HomeMy WebLinkAboutLUA-07-086_MiscI
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VALLEY VIEW PROFESSIONAL
DEVELOPMENT
TRAFFIC IMPACT ANALYSIS
City of Renton
ENT p\J>.NNING oEV~~~F RENTON
"UG ,. 3 2001 August 7, 2007
RECENEO Prepared for:
Valley View Professional Development, LLC
607 SW Grady Way #210
Mlrai Transportation Planning & Engineering
11410 NE 122nd Way, Suite 320
Kirkland, WA 98034-6927
Renton, WA 98057
Prepared by:
M ira i
Transportation
Planning &
Engineering
I C.J{.~ d et'k. i-O A 01 -0 ~ c,
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Transportation
Planning &
Engineering
August 7, 2007
Geoff Anderson
Valley View Professional Development, LLC
% ORB Architects
607 SW Grady Way #210
Renton, W A 98057
Re: Valley View Professional Development -Renton
Traffic Impact Analysis
Dear Geoff,
At your request, we are pleased to submit this revised Traffic Impact Analysis (TIA) for
the proposed office park project located west of Talbot Road and south of 5 37th Street in
the City of Renton. The project proposes a two story commercial office building, to be
used for general and medical office space, and structural and surrounding parking. The
horizon year used for this project is 2010. This report revises the February 13, 2007 TIA
for the Springbrook Office Park to reflect the change in its site plan and its name change.
This TIA was prepared per the Cit1j of Renton PoliCl) Gllidelines For Traffic Impact Anal1jsis
For New Development, the November 16, 2006 Preapplicatioll Review Comlllents
memorandum for this project and accepted traffic impact analysis procedures. The
information provided in this TIA is based on the proposed site plan, the pre-application
data for this project, roadway and traffic data collected in the field, , and information
obtained from the City of Renton.
If you have any questions, please call Mikhail (Mike) Ekshtut, PE or me at 425-820-0100.
We can also be contacted via e-mail at sgtmike@miraiassociates.comor
dave@miraiassociates.com.
Sincerely,
MIRAI TRANSPORT A TION PLANNING
03.NGINEERING Vi~~~
Principal Traffic Engineer
Enclosure: TIA
Mirai Associales, Inc. 11410 NE 122nd Way. Suile 320. Kirkland, WA 98034-6927. 425.820.0100 -I • 425.821.1750· f
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Valley View Professional Development
PROJECT DESCRIPTION
M ira i
Treneportetlon
Planning &.
EngIneering
Figure 1 is a vicinity map showing the location of the site and the surrounding street
network. The project site is located west of Talbot Road and south of S 37th Street in the
City of Renton.
Figure 2 shows the preliminary site plan. The site plan shows the proposed building,
surrounding parking and access onto the city streets. The structure is a two story
building containing 21,920 net square feet of office and medical/ dental space. This
building is proposed to have 26,000 square feet in gross floor area with a 13,300 square
foot structural parking garage below the first floor level. The structural parking garage is
to supplement surface parking. The building will be constructed to provide 50% office
space and 50% medical/ dental space.
The City's parking code reqUires a minimum of 3 stalls per 1,000 square feet of net floor
area for a general office use and 1 stall per 200 square feet of net floor area for a medical
office use. Eighty eight parking stalls are required. Thirty four parking spaces would be
provided under the building, with an additional 54 parking stalls provided in the
surrounding parking lots, for a total of 88 parking stalls provided for this building. The
parking stalls provided meet the City's parking requirement.
Access to and from the project site would be via a connecting driveway onto the west
end of S 38th Court. The site plan shows that a secondary, emergency vehicle only
access would be provided onto S 37th Street.
Full development and occupancy of the project would likely occur by the end of 2009,
pending timely permit approval. However, in order to provide a conservative analysis,
2010 is used as the horizon year for this project.
EXISTING PHYSICAL AND TRAFFIC CONDITIONS
Project Site
The project site currently is an undeveloped area.
Roadway Characteristics
Figure 3 shows existing traffic control, number of roadway lanes, number of approach
lanes at intersections, and other pertinent information. Talbot Road S, adjacent to the
project site, is classified as a Collector Arterial and has a posted speed limit of 35 MPH.
South 38th Court, S 37th Street and S 38th Street are non arterial, local access streets with
25 MPH speed limits. All of these streets have two travel lanes and curbs, gutter and
sidewalks on one or both sides of the street.
Traffic Volumes
Figure 3 also summarizes the existing PM peak hour traffic volumes at the intersections
along Talbot Road South. Mirai conducted the PM peak hour turning movement counts
on Tuesday, November 28, 2006 at the following locations:
.. Talbot Road SIS 38th Court/ S 38th Street
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August 7, 2007 Page 2
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Valley View Professional Development
Talbot Road sIS 37th Street
M ira i
Transportation
Plennlng &
Engineering
Both S 38th Court and S 37th Street were observed to have low traffic volumes during
the PM peak period count. The PM peak hour occurred from 4:45 to 5:45 pm on S 38th
Court, the street with the higher traffic volume of the two. The traffic volume count data
sheets are attached.
Additionally, the City of Renton's 2004 -Traffic Flow Map, shows bidirectional average
daily traffic volumes on the major roadways and state highways within the City. This
map shows that Talbot Road S near the project site carried approximately 12,100 average
daily vehicle trips in December 2004. A copy of the pertinent portion of this map is
attached.
Collision History
The Renton Police Department staff who maintain collision data for the City, indicated
that there were no traffic collisions reported at either the Talbot Road SIS 38th Court/S
38th Street intersection or the Talbot Road SIS 37th Street intersection.
Sight Distances
Talbot Road S is a relatively flat and straight roadway at the S 38th Court and the S 37th
Street intersections. No sight distance deficiencies were apparent during our field
review, except for the vehicles parked along the west side of Talbot Road S, south of the
S 38th Court intersection. However, based on our visual review, there appears to be
adequate stopping and entering sight distances on Talbot Road S at these existing City
intersections.
TRIP GENERATION AND DISTRIBUTION
Project Trip Generation
The project proposes to construct a 26,600 square foot building with 50% general office
space (13,300 Square feet) and 50% medicalf dental office space. The number of vehicle
trips generated by this building with two proposed uses is calculated using the trip
equations or average trip rates in the Institute of Transportation Engineers (rTE) Trip
Generation, Seventh Edition, for General Office Building (ITE Land Use Code 710), and
Medical/Dental Office Building (ITE Land Use Code 720).
A vehicle trip is defined as a single or one direction vehicle movement with either the
origin or destination (exiting or entering) inside the study site. These trip generation
values account for all site trips made by all vehicles for all purposes, including employee,
customer, patient, visitor, and service and delivery vehicle trips.
Table 1 shows the number of trips generated during an average weekday and during the
street traffic peak hours:
R0612106 Valley View Professional Development TIA.doc
August 7, 2007 Page 3
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Valley View Professional Development
Table 1. Trip Generation Summary
Average Weekday Ln(T) = 0.77 Ln(X) + 3.65 141 (50%)
AM Peak Hour Ln(T) = 0.80 Ln(X) + 1.55 33 (88%)
PM Peak Hour T = 1.12(X) + 78.81 16(17%)
,"; .
: 'n,",,;-',
Average Weekday T =40.89 (X) -214.97 165 (50%)
AM Peak Hour T = 2.48(X) 26 (79%)
PM Peak Hour Ln(T) = 0.93 Ln(X) + 1.47 13 (27%)
Average Weekday 306 (50%)
AM Peak Hour 56 (80%)
PM Peak Hour 30 (21%)
Where: T = Trips, X = 1,000 square feet gross floor area
Note: Numbers are rounded to nearest whole number.
Trip Distribution and Assignment
M ira i
TrenEiportat:Jon
Pll!lnnlnlOl &
Englneerln!;!
141 (50%) 282
4 (12%) 37
78 (83%) 94
164 (50%) 329
7 (21%) 33
35 (73%) 48
305 (50%) 611
14 (20%) 70
112(79%) 142
Figure 4 shows the estimated trip distribution and the assignment of the calculated site-
generated traffic volumes during the PM peak hour. The distribution is based on the
characteristics of the road network, existing traffic volume patterns, the location of likely
trip origins and destinations (residential, shopping, school, social and recreational
opportunities) and expected travel times.
ROAD IMPROVEMENT PROJECTS
Review of the City's Transportation Systems Division webpage,
http://rentonwa.gov Igovernment/default.aspx?id=1012, indicated that there are no
currently planned City road improvement projects in the near vicinity of the project site.
FUTURE TRAFFIC VOLUMES WITHOUT THE PROJECT
Figure 5 shows projected 2010 PM peak hour traffic volumes without the project. These
volumes include the existing traffic volume counts plus background growth.
This area of the City appears to be mostly built-out, with mostly minor infill
development occurring. Therefore, little background traffic volume growth is
anticipated in this area. This was confirmed after our review of the average daily traffic
R0612106 Valley View Professional Development TIA.doc
August7,2007 Page 4
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Valley View Professional Development
volumes on SR 515 (Benson Drive S) in the vicinity of the project site, as shown in the
WSDOT 2005 Annual Traffic Report. A copy of the traffic report volumes is attached.
These WSDOT traffic count volumes, showed little or no traffic volume growth on SR
515 (Benson Drive S) in the vicinity of the project site from 2002 to 2005. However, in
order to provide a conservative analysis, a two percent annual compounded growth rate
has been applied to the existing volumes to calculate the 2010 background traffic
volumes. This future background growth accounts for any population infill and any
development or redevelopment of the existing land uses surrounding the project site.
FUTURE TRAFFIC VOLUMES WITH THE PROJECT
Figure 5 shows the projected 2010 PM peak hour traffic volumes with the proposed
Valley View Professional Development project. The without-project traffic volumes are
combined with the project-generated trips shown on Figures 4 to calculate the with-
project traffic volumes.
LEVEL OF SERVICE ANALYSIS
Level of service (LOS) is a qualitative measure describing operational conditions within a
traffic flow, and the perception of these conditions by drivers or passengers. These
conditions include factors such as speed, delay, travel time, freedom to maneuver, traffic
interruptions, comfort, convenience, and safety. Levels of service are given letter
designations, from A to F, with LOS A representing the best operating conditions (free
flow, little delay) and LOS F the worst (congestion, long delays). Generally, LOS A and
B are high, LOS C and D are moderate, and LOS E and F are low. The LOS and
corresponding average control delay per vehicle in seconds are shown in Table 2 below:
Table 2. Level of Service and Delay Criteria
1~~~~~~~1na~_.____ ~ 10 .... _>_1_°_-__ 2 __ °_+-.> __ 2 __ °_-._3_5_ ~~ -_~_5_1 __ >_5_5_-_8_0_ :_8_0_
Stop Sign (seconds) ~10 >10-15 >15-25 >25-35 >35-50 >50
Source: Highway Capacih) Manual 2000
Table 3 below shows the calculated LOS for existing 2006 conditions and future 2010
without and with-project conditions at the Talbot Road SIS 38th Court analysis
intersection. The number shown in parenthesis is the average approach delay in seconds
per vehicle for the minor approach, which determines the LOS for intersections per the
procedures identified in the Transportation Research Board Highway Capacih) Manual
2000 Edition. Mirai used the Highway Capacity Software for the LOS and delay
calculations.
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Valley View Professional Development
Table 3. PM Peak Hour Level of Service Summary
Northbound A (7.6) A (7.6)
Talbot Road SI
S 38th CourVS 38th
Street
Southbound
Westbound
Eastbound
A (8.3) A (8.4)
8(13.6) 8 (14.3)
8 (10.4) 8 (10.6)
M ira i
Traneport;.etion
Plenning &
Engineering
2010WITH
PROJECT .
~ ; '1" I:':j,";, . ','. ,;, ""'
A (7.7)
A (8.4)
C(16.6)
B (13.4)
Note: The number shown m parenthesIs IS the average approach delay m seconds per
vehicle per the Highway Capacihj Manual 2000.
Currently, the Talbot Road SIS 38th Court intersection is shown to be operating at a LOS
of B for the minor street approaches. By 2010 without the proposed project, the analysis
intersection would continue to operate at LOS B for the minor street approaches. With
the proposed project in 2010, the analysis intersection would operate at LOS C for the
westbound approach. However, this is due to only a small increase in delay, an average
increase of 2.3 seconds per vehicle. Therefore, the analysis in tersection is expected to
operate satisfactorily in 2010 with the proposed project.
PARKING
The City's parking requirement for general office use is a minimum of 3 stalls per 1,000
square feet of net floor area and for medical/dental office use is 1 stall per 200 square
feet of net floor area. The proposed general office space and medical/ dental space will
both have 10,960 net square feet of floor area. Therefore, this amounts to a minimum of
88 parking stalls (10,960 sq. ft./l,OOO sq. ft. x 3 stalls + 10,960 sq. ft./200 sq. ft. = 33+55 =
88 stalls) required.
Therefore, the total 88 parking stalls proposed would satisfy the City's parking
requirement. Based on the overall total number of parking stalls proposed for the
project site, 88 stalls, four of these would have to be handicapped stalls (ADA
accessible).
TRAFFIC IMPACT MITIGATION REQUIREMENTS
The City of Renton requires payment of a transportation mitigation fee prior to the
issuance of building permits. The transportation mitigation fee to be contributed is
calculated based on $75 per each new project-generated average daily trip (ADT).
Therefore, the total calculated transportation mitigation fee for the Valley View
Professional Development project is $45,825 ($75/trip x 611 net new ADT's).
The Preapplication Review Comments memorandum for this project indicated that the
existing ROW on S 37th Street is currently 30 feet (from the centerline) and that the
R0612106 Valley View Professional Development TIA.doc
August7,2007 Page 6
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Valley View Professional Development M ira i
Transportation
Ple"nln" &
Engineering
proponent will be required to dedicate 20 feet of ROW along the site's frontage on S 37th
Street. However, since that time the City has granted a waiver and the project
proponents will not be required to dedicate ROW nor complete frontage improvements
on S 37th Street.
SUMMARY, CONCLUSIONS AND RECOMMENDATIONS
This report used existing traffic data collected at the pertinent street intersections
identified for analysis and follows the City's TIA guidelines. The proposed
development is expected to generate 611 new average weekday vehicle trips including 70
new trips during the AM peak hour and 142 new trips during the PM peak hour after
full project completion and occupancy.
Level of service analyses were performed for existing 2006 and projected future traffic
volumes for the year 2010 for without and for with-project conditions. The comparison
of traffic operations in 2010 with and without the project identified that the Valley View
Professional Development would not cause a considerable impact on the operation of
Talbot Road S, or the Talbot Road SIS 38th Court/S 38th Street intersection due to the
addition of the project-generated trips. Thus, further review should not be necessary.
No sight distance deficiencies or traffic safety issues were apparent on Talbot Road S at
the existing S 38th Court intersection during our field review.
Based on our analysis, we recommend that the proposed Valley View Professional
Development project be approved with the following traffic mitigation measures:
1. Construct the project site, site frontage and site accesses in accordance with the
City of Renton standards.
2. Contribute $45,825 ($75/trip x 611 new daily trips) as a transportation mitigation
fee to the City of Renton.
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.-<:::U:dOWlOX:
-. 4Z" ~ ____ =::i
Miraill
T ranspor:'tation
Planning'&'
Engheeri"1g
VICINITY MAP
VALLEY VIEW PROFESSIONAL DEVELOPMENT
TRAFFIC IMPACT ANALYSIS
~ fRJ
c:o
//
FIGURE
1
-------------------
Mil-ail
T ransportatbn
Plannng &.
Engneerng
........ .,. .......... """"""'" iIii'.OIJiiIIKf -.&.II~ -~.,... ..... ~---... ~ /!r'
~ =~ ~n
~
SITE PLAN
VALLEY VIEW PROFESSIONAL DEVELOPMEMT
TRAFFIC IMPACT ANALYSIS
'" ,liil."''''
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FIGURE
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T ransportstion
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167
LEGEND 1" xx MPH Posted Speed Limit
........ Stop Sign
N.T.S. -Approach Lane and Direction
xL Number of Roadway Lanes
-xx Traffic Volumes and Direction
[yy] Average Daily Traffic Volume
A
Traffic Volume Counts Conducted
on Thursday, 11/30106 during the
PM peak hour shown
S 33rd St
:r:
-' 0..
N ::E
"' M
en
!£ If) « "0
~ a::
iff 15 D CD 0; & ....
S 37th St
EXISTING PHYSICAL CONDITIONS AND
TRAFFIC VOLUMES
VALLEY VIEW PROFESSIONAL DEVELOPMENT
TRAFFIC IMPACT ANALYSIS
5:00 -6:00 PM
"' co N~ ).
OJ \t 4, 00 r-.
'"
4:45 -5:45 PM
2J
2-
14,
FIGURE
3
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Ranning &.
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167
LEGEND
-xx Traffic Volumes and Direction
[yyl Average Daily Traffic Volume
en
~ If)
" "0
3 0:
15
'" B
~ '" ,... ~
0 n
S 37th St
PROJECT GENERATED PM PEAK
HOUR TRIPS:
ENTER: 30(21%)
EXIT: 115 (79%)
ToTAL: 145
tJ)
~
t
~
S 38th St
tJ)
)
34 --"" 'I
78 --...
PROJECT-GENERATED TRIP DISTRIBUTION
VALLEY VIEW PROFESSIONAL DEVELOPMENT
TRAFFIC IMPACT ANALYSIS
FIGURE
4
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Transportation
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167
WITHOUT
PROJECT
'"
LEGEND
-xx Traffic Volumes and Direction
[yy] Average Daily Traffic Volume With Project
S 33rd St
CI)
!!! en
"< ~ 1 0
.D '" m iJj t-
~D-'7'-,.....JS 37th St
S 37th St
S 38th St
~~~ '-13 '--_-
".'" 7 f8
2010 TRAFFIC VOLUMES
VALLEY VIEW PROFESSIONAL DEVELOPMENT
TRAFFIC IMPACT ANALYSIS
l'
N.T.S.
WITH PROJECT
0&0 '-13 ~~~
".'"
-0
,. 18
36 --" 'Iff 2-
92 " "''''0 NO"" ""
FIGURE
5
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R0612106 Valley View Professional Development TIA.doc
August 7, 2007
M ira i
T ... ElneporCllltion
Planning &
Englnl!lsrlng
APPENDIX
Page i
SB
WB
NB
EB
12/412006
MIRAI TRANSPORTATION PLANNING & ENGINEERING
JURISDICTION:
LOCATION:
PROJECT NO:
WEATHER :
SURFACE :
VEHICULAR TURNING MOVEMENT
VOLUME COUNT
Renton
Talbot Rd. sIs 38th Ct.
R0612106
Clear & Overcast
Wet
DATE
DAY
TIME
PK HR:
11/30/2006
Thursday
1600-1800
1645-1745
MINUTES COUNTED PER INTERVAL : 15 TECHNICIAN :
TURNING
MOVEMENT
TRUCK
RIGHT
THRU
LEFT
TOTAL
TRUCK
RIGHT
THRU
LEFT
TOTAL
TRUCK
RIGHT
THRU
LEFT
TOTAL
TRUCK
RIGHT
THRU
LEFT
TOTAL
INTERVAL
TRUCKS
VEHICLES
NB
%HV 0.7
PHF 0.S7
PED o
:00
1
o
43
2
45
o
1
o
3
4
2
4
80
o
84
1
9
o
1
10
TOTALS
4
143
:15
2
3
4G
3
52
o
3
o
4
7
1
o
52
3
55
o
3
o
o
3
3
117
SB
o
0.B4
o
INTERVAL START TIME
: 3 0
o
o
42
2
44
o
4
o
3
7
o
1
78
7
8G
o
10
o
2
12
o
149
:45
2
o
37 ,
39
o
4
o
1
5
1
6
92
3
101
o
7
o
1
8
3
153
EB
o
0.54
o
:00
1
o
31
1
32
o
2
o
4
G
o
11
82
1
94
o
2
1
o
3
1
135
:15
1
o
4G
3
49
o
3
o
6
9
2
7
lOG
1
114
o
2
1
o
3
3
175
WB
o
0.75
o
:30
1
1
39
3
o
3
o
G
9
o
13
92
o
105
o
3
o
1
4
1
161
:45
o
1
41
3
45
o
3
o
7
10
1
16
77
o
93
o
2
o
1
3
1
151
COUNT
TOTAL
8
5
3'5
19
349
o
23
o
34
57
7
58
G59
15
732
1
38
2
6
4G
1G
1184
PK HR
VOL
5
1
153
9
163
o
12
o
17
29
3
37
372
5
414
o
14
2
2
18
8
G24
ME
PK HR
ADJ
o
1
153
9
lG3
o
12
o
17
'9
3
37
372
5
414
o
14
2
2
18
o
o
8
G24
Peak Hr COlI\t SI,JTINIIY.m
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JURISDICTION:
24
121412006
LOCATION:
ID NO:
WEATHER
SURFACE :
6
18
L
T
R
MIRAI TRANSPORTATION PLANNING & ENGINEERING
VEHICULAR TURNING MOVEMENT
VOLUME COUNT
Renton
Talbot Rd. siS 38th C~.
R0612106
Clear & Overcast
Wet
~ CONFIOURATION DIAGRAM
NORTH
TURNING MOVEMENT DIAGRAM
NORTH
549
163
R T L
1 153 9
2
2
14
5
L
lB4
598
386
372
T
414
37
R
DATE :
DAY
PK HR:
11/30/2006
Thursday
1645-1745
TECHNICIAN: ME
12 R
0 T 29
17 L
77
48
P.aItHr CouotSummary,x15
-
= •
\1
F
;'-/al-'
·L~,"",-•. ".
-", "'~"-"-~
~
~
';',C"-'-'"
-- - -
II~
SCALE: 1· = 75.000 VEHIClES
'IN THOUSANDS OF VEHIClES
BID4RECI1DNAl A 'lERAG£ DAILY TRAfFIC
NOn:: INn:RSTAlE ~ AND STAn: ROUn: 167
(SOUTH OF 1-.05) ARE SHOWN AT HAlF
SCALE.
S 31ST Sf
- -
CITY OF RENTON
PUBLIC
lIIXK • TIIAPPIC PLOW MAP
. ~-~ ... ...
-co: --__ "". ,..-W84. -----. "" . - - - -
-- - -- - - - --- --
STATE OF WASHINGTON -DEPARTMENT OF TRANSPORTATION
T RIP 5 5 Y S T E M
ANNUAL TRAFFIC REPORT
STATE
ROUTE
STATE ROUTE MILEPOST LOCATION
FUNcr TRUCK PERCENTAGES
COUPLET CLASS SNGL DSL TRIPLE TOTAL
515
515
515
515
515
515
515
515
516
516
516
516
516
516
516
516
516
516
516
516
516
516
516
516
516
516
005.29 AFTER JeT BENSON RD
006.37 BEFORE JeT S 21ST ST*PVT RD
006.37 AFTER JeT S 21ST ST*PVT RD
006.75 BEFORE JeT S PUGET DR WYE CONN
006.76 AFTER JeT S 15TH ST*S PUGET DR
007.21 AFTER JeT S GRADY WAY * TALBOTT RD
007.6B BEFORE JeT SR 900 E8
007.70 AFTER JeT SR 900 E 8ND
STATE ROUTE NO 516 MAINLINE SR 509 TO SR 169
000.01 AFTER JCT OLD SR 509
000.71 BEFORE JCT 16TH PL S WYE CONN
000.75 AFTER JCT 16TH PL 5 WYE CONN
000.94 AFTER JeT 20TH AVE S
001.48 BEFORE JCT 24TH AVE s*2STH AVE S
001.48 AFTER JCT 24TH AVE s*25TH AVE S
001.74 BEFORE JCT SR 99 WYE CONN
001.83 AFTER JCT SR 99 WYE CONN
001.90 AFTER JCT 30TH AVE 5 WYE CONN
002.24 BEFORE JCT MILITARY RD WYE CONN
002.25 AFTER JCT MILITARY RD
003.56 BEFORE JCT REITH RD WYE CONN
003.59 AFTER JCT MEEKER ST*REITH RD Y-CONN
005.30 BEFORE JCT S CENTRAL AVE
005.30 AFTER JCT 5 CENTRAL AVE
005.68 BEFORE JCT SMITH ST*N CENTRAL AVE
005.68 AFTER JCT SMITH ST*N CENTRAL AVE
007.34 BEFORE JCT SR 515*104TH AVE SE
2
2
2
2
2
2
2
2
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
PAGE 190
- - --
AVERAGE DAILY TRAFFIC VOLUME ----------------------------------
2002
UNITS
15000*
20000*
31000*
25000
12000
11000*
11000*
12000*
13000
13000*
15000*
34000*
36000
19000
20000
29000
31000*
2003
UNITS
15000
20000
32000
23000·
11000·
11000
11000
13000
13000
13000
15000
16000*
33000*
37000*
18000*
29000*
19000*
29000*
31000
2004
UNITS
15000
21000
32000
23000
110DO
12000
11000
13000
13000
13000
15000
16000*
33000
37000
15000
24000*
19000
30000
32000
BASED ON ACTUAL COUNT
2005
UNITS
15000*
15000*
19000*
19000*
32000·
20000·
24000
11000
11000*
12000
12000
12000*
12000
14000*
16000
34000
37000
39000*
34000*
34000*
24000*
15000*
23000*
19000
30000
31000*
+ SOURCE OF TRUCK PERCENTAGES
- -
HCS2000: Unsignalized Intersections Release 4.lf
_______________________ TWO-WAY STOP CONTROL SUMMARY _________________________ __
Analyst:
Agency /Co. :
Date Performed:
ME
Mirai TP&E
12/20/06
Analysis Time Period: PM Peak Hour
Intersection: Talbot Rd. siS 38th Court
Jurisdiction: Renton
Units: U. S. Customary
Analysis Year: 2006
Project ID:
East/West Street:
North/South Street:
S 38th Court
Talbot Rd. S
Intersection Orientation: NS Study period (hrs): 0.25
Vehicle Volumes and
Northbound
2
Adjustments ________________________ _
----------------------Major Street: Approach
Movement 1
Volume
Peak-Hour Factor, PHF
Hourly Flow Rate, HFR
Percent Heavy Vehicles
Median Type/Storage
RT Channelized?
Lanes
Configuration
Upstream Signal?
L T
5 372
0.90 0.90
5 413
1
Undivided
0 1
LTR
No
0
Southbound
3 456
R L T R
37 9 153 1
0.90 0.90 0.90 0.90
41 10 170 1
1
/
0 1 0
LTR
No
------------------------------------------------------------------------------Westbound Eastbound
Movement 7 8 9 10 11 12
Minor Street: Approach
L T R L T R
------------------------------------------------------------------------------17 0 12 2 2 14 Volume
Peak Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90
Hourly Flow Rate, HFR 18 0 13 2 2 15
Percent Heavy Vehicles 1 0 0 1 0 0
Percent Grade ( %) 0 0
Flared Approach: Exists?/Storage No / No /
Lanes 0 1 0 0 1 0
Configuration LTR LTR
------------------------------------------------------------------------------
Approach
Movement
Lane Config
Delay,
NB
1
LTR
Queue
SB
4
LTR
Length, and Level of
Westbound
7 8 9
LTR
Service
Eastbound
10 11
LTR
12
------------------------------------------------------------------------------31 19 v (vph) 5 10
C (m) (vph) 1412 1112 452 689
vic 0.00 0.01 0.07 0.03
95% queue length 0.01 0.03 0.22 0.08
Control Delay 7.6 8.3 13.6 10.4
LOS A A B B
Approach Delay 13.6 10.4
Approach LOS B B
------------------------------------------------------------------------------
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HCS2000: Unsignalized Intersections Release 4.1f
_______________________ TWO-WAY STOP CONTROL SUMMARY __________________________ _
Analyst:
Agency /Co. :
Date Performed:
Analysis Time Period:
Intersection:
ME
Mirai TP&E
12/20/06
PM Peak Hour
Talbot Rd. siS 38th Court
Jurisdiction: Renton
Units: U. S. Customary
Analysis Year: 2010 Without Project
Project ID:
East/West Street: S 38th Court
North/South Street: Talbot Rd. S
Intersection Orientation: NS Study period (hrs): 0.25
Vehicle Volumes and
Northbound
2
----------------------Major Street: Approach
Movement 1
Volume
Peak-Hour Factor, PHF
Hourly Flow Rate, HFR
Percent Heavy Vehicles
Median Type/Storage
RT Channelized?
Lanes
Configuration
Upstream Signal?
L
5
0.90
5
T
403
0.90
447
1
Undivided
o 1
LTR
No
o
Adjustments
Southbound
3 4 5 6
R L T R
40 10 166 1
0.90 0.90 0.90 0.90
44 11 184 1
1
/
0 1 0
LTR
No
------------------------------------------------------------------------------Minor Street: Approach Westbound
Movement 7 8 9
L T R
Volume 18 0 13
Peak Hour Factor, PHF 0.90 0.90 0.90
Hourly Flow Rate, HFR 20 0 14
Percent Heavy Vehicles 1 0 0
Percent Grade (% ) 0
Flared Approach: Exists?/Storage No /
Lanes
Configuration
__________________ Delay,
Approach NB
Movement 1
Lane Con fig LTR
v (vph) 5
C(m) (vph) 1396
vic 0.00
95% queue length 0.01
Control Delay 7.6
LOS A
Approach Delay
Approach LOS
Queue
SB
4
LTR
11
1078
0.01
0.03
8.4
A
0 1 0
LTR
Length, and Level of
Westbound
7 8 9
LTR
34
420
0.08
0.26
14.3
B
14.3
B
Eastbound
10 11 12
L T R
2 2 14
0.90 0.90 0.90
2 2 15
1 0 0
0
No /
0 1 0
LTR
Service -------------------Eastbound
10 11 12
LTR
19
661
0.03
0.09
10.6
B
10.6
B
HCS2000: Unsignalized Intersections Release 4.1f
Analyst:
Agency /Co. :
Date Performed:
TWO-WAY STOP CONTROL SUMMARY
ME
Mirai TP&E
08/06/07
Analysis Time Period: PM Peak Hour
Intersection: Talbot Rd. siS 38th Court
Jurisdiction: Renton
Units: U. S. Customary
Analysis Year: 2010 With Project
Project ID:
East/West Street:
North/South Street:
S 38th Court
Talbot Rd. S
Intersection Orientation: NS Study period (hrs): 0.25
Vehicle Volumes and Adjustments ----------------------Major Street: Approach
Movement 1
Northbound
2
Volume
Peak-Hour Factor, PHF
Hourly Flow Rate, HFR
Percent Heavy Vehicles
Median Type/Storage
RT Channelized?
Lanes
Configuration
Upstream Signal?
L T
26 403
0.90 0.90
28 447
1
Undivided
0 1 0
LTR
No
Southbound
3 4 5
R L T
40 10 166
0.90 0.90 0.90
44 11 184
1
/
0 1 0
LTR
No
6
R
10
0.90
11
------------------------------------------------------------------------------Westbound
789
Eastbound
Movement 10 11 12
Minor Street: Approach
L T R L T R
------------------------------------------------------------------------------13 36 2 92 Volume 18 0
Peak Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90
Hourly Flow Rate, HFR 20 0 14 40 2 102
Percent Heavy Vehicles 1 0 0 1 0 0
Percent Grade (%) 0 0
Flared Approach: Exists?/Storage No / No /
Lanes 0 1 0 0 1 0
Configuration LTR LTR
------------------------------------------------------------------------------
Approach
Movement
Lane Con fig
Delay,
NB
1
LTR
Queue
SB
4
LTR
Length, and Level of
Westbound
7 8 9
LTR
Service
Eastbound
10 11
LTR
12
------------------------------------------------------------------------------34 144 v (vph) 28 11
C (m) (vph) 1384 1078 343 570
vic 0.02 0.01 0.10 0.25
95% queue length 0.06 0.03 0.33 1. 00
Control Delay 7.7 8.4 16.6 13.4
LOS A A C B
Approach Delay 16.6 13.4
Approach LOS C B
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VALLEY VIEW PROFESSIONAL
DEVELOPMENT
TRAFFIC IMPACT ANALYSIS
City of Renton
DEvaOPMeNT pLANNING
CITY OF RENTON
AUG 1 32007
RECE\VED
August 7, 2007
Prepared for:
Valley View Professional Development, LLC
607 SW Grady Way #210
Renton, WA 98057
Mlral Tra~sportatlon Planning & Engineering
11410 NE 122nd Way, Suite 320
Kirkland, WA 98034-6927
Prepared by:
M ira i
Transportation
Planning &
Engineering
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Transportation
Planning &
Engineering
August 7, 2007
Geoff Anderson
Valley View Professional Development, LLC
% ORB Architects
607 SW Grady Way #210
Renton, W A 98057
Re: Valley View Professional Development -Renton
Traffic Impact Analysis
Dear Geoff,
At your request, we are pleased to submit this revised Traffic Impact Analysis (TIA) for
the proposed office park project located west of Talbot Road and south of S 37th Street in
the City of Renton. The project proposes a two story commercial office building, to be
used for general and medical office space, and structural and surrounding parking. The
horizon year used for this project is 2010. This report revises the February 13, 2007 TIA
for the Springbrook Office Park to reflect the change in its site plan and its name change.
This TIA was prepared per the City of Renton PoliCl) Guidelines For Traffic Impact Analysis
For New Development, the November 16, 2006 Preapplicntion Review Comments
memorandum for this project and accepted traffic impact analysis procedures. The
information provided in this TIA is based on the proposed site plan, the pre-application
data for this project, roadway and traffic data collected in the field, , and information
obtained from the City of Renton.
If you have any questions, please call Mikhail (Mike) Ekshtut, PE or me at 425-820-0100.
We can also be contacted via e-mail at sgtmike@miraiassociates.comor
dave@miraiassociates.com.
Sincerely,
MIRAI TRANSPORTATION PLANNING
aNGINEERING v2!!L~-P-E-' -::>
Principal Traffic Engineer
Enclosure: TIA
Mirai Associates, Inc. 11410 NE 122nd Way. Suite 320. Kirkland, WA 98034-6927. 425.820.0100 - t • 425.821.1750 -f
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Valley View Professional Development
PROJECT DESCRIPTION
M ira I
Treneporcl!!lcion
PlenninlOl &
Enl;llnaerlng
Figure 1 is a vicinity map showing the location of the site and the surrounding street
network. The project site is located west of Talbot Road and south of S 37th Street in the
City of Renton.
Figure 2 shows the preliminary site plan. The site plan shows the proposed building,
surrounding parking and access onto the city streets. The structure is a two story
building containing 21,920 net square feet of office and medical/ dental space. This
building is proposed to have 26,000 square feet in gross floor area with a 13,300 square
foot structural parking garage below the first floor level. The structural parking garage is
to supplement surface parking. The building will be constructed to provide 50% office
space and 50% medical/ dental space.
The City's parking code requires a minimum of 3 stalls per 1,000 square feet of net floor
area for a general office use and 1 stall per 200 square feet of net floor area for a medical
office use. Eighty eight parking stalls are required. Thirty four parking spaces would be
provided under the building, with an additional 54 parking stalls provided in the
surrounding parking lots, for a total of 88 parking stalls provided for this building. The
parking stalls provided meet the City's parking requirement.
Access to and from the project site would be via a connecting driveway onto the west
end of S 38th Court. The site plan shows that a secondary, emergency vehicle only
access would be provided onto S 37th Street.
Full development and occupancy of the project would likely occur by the end of 2009,
pending timely permit approval. However, in order to provide a conservative analysis,
2010 is used as the horizon year for this project.
EXISTING PHYSICAL AND TRAFFIC CONDITIONS
Proj ect Site
The project site currently is an undeveloped area.
Roadway Characteristics
Figure 3 shows existing traffic control, number of roadway lanes, number of approach
lanes at intersections, and other pertinent information. Talbot Road S, adjacent to the
project site, is classified as a Collector Arterial and has a posted speed limit of 35 MPH.
South 38th Court, S 37th Street and S 38th Street are non arterial, local access streets with
25 MPH speed limits. All of these streets have two travel lanes and curbs, gutter and
sidewalks on one or both sides of the street.
Traffic Volumes
Figure 3 also summarizes the existing PM peak hour traffic volumes at the intersections
along Talbot Road South. Mirai conducted the PM peak hour turning movement counts
on Tuesday, November 28, 2006 at the following locations:
Talbot Road SIS 38th Court! S 38th Street
R0612106 Valley View Professional Development TIA.doc
August 7, 2007 Page 2
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Valley View Professional Development
Talbot Road SIS 37th Street
M ira i
Transportation
Plennlng &
Engineering
Both S 38th Court and S 37th Street were observed to have low traffic volumes during
the PM peak period count. The PM peak hour occurred from 4:45 to 5:45 pm on S 38th
Court, the street with the higher traffic volume of the two. The traffic volume count data
sheets are attached.
Additionally, the City of Renton's 2004 -Traffic Flow Map, shows bidirectional average
daily traffic volumes on the major roadways and state highways within the City. This
map shows that Talbot Road S near the project site carried approximately 12,100 average
daily vehicle trips in December 2004. A copy of the pertinent portion of this map is
attached.
Collision History
The Renton Police Department staff who maintain collision data for the City, indicated
that there were no traffic collisions reported at either the Talbot Road SIS 38th CourtlS
38th Street intersection or the Talbot Road SIS 37th Street intersection.
Sight Distances
Talbot Road S is a relatively flat and straight roadway at the S 38th Court and the S 37th
Street intersections. No sight distance deficiencies were apparent during our field
review, except for the vehicles parked along the west side of Talbot Road S, south of the
S 38th Court intersection. However, based on our visual review, there appears to be
adequate stopping and entering sight distances on Talbot Road S at these existing City
intersections.
TRIP GENERATION AND DISTRIBUTION
Project Trip Generation
The project proposes to construct a 26,600 square foot building with 50% general office
space (13,300 Square feet) and 50% medicalj dental office space. The number of vehicle
trips generated by this building with two proposed uses is calculated using the trip
equations or average trip rates in the Institute of Transportation Engineers (ITE) Trip
Generation, Seventh Edition, for General Office Building (ITE Land Use Code 710), and
Medicall Dental Office Building (ITE Land Use Code 720).
A vehicle trip is defined as a single or one direction vehicle movement with either the
origin or destination (exiting or entering) inside the study site. These trip generation
values account for all site trips made by all vehicles for all purposes, including employee,
customer, patient, visitor, and service and delivery vehicle trips.
Table 1 shows the number of trips generated during an average weekday and during the
street traffic peak hours:
R0612106 Valley View Professional Development TIA.doc
August 7, 2007 Page 3
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Valley View Professional Development
Table 1. Trip Generation Summary
Average Weekday Ln(T) = 0.77 Ln(X) + 3.65 141 (50%)
AM Peak Hour Ln(T) = 0.80 Ln(X) + 1.55 33 (88%)
PM Peak Hour T = 1.12(X) + 78.81 16 (17%)
' ..
,'I
Average Weekday T =40.89 (X) -214.97 165(50%)
AM Peak Hour T = 2.48(X) 26 (79%)
Average Weekday 306 (50%)
AM Peak Hour 56 (80%)
PM Peak Hour 30 (21 %)
Where: T = Trips, X = 1,000 square gross area
Note: Numbers are rounded to nearest whole number.
Trip Distribution and Assignment
M ira j
TrenDportetion
Planning &.
Engineering
141 (50%) 282
4 (12%) 37
78 (83%) 94
305 (50%) 611
14 (20%) 70
112 (79%) 142
Figure 4 shows the estimated trip distribution and the assignment of the calculated site-
generated traffic volumes during the PM peak hour. The distribution is based on the
characteristics of the road network, existing traffic volume patterns, the location of likely
trip origins and destinations (residential, shopping, school, social and recreational
opportunities) and expected travel times.
ROAD IMPROVEMENT PROJECTS
Review of the City's Transportation Systems Division webpage,
http:// rentonwa.gov! government! default.aspx?id=1012, indicated that there are no
currently planned City road improvement projects in the near vicinity of the project site.
FUTURE TRAFFIC VOLUMES WITHOUT THE PROJECT
Figure 5 shows projected 2010 PM peak hour traffic volumes without the project. These
volumes include the existing traffic volume counts plus background growth.
This area of the City appears to be mostly built-out, with mostly minor infill
development occurring. Therefore, little background traffic volume growth is
anticipated in this area. This was confirmed after our review of the average daily traffic
R0612106 Valley View Professional Development TIA.doc
August 7, 2007 Page4
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Valley View Professional Development M ira i
Transportetlon
Plennln~ &
Engineering
volumes on SR 515 (Benson Drive S) in the vicinity of the project site, as shown in the
WSDOT 2005 Annual Traffic Report. A copy of the traffic report volumes is attached.
These WSDOT traffic count volumes, showed little or no traffic volume growth on SR
515 (Benson Drive S) in the vicinity of the project site from 2002 to 2005. However, in
order to provide a conservative analysis, a two percent annual compounded growth rate
has been applied to the existing volumes to calculate the 2010 background traffic
volumes. This future background growth accounts for any population infill and any
development or redevelopment of the existing land uses surrounding the project site.
FUTURE TRAFFIC VOLUMES WITH THE PROJECT
Figure 5 shows the projected 2010 PM peak hour traffic volumes with the proposed
Valley View Professional Development project. The without-project traffic volumes are
combined with the project-generated trips shown on Figures 4 to calculate the with-
project traffic volumes.
LEVEL OF SERVICE ANALYSIS
Level of service (LOS) is a qualitative measure describing operational conditions within a
traffic flow, and the perception of these conditions by drivers or passengers. These
conditions include factors such as speed, delay, travel time, freedom to maneuver, traffic
interruptions, comfort, convenience, and safety. Levels of service are given letter
designations, from A to F, with LOS A representing the best operating conditions (free
flow, little delay) and LOS F the worst (congestion, long delays). Generally, LOS A and
B are high, LOS C and D are moderate, and LOS E and F are low. The LOS and
corresponding average control delay per vehicle in seconds are shown in Table 2 below:
Table 2. Level of Service and Delay Criteria
Traffic Si~nal < 10 > 10 -20 > 20 -35 > 35 -55 > 55 -80 > 80 j~_~~o.~~ ___ .. _____ r=---f---'--------. -----+-------------
Stop Sign (seconds) ~10 >10-15 >15-25 >25-35 > 35 -50 > 50
Source: Highway Capacitlj Manual 2000
Table 3 below shows the calculated LOS for existing 2006 conditions and future 2010
without and with-project conditions at the Talbot Road SIS 38th Court analYSis
intersection. The number shown in parenthesis is the average approach delay in seconds
per vehicle for the minor approach, which determines the LOS for intersections per the
procedures identified in the Transportation Research Board Highway Capacitlj Manual
2000 Edition. Mirai used the Highway Capacity Software for the LOS and delay
calculations.
R0612106 Valley View ProfeSSional Development TIA-doc
August7,2007 Page 5
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Valley View Professional Development
Table 3. PM Peak Hour Level of Service Summary
Talbot Road SI
S 38th CourtiS 38th
Street
Northbound A (7.6)
Southbound A (8.3)
Westbound B (13.6)
Eastbound B (10.4)
A (7.6)
A (8.4)
B (14.3)
B (10.6)
M ira i
Transportation
PLanning &
Englne ....... lng
A (7.7)
A (8.4)
C (16.6)
B (13.4)
Note: The number shown in parenthesis is the average approach delay in seconds per
vehicle per the Highway Capacittj Manual 2000.
Currently, the Talbot Road SIS 38th Court intersection is shown to be operating at a LOS
of B for the minor street approaches. By 2010 without the proposed project, the analysis
intersection would continue to operate at LOS B for the minor street approaches. With
the proposed project in 2010, the analysis intersection would operate at LOS C for the
westbound approach. However, this is due to only a small increase in delay, an average
increase of 2.3 seconds per vehicle. Therefore, the analysis intersection is expected to
operate satisfactorily in 2010 with the proposed project.
PARKING
The City's parking requirement for general office use is a minimum of 3 stalls per 1,000
square feet of net floor area and for medical/ dental office use is 1 stall per 200 square
feet of net floor area. The proposed general office space and medical! dental space will
both have 10,960 net square feet of floor area. Therefore, this amounts to a minimum of
88 parking stalls (10,960 sq. ft./1,000 sq. ft. x 3 stalls + 10,960 sq. ft./200 sq. ft. = 33+55 =
88 stalls) required.
Therefore, the total 88 parking stalls proposed would satisfy the City's parking
requirement. Based on the overall total number of parking stalls proposed for the
project site, 88 stalls, four of these would have to be handicapped stalls (ADA
accessible).
TRAFFIC IMPACT MITIGATION REQUIREMENTS
The City of Renton requires payment of a transportation mitigation fee prior to the
issuance of building permits. The transportation mitigation fee to be contributed is
calculated based on $75 per each new project-generated average daily trip (ADT).
Therefore, the total calculated transportation mitigation fee for the Valley View
Professional Development project is $45,825 ($75/trip x 611 net new ADT's).
The Preapplication Review Comments memorandum for this project indicated that the
existing ROW on S 37th Street is currently 30 feet (from the centerline) and that the
R0612106 Valley View Professional Development TIA.doc
August 7. 2007 Page 6
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Valley View Professional Development M ira j
Transportation
Plennlng &
Engl., ... erlng
proponent will be required to dedicate 20 feet of ROW along the site's frontage on S 37th
Street. However, since that time the City has granted a waiver and the project
proponents will not be required to dedicate ROW nor complete frontage improvements
on S 37th Street.
SUMMARY, CONCLUSIONS AND RECOMMENDATIONS
This report used existing traffic data collected at the pertinent street intersections
identified for analysis and follows the City's TIA guidelines. The proposed
development is expected to generate 611 new average weekday vehicle trips including 70
new trips during the AM peak hour and 142 new trips during the PM peak hour after
full project completion and occupancy.
Level of service analyses were performed for existing 2006 and projected future traffic
volumes for the year 2010 for without and for with-project conditions. The comparison
of traffic operations in 2010 with and without the project identified that the Valley View
Professional Development would not cause a considerable impact on the operation of
Talbot Road S, or the Talbot Road SIS 38th Court/S 38th Street intersection due to the
addition of the project-generated trips. Thus, further review should not be necessary.
No sight distance deficiencies or traffic safety issues were apparent on Talbot Road S at
the existing S 38th Court intersection during our field review.
Based on our analysis, we recommend that the proposed Valley View Professional
Development project be approved with the following traffic mitigation measures:
1. Construct the project site, site frontage and site accesses in accordance with the
City of Renton standards.
2. Contribute $45,825 ($75/trip x 611 new daily trips) as a transportation mitigation
fee to the City of Renton.
R0612106 Valley View Professional Development TIA.doc
August 7, 2007 Page 7
- - - - - - - - -_. - - - - - - - - -
T ransportaoon
Plannhg &,
Engheerng
VICINITY MAP
VALLEY VIEW PROFESSIONAL DEVELOPMENT
TRAFFIC IMPACT ANALYSIS
~
rf!;j
"'"
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/
FIGURE
1
-------------------
M ira i
Transportation
Plannng &.
Engneerng
....,. .. =
•
.,J![,."-
,,~
•
.. ~
SITE PLAN
VALLEY VIEW PROFESSIONAL DEVELOPMEMT
TRAFFIC IMPACT ANALYSIS
..
lEI -lim
mli
..m!
, VI
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FIGURE
2
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T ransporcstion
Planning &.
Engineemg
167
A
LEGEND 1" xx MPH
....... -xL
-xx
[yyJ
...J
N
CI)
~ (/J
'< "0
"tJ 0:
i1 15
'" '" 1ii iJj l-
2L
//--,...--,S 37th St
25 MPH
Posted Speed Limit
Stop Sign
Approach Lane and Direction
Number of Roadway Lanes
Traffic Volumes and Direction
Average Daily Traffic Volume
S 33rd St
I n.
Traffic Volume Counts Conducted
on Thursday, 11/30/06 during the
PM peak hour shown
N.T.S.
::;:
5:00 -6:00 PM '" '"
S 37th St
'" '" N~ ).
OJ 'It 4,
00
t-.
'"
4:45 -5:45 PM
2J
2-
14,
----------l ,
EXISTING PHYSICAL CONDITIONS AND
TRAFFIC VOLUMES
FIGURE
VALLEY VIEW PROFESSIONAL DEVELOPMENT
TRAFFIC IMPACT ANALYSIS
3
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M ira i
Trsnsportatbn
Plannng &:
Engineerng
167
LEGEND ~IIII. K~ i
-xx Traffic Volumes and Direction
[YY] Average Daily Traffic Volume
PROJECT GENERATED PM PEAK
HOUR TRIPS:
'" f; (/)
<C "0
tJ e<:
E "'5
'" ~ i75 I-
ENTER:
EXIT:
TOTAL:
~ a n
S 37th St
S 38th St
30(21%)
115(79%)
145
'" I
t ..-
'"
'" )
34.../ '\.
78,
PROJECT-GENERATED TRIP DISTRIBUTION
VALLEY VIEW PROFESSIONAL DEVELOPMENT
TRAFFIC IMPACT ANALYSIS
I '''i
FIGURE
4
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M ira i
T rsnsportstian
Planning &
EngineeriJg
167
LEGEND
-xx Traffic Volumes and Direction
WITHOUT
PROJECT
co
CI)
~
" is
iff
'" i75
[YY] Average Daily Traffic Volume With Project
ff)
~
0
.0 ro
I-
S 37th St
S 38th St
,...~~ '-13 '------
).\. 7?a
~ ~ \\r
14" "''''0 ~ ...
2010 TRAFFIC VOLUMES
VALLEY VIEW PROFESSIONAL DEVELOPMENT
. TRAFFIC IMPACT ANALYSIS
1"
N.T.S.
WITH PROJECT
FIGURE
5
I Valley View Professional Development
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R0612106 Valley View Professional Development TIA.doc
I August7,2007
M ira i
TrenDpo,...tllllltlon
Planning &
Engineering
APPENDIX
Page i
SB
WB
NB
EB
12/412006
MIRAI TRANSPORTATION PLANNING & ENGINEERING
JURISDICTION:
LOCATION:
PROJECT NO:
WEATHER :
SURFACE :
VEHICULAR TURNING MOVEMENT
VOLUME COUNT
Renton
Talbot Rd. sis 38th Ct.
ROG12106
Clear & Overcast
Wet
DATE
DAY
TIME
PK HR:
11/30/2006
Thursday
1600-1800
1645-1745
MINUTES COUNTED PER INTERVAL : 15 TECHNICIAN :
TURNING
MOVEMENT
TRUCK
RIGHT
THRU
LEFT
TOTAL
TRUCK
RIGHT
THRU
LEFT
TOTAL
TRUCK
RIGHT
THRU
LEFT
TOTAL
TRUCK
RIGHT
THRU
LEFT
:00
1
o
43
2
45
o
1
o
3
4
2
4
SO
o
84
1
9
o
1
TOTAL 10
INTERVAL TOTALS
TRUCKS 4
VEHICLES 143
NB
%HV 0.7
PHF 0.87
PED 0
:15
2
3
46
3
52
o
3
o
4
7
1
o
52
3
55
o
3
o
o
3
3
117
SB
o
0.84
o
INTERVAL START TIME
: 3 0
o
o
42
2
44
o
4
o
3
7
o
1
78
7
86
o
" o
2
12
o
'.9
: 4 5
2
o
37
2
39
o
4
o
1
5
1
6
92
3
101
o
7
o
1
8
3
153
EB
o
0.54
o
:00
1
o
31
1
32
o
2
o
4
6
o
11
82
1
9.
o
2
1
o
3
1
135
:15
1
o
46
3
o
3
o
6
9
2
7
106
1
114
o
2
1
o
3
3
175
WB
o
0.75
o
:30
1
1
39
3
43
o
3
o
6
9
o
13
92
o
105
o
3
o
1
,
1
161
:45
o
1
41
3
'5
o
3
o
7
10
1
16
77
o
93
o
2
o
1
3
1
151
COUNT
TOTAL
8
5
325
19
349
o
23
o
34
57
7
58
659
15
732
1
38
2
6
46
36
11B4
PK HR
VOL
5
1
153
9
163
o
12
o
17
29
3
37
372
5
414
o
14
2
2
,.
•
62'
ME
PK HR
ADJ
o
1
153
9
163
o
12
o
17
29
3
37
372
5
'14
o ,.
2
2
18
o
o
8
62.
Paak Hr Coool S!JTl!TlIIry.xb
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, I
II ,
I
I JURISDICTION:
LOCATION:
ID NO:
I
WEATHER ,
SURFACE :
I
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6
I 24
I L
lB T
R
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I 121-412006
MIRAI TRANSPORTATION PLANNING & ENGINEERING
Renton
Talbot
VEHICULAR TURNING MOVEMENT
VOLUME COUNT
Rd. siS 38th Ct.
R0612106
Clear & Overcast
Wet
LANE CONFIGURATION DIAGRAM
NORTH
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\
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TURNING MOVEMENT DIAGRAM
NORTH
549
I
163 I 386
R T L I
1 153 9 I
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2 I
2 I
14 I
I
I
I 5 372
I L T
lB4 I 41.
I
59B
37
R
DATE: 11/30/2006
DAY , Thursday
PK HR: 1645-1745
TECHNICIAN : ME
12 R
0 T 29
17 L
77
4B
P.a~ HI CClXlt SlSIIITlary.1ds
..
~
j
PI.ICET
'·"l'~; ... .,," • '","
. " ',J,; •
',"'-""'1"
~
IIOTH ST
--
;~
SCALE: 1" a 75.000 \lEH1a.ES
• IN THOUSANDS OF \lEH1a.ES
BIDlRECTIONAL A 'lERAGE DAILY TRAFFIC
NOn:: INlERSTAn:.ws AND STAn: ROUn: 167
(SOUTH OF I-<OS) ARE SHOll'! AT HAlF
SCALE.
so:
(Q.~
~ ... ~
i
RENTON
JOCK " TIIAFPIC PLOW MAP
~!'lftI .CI*'JII~_
..... a:c
'lIOJI8l". NJIO& 11M. -------. .... -- - - -
-- --
STATE ROUTE
515
515
515
515
515
515
515
515
516
516
516
516
516
516
516
516
516
516
516
516
516
516
516
516
516
516
- - --- - - --
STATE OF WASHINGTON -DEPARTMENT OF TRANSPORTATION
T RIP 5 S Y S T E M
ANNUAL TRAFFIC REPORT
STATE
ROUTE
MILEPOST LOCATION
FUNGT TRUCK PERCENTAGES
COUPLET CLASS SNGL DBL TRIPLE TOTAL
005.29 AFTER JeT BENSON RD
006.37 BEFORE JeT S 21ST ST*PVT RD
006.37 AFTER JeT S 21ST sr*PVT RD
006.75 BEFORE JeT S PUGET DR WYE CONN
006.76 AFTER JeT S 15TH 5T*5 PUGET DR
007.21 AFTER JeT S GRADY WAY*TALBOTT RD
007.68 BEFORE JeT SR 900 EB
007.70 AFTER JeT SR 900 E SND
STATE ROUTE NO 516 MAINLINE SR 509 TO SR 169
000.01 AFTER JCT OLD SR 509
000.71 BEFORE JCT 16TH PL S WYE CONN
000.75 AFTER JCT 16TH PL S WYE CONN
000.94 AFTER JCT 20TH AVE S
001.48 BEFORE JCT 24TH AVE S*2sTH AVE S
001.48 AFTER JCT 24TH AVE s*25TH AVE S
001.74 BEFORE JCT SR 99 WYE CONN
001.83 AFTER JCT SR 99 WYE CONN
001.90 AFTER JCT 30TH AVE S WYE CONN
002.24 BEFORE JCT MILITARY RD WYE CONN
002.25 AFTER JeT MILITARY RD
003.56 BEFORE JCT REITH RD WYE CONN
003.59 AFTER JCT MEEKER ST*REITH RD Y-CONN
005.30 BEFORE JCT S CENTRAL AVE
005.30 AFTER JCT S CENTRAL AVE
005.68 BEFORE JCT SMITH ST*N CENTRAL AVE
005.68 AFTER JCT SMITH ST*N CENTRAL AVE
007.34 BEFORE JeT SR 515*104TH AVE SE
2
2
2
2
2
2
2
2
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
PAGE 190
- ---
AVERAGE DAILY TRAFFIC VOLUME ----------------------------------
2002
UNITS
15000·
20000·
31000*
25000
12000
11000*
11000*
12000*
13000
13000*
15000*
34000*
36000
19000
20000
29000
31000*
2003
UNITS
15000
20000
32000
23000·
11000*
11000
11000
13000
13000
13000
15000
16000*
33000*
37000*
18000*
29000*
19000*
29000*
31000
2004
UNITS
15000
21000
32000
23000
11000
12000
11000
13000
13000
13000
15000
16000*
33000
37000
15000
24000*
19000
30000
32000
BASED ON ACTUAL COUNT
2005
UNITS
15000·
15000·
19000·
19000*
32000·
20000*
24000
11000
11000*
12000
12000
12000*
12000
14000*
16000
34000
37000
39000*
34000*
34000*
24000*
15000*
23000*
19000
30000
31000*
+ SOURCE OF TRUCK PERCENTAGES
--
HCS2000: Unsignalized Intersections Release 4.1f
_______________________ TWO-WAY STOP CONTROL SUMMARY
Analyst:
Agency /Co. :
Date Performed:
ME
Mirai TP&E
12/20/06
Analysis Time Period: PM Peak Hour
Intersection: Talbot Rd. SIS 38th Court
Jurisdiction: Renton
Units: U. S. Customary
Analysis Year: 2006
Project ID:
East/West Street:
North/South Street:
S 38th Court
Talbot Rd. S
Intersection Orientation: NS Study period (hrs): 0.25
Vehicle Volumes and
Northbound
2
Adjustments ________________________ _
----------------------Major Street: Approach
Movement 1
L T
3
R
4
L
Southbound
5 6
T R
------------------------------------------------------------------------------5 372 37 9 153 1 Volume
Peak-Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90
Hourly Flow Rate, HFR 5 413 41 10 170 1
Percent Heavy Vehicles 1 1
Median Type/Storage Undivided /
RT Channelized?
Lanes 0 1 0 0 1 0
Configuration LTR LTR
Upstream Signal? No No
L T R L T R
Volume 17 0 12 2 2 14
Peak Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90
Hourly Flow Rate, HFR 18 0 13 2 2 15
Percent Heavy Vehicles 1 0 0 1 0 0
Percent Grade (% ) 0 0
Flared Approach: Exists?/Storage No / No /
Lanes 0 1 0 0 1 0
Configuration LTR LTR
------------------------------------------------------------------------------
__________________ Delay, Queue Length, and Level of Service
Approach NB SB Westbound Eastbound
Movement 1 4 7 8 9 10 11 12
Lane Config LTR LTR LTR LTR
v (vph) 5 10 31 19
C(m) (vph) 1412 1112 452 689
vic 0.00 0.01 0.07 0.03
95% queue length 0.01 0.03 0.22 0.08
Control Delay 7.6 8.3 13.6 10.4
LOS A A B B
Approach Delay 13.6 10.4
Approach LOS B B
------------------------------------------------------------------------------
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HCS2000: Unsignalized Intersections Release 4.1f
_______________________ TWO-WAY STOP CONTROL SUMMARY __________________________ _
Analyst:
Agency/Co. :
Date Performed:
ME
Mirai TP&E
12/20/06
Analysis Time Period: PM Peak Hour
Intersection: Talbot Rd. SIS 38th Court
Jurisdiction: Renton
Units: U. S. Customary
Analysis Year: 2010 Without Project
Project ID:
East/West Street: S 38th Court
North/South Street: Talbot Rd. S
Intersection Orientation: NS Study period (hrs): 0.25
Vehicle ----------------------Volumes and
Northbound
2
Adjustments ________________________ _
Major Street: Approach Southbound
Movement 1 3 456
Volume
Peak-Hour Factor, PHF
Hourly Flow Rate, HFR
Percent Heavy Vehicles
Median Type/Storage
RT Channelized?
Lanes
Configuration
Upstream Signal?
Minor Street: Approach
Movement
Volume
Peak Hour Factor, PHF
Hourly Flow Rate, HFR
Percent Heavy Vehicles
Percent Grade (% )
L T R
5 403 40
0.90 0.90 0.90
5 447 44
1
Undivided
0 1 0
LTR
No
Westbound
789
L T R
18 0 13
0.90 0.90 0.90
20 0 14
1 0 0
0
Flared Approach: Exists?/Storage No
Lanes 0 1 0
Configuration LTR
------------------Delay, Queue Length, and Level
Approach NB SB Westbound
Movement 1 4 7 8
Lane Config LTR LTR LTR
v (vph) 5 11 34
C (m) (vph) 1396 1078 420
vic 0.00 0.01 0.08
95% queue length 0.01 0.03 0.26
Control Delay 7.6 8.4 14.3
LOS A A B
Approach Delay 14.3
Approach LOS .B
L T R
10 166 1
0.90 0.90 0.90
11 184 1
1
/
0 1 0
LTR
No
Eastbound
10 11 12
L T R
2 2 14
0.90 0.90 0.90
2 2 15
1 0 0
0
/ No /
0 1 0
LTR
of Service -------------------Eastbound
9 10 11 12
LTR
19
661
0.03
0.09
10.6
B
10.6
B
HCS2000: Unsignalized Intersections Release 4.1f
TWO-WAY STOP CONTROL SUMMARY
Analyst:
Agency /Co. :
Date Performed:
ME
Mirai TP&E
08/06/07
Analysis Time Period: PM Peak Hour
Intersection: Talbot Rd. SIS 38th Court
Jurisdiction: Renton
Units: U. S. Customary
Analysis Year: 2010 With Project
Project ID:
East/West Street: S 38th Court
North/South Street: Talbot Rd. S
Intersection Orientation: NS Study period (hrs): 0.25
Vehicle Volumes and
Northbound
2
Adjustments ________________________ _
----------------------Southbound Major Street: Approach
Movement 1 3 4 5 6
Volume
Peak-Hour Factor, PHF
Hourly Flow Rate, HFR
Percent Heavy Vehicles
Median Type/Storage
RT Channelized?
Lanes
Configuration
Upstream Signal?
L T
26
0.90
28
403
0.90
447
1
Undivided
o 1
LTR
No
R
40
0.90
44
/
o
L T R
10 166 10
0.90 0.90 0.90
11 184 11
1
0 1 0
LTR
No
------------------------------------------------------------------------------Westbound Eastbound Minor Street: Approach
Movement 7 8 9
L T R
10 11 12
L T R
------------------------------------------------------------------------------0 13 36 2 92 Volume 18
Peak Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90
Hourly Flow Rate, HFR 20 0 14 40 2 102
Percent Heavy Vehicles 1 0 0 1 0 0
Percent Grade (% ) 0 0
Flared Approach: Exists?/Storage No / No /
Lanes 0 1 0 0 1 0
Configuration LTR LTR
------------------------------------------------------------------------------
__________________ Delay, Queue Length, and Level of Service -------------------
Approach NB SB Westbound Eastbound
Movement 1 4 7 8 9 10 11 12
Lane Config LTR LTR LTR LTR
v (vph) 28 11 34 144
C (m) (vph) 1384 1078 343 570
vic 0.02 0.01 0.10 0.25
95% queue length 0.06 0.03 0.33 1. 00
Control Delay 7.7 8.4 16.6 13.4
LOS A A C B
Approach Delay 16.6 13.4
Approach LOS C B
------------------------------------------------------------------------------
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Valley View Professional Office
Development ~6}f:~fNrP~
Lot 4 East Valley Medical Park ~t:NfON1VlfVG
City of Renton, Washington AUG r J 2001
ReCeiVeD
TECHNICAL
INFORMATION REPORT
Prepared By:
Exeltech Consulting, Inc.
401 2 nd Avenue S., #205,
SeaUle, WA 98104-3814
Ph: (206) 623-9646
Contact: Choomeng Chin, P.E.
July 16, 2007
Prepared For:
Orb Architects
607 SW Grady Way, Ste. 210,
Renton, WA 98057
Ph: (425) 226-3522
Contact: Geoff E. Anderson, AlA
Valley View Professional Building TlR 072().010
TABLE OF CONTENTS
I. Project Overview ............................................................................................................. 4
Existing Drainage System ........................................................................................ 4
Proposed Drainage System .................................................................................... 4
II. Conditions & Requirements ....................................................................................... 11
III. Offsite Analysis ............................................................................................................ 13
Upstream Analysis .................................................................................................. 13
Downstream drainage Analysis: Level 1 .............................................................. 13
Level 1 Field Study .................................................................................................. 20
IV. Flow Control and Water Quality Facility Analysis and Design .............................. 23
Existing Site Hydrology (Part A) ............................................................................ 23
Developed Site Hydrology (Part B) ....................................................................... 23
Performance Standards (Part C) .......................................................................... 24
Flow Control System (Part D) ................................................................................ 24
Water Quality System (Part E) ............................................................................... 25
V. Conveyance System Analysis and Design .............................................................. 28
VI. Special Report and Studies ..................................................................................... 31
VII. Other Permits ............................................................................................................ 33
VIII. Erosion & Sediment Control (ESC) Analysis and Design ................................... 35
IX. Bond Quantity, Facilities Summary, and Declaration of Covenants .................... 38
X. Operations and Maintenance manual ..................................................................... .40
Appendix: ......................................................................................................................... 46
Exeltech Consulting, Inc. P:12007\072o\02-CADDl072OtirlPage 2 of 56
Valley View Professional Building llR 0720-010
SECTION I
PROJECT OVERVIEW
Exeltech Consulting, Inc. P:12007\0720102-CADD\072OtirIPage 3 of 56
Valley View Professional Building llR 0720-010
I. Project Overview
This Technical Information Report (TIR) provides the technical information and design
analysis required for preparing the Temporary Erosion and Sediment Control Plan
(TESC) and Drainage Plan for the proposed Valley View Professional Office Building.
The City of Renton required SEPA condition to adopt the current 2005 King County
Surface Water Design Manual (KCSWDM) for this development. This project will follow
the 2005 KCSWDM requirements as amended per city drainage code.
The proposed building is located on the south side of S. 3ih Street and on the west side
of Talbot Road S. with the access on S. 38th Ct. (see Figure 2 -Vicinity Map). The total
lot area for the site is approximately 5.46 acres. The drainage basin area where the
project lies is approximately 1.47 acres.
The proposed building is located on the south side of the S. 37 th Street with surface and
under the building parking. The building foot print is approximately 13,450 s.f. Surface
parking and sidewalk are proposed around the building perimeter except on the south
side where there is a stream buffer. Proposed utilities will include fire main and water
service, sanitary sewer service and storm drainage system. The total impervious area
for the improvement is approximately 44,867 s.f.
Existing Drainage System
Presently, majority of the proposed project development site is open with grass cover.
The remaining undeveloped area is wooded. The existing ground generally slopes
southwesterly in the direction of the stream thai,cut through the 5.46 acres lot from east
to west The slope within the portion of the proposed development is 4% -15%. The
remaining undeveloped wood area is approximately 3-6% on the south and the portion of
the area north of the stream ranging from 4% to greater than 40%. The existing runoff
from property drains to the wetland and the stream. The stream flows northwesterly and
continues onto an open grass land belong to City of Renton on the east side of SR167.
(See downstream analysis in Section III).
Proposed Drainage System
The development of the site will not change the existing drainage pattems. Runoff from
the site will continue to flow westerly from the proposed detention vault through the level
spreader located on the west limits of the development. Drainage system on this
proposed site consists of catch basins and drainage pipes system that drain to the
detention vault. The discharge from the detention vault will flow through a bio-swale
before flowing downstream. See Section IV for more information.
The site contains wetland, streams, low and high erosion hazard areas. The proposed
development will be located beyond the 100-ft stream buffer and wetland area, and only
develop in the low erosion hazard area.
Exeltech Consulting, Inc. P.\2007\0720102-CADOI0720tirlPage 4 of 56
Valley View Professional Building llR 0720-010
According to the Geotechnical Engineering Study prepared by GEO Group Northwest,
Inc_ dated 12-06-2006, the majority of soils in the area consist of glacial till.
A review of the King County Soil Survey map for the area (see Figure 6) indicates AgO
and InC soil types that are Alderwood gravelly sandy loam, 15-30% slopes and Indianola
loamy fine sand, 4-15% slopes. These soils are listed as Hydrologic Soil Group C, with a
moderately high runoff potential. KCRTS soil group is till.
Under the proposed conditions the development will add an approximately 44,867 s. f. of
impervious area. Increase in the runoff volumes is expected. Due to the flooding
downstream as indicated by city's personnel, this development will follow the 2005
KCSWDM level 2 flow control requirements.
Water quality treatment will be required for the pollution generated impervious parking
and driveway area. A bio-swale is proposed for the water quality treatment.
Exeltech Consulting, Inc. P:\2007\0720\02-CADDl072Otir\Page 5 of 56
Valley View Professional Buitding llR 0720-010
Figure 1: TIR WORKSHEET
Exettech Consulting, Inc. PI2007\0720102-CADDl0720tirIPage 6 of 56
Valley View Professional Building llR 0720-010
=
.,
" • ~
i
,200 m'-lli-F== i 1 nc "
FIGURE 2: VICINITY MAP SCALE: NTS
Exettech Consulting, Inc. P:12007\0720102-CADDl0720tirIPage 7 of 56
Valley View Professional Building llR 0720-010
FIGURE 3a: EXISTING SITE CONDITIONS MAP
Exeltech Consulting, Inc. P:\2007\0720102-CADDl0720tirIPage 8 of 56
Valley View Professional Building
a .. ~ 1'._"',-, ,-'''~ .........
llR
~"~';.';"J"--'"
,,~ "''''''' ~,. 'l ,.,.;""
' .... ".ed'" : :: ~~~~~!",~'
I " "'·l.~"." l ,,' \I,".,~~j"'j
0720-010
",.,~ u..","
... ,'0,..,")0<0.'("
~" 1.3 t;;~.;;:.;..-;.
FIGURE 3b: PROPOSED SITE DEVELOPMENT MAP
Exeltech Consulting, Inc. P:12007l0720\02-CADDl072otirlPage 9 of 56
Valley View Professional Building TlR
SECTION II
CONDITIONS AND REQUIREMENTS
072()-010
Exeltech Consulting, Inc. P:12007l0720102-CADDl0720IirIPage 10 of 56
I
Valley View Professional Building 1lR 0720·010
II. Conditions & Requirements
The following are the summary of the requirements for the development related to
drainage design according to the 2005 King County Surface Water Design Manual and
adopted by City of Renton.
Core Requirements:
• Discharge at a natural location (1.2.1): Runoff from the site will be discharged at the
natural location to existing stream that flows across the property from east to west
• Offsite Analysis (1.2.2): Level 1 downstream analysis included in Section III.
• Flow Control (1.2.3): Conservation Flow Control (Level 2) proposed. Flow control
analysis is provided in Section IV.
• Conveyance System (1.2.4): All proposed conveyance system will be routed to
detention vault and discharge through a bio-swale and level spreader.
• Temporary Erosion and Sediment Control (1.2.5): See Temporary Erosion and
Sediment Control Plan per 2001 DOE SWM for Western Washington requirements.
• Maintenance and Operation (1.2.6): On-site storm drainage system is owned and
maintained by the owner. See Section X for guidelines information.
• Financial Guarantees and Liability (1 .2.7): The owner and contractor will attain all
necessary permits required by the City prior to the beginning of construction.
• Water Quality (1.2.8): Water quality improvement provided by using bio-swale.
Special Requirements:
• Other Adopted Area-Specific Requirements (1.3.1 ): The City does not indicate that
the site is subjected to an Adopted Area-Specific Requirements.
• Floodplain/Floodway Delineation (1.3.2): The project site is not located within a 100-
year floodplain. (See Figure 8
• Flood Protection Facilities (1.3.3): The project site does not contain a class 1 or 2
stream and will not be constructing or modifying an existing flood protection facility.
• Source Control (1.3.4): Will be addressed in water quality and TESC sections of this
report.
• Oil Control (1.3.5): Oil control is not applicable since this proposed office building is
not a high-use site.
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SECTION III
OFF-SITE ANALYSIS
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III. Offsite Analysis
Upstream Analysis
Upstream area consists of a developed single-family buildings to the north, commercial
buildings on the east and wooded area to the west. The upstream drainage will not affect
the drainage system on-site, as it will be intercepted by the existing roadway drainage
system that discharges to the existing creek and portion of the area will sheet flow over
the heavily wooded area before reaching the existing site drainage system.
Downstream drainage Analysis: Level 1
The outfall from the project site is at the northwesterly property corner through the 100-
foot stream buffer that is heavily wooded onto an existing stream that cut across the lot
from east to west on the south side of the proposed development. General conveyance
of the drainage from the project site is westerly through a developed underground
drainage pipe and detention vault system.
Task 1. Study Area Definition and Maps
The upstream tributary area to this project consists of the area east of the property line
that are developed commercial office building, single-family buildings to the north as
shown on the attached drainage areas map. There is no likelihood that the proposed
project activities could impact the upstream area since the development areas have their
own established separate drainage system.
The discharge point of the project site is located at the northwest corner of the property
line. A reduced copy of the existing conditions map is included as Figure 5, a site map
showing the property lines. A sketch of the drainage system map is included as Figure 9
to depict the existing downstream drainage system. The quarter mile point down stream
occurs at the east side of state route 167 shown on the attached drainage system map.
Task 2. Resource Review
In our effort to determine, if there were any existing or potential problems with this
downstream portion of the city drainage system, the following resources recommended
by the KCSWDM were reviewed:
a) Adopted Basin Plans: N/A (Not Applicable)
b) Finalized Drainage Studies: N/A
c) Basin Reconnaissance Summary Reports: N/A
d) Critical Drainage Area Maps: Does not seem to fall within any environmental
sensitive area per King County critical area maps.
e) Floodplain/floodway (FEMA) Maps:
f) Other Offsite Analysis Reports: N/A
g) Sensitive Area Folio: Steep Slope.
h) DNR Drainage Problem Maps: Offsite downstream flooding.
i) Road Drainage Problems: N/A
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j) U.S. Department of Agriculture Soil Survey. See Figure 7.
k) Wetland Inventory Maps: Delineated on survey map
1) Migrating River Studies: N/A
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FIGURE 5: SITE BASIN MAP
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FIGURE 6: SOIL SURVEY MAP
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FIGURE 7: USGS TOPOGRAPHIC MAP
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NOll, MAP 'l~NoiTH.~w.G'''~~T.'-'' TOWNSHIP i:l
KING
FIGURE 8: FEMA FLOOD MAP
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Valley View Professional Building llR 0720-010
FIGURE 9: DRAINAGE SYSTEM MAP
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Task 3. Field Inspection
A field observation was conducted to gather information including a level 1 Downstream
Analysis and off-site conveyance system inspection.
Level 1 Field Study
1. No reported or observed problems within the proposed site.
2. No existing or potential constrictions or lack of capacity in the existing drainage
system was apparent within the development except downstream where flooding on
low area has been recorded.
3. No reported flooding areas were discovered within the development except
downstream wetland area.
4. No existing/potential overtopping, scouring, bank sloughing, or sedimentation is
apparent.
5. No known aquatic habitats in the conveyance route.
6. Off site areas tributary to the project site were consistent with the site map included.
The downstream area consists mainly of an existing undeveloped wooded area
where the stream is located. The topography for the site is moderate steep to steep
and gradually taper to flat within the wetland downstream. The soil types described in
the geotechnical report appear to resemble type C hydrologic soil group
7. Existing stream flowing through the site continues northerly along the east side of
SR167 where flooding occurs at the flat area wetland area as indicated on flood map
approximately 650 feet downstream from the property line.
B. The site visit was conducted at 3:00 p.m. on July 19, 2007. The weather was partly
cloudy with temperature 700 F.
Task 4. Drainage System Description and Problem Descriptions
Upstream
No indication of upstream off-site areas problem observed. These areas are developed
single-family houses and business office buildings with established roadways drainage
system that drain to the stream.
Drainage System Description:
Runoff from the proposed site is conveyed to a level spreader and overland flow through
approximately 150 feet of the heavily wooded area before reaching the stream. Runoff
continues 470 l.f. in the stream flowing northwesterly to the east side of SR 167. From
this point runoff is conveyed northerly approximately 1200 I. f along east side of SR 167 in
the stream through a wetland on the property belong to City of Renton. From this
point the stream continues flowing northerly onto private property where the analysis is
tenTlinated that is greater than Y. miles from the project site.
Based on the King County drainage map, the stream continues northerly for
approximately 1500 l.f. to a culvert crossing SR 167 that drains to the Black River and
eventually to Duwamish River.
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During the down stream drainage field visit no areas of an existing or potential drainage
problems were apparent.
Problem description:
The down stream drainage system as described above and depicted in Figure 9 is not
prone to stream bank erosion, siltation, slides and does not threaten destruction of
aquatic habitats due to this proposed development as conservation flow control will be
implemented for the drainage system.
Task 5. Mitigation of Existing or Potential Problems
No off site mitigation is proposed since the runoff peak discharged from the site will be
reduced and will improve the existing downstream flooding problem. No other potential
problem is anticipated due to this proposed development.
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SECTION IV
FLOW CONTROL AND WATER QUALITY
FACILITY ANALYSIS AND DESIGN
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IV. Flow Control and Water Quality Facility Analysis and Design
Existing Site Hydrology (Part A)
Acreage
Existing site consists of approximately 5.46 acres. The threshold discharge area for this
basin is approximately 1.47 acres.
Soil type
The soil oonservation map soil survey of the King County Area indicates AgD and InC soil
types that are Alderwood gravelly sandy loam, 15-30% slopes and Indianola loamy fine
sand, 4-15%. The soils SCS hydrological soil group C. These soils are listed as
Hydrologic Soil Group C, with a moderately high runoff potential. KCRTS soil group is till
and scale factor of 1.
Land Cover
Existing land oover on the site consists of heavily wooded and open area oovered with
grass and trees. The areas summary sheet included in the report quantifies these areas.
Natural Drainage Pattern
The natural drainage pattern site is sheet flowing northwesterly in the direction of the
stream. The stream flows northwesterly to the east side of SR 167 and continues
northerly.
We used the KCRTS oomputer program to determine the existing runoff flow of the
subject sub-basin. The existing area oonsists of 1.47 acres of till open grass (model as
forested for oonservation flow oontrol. The existing runoff rates for the 2-yr, 10-year and
50-yr storm events are 0.041 cfs, 0.071 cfs and 0.110 cfs respectively. See appendix for
the KCRTS printout.
Developed Site Hydrology (Part B)
Acreage
Existing site oonsists of approximately 5.46 acres. The threshold discharge area for this
basin is approximately 1.47 acres.
Soil type
The soil conservation map soil survey of the King County Area indicates AgD and InC soil
types that are Alderwood gravelly sandy loam, 15-30% slopes and Indianola loamy fine
sand, 4-15%. The soils SCS hydrological soil group C. These soils are listed as
Hydrologic Soil Group C, with a moderately high runoff potential. KCRTS soil group is till
and scale factor of 1.
Land Cover
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The redevelopment activity will consist of a new professional office building with
basement parking, sidewalk, paved driveway with parking and landscaping. The total
impervious area is 1.03 acres.
Proposed Drainage Pattern
The proposed drainage system includes catch basins and drainage pipes located in the
strategic location to catch surface runoff and convey to the detention vault located on the
west side of the proposed development. Roof drain tightlines and swale are also
included to convey runoff to the detention vault. The runoff from the outlet of the detention
vault will be discharged to a bio-swale before being discharged downstream. The
drainage basin will not be changed due to this development.
We analyzed the developed conditions of 0.44 acres of till grass and landscaping and
1.03 acres of impervious area using KCRTS program. The resulting values for the 2-yr,
1 O-yr and 50-yr storm events are 0.289 cfs, 0.346 cfs and 0.515 cfs respectively.
Performance Standards (Part C)
Area Specific Flow Control Standard
The flow control applications map shows that the project is located within an incorporated
area and does not specify the flow control facility required. However, due to the
downstream flooding experience on the east side of SR 167, the conservation flow
control will be used for the development.
Conveyance System Capacity Standards
The convey system will be designed to meet or exceed the 25-yr peak flow capacity and
the structures will be designed to overflow from the 100-yr runoff event without severe
flooding problem. The conveyance system consists of 8" PVC with a minimum slope of
4.1 % and 12" PVC with a minimum slope of 1 % can convey a runoff of 2.44 cfs and 3.56
cfs respectively. These capacities are much more than the 1 OO-yr developed total site
runoff of 0.58 cfs.
Area Specific Water Quality Treatment Menu
The project site is located within a portion of the Water Quality Application Map that is an
incorporated area and therefore does not specify the required water quality menu to be
followed. However, a basic water quality treatment will be provided.
Flow Control System (Part 0)
The detention system is designed using the KCRTS program for the conservation flow
control requirements using the historic site conditions as predevelopment conditions. The
existing runoff rates for the 2-yr, 1 O-yr and 50-yr storm events are matched using 50% of
the developed peaks The resulting flow rates are as follow:
Storm Event:
Pre-developed
Developed
Discharge
Exeltech Consulting. Inc.
2-vr
0.041 cfs
0.289 cfs
0.020 cfs
10-vr
0.071 cfs
0.346 cfs
0.036 cfs
50-yr
0.110cfs
0.515 cfs
0.041 cfs
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Valley View Professional Building TlR 0720-010
Water Quality System (Part E)
This project will need to provide water quality treatment based on the 2005
KCSWDM. The goal of this menu is to provide treatment to all new pollution
generated pavement area to reduce or eliminate visible oil sheen from leaving the
site.
The water quality for this site will be provided using a wet bio-swale since it is
downstream of the detention vault that provides conservation flow control.
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Areas Summary Sheet
Total Parcel Area
Development Basin Area
Existing Conditions:
llR
= 5.46 Acres
= 1.47 Acres
Open space
Wooded area
Total Pervious
= 10,240 SF = 0.235 Ac.
= 227,597 SF = 5.225 Ac
= 237,837 SF = 5.460 Ac
Area of proposed development = 64,033 sf = 1.47 Ac
Proposed Conditions:
Proposed Buildings = 13,428 SF = 0.308 Ac.
Pavement/Sidewalk = 31,438 SF = 0.722 Ac
Total Impervious = 44,866 SF = 1.030 Ac
Landscaping/Lawn = 19,166 S.F. = 0.440 Ac.
Existing Woods = 173,805 SF = 3.99 Ac. (Undeveloped)
072()-010
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SECTION V
CONVEYANCE SYSTEM
ANALYSIS AND DESIGN
--------------
0720-010
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V. Conveyance System Analysis and Design
1. CONVEYANCE REQUIREMENTS FOR NEW SYSTEMS (1.2.4.1): All new
conveyance system elements, both on-site and off-site, shall be analyzed,
designed, and constructed according to KCSWDM requirements.
The drainage conveyance pipes are designed to have a minimum slope to achieve
the self-cleaning velocity. The proposed conveyance system exceeds the required
standards.
2. CONVEYANCE REQUIREMENTS FOR EXISTING SYSTEMS (1.2.4.2):
Existing systems may be utilized if they are capable of providing a minimum level
of protection as-is or with minor modifications.
The existing site is undeveloped, surface water is sheet flowing overland to the
stream. There have not been any documented flooding problems on-site except
downstream.
3. CONVEYANCE SYSTEM IMPLEMENTATION TION REQUIREMENTS
(1.2.4.3): Properly sized conveyance elements provide sufficient hydraulic
capacity to convey peak flows of the return frequencies indicated in Sections
1.2.4.1 and 1.2.4.2.
The proposed conveyance system is designed to handle the 25-yr storm event at the
minimum. The proposed conveyance system exceeds the required standards.
Spill Control Provisions:
Not applicable.
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~ " ... , "'/
~D'<It<.l1 0" '11
.. -->I';:
FIGURE 10: SITE DRAINAGE CONVEYANCE MAP
Exeltech Consulting, Inc.
0720-010
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Valley View Professional Building llR 0720-010
SECTION VI
SPECIAL REPORT AND STUDIES
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Valley View Professional Building
VI. Special Report and Studies
Geotechical Report.
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T1R 0720-010
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SECTION VII
OTHER PERMITS
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VII. Other Permits
Following permits may be required for the completion of the redevelopments proposed.
1. Clearing and Grading Permit
2. Building Permit
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SECTION VIII
EROSION AND SEDIMENT CONTROL
ANALYSIS AND DESIGN
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-------------------------------------------------
Valley View Professional Building llR 0720-010
VIII. Erosion & Sediment Control (ESC) Analysis and Design
Project Description: The project will consist of development of a professional office
building with parking on a 5.46 acres lot. Only approximately 1.47 acres will be involved
in the development activity and the rest will be remained undeveloped.
Existing Site Conditions:
The existing site is undeveloped with open grass and wooded cover. Only 1.47 acres of
the 5.46 acres will be developed. Majority of the proposed development area is open
grass cover. Existing drainage for the project site is from the east to west of the site.
During the proposed construction this drainage pattern will be maintained. The discharge
from the project will exit the site at the westerly property at the natural location.
Erosion and Sediment Control Measures:
Delineate Clearing and easement limits
The development drawings clearly indicate the limits of development activities. Prior to
any clearing or construction on site, the clearing limits for the project stage shall be
clearly marked. The stakes shall be vividly marked with surveyors flagging and located
with surveying methods.
Cover measures
According to the standard ESC notes included all disturbed areas that are to remain
unworked for more than seven days during the dry season (May 1 to September 30) or
four days during the wet season (October 1 to April 30), unless otherwise deten1lined by
the city. Any disturbed areas to remain unworked for more than 30 days shall be seeded
or sodded, unless the city determines that winter weather makes the vegetation
establishment unfeasible. During the wet season any stockpiles to remain unworked for
more than 12 hours shall remain covered.
Perimeter Protection
A filter fabric silt fence shall be installed at the downstream end of the disturbed areas of
the site. The fence shall be so located that any sediment-laden runoff that does not
directly enter the protected inlets will be filtered prior to offsite discharge. The perimeter
protection will be installed prior to upstream grading.
Construction Entrance Routes
Prior to the start of general construction the construction vehicle entrances to the site
shall be stabilized with a rock pad as detailed on the TESC drawing.
Sediment retention
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The contributing drainage area for this development is much less than 3 acres. The
installation of the sediment trap and filter fabric fence are proposed to retain any
sediment-laden runoff on site
Surface Water Control
The existing features of the site are utilized together with surface water control
measures. They shall be installed to convey runoff to the appropriate outlet. The project
site is not highly susceptible to erosion due to its vegetative cover and relatively small
amount of disturbed areas. Therefore no special measures are necessary.
Dust Control
Preventive measures to minimize wind transport of soil by water truck shall be
implemented to prevent traffic hazard or sediment transported by wind into existing water
resources.
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SECTION IX
BOND QUANTITY,
FACILITIES SUMMARY,
AND
DECLARATION OF COVENANT
0720-010
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IX_ Bond Quantity, Facilities Summary, and Declaration of Covenants
Bond Quantities Worksheet
Will be included at final approval.
0720-010
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SECTION X
OPERATION AND MAINTENANCE MANUAL
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X. Operations and Maintenance manual
The project site development proposes the following drainage system components. The
following is the maintenance tasks to be performed on the facilities:
APPENDIX A MAINTENANCE STANDARDS FOR PRIV ATEL Y MAINTAINED DRAINAGB FAauI1ES
NO.4 -CONTROL STRUCTUREIFLOW RESTRICTOR
Maintenance Defect Condition When Malntenancels Needod RNuits Expected When
Component MaIntenance 18 Porlonned
G ....... Trash and Debris DlGlance between debris build-up and bonom of All trash and debris removed.
(Includes Sacllment) orifice plate Is less than 1·1/2 feet.
Structural Damage Structure ls not securely attachec:i to manhole waD Structure securely attached to
and ouUet plpa structure shoIAd support at least wall and ouUat pIpo.
1,000 lba of up Of down plessura.
Structure Ii not In upright position (allow up t9 Structur. In correct position.
10% from plumb).
ConnectIons to outlet pipe are not watertight and ConnoclIons to outlet pipe are
show signs of rust water tight; structure repaired or
replaced and WOfka as
designed.
My hoIeo-oIher than deafgned _in the Structure has no holes other
alructure. .... d_hoIes.
Cfeanout elale Damaged or MIssing Cleanout ~ Ia not watertight or II rrisalng. Gate is watertight and wor1t8 as
~gnod.
_oanoottJO.-up .. ldd""" by .... GaJe mowa up and _, .".lfl'
_ponon. ardis ...........
C!loIn -"" to ga!o IS mISsing or dI1Int1cIed. CMlololn_ard""""' ..
doof\lM<!.
'Galli I, ,'Ated ovor-scw, of Ita eurfa.ce' IU'IL elate 10 ,."alnld or. roptacari 10 _dOI\ln--...
0IIJl00 Plata .C>ornagod "'_. 00ntR>I_1o 11OIW<>II<I!v~"" to Plata Ie 1n;:1$C8 ~ wom. u
1!\IDGIl:1g .... 0: p: ... , or bor< o~fIoo pmo. doolDnod.
OlIoIr!dQ,. ArIy ..... ,,-,_ "''''11-Plate" tree Of all obIr'luctlon"
bIodckIg the pi .... end worM as ~&d.
Ov<itI ..... P!pO OWIruoUon. Any -. ordGbI1s _g (or hlrllng tie f'l>o Ie .... 01 au_".. po.-Of bloadng) u.. ... rfIow ofp". and wortce: aa cIeeO'Iod. -8M, 'CIow.t Dalenlkan Synms" Btsndards No. 3 S .. "'Cfoood 0_ /lysIIImO'
_",,0
Ca10heam 8M:'OBtt:h Bcstls" stand_de No. {5 8M 'CI&f\ euJns" stMamds
No.6
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APl'l!NDIX A MAlIm!NANCE STANDARDS FOR PRIV A1EL Y MAINTAINED DRAINAOE PACIU\1ES
NO_ 5 -CATCH BASINS
Malntenane. Dol ... CondHlona When Malnt8nance Is Needed R .. ulta expected When
CompoMnt MalntDnanco Is performed
General Trash & Debris Trash Of debris of more than 112 cubic foot which Is No Trash Of debris located
(IrtCIudea Sediment) located ImmDdIataIy In front of the catch basin ImmadIateIy 10 lront 01 catch
OJ*lIng or Is blocking capacity of the basin by --. mor.than 10%
Trash or debtIs (In the basin) that exceeds 113 the No trash or debris 10 the catch
depth from 1he boUOm of basin to Invert the lowest -. pipe Into or out of the basin.
Trash Of debrb 10 any Inlet or oud81 pipe blocking 1Net and outlet plpes tree of
mote than 1 f3 of Ita height trash or debris.
Oead anImaIe or vegetation that could generate No dead animals or vegetal)on .
odors that could cauu complaints or dangerous present wfthln the catch basin.
guos (e.g., methane).
Deposits of gaIba:ge exceeding 1 cubic foot In No ooncItton presen1 which
""""'" would attract or support the
breedlnQ of Insects or rodents.
_DaniacoIO ecm.r nr1rame ~ mo~ fhftn ar-ilnoh past " Frarna is 8YetI wllh ClIb.
FlaIM~rTopSklb " cl;lh.6Ico!nio th8~1t (If aPJII~fl). "
Top elab,. ~ inrUlf'tttan 2 flIiuom irw:tl.; Of Tap aIdI" trM nt hoi. eM
or;Wts ""(fer tI"l8n 114m," :[rrtentts 10 mak& ~
c_
d material iu I'Ul'lhlng Into buIn).
Frame not tIIttfng (!tilt! cr: top tJab. I. •.• 11pa~ rtaTM II: SfI&1g tItah on Ibp
of m:n than ar .. Inch:lf itt, fr~.fram 1ha tcp -"lib.
Omcktt I" Ekl91n Wd" C...,kal'ld« ""'. l' ... .dI "';1 __ S· ..... .....~Ol ropoInIdlO -"'Y _o(..a ~ enIoIhg ca"" baoIn de&1Qn _nJo. . -.,., """'"' '" 11"_"'_ f_ "'"
str\.IOlJre " unuound.
Cmoka .. "'dew...an 112·tnch and loog.r thM 1 1cot Nocmc:bl motOtI"Uln 1}<4 Irdl
at1ha tolnld any Inlltf 0tJIIGt pipe IX' I1f{ IMI6nee wide" lie Idntol '''_Il0l of";l paradoo ____ ~
p\>e.
\ww.a. "
SadlmzttJ BuIll hn9 setued tn:)Rl tha:l 1"lnch (I' baa fOt8ted Sasfn. ra~ or rapalred lo .....or.,..,.,. more 1han 2 Ir.dwm out of ~~ dc8Ig!1 atandBrds.
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APPENDIX A MAlN'I1lNANCB STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE PACIUI1BS
NO.5· CATCH BASINS (CONTINUEOj
Maintenance Dole.' Condltlona When Maintenance I. Naodod Reaults Expected When
ComponGm Maintenance I. performed
FIre Hazard Presence of chemicals such as natural gu. on and No flammable chem1caIs
gasoline. p .......
Vegetation Vegetation growing acroaa and blocking more than No vegetallon blocktng opening
·10% of the basin opening. to basin.
Vegetation growing In Inlet/outlet pipe )oInta·that Is No vegetation Of root growth
more than ,Ix Inchea taD and less than tlx Inches p ....... """".
PoUutJon Nonftammabla chemicals of more than 1/2 cubic foot No pollution present other than
per three feat of basin length. aurtace film.
C~l Balin etw ... CoOver Kat m Pfv.oo 0""", Is rrlWlQ or onlY !"JIIOIIY In ~. AI1Y ol'*n
cU:h batcb; TOqllNIII malntunlnoe.
Cetch tumI.n ~r Ie moiled
l.oI:tck'C Mechali.m MidlJll'lJsfl'l camoI tw opened bv!Xi rnD"It8na.'C8 I.tecr.'IDSITl opens wIh PfOPW
NotWao1dng parstI\"w\t'I prq:.cr tocQ. a,tts Into ft,,", ttll'l8 lEa
",." fIl! lnoh'ct1hraad. '
..,....
, ..
CCWr CIfII!.Vt io Qna ntUCcncInoe peI'8OtI cannot runKWO ttl aRaI' Oover oan be Nft1UIJed by oae
R ...... ~ SO 11>0. ctllt;hooI:la _..-in>m mali _1151 Kle P"1ICf'I.
eea:hg aft aoooea to rnslntfIomoe.
Ladder lAddorRmgs :..ddot 10 .... Il10 aU. to rnIodnO nJ'ICIO, mloaIlgn ...... \JIddor""" dealgn"'_
UIIIIi/O ::.0/, _. " .. Iwpo:tga endeIlo ... _nome_ --. 1.101111111_ n-wIlh ol'rill __ 7J8'_
'_ --"" "'""" d"'"lln (If AJ>IlbbI') -TrEsil and o.br.. Truh and dtbrhJ that .. bbdlfns m~ 1han 20% 01
~'""'ou_
Grate frM tf~h end debits.
Doml:iOd ,. 3mlD mloalo or """"" I~) a1:11. grata. . Grolu 10 In pIaoo ond.-
~. dooIgn_. '
Exeltech Consulting, Inc. P:\2007l0720102·CADDl072otir\Page 42 of 56
Valley View Professional Building llR 0720-010
APPENDIX A MAINTENANCB STANDARDS FOR PRIVATELY MAINTAINED DRAINAOB PAClLmBS
NO.7 -ENERGY DISSIPATERS
Malntenanc. Dol ... ConcSJtJons When Maintenance Is Needed Resutts Expected When
Components MaIntenance la Performed.
lll!W!Wi
Rock Pad M~alng Of Moved Only ono layer of rock exists above native soD In Replace rocks to design
Rock naflve square teet or larger, or any axposuro of standards.
native soU.
Dispersion Trench Pipe Plugged with Accumulated sediment that exceeds 20% of the Pipe cleaned/flushed 10 Ihat It
SedIment • "'gn-, matches design •
Not IlbchaJVlng VlsuaJ evidence of water discharging at Trench must be redeslgned or
Water Property COi .... b&t&d points along trench (normal condition rebulIt to standards.
Is 8 -sheet flow" of W8Iet along trench). Intent Is to
prevent erosion damage.
Porforationo Over 112 at perforadons In pipe are plugged with Clean or replace perforated pipe.
P!ugged. debris and sediment.
Water Flowa Out MaIntenance peraon observes water flowing out Facility must be rebuilt or
Top of "D1Itrtbutor" during any atonn I ... than the design storm or Its redas9*l to atandatda:.
catch BasIn. causing or appear:I1IkeIy to Causa damage.
RecoMngAnlo Water In I'8CeIvIng area Is causing Of has potenUaJ No danget" of 1anctIIldaa.
Over-saturatacl of causing Iandsllda problems.
lD!!m!Ii Worn Of Damaged ManhotaI Cham .... Structure dissipating fbw dataliOratea to 112 or Replace structure to d8lign
Post Bamea, Side origlnalslz. or any concentrated worn spot standards.
of Chamber exceeding one aquare foot which would make
8tructure unsound.
Other De1ects See 'CatdI Baslns' StandanI No. 5 See 'catch BasIns' Standard No. •
Exeltech Consulting, Inc. P:12007\0720102-CADDl072otirlPage 43 of 56
Valley View Professional Building llR 0720-010
APPI!NDIX A MAIN11lNANCE STANDARDS POR PRIVATELY MAINTAINED DRAINAGE FACn.m1'.';
NO. 10· CONVEYANCE SYSTEMS (pIPES & DITCHES)
Matntenance
Component
PIpes
Open DIIdlas
DWtI. Bantei'9
( .. goo Traoh AdDk).
Do/eCI
SedIment 3. Debris
Vegetation
Damaged
Trash 3. Debf1s _,
Vegetation
ErosIon Damage to S_
Rock Unlng O\JI of
...... Of MlssIng (II
!W~loobla~.
Conditions Wh.n Ualntonanee Is NHClod R .. una Expected When
Malntenanee I, hrformed
Accumulated sedIment that exceeds 20% Of the PIpe cteaned of all 88diment
diameter of the pipe. and debrfs.
Vegetation that reduces free movement of water AU vegetation removed 80 water
Ihrough _. flows _""" .... pipes.
Protectfve coating Is darT\aa8d; rust Is causing Pipe repaired or replaced.
more than 5ocr. deterioration to any part of pipe.
Any dent that decreases the croaa section area of Pipe repaired Of' reptaoed.
pipe by more than 20%,
Trash and debt13 exceeds 1 Ct.tic foot per 1,000 Trash and debrts claared from
&quare teet of ditch and slopes. d!tchea.
Aecumulal9d ladhlam thai exceeds 20 % 01 the
.88Ion de,"",
Vegetation that reduces free movement of water
IIvoogh_,'
See 'Ponds'SI8ndeId No. 1
Ma1ntanance.,..., can 818 native soil beneath
"'rock~,
an"Oeoah Balnl: Standard No.6
DItch deanadl flushed of all
aedIment and debrts 80 that it
_d .. lgn.
Water flows freely through
dll"h ...
See 'Ponds' SI8ndanI No, 1
Raplaca nx:ka to_
stand .....
NO. 11 .• GROUNDS (lANOSCAPlNG)
MEdnIOnanco ~
Compaaont
-01 . weea;
(Norc>olacnouo)
SoIetyI-
TruhQl'LlL1er
r-IIndSlY.ubo Dcmagc:I
Exeltech Consulting, Inc.
My p'raeenco of poI'ton Ivy or C'Iher s;oIMIr'Ioo8
'''''11-
PGper. cane. bottlal, 101BI11g mt:w6 '.han 1 O'I.Ib)o loot
" ~_. tandacaped .... (\1<1" and _"orI'/I·or
I.ceQ tc;uant feet.
UrtJa or parts of trGGI Q( ihrubliftat 4f61J1t cr
bfCbn ~ afIQQI moru than 26"'-of !he 1MaI
faUag3 of #Ie tree or elm:t:.
T_ O~ ehl'Ubllhat havo bier. bSown doM': o~
IC.'K)C/Ced OV81.
Tmoa or dll'Lbs 1It\k:t181'8 noli ltk1t;~y 8 • .:wonnd
or a .. ltln:ng 0V0f, ~ng ap:lIIl.IN d. 1M rtlO':I.
No~.IS~on Prolan! In 1IIndIooIpad __
Nan d...ofllUe:.
Tf8e8 axi1l."d'\b3 wfth toaa trian
." of .... 1 toll""" _ q1iI ~
bratwt 1m». .
Tree or shrub In ptaaa tree of
ltlja'Y'
T:" or aI1rub In pIag8 fIld.
~.~rte::l;"':'11Ov.
anyc:eldor~lrHS..
P:\2007l0720102-CADDl07201irlPage 44 of 56
Valley View Professional Building llR 0720-010
APPENDIXA MAlImlNANCESTANDARDSFORPRlVATELYMAIm-AINEIlDRAINAGBFACIUI1BS·
NO_ 13-WATER QUALITY FAClLmES
Component
Bkrltltration awale Sediment Accumulation Sediment depth exceeds 2-1nches
on Grass L.ayer
Vegetation
Inlet Outlet PIpe
Trash and Debris
Accumulation
EroaiOl1! Scouring
When the grass becomes excesslv8ly taU
(greater than 1D-lnches)j when nuisance weeds
and other vegetation starts to take over.
Inletl outklt pipe clogged with sediment andl Of
debits.
Trash and debrIa aocumulatld In the bla-.wate.
Where the bIo-awate has eroded or acourod
the bottom due to flow channelization, or higher -.
MaIntenance Ie Performed
No sediment depc*ts on grass
layer of 1he bkHwaIe, which would
Impede mtration of runoff.
Vegetadon Ia mowed or nulsance
vegetation Is eradicated, such that
flow not Impeded. Grass should be
mowed to a height between 4
Inches and 9 Inches.
No clogging or blOckage In the Inlet
and """01_.
Trash and debrI3 NtITIOYed from
bIoswaia.
BIoswaI, shoutd be r81lraded and
re-ceeded to epoc:Iftcailon, to
eliminated chaMeIed flow.
Over1eedad Mlan bare spots Bf8
_onL
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VaUey View Professional Building TlR 0720-010
Appendix:
Exeltech Consulting, Inc. P:12007l0720\02-CADDl07201irlPage 46 of 56
Valley View Professional Building TlR
King County Runoff Time Series Program
Version 5.00
All files will be read/written in the Working Directory
Working Directory:C:'kc_swdm'projects'0720
KCRTS Com.m.and
CREATE a new Time Series
Production of Runoff Time Series
Project Location Sea-Tae
Computing Series Pre3.TSF
Regional Scale Factor 1.00
Data Type Reduced
Creating Hourly Time Series File
Loading Time Series
Till Forest 1.47 aeres
Total Area 1.47 acres
File:C:'KC_SVDM'KC_DATA'STTF60R rnf
Scal ing Yr: 8
Peak Discharge: 0.119 CFS at 9:00 on Jan 9 in Year 8
0720-010
8
Storing Time Series File:Pre3.TSF 8
Time Series Computed
KCRTS Command
CREATE a new Time Series
Production of Runoff Ti~e Series
Project Location Sea-rac
Computing Series Dev3.T$F
Regional Scale Factor 1.00
Data Type Reduced
Creating Hourly rime Series File
Loading Time Series File:C:'KC_SVDM~KC_DATA'STTG60R.rnf 8
Till Grass 0.44 acres Scaling Yr: 8
Loading Time Series File:C:'KC_SVDM'KC_DATA~TEI60R rnf 8
Impervious 1.03 acres Adding Yr: 8
Total Area 1.47 acres
Peak Discharge: 0.580 CFS at 6:00 on Jan 9 in Year 8
Storing Time Series File:Dev3.TSF 8
Time Series Computed
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Valley View Professional Building llR 0720-010
Flow Frequency Analysis
--------------------------------------------------------
Time Series File:pre3.tsf
Project location:Sea-Tac
---Annual Peak Flow Rates--------Flow Frequency Analysis-------
Flow Rate Rank Time of Peak -Peaks Rank Return Prob
(CFS) (CFS) Period
0.092 2 2/09/01 18: 00 0.118 1 100.00 0.990
0.025 7 1/06/02 3: 00 0.092 2 25.00 0.960
0.068 4 2/28/03 3' 00 0.071 3 10.00 0.900
0.003 8 3/24/04 20:00 0.068 4 5.00 0.800
0.041 6 1/05/05 8:00 0.060 5 3.00 0,667
0.071 3 1/18/06 21:00 0.041 6 2.00 0.500
0.060 5 11/24/06 4:00 0.025 7 1. 30 0 .231
0.118 1 1/09/08 9:00 0.003 8 1.10 0 .091
:omputed Peaks 0.110 50.00 0 .980
Flow Frequency Analysis
--------------------------------------------------------
Time Series File:d~v~-tsf
Project location:Sea-Tac
---Annual Peak Flow Rates---
Flow Rate Rank Time of Peak
(CFS)
0.289 6 2/09/01 2:00
0.240 8 1/05/02 16:00
0.346 3 2/27/03 7'00
0.265 7 8/26/04 2:00
0.317 4 10/28/04 16': 00
0.308 5 1/18/06 16:00
0.385 2 10/26/06 0:00
0.580 1 1/09/08 6:00
:omputed Peaks
Hyd,Year
1 1
3
4
5
6
7
8
:8'
7
5
2
6
4
OutUow
InHow Target-'" :,Calc
0-,'29 '**~-!~*~ ,o,'is
0::58'
0.39
0.32.
0 .. 24
0.31.
0.26.
'0':04'
***.***~ : .'; " \' :' ***.***,
0.02
*.*****
*******
-0:04'
0.03
0.02.
0.02
0.01
0.01
-----Flow Frequency Analysis-------
-Peaks
(CFS)
0.580
0.385
0.346
0.317
0.308
0.289
0.265
0,240
0.515
pe~~
St",ge E-lev
8.04-62.04'
'7.'79 '6L'.79'
6.42 60.42
5.22 59 .. 22
5 . .20 59 .. 20
5.14 59'.14
2.80 56 .. 80
Rank Return Prob
Period
1 100.00 0 .990
2 25.00 0 .960
3 10.00 0 .900
4 5.00 0 .800
5 3.00 0 .667
6 2.00 O. 500
7 1. 30 0 .231
8 1. 10 0, 091
50.00 0 .980
,Storage
(Cu"-Ft). . (1).c~Ft')
257.19. .0.590.
24918' .. 0'.572,'
20546. 0.472-
16688. 0.383
16644 .. 0.382
16425. 0.377
8953 : 0.206
Starting
Savi'ng,Retention/Detention-Facility .File:Vault3,rdf
Documentation 'File :·C: 'kc swdm,projects'0720'Vaul t3. doc
.. ... Time S;ries ~ound in "Memory :'dev3 , t'~f
Edit Complete
Exeltech Consulting, Inc. P:12007\0720102-CADDl07201irIPage 48 of 56
Valley View Professional Building llR 0720-010
Retention/Detention Facility
Type of Fac i I ity: Detent ion Vau It
Fac iii ty Length: 58.00 ft
F ac iii ty W id th : 32.17 ft
Facility Area: 1866. sq. ft
E ffec t ive Storage Depth: 13.00 ft
Stage 0 Elevation: 46.50 ft
Storage Vo lume : 24256. cu. ft
Riser Head: 13.00 ft
Riser Diameter: 12 .00 inches
Number of orifices: 2
Fu II Head Pipe
Orifice # Height Diameter Discharge Diameter
(ft) ( in) (CFS) (in)
1 0.00 0.50 0.024
2 7.00 0.50 0.017 4.0
Top Notch Weir: None
Outflow Rat ing Curve: None
Stage Eleva t ion Storage Discharge Pe rco la t ion
( ft) (ft) (cu. ft) (ae -ft) (efs) (efs)
0.00 46.50 O. 0.000 0.000 0.00
0.01 46.51 19. 0.000 0.001 0.00
0.02 46.52 37. 0.001 0.001 0.00
0.03 46.53 56. 0.001 0.001 0.00
0.04 46.54 75. 0.002 0.001 0.00
0.05 46.55 93. 0.002 0.001 0.00
0.27 46.77 504. 0.012 0.004 0.00
0.49 46.99 914 . 0.021 0.005 0.00
0.71 47.21 1325. 0.030 0.006 0.00
0.93 47.43 1735. 0.040 0.007 0.00
1.15 47.65 2146. 0.049 0.007 0.00
1.37 47.87 2556. 0.059 0.008 0.00
1.59 48.09 2967. 0.068 0.009 0.00
1.81 48.31 3377. 0.078 0.009 0.00
2.03 48.53 3788. 0.087 0.010 0.00
2.25 48.75 4198. 0.096 0.010 0.00
2.47 48.97 4609. 0.106 0.011 0.00
2.69 49.19 5019. 0.115 0.011 0.00
2.91 49.41 5430. 0.125 0.012 0.00
3.13 49.63 5840. 0.134 0.012 0.00
3.35 49.85 6251 . 0.143 0.012 0.00
3.57 50.07 6661. 0.153 0.013 0.00
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Valley View Professional Building llR 0720-010
3.79 50.29 7072 . 0.162 0.013 0.00
4.01 50.51 7482. 0.172 0.014 0.00
4.23 50.73 7893. 0.181 0.014 0.00
4.45 50.95 8303. 0.191 0.014 0.00
4.67 51 .17 8714. 0.200 0.015 0.00
4.89 51.39 9124. 0.209 0.015 0.00
5.11 51 .61 9535. 0.219 0.015 0.00
5 .34 51.84 9964. 0.229 0.016 0.00
5 .56 52.06 10374. 0.238 0.016 0.00
5.78 52.28 10785. 0.248 0.016 0.00
6.00 52.50 11195. 0.257 0.017 0.00
6.22 52.72 11606. 0.266 0.017 0.00
6.44 52 .94 12016 . 0.276 0.017 0.00
6.66 53.16 12427. 0.285 0.017 0.00
6.88 53.38 12837. 0.295 0.018 0.00
7 .00 53.50 13061 . 0.300 0.018 0.00
7 .01 53.51 13080. 0.300 0.018 0.00
7 .02 53.52 13098. 0.301 0.019 0.00
7 .03 53.53 13117. 0.301 0.019 0.00
7 .04 53.54 13136. 0.302 0.019 0.00
7.26 53.76 13546. 0.311 0.022 0.00
7.48 53.98 13957. 0.320 0.023 0.00
7.70 54.20 14367. 0.330 0.025 0.00
7.92 54.42 14778. 0.339 0.026 0.00
8.14 54.64 15188. 0.349 0.027 0.00
8.36 54 .86 15599. 0.358 0.028 0.00
8.58 55 .08 16009. 0.368 0.028 0.00
8.80 55.30 16420. 0.377 0.029 0.00
9.02 55.52 16830. 0.386 0.030 0.00
9.25 55.75 17259. 0.396 0.031 0.00
9.47 55.97 17670. 0.406 0.032 0.00
9.69 56.19 18080. 0.415 0.032 0.00
9.91 56.41 18491 . 0.424 0.033 0.00
10.13 56.63 18901 . 0.434 0.034 0.00
10 .35 56.85 19312 . 0.443 0.034 0.00
10.57 57 .07 19722. 0.453 0.035 0.00
10 .79 57 .29 20133. 0.462 0.035 0.00
11 .01 57.51 20543. 0.472 0.036 0.00
11 .23 57.73 20954. 0.481 0.037 0.00
11 .45 57.95 21364 . 0.490 0.037 0.00
11.67 58.17 21775. 0.500 0.038 0.00
11 .89 58.39 22185. 0.509 0.038 0.00
12.11 58.61 22596. 0.519 0.039 0.00
12.33 58.83 23006. 0.528 0.039 0.00
12.55 59.05 23417 . 0.538 0.040 0.00
Exeltech Consulting, Inc. P:12007l0720\02-CADDl0720tirIPage 50 of 56
Valley View Professional Building TlR 072D-01O
12.77 59.27 23827. 0.547 0.041 0.00
12.99 59.49 24238. 0.556 0.041 0.00
13.00 59.50 24256. 0.557 0.041 0.00
13.10 59.60 24443. 0.561 0.349 0.00
13.20 59.70 24629. 0.565 0.913 0.00
13.30 59.80 24816. 0.570 1.640 0.00
13.40 59.90 25003. 0.574 2.430 0.00
13.50 60.00 25189. 0.578 2.720 0.00
13.60 60.10 25376. 0.583 2.970 0.00
13.70 60.20 25562 . 0.587 3.210 0.00
13.80 60.30 25749. 0.591 3.430 0.00
13 .90 60.40 25935. 0.595 3.630 0.00
14 .00 60.50 26122. 0.600 3.830 0.00
14 .10 60.60 26309. 0.604 4.010 0.00
14 .20 60.70 26495. 0.608 4.190 0.00
14.30 60.80 26682. 0.613 4.360 0.00
14.40 60.90 26868. 0.617 4.520 0.00
14.50 61.00 27055. 0.621 4.680 0.00
14 .60 61.10 27242. 0.625 4.830 0.00
14.70 61 .20 27428. 0.630 4.980 0.00
Exeltech Consulting, Inc. P:12007\0720102-CADDl0720tirlPage 51 of 56
Valley View Professional Building llR
Hyd Inf low Ou tf low Peak
Target Calc Stage
1 0.58 ******* 0.04 12.64
2 0.29 0.05 0.04 12.69
3 0.35 0.04 0.04 11 .00
4 0.39 ******* 0.03 9.85
5 0.31 ******* 0.03 7.75
6 0.24 0.02 0.02 7.11
7 0.32 ******* 0.02 7.08
8 0.26 ******* 0.01 4.47
Route Time Series through Facility
Inflow Time Series File:dev3.tsf
Outflow Time Series File:rdout3
Elev
59.19
59.14
57 .50
56.35
54 .25
53.61
53.58
50.97
In flow/Ou t f low Ana Iys is
Peak Inflow Discharge: 0.580 CFS
Peak Outflow Discharge: 0.041 CFS
Peak Reservoir Stage: 12.69 Ft
Peak Reservoir Elev: 59.19 Ft
at
at
Peak Reservoir Storage: 23685. Cu-Ft
0.544
Flow Frequency Analysis
Time Series File:rdout3.tsf
Project Location:Sea-Tac
Ac-Ft
0720-010
Storage
(Cu -Ft) (Ac-Ft)
23582. 0.541
23685. 0.544
20525. 0.4 71
18383. 0.422
14458. 0.332
13269. 0.305
13206. 0.303
8332. 0.191
6:00 on Jan 9 in Year 8
19:00 on Feb 10 in Year 1
---Annua I Peak Flow Rates--------flow Frequency Analysis-------
F low Rate Rank Time of Peak - -Peaks - -Rank Return Prob
(CFS) (CFS) (ft) Per iod
0.041 1 2110/01 19:00 0.041 12 .69 1 100.00 0.990
0.020 6 1107/02 4:00 0.040 12.64 2 25.00 0.960
0.036 3 3/07/03 0:00 0.036 11 .00 3 10 .00 0.900
0.014 8 8126/04 8:00 0.033 9.85 4 5.00 0.800
0.020 7 1/08/05 5:00 0.025 7.75 5 3.00 0.667
0.025 5 1119/06 4:00 0.020 7.11 6 2.00 0.500
0.033 4 11124/06 11 :00 0.020 7.08 7 1.30 0.231
0.040 2 1109/08 18:00 0.014 4.47 8 1.10 0.091
Computed Peaks 0.041 12 .68 50.00 0.980
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Valley View Professional Building llR 0720-010
Flow Durat ion from Time Ser ies File :rdout3. tsf
Cutoff Count Frequency CDF Exceedence_Probability
CFS % % %
0.001 23645 38.560 38.560 61.440 0.614E+00
0.002 6092 9.935 48.495 51.505 0.515E+00
0.003 2633 4 .294 52.789 47.211 o .472E+OO
0.004 1932 3.151 55.939 44.061 o .44IE+00
0.005 3975 6.482 62 .422 37.578 0.376E+00
0.006 3064 4.997 67.418 32.582 0.326E+00
0.007 4141 6.753 74 .172 25.828 0.258E+00
0.008 2028 3.307 77 .479 22.521 o .225E+00
0.010 3045 4.966 82.445 17.555 o .176E+00
0.011 1998 3.258 85.703 14.297 o .143E+00
0.012 1703 2.777 88.480 11 .520 o . 115E+00
0.013 1907 3.110 91 .590 8.410 0.84IE-OI
0.014 1376 2 .244 93.834 6.166 0.617E-OI
0.015 1091 1.779 95.613 4 .387 o .439E-OI
0.016 835 1.362 96.975 3.025 0.303E-OI
0.017 888 I .448 98.423 I .577 o .158E-OI
0.018 148 0.241 98.664 1.336 0.134E-OI
0.020 41 0.067 98.731 1.269 o .127E-OI
0.021 37 0.060 98.792 1.208 o .12IE-OI
0.022 29 0.047 98.839 I .161 0.116E-OI
0.023 85 0.139 98.977 1.023 o .102E-OI
0.024 63 0.103 99.080 0.920 0.920E-02
0.025 64 0.104 99.185 0.815 0.815E-02
0.026 68 0.111 99.296 0.705 0.705E-02
0.027 74 0.121 99.416 0.584 0.584E-02
0.029 102 0.166 99.583 0.417 0.417E-02
0.030 36 0.059 99.641 0.359 0.359E-02
0.031 28 0.046 99.687 0.313 0.313E-02
0.032 18 0.029 99.716 0.284 0.284E-02
0.033 46 0.075 99.791 0.209 0.209E-02
0.034 23 0.038 99.829 0.171 o .17IE-02
0.035 24 0.039 99.868 0.132 o .132E-02
0.036 14 0.023 99.891 0.109 o .109E-02
0.037 II 0.018 99.909 0.091 0.913E-03
0.039 10 0.016 99.925 0.075 0.750E-03
0.040 34 0.055 99.980 0.020 o .196E-03
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Valley View Professional Building llR
Discharge Volume
Discharge Volume from Time Series
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0720-010
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5 10 20 50 100
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70 80 90 95 98 99
Cumulative Probability
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WET BIO-SW ALE CHANNEL FLOW
STEPS DESCRIPTION B10SWALE B10SWALE 100' CONVEYANCE 1000vr
P-I Q 50% OF 2-YR From Detention (efs) 0.020 0.020 0.041
(KCRTS IS-min)
P-2 SLOPE 0.020 0.020 0.020
If<0.015 (actual)
(Provide
P-3 RED FESCUE GRASS Underdrain)
0-1 WINTER GRASS HEIGHT(ft) 0.33 0.33 0.33
DESIGN FLOW DEPTH (ft) 0.06 0.05 0.07
0-2 ROUGHNESS COEFFT. 0.20 0.20 0.20
0-3 SIDE SLOPES 3.00 3.00 3.00
D-4 REQD BOTTOM WIDTH (ft) 2.00 3.00 3.00
(Provided)
0-5 CALC AREA (sf) 0.13 0.15 0.23
D-6 WETTED PERIMETER (ft) 2.38 3.30 3.46
D-7 HYDRAULIC RADIUS (ft) 0.05 0.05 0.07
D-8 CALC FLOW (efs) 0.020 0.020 0.041
0-6 FLOW VELOCITY (IPs) 0.15 0.13 0.17
<\.O FPS <1.0 FPS <3 FPS
0-7 MIN. LENGTH NEEDED(feet) 81.95
MIN. LENGTH PROVlDED(feet) 130.00
> 100 Feet
D-8 TOP AREA REQUIRED (S.F.) 193.41 </=
TOP AREA PROVIDED (S.F.) 427.44 N/A
D-9 RESIDENCE TIME REQUIRED (min.) 9.00 </= N/A
RESIDENCE TIME PROVIDED 16.15
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Cliff Williams Belmont He 2089331049 t) () , .
GEOTECHNICAL ENGINEERING STUDY
PROPOSEDlVIEDICAL/OF.FICE CENTER
400 BLOCK SOUTH 37TH STREET
RENTON, WASBlNGTON
G-20S2·
Prepared for
Mr. Cliff Wi II iams
S pringiJrook Oftke Park, LLC
P.O. Box 240 I
Kirkland, WA 98083-240 I
-Decem bel' 6, 2006
GEOGROUP NORTHWII,ST, INC.
13240 NE 20'10 Street. Suite ]0
Bellevue, Wnshington 98005
Phone: (425) 649-8757
Email: info@geogroupnw.com
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Feb'21 0703:05p Cliff Williams Belmont' Ho
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( .J Group Northwest, Inc. Gootechn!<;al Engineers, GeologIsts
& EnvlronRlontal"Sclent!sts
, Decem ber 6. 2006
Mr. Cliff Williams
Springbrook Office Park, LLC
P"O. Box2401
Kirkland, W A 9808:1-240 I
Sl.!B.TECT: GEOTECHNICAL ENGJNF..r~RING STUDY
PROPOSED MEDICAL/OFFICE C€NTER
400 BLOCK SOUTH 37 rD STREET
RENTON, W ASHlNGTON
Dear Mr. Williams:
0·2052
Per your request, GEO .Group Northwest, Inc. completed all investigation of subsurface soils at C) the subject site and prepared the following report which summarizes our conclusions and
,,' recommendations regarding the proposed development.
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GEOGroup NOl'thwest, Inc., explored subsw'fac~ soil conditions at the site by excavating. five
exploratory test pits '1'1'-1 through TP·S on June 2, 2005: The tcst pits were excavmed to depths
between 3 and 7 feet below groLlnd surface (bgs) by a backhoe. Soils encountered at the test pits
consisted of loose silt), SAND to sandy SILT soil$ overlying medium dense to dense sandy SILT
soils at depths ranging from6-inches to 2.5 feet below ground surface.
Based lIpon the results of our study, it is om professional opinion that the site is gcotechnically
suitable far the proposed development. The proposed buildings can be supPol1ed on
conventionul spread footings bearing on the dense site soils or on compacted structural fill placed
on top of the dense nati ve soils
The site soils may be used as structural fill provided they can be compacted to meet tbe
wmpaction specifications. Because the site soils are fine-grained they are considered to be
moisture sensitive and will be difficult or impossible to compact during wet weather conditjon~,
If earthwork is phumed for the winter months we recommend that Ii relatively free-draining pit-
r\lll sand or gravel be imported 10 the site tor use as struclu,alfill. Please refer \0 the tex.t of the
report for more specific recommendations regarding the site development.
13240 NE 2011, Str.ot. Sulto 10 Bellovue, Washington ~8005
Pho".4251649·8767 FAX 426/649·8768
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Cll¥¥ Williams Belmont Ho 2069331049
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400 Block South 37'h St., Renton, Washlngton
G-2052
page ji
We appreciate this opport\mity to have been of service lo you. on this project. We look forward
to working With you as,this project progresses. Should you have any questions regarding Ulis
report or need additional consultation, please feel free to call us.
Sincerely,
GEO Group Northwest. Inc.
KJd&auc~(
William Chung, P.E.
Principal
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T ABLE OF CONTENTS
JOB NO. 0-2052
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Page
].0 INTRODUCTION ...•.....................•.. " . '" ... , .. , ... , , .. , ..... 1
1.1 Project Descriptioll ........................................... ' .. ,. I
1.2 Scope of Services: , ........................ , ....... , ...... , ..... , .' I
2.0 SITE CONDITIONS .•.... ; ..... " •. , ......• , .•....•... , ......•...•...... I
2.1 Sit~ J)escriplion ...... , ... , ...... , , .. , , .. , , , .. , , , , , , , , , , , , , ' , ' , , , .
2,2 Geologic Overview "",."".".",.", .. , .. ,."".", ... "." 2
2.3 Field Investigation , .. , . , ........ , , , ... , , , , .. , , .. , , , . , , .. , , ' , , , , .. , 2
2.4 Soil Conditions ,." .. , ... " .. "., ......... , .. ,., .. ,',: .... , ... ,.. 3
2.5 GrolindwaterConditiollS. " ,'. , , , . , , ... , ...... , , .. , . , , .. , , , .... , , . ,. 3
3.0 SElSMJCI'T'Y ............... , ..... -, . I •••••••••••••••••• , ................ 3
3,1 Seismic Hazards .. , .... , ... , ... , .. , , .... , .. , , , , . , , ' , . , ' , , , . , , ... ,. 3
3.2 Seislliic Design ChlssiJic:ltion .""'" , , .. , ..... , , . , , ' . , , . , .. , , . , , , .. ' 3
4,0 SLOPE AND EROSION HAZARDS .............. , , , ................... , .. 4
4.1 Stee.p Slopes ... , ..... : . , , , .. , , . , , , ........ :, , , , , . , , , , . , ' , ' . , , , .. , 4
4.2 Landslide HUZlll'd Areas ........ , ... , .. , , .. , . , . , .. , . , , , , , , , , , . , , .. " 4
4,3 Erosion HaZltrd Areas ' ... ' ..... " .... ,., ...... ,',,",., .. ,., 5
4.4 Hazards Risk Statement .. , ........... , .... , , . , , .. , .. , .. , , . , , ...... , <i
5.0 CONCLUSIONS AND RECOMMENDATIONS .................. , .......... 6
5.1 General, . , . , ... , . , ..... , , , .. , ' , . , , .. , , . , , , , . , , . ' , ' , .. , . , , , , ' .. ' 6
5.2 Site Preparati.ol1 and General Earthwork ....... , , , . , ... , . , , , ... , , , . , , ., 7
5.3
5,4
5.5
5.6
5.2, I Temporary Excavation alld Slopes .', ..... ".',.,." .. " ... , ... ' 7
5,2,2 Stlllctural Fill ..... , ............ " ........ , .. , .. , .. ,',.,.,... 8
5.2.3 Site Work During Wet Weather ... ".', ... ' ......... ,." ... , .... 9
5.2.4 SlIbgl'ade StubiJ.izatiol1 ""."" ... " .. ,"." ... , ....... " ... ,. 9
5.2.5 Soil-Cement Stabilization, .. , .... ' , ... , , , .... , ..... ' , ...... , " 10
Spre(\(1 Footing Foundations , ... ,.,." ..... , .. , ........ , ..... ,.-.. ,' 10
Permanent Basement and Conventional Retaining Walls .... " .. ,", .. ," 12
Slnb-on-Grade Floors ., .. ', ... ,.,' .. '.,." .. ," ..... , ... ,', .. ".. 13
Drainage ..... , ...... ,.,', .. ,., ..... , .. ,., .. , ... , ..... , .. " ... ,. 14
5.6.1 SurfaceDrainage :,.,.,.,., ..... , ... , .. " .. , .. , ... " ... ,"" 14
5,6.2 'FOOIi(lg Drains """"""""""'" '" . , , , , , ,. , , .. , , , , . " 14
GEO Grollp Northwest, Inc.
Feb 21 07 03:051" Clif'f' Williams Belmont Ho 2069331049
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TAB'.Ll~ O/l'CONTli:NTS
(Continued)
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6.0 LIMITATIONS ............... , .......... , , .. " ........ , , , , . , , , , .. , .. 14
7.0 AD.DITIONAL SERVICES ................. , ....... , .... ', ... , .. , .. ,.. 15
ILLUSTRA nONS.
Plate I
Plate 2
Plate 3
Plate 4
APPENDIX A:
Vicinity Map
Site Plan
Proposed Site Plan
Typical Basement Wall Backfill am[ Drainage Detnil
TEST PIT LOGS
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GEOTl<;CBNICAL ENGINEERING STUDY
PROPOSED MEDICALIOFFICI~ CENTER
400 BLOCK SOUTH 31fH STREET
RENTON, WASHINGTON
0-2052
1.0 INTRODUCTJON
1.1 Project Description
The project site is located at the 400 block of south 37'1. Street in Renton, Washington as shown
on Plate 1 -Vicinity Map. The subject parcel is located on the southern side of South 37'" Street
in Renton, Washington, directly across from address 404 South 37'" Street. We 11l1dcrstanclthat
the subject lot has (Ill area of approximately 5.7 acres and has all irregular shape as ShO\\,l\ onth~.
attached Pia Ie 2 -Site Plan.
The proposed site development will consist of constructing two wood-fn\lllc buildings with
associated parking lots. The eastern building is proposed to consist of u two story medical oftice
building with daylight basement parking garage. The western building.is prOI)Osed to be a one-
story officebllilding with daylight basement parking garage. The basement garages ",·ill.have
concrete retaining walls. Parking lots arc proposed for the low to moderate inclination slopes.
located in the northeastern-most portioll of the subject parcel. A schematic of the proposed
development has been included with tltis report as Plate 3 -Pl'oposed Sitel'l.n.
2.0 SITE CONDITIONS
2.1 Site Description
The site is currently undeveloped und shows no obvious signs of previous grading activity. The
northern portion of tile .project site, where the development is pl'Opqsed, consists of low to
moderate inclinatioll ~Iopes which face west. These slopes have inclinations I"dnging from 8 to
23 pel'cent trom the horizontal with an average inclination ofapproxilllately II percent. ·Just to
the south of this Ilrea is an area of moderate to steep inclination slopes which jiwes primurily
south. These slopes have inclinations ranging from 30 to 44 percent from the horiz.o1Jhll and
have a height ranging tro1ll20 to 32 feet. At the base of the moden\tc\o steep slopes lies n
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400 Block South 37,1, St., Renton, Washington
relatively flat area and the stream charUlel for Panther Creek, which {-lows west across the
property. The existing topography issho~~\ on the attached I'late 2 -Site Piau ..
0-2052
Page 2
The gentle to mode.rate angle slopes locnted on the northern side of the parcel are vegetated by
grasses, black ben,)' bushes and some deciduous trees. The moderute to steep inclination slopes
located on the southern portion of the property are vegetated primarily by ferns, small bushes,
deciduous trees and a few evergreen trees.
The South 38,11 Court roadway dead ends at the northern propelty line. At the lime of our sile
investigatioll on June 2,. 2005, it was apparent that some yard waste and soil may have been
dumped onto the subject property at the So\\th 38'h Court dead-end.
2.2 Geologic Oven'iew
According to the geologic map of the site vicinity 1 , the surficial soils at the project si te are
reported to be Ground Moraine Deposits more commonly known u's glacial till (QgI). Glacial
. Till js described as a hard, unsorted mixture of sand, silt, emf grave) deposited during the
Pleistocene Fraser Olaciation period about J4,000 years ago. The Ii II soi Is were overridden by
glaciers and typically are dense to very dense belDw the weathered mne. Based upon tbe milp,
RentollFormation (Tr) bedrock may be located on th~ western-most portion of the sile. The
. Renton Formation consists of Arkosic sandstone, lIludstone, shale, and several coal beds. The
rock in this formation is said tD be irregularly cemented by calcium carbOllule and have a
thickness of about 2,500 teet.
2.3 Field Investigntion
GEO OI'OIlP Northwest, Inc., explored subsurface soil conditions aUhe site by excavating und
logging six explor'atory lest pits TP-ltlu'ough TP-5 on JUlle 2, 200!;, The lest pits were located
in areas roughly surrounding the proposed building areas as shown on Phlle 2 -Site Plan and
Plate 3 -Proposed Site Plnn.
The testpits were excavated to depths ranging between 3 and 7 feetbelow ground surfac.c (bgs).
Soil samples at vary·ing depths were collected, c1ussified and returned to our laboratory. The (est
, "Geologic Map of the Renton Quadrangle, King County, Washington", D.R,
Mullineaux, U.S.O.S., 1965.
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pits were then backfilled with the excavated site soils and tamped il1to place by the backhoe
bucket.
2.4 Soil Conditions
Soils encountel'ed at the lest pits consisted of loose silty SAND to sandy SILT soils overlying
medium dense to dense snndySILT soils at depths ranging from 6-inches to 2.5 feet below
ground surface. Some sedimentary rocks were encountered witilin the dense sandy SILT soils at
the test pit TP-3 and TP-4Iocations. The majorityof'soils encountered appeared to be (he glacial
tilJ soils discussed in (he geologic literature for the site. The observcd sedilllentary rocks arc
indicative ofthe.sedimentary Renton Formation which probably underlies the glacial till soils al
the site. Copies oCthe Test Pit Logs are presented in Appendix A: Test Pit Logs.
2.5 GrotlOdl'l'llter Conditions
Groundwa.ter seepage was observed at a depth of J 8-illches below ground surface at the TP-5 test
pit locution. It should be noted that groundwater conditions may tlucluate.setlsonally, depending
on rain["ll, SurtilCC runoff and other factors.
l& §.E.lli..MICITY
3.1· Seismic Hazards
We understand that the City of Renton has classified the project site as havingn sei~lllic hazard
due to (entialliquefaction of soils durin an earthquake event. Based u )\ the s( 'Is
encountered in our subsurface investigation; it ist 1e opinioll of EO Group Nortilwest, IHe., that
there project site soils ure not potentially liquefiable. ' -
3.2 Seismic DI!sign Site Classification
Accol'ding to the 2003 International Building Code (!Be), the project site has Site Class.C soil
(Vel)'dense soil and soft rock), as derived from Table 1615.1.1 in the me, based upon the
subsurface soil conditions found during Ollr site investigatioli.
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400 Block South 37'" St., Remon, Washington
W SLOPE AND EROSION HAZARDS
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We L1nderstand thatlbe City of Renton Critical Area Maps indicate thnt the subject site contains
stoep slopes.: landslide hazards and an erosiol\ hazard .
. 4.1 Steep Slopes
The City of Renton classifies steep slopes into two categories: Sensitive Slope ane! Protected
Slope. Sensitive slopes are those slopes having an average slope of 25 to less than 40 percellt
and those slopes with avemge inclinations of 40 percent or greater huvinga maximum vertical
rise of less than 15 feet. Protected slopes arc defined us those slopes with an average slope
inclination of 40 percent Dr greater wld having 1\ minimum vel'tical rise of I S feet. .
Based UpOll the City of Renton slope definitions, the majority. of south facing moderate to steep
inclination slope.s at the site may be classified as Sensitive Slope areas. A small portion of the
south filCing slope, neal' the eastern property boundmy mny be classified as Protected Slope area.
") Based upon the current site plans 110 development is proposed to be located on the Sensitive (ll'
(. _ Protected slope nrens. However, the proposed roadways and parking lots al'e proposed to be
located aUhe top oftlie Sensitive and Protected slope areas with IlO setback. The prop",~d
eastern building will be located approximately 50 feet from the Protected slope area. The eastem
building is proposed to be located no closer than approximlltely 32 feet from the Sensitive slope
area. The western building is proposed to be located no closer than approximately 32 feet from
tbe Sensitive slope area. It is the opinion of GEO Group N<ilthwest, Inc., that the proposed
development can occur at the proposed locations with regard to the steep slope classifications.
The landslide and erosion hazard risks which are associated with the development will be
discussed in the following sections. The City of Renton Municipal Code. requires that the
Protected Slope area, lmless exemptedtrom the standards, Illllst be designated as a Native
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. Growth Protection aren and will require permanent protection in accordance with the
development code.
4.2 Landslide Hnznrd Arens
According to the City of Renton Municipal Code landslide hazard areas are defined as:
1. Low Landslide J-Jazard (LL): Arens with slopes less thall fifteen percent (15%).
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2. Medium Landslide Hazard (LM): Arells with slopes between fifteen percent (\5%) and forty
percent (40,%) and underlain by soils that consist largely of sand, gravel 01' glacial till.
3. High Landslide Hazards (LH): Areas with slopes greater than forty percent (40%), amI nreas
Wil.ll slopes between fifteen pcrcent (15%) and forty percent (40%) and underlain by wils
consisting largely or silt and clay,
4. Ver), Higll Landslide Hazards (LV): Areas ofknown mappable landslide deposits.
As discussed above there are slopes at the site which range in steepness from gentl'e to steep with
It maximum inclination of 44 percent from the horizontal. Tbe underlying site soils con~ist oC
pritnarilysandy SILT, glacial till soils, which may be underlain by sedimentary rock.·
Accordi.ng to the atorementioned definitions, Low to High Landslide Hazard areas are located at
the project site. A portion of the western proposed building may be located within a High
Landslide H.azHrd Area based upon slope inclinations at the proposed western building. which
range between IA and 23 percent from the horizontal. ClEO Group Northwest, Inc" is not awure
of any known landslide deposits at the project sitee Consequently, there are no known Vel)' High
Landslide Hazard areils at the prqject site.
At the time of our site investigation, we observed no signs of slope movement such as scarps or
slumps, on the slopes at the project site. Due to the relatively low slope inclin.utions and the
dense condition of the underlying soils itis the opinion ofGEO Group Northwest, Inc" that the
existing slopes at the site are stable in their cu(rent configuration. The proposed development
will not increase the risk of damage as a result of landslides at the subject site.
4.;3 E"oslon J:ll,zard A"ells
Based upon the City of Ref1ton Municipal code, areas having slopes with inclinations of less than
IS percent are classified as haviog it Low Erosion Hazard. Slopes with inciinutions (If 15 percent
or greater arc classified as baving a High Erosion Hazard. Accordingly, we llflderstand that both
low and high erosion hazard lIf'easare located at the project site. The ml\jority of the project
development is located witJlin a Low Erosion Hazard Area except a portion of the westel'f1
building area which is located witlull a High Erosion Hazard Area.
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400 B.Jock South 37 'h St.,. Renton, Washington
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It is the opinion of GEO Group Northwest, Inc., that the proposed aevelopment presents a low
risk of erosIon which call be mitigated through the propel' lise of the following erosion control
measures:
a, Filter fabric fences should be installed down.hill from all disturbed soil HI'cas;
b, Plastic sheeting, jute netting 01' other methods that are approved by the
geotechnical engineer should be installed on disturbed soil areas which have an
slope inclination of steeper than 40 pere-en!.
4A HlIZfll'dsRisk Stntement
Based upon. the GEO Grollp Northwest, ]l1c., slIbsm'face investigation at the site nnd the currenl . .
proposed development plans we have evuluated the project site with regard to steep slope,
landslide and erosion hazards and have prepared the following statements:
I. The proposed development will not increase the Ihreat of geological hazard to
adjacent properties beyond pre-dev~lopl11ellt c.onditiol]s provided the
recomlilendations contained .herein are properly implel1\ented; and
2. The proposed development will not adversely impact other critical areas pl'ovided
the recommendation.s contained herein are properly implemented; and'
3, . The development can be safely acc,omnlodated on the site, provided tbe
recommendations contained hel'eill are pl'operly implemented,
5.0 CONCLllSIONS AND RECOMMENDATIONS
5,1. General
Based upon the results of our SL11dy, it is our professional opinion that the site is geotechnically
suitable for the proposed development. The proposed buildings can be supporledon
cOllventional spread footings bearing 011 the dense to vel' 'dense ite soils or on compacted
s'trllctural fill placed on top 0 tIe ense site soils, The overlying loose silty Sllnd soils nre 110t
suitable to support fOllndulions due to their loose conditioll,
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Because the site solis are flne-grained they are considered to be moisture sensitive and will be
difficult or impossible to compact during wet weather conditions. Ifearlhwork is pliumed tor the
winter months we recommend that a relatively free-draining pit-ron sand or gravel be imported to
the site for use as structural fill. Wet site soils may be stabilized by cement treatment if
necessHlY. Recommendations for cement treatment of site soils are included in Section 5.2. 5 -
, Soil-Cement Stabilization.
5.2 Site Preparation IIl1d Gcoel'nl Earthwork
The building pad areas should be stripped and cleared of surface vegetation and loose soils. ff
yard waste !IncIJoose tills are found within the develo"ment areas they should be removed.
Disturbance to the site should be kept to n minimum. Silt fences should be installed around arcas
disturbed by construction activity to prevent sediment-laden surface nmoff trom being
discharged off-site. Exposed soils that are subject to erosion should be compacted and covered
with plastic sheeting.
The proposed building foundation areas SbOilld be excavated down to the dense nalive sile soils,
glacial till soil. Based on the tlndings from our soU investigation at the site, we anticipate that
(he dense soil under the building areas is present between 6-inches and 2.5 feet helow the
existing ground surface (bgs). The dense (.ondition oflhe building fotmdalion subgrades should
be field verifted by GEO Group Northwest, Inc. dUl'ili.g building pad excavatioll. lfloose soils
are encountered at the pt'oposed fooling subgrade elevatioll it may be necessary to com pact the
soils below the footings or replace with a compacted structural fill.
5.2.1 l'enworary E;xcayation and Slopes
tinder no circumstances should temporary excavalionslopes be greater than the limits specitled
in ,local, state and national government safety regulations. Temporary cuts greater than four leet
in height should be sloped !It an inclination 110 steeper than I H: 1 V (Horizontal:Vertical) in the
loose site soils. Temporary cuts in the dense site soils may be excavated 110 steeper than IH:2V
provided that no seepage is encountered. If groundwater seepage is encountered during
conslillction, excav'ation of cut slopes should be halted and the cut slopes should be rc-cvl1luuled
by GEO Group Northwest, Inc. Permanent cut slopes nt the site should be inclined no steeper
than2H: I V. Permanent fill slopes should be inclined 110 steeper than 3H:) V without a
geotechn.ical engineer approved design.
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400 Block South 37'h St., Renton,W .:.:-=a.::sl=ili:.:'lg!".:t-=0:.:.n ______ . ________ .-:..P-=a~ge=__=8
Surface runoff should not be allowed to flow uncontrolled over (he top of slopes into the
excavated area. During wet weather-exposed cut slopes should be covered with plastic sllcetillf!,
during construction to miuitllize erosion,
5.2.2 . Structw'ul Fill
All fill material used to achieve design site elevations below the building area und belo\v non-
stlUcturuHy supported slabs) parking lots, sidewalks, driveways, and patios, should meet the
requirements for structural nil. During-wet weather conditions, material to be llsed as structllml
fill should have the following specifications:
1. Beli'ee draining, grlll1ular material containing no more tban five (5) percent fines (sill and
clay-size particles passing the No. 200 mesh sieve);
2. Be fi'ee 0(' organic material and other deleterious substances;
3. I'lave a muxirill11U size ofthree (3) inches in diameter.
All. fiJI material should be placed at or near the optimum moisture content. The optimum
moistw'e content is the water content in soil that enables the soil to be compacted to theltighest
dry density for a giVCll compaction efiort.
The majority of the on-site soils will be moisture-sensitive because they consist of silty SAND
and snndy SILT soils. If these soils are too wet they will be very dHlicult or impossible to
compact because of their silt content. Consequently, if work is to occur during the wet wintcr
months it may be necessary to imporla free-draining granular lill which can be compacted to
meet the .structural fill specit1clltions. Ideally this material would have. less than 5% pnssing the
No. 200 sieve.
If the Oil-site soils arc to be used as engineered structural fill, it will be necessary to segregate the
topsoil and any other organic-or debl'is-containing soil, because such soils WOUll! be ullsuital'lie
for use as structural fIll. Excavated on-site material that is stockpiled for later use as stl'\,1cturul
fill sbould be protected from rainfall or contamination with unsuitable materials by covering it
wUh plastic sheeting until it is used.
Structural jill should be placed in thin horizontal lifts not exceeding ten inches in loose thickness.
Structural fill under building areas (including foundation and slab areas), should be compacted to
GEO G"OUI) NOl'tbwest, I.llc.
~ep 21 07 03:09p elL" William. Belmont Ho
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400 B10ck South 37'h St., Renton, Washington
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at lenst 95 percent maximum dr),<lellsity, as determined by ASTMTest Designution 0·1557·91
(Modified Proctor).
Stmctural fill under parking lots and sidewalks should be compacted to at least 90 pel'cent
maximum dry density, as determined by ASTM Test Designation D· I 557 -91 (lvlodjfied Proctor).
Fill placedwitliin 12-inches of Ilnish grade should meet the 95% requirement.
We recommend that GEO Group Northwest, Inc., be retained to evaluate the suitability of
structural till material and to monitor the compaction work during construction for qualHy
assurance of the earthwork.
~ .s.Ue Work During Wet Weather
During wet weather we I'ecommend excavating to within a few inches, or more, above the onal
subgrade elevation ot'slabs and footings topl'otect the moisture sensitive site soils irlhe subgradc
soils ure to be exposed to weather for an extended period oftilne. I'inal excavation can be
accomplished later to remove unsuitable material iUld minimize subgrade exposure.
Altel11ativeIy, the subgmde cun be protected with a 4 inch layer of 1.114 inch cnlshed rock or lean
.l1lix concrete, dependent on tile disturbed site.conditionsand weathel; conditions. Construction
(ramc should be l1linjmiz,~d 011 the slab and building foundation suogrades.
i.k.1 Subgmde Stabiliztltion
Following preparation oCthe slIbgrade under pavement <I .. eas, we recommend proof-rolling the
slIbgrade with a piece of heavy construction equipment, such HS .\ f\llIy loaded dump truck, to
verify 111ftt the subgrade is unyielding. Proof~rolling should be performed under the direction find
observlltion of the geoteclmical engineer. Sot[ areas may require over-excavation and
replacement with compacted structural GIl material, or othel' stlbgrude stabilization measures.
To stabilize yielding building pads, foundation. sllbgrade, and pavement subgrade soils, we
recommend separating and contlning the soft site soils with a woven geotextile fabric sLich as
Mirati SOOX, or equivalent, and bridging with an aggregate above the fabric. The bridging
material may consist of pit run sand and gravel, 1·1/2" minus crushed rock, qll.my roci<, crushed
recycled concrete, 01' other locally avniluQle material acceptable to the geotechnical engineer.
The amount of material required to bridge will depend on the condition of the subgrade and the
type of bridging material used. GBO Group Northwest, Inc., Sllould be contacted to evaluate tbe
subgrade conditions prior to paving or foundati0l1 construction. As all alternative to \Ising a
GEO Gr'oulI Northwest, Tne.
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Cllff Williams .8elmont Ho 2069331049
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December 6, 2006
400 Block South 37'h St" Renton, Washington
geotextile ~einforced aggregate bridging material the site soils could be cement treated as
described bet'ow,
~ Soil·Cement Stllbilization
(J·2052
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For on·site soils that prove to be unsatisfactory as a subgrade base for fOllndations, floor Shlbs,
sidewalks and driveways, n soli cement treatment progrum can beimplemcnted to improve the
subgrade conditioll and wet weather performance, In addition, if site soils are too wet to be used
as stl'uctural fill they may be mixed with cement and placed as structural fill.
Cement treatment consists of mixing cement into a minimum 12·il1ch thickness of the site soil,
creating a cement treated base (CTB), Over large areas cement treatment is usually p~rformed by
tilling cement intoibe site soiL The cement treatment should extend down to tln11 $()ils, The site
should be pre-grllded prior to cement treatment to prevent cutting or removing the minimuill
thickness of eTB during the final grading process,
The fate of cement application is d~pel1del1t on the moisture content of the soil al1d typically
varies from about 4 percent to 8 percent (43 Ibs to 86 Ihsper sqllare yard for a l·foc)1 dcep
treatment), based on dry weight. Based on our experience, an avcf(lgeapplicationtate (If. about 5
percent or 55Albs of cement per square yard for a one·foot deep treatment should be adequate (0
stabilize the onsite soils,
Proccduralty, a stalldal'd Portland cement is ~\pplied in dry powder form to the surface of dIe
grolllJd nnd tilled into the soil with a tilling machine, The cement can also be mixed with site
soils in batches by an excavalor, In this case tbe machine operator should be experienced in soil·
cement mildng to insure the proper mixing ratio, Immediately follo\ving soil·c.ement mixing and
grading the subgrade should be compacted by a large vibratory machine, Accordingly, cement·
treated .tHis can. be built up by placing 12-inch thicknesses of mixed soil·cemenland compacting
at the surface of each 1m,
5.3 Spreud .Footiug Foulldations
The proposed buildings can be supported. on conventional SIJread footings hearing on the dense . .
site soils 01: on compacted structural fill placed.on top oflhe dense site soils, Based on the
findings frol11 OUl' soil investigation at the site, we anticipate that the dense soils are prescnt
between 6·inches tll1d 2.5 feet below ground surface at the building locations,
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GEO Group NOI'thweSI, Inc,
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reo C:l UI U.,j: lip Lllff WIllIams Helmant Ho 2069331049
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400 Biook South 37 11' St., Renton, Washington
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Individual spl'e!\d footings may be used for supporting columns and strip fOlltings for bearing
walls. OUf recommended minimum design criteria 1'Of foundations bearing on the d~n~e site soils
or on compacted structural fill are as follows:
-Allowable bearing pressure, including all dead and Jive loads
Dense native soil
Corn pac ted structural nil
• '" 4,000 psf
. = 2,500 psf
Minimum depth to bottom of perimeter footing below adjacent final exterior grade ~ 18
inches
-Minimum depth to bottom of interior footings below top of tloO!' slab ~ 18 inches
-Minimum width of wall f:ootings ~ 16 inches
Jvlinimum lateral dimension of column footings = 24 inches
Estimatedpost-constructioll settlement = 114 incb
Estimated post-construction differential settlement; across building width ~ 1/4 inch
A one-third increase in the above allowable bearing pressures can be used when considering
short-term transitory wind or seismic loads.
Later'alloads can also be resisted by iriction between the foundation and the supporling
compacted fill subgrade or by passive earth pressure acting on the 1Jul'ied portions of the
foundations. For the latter, the foundations must be poured "neat" against the. existing
undisturbed soil or be backfilled with a compacted fill meeting the requirements for stl1l~tural
fill. QUI' recommended parameters are as follows:
-Passive Pressure (Lateral Resistnnce)
• 350 pcf equivalent lluid weight for compacted structural nil
• 350 pef equivalent fluid weight for native dense soi/.
-Coefficient of Friction. (Friction Foctor)
'. 0.35 for compacted strLrctural fill
• 0.35 for native dense soil
GEO Group Northwest, Inc.
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Fe'" 21 07 03: 111" .. Cliff Williams Belmont Ho 2069331049 (J
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400 Block South 37th St., Renton, Washington
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The allowable passive pressure and coefficient of friction may be incretlsed by 33% to resbt
temporary loads iinposed by wind and seismic forces. We recommend that footing drains be
placedarowld aU perimeter footings. More specific derails of perimeter foulldntioll <irvins are
provided below in SectioD 5.6.2 -Footiug Dl'ains.
SA Pel'mauen! Basement lIud Conventional Retllining Walls
The preliminary plans indioate that both buildings will have dllylight basements wi Ih 10 foot tall
retaining walls. We recommend thut thebasemcnt retaining walls be designed and constrllcted in
accordance with tl1e following guidelines.
Permanenl basemellt walls restrained horizonttlily on top are considered llllyieiding and should be
designed for a lateral soil pressure under the at-rest condition; whil~ conventi(mal reinforced
concrete walls free to roiate on top should be designed lor lin activG laterlll soil pressul'~.
COllventional reinforced e.oncrete walls that arc. (lesigned to yield an amount equHI.10 (U)02
times the wall height, should be designed to resist the lateral carth pressure impc;sed hy an
equivalentfluicl with a linit weight of: .
• 35 pcffor level backfill behind yielding retaining walls ..
For seismic!llly induced latel'alloads the designer should use an additional 6H pst' where H is
the height of the retaining wall.
At-Rest Earth Pressure
Walls supported hOJ'izonta.lly by floor slabs are considered unyielding and should b" designed
for lateral soil pr.essure under the at-Test condition. The lateral soil pressure design sholtld
have an equivalent flLlid pl'essllre of:
• 45 pcf for level grollnd behind permanent unyielding retaining walls
For seismically induced laterulloads the designer should usc· an additional tiH. psI' where H is
the height of the retuining wall.
GEO Group Northwest, Inc.
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~ep ~I U~ U~:14p Cliff Williams Belmont Ho 2069331049
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400 Block South 37'h St., Renton, Washington
Passive Eftl'th Pressure IIud Hase Ii'I'letion
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The available passive emih pressure that can be mobilized to resist lateral forces may be
assumed to be equal 10 35,Q.P.cf e~Ienl l1uid weight for the undisturbed dense glacial IiI!
soils and 350 peffor conipacted structural backfill.
The base friction that can be generated between concrete and undisturbed bearing soils or
engineered structural backtlll may be based on an asslImed 0.35 friction coel'l1cienl. TIle
allowable passive pressure and coefficient offriction may be increased. by 33% to resist
temporary loads imposed by wind and seismic forces.
We recommend that a ve,1ical drain mat, Miradrnin 6000 or equivalent, be used. to facilitate
drainage beh.ind conventional retaining or basement walls. The drain mat core is placed against
the wall with the tilter fabric. side f~lcing the back:fill. The drain mat extends from the tinished
surface grade, down 10 the footing dndn pipe. In addition to the clt'ain mat, we recoillmend lilat
tbe backfdl for Ihe basement walls consist of compacted free-draining material. Wall dr(linagc
recorrunendations and installation procedures should be followed per J'lntc 4, Typic,,) Basement
Wall Blickflll Rnd Drainage Detail.
Backfill mnterial behind conventional retaining and basement wall~ should be compacted to 90 . .
percent oIthe maximum dry density determined by ASTM D 1557-78 (Modified ProctrJr
Method). The backfill in areas adjacent to the walls should be compacted with hund held
equipment to avoid damaging the wall.
5.5 Slab-on-Gl'lIdeFloors
The slab-on-grade Iloors may be placed on the medium dense to dense site soi Is or on compacted
stmcturall1ll placed on top of the dense site soils provided that the subgrade is firm and
unyielding at the time of slab construction. The unyielding condition of the slab subgradc Hoors
should be verified at the lime of construction by proof-rolling under the geotechnkal engineer's
supervisi 011.
To avoid moisture build-up on the subgrade, slab-on-grade .floors should be placed on n capillary
brea(which is in tU-;;;I~-flced on the prepare<1 subgrade. The capillary break should consist of a
tillilimum of a $ix ('6jliicfi truck layer of rree-draining~rushed rock or gravel contai !ling no morc
GEO Group NOl'thwest, Inc.
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Fe~ 21 07 03:14p CliFF Williams Belmont Ho 2069331048
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December 6. 2006
400 Block South .37'11 St., Renton, Washington
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than five (5) percent finer than No.4 sieve. A vapor burrier, such as a IO.-mil pl,lstk membrane,
is recommended to be plaoed over the capillaty brenk beneath the slab to redlW~ water vapor
transmission tlu:ough the slab. Two to fO\lr inches of sand may be placed over the barrier
membrane for protectiontluring construction.
5.6 J)l'Rinnge
~ Surface Drainage
The dense glacial till site soils are relatively impermeable, except where sand lenses llccur.
Consequently, the tinished grades should be graded such thllt surface water is directed away Ih11l1
the buildings.
5.6,2 Footitu! Drains
We recommend Ihatdrains be installed around the perimeter of the foundation .footings and at the
base of retaining walls, The drains should consist of a four (4) inch minimum diameter,
perforated or slotted, rigid dmin pipe laid at or near the bottom of the footing with a gradie.nt
sufficient to generate flow. The drnin line should be bedded on, surrollnded by, and covered with
a free-draining rock, pea gmvel. or other free-draining granular material. The drain roc.k and
drain line should be completely surrounded by a geotextile filter litbric, Mirafl 140N or
equivalent. Once the drains ore installed, the excavation should be backfilled with a compacted
structural fillmateriHI. The footing drains should be tiglltlined to discharge into the storm watcr
collection system.
Under no circumstances should root· downspout cirainlines be connected to the fi)oting drainage
system. AllrooJ' downspouts must be separately tightlined to discbarge into the storm water
collection system. We recommend that sufJicient cleanollts be installed at strategic IOc.'llions to
ullolV for periodic maintenance oCthe footing drains ancl downspouttightline systems.
6.0 LIMITA nONS
This report has been prepared for the specific application to this site for the exclusive use of Mr.
Cliff Williams ofSpringbl'Ook omcePark. LLC and his authorized representatives. We
recommend that tbis report be included ill its entirety in tbe project contract docUmeJHR fo[ usc by
the contractor.
Gl~O Group NOI·thwest, lllc.
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Fe~ 2107 03:15p Cliff' Wi I I ia m's 8 elm 0 n t. H 0 ' 2t~933104S '
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400 Block South 37 11> St., Renton, Washington
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Our findings and recommendations stated herein are based on field observations. Olll' experience
ondjudgement. The recommendations are our professional opinion derived in a liHulIler
consistent with,the level of care WId skill ordinarily exercised by other members of the profession
currently practicing under silllilar conditions in this orca and within the budget constraint. No
warranty is expressed or implied, In the. event the soil conditions ~re fotU1cl to vary during site
excavation, GEO Group Northwest, Inc, should be notified and the above recommendation
should be re-evaluated,
7.0 ADDITIONAL SEHVICES
We recommend that GEO Group Northwest Jnc, be retained to perfonn a general review of the
fimd design and specific.ations 01' the propose,d development to vcd fy that the earthwork and
fOllndation recolTImendations have been properly interpreted and implemented in the desigli and
,in the construction documents. We also recommend (hat GEO Group Northweslln~" be rClnincd
to provide monitoring and tesling servic.es for geoteclmicaily-reiated work during construction,
This is to observe complhlhce with the design concepts, specifications or recommendations and
to allow design changes in the event substance conditions differ' [j·om.lhose anticipate,1 prior to
the start of construction, We anticipale the following construction monitoring inspeclionsmay
be necessary:
I. Site clearing and grubbing;
2, Verification of bearing soil conditions for foundations;
3, Structural fill placement and compaction,;
4, Subsurface drainage installation;
5, Slab-an-grade preparaticlI1 including proof-rolling;
We nppreciate tius opportunity ['0 have been of selvice to youonlhis project. Vic look i,mvard
to working with YOll, as tllisproject progresses, Should you have any q\lestions regarding this
report or need additional consultation, please feel free to call tiS,
GEO Group NOl'thwest, Inc.
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Feb 21 07 03: 15p . C.L~ff Will iams Belmont Ho
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December 6, 2006
400 Block South 37 th St., Renton, Washington
Sincerely,
GEO Group Northwest, Inc.
Adam Gaston
Project Bngineer
r;:; . /J1 VLIk~ 1£<d1
William Chang, P .E.
Principal
GEO Group Northwest, Inc.
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0-2052
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Feb 21 0'7 03 :15p
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Cliff Williams Bel.ant Ha
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ILLUSTRATI 0 NS
0-2052
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'M.1HIH THIS AREA
SITE PLAN
PROPOSED MEDICAL/OFFICE CENTER
400 BLOCK SOUTH 37TH ST.
RENTON, WASHINGTON
Feb 2107 03:161"
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PLAN BASED Ul'ON TOPOGRAJ'HIC
SURVEY PROVIDED BY SPRINGBROOK
OFFICE PARK, LLC, PREPARED BY
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PROPOSED SITE PLAN DA 'fE: 11117/06 un Northwest Inc PROPOSED M8DICALIOFFICECENTER DRAWN' AO "~NBlOIh_Sld""O, .. u-, WA -r ' '. <100 BLOCK SOUTH 37TH ST. . ~~I[~:,:if.,: ~~& Pliooo"~11 tAX4251i4941,a RENTON, WASHINGTON PT "'T'J:;', 1
Feb 21 07 03: 191' Cliff Williams Belmont Ho 2n69331049
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Feb 21 07 03: 19p Cliff William~ Belmont Ho 2"69331049
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Refnli\'ely
Impr!rml!alJle
F,.~e dra;nlng mall!ri(l/,
(1"CI.'iiten rock or Crushed
rock)
Geolt:<life
(Mirafi 1<10 N
or eqll(iI)
" or 6 inch diameter
slofled 01' per/orated PVC
pipe
NOTES:
COMPACTED
FREE-DIIAINING
BACKI"ILL
MATIilU,IL
fJarermm/
Wall '.
NOT TO SCALE
I.) Do not replace ri.gid PVC pipe with flexible corrugated plastic pipe.
2.) PerforMed l'VC pipe should be tight jointed and laid with
V(!rtir:<11 D}"(1jrl ,lieu
(Mlrudraill 60()O
0" equlIl)
perforatio'ns down al the 5 and 7 o'clock position. The pipe shall have a positive
gradient to discharge.
3.) Do not connect roof downsptl\lt drains into the foundation dl3in lines.
4.) Exterior backlill should be compacted in lifts to " firm anclullyiclding condition.
! .' -=G:;,;r:....:o:;,;u=.Jpc....:.N..:,· .::.O=-rt:..::I.::.1 w.:.:....:e.::.s~t ?'-.:I:..::n:;,;c:,:,_
TYPICAL BASEMENT WALL BACKFILL
AND DRAINAGl<: DETAIL
SCALE NONE
GootlfchniClll F.ngL-\ftlllS, ClloIoQ1S!!l. Ii
E'wlmnm'Jnlal Sclel'lllsts
DATE 1210112006 MADE AG CHKC
400 IlLOCK SOUTH 37TH ST.
RENTON. WASHINGTON
we JOB NO. G-2052 PLATE 4
Feq 21 07 03: 19p
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APPENDIX A:
TEST PITl.OGS
0-2052
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Feb 2.1 07 03:20p C I i_ f f Williams Belmont Ho p. 14
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LEGEND OF SOIL CLASS'IFICATION AND PENETRATION lEST
___________________ 11JNIFIED SOIL CLASSIFICAToI~YST~_~(~~_C!)_. __ ~ _________________________ _
MAJOR OIVISION I ~~~U;L TYPICAL OESCRIPTION· : LABORATORY-CLASSIFICATION CRITERIA ,
--_.--... -------~----I----~-I-------------------------r---·-·----·--·--·------------~
tLf:AI'1
GRlMiLS
ow W!!l!. o~oeo GRAVElS. ORAVEl-$ANO
MIXTURE. lITTLIi-OR NO FINeS
'GRAVEI.S 1111110 Of no GP POORLY ORAOI!O GM~LS, AND GRAV1!l·SAHO
COJ\RSIi. I (MOIl 'Than HIli 'fine.) j MIXTUIU!S tiTTLE OR NOr-IH!!S
OMINee SOilS LQ~;::~I~~I~~~ 4 !-----.. ---.. -.-l---------.,-----.. -.--------
Sla ... o) DIRTY OM Sil TYGAAVI1iL6, QIlAIJI!L·SI\tIO·SILI MIXTURES
ORAveLs _ .• _____ . ______ .... __ .. ____________ •
ac CLAYEY GIlAVElS. GRAVe.L,$AND.ClIW
MIXTURES
[willI &Q1l1O
I --fillo')
b---------l----f---.. -.. ---------------.-
SANDS CLEAN
SANDS
sw WELL (;RI\DEO SAMDS, QRAVt:!l.l Y SANDS,
LnTl.!! OR NO flNI!S
Cu :r IDo,Cl' Dl019ro~\or IM.I'I 0'
OL!'fEAMINIi Cc:: (030, ~ 'tl)l(1' OM) bnl">~cefl \ IInu ~
pF.~CSNr"G~S·OF _." -.~--"'" ,-",--"~-"",~-,,~,.,,",,.,--
GRAVC'l: rum-SAND
r-ltOM'GMIN S~I! "'OT MEE IltlG ABOVE RlmUIAF,MENTI:j
OIS6~:~~ION "-' ._.-----, I ''''TTeRfiEliGlli.,,'''-S''BIlOW''
. "A-' liNe'.
CIJNTl!tH 01-P.l. LI!SS THAt ••
QF'FINI::S ....... ---." •• -~-.'".,,'-.-.
. t:)(CEEOS 12')., AHEr\B/:F\G 1.1"11 rs ABOVti
COARSIi: CMINEO 0/1" UNE.
SOI~SARI! ' or PJ. MORE THMJ 1
CLAS$IFIt!OA9 ~ .. _____ .l.._._. -----------
FOLl.OWS: Cu .. {080r0101 O'OOiet ULlin 6
CO" (OOO)I/IDIO' 0001 bllwoen lind 3
(Mo14l11UIin HilI( -·-----t -----... "
Coars!! Oroln. (BIU. Of 1\0 Sp I flODRl Y GRADeD SANDS. GRAVlll,LY SANDS, ~ ~% Flnl OrQllV./!I: MQrao lhnn 11(1011
C1 Wolghl Lorg,r
Tllln N(I. 200
81 .... 11
Smollllr lhall No. linu) LlTIle OR NO flUI:S aw, Gp. SW, Sf!
-4-51 ..... ) .----------•• -----~ -----' i-------ri\TlenlllffiGT.",1ITS-U~lOW··
DIRTY 8M SIl.TYSANOS,SAJo{(MillTMIXTURas ,1>12~PlneG'elI1G(I: "j 'Nl!NE
SANOS • GM, C;C. SM. SC • CmmiNT OF ..... illl fll.l F.:M rHAl~ • i------c--...... ---------Fl." .. ---------... --.. --...... ~ 10 12~ Pm!) E;I.CF.EOS l:!'.~1 ".TTI!Rn!:R{) LIMITS J\OQVE; _____ .. ______ ~ .::~:~~m~_ ~~-~-::~~~~~~~~~~~::~~~~ __ ._~~~:.~~;;;_~~a~.l._· _.' ___ .~ .J" ... ~._P:I.:·.;.~~!;.~~~!l~~ .• 7 ...... .
Lkluid Ulllil M INO~GANIC $ll1"S, ROCK ROUR, SANOY SH.TS
SILTS ( 50% L OF Sr..IGIIl" P~STlCITY
IlllLlow A-lhlo 00 ,-----i'-----~ _____________ ... __ j
PINlnctlV CIlGrt,
FINE·GRAINED 1""lIg010 0rgllnIC)! Ll.:jul(J limit '11 INQ'Hl"NIC SilTS. MIC".Ct!OUS OR
SOILS ' :> SOy,: " I olA·ror.",ceOU!I. Fr~1I! SMI{')V OR fill TV SOli. 1-. __ .. __ . -___ .-l-. __ . ______ .. ___ . __ . __ .. ___ ... __ _
. INOROANIC l:VIV'8 01: 1.0'11 PLASTICITY,
C• 'ys '-lllUld LHl~1 r.L GRAVE~LY SANDY OR SIL TY cLA--CL£AN ' ..... 'OU'" • '. ..... ,
(Abovtl A.Llno on ~_~ __ •.• ____ .••. ____ C_I.~S .
Ploelidly Chltll. •
. Neongibie Or0811lei liquid Llmil CI.I INORGANIC CLAYS 01'1 J-nGH PLM nCITY. FAT
> 5O~ CLAYS
,,,1016Tllt.n,Hal' .----.. --.---... --------•.... -.
by W.IQhl Smllll. ; U~lItd lIrnlt ORGANIC 'SIL rs AND ORGANIC SIL TV CLAYS OF
Thun No. 200 '1 ORGANIC SILTS. 01' r:O~ 0\ LOW PLASTICITY
SI..... \ & CLAYS l--~"-. --------------I (B.low A-Uno on i Pt'clic-Ily CIlIll1) Uquld UlrJt OH ORGANIC ClIIVS 011 HIGH PI.A3T[CnV , L >f.U~
I-----"-,G-HLY O~G~~~SO':8 -. ----1----;---~::;:;;-;~'F." H::~ ~';~A",C S~IL~l
SOil PARTICLE SIZE
~o l ~~s~~~~_:~~~-ir~· f~~'~-b···f··;···-FI . ~ 5C· ."JO.~OS'F.Vf. r··,-.t'+f--: .---'",,-. --t1-';1I!"iIQH . . i " I~ ---.'_-----I*-r~' -[--1"-:---
t .1O-..J--------1----------+--!---n 1/' -. I -. CL"OL I: I ' .
t; 20 , -,--u'-------1--1---1--1--:0'_),[' ii"_L n. I . I MHcrOH
10 --, ----.. -·t---__ :_L I ,"-'
; L....C~jJ-LJ-L
() to 20 ao 010 'It' 11) eo 90 100-nO
LIQUID LIMIT (II)
OGIo/BRAt. tllllOANCti Of' Ball. ENGINI!BRING PRopeRTIES fROM STANDARO PENeTRATION TeST (SPTI ·"---·-~~~-:-u:~i~STA'NDARDsleve-----
FRACTION ~~~,~;;=-..:-R·~t.-S----)'-.---U--===.=,ow====~-.---~--~---~:-,.,::~-:A-:-:N::::-:Y--:s-:.~-::~--:~~:-;-------------... -------.------__ -,,-.".1'. -.----~-;~-:~s:-:.'~.,..~:::~.'-:~I-::&u--:~:-I~--::-:~:-:\:::-~--:.~:-;?:-: .. ~"'~::~-"_-.-.. -.. -__ I
.... -._--Siove (rtI'.!1l.~ .... ~ ..... -I~)_ Counl; I OII\!11)' Anglo !JelCflPIIOI'I COIIIIl..' I S:r'~Ih i Ot\':IIO~OI\
811:1' I OLAV 1f1l00 0.015 i N % 0), d(\O'60 N qll.13f I --::--~~~--.-2-DO--1i-~·:~,----.0,::----+-'-:-"'-:6--+--:':------v;~~::~-· --~~--I--;:;,o:'J-v;;,~---
MI!DIUM : /110 'I. .,40 0,·\:25 10·30 as. 8!i 2f', 35 M.dlum D~/I.w .t • G I).SO, 1.00 I Med\~1'Il StW
COARSE "" 4,7.5 #10 2 30-50 M·sS l~.o\2 '. 0.1'1'8 Q.l:l l 1,(JO.~O(l ~ Stiff 1-----_. ----
9J!A'IIl.
FINS " .u5 ,
____ :c~o:::"':::'.:::._~____ __ .2~L _____ ~_~ __
COsaL.es 10mmlOWmm
------~-------------,,---
800LOl!R8 ,. 20llMl
. ,. 65·100
I
Very ()on:$o
•
Group Northwest, IllC.
," /JoolGehnioll EI'IgintCl' •• aOOlonilll., .a
EI1·.ironlfltl\l~1 Sciontlsts
132~O [II: 20111 81(0('11, SUllO, 12
Phono (~25) 6~a·e 75'1
(\I,UavHfI, WA llY)O$
F(I)C (~2S) J54U-I3756
100·4.00 ,
"_00 i
PLATE
I'e~ ;ol U'/ U3l20p CliH
() .. '
~illiam5 Belmont Ho ",15
TEST PIT NO. 1'1)-1 -----() LO(J(J~O BY AG TEST PIT DATE: 06/02/2005 -
DepTft SAMPLE Waler OTHERTESTSI
ft, USCS. SOIL DESCRIPTION No, '10 COMMENTS
-"
SM/ Brown 10 mottled silly SAND /,nndy Sll.T with ,ume grnvolo'HI Probe '1-2"
, ML oc~n$slonal cobbles, molst,.dcnse Probe 1/2" ,
~ . --• __ • _. ~ _____ ........... __ ... __ ":,_M"" ____ ... _____ .... _ .. ,, __ ~_ ..
-
-ML
6 _
'Mottled sandy SILT Ilud SILT, In(list, dense I Probe 1.'2"
..
-Total depth of lost. pit = 7' bgs
-No groundwnler seepnge observed
10 _
-
-
-
-
15 _
.
TEST PIT NO. TP-2 '. " C)
LOGGED BY 1\0 TEST PIT DATE: . ...Q.~/02120~~. -----------..
DEPTH SAMPLE Water OTHER TESTS/
It. uses SOIL DESCRIPTION No, % COMMENTS --Probe' J-5" -SM Silty SAND wl~h some gmvel, moist, dense Probe 1" -
---.----------------------------------------.. --_ .. --------Probl;' 1/411
3MI .sllty SAND I Slllldy SILT with sorne-grnvc\ and OCCtlSiOllflt bouldtml. -6 _ ML. moist, dense
. --~ ~ ~ --Br~~~l-s~~l'; sir:i ~rtb ~~~ -g;;v""ei ;'~d ~~bbi;s~ 7,iOi;t;-Je";,;; ---~ • -ML
TOlltl depth of test pit m 6' bgs
"No grolll\(]wuler seepngc: observed
.
" 10 _
-
-
.
15 _
• TEST PIT LOGS
Grou~ Northwest, Inc. PROPOSIW MIWIC,\LlOr-I'ICE CENTER
400 IlLOCK SOliTH 37'1'1'1 ST. .......... GootClclY.JcAI 5nglooe,.., C3c1olaglsta, ,s-RENTON. ,\'ASHINGTON
BI-Jlronfl>ttnlol Solen\I!J\s
JOB NO, . G~20?2.·1 DATE • 1_!!!l!Qii. 1 PL,ATE A2
~ ..•
------"--------------------------------------------------------------------------------------
Fep 21 07 03:21p Cliff Williams Belmont Ho ?nS9331049 p. IS
...
TEST PIT NO. TP-3 ------
LOGGED BY AG TEST PIT DATE; 06102/2005 --. ------.---
DEPTH SAMPLE Water OTH E R TES TS/
ft. uses SOIL DESCRIPTION No. % COMMENTS
SM ?_n:~ ~~O_\~n.. ~i~l~ _S:'~~._~l~~S~, ~~~~~ ______________________ , __ IJmbc 1'"02' ---------
-ML Brown sandy SILT with some gn\Vel, moist, loose
-----------------------.----------------------------------, , ML _~~:v.!l_ S!'~)0~ ~!!~~. ~~~h ):i~c.:_c.~f_b!l~I~I_ \~",:O_l~ ~l~o_i:l: ~l:~,_ (~c-":: _ . ___ Pfl)b~~ I-J" -. ----Sundy SlLT willi ~ollle gra .... el becomillg CCmCllh)d sedimcnl::lry rock 5 _ ~ ML fragments, moist. dense to very dense
-Totu! d~p(h oftesL pit"" 4.5' bgs .. No grollnd\'r'u(el' seepage observed
-
-
10 _
-
-
-
15 _
..
TEST PIT NO. TP-4
LOGGED BY __ . __ 0.c!. __ TEST PIT DATE: 06/02/2005 ._----
DEPTH SAMPLE Water OTHER TESTSI
ft. USCS SOIL DESCRIPTION No. '/' COMMENTS -I --, , SM .g~r~_b!2'-V~1_S~19~~~~p~~~e!,_19~~e _______ . __ .. ___ . _. _. __ • __ Pl'Oht! 1"-4" ----
-SM Brown lill~ :-;ilty SAND \\lith sOlne gravel. moist, dense Probe 1M" -I"
----------lir~)~V~l-s;iidy Sil:'f ~'1ith -s~~;c -g;'~;ei ;;;li rn-ci\~Jc: cemented ---------~ MI. sl:dimclllary rock pieces. moist, dense IIJ vcry dense 6 _
-Tutnl depth of te~t llil .. ,1' hgs
-Nn gro~!Od\Yatr,:r seepage absen'cd .
-
-10 _
-
-
-
-
16 _
-
• TEST PIT LOGS
Grou~ Northwestz Inc.
PROI'OSf:[) MEDICAL/OFrln: CENTER
400 BLOCK SOUTII 37TH ST.
OeOlochnlClII1 nlg1fluerl, Goo\ogllll, & a~NTON. WASHINGTON
En"lrorlfllCII"Ilnl Sclerl1ls!~
JOB NO. .9.:~.Q!} I DATE :1.~!.!.21~.6 .. 1 PLATE __ A3 __
t'''eo Cl U I U;.:s: i:.':lP ~llff Williams Belmont Ho p. 17
()
TEST Pit NO. Tll-5
LOGGED BY 110 TEST PIT DATe: 06/02i2005
DEPTH SAMPLE Wat~r OTHER reSTSI
ft. USCS SOIL DESCRIPTION No. 0/. COMMENTS
-8M! Probe 2'·2.5'
ML Ol\rk brown siliy SAND I sandy SILT. wet, VOIY loose
-
-... -.. -... _------_.-_._------------_._.-.' .. -----------Probe 1-3" I---... ML Sandy nild clnyey SILT. wet. dense
5 _ Total depth ofteS! pll ~ )' bgs
Groundwater seepage observed nt IS-Inches bgs.·
-
'.' -
-
-
10 _
-
-
-
16'_
.
TEST PIT NO. .-
LOGGED BY TEST PIT DATE: --_ ... , ..... _-----------
DEPTH SAMPLE Water OTHER TESTSI
11. uscs SOIL DESCRIPTION No. 'f, COMMENTS
-
-
-
-5 _
· .
·
10 _
·
·
·
· 16 _
() • TEST PIT LOGS
GrouE Northwest2 Inc. PIlOPOSED MEDICAL/OFFICI!. CI!NTER
400 BLOCK SOliTH 37TH ST.
OllOloohnl(.HI fnglol!le'l. GeobUlate. &. RENTON, WASHINGTON
B.vlronm!li\tDt .solen\l,t,
JOB NO. _ 0.2052.1 DATE -'.~!l.7i06.1 PLATE ..l-.i...
,
5ef1
OWNER'S POLICY OF TITLE INSURANCE ISSUED BY
Any notice of claim and any other notice or statement in writing required to be given to the Company
under this Policy must be given to the Company at the address shown in Section 18 of the Conditions.
COVERED RISKS
SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHI;DULE B. AND
THE CONDITIONS, PACIFIC NORTHWEST TITLE JNSURANCE COMPANY, INC., a Washington corporation (the "Company") Insures,
as of Date of Policy and, to the extent stated In Covered Risks 9 and 10, after Date of Policy, against foss or damage, not exceeding
the Arnou.n! of Insurance, sustained or Incurred by the Insured by reason of:
1. Title being vested other then as stated In Schedule A.
2. Any defect In or lien or encumbrance on the Title; This Covered Risk Includes but Is not limited to Insurance against loss from
(a) A· defect In the Title caused by
(I) forgery, fraud, undue Influence, duress, Incompetency, Incapacity, or Impersonation;
(Il) failure of any person or Entity to have authorized a transler or conveyance;
(iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or del1vered;
(iv) failure to perform those acts necessary to create a document by electronic means authorized by law;
(v) a document executed under a falslf!ed, expired, or otherwise Invalid power of attorney;
(vi) a document not properly flied, recorded, or Indexed In the Public Records Including failure to perform those acts by
electronic means authorized by law; or
(vilJa defective Judicial or administrative proceeding.
(b) The lien of real estate taxes or assessments Imposed on the Title by a governmental authority due or payable, but unpaid.
(c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed
by an accurate and complete lend survey of the Land. The term "encroachment~ Includes encroachments of existing
Improvements located on the land onto adjOining land, and encroachments onto the Land of existing Improvements located
on adjoining land.
S. Unmarketable Title.
4. No rIght of access to and from the Land.
5. The vIolation or enforcement of any law, ordinance, permIt, or governmentel regulation (Including those relating to building and
zoning) restricting, regulating, prohibiting, or relating to
(a) the occupancy, use, or enJoymant of the Land;
(b) the character, dimensions, or location of any Improvement erected on the Land;
(c) the subdivision of land; or
(dl envIronmental protection
if a notice, describing any part of the Land, 15 recorded In the Public Records setting forth the violation or Intention to enforce,
but only to the extent of the violation or enforcement referred to In that notice.
6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 If a notice of the
enforcement action, describing any part of the Land, Is recorded In the Public Records, but only to the extent of the enforcement
referred to In thaI notice.
7. The exercisa of tha rights of eminent domain If a notice of the exercise, describing any part of the Land, is recorded in the Public
Records.
B. Any taking by a governmental body that has occurred and Is binding on the rlghts of a purchaser for value without Knowledge.
9. Title being vested other than as stated In Schedule A or being defective
(a) as a resutt of the avoidance In whole or In part. or from a court order providing an alternatiVe remedy, of a transfer of all or
any part of the title to or any Interest In the Land occurring prior to the transaction vesting Title as shown in Schedule A
because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state Insolvency, or
similar creditors' rights laws; or
(b) because the Instrument of transfer vesting Tille as shown In Schedule A constitutes a preferential transfer under federal
bankruptcy, state Insolvency, or similar creditors' rights laws by reason of the failure of lis recording In the Public Records
(i) to be timely, or
(iI) to Impart notice 01 Its existence to a purchaser for value or to a Judgment or lien creditor.
1 O.Any defect In or lien or encumbrance on the Title or other matter Included In Covered Risks 1 through 9 that has been created
or attached or has been flied or recorded In the Public Records subsequent to Date of Policy and prior to the recording of Ihe
deed or other instrument of transfer In the Public Records that vests Title as shown In Schedule A.
The Company will also pay the costs, attorneys' fees, and expenses Incurred In defense of eny matter Insured against by this
Policy, but only to the extent provided In the Conditions. 0Ev£:::1
<a,QPMENTp
City. State
I 0·2061· 006375
. cny OF RENT~NlNG
AUG '.32007
PACIFIC NORTHWEST TITLE
Sea1l!e, Washington
ALTA OWNER'S POLICY -6·17-06
Standard Coverage
PACIFIC NORTHWEST TITLE INSURANCE COMPANY, INC.
A.L.T.A. OWNER'S POLICY
Order No.: 654827
Policy Date: .July 12, 2007
at 15:49 p.m.
1. Name of Insured:
SCHEDULE A
Policy No.: 2061-006375
Amount:
Premium:
$1,475,000.00
$2,060.00
VALLEY VIEW PROFESSIONAL DEVELOPMENT LLC, a Washington limited
liability company
2. The estate or interest in the land described herein and which is
covered by this Policy is:
FEE SIMPLE
3. The estate or interest referred to herein is at date of Policy
vested in:
VALLEY VIEW PROFESSIONAL DEVELOPMENT LLC, a Washington limited
liability company
4. The land referred to in this Policy is described as follows:
Lot 4, City of Renton East Valley Medical Park Short Plat recorded
August 15, 1978 under Recording Number 7808151009, being a portion
of the southeast quarter of Section 30, Township 23 North, Range 5
East, W.M., in King County, Washington.
Standard Coverage
PACIFIC NORTHWEST TITLE INSURANCE COMPANY, INC.
A.L.T.A. OWNER'S POLICY
SCHEDULE B
Policy No., 2061-006375
This policy does not insure against loss or damage by reason of the
following'
GENERAL EXCEPTIONS,
1. Rights or claims of parties in possession not shown by the public
records.
2. Easements, or claims of easements, not shown by th.e public record.
3. Encroachments, overlaps, boundary line disputes, or other matters
which would be disclosed by an accurate surveyor inspection of the
premises.
4. Any li~n, or ,right to a lien, for services, 'labor or material
heretofore or hereafter furnished, imposed by law and not shown by
the public records, or liens under the Workmen1s Compensation Act
not shown by the public records.
5. Any title or rights asserted by anyone including but not limited to
persons corporations, governments or other entities I to ,tide lands,
or lands comprising the shores or bottoms of navigable rivers,
lakes, bays, ocean or sound, or lands beyond the line of the harbor
lines as established or changed by. the United States Government.
6. (a) Unpatented mining claims; (b) reservations or exceptions in
patents or in Acts authorizing. the issuance thereof; (c) water
rights, claims or title to water.
7. Taxes or special assessments which are not shown as existing liens
by the public records.
8. Any service, installation, connection, maintenance., capacity, or
construction charges for sewer, water, electricity or garbage
removal.
9. Indian tribal codes or regulations, Indian treaty or aboriginal
rights, including, but not limited to, easements or equitable
servitudes.
SPECIAL EXCEPTIONS,
As on Schedule B, attached.
SPECIAL EXCEPTIONS:
SCHEDULE B
Page 2
Policy No.: 2061-006375
1. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING
BUT NOT LIMITED TO, THE FOLLOWING:
GRANTEE:
PURPOSE:
AREA AFFECTED:
RECORDED:
RECORDING NUMBER:
Puget Sound Power & Light Company
An underground electric transmission
and/or distribution system
A righ,t of way I 7 feet in width, as
constructed
April 21, 1978
7804210833
·2. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING,
BUT NOT LIMITED TO, THE FOLLOWING:
GRANTEE:
PURPOSE:
AREA AFFECTED:
RECORDED:
RECORDING NUMBER:
City of Renton
Public utilities, including water
and sewer
A 20 foot wide strip over a portion
of said premises
July 14, 1982
8207140374
3. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING,
BUT NOT LIMITED TO, THE FOLLOWING:
GRANTEE:
PURPOSE:
AREA AFFECTED:
RECORDED:
RECORDING NUMBER:
City of Renton
Drainage
A'IS foot wide strip over A portion
of said premises
July 14, 1982
8207140375
(continued)
SCHEDULE B
Page 3
Policy No.; 2061-006375 ,
4. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING,
BUT NOT LIMITED TO, THE FOLLOWING;
GRANTEE;
PURPOSE;
AREA AFFECTED;
RECORDED;
RECORDING NUMBER;
City of Renton
InBtallation and maintenance of a
.street light (luminaire)
A 5 foot by 10 foot Btrip over a
portion of said premises
July 14, 1982
8207140376
5. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING,
BUT NOT LIMITED TO, THE FOLLOWING;
GRANTEE;
PURPOSE;
AREA AFFECTED;
RECORDED;
RECORDING NUMBER;
City of Renton
Public utilities, ,including water
and sewer
The eaBterly 55 ·feet of Lot· 4 lying
southerly of the southerly line of
Lot 3 of said short plat
July 14, 1982
8207140377
6. RESTRICTIONS AND EASEMENTS CONTAINED IN DECLARATION OF PROTECTIVE
RESTRICTIONS AND EASEMENTS, AS HERETO ATTACHED;
RECORDED;
RECORDING NUMBER;
June 24, 1975
7506240713
7. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN SHORT
PLAT, COPY ATTACHED;
RECORDED;
RECORDING NUMBER;
August 15, 1978
7808151009
8. SEWER CHARGE IN LIEU OF ASSESSMENT AND THE TERMS AND CONDITIONS
THEREOF;
RECORDED;
RECORDING NUMBER;
March 26, 1984
8403260504
(continued)
SCHEDULE B
Page 4
Policy No.: 2061-006375
9. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1,
IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID:
YEAR,
TAX ACCOUNT NUMBER,
LEVY CODE:
2007
302305-9111-09
2110
CURRENT ASSESSED VALUE: Land: $489,600.00
Improvements: $0.00
AMOUNT BILLED
GENERAL TAXES: $5,376.76
SPECIAL DISTRICT: $2.04
$10.00
TOTAL BILLED, $5,388.80 PAID, $2,694.40 TOTAL DUE, $2,694.40
10. DEED OF TRUST TO SECURE AN INDEBTEDNESS:
GRANTOR:
TRUSTEE:
BENEFICIARY:
AMOUNT:
DATED:
RECORDED:
RECORDING NUMBER:
rms
Valley View Professional Development
LLC, a Washington Limited Liability
Company
Pacific Northwest Title Company of
King County,
Frontier Bank
$400,000.00
July 12, 2007
July 12, 2007
20070712002442
END OF SCHEDULE B
SE ~, Section 30-23-5
'.211 4C ...
"-
... LCENTER
) S B.S P.
i
I
'. ~ ,
LOT<
'r' J~ # ~
... -of
., .
~ I CO)
'" 507000 • '" '" .;11 AC ... >.", ·.~B'I: .., ".," ....
~ g
i' urrl . wr.l .' ,
•
302306 ,,&!! A Ill ...... ' .. ...
l QH, I. ..... UJY MIOICAL I'MI 1".1I!r 'i'
AoR 7101\11008 llI.lQ---.Qf;p ~'~~41 ~"
... .
• I ~ !
:II.n RiH,W211-7'./ ... IDe.n CtllI • 711214to11
J' ," • ;;
, (' I, J I ' • .~4n. I \ ~ ; !~!!!" I~
. .I :1 "" f· • g
11 qJ
PACIFIC NOR1HWEST TITLE
Company of Washington, Inc.
Order No. 654827
•
IMPORTANT: This is not a Plat of Survey. It is furnished as a
convenience to locate the land indicated hereon with reference to
streets and other land. No liability is assumed by reason of reliance
hereon.
,
,;
o·
,;
N
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy, and the Company wlir not pay Joss or damage costs attorneys' fees or expenses that arise by reason of: ,. •
1. (a) Any law •. ordlnance. permit, or governmental regulation (Including those relating to building and zoning) restricting, regulating. prohibiting, or relating to
(I) the occupancy, usa, or enjoyment of the Land;
(II) the character, dimensions, or location of any Improvement erected on the Land;
(JII) the subdivision of land; or
(Iv) envIronmental protection;
or the effect of any vIolation of these laws, ordinances, or governmental regulations. This Exclusion 1(8) does not modify or limIt Ihe coverage provIded under Covered
Risk 5.
(~) Any governmental police power. This Exclusion l{b) does not modify or limit the coverage provided under Covered Risk 6.
2. RIghts of eminent domaIn. This Exclusion does not modify or iJmit the coverage provided under Covered RIsk 7 or B.
3. Defecta, liens, encumbrances, adverse claims, or other matters
(a) created, suffered, assumed, or agreed to by the Insured Claimant;
(b) not Known to the Company, not recorded In the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed In writing to the Company by the
Insured Claimant prior to the date the Insured Claimant became an Insured under this policy;
(c) resulting In no loss or damage to the Insured Claimant;
(d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or
(e) resulting in loss or dsmage that would not have been sustained If the Insured Claimant had paid value for the Title. .
4. Any claim, by reason of the operation of federal bankruptcy, state Insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown In Schedule A Is
(a) a fraudulent conveyance or fraudulent transfer; or '
(b) a preferential transfer for. any reason not stated In Covered Risk 9 of this policy.
5. Any lien on the Title for real estate taxes or assessments Imposed by governmental authority and created or attaching between Date of Polley and the date of recording of
the deed or other Instrument of transfer In the Public Records that vests Title as shown In Schedule A.
CONDITIONS
1. DEFINITION OF TERMS
The following terms when used In this pol1cy meim:
(a) "Amount of Insurance": The amount stated in Schedule A, as may be
Increased or decreased by endorsement to this pollcy, Increased by SectIon
B(b), or decreased by Sections 11 and 12 of these Conditions.
(b) ~Date of Policy~: The date deSignated as ~Date of Pollcy~ In Schedule A.
(c) "Entity": A corporatIon, partnership, trust, limited liability company, or other
similar legal entity.
(d) "Insured": The Insured named in Schedule A.
(I) The term "Insured" elsa Includes
(A) successors to the Title of the Insured by operetion of lew as
distinguished from purchase, Including heirs, devisees, survivors,
personal representatives, or next of kin;
(8) successors to an Insured by dissolution, merger, consolldetlon,
distribution, or reorganization;
(C) succesaors to an Insured by Its conversion to another kind of Entity:
(D) e gre.ntee of en Insured. under a deed delivered without payment of
actual valueble consIderation conveying the Title
(1) If the stock, shares, memberships, or other equity Interests of the
grantee ere wholly·owned by the named Insured,
(2) If the grantee wholly owns the named Insured,
(3) If the grantee Is wholly-owned by an affiliated Entity of the named
Insur~d, provided the affiliated Entity and the nemed Insured are
both wholly-owned by the same person or Entity, or
(4) If the grantee Is a trustee or beneficiary of a trust created by a
written Instrument established by the Insured named In Schedule
A for estate planning purposes.
(II) With regard to (A), (B), (C), and (D) reserving, however, all rights and
defenses as to any successor that the Company would have had against
any predecessor Insured.
(e) "Insured Claimant": An Insured claiming loss or damage.
(f) ~Knowledge· or "Known": Actual knowledge, not constructive knowledge or
notice that may be Imputed to an Insured by reeson of the Public Records or
any other recorde that Impart constructive notice of matters affecting the Title.
(g) "Land": The lan'd described In Schedule A, and affixed Improvements that
by law constitute real property. The term "Land" does not Include any property
beyond the lines of the area described In Schedule A, nor any right, title,
Interest, estate, or easement In abutting streets, roads, avenues, alleys. Isnes,
ways, or waterways, but this does not modify or limit the extent that a right
of access to and from the Land Is Insured by this policy.
(h) "Mortgage": Mortgage, deed of trust, trust deed, or other security Instrument,
Including one evidenced by electronic means authorized by law ..
(I) "Public Records": Records established under state statutes at Date of Policy
for the purpose of Imparting constructive notice of matters relating to real
property to purchesers for value and without Knowledge. With respect to
Covered RIsk Sed), ·Publlc Records~ shall also include environmental
protection liens filed In tha records of the clerk of the United States District
Court for the district where the Land Is located.
(J) -Tltre-: The estate or Interest described in Schedule A.
(k) ·Unmarketable Title": Title affected by an alleged or apparent matter that
would permit a prospective purchaser or lessee of the T[Ue or lender on the
Title to be released from the obligation to purchase, lease, or lend If there Is
a contrsctual condition requIring the del1very of marketable title.
2. CONTINUATION OF INSURANCE
The coverage of this policy shall contrnue In force as of Date of Policy In favor of
an Insured, but only so long as the.lnsured retains an estate or Interest In the
Land, or holds an obllgatlo~ secured by a purchase money Mortgage given by a
purchaser from the Insured, or only so long as the Insured shall have liability by
reason of warranties In, any trensfer or conveyance of the Title. ThIs policy shall
not continue In force In favor of any purchaser from the Insured of either (I) en
estste or Interest In the Land, or (11) an obligation secured by a,purchase monay
Mortgage given to the Insured.
3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT
The Insured sha11 notify the Company promptly In writing (I) In case of any litigation
as set forth In Section 5(a) of these Conditions, (il) In case Knowledge shall come
to an Insured hereunder of any claim of title or Interest that Is sdverse to the
Title, as Insured, and thet might cause loss or damage for which the Company
may be t1able by virtue of this policy, or (III) If the Title, as Insured, Is rejected as
Unmarketable Title. If the Company is prejudiced by the fellure of the Insured
Claimant to provide prompt notice, the Compeny's liability to the Insured Claimant
under the policy shall be reduced to the extent of the prejudice.
4. PROOF OF LOSS
In the event the Company Is unable to determine the amount of loss or damage,
the Company may, at Its optIon, require as a condition of payment that the Insured
Claimant furnish s signed proof of loss, The proof of loss must describe the
defect, lien, encumbrance, or other matter Insured against by this policy that
constitutes the basis of loss or damage and shall state, to the extent possible,
the basis of calculatlng the amount of the loss or damage.
5. DEFENSE AND PROSECUTION OF ACTIONS
fa) Upon written request by the Insured, and subject to the options contained In
Section 7 of these Conditions, the Compeny, at Its own cost and without
unreasonable delay, shall provide for the defense of an Insured In litigation
In which any third perty asserts a claim covered by this polley adverse to the
Insured. This obligation is limited to only those stated causes of acUon
alleging mstters Insured against by this policy. The Company shall have the
right to select counsel of Its choice (subject to the right of the Insured to
object for reasonable cause) to represent the Insured es to those stated
causes of action. It shall not be liable for and will not pay the fees of any
other counsel. The Company will not pay eny fees, costs, or expenses
Incurred by the Insured In the defense of those causes of action that allege
matters not Insured against by this policy.
(b) The Company shall have the right, In addition to the options contained In
Section 7 of these Conditions, at Its own cost, to Institute and prosecute any
actIon or proceeding or to do any other act that In Its opinion may be
necessary or desirable to establish the Title, as Insured, or to prevent or
reduce loss or damage to the Insured. The Company may take any appropriate
action under the terms of this policy, whether or not It shall be liable to the
Insured. The exercise of these rlghte shall not be an admission of liability or
waiver of any provision of this policy. If the Company exercises its rIghts
under this subsection, It must do so diligently.
(cl Whenever the Company brings an action or asserts a defense as required or
permitted by this policy, the Company may pursue the litigation to a final
determination by a court of competent Jurisdiction, and It expressly reserves
the right, In Its sole discretion, to eppeal any adverse Judgment or order.
6. DUTY OF INSURED CLAIMANT TO COOPERATE
(a) In all cases where this policy permits or requires the Company to prosecute or
provide for the defense of any action or proceeding and any appeals, ·the Insured
shall secure to the Company the right to so prosecute or provide defense In the
action or proceeding, Including the right to use, at its option, the name of the
Insured for this purpose. Whenevar requested by the Company, the Insured, at
the Company's expen$e, shall give the Company all reasonable aid (I) In securing
evidence, obtaining witnesses, prosecuting or defending the action or
proceeding, or effectIng settlement, and (11) In any other lawful act that In the
opinion of the Company may be necessary or deslrabla to establish the TItle or
any other matter as Insured. If the Company Is prejudIced .by the failure of the
Insured to furnish the requIred cooperation, the Company's obligations to the
Insured under the policy shall terminate, Including any liability or obligation to
defend, prosecute, or continue any litigation, with regard to the matter or matters
requIring such cooperatIon.
(b) The Company may reasonably requIre the Insured Claimant to submit to
examination under oath by sny authorized representative of the Company
and to produce for examination, Inspection, and copying, at such reasonable
(continued and concluded on last page of this policy)
CONDITIONS ContInued
(continued and concluded from reverse side of Policy Face)
times and places es may be designated by the authorIzed representative of
the Company, aU records, In whatever medium maintained, Including books,
ledgers. checks, memoranda. correspondence, reports, e~maUs, dIsks, tapas,
and videos whether bearing a date before or after Data of Policy. that
reasonably pertain to the loss or damage. Further, If requested by Bny
authorized representative of the Company, the Insured Claimant shall grant
Its permiSSion. In writIng. for any authorized representative of the Company
to examIne, Inspect. and copy all of these records In the custody or control
of a third party that reasonably partain to the loss or damage, Allinformatfon
deSignated as confidential by the Insured Claimant 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 Insured Claimant to submit for examlnatron under
oath, prodUce any reasonably requested Information, or grant permission to
secure reasonably necessary information from third parties as required In
this subsection, unless prohibited by law or governmental regulatfon, shall
terminate any liability of the Company under this policy as to that claim,
7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMSi TERMINATION OF
LIABILITY
In case of a claim under this policy, the Company shall have the following
additional options:
(a) To Payor Tender Payment of the Amount of Insurance.
To payor tender payment of the Amount of Insurance under this policy
together with Bny costs, attorneys' fees, and expenses Incurred by the insured
Claimant that were authorized by the Company up to the time of payment or
tender of payment and that the Company Is obligated to pay.
Upon the exercise by the Compeny of this option, all liability and obligations
of the Compeny to the Insured under this policy, other than to make the
payment required In this subsection, shall terminate, Including eny lIablUty
or obligation to defend, prosecute, or continue any litigation.
(b) To Payor Otherwise Settle With Parties Other Than the Insured or With the
Insured Claimant.
(I) To payor otherwise settle with other parties for or in the name of an
Insured Claimant any claim Insured against under this polley, In addition,
the Company will pay any costs, attorneys' fees, and expenses incurred
by the Insured Claimant that were authorized by the Company up to the
tlma of payment and that the Company is obligated to pay; or
(II) To payor otherwise settle with the Insured Claimant the loss or damage
provided for under this policy, together with any costs, attorneys' fees,
and expenses Incurred by the Insured Claimant that were authorized by
the Company up to the time of payment and that the Company is obligated
to pay.
Upon the exercise by the Company of either of tha options provided for In
subsections (b)(l) or (II), the Company's obligations to the Insured under thIs
policy for the claimed loss or damage, other than the payments required to
be made, shall terminate, Including any liability or obligation to defend,
prosecute, or continue any litigation.
8. DETERMINATION AND EXTENT OF LIABILITY
This policy is a contract of Indemnity against actual monetary loss or damage
sustained or Incurred by the Insured Claimant who has suffered loss or damage
by reason of matters Insured against by this policy.
(a) The extent of J1ablllty of the Company for loss or damage under this policy
shall not exceed the lesser of
(I) the Amount of Insurance; or
(II) the difference between the value of the Title as Insured and the value of
the Title subject 10 the risk Insured against by this policy.
(b) If the Company pursues Its rights under Section 5 of these Conditions and Is
unsuccessful In establishing the Title, as Insured,
(I) the Amount of Insurance shaJJ be Incressed by 10%, and
(II) the Insured Claimant shall have the right to have the loss or damage
determined either as of the date the claim was mads by the Insured
Claimant or as of the date It Is settled and paid.
(c) in addition to the axtent of liability undar (a) and (b), the Company will also
pay those costs, attorneys' fees, and expenses incurred In accordance with
Sections 5 and 7 of these Conditions.
9. LIMITATION OF LIABILITY
(a) If the Company establishes the·Tltle, or removes the aJleged defect, lien, or
encumbrance, or cures the lack of a right of access to or from the Land, or
cures the claim of Unmarketable Title, all as Insured, In a reasonably diligent
manner by any method, Including litigation and the completion of any appeals,
It ehall have fully performed Its obligations with respect to that matter and
shall not be liable ,for any loss or damage caused to the Insured.
(b) In the event of any litigation, Including 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, adverse to the Title, as Insured.
(c) The Company shall not be liable for loss or damage to the Insured for lJabllity
voluntarily assumed by the Insured in settling any claim or suit wIthout the
prior written consent of the Company.
10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY
All payments under this policy, except payments made for costs, attorneys' fees.
and expenses, shall reduce the Amount of Insurance by the amount of the
payment.
11. LIABILITY NONCUMULATIVE
The Amount of Insurance shall be reduced by any amount the Company pays
under any policy Insuring a Mortgage to which exception Is taken In Schedule 8
or to which the Insured has agreed, assumed, or taken subject, or which Is
executed by an Insured after Date of Polley and which Is a charge or lien on the
TItle, and the amount so paid shall be deemed a payment to the Insured under
this pOliCY.
12. PAYMENT OF LOSS
When liability and the extent of loss or damage have been definitely fixed In
accordance with thesa Conditions, the payment shall be made within 30 days.
13. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT
(a) Whenever the Company shall have settled and paid a claim under this policy,
It shall be subrogated and entitled to the rights of the Insured Claimant In the
TIUe and all other rights and remedies In respect to the claim that the Insured
Claimant has against any parson or property, to tha extent of the amount of
any loss, costs, attorneys' fees, and eXPens~s paid by the Company. If
requested by the Company, the Insured Claimant shall execute documents to
evidence the transfer to the Company of these rights and remedies. The Insured
Claimant shall permit the Company to sue, compromise, or settle In the name
of the Insured Claimant and to use the name of the Insured ClaImant In any
transaction or litigation Involving these rights and remedies,
If a payment on account of a claim does not fully cover the loss of the Insured
Claimant, the Company shall defer the exercise of Its right to recover until
after the Insured Claimant shall have recovered Its loss.
(b) The Company's nght of subrogation Includes the rights of the Insured to Indemnities,
guaranties, other pOlicies of Insurance, or bonds, notwithstandIng any terms or
conditIons contained In those Instruments that address subrogation rIghts.
14. ARBITRATION
EIther the Company or the Insured may demand that the claim or controvt;lrsy shall be
submitted to arbItration pursuant to the TItle Insurance ArbItration' Rules of the
American Land TItle Association (-Rules·). Except as provided In the Rules, there
shall be no Joinder or consolidetlon with clelms or controversies of other persons.
Arbltrable matters may Include. but are not limited to, any controversy or claIm between
the Company and the Insured arising out of or relating to thIs policy, any service In
connection with Its Issuance or the breach of a policy provision, or to any other
controversy or claim arising out of the transaction giving rise to this policy. All arbitrable
matters when the Amount of Insurance Is $2,000,000 or less shall be arbltrsted at the
option of eIther the Company or the Insured. All arbitrable matters when the Amount,
of Insurance Is In exceSS of $2,000,000 shall be arbitrated only when agreed to by
both the Company and the Insured. -Arbitration pursuant to this policy and under the
Aulas shall be binding upon the parties. Judgment upon the award rendered by the
Arbltrator(s) may be entered In any court of competent jurisdiction.
15. LIABILITY LIMITED TO THIS POLICYi POLICY ENTIRE CONTRACT
(a) This policy together with all endorsements, if any, attached to it by the
Company Is the entire policy and contract between the Insured and the Company.
In Interpreting any provision of this policy, this pOlicy shail be construed as a whole.
(b) Any claim of loss or damage that arises out of the status of the Title or by any
action asserting such claim shall be restricted to this policy.
(c) Any amendment of or endorsement to this poUcy must be in writing and
authenticated by an authorIzed person. or expressly Incorporated by Schedule
A of this polley.
(d) Each endorsement to this policy Issued at any time is made a part of thIs
polley and Is 'subject to all of Its terms and proviSions. Except as the
endorsement expressly states, It does not (I) modify any of the terms and
provisions of the polley, (If) modify any prior endorsement, (ill) extend the
Date of Polley, or (Iv) Increase the Amount of Insurance.
16. SEVERABILITY
In the event any proviSion of this polley, In whole or in part, Is held Invalid or
unenforceable under applJcable law, the policy shall be deemed not to Includfr
that provision or such part held to be Invalid, but all other provisions shall remain
in fuff force and effect.
17. CHOICE OF LAW; FORUM
(a) Choice of Law: The Insured acknowledges the Company has underwritten
the risks covered by this policy and determined the premium charged therefor
In reUance upon the law affecting Interests In real property and applicable to
the Interpretation, rights, remedies, or enforcement of pOlicies of tltie
Insurance of the Jurisdiction where the Land Is located.
Therefore, the court or an arbitrator shall apply the law of the JurIsdiction
where the Land 18 located to determine the validity of claims against the Title
that are adVerse to the Insured and to Interpret and enforce the terms of this
policy. In neither case shall the court or arbitrator apply Its conflicts of law
prinCiples to determine the applicable law.
(b) Choice of Forum: Any IItigstion or other proceeding brought by the Insured
against the Company must be flied only In a state or federal court within the
United States of America or Its territories having appropriate Jurisdiction.
18. NOTICES, WHERE SENT
Any notice of claim and any other notice or statement In writing required to be
given to the Company under this policy must be given to the Company at 215
Columbia Street, Seattls, Washington 98104-1511.
AlTA nw"u::::c'c:: pn' 'rv __ -'l 1'7 n-'l
PACIFIC NORTHWEST TITLE COMPANY
OF WASHINGTON, INC.
215 columbia Street
Seattle, Washington 98104-1511
Senior Title Officer, Dave Maddux (davemaddux@pnwt.com)
Senior Title Officer, Pete Harper (peteharper@pnwt.com)
Assistant Title Officer, Rose Sargent (rosesargent@pnwt.com)
Title Assistant, Michelle Brown (michellebrown@pnwt.com)
Unit No. 4
FAX No. (206) 343-8402
Telephone'Number (206)343-1353
State Escrow
12832 N.E. 85th Street
Kirkland, WA 98033
Attention: Kristen
Your Ref.: R-21623
Title Order No.: 654827
A. L. T. A. COMMITMENT
SCHEDULE A
Effective Date: June 4, 2007, at 8:00 a.m.
1. policy(ies) to be issued:
As on Schedule A, page 2, attached.
2. The Estate or interest in the land described herein and which is
covered by this commitment is fee simple.
3. The estate or interest referred to herein is at Date of Commitment
vested in:
SPRINGBROOK OFFICE PARK LLC, a Washington limited liability company
(NOTE: SEE SPECIAL EXCEPTION NUMBER 13 REGARDING EXECUTION OF THE
FORTHCOMING DOCUMENT(S) TO BE INSURED).
4. The land referred to in this commitment is situated in the State of
Washington, and described as follows:
As on Schedule A, page 3, attached.
SPECIAL EXCEPTIONS:
A.L.T.A. COMMITMENT
SCHEDULE B
Page 2
NOTE FOR INFORMATION PURPOSES ONLY:
Order No. 654827
EFFECTIVE JANUARY 1, 1997, AND PURSUANT TO AMENDMENT OF WASHINGTON
STATE STATUTES RELATING TO STANDARDIZATION OF RECORDED DOCUMENTS,
THE FOLLOWING FORMAT AND CONTENT REQUIREMENTS MUST BE MET. FAILURE
TO COMPLY MAY RESULT IN REJECTION OF THE DOCUMENT BY THE RECORDER.
FORMAT:
MARGINS TO BE 3" ON TOP OF FIRST PAGE, 1" ON SIDES AND BOTTOM -1"
ON TOP, SIDES AND BOTTOM OF EACH SUCCEEDING PAGE. RETURN ADDRESS IS
ONLY ITEM ALLOWED WITHIN SAID 3" MARGIN. NOTHING WITHIN 1" MARGINS.
FONT SIZE OF 8 POINTS OR LARGER AND PAPER SIZE OF NO MORE THAN
8 1/2" BY 14 11 •
NO ATTACHMENTS ON PAGES SUCH AS STAPLED OR TAPED NOTARY SEALS;
PRESSURE SEALS MUST BE SMUDGED.
INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE:
RETURN ADDRESS, WHICH MAY APPEAR WITHIN THE UPPER LEFT HAND 3"
MARGIN.
TITLE OR TITLES OF DOCUMENT.
IF ASSIGNMENT OR RECONVEYANCE, REFERENCE TO RECORDING NUMBER OF
SUBJECT DEED OF TRUST.
NAMES OF GRANTOR(S) AND GRANTEE(S) WITH REFERENCE TO ADDITIONAL
NAMES ON FOLLOWING PAGES, IF ANY.
ABBREVIATED LEGAL DESCRIPTION (LOT, BLOCK, PLAT NAME, OR SECTION,
TOWNSHIP, RANGE AND QUARTER QUARTER SECTION FOR UNPLATTED) .
ASSESSOR'S TAX PARCEL NUMBER(S).
(
(continued)
SE ~, Section 30-23-5
302305
,I> IIIH ...... u.rv .. !DICAI.,"U"C
'.tII ~ ... 1111-_"
J L CENTER
S B.S P.
;:.~... A.'" 71011110<le
...
• ~' ~ II (II !
, .. " . ... 150.~ tuIO
IM~!-----------_.
iO.l~
'" ~ '1i!&r'f ,
" -.
1
,R .
, (' I.a I ' , I 0
PACIFIC NOR1HWEST TITLE
Company of Washington, Inc.
•
j RliN,8P21"'''~
711mtO'11 . ':Ql
• J ,
~4~ • •
Order No.
~~?EO •• I ,
654827
IMPORTANT: This is not a Plat of Survey. It is furnished as a
convenience to locate the land indicated hereon with reference to
streets and other land. No liability is assumed by reason of reliance
hereon.
,
,;
N
20060531001399.001
AFTER RECORDING MAIL TO:
Name Springbrook Office Park, LLC
Address PO BOX 2401
City. Statt; Zip Kirkland, WA 98033
Filed for Record at Request of SCate Mortgage & Escrow, Inc.
STATUTORY WARRANTY DEED
TIlE GRANTOR SPRINGBROOK ASSOCIAIES, a Washington General Partnership
Foraruiin<Xll1Siderationof Ten and NO/IOO ($10.00) Dollars and other valuable
cons1.derat1on . LJ...l---1
in hand paid. conveys, And warrants to SPRINGBROOK OFFICE PARK"} a. Washington Limited Liability
Company .
the following described real estate. situated in the County of KING , state of Washington:
Lot 4, City of Renton East valley Medical Park Short Plat recorded August .15,
1978 under recording No. 7808151009, being a portion of the Southwest Quarter
of Section 30, Towriship 23 North, Range 5 East, W.M., in King county,
Washington.
See page ~ for subject tos.
. Accessor's Property Tax ParceVAccount Number:
#302305-9111-09
t\.w-r 511~'55~c{
;CitED BY PNWJ
6th 6 I-c . BY---,~;pc.~;e=¥~c--____ · BY-..£%...L· .::<-<-A~'--"~",->==:---:;:;=:..::=:",,. ==-_
B.~~~~~~~~~ ____ BY __________ _
STATEOF ___ ~W~a~s~h=in~gt~o~n~ _______ __
} Ss COUNTYOP __ ~K~i~n~g~ ________________ _
I certify that I know or have satisfactory evidence th::~~~~~~~~~~~~~~~~~
(is/are) the person(s) who appeared before me, and said person(s) acknowledged that
~~mcnt, on oath stated that (helshelth,.s:<) (is/are) authori~d to ex~cutc: the instrument and acknowledged it as the
_:ftuj)Wvt. of::''f1'iP.yoSk.A~ to be the free and \~\~II""ffJ. of such
party(ies) for rnelses and purposes mentioned In this instrument. . ~'\\\e"\ L. 8':",,,
. <{'3J/OU . ~. !"i''';''I'''~~~\ Dated: ~____ : ,. I : --=---. ::
E2210524
.. /311 •• '. \.:.\
KING COUHT~ 1 '1 \J~ 00 Je~ $.h;.b.: ••
:: Notary Public in and for the s c 0b""~""''''':W::'';'''T=~
My appointment expires: cv"l,,:t-:.../1'-'-"'--"--"I'i"'..r.':'"-;'it<Ilr"'-__
PRGE00'1 OF 001
SP~CIAL ~CEPTIONS
1 .. EASEMENT AND nIE TERMS AND CONDITIONS itE'FERENCED THEREIN,· INCLUDING
BUT NOT LIM~TED TO, THE FOLLOWING:
GRANTEE:
PURPOSE:
AREA AFFECTED:
RECORDED:
RECORDIN~ NUMBER:
Puget SOUll:d 'Power & Light Company
An underground electric transmission
and/or ,distribution system
A righto' f way, 7' feet, in width, as
constructed
April 21, 15178
7604210633
2. ' EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING I
B~ NOT LIMITED TO, THE FOLLOWING:
GRANTEE:
PURPOSB:
AREA AFFEC~ED:
RECORDED:
RECORDING NUMBER:
C;ity of Rent.on
Public 'utilities, including water
and sewer
A 20 foot wide strip over a portion
of said premises
July 14, 1982
8207140374
3. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED ~BIN, INCLUDING,
BUT NOT LIMITED TO, THE FOLLOWING:
GRANTEE:
PURPOSE:
ARIlA lIFFECTSD:
RECORDED:
RECORDING NUMBER:
Ci~y of Renton
Drainage
'A IS, foot wide strip over A portion
of said premises
July 14, 1982
82.07140375
20.0.60.5310.0.1399.0.0.2
4, EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING,
BUT 'NOT LIMITED TO, ~B FOLLOWING:
5.
<?~BE:
PURPOSE:'
AREA AFFECTED:
'RECORDED:
RECORDING NUMBER:
City of Rent.on .
Installation and maintenance of a
'street light (luminaire)
A 5 foot by lO foot,' strip over a
portion of said 'premises
July' 14, 1982
8207140376
EASEMSNT AND THE 'TERMS AND CONDITIONS REFBRENCED THERBm I INCLUDING,'
BUT NOT LIMITED TO, THE FOLLOWING:
GRANTEE:
PURPOSE:
AREA AFFECTED:
RECORDED:
RECORl:HNG NUMBBR:
City of Renton
Public utilities f 'including· 'water
and sewer
The easterly 55 feet ,of Lot 4 lying
southerly of the southerly line of
Lot 3 of said short plat
. July .. 14 I 1982
8207140377
.... " ..
. ..
6. RESTRICTIONS AND EASEMENTS CONTA:rm:ID IN DKCLA,RATION OF ·PRO'l'EGTIVE
RESTRICTIONS AND RASEMENTS, AS HERETO.ATTACHED:
RECORDED:
RECORDrnG NUMBER:
June 24, 1975
'.506240713
. 7. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN SHORT
PLAT, COPY ATTACHED:
RECORDED:
RECORDING NUMBER;
August 15, 1978
7808151009
6. SEWER CHARGE,IN LIEU OF ASSESSMENT AND THE'TERMS AND CONDITIONS
THEREOF!
RECORDED:
RECORDING NlJMBER:
March 26, 1984
8403260504
A survey of" Talbot Road was recorded under Recording Number:
9904159002, a, copy. of which is hereto attached.
,.
20060531001399.003
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E.\SEl'IENT FOR UNDERGROL-:>O ELEGTRIC Sl'STE.\1
=> ______ V,aLLIS INVESTQRS_, A JOINT VENTURE
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f"CriUltor" herelnl. pnll. con\'c:-,' and warrants 10 PUCET SOL"XD PO\\'ER &-LIGHT COMPANY, • WWiinglon cor.,
poralion !,'Cran!,," herein). for thl purposes herelnaflor set forlh • perpetual otl$llmlnl under •• cros.s and over the fol-
lowing d~$Cl'~rt reallJropelf}' tthe "Property" bereln] KING _ County. Wash11\810n .
See EKhibit WAf! attached
;,:; Except as may be olhen\ise sel forth herein Granlslt', riahts sni\U be exercl.sed upon that portion of Ihe PITpSfly [lhe "Right.
<If Way" herein) descrlbcd as follows;
A Right-of-Way 7 reet In width having 3.5 feel of such w\dth.m oao:hslde 01 a cltntor·
line des.cribed as follows:
The centerline of Grantee's facilities as constructed or to be
'~onstructed within the following described parcel,
,Beginning at the Southeast corner of the above described property;
,thence west along the southerly property line 100 feet, thence
north parallel with the easterly property line 275 feet; thence
easterly parallel with the southerly property line 100 feet
to the easterly property line; thence southerly along the 'easterly
proper~ line 275 feet to ~he point of beginning. To be extended
or relocated by mutual consent. Ex..!' r J,ptIr. t.> (r I hl!r '-f. :~;lic-
L Purpose. G;rantee ,hIll have Ibe righllO construct. opera Ie. main lain. repair, Tf!place and enlarge an underground ~lectrlc
transmluion and/or distribution ~'llem upon and under Ihe Righl·or.Way logether with 'e.ll necessary or converuent ap-
purtenances Iherefor. which may Include but are not limited 10 the following: undersround conduits. cables. communication
lines; vaults, manholes. s\l'itche,. lind transformers; and semI-buried or ground mounted facilities. Follo\\inB the Initial can-
'.!rUction of ILII facilities. Grantee may from lime to lime cOMlru~1 such I1ddillonal facilities B5 It may require,
, 1. Acceu. Grantas shall ha\1! the rlshllO access 10 the Rlghl-o[.\\'ay over and across the Property 10 enable Grantae 10 p)ler·
dse Its tlshfj hetel.~jer. pro\ided, thaI Grantee shall 'compensate Granlor for any damage 10 tha Property cauled by Ihe 'l'(cr-
elM of laid tight ur' access. ,
3. ObttrutttOJZ5; Landsuplng. Gnnlse mllY· from Umllio time remove tree., bushe5. at' other obstructiom wI!hin!he RighI.
of-Way and ma~' hweJ and Il'ade thlt Rlght-of·Way 10 the extenl reil!onably nlcessary to carry out the purposeJ .t:l forlh In
~.aph 1 beretlr. provided. thai following any 5uch work. Grantee shall, 10 tho extent reasonably practicable. rlslora the
IUBhI-cf.\\,ay 10 the condillon It was ·immedlate!)' prior 10 luch work, Following Ihe Installation of Granl8s', untierground ."_
facilities. Granlor may undertake an!' ordinary Improvements 10 the landscapIng of the Rlghkl[·Woy, provldp.d that no trees or
other'plants shall be placed thereon which would be unreasonably cltpensh'e or Impractical Cor Grantcs to remove and I' ..
restore. '
4. Grantor', U.a or Rlghl-of.Way, Granlor reservaslhe righllo use the Righl-ol.Wey [or ,ny purpose 1'I01IncoMI!!ent wllh
the righfj herein rranled. pro\ided: that Grantor ShAll not constrllct or main laIn Any bUilding or other DlruclUrc on the Righi.
of·Wey h'hich would interf=re with lin! tlxcrcl!e tlf the ril:lll~ here!n gran led: III00T ne" dlAAing. Tunneling or olher form of con·
Ilrucl:on ac:i\'III' shall bo done on Ihe ProperlY which would dbturh Iho compaction or unearlh Crantee', facllllici on the
Rlght-o[.Way, or endanger the laleralsupport 10 said fo·dlllies: lind thaI no blasUngshnll bedonewlihln 15 fuel of thc R1sht-of.
Wa~'.
Ii, Indemnity, Br ac:ceprlnp ~nd r~rdln8 this r.asomllnl. Grante'! il!!,r!!!!~ 10 Intiamnlfr lind hold hnrmlo!lGranlor from 11m'
Dnd an clRlms lor darnall-cI suffered by any porson which may be Ca'Jilld by Cr~nleu's Dxcrclsn of Iho rights hertln granlflJ:
pro\ided, Ihlll GranteD shall nol be respon5ihlc to CrDnlnr for lin), damnl'~1 rMullinB frnm injllrics to nny person cnused ur
acls or omls510ns of Granlor, '
8. Ahandon-rr.,nl. TIN rlghls hernln sranllrd ~hnll conlinu!! IlnTil such timo;u Cr~nTr.1l cc,m,)) 10 uu! thr. Rlghl'Or·Way for a
period nf 1\\'0 (Sj StlCCI'5Sh'o renrs, In which event IhlllllD.Sllmolnl6halllerminalu nnd nn rlnht~ hClrllundor shnl! rD\'8r! to Coran·
10f. prh\'iclr.d Ih~l nu abllndonmlnt shall be clp.cmcd 10 hlH'e oC'currr.d IJ>' Tllllson (If r.rnnlct!·~ lallum 1o inillally In~IAIJ It.
fAr.i1iti(·~ on thc Rlght-of.Way mrhln an)' porlod of time hom th~ dale hcrod.
" !hir.r.r,lw", lind Aulen'" Thll rlz:hl:<.; n"el nhH!!nrlnn~ I.of lh .. p~rr:.,c .h"llln'"q'! , Ih .. lwndll I" IIml h'l blndin:,tu["_m lhr!i
Tr'~rll";lb· SIlr.CI:~S(lrs AmI a»ilUls, ~lLE.O FO~ E::',:;Or:D I~ T fkQUE5T O~;
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'>T'I I HIPI' \,::',';HIf\~r;TOI'I 98009
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GIt-\~'TOR
STATE On\"ASffl~G1US I
SS
COUI\'T"I'OF XING I
On Ihls dar personally .~ared before me 12. f) d..-r; t y lJ., d 414 < 4 c I
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to m~own 10 be lhe Indh1dual----t,"i~bed in 'and who exe<:uled Ihe .\\;thln and fOregolns \mlruments, and acknowledged that
tU lipncd lhe same as Jlcld free and voluntary Icl and deed (or th. usu and purposellhereln menUoned.
CIVE>: un""in~ o(£id.1 ... 1 thio Ii tJ d., of ~ ~!f. l..~ . '8 ...1.!!....-.
"v ,.,."' 1·~"'11.. ....1.. ~"","""\' ~ .. :.?' t" . e¥.,,,u/) . 1...u:~'.'IM1 I~s<:>. "'r" '. ~ 1';0.; . ,~ .. ',. ~·/::-. ...:.':;. Nolerr Public ~d for :18 State of W instoq.
~~Q:l_ . 'r.~·,1.~·' resldlngal ..;,odh",,,,,,, _________ _
... ~ <i8 '~: 1/
-::-;r\(/'ll '-#'-'!: \\l.., .. ~ . '.:.~j: ·~~:tf(,:!:'i~~~<·~··"
STATE OF \\'ASHIXGTO~ J
SS
C<ll.MTY OF I
On this dar pusonany appeared before me
10 me mown 10 be the Indiddual _ described in and who executed the \\;Irun and forego1ns instruments, ,nd ICmowlodsed that
_____ slgned the same II free and \':)Iuntarr tel and deed for thlt uses end PurpoiGS Ihereln mentiooed.
GtVE~ under my hand and official seal thiJ ___ day of
STATEOf'WASH1!\GTO!\ ,
SR
COU~"\'OF 1
Notary Public In and for thll Statlt of Wuhington.
rllsld(1)8 III
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On (hil __ dar 01 --_ .... _--. 19 _ .. _ , before mil, Ih!! IIndBl"llI~ed. personRll), appeared
"d _-==============--:-;;;;;;;; 10 me lmown 10 he the __ .__________ and • tUpllc\h-ely, of
• _____ .__ the corporAtion Ihol exp,cuted the roregolnp: Instrument.
Plnd acknowl,..1,md Ihc 511id in~'ruml1nl to hI! thc fr!H~ nnd \'nilln!arr ilel nnd deed nf snlrl corporation. Cor Iho U5I1S lind purposes Ihr.reln
mentioned. itOd on oalh ~11I!tJ!! thM ___ __ authorl,.nlilo execute the said instrument and that Iho
seal aUixed is the corporntll 51!1I1 of ~.1Ie1 corpnr(llion.
WlInm.s m~ h,-Hlel and offir.i,tl !\f!iI] hl!rflllJ ;]rn,,~d the dnr nml year flul nhm'U wrll!r.n.
~fllilI"Y rul>li~ in Rnd (!It tho St,lle of \\·i15hin~ll)n.
nr~iclil1';: ,II .. ' ••. _ ~.~ __ ~. __ ~_., ....... ~ ._.
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UTILITIES II
f.HHHl
THIS I NSTAUHEHT , INde tnls~d~Y Of_.,J,'4" .. ~.""",::.. _______ -,t'L4
by Ind betwl!en' __ -='""9",",,",,e;...::R.:... -'El<;:::::b,,1!!.d::.... __ -".nd __ v..::.;C'!l:OlY:...slO.:. • .JRilr:nnJ<t9gJQL _________ '
____________________ ~ ____ ~.nd, __________________ ~ ____ ~
__________________________ ~.M, __________________________ ,
__________________________ ~.M, __________________________ ,
h1tre:ln"llItr ulled "linntor(,)'" And the. CtTY OF REICTOff, .. Hunh:lpil tor,or.Clon o( ICFng
County. \if.,IlIng-ton_ her .. 'Mfter (II led "&r .. ntn".
'WITItUSHM:
lut , .. Id ,,..,.tod,). for .nlt In conslder.tlon of Uti! s. of S 1.00
( One dollar & no/lOO) ".lid by 'r~!ee. and other nlUlble conllde~":r':.;'t;'ion-."''''''-'by'''-
the'sc preunts, grant, hr9lln, sell, convey. and IMrr,n, untO the Slfd Grlntee. Its
ltJC.uuors tnd 15119"11, .,. eMellent for public utilitIes ,,"dudin, ~te, 111' • ..,.r> wltPl
necetury appurtenMCes over, through, .cron .and ~ the follllWllII descr' ..... propert,
Tn ""9 County, Washington, ,.,n partlcul.r'y d.scrlbed n follllWJ:
A 10 feet wide strip of land over a portion of lot ~ of City of Renton
East Valley Hedical Park Short rlat, recorded under Auditor's file
No. 7808151009, records of King County, Washington, said strip of land
being 10 feet on each side of the following described centerline :
Beginning at the southeast corner of said lot 4; thence N 1.,,039'53" W
along the sou~h line of said lot 4 a distance of 592.22 feet to the point
of beginning of said center1ine;tbence K 67°14'56" E a distance of 225.31
feet; thence N 17° .. 3'00" E a distance of 93.5,* feet to a point hereafter
referenced 'as point "A-, thence continuing N 17°43'00" t a distance of
"6.'6 feet to the terminus of said centerline;
the side lines of said 20 feet easement to be extended 'or sbortened to
meet at angle points and to terminate at the south line of said lot -;
Together with a SO feet vide easement being 2S feet on each side of the
following described centerline: Beginning at said above referenced point ~.
thence S a_017'00" E a distance or 23 feet to an east line of said ~ot 4
and the terminus of said centerline
. FI1U FOR RfC; .. AT REllm IF
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Hr·!lillWa ... • III· 1ft. II. / •
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llj;.. C:'CIS!:. .i.-'.; .. \~Cl'-'" -,,:.
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10374 E '1
4.00 ,f ·_.00
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RECCTroED Thi~. n.t;·. !
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5a1d "" .. tofOl"l .... t10nt4 tN.Ut, Hs suea ...... or uslgo., .hlll
ha .. the Mjlt, wltIIovt pMor Mt1C1 or proaed1.g .t I .. , .t sudl tI •• IS
~ lit IIOIIUsal)' to ... tar upoII u1d Ibo-.e deseMbed.proplyV tor tile pllf"PllS' .
0' COIISt .. ctlng, .. lltll.1n" .. ,.Irla" .llIr1o,.r l'lCOftstruct1n, said
utility, or .... 1n'.1/I)' .Cllllnect1onS tllelWfUl, .. ltIIout Incurring ""l'val-
IIblfflltlons or IhMlft;y tIIe .. to ... provided. tIt.t sudt CCIIstnoctl .. , .1.-
tl1nh" ..,.Ir1n, •• lterfng or l'lcoostnoc:t1on of slid! .t1IIt;y sb.n be
Kcooplisbed 1. such a MMer that tile private 1 ... ..-ts IlIfltlll9 10 tile rltbt
rltbt{s)-o'-wv shall not lit ,"stuitd _ or ~d, 01' 1. tile ._t they ...
dlsturlled 01' ~. they will be .... laced 10 IS good • cantlltlon IS tlle1 ......
l_eII,taly befOl'tl the p.",..rt;y om .. tered .... 'I lite GrIn_.
TIle Grlntor sball fully USI end onJ.,. tilt ··"""'scrflltd praises,
tncllllllng tile rltbl to retala tile rip' to lISt tile SUrf.OI of satd rlgbt-o,....,
If sllCh .. does IIIJt lataml'l "'til tastallatlon ond .tntenanGI of tat utl1ttor
11M. ~"'r, the gt'Mtor shall not .ntet .v11dlngs or structures · ... r. llldo"
or .e ..... tile rltbt-o!_ during the .. Is_III 0' sudt utlltt;y. .
This -..t .... n ... -..t 1'11 .. 1., "'til tile lai14 aM ... ll .. blof.
In, .. tile IjrIntor, bf. SIlCGSSO .... lItln on' aslfgos. er.tors _t tIIIt
they 1ft tile 1.."" .....ers of tile aboIe ,.",..rtles ""' that tbe7 biN • good Iftd
MMtbt to .... ~tllh avr-t. __ .J( 'lm..o on4 _____ ........... -.
STAll Of I1AS111II6IlIt
QUTlOFlIlIli I
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on4 an' __ ~ _______ _
on4 ______________ __
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UTlltTIU t2
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THIS INSTRUMENT, made this .ll!!.d.ly of, _____ . __ "_·u_ly __ l~:
by Ind bftween ~1J9e-oe R, Ek! 1M Ind \.:i tx of R'lnton
-----__________________ 'a~ ________________ __
------__ ~ ______________ ~."d, __ ~ ________________ _
-----__ ~--------------~.nd. ___________________ ~
hn-elnafter called '~rantorr$),' and the CITY Of RElIlON, • "'nlelpal Corporatfon of
KlTi9 County, Washington, hereinafter called 'Srantee,'
wmrssElJI:
for and In COftslder.tlon of the .111 .f I I. 00
) by SrintH, """ otlo!r .aluabl. cao;V;;sT.lael;; .. a.trl:lonM.-:dOl;;
sell. convey. and warrant unto the Slid G"ntH.
. . an .. ssont for pVblfc uti If tIes /fncilldl"ll wter IIId
,....ss • ., IPPI/1'UIWIce5 aYeI', through. I<J'VSS .M upon tlle follawllig ~rt1 1ft KIng County. IlasMngton, .,re Plrtle.llrly described IS
92/07/14 10375
REeD F
CRSHSL EaseJD#' t
A IS feet wide easement over a portion' of lot 4 of City 01 Ren~on
East Valley Medical Park Short Plat, recorded under Auditor's file
No. 7808151009, records of King County, Washington; described as
fOlloWs:'
4.00 _.00
22
Beginning at the northwest. corner of lot 2-o! said short plat, said
point being also a northeast corner of said lqt 4j thence Southerly
along an east lirie of said lot If and its squtherly extension
5 5 O'Q3'00" W a distance of 2~1.15 feet to the True Point of Beginning;
thence cont'inuing S 5°"3'00" W a distance of 115 feeti thence
S 811"17 1 00" E a distance of lS feet; thence ~ 50'43 1 00 [ a dis'tance of
115 feet to·the south line of a street ( also known ~s s. J8~h Court)
as dedicated on the face 01 aaid plat; thence westerly along said south
line a distance of IS feet to the True Point of Beginning.
Togellltr Iffth • ~.I'J' ct<1strvetlon ea .... t descr1bed as: A 15 reot "ide strip
of land adjoin.ing the above described easement on the east, bounded on the
'north and on the south by the easterly extension or the north and Bouth lines
of .the.~e described easement.
Slid tMponl')' canst_tlon ....... t shill .-In in fOJ'Cl! during constnlc:-.
u ... ...t ... tn sucII tI.,H lilt utllitle •• od .ppurlenuces have·been ICa!Ptod
for t/Ie'II'erlt .. IOII ....... Intenanee by tlle Sr.ntH but not I.ter thI!I ~ 31, 1""3
r .. ·~
', ... '.I ' . .i fiO . AT R£tIfS1If
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r 4f~ lIaIi:I?ll .... m till .. 11..
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Sa1d heretofore mentioned grantee, 1ts successors OT rsstgns. shall hive
the right. wltIIout prior notice or proceeding at law •• t such till" .. my be
neclss.ry to enter upon said above dtlc1"ibed property for the pUrpoSII of Conltnlct ..
InV .... Intolnln~. repalrl~ •• Iterlng or recon.tructl~ laid utilities. or ... kln~
"Y conn.ctlon. therw1tl1, wlthovt·lncurrl.v .ny leg.1 .,llgatl.n. or II.blllt1
therefore, Provided, thot such constructlo .... lnt,I.I.g. repllrfng •• 1terl~ or
rt<Onstru.tlon Of· ,"id ull1ltl .. shall be accomplished In such a .. nnor that the
private I",.o .... "ts OJ(htlng In the rlght(s)-of-way .hlll not ... disturbed or
d.aged, they will ... ret'liced In as good a condition es they WOre 1_I.tely
befOre the proper'Y wl$ entered upon by the Gronte ••
The Grantor .hall fully us. and· .. Joy the .foredescrtbed p .... 1s ••• Including
the right to retol. the rigllt to use the .urface of .. ld right-of-way 1f such Ulf
does not Interfon. with Installation and maintenance of the utl1ftles •. Ho_er.
the grotor shall not erect bulldl~ or structures over, lllder or .cros. the
rlgbt-of-way during t .... ulstence of suc:ll utilities •
. This H.-.t ..... 11 be a covenant running with the lend and sllll1 be binding l!! GIl the e,-antor. hi. S~lOrs; llelrs Ind I.Slgnl. Grantors col'Ollant thot they
C') Ire la."..l awnet'S of tho .bove properties and that tlley have • 1006 and 1.,.,.,1 I r t t execute Ws ::: .
________________ ~ ____ ~and __________________ ~---
____ ~--~----------,and __ ------------------
STATE OF WASHIJIGTOII
COIJITY OF lIIIG I .ss
I. tile Undersign;;... a nota!')' publ.!£. 19 and for the State of 1Ia.h1ngtGn. ~ certffy that on Ws day of ../qflt 1ge~sona111 __ red
before.. V-..... l2 «seae R. Et-6/"'o ;, __________ -'-____ +-
ud _________________________ ~ ________________ ~ ______ ~
~--~--~-----------~~------------------
and .; tD .. _ to be l.dlvtdolllls) described
In .na IIIiO .xeeuteil tlii fDregolng InstiWOnt. a.d ._Iodged tIIIt~~/i;;S;~i=:""''''''=
signed and ... led tbe .... a. 'ht.S free and volunta!')' .d and aeeafor & uses
IIId ~es therel. _ttoned. . . . "1 :1~:'~~;~;:::::':'> !
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--..... ------. -,-----p •..
VTIlOTl[\ ,1
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THIS tHSHlUP't£NT I ude t~h-Zll:da'f of _________ -'J!!uO\l:.:, ___ ".!Li
.,.,. and be twee"'_.J"''"J9J!WenllleW:!R~, .JE>tkbi!!J.la!!d1.... ___ .nd. _-,C",iUit,l;)'""0::lf~""~n:!!t~o~n __ ---_--_; ______________________ ~ .• M' ______________________ _
____________ ~.M~. ______________________ __
__________________________ ~.nd, ________________________ __
Ml'e'lnlfter called IIGrantor(s''' •• Itd the CITY OF AENTOI ... NunI~lpal Cor-poraUon 0' IUttg
Cobnty, Washington, hlreln.fter tAiled IIGr.nt81".
IIITWESSETH:
Thlt "ad 'rantorh). fn I~d I" 'con,lderatlon of Uti "WI of $ }. DO
( On~ Dollar & non DO ) Hid "V 'rMlt" •• nlf Oltter ".Iu.bl. cO,III.:.,,,,';.t=-j" ... :;"'.-,,,,",""'by"'-
tbR,e pr • .ent,. ,rant, bargain, ,.11, convey, and .. ,rant untO t~ ,.1. 'rante., 't.
.ucc.uor. ~"d ,,,J9ft., aft,M ... n[ for public utnltln (IncltoHlh., .. t.r.,d ._r) .lth
·necett .. ,.... appurte",enc.," oyer. throOfl'!. Kross .,Ad upon the follCIIIIlot descrIbed ProP-rt)'
In Iti"9 County, Va"'I"ItOft, IIOr.·,.rtlcul,rly de.crlbed as follws:
An easement for the installation and maintenance of a street light
(luminaire) over a portion of lot ~ of City·of Renton EBSt Valley
Medical Park Short Plat, _recorded under Auditor's file ~o.780815]009,
records DC King County, Washington, described as follows!
Beginning. at the northwest corner of lot 2 ·of said short plat, said
point being also a northeast corner of said lot ~; thence Sou~herly
along nn east line of said l~t _ and its southerly extension,
S 5°_3'00" W a distance of 2't7.15 feet; thence Easterly alcng "the sou1h
line of a street also known as S. 38th Court as dedicated on the face of
said short plat a distance of ~2.10 feet ·0 the True Point of Beginning;
thence South a distance of 5 feet; thence Cast a distance of 10 feet;
thence North a distance of 5 feet to the south line of said street.
thence Westerly along said south line a distan~~ of 10 feet to the True
Point of Beginning~
. ,... .. -_ • ~i
FilED fOi ,rum IT .. If
IIfIC( Cf m em lUll
IImI DEft lilt _.aa .......
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10376
4.00 __ OIl
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SlI, iIIrweotore _tlCl'ed grant.., III SKcenon 01' ISIlgM,lh.ll u. ~ n .. t. wltIIo.t ,rlor ootlta or plIIClldI., .t I ... n Iud! tl_ II
.., III IItCIII'" to totltr _ IIld •• ducrlill' proptrQo fOr l1li PWPOU
Of CGMttvctlog. IOIot.Iohg, NP.lnog, .ltltrtng or rt_ttvctlRg ,.Id
utlllll. or MIIlog .,., _tlto, UIorwllll. wlUIout I ... m., IIr1 11911
a'llr.tl. or II.IUIl tiIIrttort, pl'tYldt4. IMtlud! CMltNCtioo •• 1 •• tat"'f' ...,.Irt ... IllIInog or _tnlCtloo of 10idI uttltfl .... n III ~ lnod I. mil • _r tIIIt till pi1 .. 111 I .. _t' .. Iltlog I. till rI .. t
rt .. th)-ot ....... n lOt .. dllUIIIIM . QI' ...... t. or I../Ie _t tilly ."" .
41ICWIIH or "..,..,. u., will III ..,11Q14 I. II 11*1 I coHItl ... _ ..... 1_41 ... ., lllforl till ,.....rt,r _ oalaftd _ .,.. UIo III'tatll. .
TIle lnntor u.ll ,.,11, use _ 1t!J"lI UIo ..• ,......cr1 ... ".. ....
11C1udlit.,*, rtllll'to NAI. tIIIrt.t " _ till .III'fMi ,Of .1" rt .. t-ef .....
If IIICII ....... IIit llIIiIrletil .till f .. "nld .. · .... ' ...... 111 of .. tltiUV It... ..... ... tM ..... tor .... 11 lIOt Imt 1MI114fat1 01' ItlWlII'II ",I'. "r
or ~ till PlgIIt-of..,. ...... 1M dhtellce of .ud! utillV. .
1lI11.M ,It, .11 III • ......., ..... 1 •• willi till 1 •• _ sUll III bl ...
I .... 1M ...... Ills _lOtI, IIIln .... 111 .... Crootors _t tIIIt
.., .... till l11tf111 Mtn of tile ... PIOPIII't111 •• tIta, tIII)'.-.. ..... _
I~_t to'~IIIII'" t. ~. J(~ aU _____ _
aU w ________________ _
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I, tile .. ;... ...... ~_-..,. ,..lIe ta ... flip till SuttOf1I .. ,._. =
CIII'tIfJ' 'ad .. tIllS ~ of .:7'" « 1f4:l::o:,1 .11, ""
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THIS IHST'~'IIE'T, N<l. thl'£~'Y of __ ~~:!.r.=_~;;:..--__ .;..._,i'J:j.;..
ty ."d be tween __ .JE ..... '''"snW.UR ..... E"k;j;hi,l.' "'Odil... ___ ,.nd'_~clU' t .. y:..n .. rU~IC .. :t<:"n'-__________ _ ____________________________ .. ..
d
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herel"aft.r ,.11" ·'G,.ntorCs}", ,,,d the Cfn OF REIITOIf. 'Huftlctpal Corpor.tl.,., of King
COunty. ,,"h Ington, ,..r.1 ~'t.r c.ell eel -"renlee" ~
WITIIESSETH:
I: Th.t $Ild",..ntod,). 'or "ncf h conslderatlo,. of the ... of S 1.00
:") One Dollar' nollDO PileS by ".,.tee, ,lid other, v"tuable toftSlde"'.;,.,;,,,,;; ... "' • ..., ... :"'!,,:::'""
~ thite ,reMftu. Inn!, bar,.i". Hll, COft¥eY. ",d .,rent unto, the SIIJd Grante., III
~ ,SVCUl'llOr, and an,gns, oIft e.Hellltnt for pubJl, vtIIlU., One'Pdt", ..ate, ....... r) .. fth S necesSIty .eppu:rtenMCe. over, through, Kroll ,end upon the fol.lowlag detcrlbecll praperty
~ 'n lhtg eounty, ,,-hlniton, 11)" ,.rth:"I,rly due-riNd ,.,fol1cws:
The Easterly 55 feet of that portion of Lot _ of'City of Renton
East Valley Medical Park Short Plat, 45 recorded under Auditorts
fHe "06 7808151009, records of King County. Vasllington; Lying
southerly of the southerly, line of lot 3 of said abort pla~.
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fiED fIR IEcall &T IEII£iI If
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IIQ' b~ .CUUI')' tG IIIlIIr .... 1I1d .... dHCI'1.' 'I'DPIrv for till pufIIOM
0' _tNc:tl", ..... tll.l.g. _111", •• IIiII1I, 0' NCOIIStructl., 1I1d
utt1l\Y. 0' ..... '" ... -"_ ChlrwltII. wl_ I.Clrri ..... 1.'
.-U,ItIOll or 11d111" ..... , .... , .. w1d1d. 1II.t sud! c:.stnlCtt ••• 111-
"IlIln, ..... 111111 •.• 1ttr1", DI" _Str\lCtfCII of sud! utfllt,y 011111 lie '
1C~IIw' II sUCh I _, tIIIt ChI pl1valil tlllro-tllS Ixlstt., I. IIIe rI.-.'
I1Ft(., .. ,...., PIll lOt. dlstwitle. ,OI'~. 0' t. ChI I_~ .., ....
dlsCllltfd II' "-4, IMJ' will ..... loctd 1 •• good ..... cHti •.• .., ....
1...,.11111 ., ... ,1IIe '",,"IV _ "'IiINd IIPOI by till __ •
TIle "tor Pall twill USI •• l1li. ChI 'lforedHcrl ..... ,-,_. .
~ llIe''''''" till rt"" to .. IAI. tile rttllt to .. ChI surflCt of Ul. rt ... kf....,
<? If IIICII _ a.s !lit 11111"''' willi, l",talllttM oiId .,"_ of l1li 11t11I\Y
i~ 11... .....r. tile .,.tIP .11111 oot INCt "ul1cHI", 0' stnIctIINI Mer. --
;; or _ tile rlt\lk'-....... till tx1.liIfIca of sudl ."II\y. '.
lilts _lit. _II ... __ ...... 1.' willi till 1.d .... PIn. 1>1. 'If. tile PtGr. iris _l0I'II. Iletl'S .. d 1 .. 1l1li. _tors _ tIIIt
t!'. till ',"'" --. of ChI, -,.......u.s .d tIIIt --I good ..., ~-:: 4(U~ ~ t... '
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CIIIIIT1 OF IDtI
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IIId _________ _
IIId ____ ....... ___ -'-__ III' ____________________ _
till iMHslgoH. • IOtal')' ,.,.lIe t .... for ChI 5_ of IIl1t '.r.Ia •......
_ttfli _ iii tbtl ~_ of iT"(. '''!:k:.PC''Cw!l JI~
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41!\IH ~o I .. I'U~. ll'te ~~\ i~\1I~i~htdtn~t coven.,,!., r"n~\~~ .. H~ Ib, I!n~ H fe/tise, bre~·~n(~~d fU!u;'e':·.·lrf
,~. o'o_t d~,.rl_ta .~,I o~o,erl,
.. trow, ~~ER>~~j t~~ nO"·~H.lda"~~r. ~*rt61
~H.bH~~, ~':H\O~ \t't\l.~i'·)~i(;'idiiJfll 'Mr.o~eh'!\tt.··
,'"'"'"" .. tt~ tilt \;r,d hHeln&bo.~d.,~rlb.d.f(~ fi'Pf~t
to th •.. ~,. by Ih ~"dtrS\."'.d, their ·IUcct.~ors, h~(rI:;··
anc' 4\\~~~\. l~ Jo'low~:
M.tU1\A.LARU,}.
n.. e~Btlh~ rhl,.., e~d cr,·H lli·,l': bt j,,'einv.·d
~" ~'t. !'lfrlt'd'r'tl st.tte\ tu',d no ,tf'ut!urfH 5h~11';:b'e
t.~n'!>tnt:\."'d .. , t.h \ 1'\ tt'llf r •• t,ne at-ff'. ,,~te5' othe:·r.~.
_~,~ arrrc~.~ by the Re"tOh P1onhl~g Depbrl~~nt~:
!HPStAH M~AS
.1 ~t.n~8 "n~He". pla~5; Includlng .. htlng···
,,"<!h\\l)R to Yeltaln •• hall. be subm1tt"-d· to
H.G a!>1''' .... ed by the h~to" Plannfn9 O~pad .. enf
~r'or te furthe~ d.ve1op~~nt on ·thft s1t~.
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"r q"n'-J\\)~b\1t \~HH\it\bnL tkail b~ s~~firqt6 "'(UI
R1nte~ l'\Hlllng cowlHlbn,
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. n..u covlIhHU ~h.\l .uh .• Hh tkll t~hd 'Hd ~(6jft /jfr
O. c'i'1Obor 31, roe-o,
~~'! vtoht\~~ Qrbruth of t~Be rUttHtft,;-
covtnnn ;lay M ~~I"I)'n:;'d bj p .. optr le91t pt6tfdUfH Jil fA?t
S"PGr~r C'on\ or ~''I\'Il t'Ooi\'ty 'b')o tHhH ~he tHy tlf flf:/It)(f/l
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l>r ./& 1I'l"'Wtrt.) 'O~';\~"4()'"\~1 ~i1~jftl ~rO~fH" Iffi/j rI't '
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• 'f ~rl~'\~:';~~:' _.' .. (;-,-'-t'iiiA (.;i'e" > .... ''--...
STln OF ~HttTONl
t,;)IJ~n c~ Kt~
o..t>lIls_&.~!~ •. ' ot '\J,.re-I-<' . 197">. before me per-
\o~l'y~" •• r~~ T.{I.£t4f. ..... lJ'~ ___ ._."d __ i'~ -r,./" 7..
:.-""~~ ___ t~ .. !>enG .• ' who· ... cut.ed the "I thin Ind
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DECLARATIOn Of ~ESTRICTIH COVEllAHTS
WUEREAS. Vanta lnvcntor.
:3 ~re tho owners of the f0110;'109 real.pMlpcrty In the CHy o( .RontDn,·
in County of King. Stato of \4ashtn~aon. descrttll:d as E~htb't tAl
attacbed hereto.
IIHEREAS, the owner( ~) of $a I d de! c'lbea property des I ra to
Ioopo •• tho follo"lnq restrictive cayenants running 1I1th tha I.n~ .s
to use, present ood future, Of the aboye de&trlbed rUI property.
NOW. THEREFOR!:, the Horauld av.or!.) hereby ntabllsll.
grant an" I .. pcso restrictions ano covenants running with the land ,
i horelubo •• describQd ,,1th rHpect to the US. by the .nder.lq.ed.
tMlr successors, heirs, and "sslsn ••• (ollow.,
JlISTAll,ATlOIi Of Off-SITE IHPROVEH£HT5
The o"nerts) of tne aboye described property. their 5UC-
cos.ar., heirs and assigns. hereby agree and covenont to
participate In, ~lgn a petition In support of, and accept
any future Local l"'I'rav ... "nt District (LID) or city Initia-
ted proposal, .nd pay t"~lr fair sh.re th~rerore, for the
purpose. of prol'ldlng tho n.ce .... y of(-slt.l~pro.e".nts
required by the Renton Subdivision· Ordinance. S.ld I~prove
"ents 511.11 Include but ",y not be l1c.lted to the InsUlh-
tlon of c.urbs, gUtteTs. stdew.111ks, strQ'at paving. sanitlty
lQWer,. \tor~ sewers. u"der9roun~'ng of utilities. and
streot lighting.
These covenants are lr.1posed In lieu of Section 9.1105(6) •
of Tltl. IX of Ordinance 11628 of th. tlty of Renton.
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DURATION
These ~ovel ~nts ,hall run >lHh the \&nd ond .xplre an
Uccember 31. 2Q2~. If at any t1."D l"provc ... nts are
Installed pursuant to these covenants. the portion of
the toven~nt$ pertaIning to the spoelflc In.tallod Improye-
.. ~"ts U requl re~ by tho Ordlnancu 'of the City of Renton
Shall termlnat. wi thout neecHI ty of further dDcu~.nt4tlon ..
Any violation or, breach Of these restrictive coyanants ".y be
enforced by proper 10g.1 procedures In th~ Superior ,tovrt of Kln9
County by either the CI ty of Renton or any property OWne .. adjoining
sUbj.~t property who ara adversely affected by said broaCh.
VAllis !nVestorD
STATEUF liASHlfIGTOII)
COUIITY OF KING )
On this __ -,2~8~tl>i:..... __ day of __ ",Ju .. t",v ___ , 19.2a-. before .. e
'personally I.ppe.3.te:d A. ,DAnia:1. Dunc.al'eliU
the person(s) who oxecuted the within ond fo .. e90ln9 I.,.tr .... n~. and
ocknowledged said Instru .. ent to b. ~he free and volunto .. y oet .od
'deed of said porsoo(,,) for the useS and purposes therein .. enllened.
III IIIlHESS\iHEUOF. I haY. hereunto set .. y hind and affhed roy ...., .....
Qfflcial'~Q~ the d~y and year first .bove wrllten.
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5"",,'111 O~ """G,,,IWIIo'T('IN, 5.18,
COUN'1' .... cit "-'toI'" ~ . "~I$ 1$ TO CItQ:."('"i:.,. ,.MA-r ON ·T~S. .:l.S-b"'V O~ ~ ,q"l~, e.'U:D1l.~ Me. "t,..a.
U~O&te.'iIQ,"' .. t:l1 It. Ht"t.'1'A.TZ."r PUtJ'-'c,,\ Pa.1;'9.0)J~\.I,."1' ,!Ir,9~""'ct. .. O "'.b.MII.L ()~N<aC'.1t. .. II.U·
'fa ME. \I;. ... OWN TO e.a i"'~ \NOW bUAL. ","'C'? $ICht.1tU> 'T~~ ",e.,e>VIl ca-:·usnc,A"'C' •.
AND AC"NI;:JW\... .... tlC:.tI.() 'TC') Me. -rt4"T~" ,""CioN-Cob "\-1. 6""'''''1. A.t\ 141S ':'1L1iQ. ~ND
YO\.UN'1'''!t';'' AC.T ANt. tII_q,'C:t.
\,IrTNc'SS M"t H,..,t-lc At-ID C'~'C.I,A.\..
APPRO
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=-5 EAST, W.M • .. _. ____ •• e
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EAST VALLEY MEDICAL PARK
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COUN~'" ell 'oC..1~~
.T"IS 1$ TO ce~"\F"" "t~AI ClN i\-\\S 2.8~b)"Y O~ ~ 1111e., e.B.~OR.e. ""e, "1'Ht;.
UNQ-Qe.t;U QN ClD. ;,. ..... OT I-.fI.'f P IJ 12:0'-\(:. s P ~~ '80 N ')'1.1."( APP' .. ,-,R. ... o A. t:. ...... 'e,1.. t):'N.Q .L~"\J·
1'0 too1& Ie. laWN "To e.e i~!C. \NO\V\t)U,t!t.1.. ,-,,"'0 S1GIJliO '\'"ii lrIu,ova Cl!Q:'T,":-'C"'"f.
ANti AC'~N""""'-"Oc:.Iil.O "T'a M~ i"A"I' ~ ... 'iIo1~NliO i'tolliii 'AMI. ... ~ 14'!' -c:,rz.;.. ~NP
YO'-VNTA.~"" At:.T "'Nb. b&a.O. .
\lnN"SS M'( ..... "'CO AN:> Clf<'\C\"1..
APPR.OVAI.
~~HORT PLAT
EAST, W.M.
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S'TATI1 O~ WAS,.,.It.lOl'1'QN 5.'5.
-=OU~"'''I'' ,or "-1"'(4
i\oll5 16 "0 CS'iZ.'Tl'F'( ~\.IAT (\~ 'TI"US ~8~b"",( at' ~ l'i1e., ets~O~& Me. "T~G.
U~D6C.'aIQNd.b. ~ NOTA.u,,"'C" PUbL,.\c:.1 plltz.'QQioJA.\.t..""( A.PP~p.2.~b A,I)"'H"!.L. O).HQIIllZ. .. "U·
TO Me. ~"OW" "TO I!o& "1101,", INO,V'!>UAL. "'lola S'(O""O "I"" "1!>e>VIl c;o:-r'I',c"n
ANtli Ar; "-NO\N\".D~mQ ,-a Me;. "Tt4 .. T ws. "1~""16t::1 ,.0,.1& SA.Ms. .... S \-l'S r.~ .. ~ ~~
VO\"UNTA.~"" AI:..,. Ar-Ib b_a.'C>.
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• ••
CITY Of
CLR'iIi'U:;A1£"
If'!fJ,t'1-.:E E M ~,.o;_ : ';. ~ ....
• ",. " , .•. !:t!OIl, CIFt.ty l!'Iilt !/'Iis II , In c
,nd tOtred <cH 0' .. Qf.,..Q.I.Ii.f!t.:.C..Lf:.I.::J .. _~.19:;;
SUiY""ibN and Soli'" th~ 'll.l.'! dol of •
ORJlINANCE NO. 2!!Q... .... ...
AN ORDINANCE OF 11IE CITY • " RENTON. \lASHING'I:O~"'"
.ESTAJ!LlSHING A SPECIAL ASSESSMZN'r DISTRICT FOR 'oJ ~ .'
WATER SERVICE IN THE SOUTH TALBOT HILL-VALLEY -•
GENERAL HOSPITAL AREA AND ESTABLISHIN~4.MII·~~
AMOUNT OF THE CIWtCE UPON CONNECTION TO I1IZI F
FACILITIES. CPSHSC
'Q~04 E
THE CITY COUNCIL OF T!IE CITY OF RENTON. WASHINGTON. DO 011\o\1R
AS FOLLOWS:
SECTION I: There i. horeby crea~ed a vater a.rvica apecial
a ........ nt di.tr tct for .tho South Talbot Hill-Valley General
Ho.pital a ea, which area i. ~or. parti.~larly described .a fol1owa:
See. Exrib1t ';A" attached hereto' and made 8 part
h.reof aa if fully .et forth herein.
A map ,f the benefited area is attached bereto .s Exhibit "II" and
_:. a part her.of a. if fully •• t forth herein.
SE".TION 11: P.rson. connectil.;! to the vater faoiUt:1ea
in this Special Assessment District which properties have not ~eu
charged or ":~.e .. "d rith the coat of a trunk water aain ahell
pay in addition ·to the payment of the connection. permit f •• e and in
addition to the general facility and trunk connection charge, tho
fol1oving.ad41tional fee8:
Based on a net reneral benefit area of 345 acre. awIlE"OR!)FP HIS D~Y
a apecial benef t araa of 155 acrea. the follov1ng ., . .
charge. reBult: ~IR 2S11 ~o aM 'P,
Development rith l.500 -~ fire !loV or 1 ... : .'" -....... · .. ;SlONO·
Area Charg. • 0.034 par square fOOl: .. .'. '.:: ';01':
Frontag. Cbarge • 16.00 per front foot r,.;,,:· ")UN IY
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Developments with greater than 1.50(i-Sr'" fin flow:
Area Charge • $0.048 per .quare foot -
Frontage Charge • $18.00 per front foot
LID', 324 and No. 325. altho-~gh exempt from the Cront
footage charge, should still b •• ubject to rbo applicabl.
area charge.
SECTION Ill: This Ordinance i. effecti.e upon ita paltage,
approval and thil:ty (30) days aftar publication.
PASSED BY-THE CITY COUNCIL thi. 6th day of February,1984.
A1'PROVE~ BY TIlE MAYOR this 6th -day of Februal'Y,l984.
Approved as to f01"lll:
~-~~--~ '1 LifteDC.~en: city. AitorDey
Dati of PublicatioD: Pebruary 10, 19B4
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All tl\lt CIQ-tlc,"t Qf ~'t!')I1 ~~. )0 If-.6 )1 ,~ ;OWII~II'p 23 Iv.:Irt!l, t'''gt S [fit It M 1~"9 C~ntl., ~un'"9t6n. ~\~nPf'a H f')I1~' . ' ..
&';IM''''9 H ~I"II sout"""n torFler c.f ~~t'o" 19. fwn. Zlll., '-0. H, ".K"
I'\tr.c.t entlrl, ,Ion!! t ... ~tll lint tl\r.,..,t • (lIUI~' IIf !-eo 'ttl 110'1 Or It" Ul
Vie r",. ""lilt 111 _9\l'1l'i1111} i
tPlenC:, .. O·~')Q· ( • dhtll'l(, 01 ~19 'ttt 001" 0' l,n.
t/'\.efti" II il7·0i·~1· r , <llH.~t of ~ 'HI en Ill' lu, to • l'f\f: p.r.llt1 with .'Ad
660 ' .. t HU,T 1),. u .'\~r .. o It ,11)111 '11011 fr,. 1!'It Wit lint of wid kttlMl nj
t.htfI... "Ort"', 1 .1OftI $lId ptr,1I.1 h,. to tM IO'.IUI 111'1& of Lot l. III1Ii1 "'loII t 1
Short·PlIt ~ ~.ln01 rl(.Or~d lindtr o\f, 790X&7J6;
UIcrIu IIfIII.r1r '~ONJ tilt IlIYtll "_ of wid 1.01 , to tt. ~t","t COf'IIIIr tJilet'to';
t","" """t"(.1 .1Jf19 U. .11 11", of nit I..ot l to tN t'Qrttwst corfttr !"'rIO'i
thef.ce .u~rTI "011g u. IIOrtll 11111 of wid lot' to • 11111r.p.r.II,1 .,tII ,,., un
.fett .. ,tfrl, U ""Vl"'tG It rl9/lt .ftj" fro:. tl'll: IIIftt 11111 of nil! S."hlf' 29;
t"-fIU I'IOf'tIItI'I7 "'" wtd pI,.,l1., I,. til e_ lOUt" Hili 0' till pl.t of "",w1l ~.ri. ID. J ts ~ ill h1_ 1$ of ".U, ~ Q ,,,. "', t'KIH"Ifs of II", ec-tr.
WlIIIIII91OfI: u. souUl 11", flf Sli. Itllt btl", .lto U. IW:IorttI 11. of tilt !.owt-..st
_""'" of Nl. _t1 .. It; .'
tN.. .-ster" "'" tilt 1IIOrt" Un. of NI' ..... hIIIOfl IN! aMltlrul ... -stw'l
.1., ~ IIOrUI 11 .. of PIlI ScNUlMst lIUoIl'hf' of Stct1Of\ Ii, T ... DII, ." 51 .. ".111.,
"I .. t.~tl" wtUl U. lut.tf'l, rl",t-o'''' ."tlt of T'l~ INd _ttl 591"1..-"*Ih '.
UIeIIce "',,,,,, "CQ9 ... ,4 .. ,wI, rtrt-01 .... 111t'1h to 11\ tftttrMCth .... .nUl tN
"""'1 Pf"'OdI,cttoa 0' tlIt wttl HrIt 0 U. ~t .rter 0' thl ~,t
QI.aIrter of """ SecUDII JfJ;
thefq .. WI, ., .... tIIa JIGrt.II 11 ... of utel swb:lhhlon Ind ttl Nsurl,. pro6IIetiOli
to III I.a.,... I .. villi • it .. t".lt 11 ... tonteft\.rtt IriU UId MO '.t.,.. or 'nl
.. Stlrl,! " ....... 1'.;,.11, f ..." U. t.narl, rl;tlt--of'-dJ ."". of \fit "11.,. f~ 1.1.167h
tMIa 1CMJIIr1, "o.g ... " COIaI.tr1' 1I11t to III tllttnKU .. wt~ U. IIDrUI 11 .. "f
Lot • .t tJ-. ,let of --=-AMUtDII as 1'tCO~ iJl "fOl_." 01 I"IU, pqII n,
·recora.at "" ~t,. WlI.MftVUI'\;
ttwQ WSl*rl, .1Qftl tJM r.ort.h II,. or $I'. Lot 4 to tIW mst nort''IIIuterl, ~ -, u..a 1GUtlw1, "ang tJIt _t wncl'l, line 01 Mantt Md:tUoa '" tM llilt "",tJt,. .-swrl, CCIntr gf wl4 P,.t.
tIace *'tn'1,11G1119 ~ .esterl, prodwcttOft 0' UII ~ II .. 0' u" MIla AddUioa l lIMa IOIrtIII It. h .bo the nortn 11 .. 0' U. (1st ¥Ill., ",,"Cll 'art; ShOrt..",t
. as ~ 11t U .. ec.11 WIdtr An 7808151009 (spoll)..n)" ttl .. ".ortlwIt COI'1IIf'" -. tItIItIcI SOIItMrl), .,Oftl tilt .. t 11,. of lilel SbDrt .. ".t to tell _u.st cor.r tMrwof, '.
u.r:. wnerl, alllfl9' 11111 pan11I' witll.nd. 250 ft.' .... or lns IDrthIr1, of.
IS "S6I,.4 .t ript "'t1e f ..... the south It .. of wid SlcttDII III, W .. t.wuctIO'
wiUl tM Hltar', rt!llJt-of .... ' .r01n of the ,,11., r,...., (Sl--U7), u.c. .... tMrl1
I'" "14 ..star" "_-of ..... , .'-Vl" til In lliIten.w.t1D11 wi~ till _terl, It.. .
of u. SWtIust quarter of sat4 s.:UOll. 31, T_, 231. It. SE, M, •• ,
u.tt SOW1:Mrl; "c.t tM ..sterl, 'Ine of salel sllbclh't.tlWl to • tliterMctUIO
wt" tllllOIrtIIerlJ " .. of 101" Sec:U .. J1i u.c. .... :.',' .1081 utd MUUllrl, " .. of 5etttQl " lot tht __ I't ~r -. t-...c. .-tMrl, .'oag tlte ..stert, H .. of utel Slct.1. n I ""1~ ... tlrl), 11_ 11 Iho
till .. tar" U~ of lec'th. 32, T •• tJI, Ig. 5[,11.11., to t:.t. IOIItiI It .. of U.
IIor1IIett "'rUt" of U. ~t .. I'"ter ., 1114 5tcttOi 12: . u.c. M1ter1)' "-' tile SoCIIIta. U .. d Slid SIIlIdhht_ • dht..t of 660 feet ..... .. lis.. . .
u.a IIOrtIIrl, ... ~I. PlAUt1 iftU .... 6iGO fed us_I,. "Jol.SUt"114 at right
1109" ,..,.. till -.t 11_ ", Sec1.1011 32. to I p11id .. "" IOrttI If. of u'" Sectt. =. "1' po1t1t 1IIt1 .. _ feet ... tarl, gf CIte ~t .. ,. of "" lIcti. III ca.ce .sterl, 61 .. U. tIK"th H. 0' MI, s.tt1. S2 ..,dI NIrUI 11. h. "10 the
CCIIrtll1. of IIti' SKt1_ HI to. pot., 110 t.t: ... or llu'lIItlflt of eM IOftIIIIIt
cor..-of II'. Sect,. zt 1M U. T.,. Point ., 1eI1"'II8.
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