04 Boring No.: B-6 Sampling Method: SPT of 4 Hole Completion: o Monitoring Well o Piezometer IX! Abandoned, sealed with bentonite .c .J!! a . a.. QI u: E o III en r-r- 61 r-r- r-~ 62 r-- f-- 63 r-- f-- 64 r-- f-- 65 r-r- 66 r-r- r-'- 67 r-- f-- 68 f-- r-- 69 f-- r-- 70 r-r- 71 r-r- r-'- 72 r-- f-- 73 f-- r-- 74 f-- r-- 75 r-r- r-r- 76 r-r- ena o.Q en E ::J >-en ML ML ML Grades to dark gray sandy SILT, medium dense, water bearing Grades to dark gray SILT with sand, medium dense, water bearing Grades to black sandy SILT, medium dense, water bearing ,.pockets of clean sand Boring terminated at 76.5 feet below existing grade. Groundwater table encountered at 10.0 feet during drilling. Boring backfilled with bentonite and cuttings. hi ~ C)r---------~--~--~----~~--~----~------,_----------------------------------------~ ~ § Boring Log IDC Medical Building Renton, Washington ~r--------------r-------------,--------------4--------------,--------------~~--------~ ~ Proj. No. 3000-11 DINn. GLS I Date Feb. 2004 Checked MGM I Date 215/04 I Plate A 19 Subsurface conditions depicted represent our observationS at the time and location of thIS exploratory hole, modified by englneenng tests, analysIS and ludgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of inf~inn rtf"aIC!AnfAl"i nn fh~ Inn I I I I I I " I I I I I I I I I I I I I A p P E N o I X B I I "I I I I I I I APPENDIX B I LABORATORY TEST RESUL TS I E-3000-11 I I I ,I I I I Earth Consultants, Inc. I I I I I I I I I I I I I I ,I I I I I -- Particle Size Distribution Report .E .Ii .5 .5 .E .E .E ~ .~ 0 0 8 ~ 8 ., '" N -~ ~ I. It ~ it i It • ~ 100 ,: N\ 90 i r\: \ : ~\i Ii : : I: 80 i~ \\ 70 , :\ ~! ' , 0:: W 60 Z 1\: , u: \ I-50 Z \ ~ w () 0:: 40 W ; 1 a.. ~ ~ 30 1\ 20 \~ 10 : 0 200 100 10 1 0.1 0.01 0.001 GRAIN SIZE -mm % COBBLES % GRAVEL % SAND % SILT % CLAY USCS AASHTO PL LL 0 68.4 31.6 SM 0 0.2 92.3 7.5 SP-SM 6-53.6 46.4 SM SIEVE PERCENT FINER SIEVE PERCENT FINER SOIL DESCRIPTION Inches 0 0 £::. number 0 0 £::. o B3: 7.5' -SM size size Grayish brown silty Sand; 21.9% moisture 1.5 100.0 100.0 100.0 #4 100.0 99.8 100.0 3/4 100.0 100.0 100.0 #8 100.0 99.6 100.0 o B3: 15' -SP-SM 3/8 100.0 100.0 100.0 #16 100.0 99.3 100.0 Gray poorly graded Sand with silt; 28.7"10 #30 99.7 98.4 99.8 moisture #50 99.0 65,2 99,2 £::. BS: 10' -SM #100 78.4 19.0 88,5 Grayish brown silty Sand; 26.7% moisture #200 31.6 7.5 46.4 >< GRAIN SIZE REMARKS: 060 0.110 0.278 0.0908 o Tech: ELW 030 0.182 010 0,110 o Tech: ELW >< COEFFICIENTS Co 1.09 £::. Tech: ELW Cu 2,52 o Source: Sample No.: B3 Elev.lDepth: 7.5' o Source: Sample No.: B3 Elev.lDepth: 15' t:, Source: Sample No.: B5 Elev.lDepth: 10' EARTH Client: Project: IIX Medical Building, Renton CONSULTANTS, INC. Project No,: E-3000-11 Plate Bl I I I I I I I I I I I I I I I I I I I Particle Size Distribution Report .E £ .S .5 £ £ .S ~ £ 0 0 g 0 ~ ~ S JI ~ Ii .. CD '" N ~ It l! It It 100 : I: r-.~ 90 : l: !\ 80 : 1\ 70 0::: \: w 60 Z \ u:: .--50 Z \: w () ! 0::: 40 : : W '\ Q.. 30 20 : : ~ 10 r-:' 0 : : 200 100 10 1 0.1 0.01 0.001 GRAIN SIZE -mm % COBBLES % GRAVEL % SAND I % SILT % CLAY USCS AASHTO PL LL 0 87.4 I 12.6 SM SIEVE PERCENT FINER SIEVE PERCENT FINER SOIL DESCRIPTION inches 0 number 0 086: IS'-SM size size Black silty Sand; 29.3% moisture 1.5 100.0 #4 100,0 3/4 100.0 #8 100.0 3/8 100.0 #16 100.0 #30 99.9 #50 95.0 #100 50.6 #200 12.6 >< GRAIN SIZE REMARKS: 060 0.175 o Tech: ELW 030 0.104 010 >< COEFFICIENTS Cc Cu o Source: Sample No.: B6 Elev.lDepth: 15' EARTH Client: Project: IOC Medical Building, Renton CONSUL TANTS, INC. Project No.: E-3000-11 Plate B2 I I I I I I I 'I ,I' I I I I I I I I I I ~Copies DISTRIBUTION E-3000-11 IDC Oakesdale LLC clo Collins Woerman 777 -108th Avenue Northeast, Suite 400 Bellevue, Washington 98004-5118 Attention: Ms. April Harr Earth Consultants, Inc, • • • • • Geotechnical Engineering Earthwork Observation & Testing Services Geological Services Laboratory Testing: Construction Materials Engineering & Inspection Environmental Services Earth Consultants, Inc., a subsidiary of U.s. Laboratories, Inc., is a consulting geotechnical, environmental, and materials engineering firm specializing in providing high quality services, which are economical and responsive. Our multidisciplined approach includes a broad base of services which include: I I I I I I I I I I I I I I I I I I I DEVELOPMENT PLANNING CITY OF RENTON . FEB 2 52004 RECEIVED OUR JOB NO. 5911 JANUARY 29, 1998 REVISED JUNE 26, 1998 Prepared By: BARGHAUSEN CONSULTING ENGINEERS, INC. 1 821 5 72ND AVENUE SOUTH KENT, WASHINGTON 98032 (425) 251-6222 ~@tiA(,~ . D1~ . \~! CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES '>'lrGENG/ I. INTRODUCTION/GENERAL INFORMATION 1.0 ( ( PROJECT OVERVIEW The proposed Oakesdale Business Park is an approximately 44-acre site located at the northwest comer of Oakesdale Avenue S.W. and S.W. 43rd Street in Renton, Washington. The site is situated in boUl the northwest quarter of the northeast quarter of Section 36, Township 23 North, Range 4 East and the northeast quarter of the northwest quarter of Section 36, Township 34 North, Range 4 East, Willamette Meridian, King County, Washington. Site development will occur in two phases. Springbrook Creek flows roughly west to east through the property. Phase II and III will consist of development of approximately 31.5 acres north of Springbrook Creek. Phase I will consist of development of approximately 12.3 acres south of Springbrook Creek. This Technical Information Report and accompanying set of design plans are prepared exclusively for Phase I of the development. Phase I of the Oakesdale Business Park includes a lot line adjustment and construction of a storm drainage conveyance system, wet/detention pond, and sanitary sewer main line to serve each proposed lot. Parcel owners will then be able to develop individual lots and tie into the proposed systems. No grading and/or paving improvements are proposed for Phase I at this time. A ridge line from the southwest comer to the northeast comer of Phase I roughly parallels Springbrook Creek and divides on-site drainage into two flow directions. Ultimately, all flow from Phase I is combined at the outlet end of the quadruple 72-inch corrugated metal pipe culverts conveying Springbrook Creek under Oakesdale Avenue S.W. 5911.005 [KWLlknlph] \ 2.0 EXISTING SITE CONDmONS Approximately one-third of the site lies north of the ridge line and drains directly into Springbrook Creek. The remaining two-thirds of the site sheetflows in a primarily southerly direction before reacl.ting a poorly defined ditch, which conveys drainage toward Oakesdale Avenue S.W. The drainage is collected in a larger and better defined ditch just outside the Oakesdale Avenue S.W. right -of-way and is collected in the underground piping conveyance system of the roadway. Runoff is conveyed north beneath the east side of Oakesdale A venue S. W. and is discharged into Springbrook Creek at the outlet end of the quadruple 72-inch CMP culverts. Existing soil conditions are listed in the King County soil survey as Puyallup (SCS hydrologic group B) and urban (variable). Type B soil texture is described in the King County Surface Water Design Manual as moderately fine to moderately coarse. The geotechnical engineering study by Earth Consultants Inc. dated December 8,1997, contained in Section 6.0 of this report describes the soil's texture as fine. Therefore, we have used curve numbers that correspond to Type C soils, which have texture described as moderately fine to fine: 3.0 DEVELOPED AND FUTURE SITE CONDmONS On-site flow patterns will not be significantly altered by the construction of the pond, storm drainage, and utilities as shown on the plans. As parcels are developed, however, storm drainage will be collected in a series of catch basins located in paved areas and conveyed to the storm drainage system provided to each lot. Storm drainage in future developed conditions of Phase I will be conveyed to the pond. 4.0 HYDROLOGIC ANAL YSISIDETENTION SYSTEM The storm drainage conveyance system is designed to convey the peak flows from the 25-year/24- hour design storm at full flow conditions. The Santa Barbara Urban Hydrograph (SBUH) is used to determine peak flow rates and Water Works software is used for the computer calculations. The wet/detention pond is designed using hydrographs generated by the SBUH method. The pond is designed to release peak flows from the developed 2-year, to-year, l00-year/24-hour design storms at peak rates less than or equal to the existing condition peak rates for half the 2,2-and to-year/24- hour design storms, respectively. WaterWorks software is used to calculate the peak flows, design volumes, and outlet control. Water quality is being provided in the wet pond portion of the wet/detention pond. The required wet pond volume of total runoff from the developed 6-monthI24-hour design storm has been doubled to eliminate the need for a biofiltration swale preceding the wet/detention pond. 59] 1.005 [KWLlknlph] SITE LOCATION MAP NTS Reference: Greater Renton Ci(v Map. 1987 Edition Page 1 of 2 King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 1 PROJECT OWNER AND PROJECT ENGINEER PART 2 PROJECT LOCATION AND DESCRIPTION Project Owner Zellman Development Company Address 707 Wilshire Boulevard. Suite 3036 Phone los Angeles. CA 90017 Project Name Oakesdale Business Park. Phase 1 location Project Engineer ~K~a!.!rl....!:l~u~n!.l:d~b~e:!Jrg::L.-______ _ Company Barghausen Consulting Engineers. Inc. Address Phone 18215 72nd Avenue South Kent. WA 98032 (425) 251-6222 Township ~2~3~N~ ____ _ Range ~4=E ________ _ Section =3=6 ________ _ Project Size ..:.1,:2.:.;:.3::....-_____ _ Upstream Drainage Basin Size =-__ 0 Subdivision 0 DOF/GHPA 0 Shoreline Management 0 Short Subdivision 0 0 Grading 0 • Commercial 0 0 Other 0 PART 5 SITE COMMUNITY AND DRAINAGE BASIN Community Green River Drainage Basin Springbrook Creek. Green River PART 6 SITE CHARACTERISTICS 0 River • Stream SDrinabrook Creek 0 Critical Stream Reach • Depressions/Swales 0 lake 0 Steep Slopes 0 lakeside/Erosion Hazard PART 7 SOILS Soil Type Puvallup Urban Rat Flat o Additional Sheets Attached PART 8 DEVELOPMENT LIMITATIONS Slopes COE 404 0 Rockery DOE Dam Safety 0 Structural Vaults FEMA Floodplain 0 Other COE Wetlands • HPA 0 Roodplain • Wetlands 0 Seeps/Springs 0 High Groundwater Table 0 Groundwater Recharge 0 Other Erosion Potential Erosive Velocities low low low low REFERENCE LIMITATION/SITE CONSTRAINT o Ch.4-Downstream Analysis o o o o Additional Sheets Attached 5911.002[KUta] , Page 2 of 2 King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING MINIMUM ESC REQUIREMENTS FOLLOWING CONSTRUCTION CONSTRUCTION • Sedimentation Facilities • Stabilize Exposed Surface • Stabilized Construction Entrance • Remove and Restore Temporary ESC Facilities • Perimeter Runoff Control • Clean and Remove All Site and Debris 0 Clearing and Grading Restrictions • Ensure Operation of Permanent Facilities • Cover Practices 0 Flag Limits of NGPES • Construction Sequence 0 Other 0 Other PART 10 SURFACE WATER SYSTEM o Grass Lined Channel 0 Tank 0 Infiltration Method of Analysis SBUH • Pipe System 0 Vault 0 Depression o Open Channel 0 Energy Dissipater 0 Flow Dispersal o Dry Pond 0 Wetland 0 Waiver • Wet Pond 0 Stream 0 Regional Detention Compensation/Mitigation of Eliminated Site Storage Brief Description of System Operation Tightline conveyance system to wet / detention pond to provide detention and water quality prior to release to Springbrook Creek. Facility Related Site Limitations o Additional Sheets Attached Reference Facility Limitation PART 11 STRUCTURAL ANALYSIS (May require special structural review) PART 12 EASEMENTS/TRACTS I I 0 Cast in Place Vault • 0 Retaining Wall 0 0 Rockery> 4' High 0 0 Structural on Steep Slope 0 0 Other 0 lor a civil engineer under my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. Drainage Easement Access Easement Native Growth Protection Easement Tract Other 5911.002[KUta] ( , II. PRELIMINARY CONDITION SUMMARY KING COUNTY SOIL SURVEY MAP }" = 2000' KING COUNTY. WASHINGTON, SURFACE WATER DESIGN MANUAL· ;---. (2) CN values can be area weighted when they apply to pervious areas of similar CN's (within 20 CN points). Howeve.r, high CN areas should not be combined with low CN areas (unless the low CN areas are less than 15% of the subbasin). In this case, separate hydrographs should be generated and summed to form one hydrograph. FIGURE 3.5.2A HYDROLOGIC SOIL GROUP OF THE SOILS IN KING COUNg,// SOILGROU? A1derwood Arents, A1derwood Material Arents, Everett Material Beausite Bellingham Briscot Buckley Coastal Beaches Ear1mont Silt Loam Edgewick Everett Indianola Kitsap KJaus HYDROLOGIC GROUp· C C B C D o D Variable o C AlB A C C SOIL GROUP Oreas Peat Oridia OvaU Pilchuck Puget -~PuyaDup Ragnar Renton Riverwash Sa1aI 'Sammamish Seattle HYDROLOGIC GROUp· o D C C o 00 .' ·B o Variable C o o o c Mixed Alluvial Land Neilton Newberg Nooksack Variable A B . Shaear SiSilt Snohomish Sultan: Tukwila -~Urban Woodinville g t lv+e1 f C Normal Sandy loam o A. B. C. HYDROLOGIC SOIL GRbup CLASSIRCATIONS • i (low runoff potential). Soils having high infiltration rates, even when thoroughly wetted, and consisting chiefly of deep, well-to-excessively drained sands or gravels. These soils have a high rate of water transmission. (Mooerately low runoff potential). Soils having moderate infiltration rates when thoroughly v.-etted. and consisting chiefly of moderately fine to moderately coarse textures. These soils have a moderate rate of water transmission. . I {Moderately high runoff potentiaij. Soils having slow infiltration rates when thoroughly wetted, and I:· consisting chiefly of soils with a layer that impedes downward movement of water, or soils with moderately I fine to fine textures. These soils have a slow rate of water transmission. ; j: (High runoff potential). Soils having very slow infiltration rates when thoroughly wetted and consisting chiefly of clay soils with a high swelling potential, soils with a permanent high water table, soils with a hardpan or clay layer at or near the surface, and shallow soils over nearly impervious material. These soils have a very slow rate of water transmission. From SCS, TR-55, Second Edition, June 1936, Exhibit A·1. Revisions made from SCS, Soil Interpretation Record, Form #5, September 1988. 3.5.2-2 I I i j. i 1192 KIN G C 0 U N T Y. \VA S H I N G TON. SUR F ACE WA T E ROE S I G ~ MAN U A L ( TABLE 3.5.2B SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS ... SCS WESTERN WASHINGTON RUNqFF CURVE NUMBERS (Published by SCS in 1982) . Runoff curve numbers for selected agricultural, suburban and urban land. use for Type 1 A rainfall distribution, 24·hour storm duration. CURVE NUMBERS BY HYDROLOGIC SOIL GROUP lAND USE DESCRIPTION A B C D Cultivated land(l): winter condition 86 91 ~ 95 Mountain open areas: low growing brush and grasslands 74 82 89 92 Meadow or pasture: 65 78 e5 89 . Wood or forest land: undisturbed or older second growth 42 64 ~ 81 Wood or forest land: young second growth or brush 55 72 86 Orchard: with cover crop 81 88 94 Open spaces, lawns, parks, golf courses, cemeteries. landscaping. good condition: grass cover on 75% @ or more of the area 68 80 90 fair .condition: grass cover on 50% to 75% of the area 77 85 9-J 92 : Gravel roads·and parking lots , 76 85 e9 91 Dirt roads and parking lots 72 62 87 89 f..;.-. ..... ·· Impervious surfaces, pavement, roofs, etc. : 98 98 ~ 98 \ Open water bodies: lake$, wetlands, ponds; etc. 100 100 100 Single Family Residential (2) , Owelling Unit/Gross Acre % Impervious (3) 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 impervious portion 3.0 DU/GA 34 of the site or basin . 3.5 DU/GA 38 4.0 OU/GA 42 4.5 OU/GA 46 5.0 OU/GA 48 5.5 OUjGA 50 6.0 OU/GA 52 6.5 OU/GA 54 7.0 OU/GA 56 Planned unit developments, °h impervious condominiums, apartments. must be computed commerc!ial business and industrial areas. (1) Tor a more detailed descnpllon of agricultural land use cur.re numbers refer to National En;::'''eenng Handbook, Section 4, Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff is directed into street/storm system. (3) The remaining pervious areas ·(Iawn) are considered to be in good condition for these curve ~:Jmbers. 3.5.2-3 szj// ZeLAt~ {J/Zt;>PJrz'r7 -U".AJ'R>,J ~ I h<J 48 KL. ____ J.;:=-.:..-'-----"--""':...:..:...~--... ----~---.--.--.-------.---.-.. -----------_.-.---------.---.-----.-.. --:-.. -.... c.: c· t:, t:)OQ -('Ii -C'l~ o:to:to:t ---c:.c:.c:. C'lC'IC't ( *" htt.vM KING. CO -5:;'£.-~vfLVe·'. St~ t::.t7tv'fi-7/V5 "J1I'?PP~~ 5'1'-t8&1 L<i;. : /VY/9(.,Lf/j:> ffN r fl9NO y tJt2Bi4N l,.. NJ> 6i!O-n;atIrJ I ~ /l.Cp;fL"l (~ ~ez:. T1o~ ) ~~ ~f~ 86" jJ?;Q{,vLy iClNf 7',4N.(J S /5"t..~ -;:1 -r'tPf .. ~,., ·~t0 cAl:: e 1 eN" S~ C.N,-qa j R ., 2...0 I,.} I P:q :r '2. c;. /v f:.~ .. $,&/ IIV f5( IS rrAJ(..-! UN/> (S ~1l8t:Jt) peva.c,aeJf) / ~p ~ cA-PcS() : ~V~/lt:?f)h~,Pz?l2VI4V> I'fS JVA'7t:: ~ B~-/. /~eIZV{bv':> --i> /-l~ 2' $,4 I ~. '. ,.-,,' /)% .Pci'l2-V'~v> -;> A,'" /.18 Jlfc... 3(1(9 tF" 5~~ /=L()vJ, I-~'l.) ~/B.JLuSJf 157J l-F :f~ FuJvI, t:>_5~ I ~S'7' ~av.s6(1 ~o if /~ ~L-6""'-' J /,0";', fA:-veo IS-oO ,--P ~AJP() ,r R,ei~) o,Z5?~, 5/'AOoYi/ ( III. OFF SITE ANAL YSIS ( -I ; _.-......... ... \ 5' HIGH WOOD FENCE . r-------= ~ \ ' ---------.., .. '!",' ,," EXlsnNG • ~ b • / ' .&! ______ ~LOG. I .,.~ ----------..Ji. ... ~ __ -1I--..... t~ £R ----.--- .... S.W. 43rd STREET ._--- __ .?' ,.,,:'" ~ __ ~ ,,:~ ____ ".J" ... -===::..::-=.::--'-____ If"'., -''''v'--_-'--- ,.--' EXISTING CONDITIONS 1" = 50" ... ~.-.-- i ! ~ ~ .. " ORAI~ -,-- t ..... f»'. ,. I IV. RETENTIONIDETENTION ANALYSIS AND DESIGN \. A (,,,,,{, ') ACN"r:v} z :S3bl :r:s::y 5F =1 L.. _ '3 I A~ PciCV!OU5 -> 0-ff..5~ ( ! Z·3 I A",) /~ /~--;/''-' ~.; A-", :::../', , .. .,....;. '" I "'" t _ .... : .... I ,4-., 12.:3 f A-c:- "A">" ~C//./! 6 gdO t...F .~ I;{-~-:-g-;---' 4!:"D ~F 5/,''''~::''~ /0-4£' /1-::- / _ g-r 4./ Fc..d~ ~ I_or-: r-:. oc...j c= 0, .~~:.~ ~./': --......... .::. <.:::YJ ~ '7 8 .c-/v 78c;, kfU:?-;s-r/8f2-v.5 H- ~8;,-;~ /Af2v{,~".:{ \ ... ~/ We/PONO /t/~~ t:?L-= /S:S- /rl/lyt' &up eL "Z /&f.6> ~ VoU/me5 /pfU;"'-b/'fSz?O CJV Ck.O -G-W,/ tfid'LA r<=W ~A-5 ~ c::u~ f)r?; (($VJ r~5 Ztbt!t.3 : lb."s 18/7~ 0 0 10z/463 O.S 9'742- ;f:, tO J7Cf ) 974"L 74~3 ZZ,Z-!q 1-44,437 JB 2?lh4-cb 5"4-, f7O, 41,b 70 n'-~"'74 I ~6 .., 4-7 L'> , ' <---} L '2.:0 Ui~O-( It} 4 , 4 ZL::. gCJ,3Z8 6/25/98 1:11:28 pm Barghausen Engineers Oakesdale Business Park, Phase 2 Detention pond Design 5911-PH2 page 1 ===================================================================== BASIN ID: dev02yr SBUH METHODOLOGY TOTAL AREA •••••.• : RAINFALL TyPE .... : PRECIPITATION .•.• : TIME INTERVAL ..•. : BASIN SUMMARY NAME: 2yr/24hr post-developed 12.31 Acres BASEFLOWS: 0.00 cfs TYPE1A PERV 2.00 inches AREA .• : 1.85 Acres 10.00 min eN •.•• : 86.00 IMP 10.46 Acres 98.00 TC •.•• : 20.12 min 14.72 min ABSTRACTION COEFF: 0.20 TcReach -Sheet L: 25.00 ns:0.1500 p2yr: 2.00 s:0.0100 TcReach -Sheet L: 100.00 ns:0.0110 p2yr: 2.00 s:0.0100 TcReach -Channel L:1600.00 kc:42.00 s:0.0025 impTcReach -Sheet L: 100.00 ns:0.0110 p2yr: 2.00 s:0 .• 0100 impTcReach -Channel L:1600.00 kc:42.00 s:0.0025 PEAK RATE: 4.10 cfs VOL: 1.68 Ac-ft TIME: 480 min BASIN 10: dev100yr SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TyPE .•.. : PRECIPITATION .... : TIME INTERVAL ..•. : NAME: 100yr/24hr post-developed 12.31 Acres BASEFLOWS: 0.00 cfs TYPE1A PERV 3.90 inches AREA •• : 1.85 Acres 10.00 min eN .... : 86.00 IMP 10.46 Acres 98.00 Te ..•• : 20.12 min 14.72 min ABSTRACTION COEFF: 0.20 l TcReach -Sheet L:, 25.00 ,ns:·0.1500 p2yr: 2.00 s:0.0100 TcReach -Sheet L: 100.00 ns:0.0110 p2yr: 2.00 s:0.0100 TcReach -Channel L:1600.00 kc:42.00 s:0.0025 impTcReach -Sheet L: 100.00 ns:0.0110 p2yr: 2.00 s:0.0100 impTcReach -Channel L:1600.00 kc:42.00 s:0.0025 PEAK RATE: 8.63 cfs VOL: 3.57 Ac-ft TIME: 480 min BASIN ID: dev10yr SBUH METHODOLOGY TOTAL AREA ....•.. : RAINFALL TyPE .... : PRECIPITATION ..•. : TIME INTERVAL .... : NAME: 10yr/24hr post-developed 12.31 Acres TYPE1A 2.90 inches 10.00 min BASEFLOWS: AREA .. : CN .... : 0.00 cfs PERV 1. 85 Acres 86.00 IMP 10.46 Acres 98.00 TC .... : 20.12 min 14.72 min ABSTRACTION COEFF: 0.20 TcReach -SheetL: 25.00 ns:0.1500 p2yr: 2.00 s:0.0100 TcReach -Sheet L: 100.00 ns:0.0110 p2yr: 2.00 s:0.0100 TcReach -Channel L:1600.00 kc:42.00 s:0.0025 impTcReach -Sheet L: 100.00 ns:0.0110 p2yr: 2.00 s:0.0100 impTcReach -Channel L:1600.00 kc:42.00 s:0.0025 PEAK RATE: 6.24 cfs VOL: 2.57 Ac-ft TIME: 480 min \ 6/25/98 1:11:28 pm Barghausen Engineers Oakesdale Business Park, Phase 2 Detention pond Design 5911-PH2 page 2 ===================================================================== BASIN ID: ex02yr SBUH METHODOLOGY TOTAL AREA .....•. : RAINFALL TyPE .... : PRECIPITATION .... : TIME INTERVAL .... : ABSTRACTION COEFF: TcReach -Sheet L: TcReach -Shallow L: BASIN SUMMARY NAME: 2yr/24hr predeveloped 12.31 Acres TYPE1A 2.00 inches 10.00 min BASEFLOWS: 0.00 cfs PERV AREA .. : 12.31 Acres CN .•.• : 81.00 TC •.•• : 107.53 min 0.20 300.00 450.00 ns:0.4000 p2yr: 2.00 s:0.0100 ks:5.00 s:0.0050 PEAK RATE: 0.51 cfs VOL: 0.62 Ac-ft TIME: 660 min BASIN ID: ex100yr SBUH METHODOLOGY NAME: 100yr/24hr predeveloped TOTAL AREA ....... : 12.31 Acres BASEFLOWS: 0.00 cfs RAINFALL TyPE .... : PRECIPITATION .... : TIME INTERVAL .... : ABSTRACTION COEFF: TcReach -Sheet L: TcReach -Shallow L: PEAK RATE: 2.23 cfs BASIN ID: ex10yr SBUH METHODOLOGY TYPE1A PERV 3.90 inches AREA .. : 12.31 Acres 10.00 0.20 300.00 450.00 VOL: min CN .... : 81.00 TC ..•. : 107.53 min ns:0.4000 p2yr: 2.00 s:0.0100 ks:5.00 s:0.0050 2.q9 Ac-ft TIME: 540 min NAME: 10yr/24hr predeveloped TOTAL AREA ....... : 12.31 Acres BASEFLOWS: 0.00 cfs RAINFALL TyPE .... : PRECIPITATION .... : TIME INTERVAL .... : ABSTRACTION COEFF: TcReach -Sheet L: TcReach -Shallow L: PEAK RATE: 1.23 cfs TYPE1A PERV 2.90 inches AREA •. : 12.31 Acres 10.00 0.20 300.00 450.00 VOL: min CN .... : 81. 00 TC .••• : 107.53 min ns:0.4000 p2yr: 2.00 s:0.0100 ks:5.00 s:0.0050 1.27 Ac-ft TIME: 550 min IMP 0.00 Acres 0.00 0.00 min IMP 0.00 Acres 0.00 0.00 min IMP 0.00 Acres 0.00 0.00 min 6/25/98 1:11:28 pm Oakesdale Detention 'pond Design 5911-PH2 Barghausen Engineers Business Park, Phase 2 page 3 ===================================================================== BASIN ID: wetpond SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TyPE •... : PRECIPITATION .... : TIME INTERVAL ••.. : BASIN SUMMARY NAME: 1/3 2yr/24hr post-developed 12.31 Acres TYPE1A 0.67 inches 10.00 min BASEFLOWS: AREA .. : CN .... : 0.00 cfs PERV 1.85 Acres 86.00 IMP 10.46 Acres 98.00 TC .... : 20.12 min 14.72 min ABSTRACTION COEFF: 0.20 TcReach -Sheet L: 25.00 ns:0.1500 p2yr: 2.00 s:0.0100 TcReach -Sheet L: 100.00 ns:0.0110 p2yr: 2.00 s:0.0100 TcReach -Channel L:1600.00 kc:42.00 s:0.0025 impTcReach -Sheet L: 100.00 ns:0.0110 p2yr: 2.00 s:0.0100 impTcReach -Channel L:1600.00 kc:42.00 s:0.0025 PEAK RATE: 1.03 cfs VOL: 0.42 Ac-ft TIME: 480 min ( 6/25/98 1:11:28 pm Barghausen Engineers Oakesdale Business Park, Phase 2 Detention pond Design 5911-PH2 page 4 ===================================================================== HYDROGRAPH SUMMARY PEAK TIME VOLUME HYD RUNOFF OF OF Contrib NUM RATE PEAK HYDRO Area cfs min. cf\AcFt Acres ============================================= 1 0.256 660 13507 cf 0.00 2 0.258 1470 36636 cf 12.31 3 0.507 1460 58474 cf 12.31 4 1.287 990 98536 cf 12.31 5 0.234 1470 33408 cf 12.31 6 0.821 1340 55781 cf 12.31 7 1.581 970 98782 cf 12.31 l 6/25/98 1:11:33 pm Barghausen Engineers Oakesdale Business Park, Phase 2 Detention pond Design 5911-PH2 page 5 ===================================================================== STORAGE STRUCTURE LIST STORAGE LIST ID No. design Description: Design detention pond STORAGE LIST ID No. final Description: Final detention pond (+30%) 6/25/98 1:11:33 pm Barghausen Engineers Oakesdale Business Park, Phase 2 Detention pond Design 5911-PH2 page 6 ========================================~============================ STAGE STORAGE TABLE CUSTOM STORAGE 10 No. final Description: Final detention pond (+30%) STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> (tt) ---ct-----Ac-Ft-(tt) ---ct-----Ac-Ft-(tt) ---ct-----Ac-Ft-(ft) ---ct-----Ac-Ft- ======================================================================================================== 14_50 0_0000 0.0000 16_40 18629 0_4277 18.30 61716 1.4168 20.20 110233 2.5306 14.60 649_47 0.0149 16.50 20851 0.4787 18.40 64228 1.4745 20.30 113137 2.5973 14.70 1299 0.0298 16.60 23073 0.5297 18.50 66741 1.5322 20.40 116041 2.6639 14.80 1948 0.0447 16_70 25295 0.5807 18.60 69253 1.5898 20.50 118~45 2_7306 14.90 2598 0.0596 16.80 27517 0.6317 18.70 71765 1.6475 20.60 121848 2.7972 15.00 3247 0.0745 16.90 29739 0.6827 18.80 74278 1.7052 20.70 124752 2.8639 15.10 3897 0.0895 17_00 31961 0.7337 18.90 76790 1.7629 20_80 127656 2.9306 15.20 4546 0.1044 17.10 34182 0.7847 19.00 79303 1.8205 20.90 130559 2.9972 15.30 5196 0.1193 17.20 36404 0_8357 19.10 81815 1.8782 21.00 133463 3.0639 15.40 5845 0.1342 17.30 38626 0.8867 19.20 84327 1.9359 21.10 136367 3_1305 15.50 6495 0.1491 17_40 40848 0.9377 19.30 86840 1.9936 21.20 139270 3.1972 15.60 7144 0.1640 17.50 43070 0.9887 19_40 89352 2.0512 21.30 142174 3.2639 15.70 7794 0.1789 17.60 45292 1.0398 19.50 91864 2.1089 21.40 145078 3.3305 15.80 8443 0.1938 17.70 47513 1.0908 19.60 94377 2.1666 21.50 -147982 3.3972 15.90 9093 0.2087 17.80 49735 1.1418 19.70 96889 2.2243 21.60 150885 3.4638 16.00 9742 0.2236 17.90 51957 1 •. 1928 ' 19.80 99401 2.2819 21.70 153789 3.5305 16.10 11964 0.2747 18.00 54179 1.2438 19.90 101914 2.3396 21.80 156693 3.5972 16.20 14186 0.3257 18.10 56691 1.3015 20.00 104426 2.3973 21.90 159596 3.6638 16.30 16408 0.3767 18.20 59204 1.3591 20.10 107330 2.4640 22.00 162500 3.7305 '----- 6/25/98 1:11:33 pm Barghausen Engineers Oakesdale Business Park, Phase 2 Detention pond Design 5911-PH2 page 7 ===================================================================== NOTCH WEIR Description: DISCHARGE STRUCTURE LIST No. 10yr weir Weir Length: . Elevation : ID 10yr notch 0.7500 ft . 19.30 ft. Weir height (p): Weir Increm: 4.0000 ft. 0.10 COMBINATION DISCHARGE ID No. 2/10/100 Description: Orifice/weir/riser inflow Structure: 2yr Structure: Structure: 10yr Structure: Structure: overflow MULTIPLE ORIFICE ID No. 2yr Description: 2yr/24hr design orifice Outlet Elev: 15.30 Elev: 13.30 ft Orifice Diameter: 2.3750 in. Elev: 18.30 ft Orifice 2 Diameter: 2.7500 in. RISER DISCHARGE ID No. overflow Description: Overflow riser Riser Diameter (in) : 12.00 elev: 20.00 ft Weir Coefficient ... : 9.739 height: 22.00 ft Orif Coefficient ... : 3.782 increm: 0.10 ft '. \----....-' 6/25/98 1:11:33 pm Barghausen Engineers Oakesdale Business Park, Phase 2 Detention pond Design 5911-PH2 page 8 ===================================================================== STAGE DISCHARGE TABLE COMBINATION DISCHARGE ID No. 2/10/100 Description: orifice/weir/riser inflow Structure: 2yr Structure: structure: 10yr Structure: structure: overflow STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> (ft) ---cfs---------(ft) ---cfs---------(ft) ---cfs---------(ft) ---cfs--------- ======================================================================================================== 15.30 0.0000 17.00 0.1996 18.70 0.4120 20.40 5.1017 15.40 0.0484 17.10 0.2054 18.80 0.4315 20.50 5.6004 15.50 0.0685 17.20 0.2110 18.90 0.4494 20.60 6.0625 15.60 0.0838 17.30 0.2165 19.00 0.4661 20.70 6.4928 15.70 0.0968 17.40 0.2218 19.10 0.4819 20.80 6.8935 15.80 0.1082 17.50 0.2270 19.20 0.4970 20.90 7.2661 15.90 0.1186 17.60 0.2321 19.30 0.5114 21.00 7.6109 16.00 0_1281 17.70 0.2371 19.40 0.6009 21.10 7.9280 16.10 0.1369 17.80 0.2420 19.50 0.7474 21.20 8.2171 16.20 0.1452 17.90 0.2468 19.60 0.9256 21.30 8.4777 16.30 0.1531 18.00 0.2515 19.70 1.1249 21.40 8.7091 16.40 0.1605 18.10 0.2561 19.80 1.3390 21.50 8.9106 16.50 0.1677 18.20 , 0.2607 19.90 1.5629 21.60 9.0813 16.60 o~ 1745 18.30 0.2651 20.00 1.7927 21.70 9.2204 16.70 0.1811 18.40 0.3344 20.10 2.3329 21.80 9.3268 16.80 0.1875 18.50 0.3656 20.20 3.1280 21.90 9.3995 16.90 0.1936 18.60 0.3905 20.30 4.0863 22.00 9.4377 ( ( 6/25/98 1:11:35 pm Barghausen Engineers Oakesdale Business Park, Phase 2 Detention pond Design 5911-PH2 page 9 ===================================================================== LEVEL POOL TABLE SUMMARY MATCH INFlOU -STO--DIS-<-PEAK-> STORAGE <--------DESCRIPTION---------> (cfs) (cfs) --id---id-<-STAGE> id VOL (cf) ============================================================================= 1/2 2yr/24hr final _________ •• 2yr/10yr final ••• __ ••••••.••• 10yr/100yr final ••• _ •• _._ •••• 0.26 4.10 final 2/10/100 0_51 6.24 final 2/10/100 2.23 8.63 final 2/10/100 18.15 2 57936_97 cf 19.27 3 86103.91 cf 19.78 4 98793.59 cf \ -, '-._ .... tAl8VRJNIJ -5VaS-/-iJ.:£ fo1-A?' -W~ ~" • -'> ~t1{,t.o.A.A-.;-a- Y Vt)t,V".,·t:?:] . ~L. A (~,..) I- I /4.6' Ii, 87'" I I lGo '2.1,870 Ie ~4, q3'D 1'1 'Lb,4-BS' '20 'l.8, rx,~ i/ClZ-V/l'1 eY tPez:t- ~ B/tStrP 4VG ,q ($~) 1"ll!~74,S- -t3f}oo.O t£;7D7.~ Z~'-7s".o . . :,; 14-,~ Pt!SlG..-J I''-A".) C/IF CAE> -V1ZN~11A "--~ ~ J C~r) ~L-(CF) l;, vt:) 1.. (. l..i'-") ~V:>L/..~ 0 0 I.S" 'Z 'j'f!> 1 "Z- 'Z.'3,t3 I -'l--:J-Z,'1'3 Z 46~OO i I /~~f4' "2-SS, <73"L I 2-~'"'7() 7 i 10_'2.,3 } C, 78~ 707 27'27~ 1 7... <J),s-t; 4-'rtf/6gB 4 ::--,-. .":.#~ .1.' ) i ~l; . :.1. KIN G C 0 U N T Y. WAS H I N G TON. SUR F ACE W ATE R DES I G N MAN U A L FlGURE3.5.1C 2-YEAR 24-HOUR ISOPLUVIALS 2-YEAR 24-HOUR PRECIPITATION ... 3.4 --IsopLuvlALS OF 2~YEAR 24-HOUR TOTAL. PRECIPITATION IN INCHES o 1 2 3 4 S - 6 7 8 Miles .- KIN G C 0 U N T Y. WAS H I N G TON. SUR F ACE W ATE R DES I G N MAN U A L FlGURE 3.S.1E lO-YEAR 24-HOUR ISOPLUVIALS ~ 2.1 22 2.3 2.4 2..S 2-6 2.1 2-8 2..9 3.0 ; 1~YEAR 24-HOUR PRECIPITATION ; ,. 3.4--ISOPLUVIALS OF 1G-YEAR 24-HOUR TOTAL PRECIPITATION IN INCHES o 1 2 3 4 5 6 7 8 Miles KIN G C 0 U N T Y. WAS H I N G TON. SUR F ACE W ATE R DES I G N MAN U A L FIGURE3.5.1H lOO-YEAR 24-HOUR ISOPLUVIALS / _.', --j.. YEAR 24-HOUR PRECIPITATION ..... 3.4 -ISOPLUVIALS OF 1QO-YEAR 24-HOUR TOTAL PRECIPITATION IN INCHES o 1 2 3 4 5 6 7 8 MII~ = v. CONVEYANCE SYSTEM DESIGN AND ANALYSIS 1/29/98 5:0:39 pm Barghausen Engineers Oakesdale Business Park, Phase 2, Renton storm Drainage conveyance calculations 5911-con page 1 ===================================================================== BASIN ID: CBl SBUR METHODOLOGY TOTAL AREA ••••••• : RAINFALL TyPE •••• : PRECIPITATION •••• : TIME INTERVAL ••.• : ABSTRACTION COEFF: TcReach -Sheet TcReach -Sheet TcReach -Channel PEAK RATE: 1.51 BASIN ID: CB2 SBUH METHODOLOGY TOTAL AREA ••••••. : RAINFALL TyPE ••.• : PRECIPITATION •••• : TIME INTERVAL •••• : ABSTRACTION COEFF: TcReach -Sheet TcReach -Sheet TcReach.-Channel PEAK RATE: 1.55 BASIN ID: CB3 SBUR METHODOLOGY TOTAL AREA ••••.•• : RAINFALL TyPE •••• : PRECIPITATION •.•. : TIME INTERVAL ••.. : ABSTRACTION COEFF: TcReach -Sheet TcReach -Sheet TcReach -Channel PEAK RATE: 1.81 L: L: L: cfs BASIN SUMMARY NAME: Drainage to CB 1 2.23 Acres TYPE1A 3.40 inches 10.00 min 0.20 BASEFLOWS: AREA •• : CN •.•• : TC .... : 0.00 cfs PERV 0.22 Acres 86.00 12.81 min 50.00 ns:0.1500 p2yr: 2.00 5:0.0200 100.00 ns:0.0110 p2yr: 2.00 5:0.0150 500.00 kc:42.00 s:0.0025 VOL: 0.57 Ac-ft TIME: 480 min NAME: Drainage to CB 2 2.29 Acres TYPE1A 3.40 inches 10.00 min BASEFLOWS: AREA .. : CN •.•• : TC ••.. : 0.00 cfs PERV 0.23 Acres 86.00 12.81 min 0.20 L: 50.00 L: 100.00 L: ,500.00 cfs VOL: ns:0.1500 p2yr: 2.00 5:0.0200 ns:O.0"110 p2yr: 2.00 s:0.0150 kc:A2.00 s:0.0025 0.58 Ac-ft TIME: 480 min NAME: Drainage to CB 3 2.68 Acres TYPE1A 3.40 inches 10.00 min BASEFLOWS: AREA .• : CN .... : TC .... : 0.00 cfs PERV 0.27 Acres 86.00 12.81 min 0.20 L: 50.00 L: 100.00 L: 500.00 cfs VOL: ns:0.1500 p2yr: 2.00 s:0.0200 ns:0.0110 p2yr: 2.00 s:0.0~50 kc:42.00 s:0.0025 0.68 Ac-ft TIME: 480 min IMP 2.01 Acres 98.00 6.30 min IMP 2.06 Acres 98.00 6.30 min IMP 2.41 Acres 98.00 6.30 min 1/29/98 5:0:39 pm Barghausen Engineers Oakesdale Business Park, Phase 2, Renton storm Drainage conveyance calculations 5911-con page 2 ===================================================================== BASIN ID: CB4 SBUH METHODOLOGY TOTAL AREA ••..••• : RAINFALL TyPE ..•. : PRECIPITATION ...• : TIME INTERVAL .•.. : ABSTRACTION COEFF: TcReach -Sheet TcReach -Sheet TcReach -Channel PEAK RATE: 1.51 L: L: L: cfs BASIN SUMMARY NAME: Drainage to CB 4 2.23 Acres TYPE1A 3.40 inches 10.00 min BASEFLOWS: 0.00 cfs PERV 0.20 50.00 100.00 500.00 VOL: AREA •• : CN ..•. : TC •... : ns:0.1500 p2yr: ns:0.0110 p2yr: 0.22 Acres 86.00 12.81 min 2.00 s:0.0200 2.00 s:0.0150 kc:42.00 s:0.0025 0.57 Ac-ft TIME: 480 min IMP 2.01 Acres 98.00 6.30 min 1/29/98 5:0:39 pm Barghausen Engineers Oakesdale Business Park, Phase 2, Renton storm Drainage coriveyance calculations 5911-con page 3 ===================================================================== HYD NUM PEAK RUNOFF RATE cfs TIME OF PEAK min. HYDROGRAPH SUMMARY VOLUME OF HYDRO cf\AcFt contrib Area Acres ============================================= 1 6.370 480 104455 cf 9.43 1/29/98 5:0:46 pm Barghausen Engineers oakesdale Business Park, Phase 2, Renton storm Drainage conveyance calculations 5911-con page 4 ===================================================================== Network Reach N1 REACH <-AREA> <-DIA> 10 (Ae) (ft) REACH SUMMARY LENGTH SLOPE < n > DSGN Q X PIPE Ndepth XOepth Vact (ft) ft/ft ------(cfs) ------(ft) ------(fps) Vfull C_Area Ups) ================================================================================================= Confluence with Network N2 Confluence with Network N4 P1 9_43 1.50 153.00 0.0033 0.0120 6.37 90.78 1.20 79.92 4.21 Network Reach N2 REACH <-AREA> <-DIA> 10 (Ae) (ft) LENGTH SLOPE < n > DSGN Q X PIPE Ndepth XOepth Vact (ft) ft/ft ------(cfs) ------(ft) ------(fps) 4.07 Ca1 Vfull C~Area (fps) ================================================================================================= P2 2.29 1.00 244.00 0.0031 0.0120 1.55 66.99 0.63 62.87 2.97 3.02 ca2 Network Reach N4 REACH <-AREA> <-DIA> 10 (Ae) (ft) LENGTH SLOPE < n > DSGN Q % PIPE Ndepth XOepth Vact (ft) ft/ft ------(efs) ------(ft) ------(fps) Vfull C_Area (fps) ================================================================================================= P4 2.23 1.00 76.000.00330.0120 1.51 ,63.11 0.60 60.41 3.04 3.12 CB4 P3 4.911.25 213.00 0.0031 0.0120 3.32 179.53 0.89 71.18 3~55 3.49 Ca3 PIPE REACH From: To: Pipe Diameter: Pipe Length Up invert : ID No. PI 1.5000 ft 153.0000 ft 15.0000 ft Collection Area: 9.4300 Ac. 6.3695 cfs 7.0167 cfs 4.2068 fps 4.0750 fps Design Flow Pipe Capacity : Design Vel Pipe Full Vel PIPE REACH From: To: ID No. P2 Pipe Diameter: Pipe Length Up invert 1.0000 ft 244.0000 ft 15.7500 ft Collection Area: Design Flow Pipe Capacity Design Vel Pipe Full Vel : 2.2900 Ac. 1.5463 cfs 2.3081 cfs 2.9739 fps 3.0160 fps n: 0.0120 s: 0.0033 down invert: Dsgn Depth: Travel Time: n: 0.0120 s: 0.0031 down invert: Dsgn Depth: Travel Time: 14.5000 ft 1. 20 ft 0.61 min 15.0000 ft 0.63 ft 1. 37 min "'----- 1/29/98 5:0:46 pm Barghausen Engineers Oakesdale Business Park, Phase 2, Renton storm Drainage conveyance calculations 5911-con page 5 ===================================================================== REACH SUMMARY PIPE REACH From: To: Pipe Diameter: Pipe Length Up invert : ID No. P3 1.2500 ft 213.0000 ft 15.6500 ft Collection Area: 4.9100 Ac. Design Flow 3.3163 cfs Pipe Capacity : 4.1697 cfs Design Vel 3.5492 fps Pipe Full Vel : 3.4871 fps PIPE REACH ID No. P4 From: To: Pipe Diameter: 1.0000 ft Pipe Length 76.0000 ft Up invert . 15.9000 ft . Collection Area: 2.2300 Ac. Design Flow · 1.5069 cfs · Pipe capacity · 2.3877 cfs · Design Vel 3.0377 fps Pipe Full Vel 3.1200 fps n: 0.0120 s: 0.0031 down invert: 15.0000 ft Dsgn Depth: 0.89 ft Travel Time: 1.00 min n: 0.0120 s: 0.0033 down invert: 15.6500 ft Dsgn Depth: 0.60 ft Travel Time: 0.42 min KIN G C 0 U N T Y. WAS H I N G TON. SUR F ACE W ATE R DES I G N MAN U A L (~lGURE 3.S.1F 25-YEAR 24-HOURISOPLUVIALS jj <.~ <i1 <s :I.() 3.1 :1.< 3-:1 : ~34 i '-".$, \ .~ . --:YEAR 24-HOUR PRECIPITATION 3.4 ISOPLUVIALS OF 25-YEAR 24-HOUR TOTAL PRECIPITATION IN INCHES o 1 2 3 4 5 6 7 8 Miles "·~II 5.$· ; S.U· 45 ;:r ; ''--- (fie wf3"Tf'o~ FOil \A./A--f"'a.<- 7# VC/Lv/Wt? t4?&v,,,e-eFO m 6<;,/.1'1£"",;-:'-" -r....t;:;/4.r"v:~:--.. ,P!7...IBLS' evlV/ ~ ;V~ of e/()s...u,l"! Ltfi werR;YV1J Vol-ul"1e-' /2B&D;: -Z x l/~ 'lye IzA f./I!... ~(., VOL. ==-2 y, ( 14,S'Z7 c:~) ~ -5'4' '1-~u-c:o P/Z~vr ::: 27J 6:>4 ~t: ! vtJl-v/nr PIZ6VtOe-n ; lJl-~/f-(~) ,.qv&-/t (SF ) cL(er) --VOl, (c.,;:..-) £:1./0'-CLr) IO.S"" 10,374 0 11,&73 /.~ JI,!Juq rl. ... O 12.,'171 17 .1-S0 <7 J4l esb z,O t.-4, i 1'-. J4.(j 1(',74 J 17,,"2."2 I 17/310 P.j 8b.s~ 14.6.-IZ e7D; .:r:S~~7b -----.. 1/29/98 5:21:9 pm Barghausen Engineers, Wet pond Design 5911-DET Oakesdale Business Park, Phase 2 page 1 ===================================================================== BASIN ID: wetpond SBUR METHODOLOGY TOTAL AREA •••.... : RAINFALL TyPE •••• : PRECIPITATION .•.• : TIME INTERVAL .... : BASIN SUMMARY NAME: 1/3 2yr/24hr post-developed 9.89 Acres BASEFLOWS: 0.00 cfs TYPE1A PERV 0.67 inches AREA .. : 1.48 Acre~ 10.00 min CN .... : 86.00 IMP 8.41 Acres 98.00 TC .... : 20.12 min 14.72 min ABSTRACTION COEFF: 0.20 TcReach Sheet L: 25.00 ns:0.1500 p2yr: 2.00 s:0.0100 TcReach -Sheet L: 100.00 ns:0.0110 p2yr: 2.00 s:0.0100 TcReach -Channel L:1'600.00 kc:42.00 s:0.0025 impTcReach -Sheet L: 100.00 ns:0.0110 p2yr: 2.00 s:0.'0100 impTcReach -Channel L:1600.00 kc:42.00 s:0.0025 PEAK RATE: 0.83 cfs VOL: 0.34 Ac-ft TIME: 480 min \ VI. SPECIAL REPORT AND STUDY (j 1 \. J GEOTECHNICAL ENGINEERING STUDY SOUTHWEST 43rd STREET AND OAKS DALE AVENUE SW RENTON, WASHINGTON E-3000-3 Qecember S-, 1997-_ PREPARED-FOR ZELMAN DEVELOPMEN-TCOMPANY Kyle R. Campbell, P .E. Manager of Geotechnical Services Earth Consultants, Inc. 1805 -136th Place Northeast, Suite 201 BeUevue, Washington 98005 (425) 643-3780 ( L IMPORTANT INFORMATION ABOUT YOUR GEOTEGINICAL ENGINEERING REPORT . More construction problems are caused by site subsur- face conditions than any other factor As troublesome as subsurface problems can be. their frequency and extent have been lessened considerably in recent years. due in large measure to programs and publications of ASFE/ The Association of Engineering Firms Practicing in the Geosciences. The following suggestions and observations are offered to help you reduce the geotechnical-related delays. cost-overruns and other costly headaches that can occur during a construction project. A GEOTECHNICAL ENGINEERING REPORT IS BASED ON A UNIQUE SET OF PROJECT-SPECIFIC FACTORS A geotechnical engineering report is based on a subsur- face exploration plan designed to incorporate a unique set of project-specific factors. These typically indude: the general nature of the structure involved. its size and configuration: the locatio'n of the structure on the site and its orientation: physical concomitants such as access roads. parking lots. and underground utilities. and the level of additional risk which the dient assumed by virtue of limitations imposed upon.the exploratory program. To help avoid costly problems. consult the geotechnical engineer to determine how any factors which change subsequent to the date of the report may affect its recommendations. ' Unless your consulting geotechnical engineer indicates otherwiSe. your geotechnical engineering report should not be used: • When the nature of the proposed structure is changed. for example. if an office building will be erected instead of a parking garage. or if a refriger- ated·warehousewill be built instead of an unre- frigerated one: • when the size or configuration of the proposed structure is altered: • when the location or orientation of the proposed structure is modified: • when there is a change of ownership. or • for application to an adjacent site. Geotechnical engineers cannot accept responsibility lor problmrs which may develop i/ they are not consulted after factors consid- ered in their report's development have changed. MOST GEOTECHNICAL "FINDINGS" ARE PROFESSIONAL ESTIMATES Site exploration identifies actual subsurface conditions only at those points where samples are taken. when they are taken. Data derived through sampling and sub- sequent laboratory testing are extrapolated by geo- technical engineers who then render an opinion about overall subsurface conditions. ·their likely reaction to proposed construction activity. and appropriate founda- tion design. Even under·optimal circumstances actual conditions may differ from those inferred to exist. because no geotechnical engineer. no matter how qualified. and no subsurface exploration program. no matter how comprehensive. can reveal what is hidden by earth. rock and time. The actual interface between mate- rials may be far more gradual or abrupt than a report indicates. Actual conditions in areas not sampled may differ from predictions. Nothing can be done to prevent the unanticipated. but steps can be taken to help minimize their impact. For this reason. most experienced owners retain their geotechnical consultants through the construction stage. to iden- tify variances. conduct additional tests which may be needed. and to recommend solutions to problems encountered on site. SUBSURFACE CONDITIONS CAN CHANGE Subsurface conditions may be modified by constantly- changing natural forces. Because a geotechnical engi- neering report is based on conditions which existed at the time of subsurface exploration. construction decisions' should not be based on a geotechnical engineering report whose ade.quacy may have been affected by time. Speak with the geo- \lechnical consultant to learn if additional tests are : advisable before construction starts. Construction operations at or adjacent to the site and natural events such as floods. earthquakes or ground- water fluctuations may also affect subsurface conditions and. thus. the continuing adequacy of a geotechnical report. The geotechnical engineer should be kept apprised of any such events. and should be consulted to determine if additional tests are necessary. GEOTECHNICAL SERVICES ARE PERFORMED FOR SPECIFIC PURPOSES AND PERSONS Geotechnical engineers' reports are prepared to meet the speCific needs of specific individuals. A report pre- pared for a consulting civil engineer may not be ade- quate for a constrUction contractor or even some other consulting civil engineer Unless indicated otherwise. this report was prepared expressly for the dient involved and expressly for purposes indicated by the dient. Use by any other persons for any purpose. or by the dient for a different purpose. may result in problems. No indi- vidual other than the client should apply this report for its intended purpose without first conferring with the geotechnical engineer. No person should apply this report lor any purpose other than that originally contemplated without first con/erring with the geotechnical engineer. ',--, \ Earth Consultants Inc. \ff'Olf:'Chnl('7I1 FftRifM""rs. G(""C)lo~isrs &. F..nvironmt"tlral Sc,·wnti.c.;ts --------------------------------~~------------------------~------ December 8, 1-997 Zelman Development Company 707 Wilshire Boulevard, Suite 3036 Los Angeles, California 90017 Attention: Sanford Kopelow Dear Sanford: E-3000-3 We are pleased to submit our report titled "Geotechnical Engineering Study, SW 43rd Street and Oaksdale Avenue SW, Renton, Washington." This report presents the results of our field exploration, selective laboratory tests, and engineering analyses. The purpose and scope of our study was outlined in our October 7, 1997 proposal. Based on the results of our study, it is our opinion the site can be developed generally as planned. In our opinion. the proposed buildings can be supported on conventional spread and continuous footing foundation systems bearing on at least two feet of structural fill following the successful completion of a preload program, or surcharge program in areas where minimal \,.--/ raising of site grades will be required. Slab-on-grade floors can be supported directly on the fills required to bring the site to ,grade. \ We appreciate this opportunity to have been of service to you. If you have any questions, or if we can be of further assistance, please call. Very truly yours, EARTH CONSULTANTS, INC. Kyle R. Campbell, P. E. Manager of Geotechnical Services KRCIkmI 1805 -136th Place NE, Suite 201, Bellevue, Washington 98005 Bellevue (425) 643-37BO Seattle (206) 464-1584 FAX (425) 74-WB-60 Tacoma (253) 272-6608 TABLE OF CONTENTS E-3000-3 PAGE "-J INTRODUCTION ....................... '.' ..•........•.......... " 1 General .......•.......................................... 1 Project Description . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . " 1 SITE CONDITIONS ........•..............•.•........•...•..•..•.. 1 Surface .......••................•.•••..••••.•••..••...... 1 Subsurface . . . . . . . . . . • . . . . • . . . . . . . • . • . . . . . . • . .. . . . . . . • • . . .. 2 Groundwater . . • . . . . . . • . . . . . . . . . . . . • . . . . . . . . . . . • . • . • . . . • . . .. 2 Laboratory Testing • . . . . . . . . . . . ... . • . • . . . . . . . . . . • • . • • • • . • • . . . .. 3 DISCUSSION AND RECOMMENDATIONS •.••.•••••..••••..••••.•••••.•• 3 General ... ~ . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... Site Preparation and General Earthwork .......................: •••• Preload/Surcharge Program • • • . • • • • • • • • • • . • . • • . • • • • • • • • ~ • • • ••••• Foundations .............................................. . Retaining and Foundation Walls . . . . . . • . . • . . . . . . . . . • . . . • . . • • • • • . . . Slab-on-Grade Floors ........................................ . Seismic Design Considerations .......•........•........•........ Excavations and Slopes •..•.•.....•••.••...•.••.•..••••.•..•• Site Drainage •....•••••..•.••.••.•..•..•.••••••••••.•••• •. Pavement Areas ......................;.................. •• Utility Support and Backfill .•.•.••.•.••••.•.••••••••.••••••.• •• 3 4 5 7 8 8 9 10 11 12 13 LIMITATIONS •••.••.•••• ',' .••...••..• ,. \. . . • . • • . . . • • • . . • . • • . . • . • • •• 13 Additional Services ....•.•....•..................•..•.•.•••. 14 APPENDICES Appendix A Appendix B ILLUSTRATIONS Plate 1 Plate 2 Plate 3 Plate 4 Plate 5 Plate A1 Plates A2 through A9 Plates A 10 through A30 Plates A31 through A38 Plates B1 through B5 Plates B6 and B7 Field Exploration LaboratorY Test Results Vicinity Map Boring and Test Pit Location Plan . Typical Settlement Marker Detail Typical Footing Subdrain Detail Utility Trench Backfill Legend Boring Logs Test Pit Logs Previous Exploration Logs Sieve Analysis Atterberg Limits Earth Consultanta. Inc. General GEOTECHNICAL ENGINEERING STUDY SOUTHWEST 43RD STREET AND OAKS DALE AVENUE SW RENTON, WASHINGTON E-3000-3 INTRODUCTION This report presents the results of the geotechnical engineering study completed by Earth Consultants, Inc. (ECI) for the proposed development on the northwest corner of the intersection between Southwest 43rd Street and Oaksdale Avenue Southwest in Renton, Washington. The general location of the site is shown on the Vicinity Map, Plate 1. The purpose of this study was to explore the subsurface conditions at the site and based on the conditions encountered to .develop geotechnical recommendations for th~ proposed site development. Project Descriotion We understand the site is to be developed with several dock-high, tilt-up concrete warehouse buildings, with associated parking and driveway areas. These structures will range in size from approximately 7,000 to 170,000 square feet. The preliminary locations of the buildings "-_ are shown on Plate 2. We understand some raising of site grades will be required to achieve / the dock-high floor elevations. At the time this report was written, design loads for the proposed structures were not available. However, based on our experience with similar , ' ",-,,,- structures, we anticipate wall loads will be in the range of three to five kips per lineal foot, and column loads will range between approximately seventy five (75) to one hundred twenty (120) kips. Floor loads for the warehouse and office areas will be in the range of three hundred fifty (350) and one hundred (100) pounds per square foot (psf), respectively. If any of the above design criteria are incorrect or change, we should be consulted to review the recommendations contained in this report. In any case, Eel should be retained to perform a general review of the final design. SITE CONDITIONS Surface The subject property is approximately 48.0 acres in size, and is located northwest of the intersection of Oakesdale Avenue Southwest and Southwest 43rd Street in Renton, Washington (see Vicinity Map, Plate 1). The most significant topographic feature on the property is Springbrook Creek which approximately bisects the property in a southwest to northeast direction. With the exception of the Springbrook Creek channel, the topography of the property is relatively flat. The elevation of the Springbrook Creek stream channel ranges --between approximately eight to ten feet below the elevation of the surrounding site. Eerth C.,.,.uItants. Inc:. L GEOTECHNICAL ENGINEERING STUDY Zelman Development Company December 8, 1997 E-3000-3 Page 2 Several abandoned one-and two-story structures are present on the site. These structures were associated with the agricultural and industrial operations previously performed on the property. An automobile wrecking yard and associated warehouse are still in operation at the northeast portion of the site. Several stockpiles of automobile waste (auto fluff) are located at the northwest corner of the site. Subsurface The site was explored by drilling four borings and excavating 21 test pits at the approximate locations shown on Plate 2. In addition, we previously performed five borings and six test pits fora preliminary geotechnical engineering study prepared for the site dated June~, 1986. Please refer to the Boring and Test Pit Logs, Plates A2 through A38, for ~ more detailed description of the conditions encountered at each location explored. A description of the field exploration methods is included in Appendix A. The following is a generalized description of the subsurface conditions encountered. The borings and test its generally encountered ten (10) to twent (20} feet of loose ltL.. me tum dense, interbedded silt and silty sand-Varying amounts of fill were encountered in "the explorations. The upper compressible materials are generally underlain by medium dense « to dense silt, silty sand and poorly graded sand with varying amounts of silt. ~ Expansive soils were not encou!1tered on th~sjte. KGroundwater ; ., ',-." Groundwater was observed in all four.borings while drilling at depths of ten (10) to twelve and one-half (12.5) feet istin round surface. Groundwater was encountered in - pits P-102, TP-108 -118 and TP-121 at de ths ran in from eight (8) to fourteen (14) fee below existing grades Groundwater conditions are not static; thus, one may expect fluctuations in groundwater conditions depending on the season, amount of rainfall, surface water runoff, and other factors. Generally, the water level is higher in the wetter winter months (typically October through May). Earth Consultants. Inc. L GEOTECHNICAL ENGINEERING STUDY Zelman Development Company December 8, 1997 laboratory Testing E-3000-3 Page 3 laboratory tests were conducted on several representative soil samples to verify or modify the field soil classification of the units encountered and to evaluate the general physical properties and engineering characteristics of the soils encountered. Visual classifications were supplemented by index tests, such as sieve analyses and Atterberg Limits on representative samples. Moisture contents were performed on all samples. The results of laboratory tests performed on specific samples are provided either at the appropriate sample depth on the individual boring lag or on a separate data sheet contained in Appendix B. However, it is important to note that these test results may not accurately represent the overall in-situ soil conditions. Our geotechnical recommendations are based on our interpretation of these test results and their use in· guiding our engineering judgement. Earth Consultants, Inc. (Eel) cannot be responsible ·for the interpretation of these data by others. DISCUSSION AND RECOMMENDATIONS General In our opinion, the proposed buildings can be supported on conventional spread footings with slab-on-grade floors after the successful completion of a preload and/or surcharge program. A preload program involves placing the fill necessary to raise grades to the finish floor level and allowing the settlement induced by the fill to occur before construction of the building commences. A surcharge program involves placement of additional fill to elevations above the finish floor elevation and allowing. settlement to occur. The purpose of the preload and surcharge programs is to reduce the amount of expected post-construction s.ettlements from fill and static building loads. Based on the soil conditions and our experience with similar conditions, the estimated total post-construction settlements are in the range of one to one and one-half inches, after successful completion of a preload a·nd/or surcharge program. -. In general, for this project, a preload...erogram can. be used provided the finish floor elevation !s a minimum of two feet above the existing grades. ~£tl~rg~Jl(O.ruam Y¥i.l1~ecesSa!y in areas were the existing grades are-Within two feet or less of the planned finish floor elevation. Specific surcharge recommendations for individual buildings can be made once building locations and finish floor elevations are available. Foundation elements should bear on a minimum of two feet of structural filL Depending on grade modifications, this will require overexcavation of native soils. Siabs-on-grade shou.19 ..?~p_o.f~~ted ~n a minimum of one foot of imported granular structural fill, or one foot of cement treated on-site soil, or a combination thereof. -----_.--_.--_.--_ .... -_._-"._-"_._--------.. _--------._.----.------------.. ---. Earth Conau/tanta. Inc. GEOTECHNICAL ENGINEERING STUDY Zelman Development Company December 8, 1997 E-3000-3 Page 4 We understand it is planned to utilize the on-site auto fluff as fill material after it is treated Jvith cement.' OHM Remediation ServiceS-Corporatlon prepared a Draft Engineering Design Report dated August 1997 which provided site remediation recommendations. Included in this report are laboratory test results for unconfined compr~ssion strength tests performed on samples of the auto fluff mixed with various percentages of cemen*he report indicates the fluff will be_mixed wJ:th 7.~ percent cement for remediation purposes. Based on the unconfined compressive strength test resu-it-~n our opl'nlon,the7]r percEmfcement/auto fluff mixture would provide a material suitable for use as structural fill. Specific geotechnical recommendations for use of the treated auto fluff will be presented in a supplemental report. This report has been prepared for speci-fic application to this project only and in !3 manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area for the ,exclusive use of Zelman Development Company and their representatives. No warranty, expressed or implied, is made. This report, in its entirety, should be included in the project contract documents for the information of the contractor. Site Preparation and General Earthwork The building and pavement areas should be stripped and cleared of surface vegetation, organic " material and other deleterious material. The root mat of the existing vegetation can be left ~/ in pla~ fill areas,::PCQvided C! minimum of twQ feet anfi-one and one-half feet of structural fill underlie foundations and pavements, respectively. 'The vegetation should be removed:' -' ----.. ----~-.. -.----.--~-. . , - Following the clearing operations, the fill placement should commence. The ground surface where structural fill, or slabs are to be placed should be proofrolled. Proofrolling should be performed under the observation of a representative of ECI. Soil in loose or soft areas, if recompacted and still excessively yielding, should be overexcavated and replaced with structural fill or crushed rock to a depth that will provide a stable base beneath the general structural fill, or will provide suitable support for slabs. A geotextile fabric could also be used to aid in stabilizing the s~bgrade. Structural fill is defined as compacted fill placed under buildings, roadways, slabs, pavements, or other load-bearing areas. Structural fill under floor slabs and footings should be placed in horizontal lifts not exceeding twelve (12) inches in loose thickness and compacted to a minimum of 90 percent of its maximum dry density determined in accordance with ASTM Test Designation 0-1557-78 (Modified Proctor). The fill materials should be placed at or near the optimum moisture content. Fill under pavements and walks should also be placed in horizontal lifts and compacted to 90 percent of maximum density except for the top twelve (12) inches which should be compacted to 95 percent of maximum density. Earth Consultants. Inc, GEOTECHNICAL ENGINEERING STUDY Zelman Development Company December 8, 1997 E-3000-3 Page 5 The existing site soils are moisture sensitive due to their relatively high fines content. As such, even after placement as structural fill, they will become disturbed from normal construction activity during or after periods of wet weather. Once disturbed, in a wet condition, they will be unsuitable for support of floor slabs and pavements. Therefore, the upper foot of subgrade should consist of a granular material suitable for use during wet weather or the upper foot of on-site fill soil could be cement treated. If the earthwork operations are conducted during the dry weather season as planned, it is our opinion that the on-site soils can be used as structural fill, including use as utility trench backfill. However, it must be emphasized that the native soils must be aerated in order to lower the moisture content to levels that will allow adequate compaction. Normal grading operations will provide some aeration; however, additional working of the soil will be necessary prior to or during. grading in order to lower the moisture content to levels that will allow adequate compaction. If the on-site soil is exposed to moisture and cannot be adequately compacted then it may be necessary to use an imported free draining granular fill. Fill for this purpose and for use in wet weather should consist of a fairly well graded granular material having a maximum size of three inches and no more than 5 percent fines passing the No. 200 sieve based on the minus 3/4-inch fraction. Samples of materials proposed for use as structural fill during wet weather ~ should be provided to us for testing in order to determine the suitability of the materials. PreloadfSurcharge Program We estimate settlements of two to four inches could occur from the placement of dock high fills and buildings loads. In order to induce the majority of this settlement prior to construction, we recommend the use of a preload andfor surcharge program. We estimate the preload/surcharge would remain in place for a time period of four to six weeks. A preload program consists of placing structural fill to the finish fiOOr elevation and allowing consolidation of the compressible soil beneath the buildings to occur prior to constructing the buildings. As mentioned previously, surcharge fills should be placed above finish floor elevations in areas where building pad grades win be raised less than two feet above existing site grades. We anticipate surcharges would be approximately two feet in height. More detailed surcharge recommendations can be made when finish floor elevations for individual buildings have been established. In building areas where greater than two feet of fill is required to achieve finish floor elevations, a preload can be used. A surcharge program consists of placing structural fill to the finish floor elevation, and then placing additional fill above the finish floor elevation as a surcharge, and allowing consolidation of the compressible soil beneath the buildings to occur prior to constructing the buildings. Based on the soil conditions and our experience with similar conditions, the estimated total post-construction settlements are in the range of one to one and one-half inches, after successful completion of a preload and/or surcharge program. Earth Consultants. Inc. GEOTECHNICAL ENGINEERING STUDY Zelman Development Company December 8, 1997 E-3000-3 Page 6 The preload/surcharge fill should ~xtend at least five feet beyond tt:1e building footprints. The . . side slopes of the fill should be sloped at a gradient of 1 H:1 V or flatter:.. If future expansion of any building is anticipated, the preload fill should extend at least twenty. (20) feet in the direction of the future addition. The purpose of extending the surcharge is to reduce the possibility of settlement of the then-existing building from future building or surcharge loads. Because the purpose of the preload/surcharge is to induce settlement, it is necessary to monitor both the magnitude and rate of such settlement. J..Q a~<;.Q,IDQl~ • ...settlemeDt-.-...." markers should be installed within the building pads. The number of settlement markers • placed will depend on the size of the building. As a general rule, one settlement marker should be placed for every 10,000 to 15,000 square feet of floor area. The settlement markers should be placed on the existing site subgrade before fill is placed. A typical settlement marker is depicted on Plate 3, Typical Settlement Marker Detail. Once installed, and while fill is being placed, the settlements caused by the filling operation should be recorded daily. For the first two weeks after the preload/surcharge fill is in place, readings should be acquired . at two to three day intervals. Subsequently, readings may be obtained on a weekly basis, until either settlements cease, or the anticipated remaining settlements are within the previously specified settlement ranges. We should be retained to install the settlement .markers and acquire the settlement readings. Should the readings be made by another organization, the measurements must be provided to us in a timely manner to allow for interpretation of the data. This will help avoid any misinterpretation or misunderstanding regarding the success ofthe preload/surcharge program. The settlement markers must be kept intact during earthwork operations. In our experience, earthwork equipment (dozers and trucks) often destroy or damage markers .. This adds to the project costs as the markers typically must be replaced and makes the settlement data obtained less reliable. In order to attempt to avoid this scenario, we recommend the project specifications include a requirement that the"earthwork contractor is required to immediately replace any damaged settlement markers and have the settlement readings re-obtained at his own cost. This requirement makes the earthwork contractor more conscious of the importance of the preload/surcharge program and will aid in maintaining the integrity of the monitoring program. Fill for landscaping purposes should not be placed near the building since additional fill could induce further settlements after the building is constructed. If such fill is planned, the preload fill should be extended to five feet beyond the planned landscape fill, or a lightweight fill should be used. Earth Consultant., Inc. ( d \ GEOTECHNICAL ENGINEERING STUDY Zelman Development Company December 8, 1997 Foundations E-3000-3 Page 7 In our opinion, the proposed buildings can be supported on conventional spread and continuous footing foundations bearing on a minimum of tw fee ctural fill after successful com letion f the reload an lor surcharge program .. Depending.9.!L9!.ade~J! meW ... E!.n .. e~~~sa,rytQ_py.e..r.~~~f3Y,~!E! t~~" ~')(!~!~£l.9,.~oi!J!!..9rder to ...P!9yide the two feet Q1 structur.al fill. If extremely soft soil is exposed in the foundation e~cavations, it may be necessary to 'eXtend the excavation to provide additional structural fill'beneath foundations. Exterior footing should be bottomed at a minimum depth of eight~en (18') inches below the lowest outside grades. Interior footings may be bottomed at a depth of twelve (12) inches below the top of the slab. Footings may be designed for an allowable bearing capacity of two thousand five hundred {2,500) pounds per square foot (psf). Loa~!~g of this magnitude would be provided with theoretical factor-of-safety in excess of three against actual shear failure. For short-term dynamic loading conditions, a one-third increase in the above allowable bearing capacities can be used. Continuous and individual spread footing should have minimum widths of eighteen (18) and twenty-four (24) inches, respectively. Lateral loads due to wind or seismic forces may be resisted by friction between the foundations and the supporting subgrade or by passive earth pressure on the buried portions of the foundations. For the latter, the foundations must be poured "neat" against the existing soil or backfilled with compacted fill meeting th~ requirements of structural fill. A coefficient of friction of 0.4 may be used between the fO!Jndation elements and the supporting subgrade. The passive resistance of native soil or' structural fill may be assumed to be equal to the pressure exerted by a fluid having a unit weight of three hundred (300) pounds per cubic foot (pef). These lateral resistance values are allowable values, a factor-of-safety of 1.5 has been included. As movement of the foundation element is required to mobilize full passive resistance, the passive resistance should be neglected if such movement is not acceptable. YYith structural loading as expected, total settlement in the range of one and ooe.:ha~s is antiCIpated with differential movement of about one inch. Most of the anticipated settlements should occur during construction as the dead loads are applied. Footing excavations should be observed by a representative of ECI, prior to placing forms or rebar, to verify that conditions are as anticipated in this report. Earth Con.ultant.. Inc, GEOTECHNICAL ENGINEERING STUDY Zelman Development Company December 8, 1997 Retaining and Foundation Walls E-3000-3 Page 8 Retaining and foundation walls should be designed to resist lateral earth pressures imposed by the retained soils. Walls that are designed to yield can be designed to resist the lateral earth pressures imposed by an equivalent fluid with a unit weight of thirty-five (35) pcf. For walls that are restrained from free movement the equivalent fluid weight should be increased to fifty (50) pcf. These values are based on horizontal backfill and that surcharges due to backfill slopes, hydrostatic pressures, traffic, structural loads or other surcharge loads will not act on the wall. If such surcharges are to apply, they should be added to the above design lateral pressure. Calculation of lateral resistance should be based on the passive pressure and coefficient of friction design parameters' given in the previous foundation section. If it is desired to include th~ effects of seismic loading in the design, a rectangular pressure distribution equal to six times the wall height should be added to the above lateral earth pressure values. Retaining walls should be backfilled with a free-draining material conforming to the WSDOT specification for gravel backfill for walls (WSDOT 9-03.12(2». The free-draining material should extend at least eighteen (18) inches behind the wall. The remainder of the backfill should consist of structural fill. A perforated drain pipe should be placed at the base of the wall. Drain pipes should be surrounded by a free-draining soil that functions as a filter in order to reduce the potential for clogging. Drain pipes 19cated in the free-draining backfill soil should be perforated with holes less ~han one-quarte'r in'ch in diameter. The drain pipe should be surrounded by a minimum of one cubic foot per lineal foot with three-eighths inch pea gravel. Alternatively, retaining wall drainage systems such as Miradrain could be used. If any such product is. used, it should be installed in accordance with the manufacturer's specifications. Slab-on-Grade Floors Siabs-on-grade should be supported on a minimum of one foot of imported granular structural fill, or one foot of cement treated on-site soil, or a combination thereof. Cement treatment of the subgrade, if used, should consist of mixing a minimum of 8 percent cement by weight into the upper twelve inches of subgrade soil. Slab-on-grade floors supported on a minimum_Q.t9..r:"Ie foot of imported granular~t_ru<:t.uXc;tJJ.W, or onefoot -ofcemenCtie.-afed·.()o;siie.sojJ, or acomblnaiiorijhe-rec)"f maybe-designed for a modulus of soil-s·~b~ir~d~ reaction of .three hundred fifty (350)p~'~~'d';'pe;:-c'~bic inch (pci). ----.-.... ,-.. ---.. -~ .. -.----.----._--..... _ .... -._ .. -----------_ ... -... -_ .. --------.---------------.. ---------- Earth Coneultanta. Inc. GEOTECHNICAL ENGINEERING STUDY Zelman Development Company December 8, 1997 E-3000-3 Page 9 Concrete slabs resting on soil ultimately may cause the moisture content of the underlying soils to rise. -This results from continued capillary rise and the ending of normal evapotranspiration. As con~rete is permeable, moisture will eventually penetrate the slab resulting in a condition commonly known as a "wet slall.:, and poor adhesion of floor coverings may result. In our experience, these conditions rarely occur in dock-high, open air warehouses, except in areas were floor coverings are used. - - . To minimize the potential for a wet slab, in areas where f!Q.or_~ove(io.gs_wiILbe_u_s_e.d,_~u~~C!~e moisture protection measure should be used. Typically, such protection measures include placeme-nf ora vaporba-rrie-ruand a capillar)direaJs... A capillary break, if used, should consist of a minimum 9f four inches of clean sand or washed rock. Samples of materials proposed for use as a capillary break should be submitted to us for review and/or testing prior to their use. Seismic Design Considerations The Puget Lowland is classified as a Seismic Zone 3 by the Uniform Building Code (UBC). The largest earthquakes in the Puget Lowland are widespread and have been subcrustal .events, ranging in depth from thirty (30) to fifty-five (55) miles. Such deep events have exhibited no surface faulting. Structures are subject to damage from earthqu~kes due to direct or indirect action. Direct action is represented by shakin.g. Indirect action is represented by movement of the soil supporting foundations and is typified by ground failure (rupture), liquefaction, or slope failure. Liquefaction is a phenomenon in which soils lose all shear strength for short periods of time during an earthquake. The effects of liquefaction may be large total and/or differential settlement for structures with foundations founded in the liquefying soils. Groundshaking of sufficient duration results in the loss of grain to grain contact and rapid increase in pore water pressure, causing the soil to behave as a fluid for short periods of time. To have a potential for liquefaction, a soil must be cohesionless with a grain size distribution of a specified range (generally' sands and silt); it must be loose to medium dense; it must be below the groundwater table; and it must be subject to sufficient magnitude and duration of groundshaking. Earth Consultants. Inc. GEOTECHNICAL ENGINEERING STUDY Zelman Development Company December 8, 1997 E-3000-3 Page 10 Based on the information obtain from our borings, the loose soils encountered during our field exploration consist of interbedded silts and silty sands. Given this information, it is our opinion that the potential for widespread liquefaction over the site during a seismic event is low. Isolated areas may be subject to liquefaction; however, the effect on structures is anticipated to be minimal if the recommendations contained in this report are followed. Should liquefaction occur, the liquefying zones would be several feet below the footings of the buildings. We estimate liquefaction induced settlement would be in the range of two inches, which is slightly higher than the estimated post construction settlements (1.5 inches) discussed earlier. The UBC Earthquake regulations contain a static force procedure and a dynamic force procedure for design base shear calculations. Based on the encountered soil conditions, in our opinion a site coefficient of S3 = 1.5 should be used for the static force procedure as outlined in Section 1634 of the 1994 UBC. For the dynamic force procedure outlined in Section 1629 of the 1994 UBC, the curve for Soft to Medium Clays and Sands (soil type 3) should be used for Figure 3, Normalized Response Spectra Shapes. Excavations and Slopes The following information is provided solely as -a service to our client. Under no " circumstances should this information be interpreted to mean that Eel is assuming j responsibility for construction site safety or the contractor's activities; such responsibility is not being implied and should not be inferred. -. . .- In no case should excavation slopes be greater than the limits specified in local, state and federal safety regulations. Based on the information obtained from our field exploration and laboratory testing, the soils expected to be exposed in excavations can be classified Type C as described in the current Occupational Safety and Health Administration (OSHA) regulations. Therefore, temporary cuts greater than four feet in height should be sloped at an inclination no steeper than 1.5H:1V or they should be shored. Shoring will help protect against slope or excavation collapse, and will provide protection to workmen in the excavation. If temporary shoring is required, we will be available to provide shoring design criteria, if requested. If slopes of this inclination, or flatter, cannot be constructed, temporary shoring may be -necessary. Shoring will help protect against slope or excavation collapse, and will provide protection to workers in the excavation. If temporary shoring is required, we will be available to provide shoring design criteria. Earth Con.ultants. Inc. GEOTECHNICAL ENGINEERING STUDY Zelman Development Company December 8, 1997 E-3000-3 Page 11 Permanent cut and fill slopes should be inclined no steeper than 2H:1V. Cut slopes should be observed "by ECI during excavation to verify that conditions are as anticipated. Supplementary recommendations" can then be developed, if needed, to improve stability, including flattening of slopes or installation of surface or subsurface drains. In any case, water should not be allowed to flow uncontrolled over the top of any slopes. All permanently- exposed slopes should be seeded with an appropriate speCies of vegetation to reduce erosion and improve stability of the surficial layer of soil. Site Drainage The site must be graded such that surface water is directed off the site. Water must not be allowed to stand in any area where buildings, slabs or pavements are to be constructed. During construction, loose surfaces should be sealed at night by compacting the surface to reduce the potential for moisture infiltration into the soils. Final site grades must allow for drainage away from the building foundations. We suggest that the ground be slo ed at a gradient of 3 nt f . n ast e f et awa from the buildin s exce t In areas that are to be paved, which can bJt~loJled at a gradiEW! of 2 Qercent. If seepage is encountered in foundation or grade beam excavations during construction, the bottom of the excavation should be sloped to one or more shallow sump pits. The collect~d water can then be pumped from these pits to a positive and permanent discharge, such as a ~ nearby storm drain. Depending on the mag"nitude of such seepage, it may also be necessary to interconnect the sump pits by a system of connector trenches. ~foundation d;ains should be installed where landscaped areas are immediately adjacent to non hdock-high portions the building. In our OpiniOn, foundation drains are not necessary in areas where pavements extend to the building walls. The drains should be installed at or just below the bottom of the footing, with a gradient sufficient to initiate flow. A typical detail is provided on Plate 4. Under no circumstances should roof downspout drain lines be connected to the foundation drain system. Roof downspouts must be separately tightlined to discharge. Cleanouts should be installed at strategic locations to allow for periodic maintenance of the foundation drain and downspout tightline systems. Earth Consultant., Inc. GEOTECHNICAL ENGINEERING STUDY Zelman Development Company December 8, 1997 Pavement Areas E-3000-3 Page 12 The adequacy of site pavements is related in part to the condition of the underlying subgrade. To provide a properly prepared subgrade for pavements, the subgrade should be treated and prepared as described in the Site Preparation and General Earthwork section of this report. At a minimum, the top twelve {12}-inches of the subgrade should consist of imported granular structural fill suitable for use nn wet weat er con itions com acted to 95 percent of th~ maximum ry density (per ASTM 0-1557-:-It is possible that some localized areas of soft, wet or unstable subgrade may still exist·after this process. Therefore, a greater thickness of structural fill or crushed rock may be needed to stabilize these localized areas'. As an alternative to placement of a minimum of one foot of imported granular structural fill, consideration could be given to cement treating the subgrade soil. Specific recommendations Tor cement treatment can be provided upon requ~st. ~ The following pavement sections are suggested for lightly-loaded areas: • ~ inches of asphalt concrete (AC) over four inches of crushed rock base {CRB} material, or • Two inches of AC over three inches of asphalt treated base (ATB) material. -I \-. Heavier truck:..traffic areas will require thicker sections depending upon site usage, pavement life and site traffic. As a general rule the following sections can be considered for truck- trafficked areas: • Three inches AC over six inches of CRB • Three inches of AC over -four and one half inches of A TB Asphalt concrete (AC), asphalt treated base (ATB), and crushed rock base (CRB) materials should conform to WSDOT specifications. Rock base should be compacted to at least 95 percent of the ASTM 0-1557-78 laboratory test standard. We suggest the use of Class B asphalt. Earth Consultant •• Inc_ ( GEOTECHNICAL ENGINEERING STUDY Zelman Development Company December 8, 1997 Utility Support and Backfill E-3000-3 Page 13 TIle site soils should provide adequate support for utilities located abaye the groundwater table. The soil that is located below the groundwater table may not provide adequate support In their present condition. The inability of soils located below the groundwater table to adequately support utilities would result from both the loose condition of the soil and the effect of the groundwater table de-stabilizing the trench bottom as the trench is excavated. Thus, if utilities will be located below the groundwater table, remedial measures will likely be required in order to provide adequate support. Remedial measures could include dewatering the trench, using steel sheeting to create a barrier of flow to the groundwater or placement of quarry spaUs in the bottom of the trench as it is excavated. Use of a geotextile to provide separation between the native soils and quarry spoils may also be necessary if heaving soils are encountered. Utility trench backfill is a primary concern in reducing the potential for settlement along utility alignments, particularly in pavement areas. It is important that each section of utility line be adequately supported in the bedding mater.ial. The material should be hand tamped to ensure support is provided around the pipe haunches. Fill should be carefully placed and hand tamped to about twelve inches above· the crown of the pipe before any heavy compaction equipment is brought into use. The remainder of the trench backfill should be placed in lifts (_ having a loose thickness of less than twelve (12) inches. A typical trench backfill section and compaction requirements for load supporting al1d non-load supporting areas is presented on Plate 5. \ Trench backfill beneath building, parking and roadway areas may consist of native soils or imported materials provided they are near optimum moisture content as determined by our field representative. Based on current conditions, the majority of the on-site soil would require aeration to reduce the moisture content to near the optimum to allow compaction: During wet weather, a granular fill, as described earlier, should be used. LIMITATIONS Our recommendations and conclusions are based on the site materials observed, selective laboratory testing and engineering analyses, the design information provided to us by you, and our experience and engineering judgement. The conclusions and recommendations are professional opinions derived in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. No warranty is expressed or implied. Earth Con.ultants. Inc. GEOTECHNICAL ENGINEERING STUDY Zelman Development Company December 8, 1997 E-3000-3 Page 14 The recommendations submitted in this report are based upon the data obtained from the test pits. Soil and ·groundwater conditions between test pits may vary from those encountered. The nature and extent of variations between our exploratory locations may not become evident until construction. If variations do appear, Eel should be requested to reevaluate the recornmendations of this report and to modify or verify them in writing prior to proceeding with the construction. Additional Services As the geotechnical engineer of record, ECI should be retained to perform a general review of the final design and specifications to verify that the earthwork and foundation recommendations have been properly interpreted and implemented in the design and in the co~struction specifications. Eel should also be retained to provide geotechnical services during construction. This is to observe compliance with the design concepts, specifications or recommendations and to allow design changes in the event subsurface conditions differ from those anticipated prior to the start of construction .. We do not accept responsibility for the performance of the foundation or earthwork unless we are retained to review the construction drawings and specifications, and to provide construction observation and testing services. Earth Conault .... te. Inc. \~.- 26 !:'! <.! 'I." i / / ! .... -/;./ " I ~ .. ~} ~ ~~~li')-j "". 411.· .f" Reference: King County I Map 41 By Thomas Brothers Maps Dated 1990 • l 1 T -..... ':' \ t ~ t l :,.1 .t • .. '"~ 0...;-• "'L l -, r~ ~f I iiI I II ""it " lrrac~1 '. . , ,~~U --! ': I' ,: . , ~G.~;" ____ .:1: .·r.{~~ ~~t:~:. ~ __ 1 25 '.' "' ! . ~.>' (C ~ ~ ~ CC u.. -: ;.1' ;. .. . ,~ .-_, I ~ ..... J j; ; 'H'tl! <-... -I--I ~ \ '\ .. .. .. ... ~ .. -• -S ~1. .,l.; ./ .-j J , .. :. ;.' .:~:~. I -i : ~ : \ ''.''fi' I . '~ .. : .-~~}~~fP( . ,-" 36 I ,1-vol \. i \f ~ J ~NJ ,.,; J ,(! ~ $f f >- , .. :j" lJ • s w' l. I \ .. _ ~!!.~".£S>!2~~.t~!:,l~~!.'lS; Vicinity Map Zelman Property Parcels A, 8 and C Renton, Washington Drwn. GLS Date Oct.·97 Pro]. No. 3000-3 CheckedRAC Date 10128197 Plate 1 --+--+-...... '-.-tl_' -+1--+' --t-I - , ;( -. '. 'f ~ .. B-1 o I -e-I o Rr Approximate Scale 100 200 400ft. LEGEND Approximate Location of ECI Boring, Proj. No. E-3000-3, Oct 1997 TP-101-~-Approximate Location of I . ECI Test Pit, Proj. No. E-3000-3, Oct. 1997 G-101... Approximate Location of ECI Grab Sample, Proj. No. E-3000-3, Oct. 1997 I B-1 -9-Approximate Location of ECI Boring, Proj. No. E-3000, May 1986 TP-1 -9-Approximate Location of ECI Test Pit, Proj. No. , E-3000, May 1986 Auto Fluff Area ~. MreR~Area I, , f . t o Proposed Building '----:-1 1 1 Existing Building I __ -.J Boring and Test Pit Location Plan Zelman Property Parcels A,· Band C Renton, Washington :flecked RAe Date 10l30I97 Plate 2 SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING Surcharge or Preload Fill Surcharge or Preload Fill STANDARD NOTES 1) Base consists of 3/4 inch thick, 2 foot by 2 foot plywood with center drilled 5/8 inch diameter hole. 2) Bedding material, if required. should consist of Traction Sand. 3) Marker rod is 1/2 . inch diameter steel rod threaded at both ends. 4) Marker rod is attached to base by nut and washer on each side of base. 5) Protective sleeve surrounding marker rod should consist of 2 inch diameter plastic tubing. Sleeve is NOT attached to rod or base. 6) Additional sections of steel rod can be connected with threaded couplings. 7) Additional sections of plastic sleeve can be connected with press-fit ·plastic couplings. . 8) Steel marker rod should extend at least 6 inches above top of plastic sleeve. 9) Marker should extend at least 2 feet above top of fill surface. TYPICAL SETTLEMENT MARKER DETAIL Zelman Property Parcels A, Band C Renton, Washington Proj. No. 3000-3 Drwn. GLS Date Oct. '97 Checked RAe Date . 10/30/97 Plate 3 o .{ \ Proj. No. 3000-3 Drwn. _ Slope To Drain ... ~_"."";'; •• 18 inch min. t 2 inch min. LEGEND SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING Surface seal; native soil or other low permeability material. Fine aggregate for Portland Cement Concrete; Section 9-03.1 (2) of the WSDOT Specifications. Drain pipe; perforat~ or slotted rigid PVC pipe laid with perforations or slots facing down; tight jointed; with a positive gradient. Do not use flexible corrugated plastic pipe. Do not tie building downspout drains into footing lines. Wrap with Mirafi 140 Filter Fabric or equivalent TYPICAL FOOTING SUBDRAIN DETAIL Zelman Property Parcels A. Band C Renton. Washington GLS Date Oct. '97 Checked RAe Date 10/30197 Plate 4 ! ( Non-Load Supporting Roor Slab or Areas Roadway Areas -,.. . ' I Varies 1 Foot Minimum Backfdl Varies Bedding Varies LEGEND: Asphalt or Concrete Pavement or Concrete Roor Slab Base Material or Base Rock Backfill; CQmpacted On-Site SoH or Imported Select Fill Material as Described in the Site Preparation of the General Earthwork Section of the Attached Report Text. Minimum Percentage of Maximum Laboratory Dry Density as Determined by ASTM Test Method D 1557-78 (Modified Proctor). Unless Otherwise Specified in the Attached Report Text. Bedding Material; Material Type Depends on Type of Pipe and Laying Conditions. Bedding Should Conform to the Manufacturers Recommendations for the Type of Pipe Selected. . ~ Earth Consultants Inc. ~ Crootd>nicaI EnjIInrnS. GtoIoIII:s&S .. F .... Iruo.' ....... Snrfti.qs . TYPICAL UTIUTY TRENCH FILL Zelman Property Parcels A, Band C Renton, ·Washington Prot. No. 3000-3 Drwn. GLS Date Oct. '97 Checked RAe Date . 10/30197 Plate 5 ( ( APPENDIX A FIELD EXPLORATION E-3000-3-·- Our field exploration was performed on October 20 and 23, 1997. Subsurface conditions at the site were explored by drilling four borings and 21 test pits. The borings were drilled by Associated Drilling and the test pits were excavated by Northwest Excavating, using a track- mounted excavator. Approximate exploration locations were determined relative to existing landmarks. Approximate locations should be considered accurate only to the degree implied by the method used. These approximate locations are shown on the Boring and Test Pit Location Plan, Plate 2. The locations of borings and test pits performed in 1986 are also shown on P·late 2.' The field exploration was continuously monitored by an individual from our firr:n who classified the soils encountered and maintained a log of each test pit, obtained representative samples, measured groundwater levels, and observed pertinent site features. AU samples were visually classified in accordance with the Unified Soil Classification System which is presented on Plate A 1 ,Legend. Logs of the borings and test pits are presented in the Appendix on Plates A2 through A38. The final logs represent our interpretations of th.e field logs and the results of the laboratory examination and tests of field ,samples. The stratification lines on the logs represent the approximate boundaries between soil types. 'In actuality, the transitions may be more gradual. Representative soil samples were placed in closed containers a~d returned to our laboratory for furthe( examination and testing. Earth Con.ult ..... t.. Inc_ ( ( '--- ,.... ~ , ~ ~ ... 1 00 iI n Boring Log I Zi:l"~~ UlJt:llY Parcels A. B and C of 2 Job No. 1 Logged by:' ' :mtlO_'l RAC Start 1Jli2~ \JOO ...... uv .. Date: 10/23/97 OriUing Contactor: Associated Ground Surface Sevation: ±2~ LL=35 PL=29 PI=6 W No. Blows (%) A. 7.4 59 12.9 18 40.0 5 39.7 2 26.1 8 11.0 11 Drilling Method: Sampling Method: H§A SPT Hole Completion: D' WeU o Piezometer , sealed with "'vu .. " r-- 1-- -- 2 i-- -- 3~- (/I 0 UJl (/I E ::J ::II (/I SM Surface Conditions: (TopsoR to 4-) _Fl_ll..:_" I Gray sUty fine SAND, loose, wet, considerable wood, plastic, glass debris, some slag , r---through debris at 3.5' to 4.0' 4~~~~~--~~~~----~~~~~~~--~~~~--~--------~ -- 5 :-r- ,-f- 6 -r- -'- SM Brown silty fine to medium SAND with gravel: medium dense, wet -6-coarse sand lense 7r-~M~L-~~~v~S~IL~~---~~tlll~~tM~--------------------~ '-_ _·-z 8>-- :-- 9f-- ;-- 10 ~ r-- 11 '-- f-- 12 I--- r-- 13 :-- 14 r-- I--- 15 f-- r-- 16 f-- f-- 17 I--- I--- 18 I--- I--- 19 I--- I--- !:'o~ .. .",... -increasing sand and sandy sUt. very lose, groundwater table encountered, ' Blad poorty graded fine to medium SAND, loose, water bearing -increasing silt, some silty sand Boring Log Zelman Property Parcels A. B and C Renton, Washington ~PrC)j __ No. 3000-3 Own. GLS 'I Oate Nov. '97 Olecked RAe Date 11/3/97 I Plate A2 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests. analysis and judgment They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. . { Boring Log Orilling Contactor: Ground Surface 8eVation: ±24' No. W Blows (%) Fl 55.3 10 25.0 12 SandC • 26 28 Drilling Method: HSA Hate Completion: DWell o Piezometer -10% fines Sampling Method: SPT sealed Sheet 2 of 2 bentonite to medium dense, nM~~ 3Or.-+~~~~--~--~~~~~--~~~~------~~--~~~-----; MH Brown elastic SILT organic sOt, soft, saturated, Interbedded 58.6 4 31 Proj. No. 3000-3 Own. GLS organic fragments at 31.5 table encountered at 10.0 feet during dnlling. cuttings and bentonite. Boring Log Zelman Property Parcels A. B and C Renton, Washington Date Nov. '97 Olecked RAC Plate A3 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. . ~ n Boring Log I Project Name: Zelman Property Parcels A. B and C of 2 Job No. 1 logged by: 3()()().3 I RAC DrIlling Contactor: Associated Ground Surface 8evation: ±23' No. W Blows (%) A. 13.3 19 34.4 10 10 LL=37PL=31 PI=6 43.5 6 41.5 5 44.3 2 CJ --0 L .0 a. e • ::a L CI III ~ Y »< 0< )< »< »< ;X )< !>< i>< )< )< !>< )< ~ !>< Dc !>< !>< )< ;X )< !>< ;X »< »< >y< >y< >y )< » Y'Y » Y';x Start Date: 10/23/97 Drilling Method: HSA Completion Date: 10/23/97 Boring No.: 8-2 Sampling Method: SPT Hole Completion: o Monitoring Well o Piezometer 00 Abandoned, sealed with bentonite L • -.... a. .... a. e • u.. • 0 III I-- 11-- - 2- r-.-- SM Surface Conditions: A~ ~rown silty SAND with gravel, loose, moist -contains organics -becomes gray, no apparent organics 3~-+~~~~~=---~~~~~~~~--~~--~----~~-----------4 SM A~ Brown to black silty SAND, medium dense, moist 1-1- 41-"- I-- 5 I-r- l-I-- 6 l-I- 1-"- 7 t-- I-r- 8 l-I-- l-f- 91-"- I-- 10 ~ 11 l-I-- 1-"- 12 t-- 1-- 13 I-- I-- 14 1-- I-- 15 1-.- l-t- 16 l-f- 1-'-- 17 I--- f--- 18 f--- r-- 19 I--- I-- , ML -contains organic debris -copper wire -no recovery -cuttings same as at 5' Gray SILT, loose, saturated (native) -contains organics . -trace sand -becomes very loose -contains peat interbeds Boring Log Zelman Property Parcels A. B and C Renton, Washington ~ Proj. No. 3000~ Own. GLS I Date Nov. '97 Checked RAC Date 11/3/97 I Plate A4 Subsurface conditions depiCted represent OU' observations at the time and location of thiS exploratory hole, modified by englneenng tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. { I"'- 0-, '<f , Boring Log Project Name: Z~"IQ" r IVI.n:my Parcels A. Band C of 2 Job No. jlogged by: .. . 3000-3 RAC Start Date: 10/23/97 Q. •.• ~t' .... u .... " Date: 10/23/97 Boring No.: B-2 Drilling Contactor: A Ground Surface 8evation: ±23' Drilling Method: HSA Hole Completion: D· "HWell 1111 III ML Gray SILT. loose. AAtllr::ltPrl Sampling Method: SPT ....... sealed with 84.4 8 I~ t.!! PT layer of PEAT and organic silt ~ ~ ~ 21--r- 29.9 16 +-~~~+-~--~~~~--~--~----~~~~------------------~ Gray silty SAND. medium dense. saturated SM 22 23 24 25 26 r--- ,-.-- r-- "'- "'- ,-.-- -,- -r- -f- Boring terminated at 26.5 feet below existing grade. Groundwater table encountered at 10.0 feet during dnll1ng. Boring backfilled with . cuttings and bentonite. . :r---------~--~--~----~~--~--~--------~------------------------------------------~ ~ Proj. No. 3000-3 Own. GLS I Date Nov. '97 Boring Log Zelman Property Parcels A. B and C Renton. Washington Checked RAC I Date 11/3/97 I Plate Mj Subsurface conditions depicted represent our observations at the time and location of thiS exploratory hole, modified by englneenng tests. analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. ( ( Boring log Project Name: Zelman ~iu.., ..... y Parcels A. Band C Job No. 3000-3 J ftt.~ by: Drilling Contactor: Associated Ground Surface 8evation: ±24' Start Date: 10/23/97 DrIlling Method: HSA Hole Completion: DWell \. "'" Date: 10/23/97 o Piezometer U -i,. • -Surface Conditions: W No.:i: o.~ -(It 0 Blows 0. ~ 'Ii.';' 0. 0.0 (%) R. "::.. II. : ~ ~ _~ ~. (It 1 0 (It (It Boring No.: 8-3 Sampling Method: SPT sealed with of 2 x X X i-- 2r--r~~~~~~----~~--~~--~--~------~------------~ ML Mottled brown and gray SILT, medium dense, moist 33.3 11 35.3 7 16.3 16 1M 13111 r-- 31-- 1-- 4f-- i-- 5f-- f-- 6f-- 1-- 7 i-- 8f-- f-- 9f-- i-- 10 f-- f-- 111-- f-'- 12 i--Fv -trace fine sands -contains small roots -becomes loose SM ••• 661 .... brown and gray silty fine SAND, medium dense, moist 30.8 6 13 :::. _ SM ~~r_ silty flOe SAND, loose, saturated _ -increase in sUt content I~Utl: 44.7 10 1-- 14 f-'- i-- 15 f-c- f-- 16 f-- 1-- 17 i-- i-- 18 i-- ~ 19:= -30% fines -contains large (4j pieces of wood -becomes medium dense ~ i--::r--------L--~--~~W-~~~~--------r_--------------------------------__1 .~~~~~~~. ~~ Boring Log Zelman Property Parcels A. B and C Renton, Washington r--------------r--------------r---------~--_+--------------r_--------------_r----------~ I Date Nov. '97 Olecked RAC Date 11/3/97 I Plate A6 ~ Proj. No. 3000-3 DNn. GLS Subsurface conditions depicted represent our obS8fVations at the time and location of thiS exploratory hole, modified by engineenng tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. ( c .-0{. \." Boring Log Surface BeYation: W (%) 26.8 45.8 Proj. No. 3000-3 Own. GLS • . .. G- Il. : '" Sheet of 2 2 Drilling Method: Sampling Method: SPT Hole Completion: DWell o Piezometer sealed with bentonite CI) 0 u.o Cl)E ::l :» CI) Black POOrly graded with sUt. medium dense, saturated -sand is fine to medium grained -contains large piece of wood -no recovery terminated at 31.5 feet below existing grade. Groundwater table encountered at 12.5 feet during drilling. Boring backfilled with cuttings and bentonite. Boring Log Zelman Property Parcels A. B and C Renton, Washington Oate Nov. '97 Checked RAC Plate A7 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. ( ,... .,.. "-v Boring Log Name: Ground Surface Sevation: ±24' W fl.) No. Blows A. 15.7 12 6.6 11 9.9 9 18.8 7 33.3 7 30.0 8 o BandC ... . a. ... • I.L a 2 3 • Drilling Method: HSA Hole Completion: DWell o Piezometer {II 0 0.0 {II e :l :J Surface Conditions: {II Sampling Method: SPT sealed Sheet 1 of 2 5~-r~~-M~o-~~ed~b-r-own----~--~--~~~--~--~---m-o~i~&--------~ -37% fines 6 7 8 -becomes loose 9 10 11 12 13 SM Gray sDty fine SAND, loose, saturated 14 15~-+----~-----------------------------------------------------; SM Black silty fine to medium SAND, loose, saturated 16 -14% fines 17 18 19 Boring Log Zelman Property Parcels A. B and C Renton, Washington Proj. No. 3000-3 Own. GLS Date Nov.'97 Olecked RAC Plate A8 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility fot the use or interpretation by others of information presented on this log. I' a-"-~ "- Boring Log Project Name: Zelman Pro~~rty Parcels A. B and C of 2 Job No. 3000-3 OrilUng Contactor. Associated Logged by: RAC Ground Surface Bevation: ±24' W (%) 26.9 No. Blows A. Start Date: 10}23/97 OrI1ling Method: HSA Completion Oate: 10/23/97 Boring No.: 8-4 Sampling Method: SPT Hole Completion: o Monitoring Well o Piezometer 00 Abandoned, sealed with bentonite III 0 u .a III e :J JI III f-,-~P-S~ Black pogrty graded SAND with silt, medium dense, saturated -sand IS fine to medium grained 21 f-- Boring terminated at 21.5 feet below existing grade. Groundwater table encountered at 12.5 feet during drilling. Boring backfilled with cuttings and bentonite. -~---------L--~~--~--~--~--L----L---------r--------------------------------------------1 ~._~~~U}~~ Boring log Zelman Property Parcels A. B and C Renton, Washington ~----------~--------~-----------+-----------r------------r--------; ~ PrO;. No. 3000-3 Own. GLS I Oate Nov.'97 Checked RAC Oate 11/3/97 I Plate A9 Subsurface conditions depIcted represent our observations at the time and location of thIS exploratory hole, modified by engineering tests. analysis and judgment They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. . Test Pit Log Project Name: Zelman Property Parcels A. B and C i Job No. I Logged by:' . ~ DSL Excavation Contactor: N.W. Excavating Notes: CJ -e --.r:. W .r:. 0 ~ . -II) 0 .0 Q. o .0 Q. e Q. ... e II) e (%) • eu. L :t 0 • ::J :to CI II) II) II) SM ,-- 1- - 2- - 3 ...:....-. '- 4-' - 5 ML - 22.1 6- - 7- - 8- - 9- I---. 21.6 10 I--- I--- 11 I--- I--- 12 I--- I--- 13 t-- I--- 14 Test P'1l No.: TP-101 Ground Surface Bevation: Surface Conditions: Grass A~ Brown silty SAND with gravel, medium dense, moist Gray sandy SILT, medium dense, moist -mottlings from 5' of 1 Test pit terminated at 14.0 feet below existing grade. No groundwater encountered during excavation. " .-~!!~!!!.~~ Test Pit Log Zelman Property Parcels A. B and C Renton. Washington ~~Pr_OJ.;;..·.-:-No_._3000_~-3 __ ,--:-IDwn.~ __ G_L_S __ ·..JII--Date--:-_N_O_V_. ·....,9_7_.....L.,_0I_eek_ed __ RA_C __ '--10a_te __ l_l.:.../3...:/:-.9_7 __ ...LI_Pl~at_e _A_l_0_~ Subsurface conditions depIcted represent our obselVations at the time and location of this exploratory hole, modified by englneenng tests, analysis and judgment. They ate not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. ( Test Pit Log Project Z~manD"'nc,nvP~lr~l~ Job No. 3000-3 Excavation Contactor: W. Notes: W (%) 5.5 27.8 70.5 2 4 5 6 7 8 9 11 BandC • (II 0 U.Q (II E :J ~ (II No. 3000-3 Dim. GLS Surface Conditions: Grass ALC Brown silty -plastic Sheet 1 Ground Surface 8evation: dense, moist sDty SAND, medium dense, moist -sloughing In sides -fines content decreases -slow inflow of groundwater of 1 est it terminated at 13.5 feet below existing encountered at 13.0 feet during excavation. Joowatler table Oate Nov.'97 Test Pit Log Zelman Property Par~s A. Band C Renton, Washington Checked RAC Plate All Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and l()Qtions. We cannot accept responsibility for the use or interpretation by others of information presented on this log. ( ( Test Pit Log Excavation Contactor: Notes: W (%) 35.3 12.9 32.3 40.9 Pro;. No. 3000-3 0 -0 L .0 IL E • JI (II .. . . .:.: , 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 BandC • (II 0 U .0 (II E ::l JI (II SM Own. GLS Surface Conditions: Grass Sheet 1 Ground Surface Bevation: dense, moist Gray silty fine SAND, loose to medium moist -becomes dense -becomes wet -6-diameter log of 1 Test pit terminated at 16.0 feet below eXisting grade. No groundwater encountered during excavation. Date Nov. '97 Test Pit Log Zelman Property Parcels A, B and C Renton, Washington Checked RAC Plate A12 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis and judgment They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this Jog. Test Pit Log Project Name: Zelman Property Parcels A. B and C f · Job No. /logged by:-. 3()()()-3 DSL ,.... li-'\. v '\. - Excavation Contactor: N.W. excavating Notes: W (%) 16.6 34.1 25.3 u _ -0 .£; lJ CL e • L :J C!) C/I ;><;>< ~ • -.£; -C/I 0 +-. Il: OlJ CL+-e C/I e • ll- 0 • ::J :J C/I C/I SM - 1- - 2- ~ 3- - 4 !-- - 5 ML - 6- - 7 r--- !-- 8- !-- 9 !-- ~ 10 r-- !-- 11 Test Pit No.: TP-104 Ground Surface 8evation: Surface Conditions: Grass of 1 All: Dark brown/gray silty SAND with gravel, medium dense to dense, moist -{;oncrete debris Brown SILT, medium dense, moist -12-diameter log -becomes dense Test pit terminated at 11.0 feet below existing grade. No groundwater encountered during excavation. Test Pit Log Zelman Property Parcels A. B and C Renton, Washington ~~Aq~·.~No __ .~~~~~~~~IOwn~~.~G_L~S~ __ ~_o.a_t~e~N~OV~.' __ 97~~~Ch_~~ed~ __ RA __ C~~~o.a_t~e~1_1/~3~/ __ 9~7~~L-I~~a_te~A_1_3 __ ~ Subsurface conditions depicted represent our observations at the time and location of thiS exploratory hole, modified by englneenng tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. ~ ~ S Test Pit Log Project Name: Zelman rlu~. '.Y n. A. Ban<! C Job No. logged by: ~nn{'-'l DSL Excavation Contac:tor: N.W. c. ..lng Notes: I--SM 23.4 11-- I-- 2 I-- I-- 3 - - 4 ·SM - 21.8 5- - 61-- I-- 71-- - 8- - 9- - 10 -, 11.4 - 11 - - 12 Test Pit No.: TP-105 Ground Surface Bevation: Surface Conditions: Grass All.; Brown silty SAND with gravel, dense. moist -4-'ayer of sod Brown sDty SAND, dense, moist -decrease In fines content of 1 Test pit l<;lIlIlI~l~ at 12.0 feet below existing grade. No groundwater encountered during excavation. -.r---------~--~----~~--~--~------------_,------------------------------------------_1 j Test Pit Log Zelman Property Parcels A. B and C Renton. Washington t Proj. No. 3Q00-3 I Own. GlS ·1 Oate Nov. '97 Clacked RAC I Date 11/3/97 I Plate A14 Subsurface COnditionS depicted represent our observations at the time and location of this exploratory hole, modified by englneenng tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. \ .. ( I' 0- " V "-- .., .., .J CL .. Test Pit Log Project Name: I Sheet of Zelman Property Parcels A. B and C 1 1 Job No. I Loggedby: .' . I ~t~:/20/97 Test Pit No.: 3000-3 DSL TP-106 Excavation Contactor: Ground Surface Bevation: N.W. ExcavatinQ Notes: u -• -Surface Conditions: Grass -L W L 0 +-. -(1:1 0 .0 CL 0.0 CL E CL+-E (1:1 E (%) • • I&. L :II C • :l :II C!) (1:1 (1:1 (1:1 i><><X< SM All.: Brown sUty SAND with gravel, medium dense, moist i><><X r---:><>& 23.7 i><X>< 1 :--~X ML Brown SILT / sandy SILT, medium dense, moist 2 r-- r--- 3 r---. . r----becomes gray 4 r---. -roots (4-· 6-diameter) r--- 30.4 5 r--- r--- 6 r-- r--- 7 r--- r-- 8 r--- r--- 9 r----decrease In fines r---\ 10 r---21.0 r--- 11 r--- r-- . 12 r-- r--- 13 Test pit terminated at 13.0 feet below existing grade. No groundwater encountered during excavation. .-~~~~~ . Test Pit Log Zelman Property Parcels A. B and C Renton, Washington Proj. No. 3000-3 I Own. GLS . I Date Nov. '97 Checked RAC Date 11/3/97 I Piate A15 .. Subsurface conditions depicted represent our observatiOns at the time and location of thiS exploratory hole, modified by englneenng tests, analysis and judgment. They are not necessarily representative of other times and locations. We ~not accept responsibility for the use or interpretation by others of information presented on this log. ,.... 0-" Test Pit Log Excavation Contactor: N.W. Notes: W (%) 21.4 24.3 13:5 Proj. No. 3000-3 SandC • -'" 0 . +-0. u.a IL. E '" e .. :J JI '" '" SM 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 Own. GLS Sheet 1 Test Fit No.: TP-107 Ground Surface 8evation: Surface Conditions: Grass brown mottled SILT, medium dense, moist -silt content decrease of 1 Test pit terminated at 15.0 feet below existing grade. No groundwater encountered during excavation. . Oate Nov. '97 Test Pit Log Zelman Proper:tY Parcels A, B and C Renton, Washington Checked RAC Plate A16 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, anaJysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. ( " Test Pit Log Notes: W ('It) 45.8 ZT.8 36.1 Proj. No. 3000-3 u 1 2 4 5 6 7 8 9 10 11 12 13 14 SandC • (/) 0 u.o (/) e ;:) :J (/) Surface Conditions: Grass sandy SILT, -decrease in fines content -becomes wet ~ving -sRt lenses, extremely slow in flow Sheet 1 Ground Surface Sevatlon: of 1 15~-+----+-------------------------------------------~--~----~~--' Test pit terminated at 15.0 feet below existing grade. Groundwater table Own. GLS encountered at 14.0 feet during excavation. . Date Nov. '97 Test Pit Log Zelman Property Parcels A, B and C Renton, Washington Checked RAC Plate A17 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, f1l9dified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of infonnation presented on this log. . \ ,.... ~ "-v "- Test Pit Log Project Name: 7~J .... _.~ Prnr'\Dr1tv Parcels B and C Sheet 1 of 1 Job No. 3000-3 logged by: . Excavation Contac:tor. N.W. Notes: W (ex.) 15.3 LL-36 Pl-28 33.4 PI=8 29.2 30.7 No. 3000-3 DSL Ground Surface Bevation: • Surface Conditions: Brush , loose to medium dense, moist -powdered brick, metal 2 3 ML Gray sandy SILT, loose to medium dense 4 5 6b--+--~~------------------------------------------------------~ SM Grades to gray silty SAND, medium dense, moist 7 8 9 -caving 10 11 12 13 .-becomes wet and mottled 14 15~~--~~~--~--~~--~--__ ~~~----~~--~~~----~~-----; Test pit terminated at 15.0 feet below existing grade. No groundwater encountered during excavation. Test Pit Log Zelman Property Parcels A, Band C Renton, Washington Own. GLS Oate Nov. '97 Checked RAC Plate A18 conditions depicted represent OW" observations at the time and location of this exploratory hole, modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of Infoonation presented on this log. . Test Pit Log Excavation Contactor: N.W. Notes:. W (%) 31.5 u -0 J:..o IL e • JI Jill) Z7.9 IllHll!1l 25.0 2 3 5 6 7 8 9 10 12 13 Surface Conditions: Brush Sheet 1 Ground Surface 8evation: Brown sandy SILT, loose to medium Grades to gray silty dense, moist· ~ecrease In fines content -becomes wet -caving 1 1 1 1 1 1 1 1 1 1 1 1 1 14~~'-"~~~'-"----~~--------~--------~--'-"--~~----~------~ Test pit terminated at 14.0 feet below gra~e. No groundwater encountered during excavation. Test Pit Log Zelman Property Parcels A. Band C Renton, Washington No. 3000-3 Own. GLS . Oate Nov. '97 Checked RAC Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified hv .. ~ .. :-- analysis and judgment. They are not necessarily representative of other times and locations. We r-""~'" - interpretation by others of information presented on this log. Plate A19 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 .-4 n ..., ·1 ea;~ 120/97 Test PIt No.: TP-111 Ground Surface 8evation: Surface Conditions: Brush Brown sandy SILT, loose to medium dense, moist \ -becomes wet -caving -6" diameter log of 1 Test pit terminated at 14.0 feet below existing grade. No groundwater encountered during excavation. Test Pit Log Zelman Property Parcels A. B and C Renton, Washington ~~~~~~.~No_. __ ~~~~ __ ~~I~~_. __ G_L_S ____ ~I~o.a_t~e __ N_o_v~.'~9~7 __ ~_~~_~~_RA __ C~~~Da_t~e __ l~1/~3~/~9~7 __ ~1~~~a_w~A2 __ 0 __ ~ Subsurface conditions depicted represent our observations at the time and location of th.s exploratory hole, modified byenglOeenng tests. analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or Interpfetation by others of information presented on this log. \, Test Pit Log Notes: W (ex.) 32.2 33.0 31.4 Proj. No. 3000-3 BandC Ground Surface Bevation: ± u • -J: J: 0 +-. '" 0 Q. .0 Q. ... Q. 0.0 • e • IL. e '" e L , • ::l , C!I '" '" '" Surface CondItIons:, Blackberry Bushes ML Brown SILT, loose to medium dense, moist 2 3 4 5~~~~~~--~------~~~~~------~~--~----~------------~ SM Grades to gray snty SAND, loose to medium dense, moist 6 7 8 -caving 9 10 -becomes wet 11 12 13 ~~~ 14~-+--~~~~~--~~~~~~~~~--~~~--~~~----~~----~ TeSt pit terminated at 14.0 feet below existing grade. No groundwater Own. GLS encountered, during excavation. Oate Nov. '97 Test Pit Log Zelman Property Parcels A. B and C Renton, Washington Oaecked RAC Plate A21 Subsurface conditions depicted represent OUr observations at the time and location of this exploratory hole, modified by engineering tests. analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this fog. ( Test Pit Log Exc:avatlon Contactor. Notes: LL=42PL=30 PI=12 W ('l€.) 37.4 39.7 26.5 No. 3000-3 BandC 1 2 3 4 5 6 7 9 10 Sheet 1 Ground Surface Bevation: Surface Conditions: Grass Brown SILT, loose, wet -mottled Brown silty SAND, loose to medium dense, wet -caving of 1 11~-+--~~--------------------------------------------------~--~ Test pit terminated at 11.0 feet befow existing grade due to caving. No Own. GLS groundwater encountered during excavation. Date Nov~ '97 Test Pit Log Zelman Property Parcels A. B and C Renton, Washington Clacked RAC Plate A22. Subsurface conditions depicted repeesent our obsefvations at the time and location of this exploratory hole, modified by engineering tests, analysis and judgment. They are not neoauariIy representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. I' ~ " v " -< Test Pit Log Project Name: LeIman rp,r" UnJ.lr\."~>I1111 .Vy r Cli '-''CIi> A. B and C Job No. logged by: .. ~ DSL Excavation Contactor: N.W. r". II~ Notes: 0 "0 I~ • -w £ -o 0 .a it . Q. u.a Q. E I.! ~ E o E (%) 41 L ~ ,0 41 ::l :J Cl 0 0 f--ML 31.9 1 f-- r-- 2f-- r-- 31-- " . f-- 4 r-- I-- 34.8 5r-- f-- 6 r-- f-- 7r-- f-- 81-- r-- 28.9 9 I--SM 10 I-- I-- 11 r-- III,., f-- I-- f-- 13 ML f-- 33.5 14 r-- f-- 15 r-- I-- 16 Test P'rt No.: TP-114 Ground Surface 8evation: Surface Conditions: Blackberry Bushes Brown SILT with sand, loose, moist ." -becomes sandy Brown sDty SANP, loose to medium dense, moist to wet , -caving Gray sandy SILT, medium dense, wet Test pit terminated at 16.0 feet below eXisting grade. No grour encountered during excavation. of 1 -<~--------~--~--~--~--~--~-------------r------------------------------------------~ -: 0 I GLS ;:-Proj. No. 3 00-3 Own. J Date Nov. '97 Test Pit Log Zelman Property Parcels A, B and C Renton, Washington Checked RAC Date 11/3/97 I Plate A23 Subsurface conditions depicted represent our observations at the time and location of thiS exPloratory hole, modified by anglneenng tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. "--- Test Pit Log Project Name: Zelman Job No. 3000-3 Notes: • W . a. .... e (%) IL. II '" 40.1 2 3 4 5 33.0 6 1 8 9 10 40.1 11 12 13 No. 3000-3 Own. GLS '" 0 UJ) '" e :l , '" ML Sheet of 1 Ground Surface Bevation: Surface Conditions: Grass Brown -becomes mottled es to brown silty SAND, loose, wet -becomes gray -caving -peat seams Test pit tennlnated at 13.0 feet below existing grade. No groundwater encountered during excavation. Date Nov. '97 Test Pit Log Zelman Property Parcels A. B and C Renton. Washington Checked RAC Plate P25 conditions depicted represent our obselVations at the time and location of this exploratory hole, modified by engineering tests, analysis and Judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. Test Pit Log Project Name: Zelman gr,.no.rtv Job No. 3000-3 Excavation Contactor: N.W. Notes: W ('Xo) 16.9 45.4 Pro;. No. 3000-3 u_ L 0 Q..o .. e to :-en BandC • en 0 . Q. un .. ~ e en e .. ::J :-en en ML 2 3 4 5 6 Surface Conditions: Gray Sheet 1 Ground Surface 8evation: Bare, shredded wire pile of 1 -caving 8r--+~--r-~--~~~~~--~--~------------------------------------; SM Gray silty SAND, medium dense, wet 9'-1---t-'T~e~&~p~tt~~~~~nf.~~~~~~~~~~~~-----' seepage Test Pit Log Zelman Property Parcels A, B and C Renton, Washington Own. GLS Date Nov. '97 Checked RAC Plate A27 Subsurface conditions depicted represent our observations at the time and location of this exploratofy hole. modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept resP9nsibility for the use or interpretation by others of information presented on this log. Test Pit Log I Project Name: Zelman Property Parcels A. Band C Job No. I Logged by: 3000-3 DSL Excavation Contactor: N. W. excavating Notes: u _ L • --0 -'" 0 W L.a +-. Do u.a Do e Do+-(cr.) • IL e '" e • :]I • :l :]I ~. en a '" '" co- :>< 1-:x - 2 ,-:. - 3 '- ,...--.. 4 - - 5 ..J Test Pit No.: TP-119 Ground Surface Bevation: Surface Concfrtlons: Bare AU= Rubber upholstery, wires, metal debris -minimal natural soil of 1 Test pit terminated at 5.0 feet below existing grade. No groundwater encountered during excavation. Test Pit Log Zelman Property Parcels A. B and C Renton, Washington :: Pro). No. 3000-3 Own. GLS I Oate Nov. '97 Cheeked RAe Date 11/3/97 I Plate M8 Subsurface conditions depicted represent our observations at the time and location of this exploratmy hole, modified by engmeenng tests, analysis and judgment. They are not necessarily representative of othef times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. ~ ~ - Test Pit Log Project Name: _ Zelman -IV~t:HY Parcels A. Band C Excavation Contactor. N.W. 1::. ·~·;hy Notes: ~ r-XX XX 1r-~ r-~ 2r- )< >< )< X< ~ 4r-- '" 0 Uj) '" E :J , '" Ground Surface Bevation: Surface Conditions: Bare All: Wood waste, rubber, metal, wires, upholstery -mInimal natural soD of 1 >s< I-- Q<)< 5 r-I--r,=;;;:;;-;:;;;~;:;:;;j;:;;;t-;;f;ti;n~~~;-;;:;;td:;;;;;-;;~~~:;;;;;;;~;t,;;:----J TestJ~~_,t: ... ~ .. ~~~_at 5.0 fee~ below existing grade. No groundwater UUI" Iy excavation. -.r-------~~--~--~~--~--~------------r_------------------------------------__1 .\~ ~ . -~~~~.!~~. Test Pit Log Zelman Property Parcels A. B and C Renton, Washington ~ Prof. No. 3000-3 Own. GLS I Date Nov. '97 Checked RAC I Date 11/3/97 I Plate A29 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. .., Test Pit Log Project Name: Zelman Property Parcels A, B and C Job No. I logged by: -- 3000-3 DSL Excavation Contactor. N. W. Excavating Notes: W (%) o_ J: 0 1L.o • e L ~ (!)en s: • ..... ~ IL .. e • I&. • C en - 1- X X - 2 r-- ,--- 3 r-- - 4-- - 5- - en 0 u.o en e :l ~ en SM I Date: . 1 10/20/97 Test Pit No.: TP-121 Ground Surface Bevation: Surface Conditions: Grass All.: Muffler. metal debris, brown and gray silty SAND with gravel, dense, moist -coke cans -plastic -brick debris -pIpe fitting of 1 6r--r~~r-~--~~--~~~------~--------------------------------4 ML Gray SILT, medium dense, moist LL-38 PL"30 36.8 PI-8 38.7 - 7- - 8- - 9- - 10--caving due to seepage - 11--becomes wet and dense - -12- - " .---, 13r--r~~r-~--~--~~~~----~~~----------~~~--~----~~--; Test pit terminated at 13.0 feet below existing grade. Groundwater table encountered at 13.0 feet during excavation. "' Test Pit Log ,-~~~~!~~. Zelman Property Parcels A, Band C Renton, Washington ~L,-Proj--:..·.~No_. _3_000_-3 ___ ~I~Dwn_. __ G_L_S __ -_IL-Da_te_N_o_v_._'9_7_-L_Ch_eck_e_d_RA_C __ L-IDa_te_1_1..!./_3.!,../9_7 ___ .L.-lp_la_te_K3_0_---o Subsurface conditions dePIcted represent our observations at the time and location of this exploratolY hole, modified by engineenng tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. Graph Logged By RWB Date 5/10/86 us cs BORING NO. 1 Soil Description Depth (ft.) sm Silty SAND, brown, loose, moist ELEV. +14+ Sample I (N) Blows 5 w (%) 22 As -Built Well Diagram I 3 28 L~_''-' sp o o sm i1 ml ~!~.:;. d : . ; Hi ~~~~i !!: : ~ . ~ Sili~D, dark gray, medium to fine, medium dense, wet. Silt % increases with depth grading to sil".:y sand' Sandy SILT, light gray, medium dense, some organic fragments, wet 10 15 20 25 30 35 I 13 I 19 24 I 15 I 10 30 I 11 l;! L'~ :J;J..--.J..---------------------l-40 I 19 sp o sin SAND, dark gray, medium to fine. dens~ to very dense, wet Total Depth = 58.5 feet (B) denotes bentonite pellets Ear~h .... Consul~an"ts Inc. '-.' 52 45 I 52 50 I 31 55 30 BORING LOG STE~'iOFF ~{EtALS PROPERTY E\E~~TO~. WASHI);GTm-i GEOTECHNICAL ENGINEERING a: GEOLOGY Proj. No. 3000 Date ~a:y' 86 Plate A31 Graph BORING NO. 2 Logged By RWB Date 5/l0/86 us Cs sm Soil Description silty SAND, brown Silty SAND, brown/mottled, medium to fine, subangular to subrounded, loose, wet medium dense Depth (ft.) 5 10 2: 15 20 ---------25 dense Total depth = 29 feet ELEV. +14± Sample I I (N) Blows 5 6 4 10 I 9 35 ~_ (B) denotes bentonite pellets \~ ,; I Earth \; . Consultants Inc. ~\ BORING LOG STERNOFF ~ETAiS PROPERTY RE~TON, WASHINGTON As -Built Well GEOTECHNICAL ENGINEERING Be GEOLOGY Proj. No. 3000 Date May I 86 Plate A32 Graph BORING NO. 3 Logged By RWB Date 5/10/86 US CS Soil Description sm Silty S~~D, bluish-gray, medium dense, (fill), noticeable odor Silty SAND Depth (ft.) 5 30 Clayey SILT, tan, medium high .. plastic, -s~_a.r.gaI".ic.s ~35 Silty Sfu~D, medium'to rine, dense, wet F 0 Total depth = 44 feet (B) denotes bentonite pellets ElEV. +l4! (N) W Sample' Blows Ft. (%) I 17 30 4 7 12 . I 10 I 12 I 12 I 47 .40 Earth . BORING LOG STERXOFF ~lEL~LS PROP:::RTY REXTO~, ~.[ASHI:~GTON Consultants Inc .... As -Built Well Diagram . ~ . . ' . . . . " . • e. ..... 7 GEOTECHNICAL ENGINEERING a: GEOLOGY Proj. No. 3000 Date May' 86 Plate AD Graph BORING NO. 4 Logged By RWB Date 5/14/86 us CS Soil Description Total depth = 49 feet (~~~ .. ~~~ I 1·1 .J. \. Ea h ,I I : ~~ ., I.~ rt ':.~ . V .. ~ Consulturts Inc:. ~ .: I.. ~ GEOTECHNICAL ENGINEERING 8< GEOLOGY Depth {ft.} 1-5SZ 1-10 ~15 '-20 f-25 1-30 ~o ELEV. +l4~ Sample I I I I I I I I I T (N) Blows Ft. 9 4 2 13 15 2 o 16 21 29. w (%) 32 35 30 16 22 BORING LOG STE~~OFF METALS PROPERTY RENTON, WASHINGTON Proj. No. 3000 I Date May' 86 Plate A34 BORING NO . Logged By RHB Date 5/14/86 US Soil Description Graph CS fine sand, Total depth = 29 feet ~~ \'I~ /. ~!;'~ '~~~A Earth . \. i I t~ ~tll . ~\k' 5 . ElEV. +14~ Depth (N) W Sample Blows (ft.) Ft: (%) I 5 30 ~ 5 SZ r I 3 25 rlO I 2 22 1-15 I , 24 -20 I 24 28 ;-25 T 25 BORING lOG STE~~OFF METALS PROPERTY RE~ITON. WASHINGTON Consultants Inc. ~~ 'lli V GEOTECHNICAL ENGINEERING 8c GEOLOGY Proj. No. 3000 I Date Xay' 86 I Plate 11.35 Logged By RWB Date 5/10/86 TEST PIT NO. 1 Elev. +14:!: Depth (ft.) o >< >< uses Soil Description FILL w (%) 5 10 15 o 5 10 15 --------------- N/A FILL. unit consists of shredded l?arts in sand/silt matrix. Unit - -------------.,"\ '\ -~ "'r "'1 -~~ hf~ sm Silty: SAND, bluish gray. medium - - - - - U ~~t:f: occasional clay-silt inclusions Total depth =-9 feet Logged By RWB Date 5/10{86 TEST PIT NO. -\ - non-metalic auto is gray and wet Sl to fine. loose. - 2 Elev. +14+ M/A FILL. mixture of steel slag mixed with native soil. traces of oil ~ --------------\. Clayey SILT, bluish -! ml/mh i plasticity. moist -! -Total depth = 8 feet - - - - - Earth Consultants Inc. ' GEOTECHNICAL ENGINEERING S. GEOLOGY gray. mottled, soft, medium TEST PIT LOGS STERNOFF METALS PROPERTY RENTON, WASHINGTON Proj. No. 3000 Date _May' 86 Plate A36 TEST PIT NO. 3 Depth (ft.) o logged By RWB Data 511 0 /86 uses Soil Description Elev. +14± w (%) ~ sm FILL, silty sand, black with some oil 5 10 15 o 5 10 15 IfYrG ---------------'illl ml SILT, tan with fine sand, loose, I-I' -Ilii', moist In i ~ -I!III -11111 -Total depth = 6 feet - - - - - - - logged By RWB Data 5/10/86 TEST PIT NO. (iii -~~tl mIl Sandy SILT, ;:~l:1 -H+ sm some roots i~l~!~1 -H'i~ -'m .:.t.!. ~~~=! -Total depth = 5 - - - - - - - - Earth Consultants Inc. \ , brown to tan, loose feet non-plastic, to 4 Elev. +14± , medium dense, TEST PIT LOGS STE~~OFF METALS PROPERTY RE~TON, WASHINGTON . GEOTECHNICAL ENGINEERING 6t GEOLOGY Proj. No. 3000 Date May' 86 Plate A37 Logged By RWB Date 5/10/86 TEST PIT NO. 5 EI +l4:t . ev. __ _ Depth (ft.) o )< uses Soil Description w (%) 5 10 15 o 5 10 15 )< N/A FILL, debris includes ash-slag, brick, concrete -)< and scrap iron )c ---------------I -i 111\ ml SILT, bluish-gray, slightly mottled, occasional -i organics, noticeable H2S odor -! -, Total depth = 7 feet - - - - - - RWB Logged By TEST PIT NO. 6 Elev. +14:t Date 5/l0/86 -:-:-i 1" -m I~ mIl Sandy SILT, brown, fine, loose, moist ~". i' -ml!: sm -ml!1 ~r-=L~ -~~ --------------Iii /j i -'Ij I' i ml Clayey SILT, brownish-gray, mottled, soft. moist II' 'I i "I' -to wet ,.1 /1 ''I i I', . -Total depth = - - - - - - Earth Consultants Inc. 7 feet GEOTECHNICAL ENGINEERING a. GEOLOGY . TEST PIT LOGS STE~~OFF ~ETALS PROPERTY RENTON. ~.jASHINGTON Proj. No. 3000 Date iiay' 86 Plate P-.38 ( { \. . A P P E N D I X . . B APPENDIX B LABORATORY TEST RESULTS E-300Q-3 .. Earth Con8ultant8. Inc. PERCENT COARSER BY WEIGHT -J I I I I Cl.. 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Ztt ..J W :I: ~ > t--: 9ts -< 0.._ .-i .-i .-i I~ ~ OZ a: ~~ CJ a ~ L w O£ III .. ci ~ ~l a: 0\ .-i N ~~ 0., < 02 0 .-i .-i 0 CD OJ .-i .-i .-i U c·-I I I Z ._c... ~ 09 .. -ll. ll. 0. 0'" E-t E-t E-t IXlGJ ~ (; 08 1-"-t- V OOL en I jU . w I ...I >-9 CD w I . CD ~ . ooz a 0 <J 0 U f--lL 00£ '---0 0 0 0 0 0 0 0 0 0 0 0 en <XI ..... U) It> '<7 M N --PERCENT FINER BY WEIGHT --~~I Earth Consultants Inc GRAIN SIZE ANALYSES Zelman Property Parcels A, S and C '. I ,~~ (~~ .... 1lr""~ 1·"" •• ~"fS. (A"It'llL ... 'S '" I'"nn.",,,,.,,d ~,.,., ....... Renton, Washington Proj. No. 3000-31 Drwn. GLS 1 Date Nov. '97 Checked RAC I Date 11/4/97 I Plate B4 PERCENT COARSER BY WEIGHT ..J , I a.. I I 0 \ 0 0 0 0 0 0 0 0 0 0 N M ~ It) <0 ,.. Q) C'I ... -0 ... lOO· r---..J I I \.00. ..J I I '--- en lOO· lOO· 4)~ -... -en :J .. 0\ 0\ >-£00· .;! ~ . . ...J roa 0" M \D ~O· :Eg M M e:{ ~ trOO· Z u e:{ I~ 900· 900· (I) a: ~ 800· 800" w W z Iu. 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GLS 1 Date Nov, '97 Checked RAC I Date 11/4/97 I Plate B5 100 ,. ' 80 . x60 l1J V a ~ '/ >-@ V " t-o ./---A-Line· 1=40 en '" j V a.. V -- ~ 20 ./ ./ / 0 8 0 "" , CL-ML /' ~ v- 0 20 40 60 80 100 LIQUID UMIT . Natural Key BorinQI Oepth Soil Classification' uses L.L. p.L. p.1. Water Test Pit (ft) Content • B-1 7.5 Gray SILT ML 35 29. 6 34.7 • B-2 10 Gray SILT ML 37 31 6 37.5 Atterberg Limits Test Data '" !:::!~~~u}~~. Zelman Property Parcels A, Band C Renton, Washington Proj. N0.3000-31 Date, Nov. • 97 I Plate B6 100 .0· I 80 x60 w / Q ~ ./ >-@ V . J- 0 /---A-Line J-40 en V cf V ....J a.. I l~ V ./ 20 / /' 0J[@ • V&ru CL-ML /' V -1--:' '. 00 20 40 60 80 100 LIQUID UMIT Natural Borinol Depth Key Sail Classifica tian USCS LL P.L p.1. Water lest Pit (ft) Content • TP-109 4 Gray SILT ML 36 28 8 37.1 • TP-113 1 Brown SILT ML 42 30 12 42.2 • TP-11S 5 Brown SILT ML 36 29 7 35.4 0 TP-1l7 5 Gray SILT ML 38 31 7 39.5 6 TP-121 7 Gray SILT ML 38 30 8 38.2 Atterberg Limits Test Data _~'3.~~I~~. Zelman Property Parcels A, Band C Renton, Washington Proj. NO.3000-31 Date Nov.' 97 I Plate B7 VII. BASIN AND COMMUNITY PLAN AREAS . \ o () ! \ , I \' I ; i-" .-' ... ,~ ..... --'~:::.,..,-.: ,_.-.. -.. .,; .. ..... ~. "\..~~./-. '-"f '.~ .... " -::i . '/ _-i .... - Figure 2 DRAINAGE BASINS King County 1985 Major Basin Boun~ry Sub-Basin Boundary Source: King County Sensitive Areas Map Folio, Wetlends supplement o 2 3' 4 5 6 7 8 Miles 1: 300.000 L'90 (7 () '----.--. - { '. Figure 1 KINGCOUNTv COMMUNITY PLANNING AREAS KJngCountV 1985 o 1 2 3 .. 5 6 7 aMII .. VIII. OTHER PERMITS IX. EROSION/SEDIMENTATION CONTROL DESIGN ( x. ADDITIONAL DOCUMENTS -----~ -- ( ( \ XI •. MAINTENANCE AND OPERATION MANUAL . \ I I I 'I I I I I I I I I I I I I I I· I City of Renton OAKESDALE MOB· TRAFFIC IMPACT ANALYSIS Prepared for Mr. Richard Gumpert INDEPENDENT DEVELOPMENT CORPORATION JTE, Inc .. JAKE TRAFFIC ENGINEERING,'INC. . - 7 42 1st Street South Kirklflnd, WA 98033 February 19, 2004 . Mark J. Jacobs. P.E .• P.T.O.E .• President 7731 8th Ave. SW -Seattle. WA 98106 -2007 Tel. 206.762.1978; Cell. 206.799.5692 Facsimile 206.762.1978 Email -jaketraffic@comcast.net DEVELOPMENT PLANNING CITY OF REmON FEB 2 52004 RECEIVED I I I I I I I I I I I I I I I I I I I JTE · Jm Traflic Eogineerin, Inc. • Mr. Richard Gumpert INDEPENDENT DEVELOPMENT CORPORATION 7 42 1st Street South Kirkland, WA 98033 Re: Oakesdale MOB -Renton Traffic Impact Analysis Dear Mr. Gumpert: Mark J. Jacobs, P.E., PJ.O.E. President 7731 81b Ave SW -Seattle, WA 98106 -2007 Tel. 206.762.1978 -Cell 206.799.5692 -Facsimile 206.762.1978 E-mail jaketraffic@comcaslnet February 19, 2004 v We are pleased to submit this Traffic Impact Analysis for the proposed 60,000 sq. ft. +/- medical office building project in Renton. The project is located on the north side of SW 43rd Street west ofthe existing 7-11 and strip retail building. Access to the site is proposed via a new driveway on S.W. 43rd St. and sharing the existing 7-11/strip retail driveways on Oakesdale Ave. S.W. and S.W. 43rd Street. We have conducted a field review of the site and surrounding street system. The general format of this report is to describe the proposed project, identify existing traffic conditions (baseline), project future traffic conditions and identify Agency street/road improvements (future baseline), calculate the traffic that would be generated by the project and then add it to the future baseline traffic volumes. Operational analyses are used to determine the specific project traffic impact and appropriate traffic mitigation measures to reduce the impact. Additionally Agency traffic impact fees are addressed in this report. The City of Renton's February 12, 2004 Planning/Building/Public Works Memorandum identified the requirements for the traffic study. Per the memorandum the SW 43rd St.jOakesdale Ave. S.W. intersection and the site accesses are analyzed. The City requested that both the AM and PM peak hours be reviewed. A copy of the City's traffic study checklist for this project is in the appendix. The summary, conclusions ana recommendations begin on page seven of this report. PROJECT INFORMATION Figure 1 is a vicinity map showing the location of the proposed site and surrounding street network. Figure 2 shows a preliminary site plan provided to us dated February 4, 2004. The plan consists of a proposed 60,000 sq. ft. +/-medical office building and parking for 296 vehicles, 7 of which are handicapped. Access to the site is proposed via two new driveways \\Chns\C\-ProJect Files\2004.002 -Oakesdale MOB -Independent Development ColporatJon -Renton\Traffie ImpactAnaIysls.doc I I I I I I I I I I I I I I I I I I I Mr. Richard Gumpert INDEPENDENT DEVELOPMENT CORPORATION February 19, 2004 Page -2- JTE, Inc. on S.W. 43rd St. and sharing the existing 7-11/strip retail driveways on Oakesdale Ave. S.W. and S.W. 43rd Street. Full development and occupancy of the proposed Oakesdale MOB project is anticipated to occur by 2006, presuming the permits are issued in a timely manner. However, to ensure a conservative analysis 2008 has been used as the horizon year. EXISTING ENVIRONMENT Project Site The site is currently undeveloped. An existing 7-11 and strip retail building exists east of the project site which will share the same access. Street System Figure 3 shows the existing traffic control, number of street lanes, number of approach lanes . at intersections and other pertinent information. The primary streets within the study area and their classifications are as follows: • S.W. 43rd St. • Oakesdale Ave. S.W. • S.W. 41st St. • Lind Ave. S.W. Transit Services Principal Arterial Principal Arterial Collector Arterial Minor Arterial METRO Transit route #153 provides local bus service on S.W. 43rd Street. Information on this route is included in the appendix of this report. Traffic Volumes Figure 4 shows the existing PM peak hour traffic volumes for the analysis intersections. We collected the PM peak hour turning movement count on the analysis intersection on the date shown in Figure 4. Trafficount, a firm that specializes in the collection of traffic data, collected the existing AM peak hour turning movement count at the S.W. 43rd St.jOakesdale Ave. S.W. intersection on the date shown in Figure 4. The count data sheets are attached in the appendix. Intersection Operations Traffic engineers have developed criteria for intersection operations called level of service (LOS). The LOS are A to F with A and B being very good and E and F being more congested. LOS C and D correlate to busy traffic conditions with some restrictions to the ability to choose travel speed, change lanes and the general convenience comfort and safety. \\Chris\C\-Project Ales\2004.002 -Oakesdale MOS -Independent Development Corporation -Renton\Traffic ImpactAnalysis.doc I I I I I I I I I I I I I I I I I I I Mr. Richard Gumpert INDEPENDENT DEVELOPMENT CORPORATION February 19, 2004 Page -3- JTE, Inc. The procedures in the Transportation Research Board Highway Capacity Manual, 2000 were used to calculate the level of service at the study intersections. The following table depicts the LOS and corresponding average delay in seconds at signalized and stop control intersections: Level of Service Intersection Type A B C D E Signalized < 10 > 10 and < 20 > 20 and < 35 > 35 and < 55 > 55 and < 80 Stop Control < 10 > 10 and < 15 > 15 and < 25 > 25 and < 35 > 35 and < 50 LOS Criteria City of Renton staff has identified that the LOS standard is 'D'. The analysis intersection currently operates at LOS 'c' for both the AM and PM peak hour, thus meets City's standard LOS'D'. The traffic volumes entering the intersection during the AM peak hour are 39% less than during the PM peak hour. Further, the intersection operations during the AM peak hour are better than for the corresponding PM peak hour. Therefore further analysis of the AM peak hour was determined to be moot. LOS Analysis Software The LOS of the study intersections were calculated using the following software program: • SIGNAL 2000 by Strong Concepts (signalized) • Highway capacity Software (HCS) 2000 by McTrans (stop control) Study Intersections The following intersections are studied in this Traffic Impact Analysis: • Oakesdale Ave. S.W/S.W. 43rd St. • Site Access/S.W. 43rd St. \\Ctuis\C\-Project Rles\,2004.002 -Oakesdale MOB • Independent Development Corporatton -Renton\Tra1'fic ImpactAnal'jsis.doc F >80 > 50 I I I I I I I I I I I I I I I I I I I Mr. Richard Gumpert INDEPENDENT DEVELOPMENT CORPORATION February 19, 2004 Page -4- Accident History JTE, Inc. We have reviewed the accident data provided by City of Renton staff for a three year time period (2001-2003) at the analysis intersection. There were 12 recorded accidents at the Oakesdale Ave. S.W.jS.W. 43rd St. intersection. This yields a rate of 0.97 accidents per million entering vehicles at the intersection. The accident rate was found using the PM peak hour traffic data and a "k" factor of 10. This factor presumes that about 10% of the daily traffic occurs during the PM peak hour that is typical. The Washington State Highway Accident Report 1996 identifies average accident rates (per million vehicle miles of travel) on functional classified streets as follows: Principal Arterial: Minor Arterial: Collector: 2.97 3.44 4.27 A direct comparison of the intersection accident rate to the statewide rate is not relevant because the rates do not measure the same thing. The Washington State Highway Accident Report does not contain data on average accident rates per million entering vehicles at intersections. However, based on our experience, an accident rate of less than one is generally considered to indicate that an intersection is operating satisfactorily, one to two is typical, and over two requires further review. The analysis intersection experiences an accident rate of less than one, thus operates satisfactorily. HORIZON YEAR CONDITIONS "WITHOUT" THE PROJECT Traffic Volumes Figure 5 shows the projected 2009 PM peak hour traffic volumes "without" the project. These volumes include the existing traffic volume counts plus background growth. A growth factor of two percent per year was applied. The actual growth factor as calculated using the 1997 and 2004 turning movement counts at the S.W. 43rd St.jOakesdale Ave. S.W. intersection is less than one percent per year. Thus the use of a two percent per year growth factor should ensure a conservative analysis. TRIP GENERATION AND DISTRIBUTION Definitions A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (existing or entering) inside the proposed development. Traffic generated by development projects consists of the following types: Pass-By Trips: Trips made as intermediate stops on the way from an origin to a primary trip destination. \\Chris\c\-Project Files\2Q04 002 -Oakesdale MOB • Independent De-relopment Corporation· Renton\Traffie ImpaetAnal}'sb-doc I I I I I I I I I I I I I I I I I I I JTE, Inc. Mr. Richard Gumpert INDEPENDENT DEVELOPMENT CORPORATION February 19, 2004 Page -5- Diverted Link Trips: Captured Trips: Primary (New) Trips: Trip Generation Trips attracted from the traffic volume on roadways within the vicinity of the generator but require a diversion from that roadway to another roadway to gain access to the site. Trips shared by more than one land use in a single development site. Trips made for the specific purpose of using the services of the project. The proposed Oakesdale MOB project is expected to generate the vehicular trips during the average weekday, street traffic AM and PM peak hours as shown in Table 2. The trip generation for the project is calculated using trip rates from the Institute of Transportation Engineers (ITE) Trip Generation, Seventh Edition, 2003 for Medical -Dental Office Building (lTE Land Use Code 720). All site trips made by all vehicles for all purposes, including commuter, visitor, and service and delivery vehicle trips are included in the trip generation values. There is an existing 2,993 sq. ft 7-Eleven convenience market with 16 fueling positions and a 7,717 sq. ft. strip retail building that share access with the proposed medical office building (MOB). Many of the customers entering the site would utilize services by more than one establishment on the site, i.e., people who utilize the MOB may also need to stop and get gas, milk or something to eat or vice versa. These are captured trips. Table C.7 "Internal Trip Coefficients for Paired Land Use Types" in the ITE Trip Generation Handbook (a copy of this table is in the Appendix) identifies internal trip coefficients for paired land uses. The coefficient for PM peak hour is 0.00024 and for daily trips is 0.00232. The trip generation values for the MOB and retailing portion of the site are higher than for a general office building and shopping center. A MOB (LUC 720) generates 36.13 daily trips versus General Office (LUC 710) 11.03 trips per 1,000 square feet. Similarly, a Shopping Center (LUC 820) generates 42.94 daily trips per 1,000 sq. ft. versus a convenience market (LUC 853) generating 845.60 (2,900.6 using fueling positions) and a Specialty Retail Center (LUC 814) that generates 44.32 daily trips per 1,000 square feet. The pro-rated trip generation for the 7-Eleven and strip retail center is 844.1 daily trips per 1,000 square feet (2,900.6 x 28% + 44.32 x 72%). Using the ITE internal trip rate formula for daily trips yields 96 shared daily trips. See calculation below: 60 x (36.13/11.03) (per 1,000 sq. ft. of medical office space) X 10.710 x (844.1/42.94) (# per 1,000 sq. ft. of retail space) X 0.00232 (coefficient) = 96 daily trips. Table 7.1 in the Trip Generation Handbook identifies the "Unconstrained Internal Capture Rates for Trip Origins within a Multi-Use Development". A copy of this table is included in the Appendix of this report. The daily trip generation for the 7 -Eleven and Specialty Retail center \\Ch~\e\-PI'oject Files\2Q04.002 -Oakesdale MOB • Independent Development Corporation -Renton\Traffic ImpactMaty5i"Ooc I I I I I I I I I I I I I I I I I I I Mr. Richard Gumpert INDEPENDENT DEVELOPMENT CORPORATION February 19, 2004 Page -6- JTE, Inc. is 2,872 daily trips based on the trip rates in the Trip Generation. Table 7.1 identifies that 3% (86 daily trips) of these trips would be destined to the medical office building. This value is similar to the 96 daily trips determined above. Averaging the two calculated values indicates that about 4% (91 daily trips) of the MOB trips would be captured on site and thus are not new to the City street system. In addition to' captured daily trips there would be pass-by trips such as service delivery (mail, courier services, UPS, garbage et al) that already exist on the streets in the, site vicinity. These service and delivery trips are not new. Service delivery trips likely comprise about seven to fifteen percent of the daily trips; say 11% that correlates to 238 trips. During the PM peak period the pass by rate is likely higher due to people scheduling a doctor's appointment on there way home from work. Our trip generation analysis of the site daily trips indicates that abut 15% of the trips are either captured or pass-by. Presuming a similar rate for the PM peak hour results in 33 PM peak hour trips either captured or being pass by. In summary, the Oakesdale MOB is projected to generate 2,168 daily trips of which 91 are captured existing trips from the adjacent retailing facilities and 238 are service delivery type trips that already exist in the site vicinity or people stopping by their doctor's office on there way home from work. Thus the MOB would generate 1,839 (2,168 -91 -238) new daily trips to the City street system. Similarly the MOB would generate 190 (223 -33) new PM peak hour trips. The operational analysis contained in this report does not deduct the pass-by or captured PM peak hour trips. Thus our operational analysis is conservative. Trip Distribution Figure 6 shows the project generated trips assigned to the adjacent street network. The project generated trip distribution is based on the characteristics of the street network and the location of likely trip origins and destinations (residential, employment, shopping, social and recreational opportunities). The site traffic was assigned to the two proposed driveways only. It is likely that some site traffic would use the existing 7-11/strip retail driveways that would be balanced by the 7-11/strip retail customers using the new driveways. In essence a push on traffic volumes at the new and existing driveways. HORIZON YEAR CONDITIONS "WITH" THE PROJECT Traffic Volumes Figure 7 shows the 2009 PM peak hour traffic volumes "with" the proposed project at the analysis and site access intersections. The site generated PM peak hour traffic volumes shown on Figure 6 were added to the projected background traffic volumes shown on Figure 5 to obtain the Figure 7 volumes. \\Chris\C\-Projoct FiI~\2004.002 -Oakesdale MOB -lndependelll Oevelopment Corporation -RentQn\TrafJie ImpaetAnalysis doc I I I I I I I I I I I I I I I I I I I Mr. Richard Gumpert INDEPENDENT DEVELOPMENT CORPORATION February 19, 2004 Page -7- Level of Service JTE, Inc. Table 1 shows the calculated LOS for the horizon year (2009) "with" and "without" project conditions at the pertinent intersection. Based on our analysis the analyzed intersection would continue to operate at LOS 'D' for both "with" and "without" project conditions. Site Access Access to the site is proposed via two new driveways (west site access 1 and east site access 2) on S.W. 43rd Street. The proposed west site access is expected to operate at LOS 'B' for eastbound left turn movements and LOS 'C' for southbound movements. The proposed east driveway operates at LOS 'B' for eastbound left turn movements and LOS 'D' for southbound movements. The City of Renton's criteria for driveway width is 30 feet. SW 43rd St. is a well traveled street. Providing a separate left and right turn approach lanes at the east site access would provide better operations at the site access and allow left turning motorists to wait to turn without the pressure of a right turn motorists behind them. Therefore, we recommend the east site driveway width be increased to 40 ft. to provide space to separate the left and right turn egressing traffic. A wider driveway may require a request for modification from the City. AGENCY TRAFFIC IMPACT MITIGATION REQUIREMENTS The City of Renton requires a traffic impact fee for new developments based on the number of new average daily trips generated. The current fee is $75.00 per new average daily trip. The Oakesdale MOB project is expected to generate 1,839 new average daily trips. Therefore, the City traffic mitigation fee would be $137,925. SUMMARY, CONCLUSIONS AND RECOMMENDATIONS This report used existing traffic data collected at the pertinent road intersections identified. Future horizon year traffic volumes were derived using a growth factor of two percent per year. Level of service analyses were performed for existing and projected future horizon traffic volumes. The evaluation of the traffic impact of the proposed project included adding project generated traffic to the future traffic volume projections and calculating the level of service. The "with" project traffic operations were then compared to the "without" project operations. The comparison of traffic operations "with" and "without" the project identified that the project would not cause a significant adverse affect on the operation of the study intersections. \\Chris\c\-Project Ftles\2004 002 -Oakesdalll MOB -Independent Development Corporstion -Renton\Traffie Impact Analysis doc I I I I I I I' I I I I I I I I I I I I JTE, Inc .. Mr. Richard Gumpert INDEPENDENT DEVELOPMENT CORPORATION February 19, 2004 Page -8- Based on our analysis we recommend that the Oakesdale MOB project be allowed with the following traffic impact mitigation measures. 1. Construct site in accordance with applicable City requirements. 2. .3. Contribute $137,925 towards the City of Renton traffic impact mitigation fee program. Increase the width of the east driveway to 40 feet, may require a request of modification from the City. No other traffic mitigation should be necessary. Please contact me at (206) 762-1978 or email meatjaketraffic@comcast.netif you have any questions. MJJ: cw Sincerely, Mark J. Jacobs, P.E., P.T.O.E., President JAKE TRAFFIC ENGINEERING, INC \\01ris\C\-Project Fdes\,2004.002 -Oakesdale MOB -Independent Development Corporation -Renton\Traffic ImpactAnalysis.doc I I I I I I I I I I I I I I I I I I I JTE, Inc. PM PEAK HOUR LEVEL OF SERVICE TABLE 1 OAKESDALE MOB -RENTON TRAFFIC IMPACT ANALYSIS INTERSECTION APPROACH EXISTING 2009W/O 2009W/ AM PM PROJECT PROJECT SW 43rd St.j Overall C (29.3) C (31.2) D (37.5) D (43.1) Oakesdale Ave. SW SW 43rd St.j EBL ---B (12.0) \ Site Access 1 SB ---C (23.3) SW 43rd St.j EBL ---B (12.1) Site Access 2 SB ---D (28.6) Number shown in parenthesis is the average control delay in seconds per vehicle for the intersection as a whole or approach movement, which determines the LOS per the Highway Capacity Manual. \\Chris\c\-Project Files\2Q04 002· Oakesdale MOB -Independent Development Corporiltlon -Renton\Traffic lmpactAnalysis doc I I I I I I I I I I I I I I I I I I I JTE, Inc. VEHICULAR TRIP GENERATION TABLE 2 OAKESDALE MOB -RENTON TRAFFIC IMPACT ANALYSIS TIME TRIP TRIPS TRIPS TOTAL PERIOD RATE ENTERING EXITING Medical-Dental Office Building (ITE Land Use 720, 60,000 sq. ft.) Average Weekday T= 36.13X 1,084 (50%) 1,084 (50%) 2,168 (1,839 net new) 1 AM Peak Hour T= 2.48X 118 (79%) 31 (21%) 149 PM peak Hour T = 3.72X 60 (27%) 163 (73%) 223 (190 net new) 1 T = trips X = 1,000 sq. ft. A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (existing or entering) inside the study site. The above trip generation values account for all the site trips made by all vehicles for all purposes, including commuter, visitor, recreation, and service and delivery vehicle trips 1 See trip generation analysis in report \\Chris\c\-Project Filn\2(}04.002 -Oakesdale MOB -Independent Development Carpor.Jtion -RentDn\Traffic lmpactAnitlysis.doc I I I I I I I I I I I I I I I I I I I Project: Oakesdale MOB (60,000 sq. ft. +/-) Location: North side of S.W. 43rd St. and west ofthe existing 7-11 and strip retail building Owner: Independent Development Corporation Ju[E~ ~U1)<C. FIGURE 1 OAKESDALE MOB -RENTON TRAFFIC IMPACT ANALYSIS SITE PLAN NORTH I I I Project: I Location: Owner: I I I I I I I I I I I I I I I Oakesdale MOB (60,000 sq. ft. +/-) North side of S.W. 43rd St. and west of the existing 7-11 and strip retail building Independent Development Corporation OAKESDALE MOB -RENTON TRAFFIC IMPACT ANALYSIS SITE PLAN i,'-_\ :'-' ....•.. . .. ..:..i. NORTH I I I I I I I I I I I I I I I I I I I KEY w ~ o z '" .... PROJECT SITE ORILLA \ 5L 35 MPH o TRAFFIC CONTROL SIGNALS XX MPH -POSTED SPEED LIMIT XL -NUMBER OF ROADWAY LANES ___ -APPROACH LANE & DIRECTION JJu~~ ~1Til©. FIGURE 3 SW43RDST OAKESDALE MOB -RENTON TRAFFIC IMPACT ANALYSIS EXISTING CONDITIONS I I I I I I I I I I I I I I I I I I I KEY PROJECT SITE ORILLA \ WEDNESDAY 02-11-04 1600-1700 5W 415T 5T xx -+ -PM PEAK HOUR TRIP AND DIRECTION YY ==I> -AM PEAK HOUR TRIP AND DIRECTION JurE~ O[]\)((;c FIGURE 4 OAKESDALE MOB -RENTON TRAFFIC IMPACT ANALYSIS EXISTING PEAK HOUR TRAFFIC VOLUMES I I I I I I I I I I I I I I I I I I I KEY en w ;;;C o Z N .... PROJECT SITE ORILLA \ :s: en w ;;;C w ~ <: o en w ::.::: <: o 41S1 S1 SW43RDS1 xx -+ -PM PEAK HOUR TRIP AND DIRECTION OAKESDALE MOB -RENTON TRAFFIC IMPACT ANALYSIS PROJECTED 2009 PM PEAK HOUR TRAFFIC VOLUMES W/O PROJECT I I I I I I I I I I I I I I I I I I I KEY XX~ -PM PEAK HOUR en w ~ Cl PROJECT SITE ORILLA \ r///Ae- 40% SW 41ST ST 40% SW43RDST YY% • TRIP DISTRIBUTION PERCENTAGE 223 TOTAL PM PEAK HOUR TRIPS 60 -ENTERING 163 -EXITING J1JIE» OU1l~. FIGURE 6 OAKESDALE MOB -RENTON TRAFFIC IMPACT ANALYSIS PROJECTED GENERATED PM PEAK HOUR TRAFFIC VOLUMES AND DISTRIBUTION I I I I I I I I I I I I I I I I I I I KEY en w ~ Cl Z N ...... PROJECT SITE ORilLA \ en w ~ « o~~~~~ __ ~~ ____ ~ SW43RDST Cl Z :::; xx..... -PM PEAK HOUR TRIP AND DIRECTION Ju~~ Om)(~o FIGURE 7 OAKESDALE MOB -RENTON TRAFFIC IMPACT ANALYSIS PROJECTED 2009 PM PEAK HOUR TRAFFIC VOLUMES WI PROJECT I I I I I I I I I I I I I I A~~tEU\D[Q)ij~ I I I I I I I I I I I I I I I I I I I I I I I I This cheddist should be used if only a Jimited tmmc study is tequited. If the applicant is IeqUiIed a complete Traffic Impact Analysis (TIA). the aty TIA guidelines should be used. GeneNl is. Scope of the project M VJCinityMap lsi Site Plan showing ddveway (s) location If Trip GeiieiafiOJl )lI 'nip Distribution 1. Existiug 2. Horlzon year of the project without the project 3. Horizon year oftbe project with the project without the mitigation 4. Horizon year ofthc project with the project and the.mitigation. ADalyzing the foBqwing inteI:section ~ with the project. 1. OCt ~c.lCllI ~ ..... SW"footl:it Sl-t"eeJ.,.: ~ . 91 LOS: AM V--:-PM ~Boeing_Weekend_ . Ji Queue 1eogth for left turns. J)ripeway tIlItIlysis d Sight di.¢mCe )I{ LOS AM V.PM V-A Queue length for left toms (ms aDd outs) LOS calcuIaIJo{5/ AM' VPM ~Peak __ WeekendPM~_ a Intersection (s) 1. 2. a Driveway (5) WQI'I'tIId Antdysis a Sipa1 a Stopsign a Y'te1d sign a Left tmn pocket a Others AdditionalAnalysU . a Non-Motorized coDDeCtion a a a (j) I I I I I I I I I I I I I I I I I I I ® King County ----News .-~~ ~-~-~----~~ Search Ci46 '44- earch Metro Online Metro Online Home Travel Options o TimeiabRes -Fare Information -Regional & area maps -Neighborhood routes -Park & Ride -Holiday information -Custom Print Help o Trip Planner o NyBus o BusView o Rideshare o Traffic G Roads Updates Programs ~ustomer Services About Metro Site Map 153 Weekdal'Y: Jlalllil. 31 tlhlll"l\JI ]une 4, 2004- • Be sure to read the Special Service Info for this route. To KENT (Weekday): S 3rd S Grady Way & & Burnett Av S Shattuck Av S 6:10am 6:16am 6:41am 6:47am 7:11am 7:17am 7:42am 7:48am 8:10am 8:16am 2:43pm 2:49pm 3:09pm 3:16pm 3:44pm 3:51pm 4:15pm 4:22pm 4:52pm 4:59pm 5:29pm 5:36pm 6:00pm 6:07pm To RENTON (Weekday): Lincoln Av Lind Av SW N & & W James SW 43rd 5:55am 6:13am 6:26am 6: 44am 6:55am 7:13am 7:25am 7:43am 7:55am 8:13am 8:25am 8:43am 2:58pm 3:17pm 3:28pm 3:47pm 4:05pm 4:24pm Lind Av SW & SW 43rd 6: 24am 6:55am 7:25am 7:57am 8:25am 3:00pm 3:27pm 4:01pm 4:32pm 5:09pm 5:45pm 6:16pm S Grady Way & Shattuck S 6:23am 6:,54am 7:23am 7:53am 8:23am 8:53am 3:27pm 3:58pm 4:35pm Av http://transit.metrokc.gov/tops/bus/schedules/s 153_0 _.html Q) Find Route :If I~I Lincoln Av N & W James 6:44am 7:15am 7:45am 8:16am 8:44am 3:21pm 3:50pm 4:25pm 4:56pm 5:33pm 6:05pm 6:36pm S 3rd & Burnett Av 6:31am 7:02am 7:31am 8:01am 8:31am 9:01am 3:35pm 4:06pm 4:43pm S 2118/2004 I I I I I I I I I I I I I I I I I I I 4:41pm 5:11pm 5:46pm 6: 18pm 5:01pm 5:31pm 6:06pm 6:36pm 5:12pm 5:42pm 6:16pm 6:46pm 5:20pm 5:50pm 6:24pm 6:54pm Special Service Info • Route 150 provides daily service to Auburn, Kent, Southcenter anc Seattle. I; Route 151 provides daily service to Auburn and SE Auburn. • Route 152 provides weekday peak hour service between Enumcla Lake (1-5 & S 272nd St) and downtown Seattle. • Route 153 provides weekday service between Kent and Renton. • For local service between Green River Community College, Aubur Way, or service between Enumclaw, Auburn, Algona and Pacific C 181, 915 and 917 timetables. • For local service between Kent and Green River Community Col/e! Renton, refer to the 164/169 timetable. Select Another Route Number: Show Schedule Home I Travel Options I Online Tools I Updates I Programs I Customer Services I About Metro I $JteM!'IP © 1994-2004, Metro Transit. Metro Transit is a division of the King County Department of Transportation KLn-9_Co-YJlty I _l'l~w_~ I 5~rvjQ.es I Qomments I s'eilIcJJ Unks to external sites do not constitute endorsements by King County. By visiting this and other King County web pages, you expressly agree to be bound by tenns and conditions of the site. rIte _ cleJCiits" Cj) http://transit.metrokc.gov/tops/bus/schedules/sI53_0_.html 2118/2004 I I I I I I I I I I I I I I I I I I I . ----- RENTON, WASHINGTON OAKSDALEAVESW SW43RDST lOC# 01AJTE04043M TRAmCOUNT, INC. PMB 1954820 YElM HWY SE STE B lACEY, WA 98503 360-491-8116 File Name : JTE0440lA StteCode :00000001 Start Date : 02/13/2004 PageNo :2 OAKSDALEAVESW I SW43RDST:d From South From West ::-:-.,--·-=,=.:.:=::,:,,::-...-:--::,-:-~+--:::-::,..,---:::=r==::=:::-r--:---~-:+----=Ri~·:-:-1I-==1bru='r~ App.Toli1l-Ri§\t I TIItu I left I A$lP.iOiIIi: InLT~ Volume 72 95 39 Pen:IIIt 35.0 46.1 18.9 07;45 Volume Z2 31 11 Peal! rilClOf "IgIIInL . 07:45AM Volume 22 31 11 PeakFactar 206 242 772 22.4 71.5 64 59 200 07:30AM 64 51 206 0.B05 -_., I I I 65 1079 46 8.0 14.1 15 274 15 07:30AM 21 27B 10 0.970 OAKSOALE AVE SW ~~~ L~ 23j1] ,ht 4 T 't i North 13104 7:15:00 AM 2113104 8:00:00 AM ~.IMaBY-_ 193 61.9 51 62 73 312 58 293 111 2059 23.4 12.6 63.4 24.0 19 85 23 87 34 07:45AM 1441 567 0.908 23 o.82~1 23 B1 34 1441 0.802 . ~ , I I I I I I I I I I I I I I I I I I I RENTON, WASHINGTON CAKSDAlE AVE SW SW43RDST lOC# OlAJTE04043M TRAFFJCOUNJ, INC. PMB 1954820 YELM HWV Sf STE B LACEY, WA 98503 360-491-8116 'Grou File Name :JTE04401A Site Code : 00000001 Start Date : 02/13/2004 PageNo : 1 06:45AM 16 9 o 6 53 191 27 5 310 43 21 10 72235813 4 94 145 19 41 529 548 loIal 35 52 12 99 113 287 37 6 437 120 37 18 189 37 90 18 11 810 9i1 07:00AM 01:15AM 07:30AM 07:45AM Tala! !~ ~! : ~-J~ : !: ~ ~ ~ ~: :: :: : : !~ ~ 11 22 9 3 48 51 206 21 4 278 10 62 23 8 95 14 57 22 31 11 5 64 59 200 15 12 274 15 51 19 5 85 23 87 ~71;-~9:;-8----;34~---'1==9 209 2'~68=--:7=371--:5==1--2"'8'---1';0::-56=+----"4~9-1:-:92O=---:1=::4---'30=---=3715:-1----"672-265 13 18 18 23 08:00AM 01l:15AM Gland Tala! ! Appn:b'll. 143 191 36.0 48.1 .1 • .:... _ Total'JI 3.8 5.0 In_on Volume Percent 35..0 07:45 Volume 22 PeakFadDr HigJIlnt. 07:45 AM Volume 22 PukFsdJ)r 11 6 63 15.9 Ll 95 46.1 31 31 5 42 54 185 3 41 37 172 33 397 412 1375 39 18.9 11 11 24.0 70.0 10.4 12.4 36.1 Ri 206 1 242 22.4 64 1' 07~: 64 51 0.805 I 14 8 116 5.9 3.0 9 5 48 253 217 1963 5L6 SW43RDST From East 1Iuu Left 172 6S 71.5 6.0 200 15 206 21 1 35 15 12 32 18 100 379 142 lB. 1 61.0 22.9 2.6 10.0 3.7 5 7 60 57 60 621 16.3 10 81 21 94 130 536 15.8 65.0 3.4 14.1 OAKSDALEAVESW From South ADp. Total Rigllt lIuu • Left 1079\ 1~ 2741 15 07:30AM 278 10 0.970 i 193 6L9 51 62 73 23.4 19 23 10 5 83 22 418 440 34 4 107 21 508 535 25 9 96 24 517 541 34 9 144 31 567 598 103 ---,2.;;1;-~43;.;O:-t------;;I04~-iOlO-ill" 18 20 159 19.3 4.2 13 7 58 115 135 825 21.1 SW43RDST From West 1Iuu . Left 293 111 63.4 24.0 87 34 87 34 32 22 199 5.0 461 499 459 481 380B 4005 ;. 95..0 462 ~9 144 567 144 0.8D2 0.908 ;'.oak HaurFIOm 06:30 AM to 08:15 AM -Peak 1 011 8y Approach 01:00 AM Volume 71 98 34 Perl:ant 36.8 46.9 16.3 /figII1nt. 01:45AM Val ..... 22 31 11 PeakFsclllr •.... ".~. I:~ I 06:45AM 2091 295 27.0 06:45AM 64 86 0.816 I 728 66.7 197 69 6.3 27 I 06:30AM 1092' 56 199 17.3 61.4 06:30AM 310 24 17 0.881 @ 69 21.3 16 07:30AM 324 68 13.9 01:45AM 121 23 0.692 32S 66.3 81 97 19.8 34 4901 144/ 0.851 ~: tl~i , ... ,;7 ------------------- ]V~ . Jake Traffic En~neering. Inc. 7731 8th Ave SW -Seattle 98106 -2007 Telephone 206.762.1978 Cell 206.799.5692 Facsimile 206.762.1978 Email jaketraffic@comcast.net ~ Location: Oakesdale Ave S.W.I S.W. 43rd ST File 10: 2004.002 Weather: Clear Surface: Dry Date: Day: Time: Tech: Interval: SouthBound ,'. , ," ,,", WestBound "< ,,', ' " Street Oakesdale Ave S.W. S.W.43rd ST edJ ~ l4 6 ¢=:::I W Time R 'T ,., L R T L 4:00-4:14 36 104 33 22 206 11 4:15-4:29 27 80 36 19 198 9 4:30-4:44 37 93 27 29 199 23 4:45-4:59 18 60 30 11 168 8 5:00-5:14 37 56 35 19 173 13 5:15-5:29 24 80 20 15 178 29 5:30-5:44 36 49 51 19 208 17 5:45-5:59 22 19 29 10 193 9 Total 254 580 280 154 1632 128 Peak Hour Total 126 361 135 87 826 55 SBRT SBTH SBlT 126 361 135 EBlT 105 87 WBRT EBTH 1096 826 WBTH EBRT 98 55 WBlT 108 271 107 2/11/2004 NBlT NBTH NBRT Wednesday PM peak TV 14 minutes ~'~" \ NortHBound' :", ;,G.' ' .' ',"'" ,:,' ·",EastSouhd·'· ,,' ' h~ • . , Oakesdale Ave S.W. S.W.43rd ST F Jl ~ '" ~ J R T L, , R T L , Total 26 82 33 20 255 31 920 20 64 21 24 261 24 839 28 68 22 32 276 27 923 26 39 25 15 231 16 693 29 41 22 10 217 21 721 10 54 13 22 191 30 714 35 39 21 27 261 27 846 17 24 18 7 241 10 642 205 440 188 168 2071 199 107 271 108 98 1096 105 I I I I I I I I I I I I I I I I I I I SW 43rd St.lOakesdale Ave SW Existins AM eeak .". -+ .. • +-"-'" ,Lane Graue EBL EBT EBR WBL WBT WBR NBL LOS D B D 0 C Approach Delay 25.8 36.2 Approach LOS C D Queue Length 50th (ft) 78 81 46 334 34 Queue Length 95th (ft) 137 124 91 #461 74 Internal Link Dist (ft) 618 622 Tum Bay Length (ft) 200 200 200 Base Capacity (vph) 424 1445 407 1333 466 Starvation Cap Reductn 0 0 0 0 0 Spj"back Cap Reductn 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 Reduced vIc Ratio 0.29 0.26 0.17 0.83 0.17 ,Intersection Summary Area Type: Other Cycle Length: 120 Actuated Cycle Length: 101.5 Natural Cycle: 60 Control Type: Actuated-Uncoordinated Maximum vIc Ratio: 0.87 Intersection Signal Delay: 29.3 Intersection LOS: C Intersection Capacity Utilization 58.7% ICU Level of Service B Analysis Period (min) 15 # 95th percentile volume exceeds capacity, queue maY,be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: SW 43rd Street & Oakesdale Ave SW li~: 44s : ~: : I~ ~:> Existing AM peak Jake Traffic Engineering, Inc. t ,;. NBT NBR B 20.5 C 53 89 409 1379 0 0 0 0.19 2117/2004 ~ ~ ./ SBL SBT SBR C B 14.5 B 18 22 45 49 419 200 409 1360 0 0 0 0 0 0 0.10 0.13 : I Synchro 6 Report Page 2 I I I SW 43rd St.lOakesdale Ave SW Existina AM ~eak 2117/2004 ",. -+ ""\-.. +-'-"\ t ,.. \.. ! ~ I .... ane Group EBl EBT EBR WBl 'WBT WBR NBl NBT NBR SBl SBT SB~ lane Configurations '!fi tt. , t~ 'tl ~t. 'ilt t~ I Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage length (tt) 200 0 200 0 200 0 200 0 Storage lanes 1 0 1 0 1 0 1 0 I Total lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 leading Detector (tt) 50 50 50 50 50 50 50 50 Trailing Detector (tt) 0 0 0 0 0 0 0 0 Tuming Speed (mph) 15 9 15 9 15 9 15 9 I lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 Frt 0.975 0.964 0.971 0.935 Fit Protected 0.950 0.950 0.950 0.950 I Satd. Flow (prot) 1770 3451 0 1770 3412 0 1770 3437 0 1770 3309 0 Fit Permitted 0.950 0.950 0.630 0.553 Satd. Flow (perm) 1770 3451 0 1770 3412 0 1174 3437 0 1030 3309 0 Right Tum on Red Yes Yes Yes Yes I Satd. Flow (RTOR) 21 37 26 78 Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 link Speed (mph) 35 35 35 35 I link Distance (tt) 698 702 489 499 Travel Time (s) 13.6 13.7 9.5 9.7 Volume (vph) 111 293 58 65 772 242 73 193 46 39 95 72 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 I Adj. Flow (vph) 121 318 63 71 839 263 79 210 50 42 103 78 lane Group Flow (vph) 121 381 0 71 1102 0 79 260 0 42 181 0 Tum Type Prot Prot Perm Perm I Protected Phases 7 4 3 8 2 6 Permitted Phases 2 6 Detector Phases 7 4 3 8 2 2 6 6 Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 I Minimum Split (s) 8.0 20.0 8.0 20.0 20.0 20.0 20.0 20.0 Total Split (5) 32.0 44.0 0.0 32.0 44.0 0.0 44.0 44.0 0.0 44.0 44.0 0.0 Total Split (%) 26.7% 36.7% 0.0% 26.7% 36.7% 0.0% 36.7% 36.7% 0.0% 36.7% 36.7% 0.0% I Maximum Green (s) 28.0 40.0 28.0 40.0 40.0 40.0 40.0 40.0 Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All-Red Time (s) 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 I leadllag lead lag 'lead lag lead-lag Optimize? Yes Yes Yes Yes Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None Max Max Max Max I Walk Time (s) 5.0 5.0 5.0 5.0 5.0 5.0 Flash Dont Walk (s) 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls (#lhr) 0 0 0 0 0 0 I Act Effct Green (s) 12.1 42.0 9.4 37.1 40.3 40.3 40.3 40.3 Actuated glC Ratio 0.12 0.41 0.09 0.37 0.40 0.40 0.40 0.40 vIc Ratio 0.57 0.26 0.44 0.87 0.17 0.19 0.10 0.13 Uniform Delay, d1 42.7 18.7 45.2 28.5 20.2 18.2 19.6 11.1 I Control Delay 44.7 19.8 45.9 35.5 23.4 19.6 22.8 12.6 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 44.7 19.8 45.9 35.5 23.4 19.6 22.8 12.6 I Existing AM peak Synchro 6 Report Jake Traffic Engineering, Inc. Cf) Page 1 I I I I I I I I I I I I I I I I I I I I SW 43rd St./Oakesdale Ave SW Existin~ ~ ...... """ of ~ "-~ .Lane Group EBL EBT EBR WBL WBT WBR NBL LOS D D D C C Approach Delay 37.9 31.5 Approach LOS D C Queue Length 50th (ft) 70 410 38 289 55 Queue Length 95th (ft) 130 #582 82 397 126 Internal Link Dist (ft) 618 622 Turn Bay Length (ft) 200 200 200 Base Capacity (vph) 417 1453 408 1386 249 Starvation Cap Reductn 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 Storage Cap Reductn 13 0 0 0 0 Reduced vic Ratio 0.28 0.89 0.15 0.72 0.47 ,Intersection Sumrria!1 Area Type: Other Cycle Length: 120 Actuated Cycle Length: 100.6 Natural Cycle: 60 Control· Type: Actuated-Uncoordinated Maximum vic Ratio: 0.89 InterseCtion Signal Delay: 31.2 Intersection LOS: C Intersection Capacity Utilization 70.1 % ICU Level of Service C Analysis Period (min) 15 # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: SW 43rd Street & Oakesdale Ave SW I{: : ~: : ~: Existing Jake Traffic Engineering, Inc. t I'" NBT NBR B 22.4 C 80 133 409 1387 0 0 0 0.30 2117/2004 '. + ./ SBL SBT SB~ C C 23.4 C 69 113 148 178 419 200 314 1386 0 0 0 0 0 0 0.47 0.38 : I Synchro 6 Report Page 2 I I SW 43rd St.lOakesdale Ave SW Existins 211712004 ,J -+ "'" "'" +-'-"" t I'" ~ + ./ I .Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations ~ t~ ~ +~ '8fi t~ 'Ii t~ I Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (tt) 200 0 200 0 200 0 200 0 Storage Lanes 1 0 1 0 1 0 1 0 I Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Leading Detector (tt) 50 50 50 50 50 50 50 50 Trailing Detector (tt) 0 0 0 0 0 0 0 0 Turning Speed (mph) 15 9 15 9 15 9 15 9 I Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 Frt 0.988 0.986 0.958 0.961 Fit Protected 0.950 0.950 0.950 0.950 I Satd. Flow (prot) 1770 3497 0 1770 3490 0 1770 3391 0 1770 3401 0 Fit Permitted 0.950 0.950 0.334 0.422 Satd. Flow (perm) 1770 3497 0 1770 3490 0 622 3391 0 786 3401 0 Right Turn on Red Yes Yes Yes Yes I Satd. Flow (RTOR) 8 10 52 44 Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Link Speed (mph) 35 35 35 35 I Link Distance (tt) 698 702 489 499 Travel Time (s) 13.6 13.7 9.5 9.7 Volume (vph) 105 1096 98 56 826 87 108 271 107 135 361 126 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 I Adj. Flow (vph) 114 1191 107 61 898 95 117 295 116 147 392 137 Lane Group Flow (vph) 114 1298 0 61 993 0 117 411 0 147 529 0 Turn Type Prot Prot Perm Perm I Protected Phases 7 4 3 8 2 6 Permitted Phases 2 6 Detector Phases 7 4 3 8 2 2 6 6 I Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Minimum Split (s) 8.0 20.0 8.0 20.0 20.0 20.0 20.0 20.0 Total Split (s) 32.0 44.0 0.0 32.0 44.0 0.0 44.0 44.0 0.0 44.0 44.0 0.0 Total Split (%) 26.7% 36.7% 0.0% 26.7% 36.7% 0.0% 36.7% 36.7% 0.0% 36.7% 36:7% 0.0% I Maximum Green (s) 28.0 40.0 28.0 40.0 40.0 40.0 40.0 40.0 Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All-Red Time (s) 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 I Lead/Lag Lead Lag Lead Lag Lead-Lag Optimize? Yes Yes Yes Yes Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None Max Max Max Max I Walk Time (s) 5.0 5.0 5.0 5.0 5.0 5.0 Flash Dont Walk (s) 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls (#lhr) 0 0 0 0 0 0 I Act Effct Green (s) 11.7 41.7 8.8 39.1 40.2 40.2 40.2 40.2 Actuated glC Ratio 0.11 0.41 0.09 0.39 0.40 0.40 0.40 0.40 vIc Ratio 0.56 0.89 0.40 0.73 0.47 0.30 0.47 0.38 Uniform Delay, d1 43.9 27.8 45.0 26.4 22.8 18.1 22.8 19.8 I Control Delay 44.6 37.3 45.6 30.6 32.4 19.5 30.5 21.5 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 44.7 37.3 45.6 30.6 32.4 19.5 30.5 21.5 I Existing @ Synchro 6 Report Jake Traffic Engineering, Inc. Page 1 I I I I I I I I I I I I I I I I I I I I SW 43rd St.lOakesdale Ave SW Future Without Project .". -+ ~ ~ ''It--\... ~ .LaneGroup EBL EBT EBR WBL WBT WBR NBL LOS 0 0 '0 0 0 Approach Delay 48.7 36.3 Approach LOS 0 0 Queue Length 50th (ft) 80 488 42 337 69 Queue Length 95th (ft) 140 #694 86 458 #166 Internal Link oist (ft) 618 622 Tum Bay Length (ft) 200 200 200 Base Capacity (vph) 423 1468 405 1343 217 Starvation Cap Reductn 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 Storage Cap Reductn 18 0 0 0 0 Reduced vIc Ratio 0.31 0.98 0.16 0.81 0.60 Intersection Summary Area Type: Other Cycle Length: 120 Actuated Cycle Length: 101.8 Natural Cycle: 65 Control Type: Actuated-Uncoordinated Maximum vIc Ratio: 0.98 Intersection Signal Delay: 37.5 Intersection LOS: 0 Intersection Capacity Utilization 75.8% ICU Level of Service 0 Analysis Period (min) 15 # 95th percentile volume exceeds. capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: SW 43rd Street & Oakesdale Ave SW Future Without Project Jake Traffic Engineering, Inc. t ~ NBT NBR C 25.2 C 98 151 409 1371 0 0 0 0.33 2117/2004 '. + .,.I SBL SBT SBR 0 C 25.7 C 86 139 175 204 419 200 286 1371 0 0 0 0 0 0 0.57 0.43 : I Synchro 6 Report Page 2 I I SW 43rd St.lOakesdale Ave SW Future Without Project 2/17/2004 ". -+ .. ~ +-"-~ t I" \. ~ .tI I .Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations ~ +~ 'i t~ " +~ 'it +~ I Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (tt) 200 0 200 0 200 0 200 0 Storage Lanes 1 0 1 0 1 0 1 0 I Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Leading Detector (tt) 50 50 50 50 50 50 50 50 Trailing Detector (tt) 0 0 0 0 0 0 0 0 Turning Speed (mph) 15 9 15 9 15 9 15 9 I Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 Frt 0.987 0.986 0.957 0.961 Fit Protected 0.950 0.950 0.950 0.950 I 5atd. Flow (prot) 1770 3493 0 1770 3490 0 1770 3387 0 1770 3401 0 Fit Permitted 0.950 0.950 0.295 0.388 Satd. Flow (perm) 1170 3493 0 1770 3490 0 550 3387 0 723 3401 0 Right Tum on Red Yes Yes Yes Yes I Satd. Flow (RTOR) 9 10 53 44 Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Link Speed (mph) 35 35 35 35 I Link Distance (tt) 698 702 489 499 Travel Time (s) 13.6 13.7 9.5 9.7 Volume (vph) 115 1210 110 60 910 95 120 300 120 150 400 140 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 I Adj. Flow (vph) . 125 1315 120 65 989 103 130 326 130 163 435 152 Lane Group Flow (vph) 125 1435 0 65 1092 0 130 456 0 163 587 0 Tum Type Prot Prot Perm Perm I Protected Phases 7 4 3 8 2 6 Permitted Phases 2 6 Detector Phases 7 4 3 8 2 2 6 6 I Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Minimum Split (s) 8.0 20.0 8.0 20.0 20.0 20.0 20.0 20.0 Total Split (s) 32.0 44.0 0.0 32.0 44.0 0.0 44.0 44.0 0.0 44.0 44.0 0.0 Total Split (%) 26.7% 36.7% 0.0% 26.7% 36.7% O.O°A, 36.7% 36.7% 0.0% 36.7% 36.7% 0.0% I Maximum Green (s) 28.0 40.0 28.0 40.0 40.0 40.0 40.0 40.0 Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All-Red Time (s) 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 I LeadlLag Lead Lag Lead Lag Lead-Lag Optimize? Yes Yes Yes Yes Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None Max Max Max Max I Walk Time (s) 5.0 5.0 5.0 5.0 5.0 5.0 Flash Dont Walk (s) 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls (#lhr) 0 0 0 0 0 0 I Act Effct Green (s) 12.4 42.6 9.1 37.1 40.3 40.3 40.3 40.3 Actuated glC Ratio 0.12 0.42 0.09 0.36 0.40 0.40 0.40 0.40 vic Ratio 0.58 0.98 0.42 0.85 0.60 0.33 0.57 0.43 Uniform Delay, d1 42.6 29.5 45.5 29.2 24.8 19.1 24.5 20.9 I Control Delay 44.8 49.0 46.2 35.7 40.8 20.7 35.9 22.9 Queue Delay 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 44.8 49.0 46.2 35.7 40.8 20.7 35.9 22.9 I Future Without Project @ ~ Synchro 6 Report Jake Traffic Engineering, Inc. Page 1 I I I I I I I I I I ·1 I I I I I I I I I S.W. 43rd St./Oakesdale Ave. S.W. Future With Project ",. -+ .. -(" 4-"-"\ .Lane Grou~ EBL EBT EBR WBL WBT WBR NBL LOS D E D D C Approach Delay 57.5 38.2 Approach LOS E D Queue Length 50th (ft) 92 -583 42 355 65 Queue Length 95.th (ft) 156 #764 87 #515 125 Internal Link Dist (ft) 618 622 Tum Bay Length (ft) 200 200 200 Base Capacity (vph) 422 1496 400 1330 441 Starvation Cap Reductn 0 0 0 0 0 .. Spillback Cap Reductn 0 0 0 0 0 Storage Cap. Reductn 26 0 0 0 0 Reduced vIc Ratio 0.36 1.02 0.16 0.84 0.31 .Intersection summary Area Type: Other Cycle Length: 120 Actuated Cycle Length: 103.4 Natural Cycle: 60 . Control Type: ActUated-Uncoordinated Maximum vIc Ratio: 1.02 Intersection Signal' Delay: 43.1 Intersection Capacity Utilization 69.0% Analysis Period (min) 15 InterseCtion LOS: D ICU Level of Service C -Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after tWo cycles. .. # 95th percentile volume exceeds capacity,.queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: SW 43rd Street & Oakesdale Ave SW Future With Project Jake Traffic Engineering, Inc. t ~ NBT NBR A 15.7 B 7 31 409 1292 0 0 0 0.13 2/1712004 '. + 4' SBL SBT SBR C A 15.6 B. 78 9 146 35 419 200 471 1312 0 0 0 0 0 0 0.35 0.15 : I Synchro 6 Report Page 2 I I S.W. 43rd St.lOakesdale Ave. S.W. Future With Project 2/17/2004 .,J---+ ~ -# ....... ~ ~ t I" \.. ! ~ I ,Lane Group EBL EBT ESR WBL WBT WBR NBL NBT NBR SBL SBT SB~ Lane Configurations 'l +~ , t~ " tt. 'i t~ I Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 200 0 200 0 200 0 200 0 Storage Lanes 1 0 1 0 1 0 1 0 I Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Leading Detector (ft) 50 50 50 50 50 50 50 50 Trailing Detector (ft) 0 0 0 0 0 0 0 0 Turning Speed (mph) 15 9 15 9 15 9 15 9 I Lane Util. Factor 1.00 '0.95 0':95 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 Frt 0.986 0.986 0.880 0.882 Fit Protected 0.950 0.950 0.950 0.950 I Satd. Flow (prot) 1770 3490 0 1770 3490 0 1770 3115 0 1770 3122 0 Fit Permitted 0.950 0.950 0.609 0.649 Satd. Flow (perm) 1770 3490 0 1770 3490 0 1134 3115 0 1209 3122 0 Right Tum on Red Yes Yes Yes Yes I Satd. Fiow(RTOR) 9 10 130 159 Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Link Speed (mph) 35 35 35 35 I Link Distance (ft) 698 702 489 499 Travel Time (s) 13.6 13.7 9.5 9.7 Volume (vph) 131 1275 127 60 934 95 126 30 120 150 40 146 I Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 '0.92 . 0.92 Adj. Flow (vph) 142 1386 138 65 1015 103 137 33 130 163 43 159 Lane Group Flow (vph) 142 1524 0 65 1118 0 137 163 0 163 202 0 Tum Type Prot Prot Perm Perm I Protected Phases 7 4 3 8 2 6 Permitted Phases 2 6 Detector Phases 7 4 3 8 2 2 6 6 I Minimum Initial (5) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Minimum Split (s) 8.0 20.0 8.0 20.0 20.0 20.0 20.0 20.0 Total Split (5) 32.0 44.0 0.0 32.0 44.0 0.0 44.0 44.0 0.0 44.0 44.0 0.0 Total Split (%) 26.7% 36.7% 0.0% 26.7% 36.7% 0.0% 36.7% 36.7% 0.0% 36.7% 36.7% 0.0% I Maximum Green (5) 28.0 40.0 28.0 40.0 40.0 40.0 40.0 40.0 Yellow Time (5) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All-Red Time (s) 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 I Lead/Lag Lead Lag Lead Lag Lead-Lag Optimize? Yes Yes Yes Yes Vehicle Extension (5) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None Max Max Max Max I Walk Time (5) 5.0 5.0 5.0 5.0 5.0 5.0 Flash DontWalk (5) 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls (#Ihr) 0 0 0 0 0 0 I Act Effct Green (5) 13.4 44.2 9.1 37.7 40.2 40.2 40.2 40.2 Actuated g/C Ratio 0.13 0.43 0.09 0.36 0.39 0.39 0.39 ' 0.39 vic Ratio 0.62 1.02 0.42 0.88 0.31 0.13 0.35 0.15 Uniform Delay, d1 43.0 29.8 46.2 30.0 22.3 4.0 22.7 4.2 I Control Delay 45.3 58.6 46.9 37.7 26.3 6.8 26.8 6.6 Queue Delay 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 45.4 58.6 46.9 37.7 26.3 6.8 26.8 6.6 I Future With Project Synchro 6 Report Jake Traffic Engineertng, Inc. @ Page 1 I I I SW 43rd St.lSite Access 1 Future With Project 2117/2004 ..,J --+ +-, ~ .I I .Movement EBL EBT WBT WBR SBL SBR Lane Configurations , tt t~ V I Sign Control Free Free Stop Grade 0% 0% 0% Volume (veh/h) 6 1453 1179 27 25 16 I Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 7 1579 1282 29 27 17 Pedestrians Lane Width (ft) I Walking Speed (ft/s) Percent Blockage Right turn flare (veh) I Median type TWLTL Median storage veh) 2 Upstream signal (ft) 914 pX, platoon unblocked I vC, conflicting volume 1311 2099 655 vC 1, stage 1 conf vol 1296 vC2, stage 2 conf vol 803 I vCu, unblocked vol 1311 2099 655 te, single (s) 4.1 6.8 6.9 tC, 2 stage (s) 5.8 tF (s) 2.2 3.5 3.3 I pO queue free % 99 86 96 cM capacity (veh/h) 524 191 408 Direction, Lane # EB 1 EB2 EB3 WB1 WB2 SB 1 I Volume Total 7 790 790 854 457 45 Volume Left 7 0 0 0 0 27 Volume Right 0 0 0 0 29 17 I cSH 524 1700 1700 1700 1700 241 Volume to Capacity 0.01 0.46 0.46 0.50 0.27 0.19 Queue Length (ft) 1 0 0 0 0 17 I Control Delay (s) 12.0 0.0 0.0 0.0 0.0 23.3 Lane LOS B C Approach Delay (s) 0.0 0.0 23.3 ApprC?ach LOS C I Jntersection Summa!1 Average Delay 0.4 Intersection Capacity Utilization 50.2% ICU Level of Service A I Analysis Period (min) 15 I I I Future With Project @ Synchro 6 Report Jake Traffic Engineering, Inc. Page 1 I I I SW 43rd St./Site Access 2 Future With Project 2/17/2004 ..,J--. ...... "-~ ./ I Movement EBL EBT WBT WBR SBL SBR Lane Configurations 'i +t tit-, 'f I Sign Control Free Free Stop Grade 0% 0% 0% Volume (veh/h) 18 1460 1179 27 73 49 I Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 20 1587 1282 29 79 53 Pedestrians Lane Width (ft) I Walking Speed (ft/s) Percent Blockage Right tum flare (veh) I Median type TWLTL Median storage veh) 2 Upstre~m signal (ft) 698 I pX, platoon unblocked vC, conflicting volume 1311 2129 655 vC1, stage 1 conf vol 1296 vC2, stage 2 conf vol 833 I vCu, unblocked vol 1311 2129 655 te, single (s) 4.1 6.8 6.9 te, 2 stage (s) 5.8 tF (s) 2.2 3.5 3.3 I pO queue free % 96 58 87 cM capacity (veh/h) 524 187 408 I Direction, Lane # EB 1 EB2 EB3 WB1 WB2 SB 1 SB2 Volume Total 20 793 793 854 457· 79 53 Volume Left 20 0 0 0 0 79 0 . Volume Right 0 0 0 0 29 0 53 I cSH 524 1700 1700 1700 1700 187 408 Volume to Capacity 0.04 0.47 0.47 0.50 0.27 0.42 0.13 Queue Length-(ft) 3 0 0 0 0 48 11 I Control_ Delay (s) 12.1 0.0 0.0 0.0 0.0 37.7 15.1 Lane LOS B E C Approach Delay (s) 0.1 0.0 28.6 Approach LOS 0 I Jntersection Summary Average Delay 1.3 Intersection Capacity Utilization 51.1% ICU Level of Service A I Analysis Period (min) 15 I I I Future With Project @ Synchro 6 Report Jake Traffic Engineering, Inc. Page 1 I I I Report Period: 1210112000 to 1113012003 Llty 01 Kenton Corridor Report 1119/04 Icorridor: OAKESDALE AVE SW between FORTY THIRD ST. SW and THIRTY EIGHT ST. SW Icomment: Requested Chris Valdez, Jake Traffic Engineering Fax: 206-762-1978 I (ORTY THIRD ST. SWat OAKESDALE AVE SW ear: 2001 I Date Time Of Case Collision Collision Number Type of Collision i Wed-4111101 04:25 PM 01-336 Right Angle I Sun-4/15101 02:18 PM 01-340C Rear End Mon-4/30101 05:20PM 01-394C Sideswipe -Fri-6/8/01 05:11 PM 01-516 Right Angle ; 1 ____ . ___ Fri-.9!l~01 ______ 27:2.Q A~ __ .Q!':-J!lO_Right Angle ____ Yearly Totals: Number ofCollisio 5 ~ Year: 2002 I Date Time Of Case Collision Collision Number Type of Collision I Wed-2/13/02 03:42 PM Fri-7/12/02 04:57 PM Mon-8126/02 04:30PM 02-0133 Rear End 02-6623 Rear End 02-690 Approach Tum Sun-10/13/02 02:35AM 02-836 Rear End I Tue-12117/02 07:36AM Mon-12123/02 12:36 PM 02-1068 Approach Tum 02-1082 Approach Tum Yearly Totals: Number of Collisio 6 ~- .ear: 2003 Direction Veh 1 Veh2 W->E S->N E->W E->W W->E W->E W->E S->N W->E N->S Totals: Direction Veh 1 Veh2 W->E W->E E->S E->S N->E S->N W->E W->E N->E S->N S->W N->S Totals: Num Num Hit & Tot Fat lni PDQ Run Veh 1 2 P 2 2 P 2 P 2 0 2 3 0 10 Num Num Hit & Tot Fat lni PDQ Run Veh P 21 , P 2i P 21 I P 21 21 I P 7i __ • __ -=:"1 0 i 5 0 i2 Time Of Collision 04:45 PM Case Direction Num Num Hit & Tot Number Type of Collision Veh 1 Veh 2 Fat Inj PDQ Run Veh 03-732 RightAngle W->E S->N 1 -21 Yearly Totals: Number of CoIlisio I Link Totals: Number of Collisio~ '--1-~------'---------'-------'-------TotaiS:--0--l--0----0------2-- (AKESDALE AVE SW. 80 ft. N of FORTY THIRD ST. SW ear: 2002 I Date Time Of Case Collision Collision Number Type of Collision --------_.--------------=--=--====---"-==--=--:'--'--'--"---'-----=-=--=-=='-"=-=-----Fri-8/2/02 12:23 PM 02-609 Sideswipe I Yearly Totals: Number ofCollisio Link Totals: Number of Collision I 1 1 Page 1 Totals: 0 Direction Veh 1 Veh2 S->N S->N Totals: Totals: 0 4 8 o 24 Num Num Hit & -Tot Fat Inj PDO Run Veh P 0 0 1 0 0 1 0 NO. ["N' C ::;;: v,mx ::~~.Q~ ~ , .... , ..... \../ n, '._ .. :;; ~¢:.;0 C:'i tz :~\} ~ c-.~~:) -.. .... () i"TJ v." ;::.;' X .x::tn c'; ',~,I ::l"t'£ C' co 0 c".il::r,J;; ... -~ "'-' "\)(/1 7': <'A: 1 ." ;.~y.~ I ""'T"1CI P"l vl n:P 1 (i'l e-n CI ~!< j;f z i··T-·-··7··-···· .. ···,-i~·h .. ···1'··.j~ c. (fj i"q z co (\: +. ~II .,," :.a: (", /, (X) :~:' I gj~1 <;'1 -:-"-. """J 0'> (n .• 1':" Cf:1 0") ?:v~ "-. ....'] I I 100 I~ ~ ~ -~ rn ~ ~ ~ '-" 9J II " :11 '" ". " " tn " " " ,. o o " o " o I~ 1M " " o la o " I~ I~ • o ill " II I~ • I~ ,Ii " Iii Il '" " " o I~ " ,. " ~ o I~ " " o • " " • o • " " I~ • I! I I~ I ---" --, , , , , , , , , REVISION ~ ~~ . 05 ~ I'rl~' " , , , . , '~ / i , I I , \;:/~, . \\ ',y, \ I <.) '\ \ \ \ , ';;. .. \. \-1;_") \. +'$'?-<:-v .. ~'" V(? BY DATE APPR ';<7 .. 'iy "1J -n IJ]::D CO , "TI-r ..... ' .. ", u ., "" mo 81$ V. 'J_0ef.) . Zm 0"0 , .. '- ...-, CI£CI<EI> + ~) ~~ 7' O({3' '\.:'>", ., '0~ ./ KWL MDY KWL KWL '.,;J.,. " "" i i-~()An , { j ! /':!K;· :, '2(.)' \ \ \ '\, " .\~,~, \ ~ , ',5/ \ /) 1· ./ G~:?:'i·< " .?~ \ , ';~:~" \ "-:,c)\ ..... \ \ \ \ "'" ;;.:.' , '~";> . ,J' " \~,,~. --:"~~)' +-2,.", """" ONE INCH IJ FUll. ~ F NOT' QE INCH ~~y I .;. --. i ~). : .... , " ~.\). '-..... .~?,:::. ,(? u .l.-". (~~ Z~3;) ( Il : 01 sf) ,'" :~: 1j0 o "/'·l..n :::::; ;:::-:::';T!,.< '-' <.' , i~;~ Co ,-, ;u "'j !..D ((.) rq ~D j.'» .... , (/i ~ C) "1': _ ... VERJ1CIoL: HAW 1988 HORIZONJjIL: fW) 18BJ/1W1 41i~ •. ~" -..u CITY OF RENTON Planning/Building/Public Works Dept. 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" • '" -' 2 -0 ~ C@LLI NS m ;0 ::r » z 777 1 08TH AVENUE NORTHEAST SUITE 400 BELLEVUE WASHINGTON 98004-5118 T 425 889 3333 F 426 828 9116 COLLINSWOERMAN.COM IDC RENTON MEDICAL OFFICE BUILDING • MARK • ISSUED FOR' DATE DESCRIPTION SHORELINE/SITE PLAN 2/23/04 APPROVAUSEPA 1/21/04 PRE-APPLICATION PROJECT NUMBER 03137.00 ORIGINAL DATE 1/21104 DRAWN BY AYH SHEET TITLE/NUMBER THIRD FLOOR PLAN Ft.\) 2 5 'Lull'o REtE-WED A2.3 • I I j I 1 , , , I I ~' PRECAST CONCRETE PANEL ----. ~ (,~ ~ (,V , , , I J8:'L 44'-0' ~fop orpaap.t"~ ___ . __ _ I I , , .......•....... ~ .......... . ~--I'I~--I I ~42=0'_~ -~top of roof -, , I t:::::==l':t=::::::J -- r--~ MWlANICtIL SCREEN BEYOND; SIZE AND LOCATION TO BE DETERMINED AND COORDINA1t:D W MECHANICtIL ENGINEER cp / METtIL GRAn:, l i evNSCREEN (30' D) -. I ." i i , I -1- r--~-:'1---/--F==;;F=~I ............ ..... . I~_~I' I I i -1----- ~2fJ'-o' too -'1'. :lralloor -~ ---1---r==-~ + -~ --.. -~ -~c --;==-=c:= -t--.==.=,--,:===-.-t -_.- , 1----1 ------r-r-c:-:=:...::, -+r:.c::.-== -+ -r::==:'=:::::;---- , 1----1 ~--~-~-ltI!IIIl ~~ -----~'"-- -• ..... .. . WEST ELEVATION 'Y6' 4e' 0 SCALE: SCALE: 1/8" ~ 1'-0" SCALE, I' , 9.' 01 0 \. -----t1-~-~ --~ -r-=-==--:::::;-- 96' 192' ~~I~--J , 1=11==11 IIF=lI=lI ~~I~~ , !===If===11 I 1I==JI=iI • ... ' .. m~ ~I --1--.~ -_- • • , ,---MECHANICtIL SCREEN BEYOND; 51ZE AND LOCATION TO BE DETERMINED AND COORDINA1t:D W MECHANICtIL ENGINEER r-r---------METtIL GRAn: evNSCREEN (30' D) L-CONCRETE FORMLINER ----+--------+---------Ii -+----- f--~_+-PAIN1t:D CONCRErE ACCENT COLOR INSET I" INTO PANEL ~-DROP-off CAllOP'( BEYOND I ~~ i .~ .......•. ~--=i~-~- , , I I '"-SPANDREL GLASS AND CURTAIN f'!.'.LL SY51t:M ~O'-o' ~l$nro6for'--"'t==.;-c;;;=-==--=.--I, liL-..J..-L-..L.-JJ_-L..L..L--1i--...L...L...Lt.-JLL-.-l+--L--LL-.-L.J.~\~L--.lt-L4-~-------LLJilJ'--__ I ' I i I CONCRErE FOR'1LINER i ~= ~s~ 'lb' 'lb' 192' o 2 SW 43RO ST (SOUTH) ELEVATION SCALE: SCALE: 1 /8" ~ l' -0" SCAlf, I' , 96' ~ C@LLI NS m ;cJ ~ » z 777 108TH AVENUE NORTHEAST SUITE 400 BELLEVUE WASHINGTON 98004-5118 T 4258893333 F 426 828 9116 COLLINSWOERMAN.COM IDC RENTON MEDICAL OFFICE BUILDING • ISSUED FOR' MARK DATE DESCRIPTION SHORELINE/SITE PLAN 2/23/04 APPROVAUSEPA 1121/04 PRE-APPLICATION PROJECT NUMBER ORIGINAL DATE 03137.00 1/21/04 DRAWN BY AYH • SHEETTITLE/NUMBER • EXTERIOR ELEVATIONS m:VE1_C!-'\~EiH N,i\,..li'JiNG «I "'( 'JI: rl[f'lTOr.\ FEB 2 520U4 A4.2 , ! ~ , I i ( 1 " , , --. "; - • I"-- ... - .... .. .. / .......... .. L15 . . . . . . . . .. . .. / ............. . . . . .'.'." ...'.'.....'.'. ..'.' .' ./.': . . . .' .' .' .' .' .' .' .' .' .' .' .' .' 1/ __ ,,,,,:--.,,,,,,, GRAPillC SCALE ... /. ............... . . . . :.-/' ................. . . ,,;..~-:-. . . . .'.'.' . . . . . . /" . . . . . . . . . . . . . . . . . . ,/ ........ -....... / .................. / . . . . .. . ... / .................. /. . - ......... ....... ................................... ~ .•....................•.....•.•.• -~ .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ ... ~~ ................. "./. . ... .'.'.'.'.'.' ....... .'.'.' ... ' .. .'.'.'.'.' ..... .'.'.' .. .'.' .. .'.'.~~.'.'.'.'.'.'.'.'.'.' . .'.'.'.'.'.';;..~ . .... .. .. .. ..... ..... .. .. ~ .................. '/'''' ( IN FEET ) 1 inch = 20 ft. L14 . . . . . . . . . . . . . . . . . . . .' --.' -'.'.'.' /. .'.'.'.'.'.'.'.'.'.'.' -'.'.' -'.' -' -'.' .. ~.' .. ...... ..... . .... > .. ~. . .............. ~ . ...... ........... / .... _ ............... -. . . . . . . . . . . . . . . . . .......... / ................ . . . . . . .'.'.'.'.'. .'.. ....'.'.'... ...' .' .'.' . .. ....' .' .' .' .' .' .' .' .' .' .' .;,;?:.' .' .' .' .' .' .' .' .' .' .' .' .' .'.' . . . . . . . . . . . ............. ~:-: , ......... . .' .' .' .' .' .'.'. . ... .' . .'.' ... .' .. .'.'.'.'.'.'.'.'.'.'.'.' ./.~.'.' .' .' .' . .' .' .' .'.' ... . ........... ... .. .............. /" .......... .. .......... . .... _ ..................... /" ........ .. .... _..... ............... ........... .. ............... / ......... . .......... ........... .. ............................ / ...... .. • • . . • • . . • . . • • . • • • , • • . . .. ....•• • . • . . . • . , • • • • • . • • . . • . . . . • . . . . . • . . . :,.....:-4 . . . • ''''';'--............ ........ .. ...... "...... .... ......... / . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ................ ~~. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . ........... ~ .~ .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . :-:-c---;..-~. ~ .. . .. .. ..... .. .... .. . . . ............ , , . .. ...--. .. ~ ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .~ .-:""": . ............. , . . . . . . . . . . . . . . . . . . ~ .. .r-----------------... ------ - ... .'.': -:::.:-::::-:::::-:::-:-:-:::::::::::::::::::::::-:~;~:~~~~ ~ . -- -- . . . . . . . . .. . . . . ................ ~.....--:-:-, ~ ..... . .... ... ... _-......... -------~ .. .--.... . . . .. ... .... . ................ ~ ..... ~ . . . . . . . . . . . . . . . . . ------. . . . . . . . . . . . . . . . . ...... '.' ..... ~ ... . ....• ~ .. .'.'.' .. .' .. .'., .'iiii.'.'·.'·· ~~iii';'::;;:':-'-'7'"':' .~_ . .,...,.. .. . ..'.'...' .. .'.. .. .'.. . .'.'.'.'.' . .'.' . .'.' .~'.'. . . ~-34,037 SO/FT-~ . . . . . . . . . . . . . /'. . . . ",,' "'" "',:,; .............. .' .... :: .'.'::::::::-:-:><>. ~~~~.-;¢. . .'.'. ...'.'. ..'.'.' .' .' .' .' .' .' .' .' . .' _ /"." . . Ill!--~:t::Il= .............. / .... ""'-~~ :=::-~=---====m-::=--~ _ ............. / .... = ............. ·/~~·~·~·~·II~II~~~~~~::~~::li .......... , .. //. . . . . . ---=::-:=11=-=::-::=::-----..................... ~...... -- ................................... /........ ~ --- .. .. .. .. .. .. . ~------ 10 SOIFT ----- ... . . .............. ............. .. ............... . ........................... .... ....... ..... .......... . ~" .............................. . .. . -- ... .. . ...... ... .......... ..... .... ............... . SEE SHEET L2 FOR PLANT SCHEDUlE, GENERAl NOTES AND ~DSCAPE AREA DATA compoct ""mp<>ct 6, .__--154 SO/FT ¥%Zf22l-60 SO/FT ___ ~~"'-349 SO/FT ~ SQ/FT c',> 1,232 SO/FT ~I_U," SO/FT 4,950 SOIFT . . . . . . . . . . . . . . . . . . . . . .... . . . . . . . . . . . .. . .. . . . . . . . ................................................. r--34,961 SO/FT----' ,..1 --- ... -1 "'- 11 11 11 11 ~ C@LLI NS m :;:0 :r » z 777 108TH AVENUE NORTHEAST SUITE 400 BELLEVUE WASHINGTON 98004-5118 T 425 8893333 F 4~5 828 9116 COLLINSWOERMAN.COM DIET~ARTLAGE • " .. .,00 OF '""' LANDSCAPE ARCHITECTUIIE IDC RENTON MEDICAL OFFICE BUILDING • ISSUED FOR • MARK DATE DESCRIPTION PROJECT NUMBER ORIGINAL DATE 203568.40 02/02/04 DRAWN BY PLANTING PLAN DEVELOPMEN1 PLANNING CITY OF RENTON FEB 2 52D04 L1 LeA I I , I : • • PLANT SCHEDULE II 11m SYILLI OTY BOTANICAL tWIE BETULA JACQUEMONTII FRAXINUS OYCfCARPA MAGNOLIA GAlAYCf MALUS ADIRONDACK PINUS PARVIFLORA TREES HIMAlAYAN BIRCH FlAME ASH GAlAYCf MAGNOLIA ADMIRABLE II" JAPANESE WHITE PINE SIZE RE1IARKS tCAl B&B tCI>L B&B tCI>L B&B t CAl B & B, 8' O.C. t CAl B & B, 10' O.C. -~ -CORNUS ALBA VARIEGATED DOGWOOD 18-24" CONT., 4' O.C. -® -CORYLOPSIS PAUCIFLORA WIN1ERHAZEL CONT., 4' O.C. ~ -ILEX CRENATA JAPANESE HOLLY mtJT 4' O.C. ~ CAVENTINE CAVENTINE ANDROMEDA mMT 6' a.c. -=-~=-~R~HO~DO~D~EN~D~RO;N~HAC~HMAN~N~'S,-:!P~OlAR~IS~_-I-~HA~CH~MAN~N'~S;PO~lAR~IS,;R~HO~DO~D~EN:'.'!DR~0~NI--!1~R-?4"~f-~mMT~4~' ~O,;C'----j RHODODENDRON JEAN MARIE MONTAGUE JEAN MARIE MONTAGUE RHOD. lR_?"" CONT., 5' O.C. - 9 -RHODODENDRON ROSEBUD ROSEBUD RHODODENDRON 18-24" CaNT., 4' O.C. RHODODENDRON WHITE UGHTS WHITE UGHTS RHODODENDRON ? CONT., 4' O.C. ................................................ + .. "-": it, ....................................... + .......................................... JnTIROStJ:u~IA .......................................... ... •• • •••• ••• ••••••• ••••••• ••••••• , ................................................................................................. '1 .. ,': ': :., ',' A:':""",".'":""',': >:' ........................ ' .' ......................... ' ...... 2%' HAElITAT· 'REFilGE' AREA ............................................................................ . . . . . . . . . . . . . . . . . -. . . . . . . -. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . LANDSCAPE AREA DATA - LANDSCAPE AREAS EXCLUDING PUBUC R.O.W. 120,278 SQIFT \ ~------" ,..,-.,,- GENERAL NOTES 1. SUBMIT TO LANDSCAPE ARCHITECT (LA.), ONE MONTH PRIOR TO CONSTRUCllON, CONFIRMED PROCUREMENT ORDERS FOR ALL PLANT MATERIAL PROVIDE THE QUANllTY, LOCAllON, PHONE NUMBER AND ADDRESS OF THE GROWER. 2. All PLANT MATERIAL SHAll CONFORM TO AAN STANDARDS FOR NURSERY STOCK LATEST EDIllON. PROVIDE HEALTHY WELL-BALANCED PLANT MATERIALS AS SPECIFIED. 3. CONTRACTOR SHAll USE CAUllON WHILE EXCAVAllNG TO AVOID DISTURBING UNDERGROUND UllUllES. IF UllUllES ARE ENCOUNTERED, CONTRACTOR SHAll PROMPTLY INFORM GENERAL CONTRACTOR AND REPAIR ANY DAMAGES. 4. CONTRACTOR SHAll IMPORT 6 INCHES OF COMPOST FOR All LANDSCAPE AREAS. COMPOST SHAll BE THOROUGHLY INCORPORATED IN THE TOP 12" OF EXISllNG SOIL. COORDINATE WITH GENERAL CONTRACTOR TO DETERMINE QUANllllES NEEDED. 5. OBTAIN APPROVAL OF FINISHED GRADES FROM LANDSCAPE ARCHITECT PRIOR TO PLANllNG OR SEEDING. 6. CONTRACTOR SHAll HYDROSEED LAWN AREAS AS DEFINED AT A LATER DATE. 7. CONTRACTOR SHAll BE RESPONSIBLE FOR PROVIDING QUANllTY OF PLANTS THAT ARE REPRESENTED BY SYMBOLS ON THE DRAWINGS. IF A DISCREPANCY BETWEEN THE PLAN AND PLANT SCHEDULE IS ENCOUNTERED, NOllFY THE LA. FOR CLARIFICAllON. 8. CONTRACTOR SHAll INSTAll 3 INCHES OF FINE MULCH IN ALL SHRUB AND GROUND COVER BEDS. All TREE WEllS WITHIN LAWN AREAS SHAll HAVE A 3 FOOT DIAMETER RING WITH 3 INCHES OF FINE MULCH. 9. CONTRACTOR SHAll CLEAN UP All DEBRIS AND LEAVE SITE IN A NEAT CON DillON. 10. CONTRACTOR SHAll MAINTAIN SITE FOR 60 DAYS AFTER FINAL ACCEPTANCE IS RECEIVED IN WRIllNG FROM THE OWNERS REPRESENTA llYE. 11. CONTRACTOR SHAll WARRANTY THE SAllSFACTORY OPERAllON OF THE IRRIGAllON SYSTEM IN EVERY DETAIL AND All PLANT MATERIALS FOR A PERIOD OF ONE YEAR FROM THE DATE OF ACCEPTANCE. ~ C@LLI NS m ;0 ::I: » z 777 108TH AVENUE NORTHEAST SUITE 400 BELLEVUE WASHINGTON 98004-5118 T 4258893333 F 425828 9116 COLLINSWOERMAN.COM OIET~ARTLAGE •• >v,,,o.", '''L l~NDSCAPE ARCHITECTURE IDC RENTON MEDICAL OFFICE BUILDING • ISSUED FOR· MARK DATE DESCRIPTION PROJECT NUMBER ORIGINAL DATE 203568.40 02/02/04 DRAWN BY PRELIMINARY PLANT SCHEDULE and NOTES FEB 2 5200'1 L2 LCA i i • i • i I ~ I , , ~ I ! , c. .- STERNCQ LAND CO. , ,_ --off ~., .' " STERNGO LAND CO. .' , t I , / ~, 9.45Ac. --_ .... I.L." .~ ~-IQB+k. . T.L. 71 GEORGE JONIENTZ Ii.otlAe. PT. 7.1..44 .-, TRACT 0 !II CDRI' S.P.C. 94-6 ~.-.-. -' -'-'-'-. I' I ~'.~ .. ~-.-.-.-.-.-~ i! :Z...J"" ji jl ~. «:> . i '1 J: 0:: -I I. I-0 '1 1 It: l-. 0 tJ) -i~ :z ~20 i~ :z ~ z i~ e (,) 8-.~ ~ « ~ I·:z 0:: '1 a... I. ::J 0:: 8- 1,1 0:: 0 tJ) I . :z (31 TRACT E (41 '1:;:) 0 1._......: _. _. tD._. _. _. _. _. ~_. ~_. -. :':'''-1.. --;,;.--;;;;;'m-:-;c;';;; -;;:;;;.;"'--;---• - . _.-._._._._._.-._. 9 8 7 6 5 3 2 KING .".>NTY , .... ~ I •• (21 g '" '" ' 1 ' 1 , ..... ) 7, " , , , , , 1 " " , , " Y '., , 1 , 1 , , : , , , 0 rg , • I '::J S.w. 41 ~ 0 0 ~I ..<, • I \" ~ -.l, · ~ I • ) I y-. 'It.. ~ ~ y-. ----------"--------• , • \ I 1 1 --------, , .' ~. " (21 (31 t\.tl ",of l"" 1P-'" 11301 SP.-85-11 • I • I • TALLY CORPORATION I BURLINGTON NORTHERN. INC., BURU NGTON NORTHERN, INC. 10.66 AG. '-l.U JAMES p. C.URRAN M.OI2k. T.L21 · I • I • I 7$1 Ao. II ,oaw) r.t. 6J I~ I • !.30k. I T.l..GS 0.&4 Ac.. 7:1..$4- JOSEPH E. THOMAS I • I • I · l03Ac.1 7.t."" · ,.-----, ! I • I • I · I • I · I · I!.' --.,..S,-:"16....lA •• 1 T.L.80 • n ZOO· 100' 0' 200' 400' I. ....... I._~\_~I 50' IDC RENTON MEDICAL OFFICE BUILDING • ISSUED FOR • MARK DATE DESCRIPTION SHOREUNEISITE PLAN 2123/04 APPROVAUSEPA 1121/04 PRE·APPUCATION PROJECT NUMBER ORIGINAL DATE 03137.00 1/21104 DRAWN BY AYH • SHEET TITLE/NUMBER' NEIGHBORHOOD DETAIL DEVELOPMEi\'T PLt\NNiNG CITY' OF RENTON FEB 2 52004 RECEIV~D MAP AO.1 I ' I· , I , , I i I , I ! ~ I , I , I • I I I , ~ I· I i!i I I I I a:: 0.. 0.. « w ~ 0 >-tIl c:i z 40 'W . ~ a z g, 80 - d' (~"P\jC ?"0"'" ,) , v ~ .f:. 2"PVC LEGEND 18 18 FLOOD ZONE 'AE' BASE FLOOD ELEVATION LINE ELEVATION IN FEET (FEMA DATUM) DATUM INFORMATION: PROJECT VERTICAL DATUM: NA VD 1988 FEMA VERTICAL DATUM: NGVD 1929 THE NA VD 1966 DATUM IS 3.6' HIGHER THAN THE NGVD 1929 DATUM. ;)-- .. '(!" I',h' ", PROPQSED ,'0 BUIL[)jNG . FF=27.0 , ,",~ c: ,.. I FLOOD HAZARD DATA EXHIBIT RENTON MEDICAL __ s.w. 43~R~D~~~ , , " " " ,', ,I: " " , , , ::',l:;;y;itHl:::f~'" .. ; :~' "'1~) > ;< ! '<~' ," " " ,II '" , " , , , , , , , 'II '" " , , , " ,10 'I, ,10 ,I, , , " , , ,', , 'I: " , " " " , , "' " '" "' " , 'II , t e r) \;F ~~;'.Hi()r'; \. ·f),/S 'f ! ',:"CC!\l(, ~, -(-S, /9 t-c; 'rive ~~::::'/ ()/,. 18' ,.."U,,"":: DATUM: 21.6' " , , " " ,II ," , , " o ~ o z 0 z Ci -' ~ :::> III tS w ~ ~ I:::: u.. III 0 ~ :E -' :r: >< g w Q 0 w ~ ::::!: z ~ w a: "0 'b "0 ~ -" ~ "0 0 ... 0 0 N II :e z if) 'c • ~ 0 < c " :!: ~I CD :!: ~I ~ ~ CJ ..., " '0 " " " " " > 0 " '" '" ., 0 ~ " 'iii ~ " 0. -" .c: !t 0 0 0 u 0 .. , 1-----------1 ~ " , :r: f-:::J 0 til W :::J X Lt L W N ~ 1'0 N N 0 N ao ao N " Cl L m <0 ao N ~ I I " ~ ~ L{') L{') L{') N N ~ ~11)U) N LNN ro W-.j--.j- ~ ::.:: --..---..- (f) .W (.!)() z--> za:: ZW 5(f) a..;;i 0"" Zz 5'::1 z '0 (.!)a:: z--> a::z !:::lw z • -t:> t:>z ~~ :ia:: ~::> ()(f) .. , ~ , , , , . , • " c c .. I , t -0- D g o N M Ell rn -D- POWER POLE CATCH BASIN STORM MANHOLE s 100 £M.I SCALE: 1'=50' LEGEND ASPHALT CONCRETE SANITARY SEVIER MANHOLE WATER VALVE I; ~ ·i II GRAVEL WATER LINE ~RE HYDRANT WATER MANHOLE WATER METER SIGN ~-w-----~w--- ~-x~~ 15' UTILITY EASEMENT THE CITY OF RENTON REC. N0.7404250404 SW~12.17 E~12.07 SANITARY SEWER LINE STORM DRAINAGE LINE CHAIN LINK FENCE UNPLATTED PARCEL N SUPERIOR COURT CAUSE NO. 51-2-08117-7 ELEV,-25.61 It FOUND 3"I<ING CO. BRASS DISK, STA. KC F-12 LINE LINE L7 L9 LlO Ll1 Ll2 L13 Ll4 Ll5 Ll6 Ll8 Ll9 L20 L21 L22 L23 L24 L25 L27 L29 L30 BOUNDARY AND TOPOGRAPHIC SURVE~( TABLE BEARING LENGTH N01'l1'17'E 53,84 N73'38'35'E 94,53 N65'23'35'E 36,94 N67'08'35'E 98,82 N72'08'35'E 96,98 N84 '23'35'E 99,65 N74 '08'35'E 100,75 N80'08'35'E 100,09 N73'38'35'E 102,23 N67'23'35'E 102,71 N58'08'35'E 107,35 N26'08'35'E 103,23 N40'23'35'E 101.48 Nl7'53'35'E 23.46 N59'04'lO'E 7,05 N84 '23'35'E 94,30 N46'36'14'E 18,50 N01'l1'17'E 0,64 N84'23'35'E 5,34 N73'38'35'E 7,69 A PORTION OF THE NW 1/4 OF THE NE 1/4 OF SECTION 36, TOWNSHIP 23N, RANGE 4E, W.M. CITY OF RENTON, KING COUNTY, WASHINGTON IE 18"ADS~ 1 6. -'---=---------- 18"ADS E~15.58 15"ADS W~ 15.86 12"ADS S~15.60 15' CITY OF RENTON SAN. SEWER EASEMENT REC. NO 19991018000639 1---25' PRIVATE STORM PR111NIIGE & I ,UTILITY EASEM ENT I ~,. RENTON LLA NO. LLA UNDER REC. NO. ~"RCEL t'f' A::-I~~ OF-:NTON---'I "f / SAN. SEWER EASEMENT "r' REC. NO. 19991018000639 '" I '-........Y ~~-----( ,/' ,~" ~ ~ ___ ---,,-0 r--: "----0'; ~ , " x<t-" I Ii I ,?'- ,-,.- (2)WATER MCfERS r----·-------l I : EXISTING : 7-ELEVEN I I STORE I I L ___________ J ARCEL I T A PART) L25 CITY OF RENTON MON. #593 FND 3" BRASS DISC IN CONe W/"X" IN CASE N 0.04' AND W 0.33' OF SE COR NWI/4 NEI/4 N~15.47 ~17.07 ~19.97 ~11.17 OF RENTON AND PUBLIC EASEMENT, 7406170474 RENTON AND EASEMENT 7407190572 N~6.79 E~6.79 S~7.D4 LEGAL DESCRIPTIONS PARCEL H THE EAST 290 FEET OF THE WEST 598.82 FEET OF THE FOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, CITY OF RENTON, KING COUNTY, WASHINGTON, LYING NORTH OF S.W. 43RD STREET, LYING WEST OF OAKESDALE AVENUE S,W., LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO.1, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE CENTERLINE OF SAID S.W. 43RD STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO. 43 BEARS NORTH 88' 48' 43" WEST 784.19 FEET DISTANT; THENCE NORTH 01' 11' 17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. 1 AND THE TEPMINUS OF THIS DESCRIBED LINE. ALSO KNOWN AS ADJUSTED PARCEL 'W' OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-98-027-LLA, AS RECORDED UNDER RECORDING NO, 9809239001, RECORDS OF KING COUNTY, WASHINGTON, PARCEL J . THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, CITY OF RENTON, KING COUNTY, WASHINGTON, LYING NORTH OF S.W. 43RD STREET, LYING WEST OF OAKESDALE AVENUE S.W., LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO, I, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE CENTERLINE OF SAID S.W. 43RD STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO, 43 BEARS NORTH 88' 48' 43" WEST 784.19 FEET DISTANT; THENCE NORTH 01' 11' 17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. 1 AND THE TERMINUS OF THIS DESCRIBED LINE. EXCEPT THE WEST 598.82 FEET THEREOF AND; EXCEPT THE SOUTH 230 FEET THEREOF. ALSO KNOWN AS ADJUSTED PARCEL "J" OF CITY OF RENTON LOT LINE ADJUSTMENT NO, LUA-9S-027-LLA, AS RECORDED UNDER RECORDING NO. 9809239001, RECORDS OF KING COUNTY, WASHINGTON. PARCEL N THE WEST 308.82 FEET OF THE FOLLOWING DESCRIBED PARCEL: THAT FORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, CITY OF RENTON, KING COUNTY, WASHINGTON, LYING NORTH OF S.W. 'I3RD STREET, LYING WEST OF OAKESDALE AVENUE S.W., LYING SOUTH OF SPRINGBROOK SLOUGH DRAINAGE DITCH NO, 1, AND LYING EAST OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE CENTERLINE OF SAID S.W. 43RD STREET, FROM WHICH POINT THE NORTHEAST CORNER OF HENRY ADAMS DONATION LAND CLAIM NO, 43 BEARS NORTH 88' 48' 43" WEST 784,19 FEET DISTANT; THENCE NORTH 01' 11' 17" EAST TO THE SOUTH LINE OF SAID SPRINGBROOK SLOUGH DRAINAGE DITCH NO. 1 AND THE TEI1MINUS OF THIS DESCRIBED LINE. ALSO KNOWN AS ADJUSTED PARCEL "N" OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-98-027-LLA, AS RECORDED UNDER RECORDING NO. 9809239001, RECORDS OF KING COUNTY, WASHINGTON. SURVEYOR'S NOTES 1. BASIS OF BEARINGS PER CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA- 98-027-LLA, BY R. WILLIAM GLASSEY, P.l.S., DATED SEPTEMBER 1998 AND RECORDED IN VOLUME 124 OF SURVEYS, PAGE 211, UNDER RECORDING NO, 9809239001, RECORDS OF KING COUNTY, WASHINGTON. 2, VERTICAL DATUM IS NAVD 1988. BENCHMARK IS CITY OF RENTON SURVEY CONTROL MONUMENT NO, 1973; STANDARD KING COUNTY BRASS DISC STAMPED "KC-F-12 1993" IN THE CONCRETE SIDEWALK SOUTH OF PROJECT AS SHOWN. ELEVATION ~ 25.61 FEET (7.8D5 METERS). 3. ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM CHICAGO TITLE INSURANCE COMPANY COMMITMENT NO. 574753, DATED JUNE 22, 2000. IN PREPARING THIS MAP, BARGHAUSEN CONSULTING ENGINEERS, INC. HAS CONDUCTED NO INDEPENDENT TITLE SEARCH NOR IS BARGHAUSEN CONSULTING ENGINEERS, INC. AWARE OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY OTHER THAN THOSE SHOWN ON THE MAP AND DISCLOSED BY THE REFERENCED CHICAGO COMMITMENT. BARGHAUSEN CONSULTING ENGINEERS, INC. HAS RELIED WHOLLY ON CHICAGO'S REPRESENTATIONS OF THE TITLIE'S CONDITION TO PREPARE THIS SURVEY AND THEREFORE BARGHAUSEN CONSULTING ENGINEERS, INC, QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO THAT EXTENT. 4. EXISTING TAX PARCEL NUMBERS OF THE SUBJECT PROPERTY ARE: 362304-9045-05, 362304-9109-08 AND 362304-9110-05. 5. PROPERTY AREA ~ 418,620 ± SQUARE FEET (9,610 ± ACRES). 6, THIS PROPERTY HAS LEGAL ACCESS TO OAKESDALE AVENUE SW AND SW 43RD STREET, SHOWN HEREON AS PUBLIC RIGHTS-OF-WAY. PHYSICAL ACCESS MAY BE LIMITED BY IMPROVEMENTS, OR LACK THEREOF, AS SHOWN ON THE SURVEY. 7. ZONING: CA, CITY OF RENTON, WA. 8. CURRENT MINIMUM BUILDING SETBACKS: 10' FRONT: 0' REAR; 0' SIDES MINiMUM PER THE CITY OF RENTON ZONING CODE. PLEASE CONSULT ZONING MANUAL FOR FULL PARTICULARS, 9. FLOOD ZONE DESIGNATION OF THE MAJORITY OF THE SUBJECT PROPERTY IS ZONE X, AREA DETERMINED TO BE OUTSIDE OF 500-YEAF~ FLOOD PLAIN, HOWEVER A PORTION OF THE SUBJECT PROPERTY ADJACENT TO SPRINGBROOK CREEK IS IN ZONE AE, BASE FLOOD ELEVATIONS DCfERMINED, ACCORDING TO FLOOD INSURANCE RATE MAP, ("FIRM'') NO. 53033C0978 F, COMMUNITY NO. 530088, (CITY OF RENTON, WA) PANEL NO. 978, SUFFIX F, EFFECTIVE MAY 16, 1995, KING COUNTY, WASHINGTON, AS PREPARED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY ("FEMA"). 10. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE. ONLY THOSE UTILITIES WITH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SURFACE ARE SHOWN HEREON, UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE SHOWN AS STRAIGHT LINES BETWEEN SURFACE UTILITY LOCATIONS BUT MAY CONTAIN BENDS OR CURVES NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FROM PUBLIC RECORDS, BARGHAUSEN CONSULTING ENGINEERS, INC; ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS. 11. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXlpTING ON AUGUST 8, 2000. ALL SURVEY CONTROL INDICATED AS "FOUND" WAS RECOVERED FOR THIS PROJECT IN SEPTEMBER OF 1996. 12. ALL DISTANCES ARE IN FEET (U.S. SURVEY FEET). 13. THIS IS A FIELD TRAVERSE SURVEY. A SOKKIA FIVE-SECOND ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELATIONSHIPS BETWEEN THE COHTROLLING MONUMENTATION AS SHOWN. CLOSURE RATIOS OF THE TRAVERSE MET OR EXCEEDED THOSE SPI;CIFIED IN WAC 332-130-090. DISTANCE MEASURING EQUIPMENT HAS BEEN CALIBRATED AT AN N,G.S. BASELINE WITHIN ONE YEAR OF THE DATE OF THIS SURVEY. 14. THIS SURVEY WAS PREPARED FOR THE EXCLUSIVE USE OF GRAMOR DEVELOPMENT WASHINGTON, LLC AND CHICAGO TITLE INSURANCE COMPANY. RIGHTS TO RELY ON OR USE THIS SURVEY DO NOT EXTEND TO ANY UNNAMED PARTY WITHOUT EXPRESS RECERTIFICATION BY BARGHAUSEN CONSULTING ENGINEERS, INC, AND/OR THE PROFESSIONAL LAND SURVEYOR WHOSE SEAL APPEARS HEREON, Oc'v'ELOPI,.:1ENT PLJ\NNiNG C1TY OF RENTON FEB 2 520U4 i ,;,,-'vel'~ ~ 'l~'>db.~ \f r,:,u c a :~ ~ U .Y o o z (.) ...J ...J -I"-Zo 0..- I-W eJl-Z :c=> en en <C -;:~ I- Z w :::E a... o ...J W > W o a: o :::E <C a: I- W W a: I-en ..c: -"'¢ CD ..- C'? ('t) ,.... ..- ,. eJ ... o u.. o _ -0 c '" 2 II ·c ~ o ~ I C\I "'¢ C\I 1.0 I C\I "'¢ I"- o o o ;: Z Z >-...J ..-.. 1.0 C\I "'¢ "-' w Z o :c c.. (I) _w <.OU z--> z'" Zw :'S(f) 0..-' '" Oz Zw :'S~ '0 0", z--> "'z t;jw Z --0 <.oz z-we; -,> -0:: >::0 U(f) ,... ,... )' '--------------------------_._-- --------------------------- POWER POLE CATCH BASIN STORM MANHOLE LEGEND 1 I' -SANITARY SEWER MANHOLE ASPHALT CONCREIE GRAVEL WATER LINE SANITARY SrnER LINE STORM DRAINAGE LINE WATER VALVE FIRE HYDRANT WATER MANHOLE WATER ~~EfER SIGN --x ---CHAIN LINK FENCE AREA OF WORK REFER TO SHEET A-1.1 AND A-1.2 FOR ENLARGED SITE PLAN 15' UTILITY EASEMEN, THE CITY OF RENTOI\ ,i REC, NO.7404250404 I I UNPLATTED WOOD m;CE, • I I I • I I I • I • I I I .. NO. 81-2-08117-7 V,!\LVE , I '--, ------------------------ LINE LINE L7 L9 LiO Ul Li2 U3 U4 US U6 U8 U9 L20 L21 LE2 L23 L24 L25 L27 L29 L30 n TABLE BEARING NO!"!1'l7'E N73'38'35'E N65'23'35'E N67~08/35'E N72'08'35'E N84'23'35'E N74'08'35'E N80'08'35'E N73'38'35'E N67"23'35'E N58'08'35'E N26'08'35'E N40'2T35'E Nl7"53'3S'E N59'04'1O'E N84 '23'35'E N46'36'14'E N01'!1'17'E N84 '23'35'E N73'38'35'E 50' I LENGTH 53,84 94,53 36,94 98.82 96,98 99,65 100,75 100,09 102,23 102,71 107,35 103,23 101,48 23,46 7,05 94,30 --18,50 0,64 S.34 7,69 20 , 5 P R r" /-- CC#'-H t-~-' E L ,,"'--Jl--B-1IA!-o----'" •••••••••••••• ,.. • ••••• '0 """ •• I,. .., I ~---. 0' 50' 100' 1IIIIIIIIIII~1_lIIIIIIIIIIij 12.5' .. ' ------------------------ ------------_._ .. _. __ .. _.--------------------------------------------, E J( , I: , I LLA NO. LUA-98-027-LLA ~~ REC. NO. 9809239001, .",. I ~·30~--~/7 ---I I"'<? ,..----.'1>" --j " ' I '''" / --j • ",,---/ _-II -~ _-j I ~~ .~i' ',I IE 18-A:)S~)5.00-~ IE lS"ADS= 16. IE 24"ADS=20.04 IE E=15.58 IE W= 15.86 .v'"IE 12"ADS S=15.60 .l' Q y Q."~<) ... ~~~tr-tel~~-- , 1 IE 18"ADS N=15.47 IE lS"CMP =17.07 IE lS"CMP =19.97 IE lS"CMP =11.17 ""'/A(/"""ADS-~15.7:H'i II' I rifl-\-tt----t.,; 15' CITY OF RENTON I, ROADWAY AND PUBLIC ~~~~~~=::;;:±;#ijl :. UTILITIES EASEMEf\lT, ~~ REC. NO. 7406170474 '/ I i I I : II ,:;"*<;::~~"1fil I I W=6.94 5=6.89 Ilr·/--1t-10' X 72' 5' CITY OF SAN. S~:~,R§t!:;i~f~O'[ REC. NI 1018000639/ " .1-' I I I I CITY OF RENTON j ROADWAY AND t UTLITIES EASEMENT ./ . REC. [\JO. 7407190572 .E I N=6.79 :E 12"CONC E=6.79 iE 8"PVC 5=7.04 • ~:>- PARCEt J I I I I ;---25' PRIVATE STORM DRAINAGE & . UTILITY EASEMENT PER CITY OF ~<G> RENTON LLA NO. LUI\-98-027-LLA UNDER REC. NO. 930923900h' ~ C/) --II·" .<' _~'::S; ... ~-~~~~~ .. ~ .. ~-~-~-~ .. ~-~ij1~~ .. ~ ... ~ ... ;!' W ::J Z W > « CITY OF SAN. SEWER EASEMENT REC. NO. 19991018000639" .!' , " ." ___ ---jf-~'~~~ E=9.98 ~ N=9.98 .~ )-. .,f 1,---, j-,_. 1- (2)WATER "~CR,--i ,f ., . =--: S 43RD STREET I ' Ll / , , I : : 1 i 'fs~~~~4~ACCESS / ~ REC. NO. EXISTING 7-ELEVEN STORE /( ~f -, ,1r I~ "-I~ ~ii r~ I~ :0 Iz ---.---- j , // ""'._'-"0" ~._r ._._.-.J~.Jt25 CITY OF RENTON MON. #593 FND 3" BRASS DISC IN CONe W/"X" IN CASE N 0.04' AND W 0.33' OF SE COR NW1/4 NE1/4 w .. -1 « :l C/) W ~ « o -------------- ~ C@LLI NS m :;0 ~ » z 777 108TH AVENUE NORTHEAST SUITE 400 BELLEVUE WASHINGTON 98004-5118 T 425 889 3333 F 4~ 828 9116 COLLINSWOERMAN,COM IDC RENTON MEDICAL OFFICE BUILDING • ISSUED FOR· MARK DATE DESCRIPTION SHORELINE/SITE PLAN 2/23/04 APPROVAUSEPA 1/21104 PRE-APPLICATION PROJECT NUMBER 03137,00 ORIGI NAL DATE 1/21/04 DRAWN BY AYH • SHEETTITLE/NUMBER • DEVELOPMEWT PL!>,Nf\jlNG r:~jTY OF n[fHON FEB 2 5200'1 SITE PLAN A1.0 i , I L15 LINE TABLE L14 LINE BEARING LENGTH L9 N73·38'3S'E 94.S3 -' /--- LlO N6S'23'3S'E 36.94 ~~L~1~1 __ -+~N6~7~+~08~'~3S~·~E~ __ ~987·~8~2--~ ~~ U2 N72+08'35'E 96.98 ./" ~......!:~_-+~!.S..~~-=-+-~~::;"""--I .-,./ L13 \.24 \.29 25' PRIVATE STORM DRAINAGE I UTILITY EASEMENT PER CITY OF RENTON LLA NO. LUA-Q8-027-LLA UNDER REC. NO. I \ 113 N84+23'3S'E 99.65 // I--~L~14~--+-~N7~4L·~08~'~35~'~E~--10~0~,7~S~~ / ~~-+~~~~~---I '/~L U5 N80·08'3S'E 100.09 / G" t==~Ll~6===t~N~7~3.~3~8'~3~5'~E~tjl~02~'2~3==j r~~~ L24 N84'23'3S'E 94.30 V'P ..... '/-... ----• -o z 5'-0" I I I !/~~ C) I I I \ \ 24'-0' !'-< 12'-0' , I {it I I MEDICAL OFFICE BUILDING 6Q,420G5F (:I @ 20,140 5SF) L12 \ ....- 4 -9 • w 9 @ ---~U' <R"1 ------- II ./J 11----- ,t-==dl • '/'/#/ ;;:;/;;;; '// "<j> ~ '" ~ <t' in 1----/ I+--i--I ~'I----w ------------ 13 13 --- )! 24'-0' -' -----:::~ ~::.-----,-----' --~ ------.... -----------.. . . .;-.......-. 20'-0" i'-C -- JJ ~ ~---Il II-----::t~ ; 5> I~-.---ll '" lillt ~ .9 __ -11 ~it 10 10 20'-0' 24'-0' 20'-0' , 24'-0" 12 20'-0' g ..,. 11------' III I I n 24'-0' 24'-0' 5' ~ :--- 13 5> V ((fi"~13~~ ~~~13~_.>k 13 13 . ,,----II 9~ lQ~ 1"-: ~ I· •. @~:·.I N ~ ___ ...jl lQ .11 20'-0" , ' I' 7 -~ Q IJ----b ~ ~it -' '" 1----~:;;l in w 7 ---I,· If---5> '" 11 11 11 11 25 ---, -- --- 1 I I I 1 I I I I I I I I I 1 , I I 1 I I I I~ I I III I: I ~ Ii I I I I I I I I I 1 I 1 I I I 1 I 1 I I I I I I I I , I I I I 1 I I I I SITE INFO PARCELN SITE AREA (PARCEL N), 195~2 Sf (B.IIB K,) EXISTIING IMl'ERVIOUS AREA (pARCEL H), :I;l'I8 Sf OR 25% PROPOSEV IMl'ERYIOUS AREA (PARCEL N,), Q0,852 SF OR 61% FERYIOUS AREA (pARGEL N,), 44,190 Sf OR :13% PARKING LOT LANV5CAPE AREA, (PARGEL N,), Ib,163 Sf ElJILDINGFOOTPRINT, 20,140 Sf (FOOTPRINT) OR 14% LOT COVERAGE (PARGEL N ONLY) ElJILDING AREA, 20,140 Sf X 3 STORIES = 60,420 GSF PARGEL H SITE AREA (pARCEL H), 1~,biO Sf (5.43b AC) EXISTING IMl'ERYIOUS AREA (PARGEL H), 3,1% Sf OR 5.6% PROPOSEV 1Ml'ERYIOUS AREA (PARCEL H), 51PIQ SF OR 3e% FERYI0U5 AREA (PARCEL H), Q2,651 SF OR 62% PARKIN" LOT LANrJSCAPE AREA, (PARCEL H), bD,bfl'1SF PARKING PARKIN!; REG.\JJImj, .5 FER 100 NSF (aJILDING AREA /100 SfX5) = REG. STALLS 55,QQ2 NSF/IOO NSF = ssq.q X.5 = 200 STALLS PAR~ING PROVIDED, ~qb STALLS -2jQ FULL SIZE STALLS _ 10 COMPK,T STALLS (MAX ALLQi"IED 30% OR 84 STALLS) -I VAN ACCESSIBLE STALL -b ACGESSBLE STALLS KEY NOTES: RECYCLING (J2OSF) ANrJ REFUSE (240 SF) ENCLOSURE cANOPY PATIENT DROP OfF LANE EXISTING ASPtIALT TRAIL ORDINARY HIGH YlATER LINE EXISTING SIDEYlALK NOTUSEP DRIVE-THf/JJ LANE FOR fU11.JRE TENANT IMPROVEMENT SITE LIGHT TO CONFORM I'IITH RKG ~ <@> CLOSEST AREA OF I'IORK TO ORDINARY HIGH YlATER MARK NOTE, REJ'EF( TO SURVEY FOR LOCATIONS OF EXISTING UTILITIES ~1~~-·-'~~·-I'----·---------------N-8~-36'35.-W----_-__ ~H,.~---------------'-~---~---~~~-., .lnR ,,', I. : ~------------------------1------ :t4IJ'-5 1/2' ElJILDING LOCATION AFFECTING "V~ 'N SUPERIOR COURT CASE NO. 8/-2.08111-1 ,w , N '" I'')b')::> W 203.08' n CUT \:,~0~1-----------L=-SITE PLAN 1 \~~~~~----+- I" = 201·<l h2'-10' SW 43RD ST (~ ~ C@LLI NS m ;;0 :I: » z 777 108TH AVENUE NORTHEAST SUITE 400 BELLEVUE WASHINGTON 98004-5118 T 425 889 3333 F 426 828 9116 COLLINSWOERMAN.COM IDC RENTON MEDICAL OFFICE BUILDING • ISSUED FOR' MARK DATE DESCRIPTION SHORELINE/SITE PLAN 2/23/04 AF'PROVAUSEPA 1121104 PRE-APPLICATION PROJECT NUMBER 03137.00 ORIGINAL DATE 1/21/04 DRAWN BY AYH • I , . I • I • SHEET TITLE/NUMBER' DEVELO~~MEMT PLANN1NG CITY OF Ra,:TON FEB 2 5 2nO~ RE\.~~:njEj) ENLARGED SITE PLAN A 1.1 I • I , ~ i I • , i . ' ~~----~----~~-- --~~-.--------- 4DL~~~\I~ "" I , I , 25' PRIVATE STORM PRAINAGE' I UTILITY EASEMENT PER OTY OF , RENTON LLA NO. LUMB-G21-LLA \ I UNDER REC. NO. qBOqmO()I---, , ;> I ;ic , I , I , I , I , I , I , I PARCEL H , I , I , I , I , I , I , I , I , I , I , I , I , !rT~~~~~~~~~ I ST I t I I I • .... ~ • --• ~ o zl • .... ----• -o z 25' PRIVATE STORM DRAINAGE I IIrILiTY EASEMENT FER CITY OF RENTON LLA NO. LUMB-02HLA UNDER REG. NO. QB0'123'lOOI EXISTlNG mAil ONE STORY --- 'L.r---~--~--'-.J ,-,--r-'--'I ~I--~ L-15' CITY OF RENTON SAN. SEYfR EASEMENT REG. NO. IQQQIOIBOOO&S1 PARCEL J 40' X 50' ACCESS EASEMENT REG. NO. QBI02B0441 ~-~ I I ~ ~ I w i I e ! z /~I ~~-'-~--__ ' ___ ~ __ ~~-,_f\L-'---T-'-----~;::I-~= , I EXISTING l-ELfI/EN ONE STORY EXISTlNG FUEL f1JW 15LAN!J5 . . • • 0 8,0 .", 1')0 IDc. o 7' 3: C/) W > « w ...I « o C/) w ~ « o 1 SITE INFO SITE ~ (PARGa -",,1:33pM SF (3.062 AC) EXISTIN" IMPERVIOUS ~ (PARGa J), Q02 SF OR hl% PROPOSED IMPERVIOUS ~ (PARGa -"', 4,183 SF OR 3.6% PERVOU5 AfIfA (PARGa J), 1]q,431 SF OR m LANDSCAPE A'REA (PARGa J), NONE PROPOSED aJlLDING FOOTPRINT, NONE PROP05El1 PARKIN" 'REOUIf<f-D, NfA KEY NOTES: NOTE, 'REFER TO SUR'iEf FOR LOCATIONS OF EXISTING ilTlLlTlES LINE TABLE ~ C@LLI NS m :;0 :I: » z 777 1 08TH AVENUE NORTHEAST SUITE 400 BELLEVUE WASHINGTON 98004-5118 T 425 889 3333 F 426 828 9116 COLLINSWOERMAN.COM IDC RENTON MEDICAL OFFICE BUILDING • ISSUED FOR' MARK DATE DESCRIPTION SHORELINE/SITE PLAN 2/23/04 APPROVAUSEPA 1/21104 PRE-APPLICATION PROJECT NUMBER ORIGINAL DATE DRAWN BY 03137.00 1/21/04 AYH I I I • , . , I \ ' I \ • • I _ I _ \ LINE BEARING LENGTH L9 N73'38'35'E L10 N65'23'35'E Lll N67'08'35'E L12 N72'08'35'E L13 N84'23'35'E U4 N74'08'35'E us N80'08'35'E L16 N73'38'35'E L24 N84'23'35'E L29 N84'23'35'E L30 N73'38'35'E SITE PLAN 94.53 36.94 98.82 96.98 99,65 100.75 100.09 102.23 94.30 5.34 7.69 n 20' 10' 0' 20' 40' I __ ~--~I _~d 5' • SHEET TITLE/NUMBER· ENLARGED SITE PLAN A1.2 I _ I ' . I - i I ~ \ , , I .