HomeMy WebLinkAboutLUA02-022 STAFF REPORTREPORT
City of Renton
Department of Planning / Building / Public Works
&
DECISION
ENVIRONMENTAL REVIEW &
ADMINISTRATIVE LAND USE ACTION
DECISION DATE:
March 20, 2002
Project Name:
Boeing Binding Site Plan
Applicant/Owner.
The Boeing Company
File Number. •
LUA-02-022, ECF, BSP
Project Manager.,
Lesley Nishihira
Project Description:
The proposal is to subdivide a 157.8-acre site into 5 utility tracts and 35 lots intended
for future commercial or office development. The creation of access and utility
easements, as well as the installation of required plat improvements, would occur as
necessary with site specific development proposals. Site preparation activities may
also occur in advance of individual site plan proposals for the installation of required
plat improvements. Such earthwork activities are estimated at an average of 4,500
cubic yards per parcel. If necessary, additional SEPA and Site Plan review will be
required at the time of site specific development proposals.
Project Location:
Between Oakesdale Avenue SW & BNRR R-O-W; South of SW 16th Street & North of
SW 29th Street
Exist. Bldg. Area SF.'
80,697 sf Proposed New Bldg. Area SF: N/A
Site Area:
157.8-acres Total Building Area SF.- N/A
Project Location Map bsprpt
City of Renton P/B/PW Department - Adrr,. trative Binding Site Plan Approval & Environrn. ll Review Committee Staff Report
BOEING BINDING SITE PLAN LUA-02-022, ECF, BSP
REPORT AND DECISION OF MARCH 20, 2002 Page 2 of 10
11 PART ONE: PROJECT DESCRIPTION/BACKGROUND
The applicant is requesting Environmental (SEPA) Review and Binding Site Plan approval for the subdivision of a 158-
acre site into 35 lots, ranging in size from 2.11-acres to 5.4-acres, as well as 5 tracts starting at 1.6-acres to 14.61-
acres in size. The lots are intended for future commercial or office development and would require additional SEPA
and Site Plan review at the time of individual, site specific development proposals.
The property is currently undeveloped with the exception of the existing BCAG Headquarters and Family Care Center
buildings, as well as portions of the existing storm water detention pond which serves the site. An 11-acre wetland
and conservation area is contained in the southernmost area of the property.
The creation of access and utility easements, as well as the installation of required improvements, would occur as
necessary with site specific development proposals. Easement areas have been depicted on the submitted plans in
order to demonstrate access to each lot is available. Site preparation activities may also occur in advance of
individual site plan proposals for the installation of required plat improvements. Such earthwork activities are
estimated at an average of 4,500 cubic yards per parcel.
The property, which is known as the Longacres Office Park, is subject to a Development Agreement between the
Boeing Company and the City of Renton dated December of 2000. The applicant has informed the City that an
updated Development Agreement, which would rescind the existing document, will be submitted in the near future. An
Environmental Impact Statement and Mitigation Document for the 2,700,000 square foot office park was also
completed in 1995, for which Addendums were issued in December of 2000.
11 PART TWO: ENVIRONMENTAL REVIEW --I
A.
B.
CI@
Environmental Impacts
The analysis of the proposed binding site plan does not present any adverse environmental impacts requiring
mitigation above and beyond existing code provisions. Subsequent site specific development proposals on the
site however, would, require additional, more detailed SEPA review and may require additional mitigation
measures as appropriate.
Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials
make the following Environmental Determination:
DETERMINATION OF
XX NON -SIGNIFICANCE
XX Issue DNS with 14 day Appeal Period.
Mitigation Measures
No mitigation is recommended.
DETERMINATION OF
NON- SIGNIFICANCE- MITIGATED
Issue DNS-M with 14 day Appeal Period.
Issue DNS-M with 15 day Comment Period with a
Concurrent 14 day Appeal Period.
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
Site Plan Review Shoreline Substantial Development Permit
Conditional Use XX Binding Site Plan
Special Permit for Grade & Fill Administrative Code Determination
. t
City of Renton P/B/PW Department - Ada. rative Binding Site Plan Approval & Environrr, ;l Review Committee Staff Report
BOEING BINDING SITE PLAN LUA-02-022, ECF, BSP
REPORT AND DECISION OF MARCH 20, 2002 Page 3 of 10
B. Exhibits
The following exhibits were entered into the record:
Exhibit No. 1: Yellow file containing application, proof of posting and publication, environmental review and
other documentation pertinent to this request.
Exhibit No. 2: Sheets 1 through 7, Binding Site Plan (Received February 18, 2002).
Exhibit No. 3: Overall Site Map (Received February 18, 2002).
Exhibit No. 4: Neighborhood Detail Map (Received February 18, 2002).
Exhibit No. 5: Pages G2E & H2E, City of Renton Zoning Atlas.
C. Staff Review Comments
Representatives from various city departments have reviewed the application materials to identify and address
issues raised by the proposed development. These comments are contained in the official file, and the
essence of the comments has been incorporated into the appropriate sections of this report and the
Departmental Recommendation at the end of the report.
D. Consistency with Binding Site Plan Regulations
Approval of a binding site plan is based upon several factors as established by RMC section 4-7-230 of the
Subdivision Regulations contained within Title IV, Development Regulations. The following binding site plan
criteria have been established to assist decision -makers in the review of the subdivision:
1. Conformance with the Comprehensive Plan, its Elements and Policies
The subject site is designated Employment Area - Valley (EAV) on the City's Comprehensive Plan
Land Use Map. The EAV designation is intended to provide for a mix of employment -based uses,
including commercial, office and industrial development to support the economic development of the
City. The proposed binding site plan would create lots that would eventually be developed in a manner
consistent with the EAV policies established by the Comprehensive Plan. At the time site specific
development proposals are made, such projects would be analyzed for consistency and compatibility
with the EAV designation.
2. Conformance with Underlying Zoning Designation
The subject site is designated Commercial Office (CO) on the City of Renton Zoning Map. The
proposed binding site plan would create 35 lots with the potential to be held under different ownership
and to be developed individually with commercial or office uses. Future development of the overall site
would be limited to a maximum of 2.7-million gross square feet of building area as established by the
Longacres Office Park (LOP) Master Plan. Such development must be consistent with the
Environmental Impact Statement (EIS), Mitigation Document, and Addendums issued for the LOP
project, as well as with Development Agreements entered into by the City of Renton and the Boeing
Company.
The proposed subdivision must comply with the applicable development standards of the CO zone as
discussed below. In addition, further review of the pertinent development standards of the CO zone
(i.e., setbacks, building height, landscaping, etc.), as well as compliance with the parking regulations,
would be necessary when site specific development proposals are made.
Lot Coverage - The CO zone limits lot coverage by buildings to a maximum of 65% of the lot area, or
75% if parking is provided within the building. The existing 59,715 square foot BCAG Headquarters
building to remain on proposed lot 22 (182,685 square feet) would arrive at a building lot coverage of
approximately 33%. In addition, the 20,982 square foot Family Care Center building on proposed lot
23 (233,834 square feet) would result in 9% lot coverage by buildings.
Lot Size - The minimum lot size required in the CO zone is 25,000 square feet. The CO zone does not
mandate specific lot dimensions.
The proposed binding site plan would create 35 lots ranging in size from 2.11-acres (lot 1) to 5.4-acres
(lot 23). Five tracts would also be established for on -site facilities and would range from 1.6-acre to
City of Renton P/B/PW Department - Adrn. rative Binding Site Plan Approval & Environm. J Review Committee Staff Report
BOEING BINDING SITE PLAN LUA-02-022, ECF, BSP
REPORT AND DECISION OF MARCH 20, 2002 Page 4 of 10
14.61-acres in area. The proposed lots/tracts exceed the minimum lot size required in the CO zone.
As proposed, the lots appear to be suitable for future development of commercial or office uses.
Setbacks - The CO zone requires a minimum front yard/street setback of 15 feet to 30 feet depending
on building height. No rear or side yard setbacks are required unless abutting residentially zoned
property. The existing buildings to remain on proposed lots 22 and 23 appear to comply with the
required setbacks of the CO zone as measured from the proposed property lines to the nearest point
of the existing structures.
3. Compliance with Binding Site Plan Design Standards
Legal Lots: Lots, parcels, or tracts created through the binding site plan procedure shall be
legal lots of record. The number of lots, tracts, parcels, sites, or divisions shall not exceed the
number of lots allowed in the applicable zoning district.
The proposed binding site plan would create 35 lots and 5 tracts within the 157.87acre site. The CO
zone does not contain density restrictions, nor minimum lot width or depth dimension requirements. As
proposed, the lots/tracts created by the binding site plan would comply with the minimum 25,000
square foot lot size required in the CO zone. In addition, the lots appear to contain adequate building
areas for future construction when taking setbacks and lot coverage requirements into consideration.
Access: AM lots shall provide access to a public street or to a public street by means of an
access easement or other recorded instrument approved by the City. New public roads shall
be provided for lot access where determined to be appropriate and necessary.
The proposed binding site plan would create interior lots (lots 1 through 16 and 27 through 35), as well
as lots abutting the Oakesdale Avenue right-of-way (lots 17 through 26). As required, the plans
submitted depict a 32-foot wide access easement extending throughout the property that would provide
access to all lots not directly abutting a public right-of-way.
The proposed binding site plan has demonstrated the availability of access to each of the created lots.
As the exact location of the necessary easements are likely to change as site specific development is
designed, the applicant has proposed to record the easements at a future date to be determined by the
proposed development of individual lots.
Dedication Statement. Where lands are required or proposed for dedication, the applicant shall
provide a dedication statement and acknowledgement on the binding site plan.
In order to establish the Strander Boulevard connection to SW 271h Street through the southern third of
the property (west of Oakesdale Avenue SW, aligning with SW 27th Street), future right-of-way
dedication for portions of the property will be necessary. However, the final alignment of Strander
Boulevard, as well as the installation and costs of required street improvements, are still under
negotiation. Therefore, the proposed binding site plan has indicated an area of reservation for the
required right-of-way that would provide a width of 90 feet and would transect the south and north ends
of lots 9 and 27, 10 and 28, tract C and 29, and 17 and tract D/E, respectively.
Staff has determined that the reservation area noted on the face of the binding site plan is appropriate
considering final design issues remain unresolved. As depicted on the plans submitted, the right-of-
way reservation area is shown similar to an easement and does not effect lot dimensions or area.
When the portion of Strander Boulevard located within the site is dedicated to public right-of-way under
separate procedures, the boundaries and areas of the affected lots referenced above would be slightly
adjusted through the dedication process.
Adequate Provision of Utilities: Each parcel created by the binding site plan shall have access
to water supply, sanitary sewer, and utilities by means of direct access, access easement, or
supporting document approved by the City.
The proposal depicts 32-foot wide access and utility easements extending throughout the property that
would provide utility access to each of the lots created by the binding site plan. As the exact location of
the necessary easements are likely to change as site specific development is designed, the applicant
has proposed to record the easements at a future date to be determined by the proposed development
of individual lots.
City of Renton P/B/PW Department -- Adm,. ative Binding Site Plan Approval & Environm, ' Review Committee Staff Report
BOEING BINDING SITE PLAN LUA-02-022, ECF, BSP
REPORT AND DECISION OF MARCH 20, 2002 Page 5 of 10
Required Improvements: Required improvements shall be provided for, either by actual
construction or a construction schedule approved by the City and bonded by the applicant.
The Administrator may also authorize the phasing of installation of improvements provided any
delay in satisfying requirements will not adversely impact public health, safety, or welfare.
The required street and utility improvements, which are further described below, would occur as
necessary with site specific development proposals. Site preparation activities may also occur in
advance of individual site plan proposals for the installation of required plat improvements with the
approval of appropriate construction permits.
Streets — With the project application, the applicant provided a generalized traffic analysis indicating
estimated trip capacities of 7,000 to 11,000 average daily trips for private streets internal to the site
with average daily demands between 3,000 and 5,000 average daily trips. Private driveways providing
circulation between parking areas and buildings within the site would have design capacities of
approximately 7,000 average daily trips with average daily demands between 1,000 and 2,000 trips.
The appropriate design of the internal circulation system must be tailored to adequately serve the
development of individual lots so as to not unduly burden public roadways.
At present the majority of the site's frontage along Oakesdale Avenue SW is improved with full street
improvements, with the remainder of improvements to be completed in the near future. Once
dedicated to public right-of-way, the portions of Strander Boulevard that transect the site would
eventually be improved with a minimum of two 12-foot wide drive lanes with curb, gutter, sidewalk, and
street lighting on one side. The final design, timing, cost and responsibility of improvements would be
established as part of the Strander Boulevard negotiations between the City and the Boeing Company.
With the exception of lots 17 through 26, which have direct frontage to a public right-of-way, the interior
lots created by the binding site plan would be served by a private roadway system to include two travel
lanes and pedestrian connections. The private roadways would be developed within a 32-foot wide
easement and would include 22 feet of paving with curb and sidewalk on one side. The design of
future site development may, however, dictate the need for flexibility within these standards in order to
allow for alternative, but equivalent, designs (i.e., separate pedestrian connections, angled parking on
one side, etc.). In such cases, the Administrator or designated appointee may approve a modification
from these standards when appropriate justification is given and the applicant is able to demonstrate
specific designs would accomplish an equivalent standard.
In order to ensure the aforementioned standards are applicable to the development of the entire site,
staff recommends the applicant be required to place the following language on the face of the binding
site plan:
Vehicular and Pedestrian Circulation Improvement Standards: The development of the
lots created herein shall provide suitable vehicular and pedestrian connections to public
rights -of -way with the development of the site as follows:
• Pedestrian connections shall be provided from building entrances within each
individual parcel to a public right-of-way.
• Private roadways shall be constructed with a minimum pavement width of 22 feet plus
curb and sidewalk on one side.
• The Administrator, or appointed designee, may approve the modification of these
standards if the applicant is able to demonstrate equivalent standards would be
accomplished and appropriate justification is given.
• The City reserves the right to require reasonable landscape enhancements along
street frontages in order to establish a consistent streetscape throughout the site.
Utilities — There are no utility improvements within the property, with the exception of those serving the
BCAG Headquarters and Family Care Center buildings located in the northeast corner of the site and
the storm system improvements developed on the property in 1999.
The construction of utility improvements to serve each of the lots will be dependent upon the design of
parcel specific development, as well as the location of the lots to be constructed upon. The
establishment of all necessary easements would be required prior to the issuance of construction
permits for specific development. Drainage improvements for future development of the lots created
by the binding site plan would also be required to integrate with the existing drainage facilities.
City of Renton P/B/PW Department -Adm. :native Binding Site Plan Approval & Environm, .l Review Committee Staff Report
BOEING BINDING SITE PLAN LUA-02-022, ECF, BSP
REPORT AND DECISION OF MARCH 20, 2002 Page 6 of 10
In order to address consistency with the installation of necessary access and utility improvements and
to ensure such improvements are adequate for future site development, staff recommends the
applicant be required to place the following note on the face of the binding site plan:
Installation of Improvements: All required street, utility, and grading improvements
necessary for site specific development must be installed to the satisfaction of the
Development Services Division prior to the issuance of a Certificate of Occupancy for any
building within the lots created herein; unless otherwise installed in advance of building
construction, in which case approval of a Site Preparation/Construction permit by the
Development Services Division will be necessary. Required access and utility
improvements necessary to serve any lot, or lots, associated with a proposed
development shall comply with all applicable code requirements, including but not limited
to, standards as established under Chapter 6, Street and Utility Standards, contained
within Title IV, Development Regulations, of the Renton Municipal Code.
Shared Conditions: The Administrator may authorize sharing of open space, parking, access
and other improvements among contiguous properties subject to the binding site plan.
Conditions of use, maintenance and restrictions on redevelopment of shared open space,
parking, access and other improvements shall be identified on the binding site plan and
enforced by covenants, easements or other similar mechanisms.
The lots created by the binding site plan would be subject to private Covenants, Conditions and
Restrictions to be established by the property owner. At the time of individual lot development, if
shared parking, access or maintenance of common improvements is necessary between separate
properties, staff will require the applicant to demonstrate that the appropriate legal mechanisms have
been established.
In order to ensure future property owners are properly notified of any shared access and maintenance
responsibilities outside of the applicable CC&Rs for the property, staff recommends the applicant be
required to record the following language on the face of the binding site plan:
Maintenance Provision: The owners of the lots created herein have the right to enter any
easement located within other parcels in order to inspect and/or repair existing common
private utility and access improvements.
4. Reasonableness of Proposed Boundaries
Topography. The topography of the site is relatively flat and does not contain any sensitive or critical
geological areas. The property does contain a portion of a large storm water detention pond and water
quality pond in the western half of the site. In addition, an 11-acre wetland and conservation area is
located in the southern most portion of the site. The subject binding site plan proposal would not affect
these on -site water features. Additional analysis of future development of the site will be necessary to
reduce or minimize potential adverse impacts to the wetland areas.
Relationship to Existing Uses: The subject site is currently developed with the BCAG Headquarters
and the Family Care Center buildings, both of which are located in the upper northeast corner of the
property. The surrounding area includes both developed and undeveloped property zoned CO, IL and
IM. The proposed lots are compatible with other existing lots in this area, are consistent with the intent
of both the Comprehensive Plan and Zoning Code, and would not be out of character with existing or
recent development in the area.
5. Availability and Impact on Public Services
Transportation: Future development of the site is anticipated to generate additional traffic on the
City's street system. In order to mitigate transportation impacts, a Transportation Mitigation Fee based
on $75.00 per new average daily trip attributed to site specific development will be required at the time
such projects are proposed.
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish
services to the proposed development, subject to the condition that the applicant provide Code
City of Renton P/B/PW Department -- Adrr,. trative Binding Site Plan Approval & Environm. .11 Review Committee Staff Report
BOEING BINDING SITE PLAN LUA-02-022, ECF, BSP
REPORT AND DECISION OF MARCH 20, 2002 Page 7 of 10
required improvements and fees at the time of site specific development. A Fire Mitigation Fee, based
on $0.52 per square foot of new building area, would be required with the approval of future
development proposals in order to mitigate potential impacts to emergency services.
Recreation: If future development includes residential uses, the applicant's payment of a Parks
Mitigation Fee would be required as it is anticipated that new residents would use existing and future
City parks and recreational facilities.
Schools: The site is located within the boundaries of the Renton School District. If future development
proposals include residential uses, further analysis of the District's available capacity and ability to
serve residents of the development would be necessary.
Utilities: Presently, there are no existing utility improvements on the subject site, with the exception of
those serving the existing buildings located in the northeast corner of the property and the surface
water management program installed on the in 1999. As previously discussed, future property
owner(s) will be responsible for installing the necessary utilities as individual lot development is
proposed.
E. Findings
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The applicant has requested Environmental Review and Administrative Binding Site
Plan Approval for the Boeing Longacres Binding Site Plan, Project No. LUA-02-022, ECF, BSP.
2. Environmental Review: The applicant's file containing the application, State Environmental
Policy Act (SEPA) documentation, comments from various City departments, public notices requesting
citizen comment, and other pertinent documents was entered as Exhibit No. 1.
3. Binding Site Plan Review: The applicant's binding site plan application complies with the
requirements for information for binding site plan review. The applicant's binding site plan and other
project drawings are entered as Exhibits No. 2 through 5.
4. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation
of Employment Area — Valley (EAV).
5. Zoning: The binding site plan as presented, complies with the zoning requirements and
development standards of the Commercial Office (CO) zoning designation.
6. Existing Land Use: Land uses surrounding the subject site include: North: Commercial/Office
development, zoned CO; East: Commercial and industrial development, zoned CO and IM; South:
Undeveloped property, zoned RC and IM; and West. Commercial development, City of Tukwila.
F. Conclusions
1. The subject proposal complies with the policies and codes of the City of Renton provided all conditions
of approval are satisfied.
2. The proposal complies with the Comprehensive Plan designation of Employment Area — Valley (EAV)
and the Zoning designation of Commercial Office (CO).
City of Renton P/B/PW Department -- Adm. trative Binding Site Plan Approval & Environm. W Review Committee Staff Report
BOEING BINDING SITE PLAN LUA-02-022, ECF, BSP
REPORT AND DECISION OF MARCH 20, 2002 Page 8 of 10
G. Decision
The Boeing Longacres Binding Site Plan proposal, File No. LUA-02-022, ECF, BSP, is approved subject to the
following condition(s):
The applicant shall place and record the following items on the face of the binding site plan:
a. Vehicular and Pedestrian Circulation Improvement Standards: The development of the lots
created herein shall provide suitable vehicular and pedestrian connections to public rights -
of -way with the development of the site as follows:
• Pedestrian connections shall be provided from building entrances within each
individual parcel to a public right-of-way.
• Private roadways shall be constructed with a minimum pavement width of 22 feet plus
curb and sidewalk on one side.
• The Administrator, or appointed designee, may approve the modification of these
standards if the applicant is able to demonstrate equivalent standards would be
accomplished and appropriate justification is given.
• The City reserves the right to require reasonable landscape enhancements along
street frontages in order to establish a consistent streetscape throughout the site.
b. Installation of Improvements: All required street, utility, and grading improvements
necessary for site specific development must be installed to the satisfaction of the
Development Services Division prior to the issuance of a Certificate of Occupancy for any
building within the lots created herein; unless otherwise installed in advance of building
construction, in which case approval of a Site Preparation/Construction permit by the
Development Services Division will be necessary. Required access and utility
improvements necessary to serve any lot, or lots, associated with a proposed development
shall comply with all applicable code requirements, including but not limited to, standards as
established under Chapter 6, Street and Utility Standards, contained within Title IV,
Development Regulations, of the Renton Municipal Code.
C. Maintenance Provision: The owners of the lots created herein have the right to enter any
easement located within other parcels in order to inspect and/or repair existing common
private utility and access improvements.
The satisfaction of these requirements shall be subject to the review and approval of the
Development Services Division prior to the recording of the binding site plan.
APPROVAL SIGNATURE:
Gregg Zimmerman, P/B/PW Administrator Decision date
City of Renton P/B/PW Department - Adm, native Binding Site Plan Approval & Environm, 41 Review Committee Staff Report
BOEING BINDING SITE PLAN LUA-02-022, ECF, BSP
REPORT AND DECISION OF MARCH 20, 2002 Page 9 of 10
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. The site is located within the Employment Area - Valley (EAV) Comprehensive Plan Land Use Map and
Commercial Office (CO) Zoning designations.
2. Additional Site Plan and Environmental (SEPA) Review will be necessary for site specific proposals for the lots
created by the Binding Site Plan.
3. Staff recommends future development proposals on individual lots undergo the pre -application review process in
order to adequately address site specific issues.
Fire Prevention
1. A fire mitigation fee based on $0.52 per square foot of new building area will be required at the time of individual
lot development.
2. The preliminary fire flow will be calculated for each structure when plans are submitted. One hydrant is required
within 150 feet of each structure and additional hydrants are required within 300 feet of the structure based on one
hydrant for every 1,000 gallons of required fire flow.
3. Separate plans and permits are required for the installation of the fire alarm system.
4. Fire Department access roadways are required to be within 150 feet of all portions of the building exterior.
Roadways must be a minimum width of 20 feet with an inside turning radius of 25 feet and 45 feet on the outside.
5. Dead-end roadways exceeding 150 feet in length must provide an emergency turnaround as required by code.
Plan Review
1. There are no existing utilities or street improvements on the subject site. No utility or street improvements will be
required at this time.
2. The applicant will be required to construct all water, sewer, storm, erosion control and street improvements to City
standards prior to the issuance of building permits for individual lot development.
3. Storm drainage report and design is required to comply with the 1990 King County Surface Water Design Manual
requirements for detention and water quality.
4. All fire flow requirements must be met with future development proposals.
Property Services - Comments for Final Binding Site Plan Submittal
1. Note the City of Renton land use action number and land record number, LUA-02-022-BSP and LND-35-0010,
respectively, on the drawing. The type size used for the land record number should be smaller than that used for
the land use action number.
2. Show two ties to the City of Renton Survey Control Network. The geometry will be checked when the ties are
provided.
3. Provide binding site plan and lot closure calculations.
4. The legal description would be clearer if those parcels not included in this binding site plan were excluded from
said legal altogether. Additionally, the exception for King County Rec. No. 9803250371 (Oakesdale Ave SW) does
not include that portion of street right-of-way shown as a westerly extension of SW 27th Street as it intersects with
Oakesdale Ave SW (Sheet 7 of 7).
5. The indexing information includes a reference to the northeast quarter of Section 24 that should be removed.
None of the subject parcels fall within that particular quarter section. Note the indexing information on all seven
sheets of the binding site plat submittal.
6. Indicate what has been, or is to be, set at the corners of the proposed lots.
7. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found.
8. Note discrepancies between bearings and distances of record and those measured or calculated, if any.
9. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted.
10. The city will provide addresses for the proposed lots as soon as possible. The addresses will need to be noted on
the drawing submittal.
11. The required City of Renton signature (for approval of the binding site plan) is that of the Administrator of
Planning/Building/Public Works, not the City of Renton Engineer, as is currently noted on Sheet 1 of 7.
12. The acknowledgment blocks noted on Sheet 1 of 7 should reference The Boeing Corporation or Longacres Park.
Inc., not the "Quadrant Corporation", as is currently shown.
13. The City of Renton Finance Division Certification block is not needed and should be removed from Sheet 1 of 7.
14. The "Recording Certificate" block (Sheet 1 of 7) currently references the "King County Council' instead of the City
of Renton.
15. The easements listing, noted under "EASEMENTS AFFECTING PARCELS A, B, C, F AND G", on Sheet 2 of 7,
appears to be incomplete. See Item Nos. 16, 35, and 43 under Schedule B of Title Commitment No. 870559 for
City of Renton P/B/PW Department - Admi. rative Binding Site Plan Approval & Environm6 .l Review Committee Staff Report
BOEING BINDING SITE PLAN LUA-02-022, ECF, BSP
REPORT AND DECISION OF MARCH 20, 2002 Page 10 of 10
additional pertinent easements. Were these items noted elsewhere on the binding site plan?
16. All proposed easements should be noted as either "Public" or "Private".
17. A common maintenance agreement will be needed for private access and utility easements.
18. Note that if there are restrictive covenants, easements or agreements to others (the City of Renton, etc.) as part of
this subdivision, they can be recorded concurrently with the binding site plan. The binding site plan drawings and
the associated document(s) are to be given to the Project Manager as a package. The binding site plan shall
have the first recording number. The recording number(s) for the associated document(s) are to be referenced
on the binding site plan in the appropriate locations.
19. New easements are proposed for the benefit of future owners of the proposed lots. However, since the new lots
created via this plat are under common ownership at the time of recording of the binding site plan, there can be no
easement until such time as ownership of the lots is conveyed to others, together with and/or subject to specific
easement rights.
20. Add the following Declaration of Covenant language on the face of the subject drawing, if the previous paragraph
applies:
DECLARATION OF COVENANT. -
The owners of the land embraced within this binding site plan, in return for the benefit to accrue
from this subdivision, by signing hereon covenants and agree to convey the beneficial interest
in the new easements shown on this binding site plan to any and all future purchasers of the
lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this
binding site plan.
TRANSMITTED this 2e day of March, 2002 to the owner, applicant, and contact.
Attn: Walter E. Warden
The Boeing Company
P.O. Box 3707, M/C 1 F-58
Seattle, WA 98124-2207
Laura Whitaker
Perkins Coie
1201 Third Avenue, 40'h Floor
Seattle, WA 98101-3099
Dave Blanchard
Heartland
524 Second Avenue, Suite 200
Seattle, WA 98104
TRANSMITTED this 25;h day of March, 2002 to the following.
Jennifer Henning, Development/Planning
Larry Meckling, Building Official
Larry Rude, Fire Prevention
Kayren Kittrick, Public Works Division
Lawrence J. Warren, City Attorney
South County Journal
Environmental Determination and Land Use Decision Appeal Process: Appeals of either the environmental
determination [RCW 43.21.0075(3), WAC 197-11-680] and/or the land use decision must be filed in writing on or
before 5:00 PM April 8, 2002.
If no appeals are filed by this date, both actions 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.B. Additional information
regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
r-
m n
BOEING LONGACRES PROPERTY
awme am ftm
ST. 1/4 SEQ 2b T.27N., RIE. W.Y.
SE 1, 4 SEG 24, T.ZFI. R.4E, W.Y.
N.E 1 4 SEQ 24, Ti M, R.4E, W.Y.
N.W. /4 SEG EST LT.A4. L4E, "
ME 1,14 SM A T.M. R4E, W.M.
Off OF M WMN, OVO COUNTY, WAaM GMN
amrAnom
IONOW ALL PEa°LE BY rww PRESEMS DUT %E THE LmaE aRD ow4ms OF,REREST w
DC LAND HDM DEA:FWE0 00 NETEBY 11.0E A EWNDWO STE FLAN MR.SIANT TO CHAPM R
5117 R.GW. AND 0E0.ARE THE &NDWG STE RAN TO BE A GRAPWC FWWC.%NTARON OF SAYE
AND THAT SAID BWOWG 9Tf PLAN K MADE wiN FREE IXWSENT Am W ACCORDANCE wru THE
OESRE OF THE OWfim
IN WITNESS WHEREOF WE SET OUR HANDS AND SEALS:
TTE SMA CO PMIADDK A DMAWX DOP17/ IDON
DATE
STATE OF WASIWGTON )
) SS
a WTY OF TONG )
OH DNS DAY FERSOULLY APPEARED BFORE ME Mom TO BE A MOE PRE90ENT
OF DIE DUADRAWT OCRPORAROM THE NRPMATION OER080 N THE FO9EWNC WSTRUYRIT. AND
ACWOMEUSFD THE SARI W57RVYENT TO BE THE FREE AND VOLUNTARY ACT AND OEM OF SAID
CORKRADOY FOR ME USES AND PURPOSES THEREIN MENTIONED. AND ON GAIN STATED THAT SHE
WAS AUTNO9'2ED TO EXECUTE THE SAW WSTR(H67? ON BEHALF OF THE CCRPwu VON.
GVEN UNDER MY HAND AND O CFAL SEAL WS _ DAY OF . 20_,
SONATURE OF NOTARY PU8UC W AND FOR THE STATE OF
WASIRIGTOK RESONG AT
PWNIED NAME OF NOTARY PUBIC
MY CONMK9ON EXPIRES
LOWACR S PAFK WC. A WASF&4GTUN CQWMATW
BY
) SS
STATE OF WA9iWGTON )
COUNTY OF mic )
ON TINS DAY PERSONALLY APPEARED WOREME MOW TO BE A VICE PRESOENT
OF THE OUACRANT CORPORATION, THE CORPORATION DESMSED W THE FaREGOWG WS)RUYENT, AMU
ACWOMIFDGED THE SAW WSiRVYENT TO BE THE FREE Am MUWARY ACT AND DEED OF SAD
CORPORATION FOR THE USES AND PURPDSE3 iNERON 1/ENWkym AND ON aA H STATED THAT SHE
WAS AUTHO ZED TO EXECUTE THE SAW WSRR ENT ON BEHALF OF TW CORPORATW.
GLEN UNDER MY HAND AND OMCFAL SEAL rWS _ DAY OF
S CHATURE OF NOTARY PWUC W AND FOR THE STATE OF
WA- MWOTOK RESONO AT
PRINTED NAME OF NOTARY PUBIC
MY CmaassOW EDARES
I Am amEM CS CM7FICAM,
T Np7EBY CERTIFY MAT TNK BNO 9TE RAN OF BONG LONGCRES K BASED O'OI AN ACTUAL SURVEY
AN7 $UBaKSNOV OF SECTIONS 2{ AND 25, iDXHSRNP 20 NORM EAST
TNLLAMETTE IETIDIAN
AND THAT 7NE COURSES AND OSTANGES ARE sNow CORRECTLY Kwom.
PROE59ONAL LAW SURVEYOR,
CERfIFlGTIOf Na STI{B
m
DESIGNED BY-' CHECKED BY.-
DRAWN BY." MUD APPROVED BY.•
LAST EDIT. 01/3r/O2 PLOT DATE.- D//JI/OFT
A
/
DATE
BY
REV
REV19ON
CK'11APPR
eePRaVAL2%
CITY OF RENTON ENGINEER
ENAYWED AND APPROVED PER RCW 5817.,QO (1) THIS
ONGWETR aTr OF RENTON
DAY OF 20
WNG COUNTY DEPARTMENT OF ASSESSMENTS
EXAMINED AND APPROVED THIS DAY OF 24_.
#WC COLNTY ASSESSOR DEPUTY ATNG COUNTY ASSESSOR
ACCOUNT NINBER
CITY OF RENTON FINANCE OlWSION CERT]FlCATION
I HEREBY CTR7R7 THAT ALL PROPERTY TAXES ARE PAID. THAT MERE ARE NO OEUNOUNT SPEC,AL ASSESSMENTS
CERTRED TO TARS OFTCE FOR COLLECTION AND THAT ALL SPEaAL AS2MUENTS CER7) W TO TINS OFFICE FOR
COLLECTION ON ANY OF THE PROPERTY NERaV CON7A NED OMCATED AS STREE-M ALLEYS OR FOR MY OTHER
PUBIC USE ARE PART W FULL TARS DAY OF - 20.
ORECTOR OF FINANCE OF RENTON
KING COUNTY FINANCE DiVISON CERTIFICATION
I HEREBY CERTIFY THAT ALL PROPERTY TAXES ARE PAW, iHAT )HERE ARE ND OELwaANT SPEaAL ASWsw&NTS
CERTIFIED TO TNS OFFICE FOR COLLECTION AND THAT ALL S°ECUL ASSESSMENTS CERTBED TO TARS ONCE FOR
COLEGBYR ON ANY OF THE PROPERTY WRON CONTAWED OMCATED AS STREET$ ALLEIS OR FOR ANY OTHER
PUBIC USE ARE PAW W FU - TWSLDAY OF 24_..
O'RECrOR. 10N0 COUNTY Dewy D/RECTOL MR; COUNTY
O CE OF FINANCE OFFICE OF FINANCE
RECaROINC NO
FRED FOR RECORD AT THE REOUEST OF TIE IONC COUNTY COUNCN_ TMS _ DAY OF _
2 ✓ AT_ MLMIIES PAST_ 1L AND RELORM W 4 UYE _ O` PATS.
PAGES RECORDS OF LONG COUNTY, WASMNGTON.
DIVISION OF RECORDS AND ELECTIONS
MALMLER S/FEMMENDEHi OF RECORDS
BOEING REALTY COMPANY
HEARTLAND B„u.,0, rmRyw PeaPl—erc
BOEING LONGACRES PROPERTY
RENTON. KING WASHINGTON .r..u..+
SCALE: PROJECT NO. JDRAMNG FILE NAME:
825913.2538000E 1 S913BS01.OWG
EEC._ 2 J
BOEING LONGACRES PROPERTY
TRANSNA7KN TITLE NSURANCI COMPANY TITLE COMMITMENT NO 1170559
DATED MARCH D. 2OOf AT S00 ,LM.
r7E TM BOOM 4iE PLAN INCLUDES PARCELS A. B. G F. S G OF
M i OILY.)
SCTRDIHE A, -
PARCEL I
PARCELS A A G F. G I. A K L AND M AS OELNEA TO ON SURVEY REOOMED
UNDER TONG COUNTY REOOKTNG Na 9XII69002 (VAZUME 85 DF SIRWM
PAGES 27 AND 27A);
EXCEPT MAT PORTION D4ERECF CONYEMM TO THE CITY CF FENlON FOR THE
GAKESOALE D rTENSON BY DEED RECORDED 1AOOERt MC COUNTY RECROAIC
NO 9803250M.
ANO EXLEPr MAT ATNMN THEREOF cmvnED 10 THE QTY OF RENTON FOR
SIC Tow STREET BY am RECVRGED LINDEN IONC LVtaNTY RECmwc NO
9501060f3R
SITUATE N THE CITY OF RENTO, COUNTY OF TONG STATE OF WASWNC70N.
F�4y.7FNTC AFF'Er'7�rr_ P e B - F Ate± .
wRDULE 3
III AF 1230= PORK AFFECTS PARCEL A. NOT PLOTTED
2C AF 440471CL PoNER. AFFECTS PARCEL A NOT PLOTTED
26 AF 5398621 POTHER, AFFECTS PARCEL C
27. AF 84f7049, PoXFTL AFFECTS PARCEL F
24. AF 5640T72 PoMER. AFFECTS Ii PARi PARCEL A
29. AF 79270e1/6251972 QINFPC GAS PPELINE AFFECTS PARCEL 1
36. AT 625526Z SANITARY SEMEN AFFECTS PARCEL F. S KN DOES NOT FALL N ES1T.
38. AF 760T280694, PoMEIL AFFECTS PARCEL A
41. AF a0I7290J71 WATFR/SWfTARY SENEFL AFFECTS PARCEL A
42 AF 0212090467, WA 11F/S4WTARY SEMEN, AFFECTS PARCEL A
45. AT, 84f2070644, WA77F/StWTARY SEMEN, AFFECTS PARCELS F ! G
46. AF a602I40681 PoMEFL AFfl:CiS PARCELS C t F
4A Al . 1)OJ01 POMER/R1EP;.M AFFECTS PARCEL C
49. AF 8803161006/115O1260432 WATERIUNITARY SEMEN, AFFECTS PARCELS A A, C
SIX 40 AF 2O0f0I240003. TELEPHQNE AFFECTS PARCEL A
77. AF DJMi21692/SUltOZIJ6d. SANITARY SEBEIL AFFECTS PARCELS B 4, C
85 AF 9712f21f7o. ACC PARCEL 0
90 AF 961210007. WATER AFFECTS PARCEL A
91. AF 96121003TG STOW, AFFECTS PARCEL A
9Z AF 990SZIfi4O ACCESS AFFECTS PARCEL a NOT PLOr1ED
91 AF M*12121 POKRR AFFECTS PARCEL 6
94. AT 9903231481. WATER AFFECTS PARCEL B
%. AT, 9e012311sz PA"OIG NGRESSACRE= AFFECTS PARCEL A
101. AF 980422f87$ POTHER AFFECTS PARCEL 6
101 AF 99=147Z WATER. AFFECTS PARCEL A
Ncml�
1. BASIS OF SCARINGS FOR 1NS BARLEY IS N OI9276' E AL ME
NEST IME OF THE STXTNEAST OOMrER OF NE NOTTHEAST GUAR ER OF
SECTION 21 TOWSTSP 2J NORTH, RANGE 4 EAST, TOM- AS SHOMN ON THE
RECORO OF SURVEY FOP LONGACRM RECORDED UNDER RECORDING
NUMBER 96010290f1
Z REFERENCE THE FOLOYINC SR%-YS FOR SECTTON SUMW90N ANO
BOUNDARY 94FOLMATIOC
AF D2OfI690GZ PARCEL EXHIBIT FOR LONGACRE5
AF 9504060139. G® OF DEDICATION FOR SW 16M Sr.
AT WOF029011 RECORD OF SURVEY FOR LONGACRES
AF 980325017I. DEW OF DEDICATION FOR OAESOALE ME SW
AF 200006.7090000E RECOW OF SURVEY FOR OAIE97ALE AVE SW
RIGHT-OF-WAY
1 FIELD MEASUREMOTS FOR TARS MAP MERE PERFORMED METH MAo TOTAL
STATIONS AND MEET OT EXCEED A LINEAR CLOSURE OF 1. 15.000 ALL
PRIMARY MEASUREMENT ECOPUENT HAS BEEN COMPARED AND AO.USTED
TO A NATIONAL GEODETIC CAf/BPA FED BASELINE MTI9N THE LAST YEAR_
4. ME NEiLNO AEID BUFFER DELINEATIONS SHOW ARE AS FROMM BY
SVERGRP CTAL, NC ME METL ND CONSERVATION AREA SHOW AT ME
SOUTH END OF THE SITE IS PER ME DEVELOPMENT AOM1911T.
DEVELOPER
HEARTLAND
324 SECOND METRE
SATE 200
SEATRE WA OM04
PHONE (205) 6W-2500
SRIE/LRIENG EER
WAN PAOFTC
33W MOTE VQLA PARKWAY
90MELL, WA 90021
PNOOE (423) 9Sf-4800
ARCI6ECT
HELLMUIK OBAM + KASSA8AUM, INC
ARCC ECTURE ENCNEERNG PLAFNNG
N7EAIOP9, tiP,1AFAC5; GONSLCiWC
ZONING
COMIARCAL CFFTCE ZONE (Lb)
TOTAL
6.a74,40Zaa SF. 157.8 ACRES
9U[DNG USES
OFFICE BUSINESS PARK
LOT AREA TABLE
PARCEL NAME
SOL FT.
ACRES
LOi /
91.744
Zlf
LOT 2
1 160,393
3.68
LOT 3
109.460
2-St
LOT 4
Team
laid
LOTLorS
f644.Te
157
e
f31729
153
LOT 7
127495
Z93
LOT 5
23137E
140
LOT 9
141429
129
LOT 10
224,253
Ste
LOT It
14Z249
127
LOT 12
200.33f
4.60
LOT 13
1a19J0
4.22
LOT 14
226.2D2
0/9
LOT IJ
12z087
Z87
LOT 16
100.974
Z32
LOT IT
266,435
612
LOT T8
Ifla10
lot
LOT I9
156,s30
157
LOT 20
22a.65s
5.25
LOT 21
279.701
8.42
LOT 22
ISIZ685
4.19
LOT ZT
2-,X&4
5.37
LOT 24
IJZ491
104
LOT 25
f47,7M
.LJ9
LOT 26
IM250
142
LOT 27
f39,950
121
LOT 28
2fa fag
Sof
LOT 29
TOM=
Z40
LOT 30
f10.122
Z53
LOT 31
127.111
2.92
LOT 32
/Jf,.707 I
lot
LOT 33
r3G96317.47
car J4
/114x
LOT 3s
15Z691
TRACT A
J21207TRACT
S
90.7MTRACT
C
I09,96JTRACT
0
69.660TRACT
E
636.372
NCNTY YAP
NOT m SC E
armor LAWW
0
-
BOEING REALTY COMPANY
HEARTLAND
N = BOEING LONGACRES PROPERTY
m
RENTQY, KING WASHINGTON
V SCALE: PROJECT N0. DRAWING FILE NAME
825913.25380002 S9136S01.DWG
DESIGNED BY. CHECKED BY.'
DRAW By. MAD APPROVED BY
LAST EDIT. 011.71/02 PLOT DATE OIIJI102
JRI
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DATE
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BOEING LONQACRES PROPERTY
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lift
N90O0'00'E
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mte.0 i.em6D6a�-eD72
W �+ LAST EDIT: 01/31/02 PLOT DATE: Q]/31/02 BOEING LONGACRES PROPERTY
m DATE BY REV REVISION CK'O PR RENTON. KING WASHINGTON .6�..�
SCALE: PROJECT NO. DRAWING FILE NAME:
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BOEING REALTY COMPANY
HEARTLAND
BOEING LONGACRES PROPERTY
RENTON. KING WASHINGTON
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SCALE. PROJECT NO. ORAWI14G FILE NAME
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