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Home My WebLink AboutReport 1PLAN REDUCTION: Site plan North elevation East & West elevations South elevation Grading plan Topography plan Landscape plan Neighborhood detail map pis i r 1 ~ I :!II ! i i ' •, ~ i l q~ ! I ! • i ; i --;/ . --·e-, ~~~-~,\\: ~'"( -------, i~ q i}~~E Hi i! FW! i illl ! ! ! ! T "! ,,1•1 ' ,,,, . i' ~ I! h r· q1• • i : ;-~ ~ Go ij . !: ; i·m ;~H ~ ~ \I ~ iit ; > ~ iHI / / i ' ,~1 I -,s i\ ,,, r 'P h n [C I I I ' ' ' ' ! I I I I ' ! j ' ' i ' ~ !l ~ I a ~,;i i ~:~ I ~mi "'" i , 'Ill~-~ ' ~ ., \ \ \. ll ,.~ c,~ ! ii ! \ -------(~) _L-(~) ' ~~ I --;~ / I / i I ' I io) ' e I I 1 - 11 I I l ' ~ I l 1, I ~ ,,~ '>:'~ I ·~ -i:~ -~ : "' n I " -l L_- ~ ~ ,.; ~ w ~ z < ~ z M N ~ ~ w z \ ~ 0 ,.. ,,; z 0 ;: u w w _..,,.,__ ''" \•,\\ ; "· I"~ " I,"> E.\\ I'. :)N[(f3:3NI!JN3: C113"111HJ.Li1 \ \ \ • r ;!~!; -;11!,• ! 1~:": . I ' Irr--, / / / / D • • ' ' i ~i I' '• \ / !'I ' I: " ,, ,, ' ' ® 0 ' ' ':: ... G) :0 0 . C z 0 () 0 i < m :0 --c, r :,,. z --< z G) 0 m --< :,,. ,= ~ uij ~I s J ~ ! ~ ~ ~ I ' ii! 0 (:) o ' ' l I !j;: i ,, z I '1 !;:lil z~ ' ,, ' m I '·~·,··. \ ·!·, . ,, NG BUILDING RENTON, WA 60 SW Sunset BJlld, R41nton, WA 98055 ~ w w .... a: z M N ,_ ~ w N "- R-8 ':; ' ~ -" Q , ~ ~ ,. < 7, R-ll ~~ R -o 8 Q , ,- 0 R-14 R-10 " " ' "' " IM ~ IM IM ZONING MAP BOOK PLANNING -TECHNICAL SERVICES PRINTED DATE: 10/02/2013 ·ti,s ;ocumenl ,s • s,noh,c rei;re-Wltahon. nol g-J<9";Jlt!J'Jd lo survey ac;u--.o::,. aid,~ ba~ on th~ h&sl riormllOOn aoailabit a; crl the :Jate shawn Th,s map ,s ,meriaed for Cr1)' alsplay DI.Hll0S!!~0<1tf Community & Economic Development ' f ,....,. "'~'""' ~----- ~ ~ ~ t ___ IM Sf'i .-,,, · IM E3W 07 T23N RSE W 112 R IM R-8 ~ ~ ~ ,TS ~ ~ • R-10 R-8 Q ~ " CA , co,2 ~ ~ , CA CA CA CD " k ~ ,_, '}_ 11-'-;,, -,; "" "- 'CL .. .. :::; a: :::; a: "' u • CA ~ a: ;_'S . " CA ~ IM CA ' CA C < ";x~ h,'~ ,. ----"" F3W G3W19 T23N R5E W 112 420 19.350 18 T24N R5E W 112 P;ageJ3o'~ Qty Limits D (COR) CommeroaliOficelResdential [:] (R-4) Rasidll"tial 4duiac C'J R!:NTON D (CV) Center Village D (R-8) Residential 8dulac e_--=i Polllotial Am91;abon Area D (IH) lnauslnal He,111y CJ (RC) Resourc:e Con5ervabon Zonmg DeS1gnabon D (IL) lnduatnal LJQMl C] (RM-F) Residanb~I 1.1.l!IJ.fa-n,ly D (CA] Commemal I\Jffl"1al c:J (ltd} lrdustnal t.l!id1um c:J (RM-T) R'"' l.\lb-fam,~ Tratlrlmal c:J (CO) Cemar Do.,.,tlwn [:] (R-1) Reside-lb! 1dulac D (RU-U) Res, ~Jl>.Fa'l'l,lf ~b;w1 CIII\W D (Ci'!) Corrm!lfcialNe~hborllood c:J [R-10) RelOOllntJaj 10dulac c:J (Rl.41) Resld9nb.;II Marutactu~d hemes D (COi Commercial Offoct c:J IR-141 Rn,;i,;lential 14001,:o:: c:J (IJC-Nl) Urb,w, c .... 1e, Nerti! I c:J (UC.N2} Urba1 Cantllf N<rth 2 -n w m a: --1 ~ A z ;o = m m ;::; N !\ J Denis Law .__.... ..... ~~~~ -------{ / [/1 -~-....:M:ayo:r _______ ... ; [ City of l April 28, 2014 Dick Causey 16518 203rd Pl NE Woodinville, WA 98077 SUBJECT: Ng Building ~g·trro1..1 Community & Economic Development Department C.E."Chip"Vincent, Administrator LUA14,000092, ECF, SA-A, MOD Dear Mr. Causey: This letter is to inform you that the appeal period ended April 11, 2014 for· the Administrative Site Development Plan Review approval. No appeals were filed, therefore, this decision is final and application for the appropriately required permits may proceed. The advisory notes listed in the City of Renton Report and Decision dated March 28, 2014 must be adhered to during construction and prior to final inspection. Furthermore, the Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. If you are unable to finalize the development within the two-year time-frame, a single two (2) year extension may be requested in writing, pursuant to RMC 4-9-200. If you have any questions regarding the report and decision issued for this site plan development proposal, please call me at (425) 430-6593. Sincerely, ~t~~.,·~ Kris Sorensen Associate Planner cc: Raymond Ng and Tina ChOw f..Owner(s) Jim Cooks/ Party(ies) of Record Renton City Hall , 1055 South Grady Way , Renton, Washington 98057 • rentonwa.gov Contact Dick Causey 16518 203rd Pl NE Woodinville, WA 98077 (425) 788-3112 • Ng Building LUA 14-000092 PARTIES OF RECORD Owner Raymond Ng PO Box 515 Renton, WA 98057 (425) 788-3112 Party of Record Jim Cooks PO Box 729 Chelan, WA 98816 (509) 679-0085 Page 1 of 1 Dick Causey Contact, Applicant Raymond Ng Owner Jim Cooks Parties of Record Dated: Aoa,-£ I ;lot 't I ) Public in and for the State of Washington Notary (Print) '-----'-l-\-"'v'-lu.h(. 4--,,/.-,-'-f: •=-"o'-", ~"' 0 1_.7,_.:fA .. .__,,-c,-· 1 __ ....,Q-I ,1-, ------- My appointment expires: 0,,,, ~ ~-,.-c,,. 1 =< T --~-:-l-4-~-cR00_0_2_~3-. '-'-...;!L-, ·-,·._,.,.f..:l_._ ________________ -1 Agencies (Signature of Sender): ~ \fht1Xhf'.C STATE OF WASHINGTON COUNTY OF KING ) ) ss ) See Attached c '1 \ "'•\.\Co ;;t;, I certify that I know or have satisfactory evidence that Lisa M. McElrea ~ '"',/·2g.~1 o signed this instrument and acknowledged it to be his/her/their free and voluntary act tof tt,,s q,'brposes mentioned in the instrument. 111AS1-1' Notary (Print): ___ --lijp"'-"'IJ.14+---1J?cu.LIJ...,,Jc,;(,d.oti.,_' ----------- My appointment expires: ~-J f cl~ c).o I lf - f-N_g_B_u_i_ld_in_g ___________________________ --1 LUA14-000092, ECF, SA-A template -affidavit of service by mailing Dept. of Ecology** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region* Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers*** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. 5W Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street K5C-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 5eattle, WA 98124-4018 AGENCY (DOE) LETIER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Duwamish Tribal Office * 4717 w Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division* Environmental Planning Supervisor Ms. Shirley Marroquin 201 s. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Steve Roberge Director of Community Development 13020 Newcastle Way Newcastle, WA 98059 Puget Sound Energy Municipal Liaison Manager Joe Jainga PO Box 90868, MS: XRO-OlW Bellevue, WA 98009-0868 Muckleshoot Indian Tribe Fisheries Dept.* Attn: Karen Walter or SEPA Reviewer 39015 -172nd Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program* Attn; Ms Melissa Calvert 39015 172'' Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Mr. Fred Satterstrom, AICP Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template • affidavit of service by mailing OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED {DNS-M) POSTED TO NOTIF'( INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME, PROJECT NUMBER: LOCATION: NG BUILDING LUA.14-000092, ECF, SA-A 60 SW SUNSET BLVD DESCRIPilON: THE APPLICANT IS REQUESTING AOMINl9TRATIVE SITf PLAN REVIEW, ENVIRONMENTAL (SEPA) REVIEW, ANO A PARKING MOOIFICATION FOR THE CONSTRUCTION OF A NEW lWO-STORY COMMERCIAL RETAIL ANO OFFICE BUILDING WITH ASSOCIATED PARKING ANO LANDSCAPING. THE PROPOSED BUILDING WOULD HAVE A GROSS SQUARE FOOTAGE OF APPROXIMATELY B,090 SQUARE FEET. nlE PROJECT SITE IS 12,859 SQUARE FEET WITHIN THE COMMERCIAL CORRIDOR (CC) LANO USE DESIGNATION ANO THE COMMERCIAL ARTERIAL (CA) ZONING CLASSIFICATION. THE PROPERTY IS LOCATED AT THE CORNER OF SW SUNSET BLVD, HARDIE AVE SW, ANO SW LANGSTON RD ANO CURRENTLY HAS A 1,400 SQUARE FOOT SINGLE-STORY BUILDING THAT WOULD BE REMOVED. ACCESS TO THE SITE IS PROPOSED VIA A CURB CUT FROM SW HARRIS PLACE. THE PROPOSAL INCLUDES 8 PARKING STALLS PROVIDED JUST WEST OF THE PROPOSED STRUCTURE. PER RMC 44-llBO, A MINIMUM OF 12 STALLS ARE REQUIRED FOR THE PROPOSED USES; THEREFORE THE APPLICANT tS REQUESTING A PARKING MODIFICATION IN ORDER TO REDUCE THE IIINlMUM NUMBER OF PARKING STALlS BY SlX PARKING SPACES REQUIIU:D ON SITE. RIGHT-OF.WAY DEDICATION ALONG PUBLIC STREETS WOULD BE REQUIRED AS WOULD INSTALLATION OF PLANTING STRIP AREAS AND SIDEWALKS. THERE ARE ND CRmCAL AREAS LOCATED ON SITE.THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE!: IMPACT ON THE ENVIRONMENT. Appeals of Iha envlronm,mtal determination must be flied In writing on o, before 5:00 p.m. on April 11, 2014, tos~het with th.e required fee with., Hearing E~amlner, City of Renlan, 1055 South. Gnidy Way, R"nlan, WA 98057. Appe1l1 to the Hurlng Examiner are pern"d by RMC 4-1!-UO and moni lnfannatlon may be obblined from 1h• Renton City Clerk's Offlca, (425] 430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBUC HEARING WILL BE SET ANO All PARTIES NOTIFIED. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT !42.5) 430-72.00. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDt THE P~OJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. CERTIFICATION I, hereby certify that copies of the above document were posted in __ conspicuous places or nearby the described property on Date: -----------Signed:. ______________ _ STATE OF WASHINGTON COUNTY OF KING ) ) 55 ) I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/h_e_r--;/t--;h-e-:-ir-f=-r-e_e_a_n_d_v_o_l_u_nt_a_ry_a_c_t _fo_r_t_h_e_ uses and purposes mentioned in the instrument. Dated: Notary Public in and for the State of Washington Notary (Print): My appointment expires: ------------- STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on March 28, 2014, The full amount of the fee charged for said foregoing publication is the sum of $112.00. ' 7JfL~C,:; ,L,,tµ.,LJt<""'-----".fi.L_L..::... . ),,",.\\\\\\\\Hltr 111 ·,-.,, "'H"'" ,,, ,-~~-~, a ~'Ttlt 11 1 -~~ Ip """\\\\\\1111/,, ~A I~ mda M. Mills Legal Adve1tising Representative, Renton Reporter Subscribed and sworn to me this 28th day of March, 2014. 4/ -~'()t,1,. EX,~1~:ti,,·v ~ _g, .tt.,. ,2"'";':j"' ~ P..R Y ~/-'~ ~ -~-v;J ' ~ ~ ~:r.-f":.~~-o _. §z ~ ~ i-: E;;'f < ,; • , ;: 0 :E :: <!:'!o ~ EJ-.:.: ~ ";t. ~c.) 1a" C'o.: (., = ( };,: f.-L&e -~ (c__~~[ i ,Ii/£,<-. K.'lthleen C. Sherman, Notary Public for the State of Washington, Residing in Buckley, Washington ~ ~,. PU __ ,.._ ~~ ~ £ .;-: ,,, 4"-9 .... ~.,;s~ 1 1 11 •1 .,_...._,r_v..·- 111, u'°;,, 111 11\\\\\\\'-'-" I\)-~$° 11 111 1 '1r-,c OF -.N,,,, ........ 1111 1\\H\\\\\"'\.' NOTICE OF ENVIRONMENTAL DKl'ER'.\11NATION E:\VIR01"1\.1ENTAL REVIEW COMMITTEE RE'.'/TO:\. WASHl:\GTON The Environmentul Review Committee h::is issued a Determi- nation of Non Significance Miti- gated ( DNS M) for the following project under the authority of the Renton municipal code Ng Building l.l!Al4000092 Location: 60 SW Sunset Blvd. The applicant has proposed the construction of a new 6,090 SF commercial retail and office building. The project site is 12,659 SF in size and zoned CA Currentlv a 1,400 SF building on · site would be removed. A,,ess to the site is proposed via a curb cut from SW Harris Pl. The proposal includes 8 parking stalls. per RMC 4 4 080, a minimum of 12 stalls are required for the proposed uses; therefore the applicant is requesting a park- ing modification in order to re- duce the minimum number of parking stalls by 4. Right of way dedication along public streets would be required as \Vould installation of planting strip <1reas <1nd side\.valks. There are no critical areas located on site . Appeals of the Di\S l\"I must be filed in writing on or before 5:00 p.m. on April 11, 2014. Appeals must be filed in writing together with the required tee with: Hearing Examiner c/o Ci!y Clerk, City of Renton, 1055 S Grady Way, Renton, WA 98057. Appeals to the Hearing Examiner arc governed by RMC 4 8 110 and more information may be ob- tained from lhe Renton Citv Clerk's Office, 425 430 6510. - Publication Date:March 28. 2014 m Renton Reporter #1014702 Agencies See Attached Dick Causey Applicant/Contact Raymond Ng and Tina Chow Owners See attached 300' surrounding property owners (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING ) ) 55 ) I certify that I know or have satisfactory evidence that Lisa M. McElrea . en ; -4 signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: Fecbw40 J ~OIL( I Notary (Print): ___ __,l:\::,:,o-'-'~=.--J--1-a<CZ:W-""-"'ifS:!..2. ___________ _ My appointment expires: ~il ~ 'f 1 .;). 01 ~ Ng Building LUA14-000092, ECF, SA-A, MOD template -affidavit of service by mailing Dept. of Ecology** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region* Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers* Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers*** , Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn; SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Duwamish Tribal Office* 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division* Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn; Steve Roberge Director of Community Development 13020 Newcastle Way Newcastle, WA 98059 Puget Sound Energy Municipal Liaison Manager Joe Jainga PO Box 90868, MS: XRD-OlW Bellevue, WA 98009-0868 Muckleshoot Indian Tribe Fisheries Dept.* Attn: Karen Walter or SEPA Reviewer 39015 -172rid Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program* Attn: Ms Melissa Calvert 39015172"d Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Mr. Fred Satterstrom, AICP Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address; sepaunit@ecy.wa.gov ***Department of Natural Resources ls emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template ~ affidavit of service by mailing 7200190 CSK AUTO CORP STORE #3696 C/0 THOMSON REUTERS PTS PO BOX 06116 CHICAGO, IL 60606 1823059213 MIDAS INTERNATIONAL CORP REAL ESTATE ACCOUNTING DEPT 1300 ARLINGTON HEIGHTS RD ITASCA, IL 60143 1823059100 COOKS JAM ES V PO BOX 729 CHELAN, WA 98816 1823059273 LEVENS FAMILY TRST C/0 LEVENS C P +S S TRSTEES 933 JASMINE CIR COSTA MESA, CA 92626 1823059107 MCDANIEL BETH A+SIEBERSMA T 8301117TH AVE SE NEWCASTLE, WA 98056 7200209 FRED MEYER STORES INC C/0 NICKEL & COMPANY PO BOX 35547 TULSA, OK 74153 1847200070 SEATILE CITY OF SCL PO BOX 34023 SEATILE, WA 98124 8663500015 PRESTIGIOUS PROPERTIES LLC 220 SW SUNSET BLVD #AlOl RENTON, WA 98057 1823059033 RPR PROPERTIES LL C 450 SHATIUCK AVES RENTON, WA 98057 1823059149 DUNLAP BAPTIST CHURCH 280 HARDIE AVE SW #2 RENTON, WA 98057 1823059079 WALTRUST PROPERTIES INC 104 WILMOT RD #1420 DEERFIELD, IL 60015 1847200090 FIALLOS LUIS+NESTOR 214 SW LANGSTON RD RENTON, WA 98055 8663500005 ALAKASHEY-TAH5SEN 150 SW SUNSET BLVD RENTON, WA 98059 1823059089 CITY VIEW CHURCH 255 HARDIE AVES W RENTON, WA 98055 OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: LOCATION: NG BUILDING LUA14-000092, ECF, SA-A 60 SW SUNSET BLVD DESCRIPTION: THE APPLICANT IS REQUESTING ADMINISTRATIVE SITE PLAN REVIEW, ENVIRONMENTAL (SEPA) REVIEW, AND A PARKING MODIFICATION FOR THE CONSTRUCTION OF A NEW TWO-STORY COMMERCIAL RETAIL AND OFFICE BUILDING WITH ASSOCIATED PARKING AND LANDSCAPING. THE PROPOSED BUILDING WOULD HAVE A GROSS SQUARE FOOTAGE OF APPROXIMATELY 6,090 SQUARE FEET. THE PROJECT SITE rs 12,659 SQUARE FEET WITHIN THE COMMERCIAL CORRIDOR (CC) LAND USE DESIGNATION AND THE COMMERCIAL ARTERIAL (CA) ZONING CLASSIFICATION. THE PROPERTY IS LOCATED AT THE CORNER OF SW SUNSET BLVD, HARDIE AVE SW, AND SW LANGSTON RD AND CURRENTLY HAS A 1,400 SQUARE FOOT SINGLE-STORY BUILDING THAT WOULD BE REMOVED. ACCESS TO THE SITE IS PROPOSED VIA A CURB CUT FROM SW HARRIS PLACE. THE PROPOSAL INCLUDES 8 PARKING STALLS PROVIDED JUST WEST OF THE PROPOSED STRUCTURE. PER RMC 4-4-080, A MINIMUM OF 12 STALLS ARE REQUIRED FOR THE PROPOSED USES; THEREFORE THE APPLICANT IS REQUESTING A PARKING MODIFICATION IN ORDER TO REDUCE THE MINIMUM NUMBER OF PARKING STALLS BY SIX PARKING SPACES REQUIRED ON SITE. RIGHT-OF-WAY DEDICATION ALONG PUBLIC STREETS WOULD BE REQUIRED AS WOULD INSTALLATION OF PLANTING STRIP AREAS AND SIDEWALKS. THERE ARE NO CRITICAL AREAS LOCATED ON SITE.THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 11, 2014, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and more Information may be obtained from the Renton City Clerk's Office, (425) 430-6510. IF THE ENVIRONMENTAL DETERMINATION rs APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. ,,;_ FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. Denis Law r--C · ty f ---=Mayo:..r -------1 r~IDfil April 1, 2014 Dick Causey 16518 203'd PL NE Woodinville, WA 98077 Department of Community and Economic Development C.E."Chip"Vincent, Administrator SUBJECT: · ENVIRONMENTAL ISEPA)THRESHOLD DETERMINATION Ng Building, LUA14-000Ci92 Dear Mr. Causey: This letter is Wfitten on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a .· threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 11, 2014, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. · Appealsto the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425)-430-6510. If the Environmental Determination is appealed, a public hearing date .will be set and all parties notified. If you have any further questions, please call me at (425) 430-6593 . . ~l; Environmental.Rev. iew Committee,. ~s~ ·~· - Kris Sorensen · · Assodate Planner Enclosure cc: Raymond Ng/ Owner(s) Jim Cooks / Party.(ies) of_Record Renton City Hall • 1055 .South Grady Way • Renton, Washington 98057 • rentonwa.gov Denis Law Mayor March 28, 2014 Community and Economic Development Department C. E."Chip"Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on March 24, 2014: SEPA DETERMINATION: Determination of Non-Significance Mitigated (DNSM) PROJECT NAME: Ng Building PROJECT NUMBER: LUA14-000092 Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 11, 2014, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-6593. For the Environmental Review Committee, Kris Sorensen Associate Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA14-000092 Dick Causey Ng Building PROJECT DESCRIPTION: The applicant has proposed the construction of a new 6,090 SF commercial retail and office building. The project site is 12,659 SF in size and zoned CA. Currently a 1,400 SF building on site would be removed. Access to the site is proposed via a curb cut from SW Harris Pl. The proposal includes 8 parking stalls, per RMC 4-4-080, a minimum of 12 stalls are required for the proposed uses; therefore the applicant is requesting a parking modification in order to reduce the minimum number of parking stalls by 4. Right-of-way dedication along public streets would be required as would installation of planting strip areas and sidewalks. There are no critical areas located on site. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 60 SW Sunset The City of Renton Department of Community & Economic Development Planning Division 1. The applicant shall comply with the recommendations of the geotechnical report, prepared by GeoPAN Incorporated, dated October 30, 2013. 2. An archaeology survey of the project area shall be conducted and submitted to the Current Planning Project Manager prior to ground disturbing activities. The survey shall conform to the professional archaeological requirements and standards of the Washington State Department of Archaeology and Historic Preservation and must be conducted under the on-site supervision of a state-approved archaeologist prior to ground disturbing activity, unless determined by DAHP that the survey shall be conducted after impervious surface removal. Upon completion the survey shall be provided to the city, DAHP, and Tribes. ADIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 4. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits. 5. If food preparation facilities (kitchen, cafe, restaurant) are proposed, a grease trap or grease interceptor will be required with a separate plumbing permit. Exhibit 12 provides additional Advisory Notes to the applicant for water, sewer, surface water, transportation, and fire. ERC Mitigation Measures and Advisory Notes Page 2 of 2 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA14-000092 Dick Causey Ng Building PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan, Environmental (SEPA) Review, and a parking modification for the construction of a new two-story commercial retail and office building with associated parking and landscaping. The proposed building would have a gross square footage of approximately 6,090 square feet. The project site is 12,659 square feet within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. The property is located at the corner of SW Sunset Blvd, Hardie Ave SW, and SW Langston Rd and currently has a 1,400 square foot single-story building that would be removed. Access to the site is proposed via a curb cut from SW Harris Place. The proposal includes 8 parking stalls provided just west of the proposed structure. Per RMC 4-4-080, a minimum of 12 stalls are required for the proposed uses; therefore the applicant is requesting a parking modification in order to reduce the minimum number of parking stalls by four parking spaces required on site. Right-of-way dedication along public streets would be required as would installation of planting strip areas and sidewalks. There are no critical areas located on site. PROJECT LOCATION: LEAD AGENCY: 60 SW Sunset City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 11, 2014. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: ''"'l"'P"'n, Administrator s Department March 28, 2014 Date Department of Community & Economic Development DEPARTMENT OF COMM ITV AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT AND ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION ERC MEETING DATE: Project Nome: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: STAFF RECOMMENDA T/ON: March 24, 2014 Ng Building Raymond Ng and Tina Chow; P.O. Box 515, Renton, WA, 98057 Dick Causey, 16518 203'' Pl NE, Woodinville, WA, 98077 LUA14-000092, ECF, SA-A Kris Sorensen, Associate Planner The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review, and a parking modification for the construction of a new two-story commercial retail and office building with associated parking and landscaping. The proposed building would have a gross square footage of approximately 6,090 square feet. The project site is 12,659 square feet within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. The property is located at the corner of SW Sunset Blvd, Hardie Ave SW, and SW Langston Rd and currently has a 1,400 square foot single-story building that would be removed. Access to the site is proposed via a curb cut from SW Harris Place. The proposal includes 8 parking stalls provided just west of the proposed structure. Per RMC 4-4-080, a minimum of 12 stalls are required for the proposed uses; therefore the applicant is requesting a parking modification in order to reduce the minimum number of parking stalls by six parking spaces required on site. Right-of-way dedication along public streets would be required as would installation of planting strip areas and sidewalks. There are no critical areas located on site. 60 SW Sunset Blvd 12,632 sf Proposed New Bldg. Footprint (gross): Proposed New Bldg. Area (gross): 3,045 SF 6,090 SF Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance, Mitigated (DNS-M). City of Renton Deportment of Community & l:. .... ,omic Development NG BU/LO/NG Environmental Revi_ . :ommittee & Administrative Site Plan Report LUA14-00009Z, SA-A, ECF, MOD Report of March 24, 2014 II A. EXHIBITS: Exhibit 1: Environmental Review Committee & Administrative Site Plan Report Exhibit 2: Zoning Map Exhibit 3 Site Plan Exhibit 4: Landscape Plan Exhibit 5: Elevations Exhibit 6: Department of Archaeology and Historic Preservation Comment Letter Exhibit 7: Environmental "SEPA" Determination Exhibit 8: Drainage/Storm Report Exhibit 9: Geotechnical Report Exhibit 10: Trip Generation Study Exhibit 11: Aerial Photograph Exhibit 12: Advisory Notes -Review Comments II 8. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: Raymond Ng & Tina Chow PO Box 515 Renton, WA 98057 Commercial Arterial (CA) Commercial Corridor (CC) Page 2 of 28 4. Existing Site Use: Small commercial building and parking lot. 5. Neighborhood Characteristics: a. North: b. East: c. South: d. West: 6. Site Area: Strip Commercial {CA zone) Walgreens Retail {CA zone) Shopping Center; Fred Meyer anchor tenant /CA zone) Religious Institution; Church {R-10 zone) 12,632 sf 7. Access: Curb cut via SW Harris Pl, northside of the site. I C. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation I D. PUBLIC SERVICES: 1. Existing Utilities Land Use File No. N/A N/A N/A Ordinance No. 5099 5100 1320 Date 11/01/2004 11/01/2004 07/13/1948 LUA14-000092 City of Renton Department of Community & NG BUILDING mic Development Environmental Rev· ~ommittee & Administrative Site Pion Report LUA14-000092, SA-A, ECF, MOD Report of March 24, 2014 Page 3 of 28 a. Water: This project is served by the City of Renton. In Hardie Ave SW, there is an existing 12-inch and 6-inch water main where the 12-inch main can deliver 2,500 gpm and the 6-inch can deliver 1,400 gpm with static pressure at street level approximately 110 psi. This is a 300 hydraulic water pressure zone. In the adjacent Walgreen's parking lot to the east, there is an 8-inch water main that can deliver 2,500 gpm with static pressure at street level approximately 70 psi. This is a 196 hydraulic water pressure zone. b. Sewer: This project is served by the City of Renton. There is an existing 8-inch sewer main in SW Harris Pl (commercial alley) and adjacent to the site connecting to the 12-inch sanitary sewer in SW Sunset Blvd. c. Surface/Storm Water: There are existing public drainage improvements in SW Harris Place (commercial alley) and SW Sunset Blvd. 2. Streets and alley: There is existing curb, gutter, sidewalk around property on Hardie Ave SW and SW Sunset Blvd. At the north is Harris Pl SW, which is a commercial alley with the required 16 feet of pavement. 3. Fire Protection: City of Renton Fire Department E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120: Development Standards for Commercial Zoning Classifications 2. Chapter 3 Land Use Districts a. Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Procedures and Review Criteria a. Section 4-9-200: Site Plan Review 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element II H. ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Environmental Threshold Determination Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. WA14-000092 2. Mitigation Measures 1. The applicant shall comply with the recommendations of the geotechnical report, prepared by Geo PAN Incorporated, dated October 30, 2013. 2. An archaeology survey of the project area shall be conducted and submitted to the Current Planning Project Manager prior to ground disturbing activities. The survey shall conform to the professional archaeological requirements and standards of the Washington State Department of Archaeology and Historic Preservation and must be conducted under the on-site supervision of a state-approved archaeologist prior to ground disturbing activity, unless determined by DAHP that the survey shall be conducted after impervious surface removal. Upon completion the survey shall be provided to the city, DAHP, and Tribes. 3. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: a. Earth Impacts: The site grade generally slopes down from the northwest corner to the southeast corner with an average slope of approximately 10 to 15 percent. According to the Geotechnical Engineering Report, prepared by PanGEO Incorporated, dated October 30, 2013 {Exhibit 9), the soils encountered during field exploration consist of fill over loose to very dense silty sand. The results of the test pit explorations for the layer of fill was approximately 3 to 3.5 feet in depth {of brown to dark brown, moist, loose to medium dense, silty sand to sandy silt with trace of gravel to some gravel) and the lower layer of silty sand to approximate depths of 11 to 11.5 feet {comprised of light brown to yellowish brown), silty sand, loose to medium density from about 3 to between 8 and 10 feet in depth, and then becomes very dense. The applicant proposes to excavate approximately 20 cubic yards and bring in 5 cubic yards of structural fill. Exposed cover during construction would leave soils susceptible to erosion. The applicant will be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the 2009 King County Surface Water Design Manual-Erosion and Sediment Control Requirements. The provided geotechnical report recommended measures to be implemented by the applicant to mitigate the proposal's potential impact to soils and related conditions. Staff recommends a mitigation measure requiring the applicant to comply with the recommendations of the geotechnical report, prepared by PanGEO Incorporated, dated October 30, 2013. Mitigation Measures: The applicant shall comply with the recommendations of the geotechnical report, prepared by PanGEO Incorporated, dated October 30, 2013. Nexus: SEPA Environmental Regulations, 4-4-060 Grading, Excavation and Mining Regulations. b. Water I. Storm Water Impacts: A preliminary drainage plan and drainage/storm report has been submitted with the site plan application, prepared by Skyway General Contractors, Inc, dated November 5, 2013 {December 6, 2013 revision) {Exhibit 8). The report addresses compliance with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM. All core and any special requirements were discussed in the report. By site design, the project will decrease the impervious City of Renton Deportment of Community & NG BUILDING Report of March 24, 2014 imic Development Environmental Re ommittee & Administrative Site Plan Report LUA14-000092, SA-A, fCF, MOD Page 5 of 28 area of the property significantly as the property is now 100 percent impervious coverage. A peak flow control system is not planned for the project as the site lies in the Peak Flow Control Standard. Additionally, water quality is not required as the proposed PGIS is less than the 5,000 square foot threshold. Site design will decrease the impervious area of the existing property, where a reduction will occur in the 100-year peak flow which allows the project to be exempt from a formal peak flow control system. Discharge from the developed site will sheet flow across the property similar to existing conditions. On-site drainage will be a series of catch basins to connect to the existing tightline system located in the shared driveway to the east, which then connects to the existing public tightline system in SW Sunset Blvd. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. c. Historic and Cultural Preservation Impacts: Staff received comments from the Washington Department of Archaeology and Historic Preservation; regarding the potential for an archaeological site in the area (Exhibit 6). It is possible that archaeological artifacts or a historic site could be encountered during project construction. This is due to the site's proximity to former archaeological discoveries. Archaeological sites are protected from disturbance on both public and private lands in Washington State. Staff recommends, as a mitigation measure, that a professional archaeological survey be conducted and submitted that conforms to the requirements and standards of the Washington State Department of Archaeology and Historic Preservation and must be conducted under the on-site supervision of a state-approved archaeologist prior to construction permit approval, or as determined by the Department in recognition that the site is completely covered in impervious surface currently. In addition to the survey, should evidence of a historic site be found during site development, work shall immediately cease and the Washington State Department of Archaeology and Historic Preservation shall be contacted at (360) 586-3065 (and refer to the Department's log number for the project: 022014-30-KI). In the event that cultural artifacts are found, work cannot recommence until approval is received from the Department of Archaeology and Historic Preservation. Mitigation Measures: A archaeology survey of the project area shall be conducted and submitted to the Current Planning Project Manager prior to ground disturbing activities. The survey shall conform to the professional archaeological requirements and standards of the Washington State Department of Archaeology and Historic Preservation and must be conducted under the on-site supervision of a state- approved archaeologist prior to ground disturbing activity, unless determined by DAHP the survey shall be conducted after impervious surface removal. Upon completion other survey shall be provided to the city, DAHP, and Tribes. Nexus: SEPA Environmental Regulations; RCW 27.53 Archaeological Sites and Resources. d. Transportation Impacts: The site has three public street frontages, SW Sunset Boulevard (Principal Arterial) to the south, Hardie Ave SW to the west, and the SW Harris Place commercial public alley to the north. The applicant proposes one curb cut for a commercial driveway from the SW Harris Place alley. The applicant provided a Traffic Generation Study, prepared by TraffEx, dated June 14, 2013 (Exhibit 10), to determine if a Traffic Impact Analysis is required per City of Renton's guidelines. The study determined the project would generate a maximum of 12 peak hour trips which is less than the 20 trip threshold that would require a Traffic Impact Analysis. Based on the traffic generation analysis the proposed final project is anticipated to generate approximately 121 additional vehicular trips on an average weekday in addition to the 33 trips for the previous use for a LUA14-000092 City of Renton Department of Community & NG BUILDING 'lmic Development Environmental Rev· -ommittee & Administrative Site Plan Report LUA14-000092, SA-A, ECF, MOD Report of March 24, 2014 Page 6 of 28 total of 154 trips. In order to mitigate impacts the City's street system the applicant would be required to pay Transportation Impact Fees for the increase in new trips. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. e. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 4. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." I. ADMINSTRA TIVE SITE PLAN REVIEW FINDINGS OF FACT: 1. The applicants, Raymond Ng and Tina Chow, are requesting Administrative Site Plan Review and Environmental 'SEPA' Review for the construction of a 6,090 square foot office and retail building and associated improvements. 2. The proposed structure would have a height of 30 feet 1 inch at the tallest point. 3. The redevelopment of the subject site includes 8 surface parking stalls. 4. The applicant is requesting a parking modification in order to decrease the minimum stalls allowed from the minimum of 14 to 8 stalls. 5. The subject site is located on the northeast corner of the intersection of SW Sunset Boulevard and Hardie Avenue SW and is abutted to the north by a public commercial alley. 6. The applicant is to dedicate public right-of-way along both SW Sunset and Hardie Ave SW and install new curb, gutter, planting strip and sidewalks and match the new ADA curb at the intersection. 7. The Planning Division of the City of Renton accepted the above master application for review on January 28, 2014 and determined it complete on February 7, 2014. The project complies with the 120- day review period. 8. The 0.29 acre property is located within the Commercial Corridor (CC) Comprehensive Plan land use designation, the Commercial Arterial (CA) zoning classification, and Design District 'D'. 9. The site currently has a 1,400 square foot vacant building that was constructed in 1958, which is proposed to be removed. 10. Access to the site would be provided along a curb cut via SW Harris Pl alley on the northside of the site which has two access points, access to an shared driveway at the east which connects with SW Sunset, and access to Hardie Ave SW. 11. The massing of the proposed structure is most prominently visible from SW Sunset Blvd. 12. The proposed structure has a hip roof with two front fa~ade dormers projecting beyond the hip roof line where the front fa,ade varies in depths vertically along the front fa,ade and entryway. An entryway canopy adds a lower type of roof along the front fa,ade. LUA14-000092 City of Renton Department of Community & NG BUILDING mic Development Environmental Rev· ommittee & Administrative Site Plan Report LUA14-000092, SA-A, ECF, MOD Report of March 24, 2014 Page 7 of 28 13. Building materials include: brick, fiber cement panels, composite siding, and cedar trim (Exhibit 5). 14. The building has the primary entrance proposed along the southern fa~ade with an orientation towards SW Sunset Blvd where entry to both levels of the building can be accessed in a lobby with a staircase and elevator. 15. The site grade generally slopes down from the northwest corner to the southeast corner with an average slope of approximately 10 to 15 percent. 16. The site contains no existing vegetation or trees. 17. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on March 24, 2014, the City's Environmental Review Committee issued a Determination of Non- Significance · Mitigated (DNS-M) (Exhibit 7). A 14-day appeal period will commence with this Administrative Site Plan Review Decision on March 28, 2014 and end on April 11, 2014. 18. Representatives from various city departments have reviewed the application materials to identify and · address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 19. Staff received comments from the Department of Archaeology and Historic Preservation; regarding the potential for an archeological site in the area (Exhibit 6). 20. Public comments were not received. 21. The proposal requires Site Plan Review. The following table contains project elements intended to comply with Site Plan Review decision criteria, as outlined in RMC 4-9-200.E: ./ Objective LU-AAA: Create opportunities for intensive office uses in portions of Commercial Corridor designations including a wide range of business, financial, and professional services supported by service and commercial/retail activities. Objective LU-BBB: Guide redevelopment of land in the Commercial Corridor designation with Commercial Arterial zoning, from the existing strip commercial forms into more concentrated forms, in which structures and parking evolve from the existing suburban form, to more efficient urban configurations with cohesive site planning. Policy LU-262. Support the redevelopment of commercial business districts located along principal arterials in the City. Policy LU-264. New development in Commercial Corridor designated areas should be encouraged to implement uniform site standards, including: 1) Parking preferably at the rear of the building, or on the side as a second choice; 2) Setbacks that would allow incorporating a landscape buffer; Front setback without frontage street or driveway between building and sidewalk; and 3) Common signage and lighting system. Policy LU-266. Development within defined activity nodes should be subject to additional LUA14-000092 City of Renton Deportment of Community & NG BUILDING mic Development Environmentaf Rev· Jmmittee & Administrative Site Pfan Report LUA14-000092, SA-A, ECF, MOD Report of March 24, 2014 Page 8 of 28 design guidelines as delineated in the development standards. Policy LU-268. Public amenity features (e.g. plazas, recreation areas) should be encouraged as part of new development or redevelopment. Objective CD-D: New development should have an interconnected road network that supports multi-modal transportation. Policy CD-20. Orient site and building design primarily toward pedestrians through master planning, building location, and design guidelines. Policy CD-23. Development should have buildings oriented toward the street or a common area rather than toward parking lots. Density: Per RMC 4-2-120A the allowed density range in the CA zoning classification is o minimum of 20 dwelling units per net acre (du/ac) up to a maximum of 60 du/ac. Net density is calculated after public rights-of-way, private access easements, and critical areas are deducted from the gross acreage of the site. Not applicable. Lot Dimensions: Per RMC 4-2-120A the minimum lot size, in the CA zone, is 5,000 square feet. Not applicable. Setbacks: Per RMC 4-2-120A the CA zoning classification requires a minimum front yard setback of 10 feet which may be reduced to zero feet during the site plan development review process, provided blank walls are not located within the reduced setback. There is o maximum front yard setback of 15 feet. The CA zone has no rear or side yard setback except 15 feet if lot abuts or is adjacent to a residential zone. The following table contains setbacks for the proposed structures: Front Yard Setback East Side Yard Setback West Side Yard Setback Rear Yard Setback 8' 1' 7" Approx. 120' 2' 101 ' The proposal complies with the setback requirements of the zone. Building Height: Per RMC 4-2-120A building height is restricted to 50 feet, except 60 feet with residential use, and above these allowances a conditional use permit would be required. The height of the proposed structure would be 30 feet-1 inch at the tallest point of the roof ridge (Exhibit 5). The proposal complies with the height requirements of the zone. Building Standards: Per RMC 4-2-120A the allowed lot coverage is 65 percent for proposals within the CA classification. The proposed building would have a footprint of 3,045 square feet on the 12,632 square foot site resulting in a building lot coverage of approximately 24 percent. Landscaping: Per RMC 4-4-070 ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways or those projects with reduced setbacks. Perimeter parking lot landscaping is also required. A) Frontage Landscaping: The applicant is proposing a range of 10-16 feet of landscaping along SW LUA14-000092 City of Renton Deportment of Community & NG BUILDING Report of March 24, 2014 mic Development Environmental Rev· ommittee & Admini5trative Site Pion Report LUA14-000092, SA-A, ECF, MOO Page 9 of 28 Sunset Boulevard, roughly 10-45 feet of landscaping along Hardie Ave SW, roughly 2-9 feet of landscaping along the alley SW Harris Place, with landscaping immediately abutting the proposed structure. A conceptual landscape plan was submitted with the project application (Exhibit 4). The landscape plan includes a planting plan; the proposed tree species consists of Imperial Norwegian Sunset Maple. The shrubs proposed largely consist of: dwarf maiden grass, viburnum, box-leaf honeysuckle, golden Japanese barberry, crimson pigmy barberry, and magic carpet spirea. Groundcover to be used over the site is kinnickinnick. B) Parking lot Perimeter Landscaping: Per RMC 4-4-080, Perimeter Landscaping around a vehicle parking area is required, where such landscaping shall be at least ten feet in width as measured from the street. The proposed landscape plan provides the ten foot requirement with the exception of the space between the proposed sidewalk and ADA stall. The Site Plan shows landscaping in this area where the Landscape Plan is blank. This area will need to be landscaped with vegetation or hardscape, and will need to be revised to show what material or vegetation will be used for this area. The applicant is proposing a total of 4,120 square feet of landscaping on site. The shrub mix can have up to 50% of plants be deciduous. More than half of the selected shrubs to be planted are deciduous. A revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval showing a mixture where up to 50% of the shrubs are deciduous and where the area between the ADA stall and sidewalk is landscaped. The proposal does not include elevations for proposed screen fencing along the southern edge of the parking area. Therefore staff recommends as a condition of approval that the applicant submit a revised landscaping plan with elevations for the proposed fencing along the southern edge of the parking area. The fence shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Underground sprinkler systems are required to be installed and maintained for all landscaped areas. The sprinkler system shall provide full water coverage of the planted areas specified on the plan. Part of the project includes dedication of public right-of-way and construction of new sidewalks and planting strips along SW Sunset and Hardie Ave SW. Within the planting strips, the proposed vegetation consists of Imperial Thornless Honeylocust trees and a groundcover of point reyes ceancthus. The City Arborist comments to not use the Imperial subspecies of Thorn less Honeylocust and recommends only use of 'Skyline' Honeylocust. Additionally, street trees should be located outside overhead electric wires and 30 feet from the street light on SW Sunset. Refuse and Recyclables: Per RMC 4-4-090 office uses require a minimum of 2 square feet per every 1,000 square feet of building gross floor area shall be provided and for recyclable deposit areas and a minimum of 4 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. Per RMC 4-4-090 commercial uses require a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided and for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. Based on the proposal for a total of 6,090 square feet of the mixed office and retail building; a minimum area of 100 square feet of refuse and recycle area would be required. The applicant is proposing a 122 square foot refuse and recyclable deposit area in the northeastern portion of the site, along the commercial alley at the back of the rear of the building. The proposal is required as a condition of approval to comply with the Refuse and Recyclables standards in RMC 4-4-090. Vehicle access: Per RMC 4-2-120 a connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA parcels without LUA14-000092 City of Renton Department of Community & NG BUILDING mic Development Environmental Rev· ,mmittee & Administrative Site Pion Report LUA14-000092, SA-A, ECF, MOD Report of March 24, 2014 Page 10 of 28 the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. This section of code is intended to provide vehicular connections to abutting commercial uses. The proposal is bordered by right-of-way to the north, south, and west. A shared driveway with the easterly property of Walgreens retail provides a site-to-site connection in addition to the commercial alley of SW Harris Pl which also provides access between the abutting Walgreens location and subject site. The proposal complies with the vehicle access standard. Critical Areas: There are no critical areas on site. Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be provided for both vehicles and bicycles: The following ratios would be applicable to the site for vehicles: Use Sguare Footage of Ratio Reguired S11aces Use Office 3,045 Min: 2.0 spaces I Min: 6 1,000SF Max: 13.5 Max: 4.5 spaces/ 1,000 SF Retail 3,045 Min: 2.5 spaces I Min: 7.5 1,000SF Max: 15 Max: 5.0 spaces/ 1,000 SF The following ratios would be applicable to the site for bicycles. Use Ratio Reguired S11aces Office 10% of required off-Min: 1 street vehicle parking spaces. Retail 10% of required off-Min: 1 street vehicle parking spaces. Based on these use requirements a minimum of 14 and maximum of 29 vehicle parking spaces would be allowed in order to meet code. For bicycle parking a minimum of 1 space would be required. The applicant is proposing a total of 8 vehicle spaces and 1 bicycle space. Therefore, the applicant meets the bicycle requirement. For vehicle stalls, the applicant is requesting a parking modification to allow less than the minimum of 14 vehicle spaces. Section 4-4-080.F.10.d allows the Administrator to grant modifications from the parking standards for individual cases, provided the modification meets the following criteria (pursuant to RMC 4-9- 250.D.2}: a. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; ond b. Will not be injurious to other property(ies) in the vicinity; and C. Conform to the intent and purpose of the Code; and d. Can be shown to be justified and required for the use and situation intended; and LUA14-000092 City of Renton Department of Community & NG BUILDING Report of March 24, 2014 mic Development Environmental Rev· )mmittee & Administrative Site Plan Report LUA14-000092, SA-A, ECF, MOD Page 11 of 28 e. Will not create adverse impacts to other property/ies) in the vicinity. The applicant contacted both the abutting Walgreens location and the Fred Meyer shopping center location on the opposite side of SW Sunset Blvd about opportunities for additional parking area for the proposed building if needed and was unable to receive affirmative responses allowing this option from either location. However, it is not anticipated the reduction in parking stalls would create an adverse impact to other properties in the vicinity. The site is located near multiple regional bus stops in the Rainier Ave S and SW Sunset Blvd corridors and is approximately 0.5 miles from the downtown Renton transit center with a regional bus center with more local and regional bus connections. There is a bus stop in front of Walgreens and another on the opposite side of SW Sunset near Key Bank in the Fred Meyer shopping center area. Given the availability of alternative transportation options for users of the site, the protections, appearance, function, and objectives and safety intended by the Code would be met. With the many alternative transportation options in the area the parking reduction request can be shown to be justified for the use and situation. The Code is established to provide urban scale development including providing multiple options for transportation including safer pedestrian access, transit access, bicycle access, in addition to vehicle access for potential users of a site. The proposed site has all of these access options available to employees and/or customers. Staff supports a modification to the maximum number of parking spaces. The parking conforms to the minimum requirements for drive aisle and parking stall dimensions and the provision of ADA accessible parking stalls. The ADA stall requires a larger area than shown on the site plan. Staff recommends as a condition of approval, that an updated site plan with the correct space be provided. A site plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit that shows the minimum space for the ADA stall. Sidewalks, Pathways, and Pedestrian Easements: Pedestrian connections are to be installed along SW Sunset Blvd as a sidewalk along the front of the building. The SW Sunset sidewalk is connected with the sidewalk along the west of the property, along Hardie Ave S, with additional connections at the Hardie and Sunset intersection where a traffic signal provides crossings to other nearby sidewalks. Within the SW Harris Pl alley, there is sufficient pavement to create a separate at-grade pedestrian pathway. This could be accomplish by adding a painted stipe where the vehicle travel area is located. Within the alley's 21 feet of paving, a minimum of 16 feet is required for vehicle travel. Staff recommends as a condition of approval that a minimum 1-foot wide white stripe be required along the distance of the commercial alley except in the ingress and egress areas to the parking area is located, to distinguish where the 16 feet vehicle travel aisle is located. The pedestrian connections will meet ADA requirements. i. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton con be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and ta encourage pedestrian activity. 1. Building Location and Orientation: LUA14-000092 City of Renton Deportment of Community & NG BUILDING mic Development Environmental Rev· -,mmittee & Administrative Site Plan Report LUA14-000092, SA-A, ECF, MOD Report of March 24, 2014 Page 12 of 28 Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open spoce. To ensure an appropriate tronsition between buildings, parking oreas, and other land uses; and increase privacy for residential uses. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. -./' Standard: The availability of natural light /both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. -./' Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. -./' Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Standard: Buildings with residential uses located at the street level shall be set back from the N/A sidewalk a minimum of ten feet /10'} and feature substantial landscaping between the sidewalk and the building or have the ground floor residential uses raised above street level for residents privacy. Z. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Standard: A primary entrance of each building shall be located on the facade facing a street, -./' shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. -./' Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. Standard: Building entries from a street shall be clearly marked with canopies, architectural -./' elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet /4-1/2'} wide. Buildings that are taller than thirty feet /30'} in height shall also ensure that the weather protection is proportional to the distance above ground level. -./' Standard: Building entries from a parking lot shall be subordinate to those related to the street. Standard: Features such as entries, lobbies, and display windows shall be oriented to a street -./' or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. Standard: Multiple buildings on the same site shall direct views to building entries by N/A providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Standard: Ground floor residential units that are directly accessible from the street shall N/A include entries from front yards to provide transition spoce from the street or entries from an open space such as a courtyard or garden that is accessible from the street. 3. Transition to Surrounding Development: Intent: To shape redevelopment projects sa that the character and value of Renton's long-established, existing neighborhoods are preserved. LUA14-000092 City of Renton Department of Community & -mic Development Environmental Rev· ,mmittee & Administrative Site Plan Report NG BUILDING LUA14-000092, SA-A, ECF, MOD Report of March 24, 2014 Page 13 of 28 Guidelines: Careful siting and design treatment shall be used to achieve o compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be considered to promote o transition to surrounding uses: (o) Building proportions, including step-backs on upper levels; (b) Building articulation to divide a larger architectural element into smaller increments; or ./ (c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator of the Department of Community and Economic Development or designee may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of forger buildings ond/or so that sunlight reaches adjacent and/or abutting yards. 4. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service ond loading areas owoy from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses ore minimized. The impacts of service elements shall be mitigated with landscaping and on enclosure with fencing that is made of quality materials. Standard: Service elements shall be located and designed to minimize the impacts on the ./ pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles ond convenient for tenant use. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and ./ utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wolf or fence and have self-closing doors. ./ Standard: Service enclosures shall be mode of masonry, ornamental metal or wood, or some combination of.the three (3). N/A Standard: If the service area is adjacent too street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. 5. Gateways: Not Applicable ' ii. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impactof parking lots; and use access streets and parking to maintain on urban edge to the district. 1. Surface Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Standard: Parking shall be located so that no surface parking is located between a building Complies and the front property line, or the building and side property line, on the street side of a with corner lot. Guidelines Staff Comment: Due to the Seattle City Light overhead electrical right-of-way, the building cannot be located at the corner of Sunset and Harris but still best meets the intent of this LUA14-000092 City of Renton Department of Community & NG BUILDING mic Development Environmental Rev· Jmmittee & Administrative Site Plan Report LUA14-000092, SA-A, ECF, MOD Report of March 24, 2014 Page 14 of 28 standards as no parking is located between Sunset Boulevard (front yard area) and the proposed building. The design best meets this standard given site restrictions. Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/ar gateway features as dictated by location. Staff Comment: A screen fence is shown on the Landscape Plan between the parking area _,, and Sunset Boulevard although no elevations are provided as to what the fence is made of or looks like. Therefore, staff recommends as a condition of approval, the applicant be required to submit elevations of the screen fence. The revised elevations shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 2. Structured Parking Garages: Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. N/A Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at o minimum of seventy five percent (75%} of the building frontage width. Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the Department of Community and Economic Develapment may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the N/A structure shall be set back at least six feet (6'} from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased ta ten feet (10'} when abutting a primary arterial and/or minor arterial. N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. N/A Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Standard: Parking garages at grade shall include screening or be enclosed from view with N/A treatment such as walls, decorative grilles, trellis with landscaping, or o combination of treatments. Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments ta reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (a) Ornamental grillwork (other than vertical bars); N/A (b} Decorative artwork; (c) Display windows; (d) Brick, tile, or stone; (e) Pre-cast decorative panels; (f) Vine-covered trellis; (g) Raised landscaping beds with decorative materials; or (h)Other treatments that meet the intent of this standard .. 3. Vehicular Access: Intent: Ta maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian LUA14-000092 City of Renton Department of Community & NG BUILDING mic Development Environmental Rev· )mmittee & Administrative Site Plan Report WA14-000092, SA-A, ECF, MDD Report of March 24, 2014 Page 15 of 28 mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. ./ Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. ./ Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. iii, PEDESTRIAN ENVIRONMENT: + •. Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. 1. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, apen space, and parking areas with the sidewalk system and abutting ./ properties shall be provided . (a) Pathways shall be located so that there are clear sight lines, to increase safety. (b) Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Standard: Pathways within parking areas shall be provided and differentiated by material or ./ texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials . Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet {150'} apart. Standard: Sidewalks and pathways along the facades af buildings shall be of sufficient width to accommodate anticipated numbers af users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 ./ feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface. (b) Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5'} and no greater than twelve feet (12'). (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. N/A Standard: Mid-block connections between buildings shall be provided. 3. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for o variety of activities, at all times of the year, and under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included . ./ Standard: Architectural elements that incorporate plants, particularly at building entrances, WA14-000092 City of Renton Department of Community & NG BUILDING mic Development Environmental Rev· Jmmittee & Administrative Site Pion Report LUA14-000092, SA-A, ECF, MOD Report of March 24, 2014 Page 16 of 28 in publicly accessible spaces and at facades along streets, shall be provided. Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. (a) Site furniture shall be made of durable, vandal-and weather-resistant materials that do not retain rainwater and can be reasonably maintained aver an extended Not period of time. Compliant {b) Site furniture and amenities shall not impede or block pedestrian access to public spaces ar building entrances. Staff Comment: A bench at minimum shall be required at minimum as a condition of approval. The bench location is to be located on the landscape and site plan and provided to the Current Planning Manager prior to building permit approval. Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of 4.5 feet wide along at least seventy 75 percent of the length of the building facade facing the street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet Complies above ground level. with Staff Comment: The public entryway into the front of the building is 16 feet 10 inches and Guidelines has a canopy extending the width of this whole space to provide overhead weather protection. The canopy is less than the maximum 15 feet in height allowed for such an overhang. This proposal meets the standard. No other area in the front of the building is hardscaped where pedestrians could walk, as there is landscaping along the building frontage except for the entry area. iv. RECREATION AREAS AND COMMON OPEN SPACE:· .. ... . :i .. · .. Intent: To ensure that areas for both passive and active recreation. are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate ta be functional and usable; they shall also be landscaped and located sa that they are appealing to users and pedestrians N/A Standard: All mixed use residential and attached housing developments of ten {10} or mare dwelling units shall provide common opens space and/or recreation areas. N/A Standard: Amount of common space or recreation area to be provided: at minimum fifty /50) square feet per unit. Standard: The location, layout, and proposed type of common space or recreation area shall N/A be subject ta approval by the Administrator of the Department of Community and Economic Development or designee. Standard: At least one of the following shall be provided in each open space and/or recreation area {the Administrator of the Department of Community and Economic Development or designee may require more than one of the following elements for developments having mare than one hundred /100) units): (a) Courtyards, plazas, or multi-purpose open spaces; N/A {b} Upper level common decks, patios, terraces, or roof gardens/pea-patches. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited ta, tennis/sports courts, swimming LUA14-000092 City of Renton Deportment of Community & NG BUILDING mic Development Environmental Rev· ->mmittee & Administrative Site Plan Report LUA14-000092, SA-A, ECF, MOO Report of March 24, 2014 Page 17 of28 pools, exercise areas, game rooms, or other similar facilities; or (e) Children's play spaces thot are centrally located near a majority af dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. Standard: All buildings and developments with over thirty thousand (30,000} square feet of N/A nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian- oriented space. Standard: The pedestrian-oriented space for buildings and developments with over thirty thousand (30,000} square feet of nonresidential uses shall include all of the following: (a) Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a non vehicular courtyard; and N/A (b) Paved walking surfaces of either concrete ar approved unit paving; and (c) On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and (d) At least three /3) lineal feet of seating area {bench, ledge, etc.) or one individual seat per sixty /60} square feet of plaza area or open space. Standard: The following areas shall not count as pedestrian-oriented space for buildings and developments with over thirty thousand (30,000} square feet of nonresidential uses: /a) The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian- N/A oriented space if the Administrator of the Department of Community and Economic Development or designee determines such space meets the definition of pedestrian-oriented space. (b) Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. N/A Standard: Outdoor storage /shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. v. BU/WING ARCHITECTURAL DESIGN: : "-< Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blonk walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important ta residential buildings. Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet /40'}. Staff Comment: The front fa,ade has multiple articulations, where two projections step out approximately 8 feet from either side of the building running vertically from ground Complies elevation to roof, approximately 19 feet in width both, with the main entry between them. with The entry is set back from the wall projections roughly 6 feet which allows the entry canopy Guidelines to provide a more human scale entry location. The west and east elevations are approximately 45 feet in length, with a step back at the front fa,ade corners at a depth of 8 feet to provide articulation. The rear elevation along the alley is roughly 71 feet in length without articulation except for the refuse and recycling enclosure. The windows on the lower and upper stories, the mix of materials, and the refuse and recyclables area and LUA14-000092 City of Renton Department of Community & NG BUILDING mic Development Environmental Rev· immittee & Administrative Site Plan Report LUA14-000092, SA-A, ECF, MOD Report of March 24, 2014 Page 18 of 28 landscaping break up the long wall and add visual interest. v' Standard: Modulations shall be a minimum af two feet /2'} deep, sixteen feet (16') in height, and eight feet (8'} in width. Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a N/A variety of modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an additional special feature such as a clock tower, courtyard, fountain, ar public gathering area. 2. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting /illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. v' Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Standard: On any facade visible to the public, transparent windows and/or doors are v' required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation). v' Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. N/A Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. v' Standard: Where windows or storefronts occur, they must principally contain clear glazing. v' Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: v' (a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet), and does not include a window, door, building modulation or other architectural detailing; or (e} Any portion of a ground floor wall hos a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; N/A (b} Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. 3. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. LUA14-000092 City of Renton Department of Community & NG BUILDING mic Development Environmental Rev· ,mmittee & Administrative Site Plan Report LUA14-000092, SA-A, ECF, MOD Report of March 24, 2014 Page 19 of 28 Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; ,/ {b) Feature elements projecting above parapets; (c) Projected cornices; {d) Pitched or sloped roofs (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. Standard: All sides of buildings visible from a street, pathway, parking area, or open space ,/ shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. ,/ Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Standard: Materials shall be durable, high quality, and consistent with more traditional ,/ urban development, such as brick, integrally colored concrete masonry, pre1inished metal, stone, steel, glass and cast-in-place concrete. N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Standard: If concrete block walls are used, they shall be enhanced with integral color, N/A textured blacks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. ,/ Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. vi. SIGNAGE: .... . . ·:.' ,: j Intent: Ta provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest. Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Unknown Standard: Entry signs shall be limited to the name of the larger development. at this Staff Comment: No entry sign is shown within the proposal. Such a sign would need a time separate permit and would be reviewed by the Current Planning Project Manager at time of sign permit submittal. N/A Standard: Corporate logos and signs shall be sized appropriately for their location. LUA14-000092 City af Renton Department of Community & NG BUILDING mic Development Environmental Rev· ommittee & Administrative Site Plan Report LUA14·000092, SA-A, ECF, MOO Report of March 24, 2014 Page 20 of 28 N/A Unknown at this time N/A Unknown at this time Standard: In mixed use and multi-use buildings, sign age shall be caardinated with the overall building design. Standard: Freestanding graund-related monument signs, with the exception of primary entry signs, shall be limited to five feet {5'} above finished grade, including support structure. Staff Comment: No entry sign is shown within the proposal. Such a sign would need a separate building permit and would be reviewed by the Current Planning Project Manager at time of submittal. Standard: Freestanding signs shall include decorative landscaping (ground cover and/or shrubs} to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials os approved by the Director. Standard: All of the following are prohibited: a. Pole signs; b. Roof signs; and c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as area signs with only the individual letters back-lit (see illustration, subsection GB of this Section). Staff Comment: Wall signs as shown in the Elevations of the building are not acceptable representations of the types of permanent wall signs that would be allowed. Such signs would need a separate building permit and would be reviewed by the Current Planning Project Manager at time of submittal. vii. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building If,!Jtries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. Staff Comment: Lighting was not shown on the North Elevation which is the backside of the Not building along the SW Harris Pl commercial alley. Staff recommends, as a condition of Compliant approval, the applicant be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Downlighting shall be used in all cases to assure safe vehicular movement in an area where pedestrians could be walking. The lighting shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. N/A Not Compliant Standard: Corporate logos and signs shall be sized appropriately for their location. Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075. Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of- way-lighting, etc.). Staff Comment: See discussion and condition above. =~ LUA14-000092 City of Renton Department of Community & NG BUILDING Report of March 24, 2014 f, OFF SITE IMPACTS;> mic Development Environmental Revi ,mmittee & Administrative Site Plan Report LUA14-000092, SA-A, ECF, MOD Page 21 of 28 Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. The single structure is located in the eastern portion of the site and there is not a concentration of development on the site. The overhead Seattle City Light utility electric line easement restricts building location to the east portion of the site. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent praperties. The applicant provides links to the entry of the building to public sidewalks that connect to adjacent retail and commercial uses. Pedestrian connections through the northern alley is also available as the alley will have a distinction between the vehicle travel way and area where vehicles are not to travel, if all conditions of approval are met. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Site and landscaping has been thoughtfully incorporated into the site plan in order to screen refuse and recyclable areas if all conditions of approval are met. No equipment is to be located on the rooftop. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. There are no large attractive natural features on or near the site for which to maintain visual accessibility. The applicant has proposed to limit the height of the proposed structure to below 31 feet which mitigate view impacts from surrounding properties. Additionally, with the new street trees and more than 10 feet on-site landscaping around the western and southern borders, there will be a vegetated buffer around much of the subject site and proposed structure. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Additional landscaping is within the shared access easement at the east side of the building, providing some off-site landscaping which helps provide a more full landscaping area around the whole structure. See Landscaping discussion under Findings Section 21.b. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets As stated above a lighting plan was not provided with the project materials. Staff recommended, as a condition of approval, the applicant be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. This lighting plan shall include lighting on the north elevation of the structure where the alley is located. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. The proposed structure would be located on the eastern portion of the site with an orientation to SW LUA14-000092 City of Renton Deportment of Community & NG BUILDING Report of March 24, 2014 mic Development Environmental Rev· Jmmittee & Administrative Site Pion Report LUA14-000092, SA-A, ECF, MOD Page 22 of 28 Sunset Boulevard. The overhead Seattle City Light utility electric line easement restricts building location to the east portion of the site. Service elements have been located away from the pedestrian oriented spaces in order to minimize their impact on the pedestrian environment and are located in a commercial alley. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. The scale and bulk of the building is reduced through the use af differing materials on the building facades, building articulation and modulation and roof dormers over front fa~ade wall projections. The applicant has proposed varied siding materials, belly bands, and large windows around the building to break up the massing of the structure (Exhibit 5). The proposed building is designed appropriately to allow adequate light and air circulation to the buildings and the site. The design of the structures would not result in excessive shading of the property. In addition, there is ample area surrounding the building to provide normal airflow. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. There is no existing landscaping or vegetation on site. The site is completely covered by impervious surface. Topographically, the site grade generally slopes down from the northwest corner to the southeast corner with an average slope of approximately 10 to 15 percent. A geotechnical report for the site was submitted. Grading and the bringing in of fill would be necessary in order to prepare the site for the proposed improvements. The applicant is proposing the excavation of approximately 20 cubic yards of on-site material with 5 cubic yards of fill to be brought in to balance the site. Following construction the site would have an impervious surface cover of approximately 67%, significantly reducing the amount of impervious surfaces from the current condition. Landscaping: Use of landscaping to soften the appearance of parking areas, ta provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the praject. Landscaping also includes the design and protection of planting areas sa that they are Jess susceptible to damage from vehicles or pedestrian movements. The landscaping is used to provide a transition between the proposed development and SW Sunset Blvd and Hardie Ave SW. Landscaping has also been incorporated around the surface parking (Exhibit 3). The landscaping softens the appearance of the parking area and generally enhances the appearance of the project. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly anta arterial streets and consolidation of ingress and egress paints on the site and, when feasible, with adjacent properties. There is no direct access onto the Principal Arterial SW Sunset. There is one access point to the parking location. The site has a shared driveway off-site to the east with the neighboring property which connects with SW Sunset Blvd and there is an access point to the site from a commercial alley that connects to Hardie Ave SW. The proposed development is expected to maintain the safety and efficiency of pedestrian and vehicle circulation on the site if all conditions of approval are complied with. LUA14-000092 City of Renton Department of Community & NG BUILDING Report of March 24, 2014 mic Development Environmental Rev· )mmittee & Administrative Site Pion Report LUA14-000092, SA-A, ECF, MOD Page 23 of 28 Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the lacatian, design and dimensions af vehicular and pedestrian access paints, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: See discussion and condition above. Additionally, the driveway slope cannot be greater than 8% without Administrator approval. The slope from the alley into the parking area shows as 16%. The Administrator approves the slope up to the maximum of 15% but cannot approve a slope greater than 15%. As a condition of approval, the site plan and grading plan and any other plan showing future topography and grades, needs to revise the slope from 16% to 15%. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. There is no separate loading area. Deliveries would be through the front entry lobby where the elevator is located. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Per RMC 4-4-0BOF.11 the number of bicycle parking spaces shall be 10% of the number of required off-street parking spaces. Based on the proposal which requires a minimum of 14 vehicle parking stalls, 1 bicycle parking stall is required to be provided. The applicant has depicted a bicycle parking stall area near the front entry. Staff recommends the applicant revise the site plan to comply with the number of bicycle stalls required as outlined in RMC 4-4-0SOF.ll. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. The applicant has proposed an entry plaza along SW Sunset Blvd which will be connected with the new public sidewalks which are required to be installed as part afthis proposal. Police and Fire: Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. A Fire Impact Fee, based on new square foot of non-residential area, was recommended as part of the SEPA review, in order to mitigate the proposal's potential impacts to City emergency services. LUA14-000092 City of Renton Department of Community & NG BUILDING Report of March 24, 2014 mic Development Parks and Recreation: Not Applicable Environmental Rev· ,mmittee & Administrative Site Plan Report LUA14-00009Z, SA-A, ECF, MOD Page 24 of 28 Drainage: A peak flow control system is not planned for the project as the site lies in the Peak Flow Control Standard. Additionally, water quality is not required as the proposed PGIS is less than the 5,000 square foot threshold. Site design will decrease the impervious area of the existing property, where a reduction will occur in the 100-year peak flow which allows the project to be exempt from a formal peak flow control system. Discharge from the developed site will sheet flow across the property similar to existing conditions. On-site drainage will be a series of catch basins to connect to the existing tightline system located in the shared driveway to the east, which then connects to the existing public tightline system in SW Sunset Blvd. Transportation: The site has three public street frontages, SW Sunset Boulevard (Principal Arterial) at the south, Hardie Ave SW at the west, and the SW Harris Place commercial public alley at the north. The applicant proposes one curb cut for a commercial driveway from the SW Harris Place alley. The proposal includes dedication of street right-of-way along both SW Sunset Blvd and Hardie Ave SW to install new planting strip, curb gutter, sidewalk fronting the site. Requierd improvements: a. Hardie Ave SW: Approximately 7.5 feet of right-of-way dedication along Hardie Ave SW must be provided by the developer. The future curb line along the frontage is an extension of the existing curb line at approximately 17 to 18 feet from the center line of the right-of-way. An 8' landscaped planting strip and a 8' sidewalk is required to be constructed by the developer on the property frontage along Hardie Ave SW. Street lighting analysis is to be done by the developer to determine the need for additional street lights and the required street lighting to be provided by the developer. Right-of- way dedication is required at the time of permit. b. SW Sunset Blvd: Approximately 11 feet of right-of-way dedication is to be provided by the developer. An 8' landscaped planting strip and a sidewalk of 8' width is required to be constructed by the developer on the property frontage. Street lighting analysis is to be done by the developer to determine the need for additional street lights and the required street lighting is to be provided by the developer. Right-of-way dedication is required at the time of permit. c. SW Harris Pl Commercial Alley: Right-of-way dedication is not required and existing paving is more than standard. A white line at minimum 12 inches in width is to be provided for the length of the alley where the vehicular driving area within the alley will be delineated, except for parking area egress and entrance paths are located. The applicant provided a Traffic Generation Study, prepared by TraffEx, dated June 14, 2013, to determine if a Traffic Impact Analysis is required per City of Renton's guidelines. The study determined the project would generate a maximum of 12 peak hour trips which is less than the 20 trip threshold that would require a Traffic Impact Analysis. Based on the traffic generation analysis the proposed final project is anticipated to generate approximately 121 additional vehicular trips on an average weekday in addition to the 33 trips for the previous use for a total of 154 trips. In order to mitigate transportation impacts, staff recommends a mitigation measure requiring the applicant to pay an appropriate Transportation Impact Fee. The proposed development is anticipated to generate additional traffic on the City's street system. A Transportation Impact Fee, per net new average daily trip attributed to the project, was recommended as part of the SEPA review. The fee would be used to mitigate the proposal's potential impacts to City's transportation system and is payable to the City as specified by the Renton Municipal Code. Schools: Not Applicable. Water and Sewer: Water: This project is served by the City of Renton. In Hardie Ave SW, there is an existing 12-inch and LUA14-000092 City of Renton Department of Community & NG BUILDING mic Development Environmental Rev· 1mmittee & Administrative Site Plan Report LUA14-000092, SA-A, ECF, MOD Report of March 24, 2014 Page 25 of 28 6-inch water main where the 12-inch main can deliver 2,500 gpm and the 6-inch can deliver 1,400 gpm with static pressure at street level approximately 110 psi. This is a 300 hydraulic water pressure zone. In the adjacent Walgreen's parking lot to the east, there is an 8-inch water main that can deliver 2,500 gpm with static pressure at street level approximately 70 psi. This is a 196 hydraulic water pressure zone. Sewer: This project is served by the City of Renton. There is an existing 8-inch sewer main in SW Harris Pl (commercial alley) and adjacent to the site connecting to the 12-inch sanitary sewer in SW Sunset Blvd. If food preparation facilities (kitchen, cafe, restaurant) are proposed, a grease trap or grease interceptor will be required with a separate plumbing permit. The applicant will be required to submit separate utility plans, prepared according to City of Renton drafting standards by a licensed Civil Engineer. ]I /. CONCLUSIONS: 1. Based on analysis of probable impacts from the proposal, staff recommends that the responsible officials issue a Determination of Non-Significance-Mitigated with four mitigation measures (Exhibit 7). 2. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met and parking modification is approved. 3. The proposal is compliant and consistent with the plans, policies, regulations and approvals. 4. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 5. The proposed use is anticipated to be compatible with existing and future surrounding uses as permitted in the CA zoning classification. 6. The scale, height and bulk of the proposed buildings are appropriate for the site. 7. Safe and efficient access and circulation has been provided for all users. 8. There are adequate public services and facilities to accommodate the proposed use. 9. Adequate parking for the proposed use has been provided as modified. 10. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated potential effects on the surrounding area if all conditions of approval are complied with. 11. The proposed structure would not block view corridors to shorelines or Mt. Rainier. 12. The proposed development would not generate any long term harmful or unhealthy conditions. Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all conditions of approval are complied with. 13. Landscaping has been provided in all areas not occupied by the building or paving. Additional landscaping has been provided in order to buffer adjacent properties from potentially adverse effects of the proposed use. LUA14-000092 City of Renton Department of Community & F NG BUILDING Report of March 24, 2014 II J. DECISION: nic Development Environmental Revi immittee & Administrative Site Plan Repon LUA14-000092, SA-A, ECF, MOD Page 26 of 28 The proposed Site Plan and Parking Modification for Ng Building, File No. LUA14-000092, ECF, SA-A, MOD-are approved subject to the following conditions: 1. The applicant shall comply with the 2 mitigation measures issued as part of the Determination of Non- Significance Mitigated, dated March 24, 2014 (Exhibit 6). 2. A revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval showing a mixture where up to 50% of the shrubs for the Perimeter Parking Lot Landscaping are deciduous, landscaping in the area between the ADA stall and sidewalk is landscaped to provide consistency between the site plan and landscape plan, and fence elevations for the proposed screening fence along the southern portion of the parking area. 3. The Refuse and Recycling area is to be screened per Renton Municipal Code 4-4-090 Refuse and Recyclables Standards. 4. A site plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit that shows the minimum space for the ADA stall. 5. A minimum 1-foot wide white stripe is required where the vehicle travel pathway is located, to distinguish the 16 feet of paved drive aisle in the alley, along the distance of the commercial alley except in the ingress and egress areas to the parking area is located. 6. A bench at minimum shall be required at minimum to comply with the pedestrian amenities requirement. The bench location is to be located on the landscape and site plan and provided to the Current Planning Manager prior to building permit approval. 7. The applicant shall be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. This lighting plan shall include lighting on the north elevation of the structure where the alley is located. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site. The lighting shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 8. The applicant shall revise the site plan to comply with the bicycle requirements outlined in RMC 4-4- 0SOF.ll. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 9. An updated site plan, grading plan and any other plan showing future topography and grades, needs to revise the slope of the entry to the parking lot from 16% to 15%. C.E. °Chip" Vincent, CED Administrator/Planning Director LUA14-000092 City of Renton Department of Community & NG BUILDING Report of March 24, 2014 mic Development Environmental Revi TRANSMITTED this 24" day of March 2014 to the Contact/Applicant/Owner: Contact: Dick Causey 16518 203'd Pl NE Woodinville, WA 98077 Owner/Applicant: Raymond Ng and Tina Chow P.O. Box 515 Renton, WA 98057 TRANSMITTED this 241 ' day of March 2014 to the Parties of Record: Jim Cooks, P.O. Box 729 Chelan, WA 98816 TRANSMITTED this 24'' day of March 2014 to the following: Chip Vincent, CED Administrator Neil Watts, Development Services Director Craig Burnell, Building Official Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Fire Marshal Land Use Action Appeals, Request for Reconsideration, & Expiration 1mmittee & Administrative Site Plan Report WA14-000092, SA-A, ECF, MOD Page 27 of 28 The Environmental Determination and the Administrative Site Development Plan Review decisions will become final if the decisions are not appealed within 14 days of the decision date. Environmental Determination Appeal: Appeals of the environmental determination must be filed in writing to the Hearing Examiner on or before 5:00 p.m., April 11, 2014. Administrative Site Development Plan Approval Appeal: Appeals of the administrative site development plan review decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on April 11, 2014. Parking Modification Approval Appeal: Appeals of the parking modification decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on April 11, 2014. APPEALS: An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Renton Municipal Code Section 4-8-110 governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the $250.00 application fee to Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. RECONSIDERATION: Within 14 days of the decision date, any party may request that a decision be reopened by the Administrator (Decision-maker). The Administrator (Decision-maker) may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the Administrator (Decision-maker) finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal timeframe. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to LUA14-000092 City of Renton Department of Community & NG BUILDING Report of March 24, 2014 mic Development Environmental Revi immittee & Administrative Site Plan Report LUA14-00009Z, SA-A, ECF, MOD Page 28 of 28 know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 4. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits. 5. If food preparation facilities (kitchen, cafe, restaurant) are proposed, a grease trap or grease interceptor will be required with a separate plumbing permit. Exhibit 12 provides additional Advisory Notes to the applicant for water, sewer, surface water, transportation. and fire. 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R5EE11~-· R5EW1 . i R5EE--1~~----R6EW1 . =-,ry l·····--r--·--. . 1 · -take \; l 4202 4202 t,~1 '• 4201 5206liq§_{.§.7&5J5~Q5, 5204 ~ 5203. 5203./ 5202' l2a12 5201 \~Jj 620 J1W J1E)J2W, J2E J3Wi J3E J4W J4E\J5W JSE 1'6 "- Residential LJ (RC) Resource Conservation LJ {R· 1) Residential 1 du/ac LJ (R-4) Residential 4du/ac LJ (R-8) Residential 8du/ac D (R-10) Residential 10du/ac D (R-14) Residential 14du/ac LJ ("RM-f) Residential Multi-Family LJ (RM·T) Res Multi-Family Traditional LJ (RM-U) Res Multi-Family Urban Center LJ (RMH) Res Manufactured Homes Mixed Use Centers LJ (CV) Center Village LJ (CD} Center Downtown LJ (UC-N1) Urban Center North 1 LJ (UC·N2) Urban Center North 2 Commercial LJ (CA) Commercial Arterial LJ (CN) Commercial Neighborhood LJ (CO) Commercial Office LJ {COR) Commercial/Office/Residential Industrial CJ (IL) Industrial light D (IM) Industrial Medium LJ {IH) Industrial Heavy [~~j RENTON r----i L ___ J Potential Annexation Area PAGE INDEX Page Number Sect/Town/Range Q} / / / / / / / / RAYMOND NG 6<:>&r<&\Jt,l&E.TaLVO =GIN. ....... "1&=5 PftELit-ilNAftY SITE: PLAN ' I ,_ -,_ -,_ ,._,.,....,. T--...""-'" ,r.02, ... , • .._.,, _ I I I EXHIBIT 3 I \ . I • ,, \\ \\ I. \ I c:>e511S-tll~l-l!TT!t<6-.Vk::e&.L.J..C ~ =~ H,51&:la!l~He /'1000t<Vl-l-.l.r<A 4ii.a,, :IClb-"141·"1<1~4 / / / / / / / / t EXHIBIT 4 \ \ ' \ \ ~ ~o 000 ® 0 0 ! l i r il!. m «• ~· ., .. £'"" ~i 3.: o-C ii ,, i'e • G) ili= ~ u iii in, ~~ 1, 'l im .. ' d ~, ~ ;; ii• ~~ li! ;!! 15 ~i !! I, z !'i il . j ·t •. " !! !t 0 ., n ., I h 1· j! •t " : 1il •1 • !• 11 ,, .i . ' ![! ' p ~. ·1 i i . ! t ,. '1 .1 ' h !-! -t s t ~i ~= !l ' ~ ,, •a· 'I' i;;; .. .. :;;;; ;1; ~~ ., .,. Ii'• ~ ~.=; ,. ,. •• i•• ;;~ " ,, ~~ !~ •1 •i ::~ ;li;§"l a~!!; 5; i!i?! ~~ !''' • ,. o• " ~~ .,_,: !~ ., ~~ ~i; • ,, !>':' ' ' ., 3;::::. ! •• i!-i ., ·' ., ' ' P' ·''.~i~ " '! "t ;:;~~ •• •• !, r· ,; , !I H ' ' ' • ' ' ' • ' j \ ' \ \ \ \ \ . "' ,o 1"---· . :,: •m oll ao •c ,- ' _,.,,I"· E'" ,o ~/1 .c !/bi ,, 0 ' ,... w > C i 1"-•· I z "' ;ii --< --< lJ 1<!>1 z lJ ~ G) m ,, i I~ m ,... 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' 60 SW Sunset Blvd, Renton, WA 98055 ' EXHIBIT 5 • i i Fi; I ~ ~ ' ! , I I I Ii I EE ' I ' I D ' ~I D / ', ' / ', EE] -- • --~, J,-b .... b-Ll'"b·<IO.:C ~ ~,,.v,: L ..,...., I ,:,-.,-•• ,i SNOU..,../\313 -1S3M, .LS..,..3 LLO'-'bYM·;.n~ -_, ...... _, .1>11..1,oi:: 91!.<!II s..ogb VM 0tlO.lN.oc! ~?)(';IQ aA~J~>,,1S09 7t1·=~~-.r.ul>Nw;;;;a 9N aNOH.J-">l t : if I .. "' I I ;, ' ' i I I k,_ I ' w :::;/ . ' Q . I ' I ' I ' I ' 0 ----- .~ -,..,.. ' ,. • -----' ~~ •, ~i-,. e- • -----I, 0- ' i I .., I . ' ; if " . . ' ~ ~ I I , I ' I' f------ ' ' / , I ' , , 0- ' I ,---- I e- ' I ' I . ---- \ • §~ ·-\ !i:~ i" .~ !~' ------- V LJ!,1 ' I f i II I I r ' •, • • I ~ ~ ' I ' I I ' I IR=-' I ' I ' I ' ' I -- I ! -·-. .. DEPARTMENT OF ARCHAEOLOGY & ~~~-~~-~~~0"~~~-~:::;.~.!-~N February 20, 2014 Ms. Kris Sorenson Assistant Planner City of Renton Sixth Floor Renton City Hall 1055 S Grady Way Renton, WA 98057 In future correspondence please refer to: Log: 022014· 30·Kl EXHIBIT 6 Property: LIA l 4·000092, ECF, SA·A, MOD NG Building Re: Archaeology -Survey Requested Dear Ms. Sorenson: Allyson Brooks Ph.D., Director S1afe Historic Preservation Officer We have reviewed the materials forwarded to our office for the proposed project referenced above. The area has a very higb potential for archaeological resources. The project area is within approximately 2,000 feet of three previously recorded precontact archaeological sites situated on the banks of the historical Black River channel. Please be aware that archaeological sites are protected from knowing disturbance on both public and private lands in Washington States. Both RCW 27.44 and RCW 27 .53.060 require that a person obtain a permit from our Department before excavating, removing, or altering Native American human remains or archaeological resources in Washington. Failure to obtain a permit is punishable by civil fines and other penalties under RCW 27.53.095, and by criminal prosecution under RCW 27.53.090. Chapter 27.53.095 RCW allows the Department of Archaeology and Historic Preservation to issue civil penalties for the violation of this statute in an amount up to five thousand dollars, in addition to site restoration costs and investigative costs. Also, these remedies do not prevent concerned tribes from undertaking civil action in state or federal court, or Jaw enforcement agencies from undertaking criminal investigation or prosecution. Chapter 27.44.050 RCW allows the affected Indian Tribe to undertake civil action apart from any criminal prosecution if burials are disturbed. We request a professional archaeological survey of the project area be conducted prior to ground disturbing activities. The report should be submitted to DAHP and the interested Tribes for review. Since the project area is currently under impervious surface, archaeologists may need to conduct the survey after the surface is removed. We also recommend consultation with the concerned Tribes' cultural committees and staff regarding cultural resource issues. State of Washington • Department of Archaeology & Historic PreservaHon P.O. Box 48343 • Olympia. Washington 9850Hl343 • {360) 586-3065 www.dahp.wa.gov Thank you for the opportunity to comment on this project and we look forward to receiving the survey report. Should you have any questions, please feel free to contact me at (360) 586-3088 or Gretchen.Kaehler@dahp. wa. gov. Sincerely, Gretchen Kaehler Local Governments Archaeologist (360) 586-3088 gretchen.kaehler@dahp. wa gov cc. Laura Murphy, Archaeologist, Muckleshoot Tribe Dennis Lewarch, THPO, Suquarnish Tribe Cecile Hansen, Chair, Duwamish Tribe Phil LeTomeau, Archaeologist, King County Historic Preservation Office 2 DEPARTMENT OF COMMUNIT' AND ECONOMIC DEVELOPME~ EXHIBIT 7 ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA14-000092, ECF, SA-A, MOD Raymond Ng and Tina Chow Ng Building DESCRIPTION OF PROPOSAL: The applicant is requesting Administrative Site Plan and Environmental (SEPA) Review for the construction of a two-story office and retail building; approximately 6,090 square feet in size. The project site consists of a 12,632 square feet of Commercial Arterial zoned property and is currently vacant. Surface parking, in the amount of 8 stalls, would be provided just west of the proposed structure. RMC 4-4-080 requires a minimum of 12 stalls for the proposed use. The applicant is requesting a parking modification in order to reduce the maximum number of parking stalls by four parking spaces. LOCATION OF PROPOSAL: LEAD AGENCY: 60 SW Sunset Boulevard City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 11, 2014. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Gregg Zimmerman, Administrator Public Works Department Terry Higashiyama, Administrator Community Services Department March 28, 2014 March 24, 2014 Date Date Mark Peterson, Administrator Fire & Emergency Services C.E. "Chip" Vincent, Administrator/ Planning Director Department of Community & Economic Development Date Date Prepared By: Ll'I'CHFIELD ENGTNEERJ Civil Ell;;111i,1'1'tnf{ « /!cveiopment SerFicc., PRELIMINARY STORM REPORT for the NG Building Prepared for: Skyway General Contractors, INC. 6622 S 124th Street Seattle, WA 98178 Keith A Litchfield, P.E. Date Issued: November 5, 2013 Revised: December 6, 2013 I :!Ii JO Kin,\ VJ,;N UE .\i 1,; • J,HU, LAKD. W. \ 98CJ:J.J PH .u:;-g~ J ·(i0:1R F.\:\ -l:2G·8~ l ·fi ,:,u EXHIBIT 8 EXHIBIT 9 October 30. 2013 File No. 13-200 Mr. Raymond Ng P.O. Box 4084 Renton. WA 98057 Subject: Geotechnical Engineering Report Proposed Retail Development 60 SW Sunset Boulevard, Renton, W,tshington Dear Mr. Ng. PcmGE@ IN(Ol'IPOl'IATE:D . .J';'''''c~i:1,,,,1_··3;-:; 1.-:.:•il'G11-~v.~, · · · ,-,,,r~, ,1;; (_ ~ .. As requested. PanCiEO. Inc. has completed a geotechnical engineering study to assist you and the project team with the design and construction of the proposed retail development at the above-referenced site. This study was perfonned in general accordance with our mutually agreed scope of work outlined in our proposal dated August 29. 2013. which was subsequently approved by you on August 30. 2013. Our service scope included reviewing readily available geologic data. drilling two test borings. conducting a site reconnaissance. and developing the conclusions and recommendations presented in this report. SITE AND PROJECT DESCRIPTION The subject property is located at 60 SW Sunset Boulevard in Renton_ Washington (sec Vicinity Map. Figure I)_ The site is roughly trapezoidal in shape_ and is bordered by S\\ \unset Boulevard approximately to the south. by Hardie Avenue SW appro,imatd) to the \\CSt "SW I larris Place to the north. and hy a commercial property to the east (sec Figure~). The ,.ubicct site is current!) an asphalt parking lot with a narrow onc-stnry hnilding locaicd along the c".bl prnpe11,· line. Based on a review of the top,_1graphic s11r1-L'_I" map_ the site grade gencrullv sf,,pcs do\vn from the north IA est corner to the southeast corner \\·ith an average gradient of arrrnx.irrr,lt~ IO lo 15 percent. EXHIBIT 10 NG COMMERClAL MIXED USE OFFICE/RETAIL BUILDING TRIP GENERATION STUDY CITY OF RENTON Prepared for Richard Causey 16518 203'd Pl. NE Woodinville, WA 98077 Prepared by TraFF NDRTlfWEST TRAFFIC EXPERTS 11410 N.E. 124th St., #590 Kirkland, Washington 98034 Telephone: 425.522.4118 Fax: 425.522.4311 June 14, 2013 0 128 0 64 128 f-eet WGS _ 1984_ Web __ Mercator_ Auxiliary_Sphere City of Renton(. Finance & IT Division LUA 14-000092 Legend City and County Boundary O'.her City o· Renton Addresses Parcels Information Technology -GIS RentonMapSupport@Rentonwa.gov 311512014 EXHIBIT 11 T111s ma~ ;;, a usf1 IJ21 ,er ate:J s'.:.itrc 0Ltp.1t fmn ,in lnterncit rn;;;pprng site a1Y;: 1~ 'c1 rderer·ce 0·1,)' D~t;i l;iyeors tr,cil a~pc,a.· on trrs nap may or n1a1 r,ot b,2 8-Xurate cu·rcent or ~-1.hc,1 w se relic.bl(, THIS MAP IS NOTTO BE USED FOR NAVIGATION PLAN REVIEW COMMENTS (LUA14-000092) EXHIBIT 12 PLAN ADDRESS: DESCRIPTION; Engineering Review March 20, 2014 SW60 SUNSET BLVD RENTON, WA 98057-2322 APPLICATION DATE: 01/28/2014 The applicant is requesting Administrative Site Plan, Environmental {$EPA) Review, and a parking modification for the construction of a new tv.o-story commercial retail and office building with associated parking and landscaping. The proposed building would have a gross square footage of approximately 6,090 square feet. The project site is 12,659 square feet within the Commercial Corridor {CC) land use designation and the Commercial Arterial (CA} zoning classification. The property is located at the corner of SW Sunset Blvd, Hardie Ave SW, and SW Langston Rd and currently has a 1.400 square foot single-story building that would be removed. Access to the site is proposed via a curb cut from SW Harris Place. The proposal includes 8 parking stalls provided just west of the proposed structure. Per RMC 4-4-080, a minimum of 12 stalls are required for the proposed uses; therefore the applicant is requesting a parking modification in order to reduce the minimum number of parking stalls by four parking spaces required on site. Right-of-way dedication along public streets would be required as would installation of planting strip areas and sidewalks. There are no critical areas located on site. Rohini Nair Ph: 425-430-7298 email: rnair@rentonwa.gov Recommendations: I have completed a preliminary review for the above-referenced commercial building proposal at 60 SW Sunset Blvd. The following comments are based on the application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: The site is located in the City of Renton water service area. SEWER: The site is located in the city of Renton sewer service area. STORM: There is existing 12 inch diameter storm pipe in Aberdeen Ave NE. STREETS: Sunset Blvd is a principal arterial street, Hardie Ave SW is a collector street, and SW Harris Place is a public alley. CODE REQUIREMENTS Water 1. There is existing 12" diameter water main and 6" diameter water main on Hardie Ave SW 2. Based on the Fire Department's request for fire sprinklers, the site plan/ landscape plan must be revised in the utility construction permit I building permit review stage to include the installation of the water stub and installation of DDCVA in vault in the landscaped area. A new 10" diameter water main is required to be connected with the existing 12" diameter water main on Hardie Ave SW. A pressure reduction valve is required for domestic water service. 3. The requirements for fire hydrants shall be as per Fire department assessment. 4. System development charge (SDC} fee for water is based on the size of the new domestic water meter that serves developments. The 2()14 fee for a%" or 1" water meter is $2,809.00. 5. The 2014 fee for a 1-inch meter installed by the City is $3,075.00. Fee for a 1-lnch meter installed by the City is $3,310.00. {Rohini you state here that the 1 inch is both $3,075 and $3,310. Can you clarify?) Sanitary Sewer 1. There is a 12 inch diameter sewer main on SW Sunset Blvd, an 8' diameter sewer main on SW Harris Place, and an 8" diameter sewer main in the neighboring property to the east. 2. A minimum 6' side sewer is required for the project. 3. Sanitary Sewer System Development Fee (SDC) is based on the size of domestic water meters. These fees are collected at the time a construction permit is issued. The 2014 sewer SOC fee for a 1' meter is $2.033.00. 4. If food preparation facilities {cafe, kitchen) will be included, a grease trap or grease interceptor will be required. Storm 1. The Surface Water System development fee for 2014 is $1,228.00 per each new lot. Fee is payable prior to issuance of the construction permit. 2. A preliminary storm report prepared by Skyway General Contractors, Inc., was submitted with the land use application. The drainage report was based on the 2009 King County Surface Water Drainage Manual and City of Renton RMC 4-6-030 which includes the City Amendments. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Site Conditions) and the information is included in the report. The drainage report included the review of the 8 CORE Requirements and the 6 Special requirements. The site is located in zone 2 of the aquifer protection area. The drainage report mentions that frontage improvements are required from the project. However, the existing site and frontage is 100% impervious and the proposed project will decrease the impervious surface by providing landscaping and planter strips. Therefore, the project does not trigger flow control. Individual stormwater BM P's consisting of full infiltration dry wells or infiltration trenches on the individual lots is proposed. The drainage report includes that the threshold for flow control is not Page 1 of 3 Fire Review. Building March 20, 2014 exceeded, therefore a flo~ • ...ontrol facility is not proposed. The report also includes that t ject does not exceed the water quality threshold and therefore water quality treatment is not proposed. The project is exempt from water quality, if it does not tear up the parking lot and rework the subbase, and does not add more than 5,000 sq ft of new plus replaced pollution generating impervious surface. As per RMC 4-0303, implementation of flow control BMPs is required for commercial projects. 3. A geotechnical report prepared by PanGeo Inc., was submitted with the land use application. The report mentions that the underlying soils have good infiltration characteristics and that the stormwater runoff from the roof and impervious surface areas should be collected for discharge into infiltration trenches and dry wells. 4. A Construction Stormwater General Permit from Department of Ecology is required if grading and clearing of any project site exceeds one acre. This project site is less than the 1 acre and does not trigger the Department of Ecology Construction Stormwater General Permit. Transportation 1. Frontage Improvements are required to be provided by the proposed project: i) Hardie Ave SW. a) Extend the existing corner curb radius at the intersection of Hardie Avenue SW with SW Sunset Blvd to the point of tangency that is parallel to the center line of the Hardie Ave ROW. Even though the adopted bike plan shows a shared travel I bike lane (15 feet of half street paved width) at this section of Hardie Avenue SW, until the road alignment at the curve is engineered, we cannot pinpoint the location of the curb along Hardie abutting the proposed development site. So., the curb is to be fixed after the applicant engineer extends the existing corner curb to the point of tangency. b) A 0.5' curb, an 8' landscape planter strip, and an B' sidewalk is required to be provided by the developer within the ROW. c) A ROW dedication {subject to engineering by the developer's engineer and final survey) will be required on Hardie Way SW. ii) SW Sunset Blvd. a) Sunset Blvd is a principal arterial. Approximately 11 feet of right of way dedication is to be provided by the developer along Sunset Blvd. A 0.5' wide curb, 8'wide landscaped planting strip and an B' wide sidewalk is required to be constructed by the developer on the property frontage along Sunset Blvd. iii) SW Harris Pl is a commercial alley. A commercial alley is required to provide 16 feet wide pavement and a 16 feet wide right of way. The current right of way width and current paved width on the alley is more than the minimum standard and is acceptable. iv) Street lighting analysis is to be done by the developer to determine the need for additional street lights in the public frontages of the site and the required street lighting is to be provided by the developer. 2. Access to the site is proposed via an 18.5 feet wide paved driveway from SW Harris Place. Driveway shall be as per guidelines of RMC 4-4-080, and maximum commercial driveway slope shall not exceed B percent unless allowed by the Administrator. Driveway slope greater than 15% will require a variance. 3. The submitted trip generation study prepared by TraffEx mentioned that there are only 9 net new peak hour lrips generated by the project, which is less than the 20 trip threshold for requiring a traffic impact analysis. 4. Traffic Impact Fees-The transportation impact fee is applicable on the project and will be applicable at the lime of building permit. The transportation impact fee rate that is current at the time of building permit application will be applicable and payment is due at the time of issuance of the building permit. Credit will be given to the existing building that will be demolished. 5. Fixed objects that may be currently situated in the location of the proposed access must be relocated, after obtaining owner approval. General Comments 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector prior to recording the plat. 3. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. Corey Thomas Ph: 425-430-7024 email: cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $0.52 per square foot of retail use area and $0.14 per square foot of office use area. These fees are paid at time of building permit issuance. Credit will be given for the removal of the existing office building. Code Related Comments: 1. The preliminary fire flow requirement is 1,500 gpm based on a fully fire sprinklered building. For a non-sprinklered building the fire flow increases to 2,500 gpm. Two or three fire hydrants are required. One fire hydrant is required within 150-feet of the proposed buildings and the other hydrants are required within 300-feet. Existing hydrants can be counted toward the Page 2 of 3 Police Review March 20, 2014 requirement as long as th-r meet current code including 5-inch storz fittings. 2. The threshold for fire alarm systems in Renton is 3,000 square feet. The threshold for fire sprinkler systems in Renton is 5,000 square feet or an occupant load of 100 or more persons. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Fire alarm system shall be fully addressable and full detection is required. A direct outside door is required to the fire sprinkler riser control room. 3. Fire department apparatus access roadways are adequate. 4. An electronic site plan is required to be submitted to the Renton Fire Department for pre-fire planning purposes prior to occupancy of the building. Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov Recommendations: 6 Police Calls for Service Estimated Annually To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2" throw when bolted. Glass windows in the trailer should be shatter-resistant. I also recommend the business post the appropriate "No Trespassing' signs on the property while it's under construction. This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. The use of off-duty police officers or private security guards to patrol the site during the hours of darkness is an option. All exterior doors should be made of solid metal or metal over wood, with heavy-duty deadbolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing, as these areas could be vulnerable to crime due to the lack of natural surveillance by business customers or tenants. It is recommended that the commercial areas be monitored with recorded security alarm systems installed. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to patrol the property during those times. It is important to direct all foot traffic into the main entrance of the building. Any alternative employee entrances should have coded access to prevent trespassing. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for customers of the complex. The structure should have a building number clearly posted with numbers at least 12' in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility-not too dense and not too high. Too much landscaping will make customers, employees, and tenants feel isolated and will provide criminals with concealment to commit crimes such as burglary. It is key for a business complex of this size to have appropriate lighting and signage. "No Trespassing" signs should be posted in conspicuous locations, including entrances to the property and parking areas. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. Contact Cyndie Parks, 425.430.7521 when you would like to make an appointment. Page3of3 PROJEcf·INFORMATION <continued) ,:...=__:_.:_--=--=..:..:==-==-='------------, NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTA~ Y CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL Q AQUIFIER PROTECTION AREA ONE CJ AQUIFIER PROTECTION AREA 1WO BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): CJ FLOOD HAZARD AREA Q GEOLOGIC HAZARD Q HABITAT CONSERVATION Q SHORELINE STREAMS & LAKES Q WETLANDS ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft .. LEGAL DESCRIPTION OF PROPERTY (Attach le11al descriotion on seoarate sheet with the followin!I Information included) SITUATE IN THE QUARTER OF SECTION __ , TOWNSHIP~ RANGE~ IN THE CITY OF RENTON, KING COUNTY, WASHINGTON - AFFIDAVIT OF OWNERSHIP I, (Print Name/s) declare under penalty of perjury under the laws of the State of Washington that I am ( ease check e) __ the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. Date Signature of Owner/Representative Date STATE OF WASHINGTON) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that 'Vi~ M f'TD nlD0 Cni.:> signed this instrument and acknowledge it to be his/her/ther/ree and voluntary act for the uses and purpose mentioned in the instrument. Dated RECEIVE! FEB 4 2014 CITY OF rn=Nr ' -• Notary Public State or Washington No ry (Print): __:l:::\::...·.1-~-"..!.-l-'[Y)'-"-. __;.fr,.,l'l'c.:.....:c}\Jl=_,,UW('""'-',__ ____ _ LISA M AMOUROUX My Appointment Expires May 20, 20 1.7 ~~ ~ U' , f\ 017 My appomtm t.expires: __,~---'\]"'-',--'"tl'-=-'--__,,_Q'-"-'-'---------- H:\CED\Data\Forms-Templates\Self-Help Handouts\Plannlng\Master Application.doc -2- Rocale Timmons Senior Planner Department of Community & Economic Developm.ent Planning Division rtimmons@rentonwa.gov . _ _ -----,--~~e Renton City Hall -6th Floor 1055 South Grady Way Renton WA 98057-3232 ' (425) 430-7219 Fax (425) 430-7300 rentonwa.gov RECEIV FEB 4 2014 {lvla, /;t1~QN j PLANNING DIVISION Of' f>,ElHON CliY 0 RECEIVE \=E.8 0 5 '2.G\4 DI NG oN\S\Ofll BIJIL ,ton Department of Community & Economi ,efopment City' VIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET .WING DEPARTMENT: (;t;, ,rl ,~ ( (J//( /,Le) COMMENTS DUE: FEBRUARY 21, 2014 APPLICATION NO: LUA14-000092 DATE CIRCULATED: FEBRUARY 7, 2014 APPLICANT: Raymond Ng PROJECT MANAGER: Kris Sorensen PROJECT TITLE: Ng Building PROJECT REVIEWER: Jan Illian SITE AREA: 12,659 square feet EXISTING BLDG AREA (gross): 1,400 square feet LOCATION: 60 SW Sunset Blvd. PROPOSED BLDG AREA (gross) 6,090 square feet SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan, Environmental (SEPA) Review, and a parking modification for the construction of a new two-story commercial retail and office building with associated parking and landscaping. The proposed building would have a gross square footage of approximately 6,090 square feet. The project site is 12,659 square feet within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. A. ENVIRONMENTAL IMPACT {e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Liaht/Glore Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14 000 Feet B. POL/CY-RELATED COMMENTS y;'l.l,,~,z_ a 1-e_ /~-O ~A n"lf2« c' 1:s /z) dr1 /fJ C. CODE-RELATED COMMENTS -S€.€. l,.\ Ni'., ,Lki~ E / J. r1:,U: . (A ~.S l(. µ,,:;., 1\cA,\.:l;t.· -~ 'i,"4,\ ~-/v1.C,, /; .. /'-'}S ·be Nvj-(),SL \~\(ii,·,ul [' f-!;r.,~(.c1k Uc\f S/y,.,_f ·/rtu. ULC. ~/'.le,: 'Sk /i1L 1 /-tt:"/!.., (,:,u,')(~~..,,_{J +i,'-l(s,S!,,lC,r -1,c;z, .s/,,,1.r~l__:..[~, 0c.0fs,,c.c C,1J/.l/(u1( ,:_(/Lfy-,r.._7lc•1.<, l(H((! sc,kcl- ~CV',': )t,/'~r /,)/L.f M .. Swt,'-' lf.v_ CtLL{/ '{ <;W v«-1 Cv\ \:;.,L;zt i i c'v1 fh, c[1.( We have reviewed this application with particular attention to those oreas in which we have expertise and have identified areas of probable impact or areas where additional inform ion is needed to properly assess this proposal. .. '\. ~-d'/-.J Date le.; .. · •l .. ~-. .~ ·.L\ f1 a ri c, ~ ''··-, l' t·_c-1 I ~ St\. ,j "':; r i-1 L~I ~f .. p . ' " ~ } i IH! ~- l ll'l ; i ~.ii! ; d ... i ... ~ ~ in 'r;;' ~" h.t? :;! '! l'"" f lip ! . I'" " . , I" . ,. r , ~t i~-J l H Hrt ~ " "ii ] 1 II "i] " in, ,· ii !!' I , ,, ,,, ·1 !;il ~ jt 11 f!1!i ~ · I .. .,1. 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"'' Denis Law Mayor February 7, 2014 Dick Causey · 16518 203rd Pl SE Woodinville, WA 98077 Department of Community and.Economic Development C.E."Chip"Vincent, Administrator Subject: Notice of Complete Application Ng Building, LUA14-000092 . . Dear Dick Causey: The Planning Division of the City of Renton ha.s determined that the subject application is complete according to su.bmittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on March 10, 2014. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-6593 if you have any questions. Sincerely, Kris Sorensen Associate Planner cc: Raym~nd Ng and Tina Chow/ Owner(s) Renton City Hall • 1055 South Grady Way. Renton,Washington 98057 ~ rentonwa.gov rf City of, r<~t:Il I-v!l NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED)-Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: LAND USE NUMBER: PROJECT NAME: February 7, 2014 LUA14-000092, ECF, SA-A, MOD Ng Building PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan, Environmental (SEPA) Review, and a parking modification for the construction of a new two-story commercial retail and office building with associated parking and landscaping. The proposed building would have a gross square footage of approximately 6,090 square feet. The project site is 12,659 square feet within the Commercial Corridor (CC) land use designation and the commercial Arterial (CA) zoning classification. The property is located at the corner of SW Sunset Blvd, Hardie Ave SW, and SW Langston Rd and currently has a 1,400 square foot single-story building that would be removed. Access to the site is proposed via a curb cut from SW Harris Place. The proposal includes 8 parking stalls provided just west of the proposed structure. Per RMC 4-4-080, a minimum of 12 stalls are required for the proposed uses; therefore the applicant is requesting a parking modification in order to reduce the minimum number of parking stalls by four parking spaces required on site. Right-of-way dedication along public streets would be required as would installation of planting strip areas and sidewalks. There are no critical areas located on site. PROJECT LOCATION: 60 SW Sunset Blvd. OPTIONAL DETERMINATION OF NON-SIGNIFICANCE (DNS): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance (DNS). A 14-day appeal period will follow the issuance of the DNS. PERMIT APPLICATION DATE: January 28, 2014 NOTICE OF COMPLETE APPLICATION: February 7, 2014 APPLICANT/PROJECT CONTACT PERSON: Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: CONSISTENCY OVERVIEW: Dick Causey/ MAIL: 16518 203'd Place NE Woodinville, WA 98077 / EML: causr@frontler.com Environmental (SEPA), Administrative Site Plan and Modification Review Construction, Building, Fire, Sign Drainage Report, Geotechnical Report, Traffic Study Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 980S7 ff you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED -Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Ng Building/LUA14-000092, ECF, SA-A, MOD NAME: ------------------------------------- MAILING ADDRESS: __________________ City/State/Zip:------------ TELEPHONE NO.: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: r ¢ City of, .. ·. . .. r\{ . P .· r I : f, r ) . r I .._ .._,,,,,. ... _ --,.; ~ --- The subject site is designated Commercial Corridor (COMP-CC) on the City of Renton Comprehensive Land Use Map and Commercial Arterial (CA) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-120A and other applicable codes and regulations as appropriate. Comments on the above application must be submitted In writing to Kris Sorensen, Associate Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on February 21, 2014. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Kris Sorensen, Associate Planner; Tel: (425} 430-6593; Eml: ksorensen@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED -Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Ng Building/LUA14-000092, ECF, SA-A, MOD NAME: MAILING ADDRESS: ________________ City/State/Zip:----------- TELEPHONE NO.: --------------- CITY OF RENTO DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: December 8, 2016 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: LUA (file) Number: Cross-References: . AKA's: Ng Building LUA14-000092, ECF, SA-A, MOD , Project Manager: Kris Sorensen i I Acceptance Date: February 10, 2014 I 1c,-A-p-p-li_c_a_n_t_: --------D-ic_k_C_a_u_s-ey-----------------------iJ , r i Owner: Raymond Ng ;: w Contact: I " I PID Number: 1823059100 I ERC Determination: DNS-M Date: March 24, 2014 1---------------------A~p~p_e_a~I ~P=e~ri=o~d~E=n=d=s==~~A=p~ri=I =18=,~2=0~1=4~ __ ,I Administrative Decision: Approved with Conditions Date: March 24, 2014 1 1.• A eal Period Ends: A ril 18 2014 . Public Hearing Date: , Date Appealed to HEX: I f By Whom: l 1 HEX Decision: Date: ¥ R Appeal Period Ends: ' j Date Appealed to Council: ; By Whom: [ Council Decision: Date: I i Mylar Recording Number: . Project Description: The applicant is requesting Administrative Site Plan, Environmental (SEPA) ,, Review, and a parking modification for the construction of a new two-story commercial retail and I , 1 . office building with associated parking and landscaping. The proposed building would have a gross [ square footage of approximately 6,090 square feet. The project site is 12,659 square feet within i ; the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning I i classification. The property is located at the corner of SW Sunset Blvd, Hardie Ave SW, and SW i I Langston Rd and currently has a 1,400 square foot single-story building that would be removed. 1 I Access to the site is proposed via a curb cut from SW Harris Place. The proposal includes 8 parking I J stalls provided just west of the proposed structure. Per RMC 4-4-080, a minimum of 12 stalls are ! I required for the proposed uses; therefore the applicant is requesting a parking modification in I II order to reduce the minimum number of parking stalls by four parking spaces required on site. j Right-of-way dedication along public streets would be required as would installation of planting ! 1 strip areas and sidewalks. There are no critical areas located on site. , Location: 60 SW Sunset Blvd Comments: ERC Determination Tvpes: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. I • City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: !(AY//IOND Na, ADDRESS: P,c,, ~0)(. 5/5 CITY /(Pl,JTO/./~ WA ZIP:1805-t- TELEPHONE NUMBER: ~-.JSl#-/t,ZI!!> APPLICANT (if other than owner) NAME 01t:.1< (!AuSGy ~COMPANY (if applicable): I ADDREss ;~,;& ~o.J ~ NE CITY/)l(P/)INVI~ WA ZIPtt/8or1 TELEPHONE NUMBER4-ts-~.3112 CONT ACT PERSON NAME: S>f Me A-'3 A--P PUCA tl.J r ' . COMPANY (if applicable): ----------·-- ADDRESS: r ···---------------------- I CITY: ZIP: ,-- II TELEPHONE NUMBER AND EMAIL ADDRESS: , f,25· '9-ts~ · .31/2. I ('.!.~US /l@ F/lO<I-IT/6'".I< ,C0"'7 j_ - I!:'{ '/-.I )\!Jaw\l-'orms"Tcmpln1c.:~\Si.:lf-l k:lp i Jmnlouh\f'lann111g\111<1ster.1pp .due -l - PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: A/6, /tJt) I t..f.)/ i.l ~ PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: (;0 SW S()/..J SJ:.t t>J.V D ftEtJ.Jtv/..J,WA 'ff!,057'- KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): '----------------------- EXISTING LAND USE(S): C!a#I M/!'!U&4(- PROPOSED LAND USE(S): (!c) In Mt!F-,Z. I t:.-,(1-(.. EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: e,ontM6/ll AAt. (!DMI.J D o/L PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) N / ,II EXISTING ZONING: {!(! f/ cJA 1//l~ D6SI~ OtjT '0 1 ----------, PROPOSED ZO~l~G (if applicable): II/A ' SITE AREA (in square feet): /2., CPS'? SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS -$- '----------------------- PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (1f applicable) N/ A NUMBER OF PROPOSED ~LO_T_S-(1-f a_p_p_l-1ca-b~ -----1 ~--NIA________ ___ _ I NUMBER OF NEW DWELLING UNITS (if applicable): 1 [ ____ "'LA ---____ J 06109 • PROJECT INFORMATION ( continued) '' lfEF •:FE I TIIJ:, C·.'.ELLIF; UllfT·:., faf.'t.'1·:al le, ;1./_/ll _., . ·'· : ,· - '> ' l ,-...... ... . I,.\.. . '.•-FE F,: .. :Tc,:,E •'.·F PP,:·F :"~Ec· PE::IC•EIITl<L L,.,,, .t_,·.,-.,.,.,,,0 , /J) II r:.i TI-IE ·:. fTE L ,:,•: t,. TEC It J ! I· J 1' TI FE ,:-F EIL·IF:•:-IHJEIITALL, •Pffl,'AL<PE' PLF'.E 1,,·1.1 1[E >:-1~1~PE F•:,,:,T:.,:;E, f.:i1,1-·l · . .JL·lo:,, :.:SFF F·:, TC :,E ·:·FE: 1·.,TlfJ,; PE ,IDEI ITl,L 1 l: 11; T: "'ELIOU·J, toppl,·:allle, /,./ / A 1_:~F:E F< '. T.:. 3E <•F F'F.<·P<!:..:;ED I K•t·H{E':~[:Er ITl.'.:.L t.: 11 ; : . t 01-pl: ,:al>le, & 1.. '3 'c -FE F > T' ,;E ,:,F E, l0HK; ll<A I-RE': IDEI ITIF L l[; r I·:~·-· T•:, ~Ef".JI.C. IN , ,t apr·J ,:abl€1: N/A · ''" T , L -: -:·P >.FE, ,:-11 w>r 1-RES 0E11T111 L su tLD 1t-1Gs , 1 ''·''.lffY :,f ELIF'L·:·:'EE': T(· BE El:IPL(,i'ED s·, 11-IE HEW -·,: .IE· T-tar .. r . .J,:aJ:.le, /(;)-/2- ____ :..-.1 ft LEGAL DESCRIPTION OF PROPERTY ,.Ana ch legal description on separate sheet with the foll<:>wing inf or mat ion included, IT' -'E II. ''HE U,C/'.L~-r.}/_ OU t..RTER OF :;ECTIOr I j_'{., . T>i;flioHIFi3& p,:J J, ,E ?E 111 THE : rr, · ,-CfifT:I! 1.111,::; C~l.lllT, \/,t..:3HIIJ•.:;T,.'II AFFIDAVIT OF OWNERSHIP Q, . 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CHOW NOTARY PtlflLIC STATE OF WAIHINGTON COMMISSION EXPIRES JULY 9. 2015 "I' c.. \l ~' THAT PORTION OF GOVERNMENT LOT 11, SECTION 18, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE INTERSECTION OF THE CENTER LINES OF THE CITY OF SEATTLE'S CEDAR RIVER PIPELINE AND RAINIER AVENUE SOUTH (PRIMARY STATE HIGHWAY NO. 5) AS NOW ESTABLISHED; THENCE SOUTH 3"57'35" WEST ALONG THE CENTERLINE OF SAID RAINIER AVENUE SOUTH A DISTANCE OF 317.37 FEET TO THE INTERSECTION OF SOUTHWEST HARRIS PLACE (MITCHELL STREET); THENCE SOUTH 75'24'47" WEST ALONG SAID CENTERLINE A DISTANCE OF 311.83 FEET TO THE INTERSECTION OF THE NORTHERLY EXTENSION OF A LINE 0.50 FEET WEST AND PARALLEL TO AN EXISTING 8 INCH CONCRETE WALL; THENCE SOUTH 00'12'28" EAST ALONG SAID LINE A DISTANCE OF 11.87 FEET TO THE TRUE POINT OF BEGINNING, SAID POINT ALSO BEING ON THE NORTHERLY LINE OF PARCEL "B'' AS DESCRIBED IN THAT CERTAIN VACATION ORDINANCE OF THE CITY OF RENTON NO. 3204 AND FILED UNDER KING COUNTY RECORDING NUMBER 7803270680; THENCE CONTINUING SOUTH 00'12'28" EAST A DISTANCE OF 77.27 FEET TO THE NORTHERLY LINE OF SOUTHWEST SUNSET BOULEVARD (PRIMARY STATE HIGHWAY NO. 2) SAID POINT BEING ON A CURVE, THE CENTER OF WHICH BEARS SOUTH OT58'07" EAST; THENCE WESTERLY ALONG SAID NORTHERLY LINE ON A CURVE TO THE LEFT WITH A RADIUS OF 1005 FEET, A DISTANCE OF 100.00 FEET TO A POINT OF REVERSE CURVE THE CENTER OF WHICH BEARS NORTH 13'40'13" WEST; THENCE ALONG SAID CURVE TO THE RIGHT WITH A RADIUS OF 1115 FEET, A DISTANCE OF 87.27 FEET TO A POINT OF COMPOUND CURVE, THE CENTER OF WHICH BEARS NORTH 09·11 '06" WEST; THENCE ALONG SAID CURVE TO THE RIGHT WITH A RADIUS OF 16 FEET, A DISTANCE OF 31.12 FEET TO A POINT OF TANGENCY; THENCE NORTH 19'42'20" EAST A DISTANCE OF 26.19 FEET TO A POINT OF CURVE; THENCE ALONG SAID CURVE TO THE RIGHT WITH A RADIUS OF 42.37 FEET A DISTANCE OF 41.20 FEET TO A POINT OF TANGENCY, SAID POINT BEING OF THE NORTHERLY LINE OF SAID PARCEL "B"; THENCE NORTH 75'24'47" EAST ALONG SAID NORTHERLY LINE A DISTANCE OF 167.30 FEET TO THE TRUE POINT OF BEGINNING. SUBJECT TO CONDITIONS, RESTRICTION AND EASEMENTS OF RECORD. • PLANNING DIVISION WAIVER OF SUBMITTAL REQUlru::MENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Plat Name Reservation 4 Preapplication Meeting Summary 4 Public Works Approval Letter, Rehabilitation Plan , Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan , AND 4 Stream or Lake Study, Standard 4 ! : ) / . .·, Stream or Lake Study, Supplemental 4 -/ Stream or Lake Mitigation Plan 4 I/ Street Profiles 2 Title Report or Plat Certificate , Topography Map, Traffic Study 2 Tree Cutting/Land Clearing Plan 4 1 1 )-"") Urban Design Regulations Analysis, Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 ,' .:,,,.., Wetlands Mitigation Plan, Preliminary 4 ! Wetlands Report/Delineation , I./ Wireless: Applicant Agreement Statement 2 AND, Inventory of Existing Sites 2 AND, Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND, Photosimulations 2 AND, This requirement may be waived by: 1. Property Services PROJECT NAME: ------------~--. ( '. 2. Public Works Plan Review 3. Building DATE: ---------------4. Planning H: \CE O\Data\F arms-T emplates\Self-Help H andouts\P Ianni ng\waiverofsubmitta!reqs 06/09 PLANNING DIVISION WAIVEf-... uF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Calculations 1 Colored Maps for Display 4 Construction Mitigation Description 2 AND 4 . Deed of Right-of-Way Dedicatio.n Density Worksheet 4 ,,,/ .'-.:,-~---· Drainage Control Plan 2 ! Drainage Report 2 Elevations, Architectural, AND 4 Environmental Checklist 4 Existing Covenants (Recorded Copy) 4 Existing Easements (Recorded Copy) 4 Flood Hazard Data 4 ., ---··-. ,. . Floor. Plans , AND 4 Geotechnical Report 2AND, Grading Plan, Conceptual 2 Grading Plan, Detailed 2 Habitat Data Report 4 j,.·-r Improvement Deferral 2 Irrigation Plan 4 King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual, Landscape Plan, Detailed 4 Legal Description 4 Map of Existing Site Conditions, Master Application Form 4 Monument Cards (one per monument) 1 Neighborhood Detail Map 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval 2 This requirement may be waived by: 1. Property Services PROJECT NAME: --------------- \, 2. Public Works Plan Review 3. Building DATE: ________ _.. _____ _ ·-. 4. Planning H:\CED\Oata\Forms-Temp/ates\Self-Help Handouts\Planning\waiverofsubmittalreqs 06/09 , PROJECT NARRATIVE: • Project name, size and location of site: Ng Building, 6.0"1 Osf. bordered by SY'! Sunset Blvd. to the south. by Hardie Ave SY'I to the west. Harris Plae,e to the north and by a e,ommere-ial (Y'lalgreens) property to the east. • Land use permits required for proposed project: Site Plan Review. • Zoning designation of the site and adjacent properties: CA /Commerc..ial Arterial. • Current use of the site and any existing improvements. The site is presently developed with a 1.400sf e,ommere-ial building. whie-h is e-urrently vae,ant. and a parking lot. The existing building and parking areas will be removed. • Special site features: The site is eme-umbered by a Seattle City Light transmission line easement, limiting building e,onstrue-tion within the easement area. The site grade generally slopes down from the northwest e-orner to the southeast corner, with an average gradient of approximately 1 0% to 1 5%. • Proposed use of the property and scope of the proposed development. The project is the redevelopment of 0.2<1 ae,res of commercial property. The building will e,onsist of Retail (3.045 sf) on the Hain Floor and Office (3.045 sf) on the Upper Floor. and surfae,e parking for 8 cars. • Statement addressing soil type and drainage conditions: • Access: The site is underlain by Tukwila Formation (TptJ. which is described as consisting mainly of andesitie, sandstone. tuff. and minor lava flows or sills. Runoff from the existing site and proposed improvements will sheet flow to the east as in the existing e,ondition. The runoff is tributary to the existing catch basin at the southeast corner of the site. This cate-h basin collects runoff and conveys the drainage to an existing tightline system loe,ated within the commercial driveway to the east of the site. Access to the site is limited to a commercial driveway to SY'I Harris Place. SY'I Harris Place func.tions as a joint use access with Y'lalgreens and as an alley. • Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main, etc.) New sidewalks along SY'I Sunset Blvd. 4 Hardie Ave SY'I. • Total estimated construction cost and estimated fair market value ot the proposed project: Estimated construction e,ost of $300.000, with a fair market value of $600.000 • Estimated quantities and type of materials involved if any fill or excavation is proposed. Excavation of approximately .20 c~ of loose sana to medium dense fill and weathered sandstone. The excavated site materials wil: not be suitable for use as structural backfill. Structural fi', c• aooroximate!y 5c.0 sho1...la c.or.sis,t of impcrt.e:;:I wei1-9raae gran .... isr~ matehal such as Y'ISDOT Gravel Borrow or C:.SBC. • Nu,nber, type and size of any trees to be removed. There are no trees on site. • Explanation of any land to be dedicated to the City. Approximately 1.5 feet of right-of-way dedication along Hardie Ave SI"\ and approximately 1 1 feet of right-of-way along Sunset Blvd. • Any proposed job shacks, sales trailers, and/or model homes. A contractors job shack during construction. PARKING MODIFICATION The current project plans indicate 8 parking stalls, and we are proposing parking modifications from the required 12 stalls, due to the site constraints of property shape and transmission line easement. In addition, requirements by the City to add an 8' planting strip, over 2000 ft.2 of sidewalks, and a 10' landscaping area around SW Sunset Blvd. and Hardie AV SW. This all has a bearing on determining the economics of any project. This project has an opportunity to create a more pleasing entrance at an important intersection, and we would like to propose several options for parking modifications for your consideration: Option 'l' To add the additional parking stalls, I have been in discussions with Fred Meyer's general manager, Josh Down, concerning shared parking. He has indicated that should not be a problem, however he needs to discuss it with his real estate group. Unfortunately, they have not responded back to me as of this date. I have also discussed shared parking with Walgreen's general manager Chris Marshall, who indicated that they just have enough parking for their business. Option '2' Two additional parking stalls, increasing the total to 10, could be created provided the City reduces the required landscaping depth of 10 feet by 2' along the south edge of the parking area fronting SW Sunset Blvd. That edge would be screened by a masonry fence, reducing the visual impact of the parking area. The City is asked to allow 10 parking stalls, in lieu of 12, for this project. Option '3' Reduce the building square footage down to 4100sf from 6090sf. This would reduce the requirement to eight parking stalls (which are still the maximum number of stalls that would fit on the property, without exceptions, even with the reduced square footage). However, reducing the square footage of the building, in conjunction with the City requirements of planting strips, sidewalks and landscaping, makes this project economically unfeasible. CONSTRUCTION MITIGATION DESCRIPTION • Proposed construction dates: .June 20 1 4 through Feburary 20 1 5 • Hours and days of operation: 8,00am -5,00pm weekdays • Proposed hauling/transportation routes: I-405 to north Rainier Ave to 5.1"1. sunset Blvd. than west to Hardie Ave. 5.1"1. than east onto 5.1"1. Harris Pl. • Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics: l"le will minimize dust by using water spray. Transportation impac.ts will be from S.l"l. Harris Pl. Erosion c.ountermeasures will be taken, based upon KG Best Management Prac.tic.es. Gonstruc.tion will take plac.e only between 8 a.m. and 5 p.m. weekdays to minimize inc.reased noise. l"le will c.omply with all c.ity regulations regarding noise mitigation. • Any special hours proposed for construction or hauling: None • Preliminary traffic control plan: Flaggers will be posted as required along S.l"l. Harris Pl. ~ w w al: z "' N ..... "' ~ lU N u.. s ·:·-" ~ I;, ' it % co IM IM IM ZONING MAP BOOK PLANNING -TECHNICAL SERVICES PRINTED DATE: 10102/2013 TrHs d<>Cumenl ,s a gr.ipl11c repre~nlat1on not guaanlood to sur,ey accuracy. arid 1s b.isea on the bast ,nformauon available as of lhe C'ale &lawn This map ,s ,ntanded fr., City diselay ourposes onl~ Community & Economic Development ------- IM E3W 07 T23N R5E W 112 IM CA G3W19 T23N R5E W 112 CA CA .•,'<L,' CA 0 42D --~ 340 I Feet -- IM R-8 CA CD I CA F3W 1.SJ50 18 T24N R5E W 112 ~~g~33o!BO City Limits D 1COR)Commercral/:Jff,ce.lRes1dent,al D (R-4) Res,den11JI ,lrju/ac CJ RENTON D (CV) Center V1lrage D (R-81 Res1dent1al Sdulac [_~ Potent,alAnnexat10<1 Area 0(1H) lndustnal Heavy D (RC) Resoo•ce Com;er,a1•0<1 Zoning Doi(lnation CJ (ll) lndustnal l.Jght CJ(RM-F) Res1de,11,al M.Jlt1-Fam11y D (CA) Commerc1alArternl CJ IIMJ Industrial Medium c::::J (RM-Tj R1,s1 Muk1-Fam11y Trad1~onaj c::::J(CD) Cemer Downtown D {R·11 Res1dent1al ldurac c::::J IRM-U) Res• MJ1t1-Fam1ty Urban Cente,- CJ (CN) Commercial Ne1ghbortiood D (R-10) ResK!enl!al 10durac D (RMH) Res1de~l1J! Manufactured Homes D {CO) Commercial Office 0(R-14)Resident1al '.4dwac D (UC-N1J Urb,m Cente< Nortr 1 c:J (UC-N2) Urban C'lntw No,-111 2 "' ~ z ;o "' m m N .. PLANNING DIVISION ENVIRONMENTAL CHECKLIST ! l ........... ~.~-.,,,,, ___________________ , _______________ ~-"'' PURPOSl OF CHECKLIST: ·_ t 1 ;:-;f RerJ:,:)r ~ "Jnr ng D' s·::.n JJ5S :,outr. Graay \'"t,;r.-P.e...,tar1, ',/,.;.;. g3osc 01 ,or1e -+25-43C-72(C ;:ax 42.5·430-723.l ": ~ s·.dte E:1·-: ~<)l~'.er·.~al P:Ji1c,; /\ct 1.SEPA). Ch,~µter ..l3 2.lC RC1...'V, reau,res ~i1 g:,·~err;r-·1e~ta '!E'e-nc1es tc ,·y1s1cer the env1ronn~ental 1n1pacts of a P-"Oposal bef.::,re n'aJ...10? ctec1s1on;: -r [r',vtr:J·1rner>tal impact Stater·rient (EIS! rrust be ;::vepared for ail. proposai:. w1t·1 p:·c•:.,dble · ,g:·,i-1:art adverse 1r.,.,pacts :.:in the quality of tr,e env1ronrrient. Th~· purr:ose of t111s cl1 ed.·::s~ 1s ·-:· r..1rcJ,,·1Ce 1nforrrat:or1 :o help y:JL and the agen(,· 1dentdy impacts ~ron: ·,,1our pr 1.Jposd:' ·-:i·vi ~:-_, '.~::il-ce ,y a•,nid 1Pipacts frc11; the proposal. 1f ,t car be done\ ,md :o relo :rie :.ige(c·1· :J'='-=·--.:!f" .,,.,f,":tf1o::>r a·~ EIS,.;; ~e-::u,r~::l. INSTRUCTIONS FOR APPLICANTS: ,~ :·it, ur·1··.e1,~di ·'.:'1f:'"(ki1)t a.:.h.s ·,1ou to .::.\e:;crrl),:-Jowe basic ,i:forn""'ar,01 1 c:,bGU '.·C:....r ~r·~~;·~~Ji , ~r·,,n·•t::'f'.t3, 1gen,-::~s L:S~ tt-.:s ::_he·~•.i::.t tc) ;Jet,:irnune whett·er th~ '=°PVrrJp•y,en-::.:,'! 1·rpa·· ")t ;:rr_,::--os31 ::ire :12T~!f1,:ant r':"qLir1ng prepara'::c..1r: 0f an EIS ,'.,..n5,Ve!:' :r.e Jue:;t:::.,~ :)r ~ ,., ,·1--h,:;. "''c: nrec1Si:'-111f1Jnra~1or~ kr-ow~ or 5:·,.:"t: ~he bf':;: d~scr:p~::~,:·· ·.,-:,L. -c9r '"l-~-~ :::·::;·.•.-er ~:ad~ c1LJt:s:1on acLu1atel':, ar~ci .~·aref1~llv. ~c th~-r:-e): :Jf ·1 :;l., .~r'.0,1 e-::ie -·-t ~a':.,es ·;:.:,c, ~>roLild be ~ble to arswer the CLestion~ fror-n ,::L,:· C'\Nn ~:,bser-.,,1t1cr,: ,·;r Dr.: ec: ,,'(-,'. ,,_ hc::,1...:: ·1-2 1 ·1e~·'.J ~c h•'"e '='' per::s. if y:Ju f r:-ai/y de ·;,J~ HIO'lv the ;,r,s·.·.-<:-· _Ir ,', v_;t:.->,_·n -,~:-: :'c: 3r;,p1,, tc ·)'our or·J;.)osal ·/v:"·"'.:e-'d:..• ,1ot ~,i·:··,'-, ,y .::f,::,.::s r··-:-•. c:oi.::i•1 --,"" _.~;,:,c,t1.:H'':: r·u·.\, ,i-1a 1y avGIO L..r111ecessar·f deL_,·,:s :a:er .::':~,.;·~~ :i:,~ abcu~ gov~r,;r:"ental reg·.1LF1or1s. -~ur~t°' as ZC.'n:,1g s•-c1 r?::1 1re 3~·.: 1-3"-::.,·,y~ :..:,-.s L:.r-: ·.-.er :ni_:,s,2 questions 1f yOU ,:_ 3~1 if ,.:.Ju have ::'r c:,!Jler",S. :f1e ,S'..:-vtrr··:~1i:::' ·t-,i _1·>::-·· .: •. '='~,i.:'.Jn~ -lf_';)iv ::: ali p,3rts of y:Y.,' f)'Cpc:::.a:. ,e-.,:':"n ,1 1 =··~-plar.., t:, .:1'-' ':,...·':'" ~.1, -:::· a ,-·'::· ·,1,:0 :: .. r ·_);"' 1.:'1ff~:-r';'nt c,arcei-; of iap,j_ l.~:au~ ari-., a.J'o,:1or'd; rnfor·na~;c; ·ha~ . .,,;JI re ·~,-,·;-,f' .-.:1 __ .. r :.·r-:,r·,:-:;a\ -:ir ,~.;, e;;\'1ronrner,tai eff>?cL . ..,.h:• a~~nc'y t··, •,1·11(.h ·:1,., ,..,.,1: ,,,, <lf ( HilKI.IST FOR NONPIHH:CT PROPO'>ALS: .·,·t ; 1 ': t' -~· II. BACK(iROUND "-Jar.·.E> ·.'Jf :3pphcant· Oick Causey ~-4'..idress and phone riumber :::.~ appi1cant aricl contact person· 16518 203 pl NE J.'"'*oodinville. ~A ci BO 11 425-166-31 12 Date checklist prepared: 11/21/1:l ,'.:l.gencv requesting checklist: Gity of Renton Prnposed t1n..,1ng or 5cherJule :,'including pnz,sing. if apphcabie: Site work 4 building c..onstn.;c.tion June 2014 .. IJo vou have a.Py pians for 1\ituri:: aad,tions, e'lo:pans1c,r. :.Jr turtr'er '3Ct!"''tV ,e:ctec t;:. .:i~ ·:,_innect.ed \Vith th1;; proposaF If ves, exµla1n No ,· i ,st any env1ror.r1en-:-al information you know about :hat has Ceeri prepared or· :Ji1i be ;:repared, d1rectlv re1a!ed tc, this pr,:,oo'.:.ai Not aware of any :~ .... °'iOL, ~ r'~N·.· wretf..,er appl1cat1or..,s are pend1rig for governmer'~a! app•ova!:-::rre• r-r'" ;).::is.ob dn-ectiy affecting the property CC\,erec b)' '{::)\Ji proposal 1 :+ '/es. -=~:p;~,r~ No i_ ~+ c:~v g.J'Jernrr1~ntal apnrovais or perP11rs tnar 1,\.i:l be ,,eecie·'l +er ·)·ci.:r ;)r.'.Jp(csal. if r 1'(1·,,1,..r, C..ity !::lite plan review, building permit ·,,,.,e nnef. compie:te rle~rript1nn c.,f '/C)U> n· opcsai. 1nc.lud1r~g the prDpcs":'-j l,S-' ar,(.~ .l-,e ~F-,· f :1~e uro·t:>ct ar·.l! site. l1re' pro jec..t i~ tre reaevelapment of 0.2 c::i ac.res of cammerical pro~erty. T.,e building will be designed w;th tre Ma;ri Floer (3,045sf) Retail ana the ·Jpper F'aar r:= 045sf) Office use. Parking For B cars. ---... ·-·~-·-.... ·- .. ·,:i-,C.•J ;Jr··~-h>)e'.·1 1JrC;ei:t ~1··~! rar':li,i:' rt ~.:1,:.,,·., ;rf:::ir: ,1~1:11· :-:.,r d ;.A''"rsc,,~ ~::: ,._.: ·,i:J ~ .. ~f';''"'T. ,:,c~·1rt:·:-' • .-'Fi, .,,, :::;:_.id ~Ju.-.,r c,.-f'r e1 rcr·t,e ·::,f b,·t., ;·:,,;;;:::-:, ::,f ;he :>rteis; ;-,rcv1-:~e a 1':'fdi jp,,,.::-u ··,e:1>di''1:~ ,-~'.a.\:-. :f ;easoi~~bly ~-,;a,!d':t: ).1i ,/e ,'--( )!·,:._ .. ·1'. \(.-: ,-: i:: .~: _'. !_ ,, ._~ ;.,· ci - ,,:_:· '":'·.'. t-,\ •!·.~ Cl~'::'t·,,,f ·ye,. ,:He rlOt f!:::'qlJ!'f'd t:.: '.·,:"!!:::dt~ :•·3;;·., 1r .'.t.<-:i i,::~'. _, .. Yri~'~FdPe~\~Tr?ci~t-~} 6kt1~£ ~t~,~~~;bf[P/gut,;~:J{g!\7~·-1~tj Haraie Ave S.V't (60 S.w. Sunset Bivd ) Sr\ 18-23-:?5. ~est of V\lalgreens and ac..-oss from Fred Meyer fl [NVIRONMENTAL ELEMENTS EARTH a. :~·,:>:1eral je,5cr1pt1on of the site (;:1rcle ,.,...,~_.urita1nous. other hdlv '/)f?i~~s J{cid~t 9~h~~ 11f~ 0Jf6pc;;; !J'oe~,~tfr~El;N f~~~r~ aC:6/~~~,: f6~1: ~~J~~ ·~orner with a averaqe grade of 1 Oto 1 5% ·.1.·ha: general ~·~peso~ sods ,3re folmd on tt'e s.te: fr::·r i:'~a,....,,;-i.::i -.a, ~d''C g: 0s ,e. t"-at tPl,ckY.1 if ·ic.u knc·,,v the c 1 ass,f1,.:at:: . .:-r 0 •Jf a~rKt..:l~urd; :,:;·.; ,:..1e:: 'r· ~he,,7-: ,::;:,:::; ::,:e 3r1'i p:-::YJp ;ar:-r-lar-C The site underlain by Tukwila Formation (TptJ consi~tini;; mainly of anciesit1c sandstone. tuff. and minor lava flows or sills . .::,.~ :fH'·re s~,--fac.t-;nd1(at1uns .'11..1:··,tv: ,f sc. :.1e<;cribe unaware :-'e-~,cr1be the purpo5e t\pe. arr• cipc'"::>:-.!·1 --:,:ne (1l,a 1-,:1t1~s ,_-1f -:'Ir", +11i·r·.g m grn,""'1ir'·r: .::-~L-,posec !rd:ca.:e sovrce o".' fii; The project site is pr"e-sently a c.ommeric.al business prope"'ty tr,at is covered with asphait and roof area. All existing improvements will be removed. Estimated cut 20C.1:J and 5 C-1:J of foe.al fill ·_:-,~:·i:i -?rc'S1.:)n ·.JC.n1r as a ~eq,1t 0f ciearing. cons~rl,Ct1·:.r .-~E-::-?et··,,c." --I\ '.-:'S:'.:'lib€. it anticipated that the ESG fac.ilites :.uil! oe fairy minimal a'1a are expectec to silt fer'lc.ing (If nec.essary), roc.k c.onstruc.tion entr anc.e (If necessary), and c.a::.c.h basin filter inserts :~1t v•-11·,;::ir t:t::"rcent· nf tt\e ·.:·e ,.-,II h'":' ...:--:>.f--'!'°'C ,•,1tt· r-.=--, ,·ec~ ·~,'"'n~t·ut:i(-'f"' (·-::,r ";',\:!1ri..:;ir r:0 ;.J·dl! 0,11,~' ''~.~ Bu1Jd1ng. parking & walkways 6.231sf. Sidewalks 2.159sf fotal impervious surf8r:es 8.390sf O' 6S''( • -, • I D1•:ch<H\l~ from <he devei,oµed site w1',I sheet llc,w ,1U•,.-,s tl·c 1Jr,m1-)r'1 ,r: ;1 ,1m,lc·1 1.,,;!'lr:, 1t r!r_:es r,resenllv. The <"!own strf•<ir11 dra:r1c1:w ,,-.,s:1~r>i u.ir ·.~1st'.: 1_;: ;-i Sf.ilLS of c,u,h l '1:,,q._, .-:,rid dos~d p1p1·· ~;ys'.er1, 2. /IIR d t1'. ~::rn;j!J1k ,·.jc;rs J!. str:a! 'J,.J•)(1 :,,--:·ic;p·1 ,~i,' 1r1,g , '.J· -,, ;_;·:·;t~ct ;;;, c.0r· ... ;:le:,:>-d·1 ;~ a··,. ?e''erc1:i\ .!,::,er I.~ a,:._; i2:·,1-:: d!,.~;.r~-,. ·~-~:-,. L-:t''' :-~- 1 ~ r'. O\'.' rr Dust durnin9 c.onstruc.tion and emissions frcm cor1struc..tian ea,.uiptment and automobile's. r-. .:..r':"' there ar..,-c:::ff-st~e s8urc.es :Jf er.1s.sion 'Jr -'.Jdcr :1--:::;t '"'i3y -j;f-?,::t ~·-:::"\...< Of ::.:;p-'~:~a-·' ': ~,o. g~ri-=rally describe None Pr ~)00Sed measures to reduce or control errii:;5iOr:s ;:;r Dth':'.!r '""',oact:, :r) aH· ,.-ar·" None proposed l. WATER a. Surface Water: !:; :here any sL;rface ·.t,a:er hoc'y on 0 1· 1ri tnt> +rrifT'ed1a~e ·.-,.~1··,,t·1 of ti"~ :;,tf' : 11-ic!u c:ing ·1E-ar ·rou rd an:::! :;ea sor,al s !reams, ~ Filtv ... at.er lakes. po•: ~jJ .,-.·':'~le:?,, :Js .. : '' ves, describ<::> type and prCNIC:e nar-',es ff appropr1a:e stai:e ,..'f•·:at s:recc··r ~;r · .• ,er it '"lows into None 1/.,'1:1 the> nr.::1je>Ct require df',y vvork ::iver 1n. or aci,'acent r.,.' 1,-. . .,'ltru, _-;.,~;o ·!':'et .••. ,.. ne::.cr\~Jed v•Jaters? I~ \·es clease ::::escribe and attach available pia:·'i NO ~1 fs':;rnate th~ amot:;1~ ::Jf fill anC c1rer1ge rnati->ri'3i ':ha: •.vn1_!1C1 h~ p c'tCt:''.l :n ~r rf:-····,.Jved fr,:im sur•c.ce ·Aater or wetlarids ar-d 1ra1cate ~he 2rea :..;f ~f~e ~it':' :"\at ,· . .-.:.,.:c: be affected •r;c;,,cate-rhe 50r..J.'.:"f> of fu! ,:1aterr::ii None '/.1i! rhe prc)pcsai r~.:1u1'"€' s .. Jrface ·,•.-ate1 ,v1th8rav-,ai<.: c: ::•ier51::;n~ ~-·e::.u!pt1on p:_,rpo::;e a1 1c: appro;,;-1rnate q1Jart1tie~-;f 1-.,r,,:::,.,.,, No ·..J·:-,::~ !'ie proposa1 i:e \.\•1:h1n a ~00-year flo(;_i :Ji air'_) 'f ~,ti:' nlan. No l -~.s frp r.,rup.::i:o~i ;:-.~.,-.:-,,-e CH'.'/ (1 OC:'Es··ges ,.:1"'.'~V ·;,'=' :r,E' type ~)f ·h ~stF:> L~r-.ci a11~1cii:: No ................. _____ ..._ .. .. .-:' _,;i=,r·.-•,:; de<.:'Jipt 1:_··I'. LJ:....:r<J)E' .,,·(i 2/.);.)f·._:'.l(rY(' ~1_ar;;;t f;.·'· .; ~-· Ne r.:':' ;u.b~ ,.,d~-te :"r•:Her1al u~at wdl be d1scharg-ec :nt:J t•e g, --iur1j 1 1 ~':"t'". \_c.1~.s ::ir r_;ther ~ources, 1f any (Lx e.:arrip!e. D0-'Tles~1:: se•.'/~,?e ,·1d~,::;t1·.=i1 -.::-::,.nta1r1ng ~he fol!ov111,~g c'r;en~•cal', -::1gr·cl,ltt;·c31 e'",: _1 :~:o:>su1he 'h:: ,§:P''f:'',-l' ~:zP of the sys tern. the nun1ber of ;uch svsterns the rn;,-.·.ber of •--,_ .,_.',e''-t.:· ·~,e ~-:',·.e(i 1:1• app!1cdblej Dr the r-aun;l1er of ar-11~~-31~ ,;Jr ,~·.;r,ar--c., tt"'t> ::;~· •... ,,:-.·, -3'.":" f.(;)ected tn ;e(ve None c. Water Runoff (including storm water): Oescrib€ the source of runoff (incl1...,ding storm water/ and r--:-·-'::'t~oc1 :.Jf cc•!iec'"1C"T ar•.J D•sposal. 1f 2t1v !include auant:t1es, 1f kncwr', \Vhe'"e ·._..,·1!! ~r,1; V",-a.:er "in·-1. ~ ·/,;1il t111s ~\1ater flm..v into other v.•aters If so. de~u1be. Runoff from the site will sheet flow to the east. The existing c.atc.h. oasin collects runoff conveys to existing tightline east of the sub jec.t site. The existing put::ilic. tightline system within Sw1set Siva. where disc..harge i5 eventually made to tne Cedar River. C,_.J:_.I;:: 1,-v'3ste rnatenal en:er grc·...Jnrl :=:·r °:s'.Jrta .. -_e v..,ate•<;' If:;~) ,-::.-::1,.,,r,·i\ -, ···.;_ No Fr ··;p,::;seO ,,-,1:'aSU~'::"S ~Cl rf::'CLi·~f' :.)r -":.Jrt':('"_;! '(_,rf::h..:. i2 ·:;L':-.0 ;:,• . 1. Pl AN f', ,;J_.c1ct:;. ,t ani :?ischar-ge from the developed site will sheet flow ac.ros:s the pr-opert\d in a similar- fashion as ft does c::iresentl1::1. The down stream drainage system consists of a series of c.atc..h basins and c.!osed pipe system . d Ct·eck or circle tvpe:, of \:eg-?t~t·u". hunc on tJ,~ site. ,iec1duous tree a!C,€-r 0··-:1;.;ie. -'!.:.per:, ott"'e: e,..-ergreer tre>.:. hr. cedar .Jin'.;'. crr!:'r cf~rubs ~-d :,s pc'!.:,' Uft r8(::1 (V ?r·,~1;1 ··.'/':'-t s::·,i plarr~s cat-;:::iii, :~,,::~r-.,-[: bl,lir,;s 1; ~~-;,r1i,. r,'j;_,c::~;~.., ~·1,r:-, \VC~er u·1ants water,!!~. et:-1 Wa',.5. j';l1:t,:,i: ,:_.,i)~,.. -'Jtr)er t\·1Jes of·~ ,_.gt<atir:-n ar i<·;:)(; 2···cJ 1,.-.·,1:~:r·'. :-,f -":.·~·'::'tat1::w .-\11i Cf .;an:· "-lo veqeta':ion en site .,,naware of any. .... ,;"-.. " :,:; ~-·.c· £t_':' cL':i; ~--.'? :,:;~d~caoe~; .... =i:.·- .>0e)::-<.Jst a•'.::: 1vi,:;;p!-: S':!·ee:. : .... ees a:1 r~ .. ":'·.::,-.::-~~; (l· c..,--,,::; :..~·;.:':'".:; a 1.,,r :le .::1riv t:';1rds and c11;,;~~als, ,_._.,·,_r:h f-a-.;e tieen ot.se-r ,ed _, ,.· 1·'::':l' '.:,e · ;t,:- nre i,..:·:)_-..-. ~.:.:, :}e .:,nor ::,:'i::lf the ~ii"" b. d [;: rJs hav~·~, •1eror'. eag;e, sor:e;:!1:-~L. o~b;::,; 1\~a~:~:i'.als· deer. bear. e!k, be3\1er other _____ _ i=-1sh: bass. salrron, trout, herr,tig, shel1f1s.r', otner ------------ s~ any· threatened or endangered spec1~s knowr to be en ::.,r neo,r :!··-: :.1te Unknown i~ the site part of a ·r!grat1on r.:...-.Lte: 1+ s:::, e·,pla1n Unknown Proposed :""reasures to preserve or enhance wilc!ife 1f ar,y. Planting of street trees and ground c.over where presently none exist. 6. ENfRGY ANO NATURAL RE.SOURCES ;:,_ V-Jrat kinds of energ--~ 1e!ectric, natl:ral gas. ::.,1'i --·~:x);::; ~t;:-,·~e ~.-;:1~r:-,',,, II 'le. >f:'t· rr1eet the C.:)fTlpleted project's energy 'leejs' Jes,:.r1be \\rt'et·E.<r , ... .',-1 i: h+-'-,_,,:;-;-; hr heat1flg, manufacturing, ":t( Natural gae, for heating and water heating. b VVould vour proJect affect tre potential use ot 1olai" er',e-rg1r· o-.. c,j,ac~r-: properties) If so generaliy des.c~1oe. No c '/•r-3:t k:r-'1~ ::--'!-":'"'~·~-···.' c-::inservat1on features are 1r~ck,ded t ... : ~hf' pla~s ,:,'" n1,_~ 1 r.::st10.;a1 l1·:· c-.r::;,-~.x-·-1:0.se(' :rrcasu•es to reduce or C(.1n!u.:d ene-rgy ,r:-1 ;..:,a,:·ts ,f e r:y· None /. ENVIRONMENL'L H~ALTH :1 I.re-t i:--;ef '= cin,,1 environmental health hazards 1r ::< u::..1,pg ':' ·:p _,s u• ~ ;·-,er,---1r21:,, ,-.~k 0+ f1re. a1·1d E')piOS.101"' ~;)!I\ or ha;:arGCL.S 'NCL:e ':~.at ,;L_; :-,::_:;_::_, a~ a re-st:lt o+ this rrq~csal·i · ',C .~e:;c!t•e. No ·':":~::-r.L~P =-:..1ec,ai e;• .,::r~er~cv '-?-PJ1(es tr-it.-.·: f.ht t:.e re·...::~ ,:;-,.. None : I - Ncne ---------------------. ------------------------------------------------ .. _/;, :-:..c1.',p;· f·1·-~ ~-.. ,":-·d~ .•. ,."" Tr~ffic ',1 . '"at ~\iper~ a~','.._~ :,::,,t\; •.:_;f r-:;.1°,e vvil',.k\ bt:" _rt~~~e;:-1 t;v '.Y ,:;~--.-,,_-,?.·E.-.J .'.,;:•·. ·t:,.:-. ---~·-,ec! ori a s1,,.1rt-tet!Y' ,~~r a lor··g ·_er,-1 ca~·.s i;'.Y 2):_:;ir"'OL'= :~<'!;~1..:. >.:r'":,trt.'~1,,.";1·· f-·t>rcttinn ::-th:•··:i• :r,ci:cate .•;r,::r!· ':C:~;·5 r·,a:s<? ;.·VL,ld c:·,rT,e frc;r': rhe :,·•.e Gcnstruction noise from B:OOam -5,00pm 5 days a weeK. FrtJposec' ,.,.,f'asur'::':> t-:i ·educe r::ir ,_ :):1tr:.;ii nc1se 1rrpacts ,+ ::in. None 8. LAND AND SHORELINE USE Jsed car lot LIJithin the commerica/ zoned property No ci , Bsf used c.ar sales office. -ii 3i'V :·.tructL,re!-be :.11=rY10•1shel·· if:·;) .. •,n~:' Existing sales office. ,,',/ s-~ is './--e cL.;rrent :cr·.r-5 ci_=-.,: .. 5,f, -.:1 on :...•f tr,:: 51!..., ., CA Gommeric.al Arterial /,i·at 1s :he ::._;rrpr•t CC:'.-·:;.::,reher·s1·,f ··::a-1 ~<t'Sl.i?,"at 1 ,':r' :·t ;n .. , !""' Ccmmerical Corridor ' None ' -.~ .- No :;_ .... etail 1 o off1Ge ··-.. , ... -... ~ . ......, L," )rn:, 1·~·1~:::i'.-:-i~ Nor1e "None 1. Propcse.j rne-dsure,s to en.si_:re tbe r_;roposel cs ·.:·Y"'~r,at1be ,....,1.-r· e~,::~ir,~ di<:! pro_iecteci land uses and plans. 1f anv· F-?.etail-! Offk:.e use is out right permitted use. 9. HOUSING a. .:..pprox1mately how rrany units would be prov:ded .. 1' an·y:' i"O!Ci:t:'.':' ,t,1 1'':':'the, hgh. rn1t1dle. or low-1ncorne housmg. None I·, ~c,pro:cirnately how r:ianv units. if nnv. v-.·,:..1~_.!c he el1rr:1nat,..~f?-Indicate 1~Jhet'~f'· r18'11 :riidd!e. or low-1ncorr,e hou:,1ng None - Pr·::posed r'f1eas1.,re:, t-:J :educe -.:ir ,.::.·Jntrol hJu~wg 1!~pa-..:~s. if a·~,. None 10. AESTHtTICS d. ,\>·at 1:. :t~e ra\!e~t height -::,f dn\ pr:.iposed s::·G,~ti.,1·e:sL 1~c: 1p(\,_.:i·,r, ~: ._ ... ····;., ·.'. r,at ,s ·.t··,e prir--r1pal o"xter 1c ·· !w 11 d 1rig ·11 ater ia I! s) propose.:'. Height 2C!'-6" Building material bric.k, c.ement panels 4 siding. V'-.'"at \11e.JJS 1r the 1nr11E-Jiate v1c1ri::r' · . .-.. :,:l.,id be a!tered O! cb~~r·.,.:<'.>=,j:' None ~'r ,-:-pDseo ~~~easures t::J ,educe or l".Jr·itroi c:estnr:-t1c 1nipacts. if ,:wv The site is prestl~ all asphalt 4 building. The proposal is to remove all asp~alt a building andlandsc.aping approxmitly 32% of the !:lite i l I IC,Hl AND (,IARt. Suilding and parking lot lighting during the evening hoL.rS No • • 'lone 0 arking lot a: building lighting wiil be directed downwarcL Ii. Rf CR[ Al ION t '.;\-i-:at ci1::.1gnat~~! ar:d 11'forrTJal re;..re=t1onc1i c:;.;-pc·rt:._:n1t1e::, are -~· :i1 f.:' .-,c,n'!J1 ..,None No r'~ :-'r::.rJsec~ mt:'.'d::Ou~es to ·educe c-:r ;_c;r1~rc.,1 :""pecL or ·::--1'.1·~1:·: uc::1--g ,~c:e::,t1::-:-n ;~occ,r•,w1t1es tc be P0"-.. 1.~•:<1 o·,.. t!-1e p:·n.ec.· -:,, .c1n~1 ! ,:ar·: ,' ;:,!1 \ No"le l l. Hl'>TORIC AND CULTURAL PR[SERVAl ION ;:.,•·eserv~'.1-..',n ·ei1:s!ers i...nc·.'.-n ~o '._>e -.::,n cir r·.t:>xi. tc p,,:.. · rte~ -='":5C ··;tJe. No UnKnown None lcl. :RilNWORfATION ':: ·J·c .::.,,:,r.·,F -~-:·~,.,_': '.\,~ .. ,., ..• _,, i ,, ·~· ·a1 S.)/"\ Sl..Jnset B!vd .. Hare.lie A.ve S VIL ana S V\. rar-r1s Pl Acc.ess :o t.re s>te via s ~ Marris 0 1 a comrr,ericc.:1 alleJ. ,: e -.. ~.:. ,-. ~ . . :· t C Sc .... th c.:~ t.--e s .... t:..y~~: sl::.e C'1 Sunser. Elva a'1c~ ·.::j:J east alcn:2 t.1".e :1c1·v s1".:le :::-; ~.:'1:;et srv,.::l -. ---------- '"•.\ '":·1a~'\ p,_•rk,~1g 5J_'.::\(e': :vcu!c the c:...v~,~~lt'ti:CJ pr-.lJ~c: "~ve: Hu.v :~~-:11'·'{ ·:_;ui~ · "~ ',e:oi.:.-I .--.i: Y11"'lr.:..' - 1 · t)-~a-rKing 4 tl:ine would be ellminatec ~1 ·:,: Ii ~he pr·oposal require CH'.·y r:e'h ·<:;ads or :,treet::::. ::ic ir·D·uve:·,1en~'.:. tc, f·,.•st,r€ 1 ·.:,a(g or 5treets. rot •nr:luding driveways' If -::..o ,?t::'ili?ra-ll·y :::esn1'.Je (11•,· c3te --\1 !iether publK or pr •vate 7 Public. right of way dedication as required by the City along Sunset BlvGI. and Hardie Ave. S.Jf'{. e ·/,. .. iii tre pro;ect us~ \or occur 1n ~he 1n~~ed1dte ,.11c1r'.1t·.,: 8t) ·,va~er. rail or cw ~'ansponat1on? If so. gerierai!v des-::r1be. No ~-:Jv\' manv vehicular trips per d-:ty would be generated bv tf'e ccn·;:.iieed prO_iect? !f knowri, 1nd1cate 0.1vhen o.eak volume! w:1uld O(CL...r t .1 peak hour-r-ips P!'-1 Peal<. hour of e, trip!::! existing. g Pr:.~,posed measu ... es to reduce or contrc,I transpor:at1:in 1~'""\pa1~ts !" 3ny None \ ', PUBLIC '>ERVICES LC. \\'.:·:....Id t 1·1e pro_,ect result ,nan :r~ceast:"d n€'e~ '"::::n r:_-1,.,:b!1c '-e ... v,(es (for e-.;,,,·1;;:'":' t ·~ c,1 ·,~\':'c;·~, fX'.1i:..e protec:1or, health care :,:_;"'"'u:_.,I: :)tber1' ,1f s::i gen:r~:·;, i..'.,; ~(.[ :jc..!' No !) F-: 8poseC r1easure'":) to r·educe rn· control ::1ire:::t i~pact~-on public st!: \1:ce: :t 2.: None U T!LITIES . ··'·"~'''-'.,:~~i:.:·~"'"'~ .-;;:;:;~:t:f!.;,1;,..,,~,.,, :~"'""" .,,,·v ·~,., .• .-.·-~~~ ,r ,;f.~"'.· .~1).1~•:':>·,G·U_Ut' .. r_'tl~ d.y~ t..t?~e 5 _rt~.:.:.:.1.'.:=-~':.:.~c_:~'4'..r. :Jl _::,eg~J,,gl(.,.,,\~.t~~.:L~e) ;.L..$/':e,~,)hon~ .. 1dT.•Ury se·;.-..,~~) -,ei::t1L sy,,e"T1, .... ther ~,.. .. -t. ·-· "···· -' .~-.. ,• ··" 1.,.~:-::-,1be t1~e L:t1l11:1es ·.hat ,:.!e ;Jrr-:,p:::·,ec; ;:or th'f' i:..rc :t:"·:_t, t"e JL.1l1ty p1c.·,,1c1ng 7t;e ~f:~·:,c.e ar·,d tt'e generc.11 :.:cn5tr"t...JC1:m ac~1v1t1es or ~t-.1: :,1te or :~1 ·re ·~·,:-;··1::j1a~e ·_·,r1tv ·, .. r:1r:h 1Y:.gt1: t,e •"eedE<'- Git~ of Renton ~ater -! e,ewer-, pubic. work5. PSE, 4 Verizon tel ~,-;: ,,r·,1 er·,:1g-"'f'·,J. ·.!P'.:ld! e ~XCJc'f penal:; :Jf per;u··1 ~-:' J,~r '."r' "' ;a,·:s :'.f '°'''' .to':, n ~'" '1: r-,, l"e L,.-_;s~ o~ -riv h--c,l.'1erige :he dr; > ~: ·i..··e!::-.• 1~ ·,,::/e1~:·.):J;~ :),a! :h.,, ".:,·~ ,~~,_,.1 .. <·v -:1gr 1fi:.:J.r)(':;· ~h:,+ It r,',Si': 1s:·,_,e In re ,,:-lf'-'7 1;(:<:!' '1 _.,;:r-:,-,.,-~i-t,:i~;vr: ' .. " <.',11!:;:t.l !.?cl-' r,; ':, 1 -.... •,, ....... __.,. ···-......... ...,., ....... .. 'r ~:'.:!:CT h,.' ,-t',', ,J/'', -J t=,·. : ... • . -.... -,.--..,.."'--·-~·--'-'·• ···- LANDSCAPE ANALYSIS: • Total square footage of the site and the foot prints of all buildings: Site square footage -1 2,632 Building foot print • 3,045 • Total square footage of existing and proposed impervious surface area: Existing impervious surface of 12,632 sf will be removed. New impervious surfac.e • Building 4 parking 6.4 1 7 sf, 4 Sidewalks 2, 1 7 "I sf a total of B,5 "I 6 sf • Square footage of building: Main floor• 3,045 sf upper floor= 3.045 sf • Percentage of lot covered by building: 4.15% • Number of parking spaces required by City code: Main floor retail= 2.5/1000 sf• (304 5) or 7 stalls Office= 2.011 ooo sf• (3045) or 7 stalls Total 1 4 stalls • Number and dimensions of standard, compact, and ADA accessible spaces. 7 &tandard stalls "l'X20' 1 ADA &tall 1 3'X20' • Square footage of parking lot landscaping: Landscaping 4,036 &for 32% of the &ite PLANNING DIVISION DESIGN DISTRICT "D II CHECKLIST 1. ,·, ( r,,r 11,;,, ( ,•., ·HI ,r., iJ 'I '·' ,, h'_,, J!t'lN', fUf /.;.PPU( /\NT\ ''Ii I ,/,, 1,,. ',-1, ·,,,·1 1 ,1· ,I :1,, • --·i:'· vvl 'l•.1 1 1 1E' ,. ,,,1.1 ,, i.',-1, : I II IJ I 1."L II ,II' " ., ' ''11 '11 1.11, 'If ,I '' Bi.!i.tqj_M ~Q_Ca_tip.11.illLf:1 Q_rj!!.__f'!._t.._~t_Loo trtNII: ·; !) ,·r1c;11re VLsib:lity r•f bu~inec;,;es ancf to ('<;tabli<;h art11,e, livf'ly U',f"> ,1ln111-! sid1'w,1!k<, and :;, d, ... ~(t;.,n p,Hhwdy3. ·10 org,rnize buildings for pedestrian u,;e awj so thc1t natural llf;:ht i'-' d'-'<11 1,;!jJt· t.-.. ·)!tli·r ~.tructur,:'> rtnd open spMP. lo ~risurf." an appropridtt.' tr,rn\Hion bc·twePn bui!di 1,'.'i. ;~,:1fi., l•f'. are.l',, 111d ,;hf·r :.1u! 11<,f'", and inu1~.1sP r;riva..:y for fl"'Sidcn!id u~c>s. (;._11dl'/ine'> "•1 .. ,-l,.·rn11r~nt':, <..h,-,1f ,_·r,h,!1JCf' 11·,~ 1711_!!11~1! tr'!d•11·,:1·,ht1J :.1/ IJr"!i·'.<l"t" ,.0 :1•1 , •'·l ! •1 ,· ·ii ,. ·i,«.:. ·-· ·1\t1111!,1r1t:r,1 \1•h ·,lidl! h•· l1Hifi1:,ured tu en,1n1r,1g~ '.'drii·!~· ,Jllr1 -,o lhdl 11Jlu1·,.li !,gl"!t ,~ c1V<11L1, i, \ l ,d•L:',C, l"t1 u~h':1 ·,11.i(•· Tt11' pri\i.Jt)' uf i11div1du<1h 111 r1",Hlt'11!ii1! 'l'">l", •-,t1<111 bl' µrnv1di'li for !,' I •,!, i •di ,l'!' ,I ,, I .. , ,·d tt• • 11,· ': l't'i "' 11· ,_ ,', •r:n,, /.-,,1r1·. t 1" "-1iw1 ~ntr·an(::.e is lo(,ated para!\e1 to S~ Sunset Blvd witn a E:ifovt starrped cor.c.,ete ~all.:.:.vay f.-orn s1aewali<. to tre bcJ1li:::Jit1g entranc.e -.1,wd<11d ·1 •, \·,, '., .. ,, ':''! ! d 1 ! 11, • ~' ! i •t •·.-t"o' • fl, 111 f-w ',I') IJ. li k t • 1, ,•\<' 'l"l /, t I 1, 1-1 . .i, .1·,1 Does no~ apo\~ 1:3.'!ild_ing En!r_i!!__i Intent: To make bui1dmr, pntrance.s convPni,,.nt '"' 1.--.r-~tP ,~..-..; f',"'W to ,K<.ess, and P-nsur-e ttrnt building , 0 ntrif'~_further __ t_~~-_pf!d~_~tria .. ~ .. !1aturt' or_ .. t_~f.. rroi_~~-i~~ .,idewall>< ct1_1d the l_l_rbdn ch,uacter o_f thf" ~i~trict_ Guidelines: P1imary e-ntrie,;, shall tau• the '..trt•1~t, serve dS .1 focal point. and allow ~J.)Jce for :s0nal r:t»r,-H '.•u11. 1'.I! i'ntr1cs shall wclude fcdtures thJt millo:.C' ttwrn i•asily idrntifiable wf1de reflr,,_tm~~ the ,, , h1tf-', •,;r,il dl,H.-1( lcr of thf" h1iildir11; lhP p,1n1Jry Pnlry •,hcill be Hu.' most vtsl!Jlly prnmirwnt enll'J·. ; 0 ,·dPstr,a11 au.e'>~ to !hi' liuik1ing frorn t/1t" sidt•walk, prlri,..int; lot<., dnc.J/or ulhn MP,'1~ 'oh,Jfl lw prov1dt•d ,li",d ',h,11! t•nh.-11,u: thf' ovf-'rdll qudlity of th1· P""de-stn;rn exp('r1enLf' on ttie :,ite p,..-:rr.ar~ e·~v-anc.e ls B feet .l.lide. h1c.e5 $t"'I Sunse<:. Blvc:l and 1-s ..:cr1nected tc tr.e pubhc. &•deJJaiir;; oy an B 5tamced Gonc,e~e ent.-y ·: di¥ ,•1 ,t, .,ll( I'• ;1 • ·d·. h] ·ui/1 !11 i ' 'h,di t"' 11·.1.!,' ,·,•,;I'.'• ;,, I ,:1111•,-I ,[ ! ,·, l')i I •r' ., ,Ji li"o, .,.,. '.JT 11 :,--,.1!,q;,·-, ~.I' h .-J'· d l.11 .J(1•.· l!','i'rh.1rq'.. trt>lli-,. l.1't'.'' ,,1::1y ,1u·Jf', ,11,c, 'd•:-.11· ,,\.; 11 ·• t The en:-~ c.l!lnopy ie, , 6'-, O" .l.!ide and e~!ends ;? tie!lcnd ttie b\.Jildin.g ftic .. e. witt-, :; .... e~-i-eac 1,q"1tir.q I;, I, ,·I ·!1.,11 .. , · i!',jf'\ < • :•d ,';;\' ,I,• ;J, ,tc 1, ., T ii 1,-1. '' .J!,,' A, .,,.,,11,1\• <1•:11111 1•1-•i .,· 1, I ::;,-,c,·"-', tc tre b'.Jild1nq s ac'-'erit-c.-1ateci t:\;, a c.anooy that. is i 6 -1 o·· .,,,_ 5· Q' T':e :::.a•1ooi,. !:? a gao1e ···.-:> .. hnc U,T,e,r' foc..·-'ses tre e·~e of tre tJvlatng eritry ao~) ... S ----------------------- 1,,•.) I ,,, .. ' •: i The front entry of the Ng building is oriented to 51"1 Sunset Blvd. j "';•ol"!',1f. t-'1t1'."lf'"1t !lo.i ', .:l;I,< ;, , I (r;11" !'',: ;,i1\'•' ,.,.,,, ' ;,., ~•,. c1 ·,-1 · .~ Li{•,, f' ,\ ,,1,;C, 'id ,. ,·,.:111J,· I,· 1i: 'i•,·1 ,1,1~{ • Ji, ' 1.,, I 1,1! I 1·,. If, · •!f ,, • , rt' ,il i " .,. -~· Standard: t::udd111g t'·ntncs frorn a pJrk1r1~ lot \hdll be <,uhf1rd1n,Jfe to thu~e reldt('d !O the ::.lr1_'t>I There al'"e no doors on the building side adjacent to tne parking let. There are two other daor-r:i, one for-emergenGy exiting (located on the riorth side), and one for the fire depar:ment sprinkler- room (located on the east siC:eJ Standard: f-L'dturt", <:.ud1 a<, Pntnes, lut)bie<:., drld lfr.,µldy window<, '.>hall be nrLe1 1 tPd tn rt c.Jrµpt or· p('dt",trlJn oriented space; otherwise, screen,ng or dec_or<.1!1VC' features should be incorpor,Hed Building entries, lobby and display windows are oriented to SY'\ Sunset Blvd. Standdrd: Mulh.Jle buildings on the samP site shall direct '.1ews to build mg entries by prov1din1; d ro11tini1nu~ nt1twork of pedPstrian path,; and open spa(f'S that incorporate landscaping. Does not apply. Standard: Grour1d floor residential unit~ that are directly accPssible from the street ::.hall inc!u~h.! entries trcirn front yard<; to prov1dP transition spc:t(P from the street or entries trom an open span=· such as a ,ornty;ird or g?rrlc,n that 1s acccssibl_e from the s.treet. Does not appl~. Transition to surrounding Development Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existim:r neji:,h.borhond'" ,r,,. oreserved. ~ . --------.. -----------------------------·-·-- uuidelines: Caretu1 s1~'''b d1,--oes1gn treatment shall be used to achieve a compatible transition where new huildings differ from surrounding develop~ent in terms of_building_ ~'::i~h~._ bulk ~nd .~cale. Standard: At lf'a<;t one of the following design elf'mf'nts shall bP U~f"d to promote a transition to <.,urr,)tH1ding uses: 1 ·1 1~111ici1ng proportions. including <;tPp barks on upper lf'vels in dccnrd,rnrf' with th<' ,;;,urrouml111g ;1lu11r1L·d driU f-')(l'>linf, land U',e forrn':>: or 2, !l11dd1n2, ctrt1u1lation to dividp ,1 largt•r :Hr hitt-'c t11ral C'leinent 111ro c;ma)lrr 1nrrPnH'llh; or •{ont l1rwr,, root pttdlt''">. and roof shapcc; ricsir;rH--'d to rf'ducc <1pJ._)drP11t bulk ,rnd trJn'>it1un w1tt1 ,';..1<,11n 1~ devr·loµnwnt r\dd•t1(_.n,1II-,.:. the Adminic;tra1or of the DPpartmPnl of Lornrnun1ty ,rnd ! conorrii< Uev1'k)pn1t!nl (;r {k~,, ;m·t" 111dy lf'(jllire inueas.ed r,t'tbacks at thr .:-,irii· nr rt•ar of a bui!dint; in ord("'r to rf:'duu" <hP tii,lk and ',< :llr· nt \1n;l'r t)uild111gs ,rnd/or c,o th.lt 'itJnlight rPadi0c, ad1;1u:nt and/or abutting yard'., The site is located in a c.ommerc..ial zone with Jl"{alqr-ens on the east and Fred Meyer to the south (across 5y,, Sunset Blvd). Service Element Location and Design Intent: To reduce the potential negative impacts of c;ervice elements (i.P., wa-r.;tf> rf~crptar:lec;, loadinp, docks) by locating service and loading areas away from pedestrian areas, an(1 c;creeninp, thf'rn from v·'~w in hir.h visibility areas. Guidelines: Service elements shall be concentratE'd and located so that impJrt_c; tfl pc>cie<;tri,1ns anrl othPr .1buwng uses ,ff£' rnmimized. The impacts of ~ervice elemenb ~hall l1e mit1gdted v..1th lc1nd•,caµinr, and (1n 1·nclusure with fencing that_is made of quality materiab. Standard: 'ir·1viu" Plerne11t<; shdl! be 101-a!i·d {HH1 rh,'>iP.n•·d 1<1 r:1it1111:i1t' 1hr 1n1:f.id' 1,r1 !hf· p0rfr,qn;1q ~-·• ....... c·1,v·;1011t1k11t ,-rnd ndjdu;r1t and/or <1butting ll'>t:''~. Serv1u:" ~lt_·nwnh '>hdll tw L0/1U'fllr,1tej dnJ iOtdh'·d ·,di,·,e 1tw·,• c1rl' JLC[''>',iblt> to <.,f•rvlCP vd1~(les and convt>nic•rit for tPnant use. All service elements are located along SY"!. Harris PL in an enc.losea structure wic.h access by a remote ~arage door opener. with an access key available to all tenants ar,d service workers Standard: In <.1,~ld rtlu ll tu ~ la ndctrd erll fo~ur e r equirernerits. gcH bd~t', rel vclinR cc11!ect1011, J nd ut1 l1ty ar•· 1::, di;il: ht' r,nrloscd on all sidt's, including the roof anrl <,creericd dround tfw1r perirnt>ter by a wall or fr·rn ~ Jrid have selt-c.losing doors The structure is enclosed on all sides. roofed and sec.ured, and is approximately 122 sf. Standard: '.wrvice Pndo<,ure,; shall be made of masonry. ornaniental metal or wood, or some cu1nbindt1011 uf Hie tt1rpe (.3] The struc.ture is attac.hed to the main building, with a dec.orative masonry wall facing the c.ommerc.ia1 alley of 5V'I Harris PL.. Standard: It the ~ervice area is adjacent to a street, pathway, or pedestrian-oriented sp.1ce. d landscaped plantin~ strip, rrnnimur~1 three feet (}'Lwid~, _'>hall ~_f' __ l_m:a_ted 01~ t_~r~e (3) sides _of ,:;uc~ facility The 5:iervic.e area faces a c.ommerc..ial alley, however It will be \andsc.aped on two sides by planting strips at least 3' wide. Gateways Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should be distinctive within the_ context of the district, they should also be compatible with the district iii form arid s~ale. Guidelines: Development that occurs at gateways should be distinguished with features that visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in ~he City. Examples _of !hese typ_e~_?.~.!~~~~re_s_i_n~~-e-~n~~u_f'!_1_~_r:n:~!.P1:1_blic a!_t~~r~py~!ic pl_~_z~~:_. _____ _ Standard: Devf-"loprnents located dt disl1ilt gatewdy5 shall llP rn.-Hked with ~isually pron:1inent fe;;lture<,. Does not apply. (;,tandard: <":idlt·wd·,r rll~int•nb \hdi! '.H-' ()rit"1tnl towdrd ar·(J SLdled for both µede..,trians dnd vetll(!Ps. Does not apply. Stand.ud: v1..,t1di µrorninencp s,hi!I be d1~tingui•,t1ed by two (2) or more ut ttw tollowmg: 1'1.hl1l df1; _.;·._·t ,;I id11d:C.l.'1PL' treatrrie11t; ~) Opt~n •;p;11 c_:'piMa; -1) !.d11Urn,irk buildi111; form; ')) '-:.pNicd p,lv1ng, uniqur pPdf'strtan scalr-lighting, or bollards; (,) l'ro11111ir·r t drd11lc(1ur,i! fpatuH?S (trellis, arhor, pl'rr,ola, or g,JLPbo); ,I • I qt:·1ehborhood or district entry 1(\entrhcatmn {coniniercidl sit~ns do 1iut qudlify) . r~<:-:;:. ::} -tt::< 't . -.1.j~-,i.1":~·J~~~· .. '.-~t -}~ __ .. various modes of transportation,: lncllidfng';;, . · ,t.i11• r, ·rk·:·:; <.11.1il b;' IO(Jt_,-..,-j ano d!''ii.1'.r-.t,J : ,h 1,, r1•fitl! ,. th,.• 'il'!1<ll 11nn.1•.1 \11 t!iP -.l .,• ;1, 1 lf1 i ·-.. l1H I•·\. \,J,:-~,· <1/:'d', r,f ,1,rf, '.1.;r!,.:ini' ,,f.,JI' ,,:,,r· ! , Ch"··,:;.:,,,·.! t I· .,. ,, ,I I r i.:;:~:~;;~d::-~'.~'.;.!~~'~'~:.;;.~:,, ",,. rf land ,~e~~=f~:: ,:.~,~;e pdfking; encoura"e the use ui - 1 •.tr u, lwt•d p;,rkm~~, ph)':>!Cdtl't' <1m1 VhtMHy 111lf'grate f},H ka:r, g,ir ,lge" with ot'1er ii~s, and rt>ducf: the j •w(·1 :1;! lf'npMt r.if p.1/'ki;"tg f.,Hdg('S. j ! (11;,flf•finc~ I',. ·::r: J:.ir,,;;1"j •.t.,111 ·wt d,. flil/1rlk th!· ' .. t11•1d•,-.lflf-'; PH-'Y ',h,J!I ht'' ;J1.s,,r;n,-·U '.U b,0 l . . - i ·;1,,i·, ,·,1th .1dj-tu·11t ,m,! .-1lrnt:1,1g lJU1fdmi:"-nu 't ·.t;.ill b(· \1tf"d tor·. >'1lfJif•rnt:·-:t. 11<.-l l;:1,J'.•'· r•·d/·\1r1.1r1 1•rit11t", ',1rr1il.ir form,;, nutPr1.--1!c, .. rnd/or dH,11:·_, 1(' 1h•· prirrHry li1::ld111:;( : !,1-; ,t·d tu f•nhdllrt· i-'.dJ.if;f'S le (1•1,i,•, '' ,','f 11• ,I "' , ,r• I 1,1 ,I t,-• l:' .......... ';t ir,d.H c': ,,,,Ii,' St,H:drr[J: '~-'/d/,1' )/ !; ',, ,/., lh Ill .. , I \'•. ,;ri: :,"-tr t :11-. w·\ t' i.11 II 'l dJ''I 1:. ,;1,il:JJ u1 :1,,_. [),T.1rtr1,, 1:t. ,1'. 1 ,,,., ·ltl.J, I'. '.'Vl!t'lt' If!,,, 11rl1, dli! ,1, 1 r v,it :1)1 •1 :T 1111 ,-t, 1 h,• ,111,· : hi• -,,,1 t•dr ,. ;f'( 11,, i,' i.1, .,f,, ,; ,:•ill,\".:!~\o\'H'I !!"1dll'~1'r1i;,Jl:,,;:,,I Ir 1 '.'."I , ~ , 1·, ,'I,, ,_j, 1',\'', 1: !rt·II · :,1P 1:·,, .-1p•11: h,•d·, w.r (1 1l1·( 1 \! .:l 1\'<' rl'c1h·r ,.ih \' ·.1i'l1t_·,1t•, thJr !l'l t'T !IH' ,11fr'rll 1)t 1111-, ,l,;11d,1::I ve_hicul_ar Access .! L'.) 1·,t;1 l.J!:;· 'it.,, 1•,d ,· • .\ ! ,· ·,-., " 1,,. ,, :ii;.,\ Intent: liJ mdintam a rnntiguou~-~--yninterrupted_~idewalk by mmimiztng, consolidating, and/or (~!1rnmating_~Pl11~~..E,t_·~~ (_ltf streets. -· t,t'ldt'line-s: ',/.-oh1( 11idr· at Ct"::,::. 10 pdrkmJ'; i;ard1~es. and p..1rl,:111,s Int<; '>ha!/ not imp1'dP rn ir1lt'r rupl -i,,·.1·i;u1 n1ub1li 1y Ti1,~ i1:ip<1ll~of CUIIJ tut•, to pl!dP'.!r!drl ;1c< (",·, 011 ·,1df'wo1ik', <;hrJH !w 11111l,ll\1,"-J .:...::..cess tc tne :;>1!.e via SY\ Harris PL. a c.ommerc.ial aliey 1.l.11· <1~ 'I i\,1 i1 •,• 'l'"rjr , i ~..,e,..e a· e no <.:-ideJ.JalK!;:, on SV'i Har,,.i<;, PL '-•·JIii'"·-·,, -· . .>-.. ·,. I·,. _!l'edestriari Circulation Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the prd1:strian environment. and provides a way for pedestrians to walk from one location to another _witt1out h,win_P, t~ ~~i'.'-'e their y_e~ic~-----------------------· _ ····-··-__________________________ _ Guidelines: The pPrlf',;trian Pnvironment shall be given priority and importance in the design of projects. Sldewdlks dnd/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties ls an important aspect of connectivity and Pncourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Standard: A ~.wdestridn circulation sy<.;tpm of pathwi:iys that dre cleMly delirH:'dted dnd connect budding". ,,pe:1 ',p.-1r 1·. ,HHi p.1rking arP;Vi with !hl' s1dPwalk sy~te1n and abutting propPrties shdll be provided d. Pathw.iyS shdll be lm.atPd so that there are cledr :.iP,ht line'>, to inlrPa<,e <:,afety ll Pdthw~y<; sh,-111 bf' an all wf'athf'r or permeable Wdlking surf dee, unie~':> the aµpi1cdnt cc111 demonstratt" that thC' proposed surface is appraµriate for the anti(ipatt'd nurnber ot u',f"rS c1nd complemC'ntary to the design of the Jpvr.lopment. Does not apply. St.1ndard: f 1c1thw<1V', 'N11hin p,-irking dre..i:-,. stidl! be provided and diffpre11tiate-d by matf'rta! or tP;dure '.1 t', raised wt1lkwdy, ',ldmr)fl·d ronrrPtf>, or p<wrrs) from c1b1Jtting paving mdterials. Perrm .. dble 1ndteridls cir,• ,·rn.our Jgtd. The pdlhw·dyS shall be pPtpt>nd1cul,11 to thf' c1pp!ir,1hlr, huilding facade ;ind no grP;HN 1~1 ,11, i•w \1undred fiftv fef1 t (llj("(1 apar1. The peaestrian access to the builaing from the asphalt parKing lot crosses a stampea c.onc.rete walkway, whic.h provides ac.c.e55 to the c.it~j'5 c.onc.rete 5idewalk. The 5idewalk provide5 ac.c.ess to the bull ding entry, whlc..h is c..omposed of stamped c.onc.rete. Standard: ;')idewalks and pathways along the facades of bui!d1ng~ shall be of sufficient width to ,1cr(ln~ni11datf' ;,nt1np,1tPd numbPrs of users. Spt•cifically: ',1dPw<1ik~ dr1d pdthway~ dlong the fd<ddes of rnix;_•d use and rt>tail buddings one hu11drf'd ( JOO) nr mort> fppt in width (nwasurPd along the foradc) shJII prov1dr ',1dewalks at leJst t,vf'IVP fPet (12') in width. The pathwdy shdll in(lude an Pight foot {8') minimum unobstructed ,·,'diking wrfau.> li interim pc1thw.ly<; shall t1P rrov1dPd ,1nd <,hall v,Hy 111 width to t.•stdblish d hierd1chy Tilt_' widths ,,l1d:i hr· b~':.ed on ttH• iritr•nded nurntJer of uc_,er<;; to bl' no sn..1llpr than f1vP f.•et (S'J and rh) ,·rf'<!tf'r than twf'IVP fot't ( 12') An 8' wide sidewalk along 5V't 5unset Blvd. and Hardie AV 5~ is provided per the c.ity·s r-eqi.Jirement5. The sidewalk provides c.onnection between tne buildin~ and adjac.ent ~algren·5 ~~Q_e~tria!1 /\,~eniti~~ Intent: Tu create dltractive spa Les that unify the building and street environments and r'lre inviting ano c0mfortcib!e for Pellt:>~tridn~; -:rnd prnvide µub1icly atcessibk areas that function tor r1 variety ot 1yedr- rou11d attivities, under tyµical sea~onal weather •:onrl1lions Guidelines: The pedf'5tfldn environment shal! bi-> gr~,1~n priority and i;;1p·"Jtr nu: in the dP':.igr. of p;-,_:( .. 'ct·, ~ ......... -----------· ....... ··---- -~.'!1-~~~i-~_s_ tha~_ ~-~~ourats_e ~e~~?_!~~c!!! u~~~_!1-~ e_~!:!.~E~-~~~-P-~~~-~~-~!a_':_~x_e~_!:_i~-~~~ -~-h_'.3 ll b~_ i1!<:_llj_~e~~ _ Standard; ,\rchitt:>ctural elements th,H incorµordte pld11ts, pdrticularly dt building er1trdnCPS, in publi1..J; a.;_,~es,.,1ble spa,~e5 and at fr1rilde"> alnne street<;, shall he provi(1(•d. The entrance will be enhanced os large planting pots with c.olorh..11 seasonal spec.imens Standard: Amenitie~ ~uch d') outdoor group sedting, benche-,, transit ,:,helter'), fountdins, and pubi,c art shall be rrovided. d Site furniture shall be made of durdble, vandal-and weather--resistdnt rnateridls thdt do nol rf:'tain rainwater and can be reasonably rnaintainpd over an extended (H~r"iod ot t,rne b 'Site turrnture dnd amenities shall not impede or block pedestrian acces'> to public space::. or tm1lrl1ng cntrJnres. _ Does not apply. Standard: Pede:::.trian overhead weather protection in the form of awnings, marqut:>es, canopies, or building over hangs shall be provuit:rl ThP5e PIPnlf'ntc;; shall bf' a minimum of four and orw half ff'f'l (,1 1/2') wide along at lf'ast <;cventy five percent(/~}%) of the length of the building facadP fc1c1ng the 'itrPct. a ma.x1rnurn height of fifteen feet { 15'} above the ground elevation, and no lawn than eight feet (8'j abuve grt?und lev.~1. ··-__ Pedestrian overhead weather protection is provided at the buildin9 entrance, in the form of a 1 f,-1 a" c.anopy that extends out e, ~i¥}-, .~,<:::~., Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street cornPr to emphasize pedestrian activity !illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These area"> ">hall be provided in dn amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appeanng_ to u_sers and pedestrians. Standard: All rn1xPd USP rpsidentia! dnd dttac:hed housing developments of ten (10) or more dwE>llini~ u1H!·~ <.,h<1!1 prov1ch,, common uµPn~ space and/or recrf'dtioll areas. Does not appl~. Stand;1rd: t\rnnu,1t oi co1n111cu1 <,p.-H"+' or rr 1 up;itinn cir!:a to be p,ovidt>d dt minimum fifty (SO) squ,trP 't-·H ;id ur1it Does not apply. Standard: rhe lor d11011. L-11,:tiut, drH.1 µrupuspJ type of LDmmun ~pdu:' or recreat1ur1 died ')hdll be :.ubjeLt ·:-c1u;::tr)'.•dl by tf1r> Admirir~trr1tor of the Department of Conirnunitv dnd Econurnic DevC'lopme·it tir l ,l~!l _; . ~ces not aopl':i. •A••···•·--, _., .. ' ------~----------- Standard: •\1 !i·,l'-.t rnw (;f !ht' ft_,lluw111g c,hdll tw µ1u1,ndt•d 11'1 \'dlh opf'n .::;p,-ilt' dlid/or :t"'C(t',lt11rn ,ne11 (th,' :11:,, r:1·_,t: ,uor :ii tht.' [1-,pdrlrnent of Curnrnunity dr1d !·1on1HTllC DPvr·i,1rwwnt ord1·r.,11;i11··i· 1nc1y rt·qu1f(' ,:1:1:1· th.i·: 1...:,rH: ui till' flliluwir1e elt•r,wnh frJ1 dPvvlup11h_>ilh helving flliJ!t" th;in uitP hundri'd ( l 1J0,1 1u11h1 11 Ccu1t\.HCL. pl,11<1'>_. CH rnull1 purpo'>t' open '>P<lU-''>; .' 1 1.1p11,·r lt··.-t-1 1 ( urnrnon decks, p,it10'>, tPrrr1n~'>, or roof ;:ard('n<;/pe.-i pdtche<,_ Suc/1 '>fJcH es dbove the st red leve1i mw,t fp;Jture view':. or aint'nit1es that c1re unique to the <:.ite ;:rnd MC pr(.1v,ded a', an ,1',\1::'t 1G the rlevf'lup1nent, 1.1 Pew, '>lr 'd/1 curr idor'> dt>dicc1ted to p,1 '>'>IVP recreation d nd -;e pd r atf' from thP puhlir \t reE't ',vstcrn, ,l I Ht-'< r ,'dl iun I CH iii ti~:, inc I ud ing, Out not l1rr1itPd to, tenrw;/sport'> (ourts. swimming rools_. r>xerc 1se .1re,Js. f-;Jrne rooms, or other s.irnilar facilitie:c:.; Of ')I C!1ili.lrt·11·s pldy <.,pdU:'S thdt are centrJlly located near ,1 rn<-1jority of dwel!ini~ units. and visiblP f1on1 c,urround111g units. lhC'y shall nlso be locdted JWily fr urn hJZdrduu:::. JreJ':, such as gnrbdgP dunqJ~ters, draindt;e fc1cihties. and pi!rking ,Hf'dS Does not apply. Standard: nw frJ!ICJwinp, sh.ill not be counted towJrd the common OPf'll spaCP or rN.reatio,i Med it qu:r(·:nent: !Wqu,rf·d l<indscaping, dnv,-,way<,, p.irkinti. or othl'r vP111cular U\P drcas; l~,·qu11 11 d ydrd <:.etba1_k drt:::'d<:.. lxcept for arr·.lS th;ir an'> df'vf'lopN:I as private or semi privr1te (from (1:;uuirq~ pr ddjdU.''lt µroper!iP~) r:ourtydrrl':i, plilln<, or pd'>~1ve use (H~Js. c.u11tdin1ng iaidc_,cap1n5 Jr.d ff'r:,-1rh', ,;;;11ft1ciPnt to crP,1tP .-1 fully U'.:>dblf; dft:'d df..U'~:c:.ible to dll rt•'.:>identc, of the dPvriloprnf'nt, ~I Pr:v,1!f· rir-( k<., li.ilconir.::;. anrl i,riv,1tP t;rounrl floor oppn space; d!ld ii Othr··r '('qll111'd ian<hcapinp, ,rnd <.emitivc <1n'a buffPr'> without rnmmon arcf's,;,, link':i. sucl1 d'.:> /'t"dr·-,;/ld/) t!,l1h. :::>oes not apply. Sta11d,1rd: ,\II IJuil,lirig-. c1nd devf'lorrnent'> -h'lth ovN thirty thcHJs<rnd {30,UOO) '>(jlJ,Jrf~ 1t!!'t of fH''1:c<1d1·r.:idi us(", (t'xdudv'> pa1ki11g g,.Udr{C.' floorptate ,Hh1s) sh,111 pr0vtdr pf'dt'5tn,rn orieritt•d space Does not apply Stanclard: ,',II h111ic1nc, anrl rlPvf'lopnwr11', with UV!'( thirty lhousand cm UDO) '>qUJrf' f('f>t of • i: ·, • .., •d, -1,: 1,Ji 11',L''::. ( f x-:.lutfr><, pr1rkir1p, g;1 rdt/· ! ion I plat(• ar f'd-.) sh.-1 ll provide µed~'>tf idn o r·i1-•nted ':ipau~ Does not apply. )tanddrd: :11P f:1•df ·,·r1d11 1Hr\11·,kd ',p;ic1·· ln1 hlnk!111f;<-, <1n1i 1kvr,lop11w111'> wi!l1 o~·,~r thirty tt,ouSi.l"lil , ~•_! .:,:e,1,, ·,q:J.Jr:• t,•t•l Df r10111P·,1d1•nt1..il LJ'>l'':, '.,hc1!11nllUdP .ill of '.he f.1l1,1v.·1n?: --------· .! i Ji ,; r d p,•(11_ ·tr i,! n ,l·: Ct"·.,; (in1 h.d,nf, t:,·1:r It'~-fr h' d• ( •'\'<· l() 1.h•_' c1!\l.': ne, -,, 1_n LHP\ Ir, ir11 t fi,, ',,:t,i ,,t ,. ... ,,i ,_jl ,-j 11()1",'f'!,i, ul,H lUt,11y,Hd;-,1nd 1\1 .•, il-;:1-,1.1 '>11rt.i1 1·\ i"_.f f·1tht'r I on1 r••tc· iH dppi,_1• 1•.J ::1111 pri\·1ri 1 H1(1 ,_rt ,,,r l1>:1ld,111'. " -~I :d l(,d't three t 1) l111ea! frt't of '>Pd1ing ,HPd (ben< h, !1•dgP, Ph.) or one individual '>PcH pt_'r ',l<tv \60) <,qu,-irt-· feet of pld/d ,H(·a or upt'11 -:;p,H:e. Does not apply. Standard: n1(' follnwin5 ,Hr>a<, ,;hall no1 rount ,1'> pede<,trian-orit>nh··d <,µ,:H:e for buildings and dt'velcipnwnts with uver thirty thousand p0,000) <::.quare feet of nonresidPntir1l uses· 1j r he m:nimum required walkway. However, where w,l!kways are widened or C'nhanced beyond r11inirnun1 requirements. the area may count as peJe<::.tfian-mie11ted ~pace if the Administrator of t11e DE-partment of Community and ~conom1c Develop,nent or designee dPtPrmines such sp~lCe !11t'ets the dl?'frnition ot pede'.':.trian-oriented space ?;, ArPJS that a hut landvdpcd p;1rking lot'>. charn link fc,nces, hlank walls, and/or dumpo:;trr,;:, or service Jff'iVi Does not apply. Standard: Outdoor storage {shoppirtP, carts, µotting soil bags, firPwood, etc.) is prohibited within ;wdestn;in ()rlentt.:~ .. sp_,~~~-- Does not apply. Standard: At f'ach cornf'r of thC' intersections listed below, ct public plald <,h,311 be provide-cL 1 i Be11~011 /\red: Be11~on Drive S./108th Avenue S.E. and S.E 176 11 '. 21 oronson Area: Intersections with Bronson Way North r1t d,1 Pac:tory Avenue N./Houser W'dy S.; nl G;:irdPn Avi:>nUP N.; a11d ,. ! Pd:k Avenur N. ;rnd N. First Street. ~) !.-.-J~radr:' Arrr1: lntC'fSPction of 116th /\venue 5.F and S.f. 168th Strf'ct 4) Nortt,t'a<,t Fourth An~d: Intersections with N.! Fourth -H: -l.' 11uva!I AvC'nue N.t., ~i:i 1\·1(1nroe Aver1ue N.1:..; and •.) Union J\vniue N.[. rd \1r:10y /\r0a. int,~r)t~ction'> V\i!fh Gr,Hly 1/Vny at: !) l111d Avpnue S.W.; '.l) l{dmin Av0r~u0 S., ':,h,Htllck A•.:enut:· S.; crnd l di bot Road S :1;·p,et ,\rea inter'.':.t-Oion of S. Pu1:;el Drive dnd Bf'rl':>Orl Rudd S .,:,,, r :1,•!_'rH1e 1\rt!a fntf'f',t·rtions wilh Hc1in1er /wenue S dt: /. ;_;l'fl W,1y/H.er,ton AvenuP S. i1': S l hird 1:itreet,'S.W. Sunset Bou/pvard; ':. f ,.)urth Street; Jnd S St:vl.:'lllh Street :-<\ ·,1c·,-tt1 Ken1nn Arf'::i. lnter<.c(t1on'; with P;,ir-k /l,vf'n1ie N at ,11 N ; ourl!l Sirct->1, JPLl 1 ,; N c 1tth 5t:ef'1 ,:·1 'J,_1·\fit·,-:' .. t ':-urY,d t~t':'i:l" lntl'rsnct·1ons •:Jilli N f '::-,un<,Pi Boidrv,Hrt ;,t -,~...-.. --.. -· ,!! Uuv,ill /\venui' N 1 , ,1r1d t_1,1 l)r,io11 Av,'tHH' N f Does not apol;,J. Standard: l"he p1ib!i( pla1a st1,1il f'TH--'d'>lJrP no Jp,-,c, tll,rn onP thot1<,r1nd ( l 000) '>qua re ff't't wilh a rrnn1111;Jm d:rrwnsic,n of twt"llt'r' ket (20'} on (H1P \ide ahuttir1g tht> ..,;Jpwa!k Does not apply. Standard: 1 he publir plJ1.1 rnu',t hf' l;rndsrr1ped cnn,;,i..,tf•r1t ·.v1th f{MC /; 4_070. Hllluc.Jing at minimum qreet trees, decorative pdving, pPde<:.tric1n-scdfed fighting, and 'if'ating. Does not apply. Building Character and Massing Intent: To ensure that buildings are not bland and so that they appear to be at a human scale, as well as to ensure that all sides of a building wh.i.c~_c_a_n b_e seen by_the publiC_il!"..vi"u_allyintere_s~ing~----------- Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of builrJings, break up long blank walls. add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residentidl building_s. Standard: /\II buildmg fd< ddb ":>hnll include rnor111!.1tio11 or ,Ht1uddtion JI 1nt1,rvJls of no more th,rn fortv It· t 1 t l.'l-\ l' ·1 The ouitding design shows modulation. StJ:ndMd: l\!.ndulc1tion':> shall !w ,l minimum nt two fppt (2') deep, <.i..:tf-:'Pr1 ll'et (Hi') 1r1 llf'i[;hl. d11d t'i;'.ht li'-'I t8'; Iii ',','ldt h t,..fodulations are iY deep, 1 q' wide, and approximately 2 1' in heiqht. Standard: !1u1id111gc, p,rt~atr,r thc.111 tl<lf· hundq•(l r,1xty ff-•t-'l (lbCJ':, m lt1ngth '>hd!! provided Vdf!ety· ot 1T"Jd1Jl,111 1w, cJ'1d art1c11lat1on<; t11 1"dtJCP thP app,Hf'nt hulk and ,;,rr1le of thP tarJ<1r (1llustrat1on 111 l11<i!r1< t fi. ~,:-·i,,,.v,. ,lf provu.Jp ,Hl r1dditinr1dl '>Pf'(i,.d featurP <;u< has d rlock !owPr, (nurty,ird, founldtfl, or puf1l1( •1 f ,t'! 1111· ,,rf'·<J Does not apply Ground Level Oeta_ils Intent: ro ensure that buildings are visually interesting and reinfon.e the intended hurndll·SCdle character of the pedestrian environment; and en'.:.ure thc1t JII sides of d building V\otlhin lll'ett or distanl public view have visual interes.L ,, Guidetines: The use of material variations such as colors, brick, .shingles, stucco, dnd hori1011tal wood siding is encouraged. The primary building f'ntrann~ should be made visibly prominent by incorporatinp, architectural features such as a fatade overhang, trellis, largf' entry doors, and/or ornamental lighting (illustration below). Detail features should .also be used, to include things such as decorative entry p~_~i!:1g,_ ~~-~~~-~-!_u~~~ture (benches, etc. )_, __ a n~f~_r_E_u?_l!_c _~rt. __ _ Standard: Humdn-s.<.aled elemenb such d\ d lighting fixture, trPllis, m othf'r lam.l~rape fE-:dlUIP :,hctl! bt> prov1dPd along the facadP's ground floor. i.ighting-Sc.ot1Ces are provided at eac.n c..or.,er of-the mOdulations. Standard: On any facade visible to the public, trdns.µarent windows Jnd/or doors are rrquired to compr1r;p at ka">t fifty pnrent (50%) of thP portion of the ground floor Lirade that is bPtween four feet \4') ,rnd f~ight feet (8') above ground (as measurpd on thf'. true elev_ation_)_. V'lindow& on the fac.ade c.omprise at least S096. Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall _be fifty percent (50%). Upper floor windows are c.lear Standard: Display windows ~hdll be de:,igned fur frequent change or rnerchandise. rather than permanent c:hsplays. Display wincfows ace designed to Be easily changed. Standard: Wher~ wmdows or storefront,; ou1ir, thr-y mu,;t rrincipally contain clear gl<lzing. All glazing is c.lear. Standard: Tinted rind dr1rk gla.:;s, highly rrflf'ctive (mirror type) p,lass dfld film dre prohibited. There is no tinting or dark gla5s. Standard: Untrc';lte-d bl.1nk wall<, v1s1ble from public ':.lr<·Pt...,, :c.idf.'walk.!-i. or intPrior pf~de-st,ian patl1w,rys d! i! prqh+hited. 1) ,\ w;1ll (mcludtng bwlding fdcaJes .rnd retaining walls) rs ronsidered a blank wall if. ,i: It 1<., a ~round floor w~:ill or µurtion of d groLind floor wall over ~rx f('f't (6') m hPighr, h<Vi .i hor11rrntol lenp,th greater th,m fiftt-"Pll feet {15'), and doe\ not includP a window, door. !iuild :,g 1·1c.,du!dt.ion ur other ,Hchitcrturdl dcL1iling; or '.11 1 purtion of a ground floor wall ha,:; a surfdcf' ;ir1~a ot four hundrPd (400\ ~qu,ue l1~pt or JH·dter· ;::ir~d dc,es not 11Hlud1~ a w:ndow, door, bLJild1ng rnodu!<1tion or ott1Pr arcl11ti->ctur;:;I det<1ilin~ All non-fac.ade wal!s vi&ible to the public.. have windows. art1c.ulation. and/or window5 and door5. ·-"""-"''· Standard: if bldnk wdll~ are H='l.lU!ff'd or ur1dvn1tidblt--)1 they ~hJII be tre.Jted. The tredtrr1Pnt :.hdll be propnrt1oral to the wall i-lnd use onf' or rnorr of the follov,:ing: ·1) A plant in~ bPd <1t IPa'>t five fprt (S') in width Luntai11ing tree-,, '.-.hrub..,, evPrgreen gro11nd u1v1,'r. or ,111n"'> d!iult1ng tile blank W<lll; )J ! 0 1..•ii1<, or other vine ~uppurt~ with ever gr Pen climbing vine-s; ~l Aict11tPCturJl detailing c;uch a'<i rrvea!s, contra<,ting materials, or oth£:'r ',pN:1al dE.•tail1ng that IT1('f!t'> thP intent of this st,rndard; 4) Artwork, ~,uch JS bJs relief sculpture, mural, or similar; or S) SPating area with spPcial paving and ,;;easonal planting. Building Roof Lines Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. ·--------~--__ _ Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Standard: /i,t least one of the following elements shall be used to cr('ate variPd and interesting roof profiles: l) F xtended parapets; l) Feature elements projecting above parapets; ~) ProjectPrl cornice,:;; and/or 4J Pitched or sloped roofs. S) ~oof mounted rnPchanical rquipment shall not be visible lo pedestrians 6) Ruildings containing predominantly residential uses shall havP pitcher1 roofs with a minimum <;lope of one to four (1:4} and shall have dormers or interesting roof forms that break up the mas~1vcne'.:>S nt r1r1 un1nt~.rE!:_1~t~~ ~~~ping_ rf?_C?_!: ·---··-----~ ___ ... -. Roof is a pit10hed hip roof with ar10hite<0turat roof supports. Building Materials · . Intent: To ensure high standards of quality and effective maintenance over time and encourage the use of materials that reduce the visual bulk of large buildings, as well as to encourage the use of materials tha.t add visu.al interest to the_n_~ighb<>fhc,c,d. ________ .. ·---. ·--·-··---··---· ____ _ Guidelines: Building materials are an important and integral part of the architectural design of a building thr1t is attrrJctive and of high quality. Material variation shall be used to create visual appeal and elimlndte monotony of fdcades. This shall occur on all fa(ades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create vdridtion a_nd enha_nce their visual appeal. Standard: !\II ::,ides of buildings vi",ihle from a street, pathway, parktng arPa, or open space shall bt' f1ni~hptJ with the ">ame bu.riding materials, detailing, and color scheme./\ different tredtrnent nMy be 11wtl d Liif' rndtt'rinls are of the sdme quality. A!I :iides of the building will be composite horizontal siding with a brick base. The brick accent wifl wrap around the lower ar-ea of the entire O:.Jilding The c.::.....,10~5 of t.:T1ck and horizontal sidin~ will coor-ainate. Standard: Materials shall be durable, h1r,::h qu<..1hty, drH1 con::.i':.tPnt with rnore trarli11on.i! urban devPlo p11H'nt. s11rh .a<, br irk, int egrn lly colc r~d ( onrn•tP rnaso nry, pre-t"inie;lwd nlt:>L1 !, c,tone, r; tf'PI, F,l,1S'> ,:irid cd~t rn pl,H.f' concrete. B:Jilding material.z, will be c.omposite horizontal siding, and. bnc.k. Standard: lf LOncrf'tl:' is w,ed, walls shali be r·nhanccd by tE-ctrniqt1e::, such dS texturing, revecJ!s, 2r1d/ur rolorin~; with a concrt1te co~.ting or admixture._ Does not apply. Standard: If concrete Ulock walls MP used, they shall be enhanced with integral color, textured blocks an? <??_lo red ~~rtar ~ decor~tiv_e_ bon?_pattern a_n~/or shall incorporate o_t_~e_r maso_nry_ matn1a.ls. Servic.e area walls will be C.MU with a dec.orative fac.e. Standard: All building';, ':,hall use materidl variJtions such as colors, brick or metal banding, patterns, or textural changes The facade has c.ement c.onc.rete panels.. brick and siding. ihe other-thre-e &ides have c.omposite !::ilding and t,ric.k. Guidelines: Front.lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface matf'r ial::, anrl lighti11g te~hn_i~u~~-ar~ ~nc<::1u_~a~-~c!:_ Standard. ~igqa~t-~ st,;i!I be an integral port of the de_~ign app1oach to the bui!di_~g Sign.age wlll be inc..orporated into the face of the building. a& part of the front fac.ade and above the canopy. St.Jndard: fntry s.1gn,; sh,111 be limitPd to the name of the larger development. Doe~ not apply. Standard: Ct>rpordte logo'> and <;ir,ns shall be sized appropri;Hely t(lr their location. Signa9e will meet loc.al codes . .k'.1!'n. Does not apply. ..-.~ ,, ... __ .. _... __ , ..... ., Standard: f"rt>vst.rnding ~;rour1d related monument signs, with tt1~ excPption of µrirndry t.'!ltry '>l~ll':i. ~k-111 ht' !:,rnh'd lo li 1.•P fr-'+->t {'/) JI.Jove finished grade, including o:,upport <.,lrt1cture. /..,II <,ucl1 sien'> c,hall 11H lu(JP ,J!·: ur.-1tivt· lc1rl(hcip1ng (ground covn and/or shrubs} to provide spasonal interest in the r:ir,:'J surruunn,ng the sip,n. 1\iternately, signaP,e mdy incorporate slonr-, br1( k, or other de( or,Jt1vr• 1ndtt-1r1,1/<-; ,l'> JPfHOVPd try the Adrn1nistrator of the Oeµartrnent of Cornrr111nity and Economic DPveloprnent or de~,1>1,nPP Does not apply. Standard: ;"\IJ ot tht:1 following are prohibited: ! ) 'lo IP <,1gns, 2) Roof signs; and )) Hrtd-lit signs with letters or graphics on a pldstic sheet {can signs or illum1ndted cdb1net signs). f.xr.eptions: Back-lit logo signs le-ss than ten (10) square feet dre permitted, as are ,;tens with only thP ;ndiv1dual letters back·lit. Does not apply. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening __ ~~~rs sh~_I_! be P~<?vid~_d_:_ Standard: Pede:.tric1n-sc.-il~ lighting shall be provirlPd at prim,1ry and seconriary huilding entrance,; [ x,1rnplf:''-include "'>fonrPs on building facades, awnings with down--lighting and decorative str£'C't li.E:'.ht1ng Sc.one.es provides at fac.ade artlc.ulations. down-lights inc.Orporated into the covered c.anopy. Par~ing lot lighting is provided Standard: 1\ccent l1ght1ng .'.>hall c1!so be provided on building facddes (such ..-1s sconces) dfld/or· tu d1'.JJn1n;_ite uther key elements of the site such as gateways specimen trees, other sigruficdnt la ndsc n µ·,n~, water features, and! or artwork Yes. we have 4 sc.onc.es. Standard: Do0mliRhli11E': ',hall be ur,ed in all La':.es to· assure ',Jfe pedestrirrn and vPhtc•.1IJr riiovPrnent ,1111'::''>'> ,1:1t·rr1dtiv1..' pedt•<,trian <.,talP lighting hds been approved administratively or i'> spt··1 ific,~lly i1sre,J ,y, ,:x,,r,1pt tro1n pruvis1011'> located in RMC J.-,1-9_!_.2, l ightin~,. f xtNior On Sitr• (i.f . Slf..rl<lf.£', go·,1N!Hnt·:ital i!d!-'.' i,-,·npnrary hn'.i<fay or df'rorativf> lightine. right-of way lirht1ng. de\ Yes. we have downlighting at l::>uilding entranc:;e. < l.:tuher _,()_ 21113 lile 'fo. 13-200 Mr. Raymonu Ng P.O. Ho, 4084 Renton. WA 9805 7 Subject: (;eotechnical Engineering Report Proposed Retail Development 60 SW Sunset Boulevard. Renton, Washington Dear Mr. !\g. PanGE@ IJll(OIIIPORATIO :'\.., requested, Pan< iLO. foe. has completed a gcotcchnical t·ngincering stud,: to assis.t ;ou and the rrn_iect team "ith the design and construction of the rrorosed retai I development at the ab~)\t:-rdl'.'rt:111.:cJ :,,.ite. r·hi"i study \HlS pcrfi..1rmed in general m:curJarn.:e \\ith our mutuall: agreed scope nr \\or~ uutlined in uur proposal dated August 29. 2013. ,d1ieh \\as suhsequentl, approved h> :ou on !\ugusl 30. ::::013. Our ,crvicc "copi: included rcvic,,ing n.~adily ;.l\ailahle geologic data. drilling l\-\"O test borings. conducting a site reconnaissance. and developing the conclu ... ions ~md recommendations prc..,cnkJ in this report. SITE ANO PRO.IECT DESCRIPTION The suh_icct rrnrcrly is located al 60 S\V Sunset Boulevard in Renton. Washingt\\n 1see Vicinit, \lar. l_-i!,!ure I J. I he site i, rough I, trarc1oiJal i11 shape. and i, hPrdcrcJ h, ',\\ ',unset Boule\ ard appnn.i111atd:,. tu the ~t1uth. h: 1 lardie .c\ \ Lnue S \V appro>.imah..·I:,. lo the \\ csL h: S\\' I larfr., Place tn the not1h. and hy a ...:omrnc1\:ial prnpe11: to the e~hl hec l'igurc ~). ·1 he subject -.,jic i.-... curn:ntl:,. o.n a">phalt parking lot \\ ith a narrn\\ nne-..,lor: huilding luGttt..:J alollt! the i:a'il prnpcrt: line. Ba,cd nn a n:\ie,., nfth<.: lOJll)grarhic suncy map. !ht.: site grade gcrn:rall: :-.lupc.., Lhn, n frpm the nnrth,,cst corner ft) the ..,nuthc:.i:-;t cnflH.'r ,, ith an a\.cra~L' gradient of aprro.\it11.1Ii. .. · I ti tl' I , pcrc"c11t. ( ic11l1.?l.'.ht1 it:al Lngim::ering Rq1nrt l'ruposed Retail Development -60 SW Sunset Boulevard. Renton.\\ i\ Oclohcr 30. 2013 We understand that you plan to remuve the e'<isting building and asphalt pavement. and I<' cnnslrnct a nc11 n:tail building in the eastern half of the site. llased nn the preliminary design plans. the proposed retail building\\ ill be a lightly loaded. \\ood frame l\\n-story structure" ith concrete slabs on grade. The \\cstcrn half of the site \\ill consist ofa ne\\ asphalt parking lot and landscaping. New concrete sidewalks will abo be constructed along SW Sunset Boulevard and Hardie .'\venue SW as part of the project. We anticipate that site grading ll>r the proposed constrnction will likdy include cuts and till on the order of 3 lcet or less. The conclusions and recommendations in this report are based on our understanding of the proposed development. which is in turn based on the project information provided. If the above project description is incorrect. or the project information changes. 11e should be consulted to revie\\ the recommendations contained in this study and make modifications. if needed. SllBSllRFACE EXPLORATIONS Two borings (BH-1 and JlH-2) \\ere drilled at the site on September 11. 2013. using a hand- operated portable drill rig owned and operated by CN Drilling of Seattle. Washington. The Jppro:,.;.imate boring locations \,ere tapcJ in the field fr1)1ll on-site features and are shov..n on Figure 2. The borings were drilled to depths of about I I 'I, and 11 feet in BH-1 and BH-2 bclo" l'xisting grad..:. respectively. The drill rig \\as equipped "ilh -I-inch outside diameter hollow stem augers. Soil samples \\ere obtained from the borings at 2\i,-foot depth intervals in general accordance with Standard Penetration Test (SP"I) sampling methods (A.STM test method D-1586) in \\hich the samples arc obtained using a 2-inch outside diameter split-spoon sampler. The sampler was driven into the soil a distance of 18 inches using a 140-pound weight freely falling a distance of 30 inches. J"he number of blows required for each 6-inch increment of sampler penetration was recorded. The numhcr nf blows required lo achicw the• last 12 inches of sampk penetration is ,icfined as the SI' r '\i-,alue. The N-value pruvides an empirical measure of the relative density of cohesinnless ~oil. or the relative consisl~llC) nfllnc-g.rained soils . . \n engineer frnm PanliLO ""' present during the field exploration to observe the drilling. assist in samrling. and tu describe and document the soil samples obtained from the borings. The suil ,arnpks \\ere· described and ticld cla"ilicd in !,!Cncral accordance\\ ith the s:,mbuls and lcnns (1utlincd in hgure ~1. and th~ 'illmmar:, hori11t1 Ing'.'. an: includl'd a .... 1:ig.ures-+ anJ 5. l\111( i I·.()_ Inc. ( iL'<itcchn ii:al l .1112inceri ng Hep< in l'r,,po,cJ l!ctail llc1clop111clll-M.I S\\ Surhct B,iulc,ard. Rcnt,>n. II\ <kttihL'r 30. ~OIJ SITE (;EOLO(;Y A"il> Sl BSl RF.-\CE CONDITIONS -\c,·ording to the (icolugic Mar of King Count) (B<>olh. ct. al. 2007). the project site is underlain by I u~11ila lormation ( rpt). which is dcscrihcd as consisting mainly nt'andc,itic sandstone. tuft: and minor lava flLH\-s or silb. I he suils observed in the burings cunsisted of Jill 01cr loose to VW) dense silt) sand (cornpktcl, to highly to \\cathcred sandstone). !he results from our subsurface c.\ploration are generally consistent \\ith the mapped geology at the site. The foll,ming is a description of the subsurface conditions encountered in the horings advanced at the site. Please refer to the summary boring logs ( figures 4 and 5) for additional details. Unit I: Fill -Our borings encountered approximate!~ 3 to 3',, feet of bro\\n to dark brown. moist. loose to medium dense. silty sand to sandy silt "ith trace to some gravel. Vic interpret this unit as Jill. Unit 2: Hi,:h~r 111 C11111plete~r Weuthered Silt.,t1111e/S111ulfto11e -Bclo11 t!K Jill. uur hnrings encountered light hrm,n 10 yellowish hrown. silty sand that e\tended I<> at kast the termination depths of I I 'I, and 11 tcct in BIi-i and Ill I-". resrcctivcly. lhis unit is loose lo medium dense in dcnsit} from appro\imatcly .1 feet to about 8 and IO feet, and then becomes very dense. Based on the texture observed ,in the soil samrlcs. 11c interpret this unit as highly to completely weathered sandst,me. This unit appc'ars wnsistcnt with the marred Tukwila Formation. (irourn..l\\atcr \\HS nnt cnL"nuntcrcc.l in the horings <luring drilling. fl..n\e\er. \l.'ry moist Sl1il \\US ohscrvt:d between 2 to ) fret in the horing, during drilling. 1.ocalizccJ \\c.ller bcuring fractures ma, he present 11i1hin the Tub,ila Formation and/or perched 11ater ma, be present on top ol'the luk\1 ila lurrnation. It should be noted al,o that groundwater elevations and seepage rates arc lik.el: lo \.:lr~ depending on thr season. ll.ical subsurface l..'.onditittrls. and other facturs. ( irounJ\\atcr levels and seepage rates arc nor111all~ highest during the'" inter and i.:arl: "rnng. SITE STABILITY Ba.-.,ed on our lil'IJ oh~cn at ion_-., ,if· l,,i-.,ting sik features. thL· general torogrnrh: at the .... ite and \ i(,:init). :mJ the n.·'>ults 1.)f our ,ub .... urfltL'l' l'.\plorati\lll">. it i, dUr opinion that the ...,ubjcd ,.,itc i-., ~ltiball) :-;t:1hk" in ih current conliguratiiHL l·urthcrnll)fi..':. it j-., :iJ...,u our orini(ln that the rri1p11-.,1..·d rL'lail J._•,dtir111c11t a:-. plannL·d \\ ill nnt i.kcrea\l' till.: ...,itc..· :-.Whilit) nr <h.hi_:r-.;l'I: irnpaLl tl1e suh_ji..:i.:t ( ic(iti:1..'.hn ica\ l·,nginccring R~pon l'roposcd Rdail Dcvdoprncnt -60 SW Sunset Boulevard. Renton. \VA ( letohcr .10. 2013 and surrounding properties. pro, idcd that the rec\lmrnendations presented 111 this report c1rc proper!, incorporated into the design and construction of the project. GEOTECHNICAL DESIG:'< RECOMMENDATIONS SEIS\IIC DESIGN PARA.\IEH:RS The following provides seismic design parameters for the site that arc in conformance "ith the 2009 International Building Code (111C). which specifies a design earthquake having a 2% probability of occurrence in 50 years (return interval of 2.475 years). and the 2002 lJS(iS seismic hazard maps: Spectral Spectral Design Control Design Ac:celeration Acceleration Site Spectral Periods PG/\ Site at 0.2 sec. at 1.0 sec. Coeflicients Response (S"s/2.5) (sec.) Class {g) (g) Parameters s, s, Fa F, Sus Sn, To I! Ts [) 1.43 0.49 1.00 1.51 0.96 0.49 0.10 I o.s, 0.38 The spectral response accelerations were ohtained from the USGS Earthquake Hazards Program Interpolated Probabilistic Ground Motion website (2002 data) for the project latitude and longitude. BtRlll'<G FOU'<O.HIO'<S Based on the subsurface conditions encountered at the site and the proposed building Ooor plans. it is our opinion that the proposed building ma, be supported on conventional footings. The footings should hear on undisturbed native weathered .samlstonc and/or on ne" I~ placed structural fill placed on undisturbed native sandstone, \\hich is anticipated to be at about 3 feet bci<m the surface. l·:xtcriur l<iundation elements should be placed at a minimum depth of 18 ind1cs below tinal exterior grade. Interior spread fclllndations should be placed al a minimum ,k·pth of 12 inches helov. the top of slab. \\"L' rL\ .. \}Jllflh:nJ that .:111 alloi.\ubk .-;oil bi.:uring rrl's':>ure of ~.500 puunJ:--. per ... quan.· !i:l.!"t i p~t) be LI...,ed for si1.i11g thl.! fuotings (lH1Slrw.:tc<l <h rc(.'.omrnendcd ahll\l'. 1"11t.: 1·eciHl1111endcJ allu,"abk P~m(il-.0. l11c. ( ic~ 1h:clm ica I I : 11 gi neL·ri ng R er( irt Pwr"s-·d Retail llc,ch>pmcnt -(ill S\\ Sun,ct lloulc1ard. Rrntun. \\ ·\ ! lct"ha _,11. 20 I:, hearing r,rcs..,ure is !'or d1.?aJ rlus live loads. hir allu\,ahk ~trcs..., design. the n:commcnded hearing pn:"'sure ma: be increased h} nnc-thirJ t{lr tran\ient loading. -.;ud1 as ,, ind or "iCi-:.mic li,rces. Continuous and indi1 idual spread foutings should hm c minimum 1, idths or 18 and 2-l inches. re,pcctively. Footings designed and constructed in accordance with the aho1e recommendations should c.,perience total settlement of less than one incl, and differential settlement of less than 'I, inch. Most of the anticipated seulcmcnl should occur during construction as dead loads are applied. Lateral Resistance -Lateral loads on the structure may he resisted h) passive earth pressure developed against the embedded portion of the foundation system and b) frictional resistance hemeen the hottorn or the foundation and the supporting subgrade soils. For footings bearing on the dense native weathered rock or compacted sand/structural till. a frictional coctlicient of 0.3 may be used lo evaluate sliding resistance developed between the concrete and the cnmpacled suhgrndc material. Pa~sive soil rcsi~tancc ma) be calculated using an equivalent fluid weight or 300 pd: assuming properly compacted slrucmral till 11 ill be placed against the footings. The above values indude a factor of safety of 1.5. l lnlcss covered hy pavements or slabs. the passive resistance in the upper 12 inches of soil should he neglected. Perimeter Footing Drain -hioting drains should be installed around the perimeter or the buildings. at ur just below the invert of the footings. Under no circumstances should roof downspout drain lines he connected to the fooling drain systems. Rour dcmn.spouts must he scparatdy tightlincd to appropriate discharge locations. Cleanouts should be installed al ,tralcgic locations lo al l,m 1,,r pcrindic mai ntcnancc of the tr ,ot i ng drain and dcm nspout l ighll inc ~~stems. Footing Subgrade Preparation -/\II ltioling excavations should be trimmed neat and footing ,uhgradcs should he carefl1lly rreparcd. The adequacy oi' fooling suhgradc sh,,uld be ,erilied b, a rcrre:,,,1:ntativc of Pan(iLO. r,rior tn placing forms nr rehar. Soll soils cncountcri.:J at Lhc !()(1ting <,ubgradc li.:\"cl "houl<l he ovcr-c\cavatcd to competent hL"aring soil and the o, lT- cxca,ations should he bad,lillcd \I ilh lean-mix concrete. Control lknsil) !ill (CDFJ <1r structural Iii!. \\"c antkipatc the ovcr-c,c;:n·atitrn of footing \ubgrack \oil m~i: h1: needed in the locali1ed areas. h•oting e.xca,alinns sh,>uld he observed hy Pan( ilO lo rnnlirm that the L'\.ro~eJ footing suhgraJc i"' con~i-;tcnt ,, i1h the c,rcctcJ cnnJitions and adCljUalL' w -.;upptirt the dL•-,ign hc:irin_!; prr..,-.;urc. (icntei.:hnical h1ginccring Report i'rnpusd Retail lk1 clupmcnt · 60 S \\ Sunsd Buules ard. Renton. WA (ktnhcr 30. 20 l 3 Fl.DOR, SLABS It i~ our opiniDn that concrete slab-on-grade llo(,rs arc uprropriatc tix this pr(~ject. Cuni.:rctc slab-on-grade lluors may be supported on the re-compacted on-site soil or on ccllnpactcJ structural till. If 11et and soft soils arc encountered at the slab ,ubgradc elevation that cannot be adequately compacted. they should be over-excavated to competent native soil and replaced with WSDOT crushed surfacing base course (CSBC) compacted to a dense condition. Slab-on-grade tloors should be underlain by a capillary break consisting ofat least of4 inches of ·%-inch. clean crushed rock (less than 3 percent tines) rnrnpacted to a firm and un)ielding condition. The capillary break should be placed cm subgrade that has been compacted to a dense and unyielding condition. The capillary break should be placed on a suitable subgrade as confirmed by PanGEO. A 10-rnil polyethylene vapor barrier should also be placed directly below the slab. W c also recommend that control joints be incorporated into the floor slab to control cracking. RETAINING WALL 0ESIG'I PAR.UlETERS Retaining walls. if needed. should be propcrl) designed to resist the lateral earth pressures exerted by the soils behind the wall. Proper drainage provisions should also be provided behind 1hc walls to intercept and remove groundwater that may be present behind the wall. Our geotechnical recommendations for the design and construction of the retaining walls are presented below. Lateral Earth Pres.rnre.,· Concrete cantilewr walls should be designed for an active pressure of 35 pcf for level bm:ktills behind the \\alls assuming the walls are free to rntate. Walls with a maximum 211: IV backslopc should he designed for an active and at rest earth pressure of 45 pct'. The recommended lateral pressures assume that the backfill behind the wall consists of a free draining and properly compacted Iii\ IVith adequate drainage provisions. l't·rmancnt 11alls should he designeJ for an additional unil,irm lateral pressure of 611 p,1· l<>r seismic loading. 11herc 11 corresponds to the buried ,kpth of the wall. The recnmmcndcd lateral pressures assume that the had.Iii\ behind the wall cunsists of a free draining anJ proper\~ ,.:0111r~1i..:tt:J till\\ ith J.dcquati..· drn.inagl..:' Jl-1\)vision-.:. ( icntcchnil'.~ll Fngincl'.ring Rr:pnrt l'rnpuscd Re1:iil llc,elupment (>0 S\\ ',un,et ll,,ulc,arJ. Rcntlln. \\ \ < kt,,hi..'-r :io. 20 1 3 Surcharge Surcharge loads. "here present. should also be included in the design of retaining \\alls. We recommend that a lakral load coef/icient of O .. l be used to compute the lalcral pressure on the \\all fw.:e rc~ulting frnm ~urchargc loads locati.:d \\ ithin a hori1ontal distance or nn~-hall' \\.111 height. Later"/ Re.\'l\·ta11ce Lateral li.1rces from seismic loading and unbalanced lateral earth pressures may be resisted b:, a combination or passive earth pressures acting against the embedded portions of the foundations and hy friction acting on the base of the foundations. Passive resistance \'alucs may be determined using an equivalent fluid weight of 300 pcf This ,aluc includes a factor or sarct:, or 1.5. assuming the footing is poured against dense native sand. re-compacted on-site sand) soil or properly compacted ,tructural fill adjacent to the sides or footing . .,\ friction nicflicicnt or 0.3 ma:, he used to determine the frictional resistance at the hase or the footings. The coellicic'nt includes a fa(tor sa!Cty of I .5. Wall Drai1111ge Provisions 1<1r wall drnimgc should consist or a -I-inch diameter perforated drainpipe placed bd1ind and at the base ol"thc \\all i<,otings. embedded in 12 to 18 inches of dean crushed rod ur pea gravel II rarred II ith a laycr of filter fabric. Where applicable. in-lieu of co,11 ,ntional footing Llrains. \\Ccp holes (2". Jiarm:tcr of 10 fret on center) may be usi.:d frn site retaining \\all:,,. A minimum t8-ind1 \\ iJc 1.one of fre~ draining granular soils (i.e. pea gravel ur \\asheJ rud-..) is recommended to be placed ad_iaccnt to the \\all for the frrll height or the »all. The drainpipe at the base or the \\all should be graded to direct \\Uter to a suitable outlet. 1' 'all Backfill In our opinion. the e~isting on-site soil is suitable to be re-u.scd as wall. Wall hackfill slwuld 1.:unsi\t or imron~<l. frcc draining granular material. such as \\.'SJ)(fl (iravel Hornn,. In ~lrl'<h ,, hen: the ~pace is limited hct\\CCll the \\all and the t"ace ()f i.:,cavaliun. pea t,.ra, d ma:,. hl'. lh1..'d <h hncl-,_ !Jll \\ ithuut tnmpal..'tinn. \\·.:ti! hack till should ht.:: moi..,tun.: condi1inncd to \\ ithin aht 1 t1t 3 l"'L'rc1.·11t of tiptimum muistur-(' cnnknt. pl..ici.:d in lou\c. huri1nntal lilt... k .... .., than 8 ini.:hc-., in thi1..·k11..'...,...,, and ...,:,."ll'llli.llicall~ 1..·0111pacteJ rn ..i Jcn~c and ri...:L1ti\cl\ u11: idJing cpnditinn and 111 at k\lst 95 pc-1\.:L'nt or tli1..• ma.\1murn Jr:,. dt.::n'>it:. as dl'li.:rminL·d Ll:,ing ll''>l lllL'thod ·\SI :\'1 f) I )~7. \\ ithin ~ kL't nt· thi.: /l:1:21..' 7 (i~utc-chnical I _ngin~ering Report Proposed Retail Development-60 SW Sunset lloule1ard. Renton. WA {Jct,,ner 30. 20 1.1 wall. the bac~till should he c,,mpadcd \I ith hand-opcrakd equipment t,, at least 90 percent of the maximum dr: dens it,. CONSTRUCTION CONSIDERATIONS TEMPORARY KXC\\ATIONS 13ased on the current available information. \IC anticipate that the proposed construction "ill rc4uire excavations on the order of3 to 4 feel for the foundation construction. We anticipate the proposed excavations to mainly encounter loose sand to medium dense 1111 and weathered sandstone. All temporary excavations should be performed in accordance with Part N of WAC (Washington Administrative Code) 296-155. The contractor is responsible for maintaining safe excavation slopes and/or shoring. All temporary excavations deeper than 4 feet should be sloped or shored. Hased on the soil conditions at the site. lc,r planning purposes, it is our opinion that unsupported open temporar: excavations. if needed. may he sloped I H: IV or Hatter. Based on a rev ie" of preliminar, building layout and floor elevations provided IP us. it is our opinion that unsupported open cul excavation appear to be feasible. and temporary shoring to support the excavations are not needed. ·1 he temporary excavations and cut slopes should be re-evaluated in the field during construction based on actual observed soil conditions. and ma1 need to be flattered in the \\Cl reasons and should be covered "ith plastic sheets. The cut slopes should be covered "ith plastic sheets in the raining season. We also recommend that heavy construction e4uipment. building materials. excavated soil. and vehicular tralJic should not be ali<lllcd within a distance equal to J/3 the slope height from the lop of any excavation. '.\1ATERt ,\L RfTSt-: .\"<D SrRt'CTlR\l. Ft LL In the context of this report. structural fill is Jetincd as compacted fill placed under footings. com:rete stairs and landings. and slabs. or other load-hearing areas. The c,,ntractor should be aware that the on-site fill and \leathered sandstone ha,e a high tines cnntcnt and II ill become disturbed and soil when exposed lo inclement 11cather conditions. As a result. the esea,atcJ site matL·rial" ,,ill 1wt be ;",uitahlc l\.)r the JS -;trw.:tur:11 backfill. hut nm; he thL'd as had,1il1 in 1wn- ... trw.:tural an.·a~ (landscaring ..irea'-)). Structural till ..,hould consis1 l)f' impPrted \\cll-grade eianular mctteri,1\. such a, \\SDOT (ira,el Burnm ,,r ( ~BC Well-graded rec,clcd u•ncrete Pan( iH ). Inc. ficotcchni1..·al l·.nginccrin:s Rq1nrt l'r,,r<hcd Retail Ile, L'iopmcnl -(>(IS\\ Su1N:t lluulc, ,ird. Rcnt,ln. \L\ I lctPhcr .,11. 2111., ma) nl,u be cnnsidcrcd as a source of structural Ii IL l.1,c of rcqclcd wncrctc as structural fill ..;hould b~ cippn..i\ed h:,. the gt.?ntechnicul eng.in~er. STRl nTRAt. FILL PL\(D1E'iT A '-D CO\IP-HTIO>, Structural fill should be moisture conditioned to II ithin about _, percent of nptimum moisture c,>ntent. placed in loose. horizontal litis less than 8 inches in thickness. and systcmatirnlly rnmpacted to a dense and relatively un, ielding condition and to al least 9S percent of the maximum dry density. as determined using test method ASTM D 1557. Depending on the type of compaction equipment used and depending on the type of till material. it may be necessary to decrease the thickness of each lit\ in order to achieve adequate compaction. PanGHl can provide additional recommendations regarding structural till and cumpaction Juring construction. Wn WEA niER EAR rlfWORh: In our opinion. the proposed site construct inn may be accomplished during \\Cl \\Cather (such ,is in \\inter) \\ithout adverse!) affecting the site ~tability. llo\\C\er. ca11ln\ork construction pcrfurmeJ during the Jric.:r summer months likely\\ ill be more eronomical. \\."inter construction \\ ill require the irnplemr..:ntation of hesl management erosion and sedimentation i.;ontrol practices to rcdtKe the chance of otl~site sediment transport. Some of the site soils contain a hig.h percentage of fine~ and arc moisture sensitive. /\ny fooling :-.uhgrade soils that become softened either h) disturbance or rain foll should he removed and replaced "ith structural till. ComrnllcJ Density Fill 1CDF). or lean-mi., concrete. (,eneral recommendations relative to eartlrnork performed in wet cnndilions arc presented bcl,m: • 'iitc stripping. c,rnvation and subgraJc preparation sh,,u!J be folhl\\ed promptly hy the placement anJ ,olllpaction of clean structural fill or CllF: • 1"11~ ..,j;:c.,; and t,:.pi..: n!' i:onstn1<.:tion c4uip111cnt u:-,,eJ rna::,. J1a, i..: tn he limited tP prL·, i.:-11t y1!1 disturbance: • !"he grnund ~url~1cc \\ ithin th1,.· construction an.:a ..;llpulJ he gradt.>d to JWP1nnte run-off of -.urface \\ater and to pren:nt the [hmding 111'\\akr: • fklh.:-:-, n( ... tra\\ and tir ~L'lllt.:\1ik: '.'->ill knee\ \h1)u/d he "'l!r.tli.:g.icul!:, ll1c1tcd t1i Lllllll"til tTtl:-;ion and thl.' m11\cn1i..:nt nf,..oil: /\111( d .(). I Ill" (icoh:-clmical Lngincering Report Proposed Retail Devclupment -(,II SW Sunset Bouk,ard. Renton. W,\ October 30. 20 l J • Structural till should consist of less than :i 01, lines: and • Excavation slopes should be covered "ith plastic sheets. s1:RfACE DRAl--;AGE A,n EROS10, co,slDE:RATIO,s Subsurface Intercept Trench Drainage: Based on the moisture condition of the site soil ohserved in the borings near the surface and the generally sloping ground cundition. we recommend that a trench drain be installed along the north and west property lines to intercept the potential groundwater seepage to improve the long-term performance of the pavements (see Figure 2 for approximately locations). The subsurface trench should be 4 Ice! deep and should consist of 4-inch diameter pcrfi.1ratcd drainpipes placed near the hnttom of the trc:nch. A 4-inch layer of pea-gravel or clean crushed rock should be placed beneath the 4-inch drainpipes. Water collected in the drainpipes should be tight-lined and discharge to an appropriate outlet. The trench should be backfilled \\ith dean. free-draining 3/8 inch minus pea gravel or crushed rock to 12 inches helm, the tinish grade. The linal 12 inches of backfill should cnnsist of imperviuus material compacted to a minimum of90 percent of its maximum dry density or asphalt pavement. Surface Drain"ge: Surface runoff can he controlled during construction hy carelul grading practices. Typically. this includes the construction of shallow, upgrade perimeter ditches or km earthen berms to collect runoff and prevent water from entering excavations. Temporary erosion control may require the use of ha) hales on the dov. nhill side of the project to prevent \\ater from leaving the site and potential storm water detention to trap sand and silt before the \\atcr is discharged to a suitahle outlet. All collected \\ater should be directed to a positive and permanent discharge system such as a sturm sewer. It should be noted that the site soils are prone to surficial erosion. Special care should he taken to avoid surface \\atcr on open cut c~cavations. and c~poscd slopes should be protected "ith visquccn. Temporar, provisions ma) also be required such as the use nfquarr) spalls at the entram:c to the constructinn site to reduce the rossibilit) of the olhite transport nfsoil on the truck tires. Permanent control pf surfar..:c water anJ rnof runoff ..-.hnuld be incorporated in the linal grading Jc..-.ign. In addition lo these sourct.:'~. irrigation anJ rain\\alt'r infiltrating into the rrPpo:--.cJ land-.cap\!<l and plant.er area~ a~iaccnt !{) pa\TJ areas or huilding it..rnndations shnuld also he urntrollcd . ..\II cullccted runoff should he directed int,, cnnduiis that carr, the \\atcr a·,, a_, Ii-um the pa\cmcnt or ..-.trui..'.turc and into storm drain -.:sh:111-, ur nlhcr ;1pr,n11~riate ciutk'h. vk~quati: Pa~~-1 0 ,~;111(il ( ). lih.:, ( icPttchn ica I I ·.ng inc1..'ri ng Rep( irt l'r,,r,hcd Retail Dch·lop111c11t -<,() 'i\\ 'iunsd lloulc1ard. Rmllln. \\.'\ t >cwkr :rn. 21J I , ,ur·1:u.:c gradient~ :-.hould be incorporated into tile gr..iding dc-.;ign such that -.;urfoce runulT i\ d irectcJ a\\ a~ fr1Hn :-.tructurcs. ADDITIONAL SERVICES f"o confirm that our recommendations are properly incorporated into the design an<l etmstructiPn of the proposed addition. PanGFO should be retained to rnrn.lucl a revic" of the linal prujcct plans and specifications. The Cit~ of Renton ma~ also rcquirt.:: gcoteclrnical construction in~pection \Crvices. PanGLO can provide JOU a co~l estimate fi:)r construction monitoring services at a later date. We anticipate that the following additional services \\ill be required: • Rev ie\\ tinal project plans and speci licatinns • Vr.:rif: implementation of erosion control measures: • rntlualc and confirm the stability ()fkmpnrar: e\cav:.1tion slorc<.;; • Vcri(y ade4uacy oi'frH.1ting suhgrade: • Verit~ the adequacy of subsurface drainage installation: • Confirm the adeqtWC) of the comraction of structural hackfill: and • Other consultation as may be required during con\lruction Modi tkat ions to our recommendations presented in th is report may he ncccssar). based on the <Ktual conditions cncountc-red during con~tru~tion. CtOSl'RE \lie have rrcrarcd this rcrort for Mr. Rarn10nd Ng and the rrojcct design team. Rccomrncndatiorn, contained in thi'.'i repn11 arc ha'.'icd ~)fl J silc n:connai~sancc. a subsurfo.ce exploration program. n:vic-w of" p1..:.'rti11ent suhsurfacc information. and our unJerstanding of the project. The ~tud} ,,as performed U\itlg a mutually agrccJ-upon '.-!-COf""C ofwnrk. Vuriation"> in soil condition:-.. ma: L"".,ist hct,,ecn the l~h..:ation-.; nfthc c,plnratiun:,,, and till'." al..'.tual cPfH.iitions under/_'.' ing lhL· ~ite. The nature and 1..·.,1c111 nr,pi/ vari~ilion" ma; rH'l he c\·id1.'nl 1rntil cPll'.-.ll'llL"[ion occurs. It" any -.,nil 1..·u11Ji1i1lllS ~ll"L' cnc~HJJ1h:ru.l at 11H." 'iill' t/w[ are dilh.'l\.'111 l'rorn tllo'->I.'. dt~..:rihcd in thj,,, repnrL \I..L.' '--IHttdJ he rhllilicd i1111ncdi;itl'i_> In 1\.:\ iL'\\ till' applicahili1_, ti!- /';n1lr!.l). lnc. ( ieutcdrnical l.·.11gincering Rl.'rurt Pr,1po,cd Retail lkvelupment -(10 S\\ Sun,ct Buukvard. Renton. W.\ C ktohet· :10. :>O I 3 our recommendatinns. :\dditionall). we ,hould alsn he nlltilicd tn rcvie" the applicahilit) ol',,ur recummcnJatinns if there arc an} d1angcs in the project -;c<)pe. The scope of our work docs not include sc:rviccs related to construction safety precautions. Our rt'cnmrncndations an: not intt.:'ndcd to din:ct the contractors· methods. techniques. sequences or procedures. except as spccifical1 1 described in our report for consideration in design. /\dditionally. the scope of our work specifically excludes the assessment of environmental characteristics. particularly those involving hazardous substances. We arc not mold consultants nor arc our recommendations to be interpreted as being preventative of mold development. A mold specialist should be consulted for all mold-related issues. This report has been prepared fix planning and design purposes for specific application to the proposed project in accordance with the generally accepted standards of local practice at the time this report was ,Hitten. No warranty, express or implied. is made. This report ma, be used only b) the client and for the purposes stated. \\ithin a reasonable time from its issuance. Land use. site conditions (both off and on-site). m other factors including ad,ances in our understanding of applied science. may change over time and could materially affect our findings. Therefore. this report should not be relied upon atier 24 months from its issuance. l'anCiEO should be notified if the project is dcla1ed b) more than 24 months from the date of this report so that we ma) review the applicability of our conclusions considering the time lapse. It is the client"s responsibilit1 to see that all parties to this project. including the designer. contractor. subcontractors. etc .. arc made ,mare of this report in its entirety. The use of information contained in this repmt for bidding purposes should he done at the contractnrs option and risk. An, part) other than the client "ho "ishcs to use this report shall notif) l'anGH) of such intended use and for permission to mp) this report. llascd on the intended use of the report. PanGLO ma) require that additional work be performed and that an updated rcp,1rt J,c reissued. :\nnco111plia11ce with an) uf these requirements "ill release Pan(iLO from an) liability resulting from the use this report. W.: appreciate the oppnrtunity to be of,crvicc. ,~an( ii.<). In~·. ( icu!L:drnical ( ngi11ecring. R1..·p11rt l'rupuscd Retail lk\c'l<1[ltllcnl (,0 S\\ Sunsct llouk,:ird. Rent""·\\-.\ t >ct<1bcr ,o. 2111 .l -- Michm:1 H. Xue. P.L. '>icw I.. Tan. P.l-.. Si:nillr (ieotedrnical Engineer Principal Cicokchnical Enginctr Fndosurcs: 1:igure Figure ~ rigure .~ 1-"igure 4 hgurc 5 Vicinit, \-tap Site and L.,ploration Map Term 5, and S) mh(1b for Bnring and !'est Pit Logs l.og ofTc·,t Borings Ill I-I Lng uf Tcst Boring~ !llf • .:! P:1n( ,I < >. l11l·. (ii:ukchnical l--:ngin~t.:ring Rcrort Proroscd Retail Dc,clopmcnt -60 SW Sunset BoulnanL Rrnlon. WA ( ktuhcr .10. 201 .l REFERENCES International Cude Council. 2009. /111erna1io11al !Jui/ding { 'ode 1/B( ·1. :'009. lfooth. D. B .. Tr,1ost. K.l, .. Wisher. A I' .. 2007. The {ieo/ogic .\lap o(King Co11m1·. /l'ashing/on. scale I: I Ill/. 00(). W S DOT. 20 12. S1wulard .\11ecif ical io11.1Ji1r Road. !fridge and .\f1111ic1j,al ( 'om/ruclion .. \I -I I - I 0 l'a~t:' 1-4 ! ·?. ··, .c • L ril<Pf,:}gp _ t'iif,~ Bryn Maw·-Skyway -. : • I ·: I S lJ:lrrl S: • / e In("/.: ti I Vf'' I 1Tlly 1 i.l, Ct=r"'t'· \ :·,,1::0.1;.1.~:I,, 1:" ·. 1,;,._1' .•• ""'l!, ·- • Gt'P~ C::: L 1/(ljl i'\.1i:-i-r11Jr-,.a/ cil::'i!C"h ,..-~iii. Ii 4tr St Approximate s, Site Location R7Li:f'''Y·""'" • r .. ~, 1-·.i::1 ,. 1, I c,. . sGrad"I 'l< .,, • 1·'.f'drir ,111'N"J rh,·:r11a,~ • r., .. ,-1•~i"l.-11t:"'1\1rJ / NTS Reference Google Map I I_)anGE .. IJ;\ 1 Proposed Rerail Dev~lopm-:r _____ VICINITY MAP ----1 1 W 60 SW Sunset Blvd I ! • " c o Jf p o " ... t I o ) Renton, WA --------,--·----J 13-200 i, 1 ~--------------· --·---------------· _ __L_ ___ ----- 1 I C[C:,L~:~) ~ l)C' 1 Ac-,,0 , 1 ~,,I '3orir"J i ,c.,l,~'1 .g •• --··-----::--~ .. .-· -. I l f.:<.F'LORA TION ~LAN SITE ANl . RELATIVE DENSITY I CONSISTENCY SAND I GRAVEL . SILT I CLAY SPT Approx. Relativr, SPf Approx Undramed Shfw Dr,ns1ty N-vc1luris Density(%) Consi-,;tency N-value,; S!rength (psf} Very LOOSF! .4 ··15 Very Soft _, ··250 LOO'>P. 4 to 10 15 -]5 Sol! 2 to 4 250 -500 MP.J Dense 10 to 30 JS. 65 Med. Stiff 4 to 8 500. 1000 Den">e 30 to 50 65-85 Stitt 8 to 15 1000 · 2000 Very Den<,e -so 85 · 100 : Very S11ff 15 to 30 2000 -4000 Heird ,Jo >4000 UNIFIED SOIL CLASSIFICATION SYSTEM MAJOR DIVISIONS Gravel 50% or more of the coarse lract1on retamed on the #4 sieve. Use dual symbol~ (eg. GP-GM) for 5% 10 12% fines. Sand 50% or mOfe or the coarse fraction rassing lhe #4 sieve Use dtia symbols (eg. SP-SM) for 5% to 12% fines. S1lt and Clay 50'%of more p;issing f200 s11wc GRAVEL (<5% fines) GRAVEL (> 12% fines) SAND f<5% fines) SANO (> 12% fines) Liquid Limit < 50 Liquid Limit > 50 Highly Organic Soils GROUP DESCRIPTIONS Well-graded GRAVEL Poorly-graded GRAVEL Silly GRAVEL Clayey GRAVEL Poorly-graded SAND Silty SAND Clayey SANO SILT lean CLAY Orgarnc SILT or CLAY Elastic SILT Organic SILT or CLAY PEAT Notes: ! So11 e1plorat1on logs contain material descriptions based on visual observation and field tests using a system mod1f1ed from the Unrform Soil Class1t1calion System {USCS) VVhere necessary laboratory tests l1ave been conducted (as noted 1n the 'Other Tests" column). unit descnpbons may incluae a class1ficat1on Please refer !o the d1scuss1ons in the report te(! for a n1ore complete descnphon of the subsurface cond1trons. 2 The graphic symbols given above are not inclusive of all symbols that may a.ppear on the barehole logs Other symbols may be used where field observations indicated m1)ed soil wnshtuents or dual consbtuent materials DESCRIPTIONS OF SOIL STRUCTURES Layered: Un.ls of materral distmgu1shed by color and/or compos1t1on from matenal units above and below Laminated· Layers of soil typ·1cally O 05 to 1mm thick max 1 cm Lens· Layer of soil that pinches out laterally lnter!ayered: Alternat'lng layers of differing soil material Pncket: E1ratic d1scont1nuous deoos1t of limited extent Homogeneous Soil wrth u:11fcn'1 color and compcs1t1on throughOut Fissured: Breaks along def1nea planes Sl1ckensided: Fracture p!anes that are polished or ~lossy Blocky: Angular soil lumps that resist breakdoJwn Disrupted: S01I that 1s broken and mixed Scotlered: Less ttian one per fool Numerous· More than one per foot BCN: Anqle between bedding plcme and A plw1e nor'h1a1 to core axis COMPONENT DEFINITIONS COMPONENT SIZE I SIEVE RANGE COMPONENT SIZE I SIEVE RANGE Boulder: > 12 inches Cobbl11')· 2 to 12 1ncl1es Gravel Cnarse Gravel: 3 to 3/4 inches Fin<' Gravel }4 ,r,ct1es to =4 sieve . PanGE@ I N C O A P O A A T £ D Phone: 206.262.0370 Sand CoarsP. Sand· #4 to #10 SI€,'€ 14 5 to 2 Cl CJ"ll'li Ml'!dmm Sand: #1 D tu .1140 s,eve \2 J le C 42 1-,,r,1 F1mi Sand: #40 to #201) s,e,.~ 1,042 to Q 07 4 •:1rrJ Sdt ,J '(!. ·~, (, •{,?' W1 Clay C, ·"':,) Terms and Symbols for Boring and Test Pit Logs TEST SYMBOLS for ln Situ and Laboratory Te-.h ll'>ted m "O!hf'f Tesh" column AH Atte1t.,ery l 1rn1t T esl ::imp ,,~crnpact,cn ;,~s::, ·~,m C:cnso>tl1at,r:;n JD Cry C;ens1iy L!0 Direct S111:ar '.OF t01'!es Content GS Grain Size Perm Permeability pp Pocket Penetrometer p R·value SG Specific Grav11'y TV Torvane TXC Tr1axial Compression ucc Unconfined Compression SYMBOLS Sample/In Situ test types and intervals /\J1 2·inch OD Split Spoon. SPT LJ (140-lb hammer 30" drop) ~ 3 25-inch OD Spilt Spoon ~ {300-lb hammer. 30'' drop) IJ Non-standard penetration [I lest {see bonng log for deta;lsJ I Thie wall 1Shelty) t"be Grab Rock core Var.e Shear MONITORING WELL Groulldwater Level at 11me of drilling (A TD J Static Groundwater Level Cement .1 Concrete Seal Ber.tonite grout: seal S1l1ca sand bac~f1II Siotted tip ~,i~>'lQ/'. 6ottou· rJf BCiflnq MOISTURE CONTENT Figure 3 Proiect Job Number Location ::oord1nates Proposed Retail Development 13.200 60 S\N Sun~e1 Blvd_ Renton. Washington Northmg Easting· _j o, Sufface Eleva1ion Top of Casing Elev Dnlling Method. 1 Sampling Method -L_ ------~ - -36 5' Hollow Stem Auger SPl N·\/alue A Moisture LL i1 MATERIAL DESCRIPTION I PL I ----•------j 10 12 14 ' --"-J 3 3 6 7 3 7 22 23 30 18 22 31 ! I --·---'-··-· >, (J) I ~ROD 0 Approxinlately 0.75-inch of asphalt over about 5-inch of gray-bro:wcc:n-. --t:'77.'177m'77.'77.7.' 1 j ~,_avelly SAND/sandy Gravel Unit 1 : Fill --------~-~-- I, 1 , 1 Loose to medium dense. very moist. brown, silty SAND (SM). some gravel i_J j j.· -1}---Unit 2: Comptelely to Highly Weathered Sandstone medium dense. moist. yellowish brown. silty SAND (SM). comple1e!y I i -I weathered Sandstone -Becomes light brown-yellowish brown. medium dense. silty SAND (SM) trace fine gravel. completely weathered Sandstone -Becomes yellow1sti brown. very dense. silty SAND (SM). highly weathered Sandstone. ~-1--~~--~-~---~·~- I Boring terminated at about 11.5 feet below the surface" f i was not encountered dunng drilhng Groundwater I ' I I I ' _j _______ _ Rewvery ~ 100 C1_:1:ip.let1l:n Depth L •,He Borehole Stc1rtect· i.•dte El :.,rehole Coniµh.:cted \_,:.~ged 8y 11 5ft Y/11/13 9,11,13 1--~MX P.emarks Acker Portable Dill Rig S1andard Penetral!On Test (SPfi sampler driven with a 140 lb t1ammer using a rope and cathead droppmg 30 inches per st•okB l.1i"tl!1ng •:ornpany CN Drill•11g PanGE@ LOG OF TEST BORING BH-1 INCORPORATED Figure 4 :"1;e stra11f11...at1on line$ rP.present aµpro:>:irnate boundaries Hie tr.:rn!,,tl()n may tJ~ ~11,~dual Sheet 1 of 1 F'rOjf'Ct Job NumbP.r l.ocat;on Coo1dinates € .c C. (I) 0 0 2 4 ' J i 0 Ji z !!/ : "*-i a. E :-~I "' <J) 'ii)! ---·-·rr· : \/I s 1 X I /_j I I I i I 1 n ! I\ 'I' ' S-2 : V i l i u ' I : ·1 , H I 1\ /] ...j I 11' ' I"' ', S-3 ) , 6 ' : : \i t' ',i ' -, Proposed Retc111 Developrnent 13 100 Surf<:H:e Elevation -40' 60 SW Sunset Bi',1d. Renton Wash1nglon Nor1h;ng Easting l DP of Cas111g Flev nr111111g Mt!!hod Sarnpl1ng -1.tlethod Hollow s1~1m Auge1 $Pl Sc (0 "' " 0 ii'i 4 6 3 4 4 3 6 11 1-- 0 -" E MATERIAL DESCRIPTION (I) >, .c (/) i5 I i ----4APProx1rnate1y -o 75-1nch-of-Aspha1t Pavement ~ ------------~---! Unit 1: Fill I I I I • , 1 11 Medium dense. moist to very moist. dark brown brown. sandy SILT (ML)ls1lty SAND !SM). trace gravel. j I, t!JJt_ · unii-2-, -comp1e-,-.,-y-tOh-ig_h_ly_W_eilther8d SandSt-on_e ___ _ Loose. very mmst to wet. brown. silty SAND (SM). trace fine gravel. completely weathered SANDSTONE -Becomes light brown-orange. silty SAND (SM) w11h trace gravel. medium dense. very moist to wet. visual water on the upper 12 inches of the sample Pl ~- i ~ROD lo I); / 8 ' ;'! 4 -Becomes light brown-brown. silty couarse SAND iSM), medium dense. very moisl compeltely to highly weathered SANTONE S-4 j / 12 10 14 1e -Becomes very dense. silty SAND. damp to moist. highly weathered SANOS-F)NE !--------~~------------------ B0r111g u,·,111naled at about 11 feet below the surface Perched j groundwa1er at about 5 feet during drilling ~ Value.& Moisture LL • j Recovery~ 50 100 Cr,nirlet1on n~:p1ri [:Jte; F3urehole Started 11 Of-1 CJ111:1 J IJ,'11:'t'; fH,1X Remarks Acker Portable Dill f~,g Stanrlard Pe1drat1o•i Test 1.SµT) sar'lplf'r r.lr1~·e11 w1H1 a 140 lb hamr:1er 1Jsrng a :,1µc c1n,1 cathe,HJ ,jrcpp111g :/} inches ;)er sl1oko;c [ ,1tP. Hore hole Cu1Ppl0tF<I l ')'J<1'..r1 P.v '. .,,1,,.:~-1 -.-.·.,in 1 panv CN [)fl!lirHJ !NCORPORATE.0 LOG OF TEST BORING BH-2 Figure 5 Sheet 1 of 1 .. NG COMMERCIAL MIXED USE OFFICE/RETAIL BUILDING TRIP GENERATION STUDY CITY OF RENTON Prepared for Richard Causey 16518 203rd Pl. NE Woodinville, WA 98077 Prepared by TraFF. NORTl-fWE:ST TRAFFlC EXPERTS 11410 N.E.124111 St., #590 Kirkland, Washington 98034 Telephone: 425.522.4118 Fax: 425.522.4311 June 14, 2013 • TraF/'@;x June 14, 2013 Richard Causey 16518 203rd Pl. NE Woodinville, WA 98077 NC!RTHWE TRAFFIC £XPERTS 1·,~::-1 :f 1?,':!h ~t.. #~.~C '\11kia:1rl '/it1 9~.0JI ~hen,~: 4?:1.5?/ 411g Fax: 4?5.52? 4311 Re: NG Commercial Mixed Use Office/Retail Building -City of Renton Trip Generation Study Dear Mr. Causey: We are pleased to submit this trip generation study for the NG Commercial Mixed Use Office/Retail Building located on the Northeast corner of the intersection of SW Sunset Blvd./Hardie Ave. SE in the City of Renton. The proposed building consists of 2,711 sq. ft of retail space on the lower floor and 3,127 sq. ft of office space on the upper floor. Access to the site is a driveway to SW Harris Place. This study calculates the site's trip generation to determine if a Traffic Impact Analysis (TIA) is required per the City of Renton's "Policy Guidelines for Traffic Impact Analysis for New Development". The guidelines call for preparation of a TIA if 20 or more peak hour trips are generated by the proposed development PROJECT DESCRIPTION Figure 1 is a vicinity map showing the location of the site and the surrounding major street network. Figure 2 is the preliminary site plan of the proposed mixed use facility consisting of a 2,711 sq. ft. lower floor and 3,127 sq. ft upper floor of the two story building. The lower floor retail area will be used as a showroom and sales area for kitchen cabinets. The upper floor will be used as general office space. The site is bounded on the south side by SE Sunset Blvd., on the west side by Hardie Ave. SE, on the east side by a Walgreens driveway and on the north side by SW Harris Place. Access to the site is limited to a commercial driveway to SW Harris Place. SW Harris Pl. functions as a joint use access with Walgreens or as an alley. Frontage improvements including curb, gutter and sidewalk exist on SW Sunset Blvd. and Hardie Ave. SW. Page 3 TraH@Jx TRIP GENERATION The proposed Ng commercial building is expected to generate the vehicular trips during an average weekday and during the street traffic peak hours as shown in the following table: TRIP GENERATION FOR NG COMMERCIAL MIXED USE PROJECT Lower floor Retail 2,711 SF Time Period Trip Rate Trips Entering Trips Exiting Total 60 60 Average Weekday 44.32 120 50% 50% AM Peak Hour 1.00 2 1 3 61% 39% PM Peak Hour 2.71 3 4 7 44% 66% u IDDer Fl oor ice ' Offi 3 127 SF Time Period Trip Rate Trips Entering Trips Exiting Total 17 17 Average Weekday 11.01 34 50% 50% 4 1 AM Peak Hour 1.55 5 88% 12% PM Peak Hour 1.49 1 4 5 17% 83% Total Both Floors Time Period Trip Rate Trips Trips Total Entering Exiting Average Weekday 154 AM Peak Hour 8 PM Peak Hour 12 . ~' . Page4 TraF~ 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. The trip generation is calculated using the average trip rates in the Institute of Transportation Engineers (ITE) Trip Generation, Eighth Edition, for General Office Building (ITE Land Use Code 710) for the upper floor and Specialty Retail Center (ITE Land Use Code 814) for the lower floor. Specialty Retail land use was selected for the lower floor since there is no specific ITE land use category for a kitchen cabinet store. These trip generation values account for all site trips made by all vehicles for all purposes, including resident, visitor, and service and delivery vehicle trips. NET NEW TRIPS FOR THE PROJECT SITE The project site was formerly occupied by car sales lot. The sales office on the lot was approximately 1000 sq. ft in area. Using ITE trip generation rates for a new car sales lot (land use code 841) the car lot would have generated 33 daily trips, 2 AM peak hour trips and 3 PM peak hour trips. Since those trips no longer exist, they should be subtracted from the trips generated by the proposal to determine the net new trips generated as a result of the development as shown in the following table. Net New trips As A Result of the Proposed Development Proposed Time Period Ng Minus Previous NetNew Office/Retail Car Lot Trips Trips Bldg. Trips Average Weekday 154 -33 121 AM Peak Hour 8 -2 6 PM Peak Hour 12 -3 9 • Page 5 TraF~ SUMMARY, CONCLUSIONS AND RECOMMENDATIONS The proposed NG Commercial Mixed Use Office/Retail Building is calculated to generate a maximum of 12 peak hour trips (9 net new trips) which is less than the 20 trip threshold that would require the preparation of a Traffic Impact Analysis. Therefore no further traffic analysis is required per City of Renton guidelines. We recommend that the project be constructed as shown on the site plan with a commercial driveway access to SW Harris Place. If you have any questions, please call 425-522-4118. You may also contact us via e-mail at vince@nwtraffex.com or larry@nwtraffex.con:i. Very truly yours, ' I / i I / I i ,,/ . j / f I ./ --. / 'I r-·---I __ / -(...__,._ /f /1 1 I I I . / / ../ !_,1 L Vincent J. Geglia Principal TraffEx Larry D. Hobbs, P.E. Principal TraffEx 1.l,'r,11 .r • ',:, . ;·I'~(•' [ ' ,' ,.1 ·1,•, ,; ;• :- .. 1\ :• f,i. rf ~\' ·I·,, I ' 'RENTON .i' •. .. Pro~t Site -· •,, ,'; :. " ·•, ,, M Ng Commercial Office/Retail Building Vicinity Map • ,1 i ·,I - .. .. Ttef_;rlf NORTl(l\·t..-sr TRAF~-IC £,\PERTS -- 1••1'• ' ' I 'I I :t 'nl _,f DOWNTOWN RFNTON Figure 1 .~ I ' I • / ; I r j _;, 11 •· ... f .. i" . { ' -~ .. -- ' Ng Commercial Office/Retail Building Site Plan •. ·,f-· ..... _. ~-. . ' j. . ' I ' ·.; . f I Figure 2 Prepared By: LITCHFIELD ENGTNEERlNU ===-----.. ·------------·----c.~----·"-=---------- PRELIMINARY STORM REPORT for the NG Building Prepared for: Skyway General Contractors, INC. 6622 S 1241h Street Seattle, WA 98178 Keith A Litchfield. P.E Date Issued: November 5, 2013 Revised: December 6. 2013 ,:.:s;11.s1· \\'/-;Nl-1•; \:J. • h/i{J;l,_-\.'-:/1_ 11\!Ni::I /'H -1~:·;-;..;~J-:-)11:;s r:_\\ -1::::>·~:.:!1-ri-;-:1'.1 Contents SECTION 1: Project Overview .. SECTION 2: Core and Special Requirements. .. 1 4 SECTION 3: Discharge at Natural location................. . ............................................................ 4 SECTION 4: Offsite Analysis.. ..................................... ............................................... . ....... 4 SECTION S: Flow Control...... ...................................... ................................................... . .. 5 SECTION 6: Conveyance System .................................................................................................... 5 SECTION 7: ESC Analysis and Design ........................................................................................... 5 SECTION 8: Maintenance and Operations ..................................................................................... 5 SECTION 9: Financial Guarantees & liability ........ . . . ... . ....................... .. .............. . ............. 6 SECTION 10: Water Quality ........................................................................................................... 6 SECTION 11: Other Adopted Requirements .................................................................................. 6 SECTION 12: Floodplain/Floodway Delineation ............................................................................. 6 SECTION 13: Flood Protection Facilities....................................................................... . .. 6 SECTION 14: Source Control . . . .. . . ....................................... 6 SECTION 15: Oil Control ................................................................................................................ 6 Sf CTI ON 16: Aquifer Protection Area ............................................................................................. 6 APPENDIX Report Figures SECTION 1: Project Overview This Technical Information Report is submitted in support of the redevelopment of the project known as the Ng Building. The project is the redevelopment of 0.29 acres of commercial property in Renton, Washington. The site is presently developed with a small commercial building and parking lot which is currently vacant. The existing building and parking areas will be removed. Project site improvements will consist of constructing a 6,136 square foot (SF) office building, modifying additional parking lot, hardscape improvements and installation of landscaping. See Existing and Developed Conditions Map on the following pages. ,,.,,......, i I ~ ~ Frontage improvements include 7.5' right-of way (ROW) dedication, installation of 8' planter and 8' sidewalk on Hardie Avenue SE; the existing sidewalk will be removed. The improvements on SW Sunset Boulevard include an 11' ROW dedication, 8' planter and 6' sidewalk; the existing sidewalk will also be removed. No improvements are required on SW Harris Place and the existing commercial alley will remain. The property is rectangular shaped and is located at the northeast corner of the intersection ol SW Sunset Boulevard and Hardie Avenue SW. The property is bordered along the north by SW Harris Place and to the east by commercial developments. The City of Renton Soil Survey Map, Reference 11-C, indicates Urban Land series (i e .. Ur) ;it th,, site. A copy of this map 1s included in the Appendix for reference. This soil i--dc•fincd as soil that has been manipulated, disturbed or tra1sported by mankind. Soil characteristics vary per site; a Geotechriical Report will be prepared and submitted under sep,irate cover. 1 \ I ' \ ' '· I ,, , ·, ' ' \ ' I \ I \ l ~ I t C 1', I\ -· 'I ' I ' \ ' ' ' I ' \ ' \, ·, \ ' \ \ ' ', ,• \ '· • ._ \ \ \ \,. I --' ' \ ', \ \ \ \ \ \ ' \ \,. \ ' \ ·, \ ' ' \, I \, ' ,-- \ ' ~- ' I , \. I I \ \ l I \\ :W,, .\ I I ,. ... _ It- '\ I I (l \ Ii 't I I 'j., t I•. ~I I -~-'I,--".---~---• 2 nrsJM' Cf6D!!0"i SW4°r- '>II ~· 1/.6'.~ :,;. -.x!XA 11(,i/ ' ; o< 9 Dr.SlN;' ;Qril)l\r_A~ "''* ::,.Ji\J II' I I \ ' I \ ···--\ -· ' \1 r VNi ! _g. t hT.~l i. ':I' --- ' .] SECTION 2: Core and Special Requirements To obtain preliminary approval with the City of Renton, the relevancy of the 8 core and 6 special requirements per Section 4-6-030 of the Renton Municipal Code (RMC), KCSWDM are required to be addressed: • Core Req. #1 -Discharge at natural location • Core Req. #2 -Offsite Analysis • Core Req. #3 -Flow Control • Core Req. #4 -Conveyance System • Core Req. #5 -Erosion & Sediment Control. • Core Req. #6 -Maintenance and Operations • Core Req. #7 -Financial Guarantees & Liability • Core Req. #8 -Water Quality • Special Req. #1 -Other Adopted Requirements • Special Req. #2 -Floodplain/Floodway Delineation • Special Req. #3 -Flood Protection Facilities • Special Req. #4 -Source Control • Special Req. #5 -Oil Control • Special Req. #6 -Aquifer Protection Area SECTION 3: Discharge at Natural Location This project proposes to redevelop the property with a new building, parking and landscaped areas. The existing site is presently covered with 100% impervious surfaces. Runoff from the existing site and proposed improvements will sheet flow to the east as in the existing condition. A field review of the site-specific topography clearly indicates that the developed drainage will discharge to the natural location situated downstream and to the east of the project site. SECTION 4: Offsite Analysis The site (see photo below) slopes from northwest to southeast towards SW Sunset Boulevard. Photograph 1: Existing site conditions 4 The runoff is tributary to the existing catch basin at the southeast corner of the site (see photo). This catch basin collects runoff and conveys the drainage to an existing tightline system located within the commercial driveway to the east of the subject site. The runoff from here is directed south into the existing public tightline system with SW Sunset. Based on available mapping and topography the storm system appears to connect to the existing public tightline system within Sunset Boulevard. At this point conveyance is to the southeast where discharge is eventually made to the Cedar River. Photograph 2: SW Corner of Project Site Downstream Concerns & Effects of Proposed Project; Discharge from the developed site will sheet flow across the property in a similar fashion as it does presently. The downstream drainage system consists of a series of catch basins and closed pipe systems. No adverse impacts to the downstream system are anticipated or expected. SECTION S: Flow Control A peak flow control system is not planned for the project as the site lies in the Peak Flow Control Standard (Existing Site Conditions) per City of Renton Reference 11-A. By site design the proposed developed conditions will decrease the impervious area of the property. Based on this it can be noted by rnspection that a reduction will occur in the 100-year peak flow. Therefore the project is exempt from a formal peak flow control system. SECTION 6: Conveyance System The on-site drainage conveyance system is planned to be constructed of a series of catch basins interconnected with 8" PVC pipe. The pipe capacity will be checked for adequacy during the construction document preparation phase of the project. SECTION 7: ESC Analysis and Design The project site is presently a commercial business property that is covered with asphalt anc! roof area. It anticipated that the ESC facilities will be fairly minimal and are expected to silt fencing (if necessary), rock construction entrance (if necessary), and catch basin filter in,crts. SECTION 8; Maintenance and Operations Given the scope of the project, a formal stormwater control system 1s not required of tlw project. The stormwater system, catch basins, pipes and site pavement areas will be privateh, maintained. It is anticipated that the standard City of Renton and/or Kinp, County Maintenance 5 & Operation guidelines will be adequate for the completed project. Maintenance and Operations guidelines will be provided in the Technical Information Report that accompanies the project documents. SECTION 9: Financial Guarantees & Liability Financial Guarantee & Liability commitments between the property developer and the City of Renton will be established at the time of permit issuance. SECTION 10: Water Quality Water quality is not required since the proposed PGIS is 4,075 SF which is less than the 5,000 threshold. SECTION 11: Other Adopted Requirements A review of the Renton SWDM was performed and no additional requirements were determined to be required. SECTION 12: Floodplain/Floodway Delineation Per City of Renton mapping the site does not lie within a floodplain or floodway. SECTION 13: Flood Protection Facilities Not applicable to this project. SECTION 14: Source Control Not applicable to this project. SECTION 15: Oil Control This project is not considered high-use therefore oil control is not applicable to this project. SECTION 16: Aquifer Protection Area This project is not proposing any open ponds or ditches therefore there are no additional requirements for this project. 6 . . APPENDIX Reference 11-A Flow Control Standards Fluw Con!rul llurahon St<mdard (EJli~linq Si\0 Cund;bons) tlow Control Oura\iOO Star,dmd (foresled Co11drt10ns1 i:::J Renton City lJITIIIS [:.'J Pot1111lial Anne1<.atlon Area -·_:,, "...._ ____ . Flow Control Application Map N A p,,,,r,.,.r 1,,412r:10 1 ,,y.,f 0 -==--~ ' Miles • • "" ""~ ·, ' Reference 11-C -· City of Renton Soil Survey Map 1·,,r.w: v,1.,~~ ::,,i;:-,v. ',\·;:nr.r LJ!~1ty C , ·.,,,, .,.,.a,,,~ n = M1!es \ ~ .... ----------· ;0-... ,1,,,,1..,,·, ,.,.i,.,,,, ,,,.,;,.-, Cl "'''lw f'··~«·r.,,,!\,~, •. , .... , ~·~Jt··--,J I ---~:·:' c.~_'.''~-· ----___ _j I I I J _\ N • ·ss:-~ ---- --· --- l'Lih/j,· ~,,..-i. [) ll~h·r I Iii ' ,·p11r1ni,·~I. t ' "'· !l!llrl~PI in~ jJ;,r• OI' J I 11,i. .. ~ ll fl!" ( n ,,1, """ ------~;,, . ,, _1 r~_rl:r}· 1·or·'" Nu 1068-.!. ALTA P'a11' Larit,;uclge Comns1tmc,1t COMMITMENT FOR TITLE INSURANCE Issued by Corr,n1:11,~r1t ~Jo. 42.09-2187987 Page 2 of 10 FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment 1s limited by the following: The Provisions in Schedule A. The Requirements in Schedule 8-1. The General Exceptions and Exceptions 1n Schedule 8-11. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule 8. First American Title Insurance Company Tim Daniels, Title Officer -~ First American First A ____ ric;m Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn (206)728·0400 (800)826-7718 Fax King County Title Team Three 11400 SE 8th Street, Suite 250, Bellevue, WA 98004 Fax No. ( 425) 635-2101 EastsideTitleTeam@firstam.com Tim Daniels tdaniels@firstam.com Michelle Treherne mtreheme@firstam.com Gayle Douce gdouce@first.am.com ( 425) 635-2100 (425) 635-2100 ( 425) 635-2100 Kristi Mathis kkmathis@firstam.com ( 425) 635-2100 PLEASE SEND ALL RECORDING PACKAGES TO 818 STEWART ST, STE. 800, SEATTLE, WA 98101 To: Skyline Properties SO 116th AVE SE STE 120 Bellevue, WA 98004 Attn: Raymond Ng Re: Property Address: 60 SW Sunset Blvd, Renton, WA 98057 F11st Arner1can Title File No.: 4209-2187987 Your Ref No.: Ng-Chow Fo,"m No. 1068-2 ALT A Plain Language Cornm,tmer1t SCHEDULE A 1. Commitment Date: December 06, 2013 at 7:30 A. M. 2. Policy or Policies to be issued: Short Term Rate Standard Owner's Policy Proposed Insured: To Follow Simultaneous Issue Rate AL TA Extended Loan Policy Proposed Insured: To Follow $ $ AMOUNT To Follow $ To Follow $ c_,,Jlllm tment No. 4209-2187987 Page 3 of 10 PREMIUM TAX To Follow $ To Follow To Follow $ To Follow 3. (A) The estate or interest in the land described in this Commitment is: Fee Simple (BJ Title to said estate or interest at the date hereof IS vested in: RAYMOND NG AND TINA CHOW, HUSBAND AND WIFE 4. The land referred to in this Commitment is described as follows: Real property in the County of King, State of Washington, described as follows: The land referred to in this report IS described in Exhibit A attached hereto. Forrr No. 1068-2 AL TA Plain Language Cor1m1tment The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS Coi,,m1tmcnt No.· 4209-2187987 Page "1 c,f 10 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (BJ Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) Other: (G) You must give us the following information: PART ONE: I. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: SCHEDULE B SECTION II GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (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; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenancer construction, tap or reimbursement charges/costs for sewer, water, garbage or electrioty. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgage(s) thereon covered by this Commitment. rwm No. I 068-/ AL TA Plair, language Com-1~1tn:i~n: PART TWO: SCHEDULE B SECTION II EXCEPTIONS c.-Jrnrn:tm1':1t ~Jr: . 4209-2187987 Page 5 of JO Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, 1f unpaid. As of the date herein, the excise tax rate for the City of Renton is at 1. 78%. Levy/ Area Code: 2100 2. Delinquent General Taxes for the year 2013. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 182305-9100-08 1st Half Amount Billed: $ 2,454.04 Amount Paid: $ 0.00 Amount Due: $ 2,454.04, plus interest and penalty 2nd Half Amount Billed: $ 2,454.04 Amount Paid: $ 0.00 Amount Due: $ 2,454.04, plus interest and penalty Assessed Land Value: $ 316,400.00 Assessed Improvement Value: $ 27,900.00 3. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Grantee/Beneficiary; Trustee: Amount: Recorded: Recording Information: Raymond Ng and Tina Chow, wife and husband James V. Cooks and Beverly A. Cooks First American Title Company, a Corporation $325,000.00 December 28, 2012 20121228002885 4. Unrecorded leaseholds, if any, rights of vendors and security agreement on personal property and rights of tenants, and secured parties to remove trade fixtures at the expiration of the term. 5. Easement, including terms and provisions contained therein: Recording Information: 3150778, March 11, 1941 For: Right of way and easement to enter upon, and to erect, maintain, repair, etc. one or more electnc power transmission lines, telephone lines 6. Easement. including terms and prov1s1ons contained therein: Recording Information: 3664559, March 10, 1947 In Favor of: For: Bonneville Power Adm1nistrat1011 Electric power transmission line Fir.:;t Amt:1ncan Title Form No. 1068-2 ALTA Plain Language Commitment Cc:imrn1tmer1t No. 4209-2187987 Page 6 of 10 7. The terms and provisions contamed 111 the document entitled "Ordinance No. 3204" Recorded: March 27, 1978 Record,ng No.: 7803270680 8. Easement, 111cluding terms and provisions contained therein: Recording Information: 8204080299, April 08, 1982 In Favor of: Pacific Northwest Bell Telephone Company, a Washington corporation For: Aerial cable, pole and guy 9. The terms and provisions contained in the document entitled "Ordinance No. 3696" Recorded: January 05, 1983 Recording No.: 8301050540 10. Property Line Agreement and the terms and conditions thereof: Between: James V. Cooks and Beverly Ann Cooks, his wife And: Edward Joseph and Lindsey J. Joseph his wife; and A. V. Bill Leavens Recording Information: 8301210412 11. Easement Agreement and the terms and conditions thereof: Between: And: Recording Information: Evergreen-Sunset, Limited Partnership Cooks Enterprises, a sole proprietorship, James V. and Beverly A. Cooks, husband and wife 9901282444 12. Reservations and exceptions, including the terms and conditions thereof: Reserving: Minerals Reserved By: Burlington Resources Oil & Gas Company LP, a Delaware Corporation (formerly known as Meridian Oil Production Inc) Recorded: January 25, 2003 Recording Information: 20030125002078 We note no examination has been made regarding the transfer or taxation of the reserved rights. Form No 1068-2 A! TA Plam Language Cornrn•trner1t INFORMATIONAL NOTES Cc:m·1'.1lrncnt N( .. 4209-2187987 Page 7 of 10 A. Potential charges, for the King County Sewage Treatment Capaoty Charge, as authorized under RCW 35.58 and King County Code 28.84.050. Said charges could apply for any property that connected to the King County Sewer Service area on or a~er February 1, 1990. Note: Properties located in Snohomish County may be subject to the King County Sewage Treatment Capacity Charges. B. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, certain format and content requirements must be met (refer to RCW 65.04.045). Failure to comply may result in rejection of the document by the recorder or additional fees being charged, subject to the Auditor's discretion. C. Any sketch attached hereto is done so as a courtesy only and 1s not part of any title commitment or policy. It 1s furnished solely for the purpose of assisting in locating the premises and F1rst American expressly disclaims any liability which may result from reliance made upon it. D. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. PTN GL 11 SEC 18 TWP 23N RGE SE, KING COUNTY APN: 182305-9100-08 E. All matters regarding extended coverage have been cleared for mortgagee's policy. The coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. F. The following deeds affecting the property herein described have been recorded within 36 months of the effective date of this commitment: 20121228002884 Property Address: 60 SW Sunset Blvd, Renton, WA 98057 NOTE: The forthcoming Mortgagee's Policy will be the ALTA 2006 Policy unless otherwise noted on Schedule A herein. NOTE: We find no Judgments or Federal tax liens against the vestee herein, unless otherwise shown as a numbered exception above. Forrn No. 1068-2 Al.TA P1a1n Language Commitment CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. (01111111:ment No . 4209-2187987 Page 8 of 10 (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schecule B · Section II may be amendec to show any defects, liens or encumbrances that appear for the first time in the public records or are createc or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schecule B · Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schecule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limitec to yciur actual loss causec by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B · Section I or eliminate with our written consent any Exceptions shown in Schecule B · Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issuec to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to ,ts terms. cc: cc: Raymond Ng and Tina Chow rorrn No. 1068-2 ALTA Plain Language Comm trnent First American ·~ First American Title Privacy Information We Are Committed 1:1:) ~feguarding Customer Information lom:111t"'ent No. 4209-2187987 Page 9 of LO First American Title Insurance Company ::; 18 Stt"wart St. Ste 800 Seattle, WA 98101 Phn (206)728-0400 (800)8.26-771H Fa, In o,der to bettet ':,ef\le your needs now and 1n the future. we may ask you to proY1de us w1tt1 certain 1ntorm,1t1on We understand that you m;iy he conceme(I al>out what we will do with such 1nfonnat10fl p.;lrticularly any persooal or financial 1nforrrut10n. We agree tt1at you have a right to know how we will ut1l1ze the peisooaJ mfOITT1,:1t1011 )'OU prnv1cte to us. Therefore. together wJth our sutisadianes we have adcpted this Pnvacy Poh,:;y to g011ern the use and haod!1119 of your personal mformatioo Applkability This P1w;,cy Policy (}:)Yem!> nur use of the information tt1i!I: you provide to us. It does not govern tne manner m which we may use 1nfo!mat!OO we have obtamed from any othe1 source, such ilS information olltamed from a public record or fro-n another persoo or entity First A.meriean has al!ill adopted hrwdet guidelines that govern ou, use of per500al mfonnat1on regardless of its S01.Jrce First Amenc.an calk the;e gutdel,nes its Fair Inroimation Values Types of Information Dependmg Up)(l wl1ich of our r.erv1ces you are ut1l1z1ng, the types of noripubhc personal 1nformat10n that we may collect include • lnformatlOl'l we receive from you on apphcat/Olls, forms and m other commumcat!Of1s to us, whetht'I'" 1n wntmg, 1n person, by tejephone or any other means, • Information .:tbou! your tr<1nsac.1:l«"ls w,th us, our afflhated comp.1nies, or others: and • lnfom1o1borl we recer,e from a consumer ,eport,ng agen{)' Use of Infmmc1tion We 1equl.'St mform<11:lor1 from rou for our own legitimate business pwposes and ni:t fo1 the benefit of any nonaffihated party TI,erefore, we w111 not release your 1nfonmrt100 to 110nafl1!1ated pa,tiec. except: ( I) as necessary for us to PfOVKle the pn.:d11Ct or service you have 1eQuested of u~; or (2) as J)('fmitted by law. we rTlclY, however, store such information 1ndefirntely, 111(/uding the perKJd after which any custome1 relat10nsh1p has U!ilsed. Such 1r1forrnal:IOl1 may be used for any internal pu1 pos.e, such as quality c:ontroj efforts or cu sterner analys1~. We may also provide all of tne typPS of noopubli( peisonal inforrnat1t)O listed .it:x:JYe to one or more or o.1r affiliated tompames Such affiliated crniJxl(lies 1nciur1e fmanoal seiv1ce prDYKlers, wch as title u1surers. piapertv ;ind cast1o~ -ns.urers. and trust and ,nvestrnent advisory rompan1es, or companies mvolved m 1e.il estate services, such as aJ)tJraisal comp;m,es, home war1anty companies aM e5crow companies. Furthe1more, we rnay also prov,d!> all th.> mformatlon we collect, as descnbed above, to conpanN?s that peiform marketing services on ou, behalf, on hf>llalf of our affihated c01npan11'':S or to othet financial ,nstrtutions with ~horn we or oor affthated comparnes have JOHlt mi!Ol.etm9 aqreernents former Customer1 (~en Jf y(}\_J ,11e no longer our customer, OU( Privac.y Pd11:y will continue to apply to you Confidentiality and Security We will U>E' our best efforts lo ffi">Ure th.lt /JO unauthor;red P<1rtles l1avf' ilfCf"'i~ to any cf YolJt infoimatKJn WP rPStrlct access to noopubl11: petsonal rnf01mat,on about you ta th!y;e 1nd1vduals and ~1trt,es who need to kn()\'lj that 1nformatJon to provide p100uct.s or service-. to you. We wrll use our best efforts to tlam cmd oveisee our ernployP:PS and agents to ensure that your mformatlOll w,11 be h.omHerJ rl'Sp0ns1bly and 1n accordaoce wrth this Pnvi!L)' Policy and First Arnencan·s Fair tnformat10n ValUI;'~ We curre11tfy rna111ta111 ohysocal. ~ectromc, and procedur,11 xifeguards that l"Omply with federill regulatlOl'l~ to guard )'OUt nonpublK perSunill mformatlOO lnfotmation Obtained Throuoh Our Web Site =11st A.mencan Financial (O(porat1on 1, sensitive to p11vacy issues 011 the l1ttemet. We tJeheve 1t 1s important you know how we t1eat the 1nformat1on about you we receive oo the Internet In general. you can YIS!t F1r'>t Amencan or its affihates' Web sites mi the World Wk!€ W~ without tellmg us who Y<XI dre or teve.ahng any mformation ahout yourself. Our Wf'IJ <.erVf'fS collect the d0mil1n nam~s. not the e-m;;ul llddresses, of Y1S.tors This rnformat1011 1s ;iggregated to measure th1c number of YtSltS, c1verage time ,;pent on the Site. pages viewed and srm,lar mformatiorl. F,rst A.rner1can u.,.,.., t111~ information to measure the use of om ~e arid to develop Ideas to 1rnprove the wntent of our site. There are times, howl'Yer. when we may need 1nfom)ift1on from yoo, '>llch as you, nanle and ~ail address. Whe,i 1nformat10n 1s needed, we will use our best eff01ts to let you know at the t1rr1'c' of wl~tton how we w,!1 use the personal 1nfo1P1dtlon. Us11ally, ~ perwnal u1formation we col~ 1s used on!y tiy us to repond to yoo1 mquuy. p1ocess an order or allow you to acc~s spec1fir ,lff01mt1proMe ,nformat100 [f you choose to shart;> auy µerson;il ,ntormatlOll wrth us, we will ooly use 1t m accordarn.:e wrth the polrcies outlined dbove. Business RelatiOMhips hist American F1nanoa1 Corp,:uat10ns srte amJ rt'i affHiates' sites may contain hn~s to ather Wf'b sites Wl11le we try to lmk only to o;,tes that ,hare ou, high '>t<lndards and res.peel for pr1vdlY, 1·1e a,,,. 11ot responsible for the contei1t or the prlVdl)' prdC:tites employed tiy otller sites COO<ie, Sorne of First Arnenciln"s Weh sites may make use of "Locikie·· ter:hnology to meas.we site activity and to custcm1re mf01111at1011 to your personal ta~tes.. A Gl0+.:1e 1~ .-111 ,'im1ent of data thilt d Wf'I! <,il~ ( ar, o.enil tc) vour browser. wh,ct1 may then store the wolue on your hard drive :.:,r·, ,1ses stored cook,es The 90iil of tl11~ tffhnok:lgy 1s to bette1 ,;erve you when v1s,t1ng oor srte. Sitve yoi1 1,111,, when vou a1e l1ere <1nd !u pmHle you wrth a ~,ore m&m1ngful ,mr1 productive Web site e•pe, ience Fair Information Values Fairness We to11~1d-er rnn,urner f'~Do'Ctiltior,s about tl11:!i1 pr,vaLy 111 dll om b11s.r1esses We only offer pnxlurts ilnd sel"\/1Ce5 that a~~rne ,l tavo1able balance betweer1 ton•-.1m1€'r be11efits anr1 (Orlsunlf'f 1-fllVd()' Public Reco«I We believe that an ope,ri pul}!I( rec.ord frf'.iltes ~l(Jnificant vak1e for society, !'flhanc,:><; con%me1 cho,ce and creatP.S consume-, Opportunity. W!' d(t1ve!y s11pp0tt an opei-1 o,.rblK. rt"\01d ,1r1d Pmphi1Slle its lfl1t)O(tance and r.ontnbut!(lfl to ;:>LH C<onomy Use Wf' hf>l<~P wf' should lJoetiave res;ponsibly wt1e11 we use 1nfonnat,,..,., about c1 CUflSufTler •n orn husmess w.._ ·mil~ the kwr; g0VC'tnn1cJ th!' wllel.:l1011. u">e am! r1r.-.~mnatlf111 of rfot.i Accuracy We will take reasonable steps to help J'..~ure !hf> accuracy of the data we co!lec-t, 1J<,e dr.d d1s~1nai:e Wh<>rP po5s1bl,•. we w,11 ta~e reasurMl~f' st#'ps to c,.~rel:t 1ni!Ccu1ate .nfrmn.rt1on w•wn .• 1~ with the f}ut>lic rfl'.:o,d, we rannot Cllf!t'lt mi!CrnrntP ,nfonnat,on. we w,11 take .iii reilsonable ~!eps to .iss1st cc,n\u'Tl,:'f<; ,n ,(1e•1t1fy,ni;; tile 1.0Urce o! thP enon,>,::,us ,Jdtd .,,_. \11.,: tl1,:, con~umi"-f r;m secure tt,e 1equ,red c0<re1:t1oi1~ Education Wf: f;lldl>avo, to l'llucdte thP. ll'i!'Vi of 0!11 prOOucts am:l 'RIVI(~, nm emolayees and rithe!\ 111 ()[J/ !nd11stry ,1t:,,),1t the .1npo,1.:111ce ;if n~1,ui,ier pnv..._, Wr;-w1il 1•1•,t11J(! •JIJ! "fl\,ll~r>es on 0.01 fa11 1ntorrnat10n values and 011 !ht• rl'Sprn1;1t1k' collection and uY: ,if 1.ita. I"'!' '.',1ll !'nc01irage ,Jthers 1<1 ou1 1nt.lt1',try t() UJlkt an(1 uY:' 1Pll(<rTld!1of' m d respon~•b1e m,0111,<c< security Wf' w•II rnamt;im ilflfltoiJn;ite ta(1lit1es and w~t~Th tv protect ,1qa1nst 11na11tho, ,zed acc"Ss to ,m,1 wr,uptror1 of the t.ldta wr •1,,rn;t,1m H1rm 50 PRh'ACf (8;1;CJ9) Fenn No. 1068·2 ALTA Plam Language Commitment (::;mr,:itrr,ent No: 4209·2187987 Page 10 of 10 FIRST AMERICAN TITLE INSURANCE COMPANY Exhibit "A" Vested Owner: RAYMOND NG AND TINA CHOW, HUSBAND AND WIFE Real property in the County of King, State of Washington, described as follows: THAT PORTION OF GOVERNMENT LOT 11, SECTION 18, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE INTERSECTION OF THE CENTER UNES OF THE CITY OF SEATTLE'S CEDAR RIVER PIPELINE AND RAINIER AVENUE SOUTH (PRIMARY STATE HIGHWAY NO. 5) AS NOW ESTABLISHED; THENCE SOUTH 3°57'35" WEST ALONG THE CENTER UNE OF SAID RAINIER AVENUE SOUTH A DISTANCE OF 317.37 FEET TO THE INTERSECTION OF SOUTHWEST HARRIS PLACE (MITCHELL STREET); THENCE SOUTH 75°24'47" WEST ALONG SAID CENTER UNE A DISTANCE OF 311.83 FEET TO THE INTERSECTION OF THE NORTHERLY EXTENSION OF A LINE 50 FEET WEST AND PARALLEL TO AN EXISTING 8 INCH CONCRETE WALL; THENCE SOUTH 0°12'28" EAST ALONG SAID LINE A DISTANCE OF 11.87 FEET TO THE TRUE POINT OF BEGINNING, SAID POINT ALSO BEING ON THE NORTHERLY UNE OF PARCEL "B" AS DESCRIBED IN THAT CERTAIN VACATION ORDINANCE OF THE CITY OF RENTON NO. 3204 AND FILED UNDER KING COUNTY RECORDING NUMBER 7803270680; THENCE CONTINUING SOUTH 0°12'28" EAST, A DISTANCE OF 77.27 FEET TO THE NORTHERLY LINE OF SOUTHWEST SUNSET BOULEVARD (PRIMARY STATE HIGHWAY NO. 2) SAID POINT BEING ON A CURVE, THE CENTER OF WHICH BEARS SOUTH 7°58'07" EAST; THENCE WESTERLY ALONG SAID NORTHERLY LINE ON A CURVE TO THE LEFT WITH A RADIUS OF 1005 FEET, A DISTANCE OF 100.00 FEET TO A POINT OF REVERSE CURVE THE CENTER OF WHICH BEARS NORTH 10°40'13"; THENCE ALONG SAID CURVE TO THE RIGHT WITH A RADIUS OF 1115 FEET, A DISTANCE OF 87.27 FEET TO POINT OF COMPOUND CURVE, THE CENTER OF WHICH BEARS NORTH 9°11'06" WEST; THENCE ALONG SAID CURVE TO THE RIGHT WITH A RADIUS OF L6 FEET, A DISTANCE OF 31.12 FEET, TD A POINT OF TANGENCY; THENCE NORTH 19°42'20" EAST A DISTANCE OF 26.19 FEET TO A POINT OF CURVE; THENCE ALONG SAID CURVE TO THE RIGHT WITH A RADIUS OF 42.37 FEET, A DISTANCE OF 41.20 FEET TO A POINT OF TANGENCY, SAID POINT BEING OF THE NORTHERLY LINE OF SAID PARCEL "B"; THENCE NORTH 75°24'47" EAST ALONG SAID NORTHERLY LINE, A DISTANCE OF 167.30 FEET TO THE TRUE POINT OF BEGINNING. Tax Parcel Number: 182305-9100-08 Situs Address: 60 SW Sunset Blvd, Renton, WA 98057 f 1rst Amc.1r1can !1th-' I i ·~1; :i~ '.I ~ ' •. ' ,. ~ f < EASEMENT J0tl '. / ,/;:, /. ... ,/ KI\IOW ALL MEN BY THESE PRESENTS: flN{ Rd~"·-1...:11 ~~ .• _' [ 2 !' h:it flnd ln consl::>l'!-!alion o1 :,~ G,an!Oll!>J. <"lt'rl"by g,an1_; a P'.'rP":'tuol "a~,ent !o Pa ·11>e Na,•1,we':il 8l'II Tele9t,cr,; Ccmvany. a washin,.., _Qf1 Co!pc;;r1tlN')() its succ"55C.ll:;; illld a.sslgfl$. fle.trinal!l!;!I' r':'leired lo as l,·anl~. wilh 11':-e rlgtt!. prJv,leqe .J.'1d aurho,1(y (O ploee. constrvct rf"l6trilain.1~1. ,e-cons1ruc1, '~'C11ir. r~,1ce. rt"movr>aOOke,e,p ob~1;,cl<>s clr;n.r !•"111 C,r<111ttt+l·s rac11111es consislir,g DI Ae:t.l.al ~hl..e,. .. Po.lf,_,and .Guy --------··------- and 01h(of IIPJ)Vrlenances as 1t·'fl Grnn:ee may 'iorn i~rw to :lrlie req,.11rs o..-~,. a~ross. uPOll _a.'ld ul'l(J{'r !hf' 'le'minatter descrlbeo propertySi~uallldm __ Jing_____ Go1.mi·,. Sl<1le ol _ ~~..!!_!~gt~"-··-i'lnd i!> de~t.:rtOCd a;; IOIIOW!> ThJ1 eu~iwnt !.s effecLlVI:' 111111edhtely and shall enC":1111bP.r the interest of the Grantors in safd land nr>v held by said Grantors or hereafter 111cquirl!d by th"• upon thl! granting of !:he p~nd1n.g p\'tition or any other pet1tlon for the Vaeat1011 of .said !"trt'et, it be- h6 a J),llt"t of and condftl-on of thh t'asefllf'tlt thRt satd t~lf'.phone pl.ant [N to be 'kept as and where the !:aal! is n,1w located on !llat<:I ~tref'?t. That postion of Government lot 11 in Sl!ctlon l8, Tovnshlp ZJ Nosth, Range S Eaet, w.H., ln Kin3 County, wa~hington; Lying westerly of the w~aterly line of that tract ot land conveyed to Jaaea V. Cooks and Beverly Ann Cooks, his wife, by d@~ reeorded under Ung County Auditor's file No. 7S.090800l); Lying southerly of the northerly line of th.at tract of land connyed to Rolland R. 'iftchell by deed recorded April 2B, 1931 under King County Audftor's fi.le No. 2668821; Lytng easterly of the southwesterly extension of the east~rly right-of"""•Y line of !lardie Avenue Southwest; and Lying northerly of the northerly right-of-way line of the State Hig~way (now South- west Sunset loulevard) said not"thedy r[~ht-of-v11y l tne h'l'"fng on a c11Tve h,qviri~· 11 radiull of l 005 feet; F.:XCt:PT tha.t portion then~of lyinB south~rly of the arc of a. curve concave to the northeast having a radius of 20 feet anc' safd eurve be111g tangent. to said southwei;terly o:teudon of the easterly r!ghc·-of-vay lin~ of Hardie Avenue Southwest and being also tangent to sald nortllt'rly r[ght-o!-way 11:J:f> of \I.aid Soutt.vei:;t Sunsf"t Boulf"vard. EXC£PT that portion thereof, if any, va.catl' under Cir.y of Renton Ordinance No. )204, r.ecordi:-d undet King C .. n,1.nty Auditor's f!le N,. 780). 70680. GHmtee ~01J a! all times have the nght at It.II ant: l\ee ,w.;;ress lo and eg1es:. from said p,operty m?si:1ioed above w11h the ur'IOef31endmg Iha! GrantM shall !:>e responsiOle ror <!II damage caused toc...-an!O< an:'llng lrom Grantge·s exArc,seot the rigms and privile,Jes harem granted Grantor reserves !he 1i9h1 to •JSe the ::-asemenl for ;Jny purlJ(Jse~ Js long as f)Ql i11co11s1sl>?n: with no1 an inlerlemnce with the rights grantro Granrae herein Tht 1igh1S. r,ond1t10:1s .Jnrl prcv;sions ol lh•~ l!a5en'~fll sh.ail 1nu({' lo 1110 Denetit of ctr.CT hi! b:nOirg up;n t~,e heirs ,-xecutors ,~:Yr'linis!fators. svc(;c-~s.ors ano il.S5i(;ns of lhe 1c-spcc\1V(l µ.1r!ics hl!nilo 1%-EXGISE·WHttlr ROOUtREQ -1',1) . .IQq.Co.. Rewu.s-D4r~i ,.-... v .... ,,i,,11",· ... 1k.1 .......... '"'--" -.-~ r)rt,;t~P8!~~~~e,j \Lt7)~';,i~~ I -DL'verlj~A. -::C"Oli.-... \ ·,;Lf<=) r<01~ry,"'Jb,'l~1,, Jla"llm \~clial.,c,I ,1:i ,:11 J, rJJsJd>n(,rat .:tt:;1tot1 V;com-ris~~'<lekP,'<'~ :ivJ ; .J ,T):_;_;__ }~ ,·.our1'YOI ,r 1r•r co,·rx1,.11, "·a· "·(, .. ~'.I~ I-·1;.,sr.; ,1,1,,_ 11e',i '·,·,t~•,-,_l~n,: :t,..~•1.,1,-, ... ,,,a_,,<1!-,~, I ,,~,,~;. p,_,rD-')~P~ :hl'<"i<> .-.pn1 ,;,-~1 ~·,1 or, n;i,~ ~·,,r··~ l~~I , ·~, ,,,.,,~ ~' lhc,1,1,-d ,,, r,r,-,JI•· <8,d ,n-;'>•_,,op,1~,e:>-t·11' .,.,. .. ",. .-,,, •. ,-" .. ,. ~,;;·:'i',O ·'!f""',.... ',,,·-,, l,'H'.1~! ~:·. 'l, ,,.• ,,~.;._A, "Si 5~. -'-;.-J.L?: 1 Jil)>'~ ",,•if;· ,,,, . ....&i i . 'v . ,rt· \',., /· , ,:i,,,'· .. +-e,_-', °i':-'i ' ,,,:...· "\'IC'·\ I' I j ao l~ IIIOHlT ot ~11t2,n«1-:r u. i~...ai~,:i ftt J 1~ &oi;)d OAlJ) ~.,y Zo FH!tt"1l•i C.Ur, ot tu• Vllited Stet•• t~ lht '~••t•r.a I.tit of W1all1118i0D Northern di,n No Ill Qll'lt ,., • •• Yia...-J) »11.ler, Iao. aoorp end J:'-8 Oe~, Waehiagto.11 • oorp and all other per1001 et• ~~ in the petnr perpetual 1·ight otlia:, eDd ta•••ea.t t.o enter IQ)011 1 end .e ereot, maintain, repair, eto oi.e or UN eleo power trtin1 line,, tel9Phone lines, eto upoa dopoeitiac in the recistr:, of oourt or,loo aR juet oompenaat1tO, eto . P117 d r; I l : tha11 po:rtn or lot 11 seo 18 twp 23 n r 5 11 w m It o w lYiDP: b9t 1. the center 11 ot Primary State Highway-No 2, and the center 11 ot l. Mitohell oo roadm also kn asMitOhall et,and l:,1118 nlJ f, aud ely or the center lines or the Langston oo road No 80 and oo i rOold ,,o 80 Branch; wchlies within a strip ~ labld 250 :rt 1.a k, width, the bd 1ee ofed atrip ly1J18 Gll.50 ft diet awly tr 1u1d l.87 ,:SO ' feet diet nely tr endpll to the survey 11 of the ~e,ington-Seattle ·. t, Trana line •• now looat.,d and staked on the tSrou,•d, O'fer, eoroew . , · Y l:'ndupon theebove des pty sd sur,rey 11 bain«: ptoly d t; 1' Beg et IIIU"'Wey ate 528+98 ·" a pt nn the aoline cf ~ ec 18 twp · · l: .a:, n r :; e w m ed pt he1Jl!r no 89 dee 17 '3'1" east a ·u1st rt ! 986.3r, rt tr the ~uarter aeo aor c~ th~ li of sd seolS, th no 31 deg 84.'43" WPat11 dist ot Z .l O ft to euney et,i 508+00,00; th no,:, 6eg 47'13" weet e d at of 2296.32ttto survey st• ~+ft.a.Sa, :a pt cathe w"st 11 otsd sec 16 ed pt .Jeing ao O deg oa• ad" weat a o<..st or·,11.20 ft t'r tne nw oor ctsd seo 18 Thi• atr1p ct land hos III leCAth cf 90 rt ena or.i·tains o.~ earea mcrl · (7old by oertr or olerk c~ cour~ ~at, true oopy un6 dt ofFeb a, 1941 o~~ seal) ' I. I t \ -_ .... " A ·.• • . • J, P..o.vor, .\d,,d.nlatrator ot tho BonnCT:Ule P=r Ailm1n1otn,tion, 811 U, !:, Oregon Stront.. Portl<>n<l 8, Oroton, purno11U\t tli,Tttl.,. . . 16, ~~ tad}lt~te, C~o, 8oot1cn 032".( o )", for a.nd l.n oona1d<>r~- t.1 on ot O:no Hundrad Fourt'!ll•n Thouae.nd, El#tt HWldr'!'-rl M1no Dolla.ni n~d B!v,ty-ftvo Conto (ell.L,809.85) p:,ld to oaid Grontor by RECO}fg']?.UCTIO;i ~A:fC'E-CQRPORAT.!OtJi n corporl!:..t1on or;;;tn1.z.-od c.r.dc:r ' ;,. 5-i:'";'": --'"':~o-. '.1·.1~:~"rj~;1, In r>t,,ri',-'., ·,,,.n~.M"t ·:1 .. _._. un~::,·.-'\J:-~·: I,.,~ ' 1-.r,1 !"':, .... I<;-; ti:-.~ .1 ! r'!·, _.:::.-~· 0·: • ,1':..'. I :,;.7, nr!d :l<:>rr.i:,-,.,,t"c 1-1,;, tc. '".:hn ~C."";'."'.r' ·1,~:1'.? c:1d .:,h1 t.,i!i ")~ ~~c:..:: L.51'~ er.ct 26 :::=,~ t.nrl. ;;.,;:r,li:11-:-n ~: ... :1~~:";~·1ri nr:d 1111 ot}{~;-:::_1,·,:~~1·1l\l {.>:J '-6't·Jl' -- . , . .... ~---. 1,,-,;,--.. ,...:.~;(_~~ •• ., ....... t ... _ ....... ·i."?~·~~(,•~,:.:;.:., / --· ·~; . ... , ........ .. . ' . '10.,,1 ,;~ecut:.:::,t r,:.r [.or,o .Ar·,,d:\ ,\wl. Z,-_f\.r{I, A.n:011, And i,.nr..nlo '1;-c-h ,,.cv1 1:~r:1 ~nr!.c., .:.:!d nruno G;-or,or1..:i,' do.t~rl A!ll·11 10, tsi.l. ,.,,-;.crd,,,l 0n :.:,~, t,. l~hl. ln thl!'I o~rln~ of th,., Auditor ;:ir ,is;!.~.~ t'o·:i.:-.•.:,. :i~::hi:ig\:c;1 0 ,Lo Vnl·;~,..-,.1~:66 of T:c~<lr.. :'n.;:e !·~'• ,\1.·H\.or 1 1", ~'l lA ':fo •. 316)1'.l.5, ~."':n,J. "J;."-011!..l"d h:, r.~no '1.-;:.;-:01:l. ::..r.tl f ... !'1ro. .\~!':".ll-t.,· nn<l. ,',nr,nlr, :',rel'!::.. .C.."ld ~·::tr"J :il""(l('I~~ .~ • ..,~'J•l µ...,, l'."•, l9'd. ,-,.,n,,r'1.,d ·,~y n. 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V•'.l, 1.• "lt<-t'' -,.. c.--,•~ 1"'tir, Aud:l..tor of ii:1nt" C:oimt:.,·, r'nshinrtonJ-!..n ·:r.i i-·, :l, o" T;-:,01l11, ?1'1,..0 (,33~ A.u<!H0r 1 :l r'))!'I ~1<::l. ~1/1::;.,1. ::_,._,..,tj o.X1J•."1ta<:1 t.·• T,,in~ Ar.r:o:a ""-:! Za.!' J.r·•: · r•·:d .. :;rf\t':'"nt: nnd. .ro:"IAr.nc. '1r,i.tt1.H1.~ d11twl A[ rll ~·1, s·· .l, <";It', .-\;.,r-l1 2'1, 1<.J;l • ~-, •hn n":·:~~ •}f V':" A,l.' \ · •!" ,.,,:• 1·otmt71 ·,1nuhtnr-t.on, 1.n ·1.::l;.i;.H::· J':C 1.1,·~ 0~ r,,.,,,i:.,, -:-"l'"'" • f'.nrl'.tar'~ ~·u~ ~to. 116129:. .. ( : ,.~ ~O'l~ C'XfS">ttc,c! ~ ... £u~e!':.O A. ~:1· • J.t:.' ,,-j • :r"! J." J on ~!iily ?C,1; lci.'ii, ~~ .. ~,o or··t,·11 r:-' "~ r1'.·r,·,. V'L:',>:'1·1,-.~":", l1 V•.:l r:n<' 1<"1·"'.:.. ,;•' 1'"' !~, ~·, "'! '. , r t-o.:: •:>rd"'"' r. n•,lnty, .. I , r! _; '; ~ 1 ,. }.). '_i";t1511. ~1 .. .,.J •lUl~ J t:~,) l)j ;~"'t"iC• "·~*,:--~ ... 4 !.Tu.:; 1, ..,,,.·,,.~ ry(' t.he .4.ur:llto-r ,\.:,;zcl1:1. 1'!:1d Z...i".'~r-n .'.?!ol•! 011,~ •11.;.;:"..1 l L::, r,:;,···::J~ .. ::'. 0.1 \r.: , • 1""11(''.., ··,,-. of' i'.in.,;: ·:;·~-,,.. ri'!'l!!h!ri1•t •·.-.·,~;;• pr-.,,. I 1/!, ,\ ,r~' .,.,,r,.0\,1 , •1""' .. -"·-·-~~ '.:"·: . ·:t·l . ·"°$;,. • 11:· '· : I • ' . ' . r.~-c;!'J 1::r, c::' ·:1!'.l ,\J"'-~~·r in~t·-,,~. -, ",: l ·. ~i,~: .,,,~. :..-.,. • • J •).., .,1 1'\o', .. ,.. i,,, ... ::-:rt "l.'1, '1 "'.'1 1 ,. ·,~;~t'f!.o•! \,_ ... , .. ,.. ,:,:'" .11.::hi.,0or., rl:i.~ml :..:,11 t'l,)l-"r ·, I ;:~1. ~.~ .... ,-,,, (.;,r·~ ·• 0,- ,, •.,:!I· -~-. /.' . ·,'!a:?hin;t:o::, 1n "lrii.J."".f." 20,v_., o" "':,.'JC"td5t Pr,.r1, C:f,;,~ .• ..\1,.-·.·.,:- ?i!.o ?":c. 51~..-Ct,5·. l~:::-. "."J::icd c-xo'!•it;:oi-i b;r JOo ?t,drrr,i., '.\l'l":'".,:'.l ~.:.-11 '21, !';.:.:., _,:---l•.-:i ~n !.!:i:,· 8, l~.I, in t;hr,-cff'ie'l cf -:h,, .:,,,J,1°!.tor c::t·,~~~ :::...·.:::-;.-:·,, 1::1,~~on,. in.VolUTlf! l';:-66 o:' i.}-;.<:d::, Fn~ci J_.;.6, A.-.dit,,r·~ r:Ho ~o. 3163692. ., . ... ,, "--.. , J .. :. -· -----;'l:".._, _ _-,.4,.;.,......~~-·:.:. \;~?..50'"/ f1l;f. fi,2 .. ··~ . . . . . .. .· ·. -l.; <.--"".~ .-.~ .::<~ .. ~~F-: , ,. ___ .,.., .· l.).., P'"'<-t1°-•r•.':,·,{w-;' ·~1-·.~Ji::PF.i:m l~~ul.o:i. l.l.M;·~d ,d.pd .. l. 1.,. l'.=:l.U.a ra-,: •~-,-!eel e~ t-r:,;.t -9• 19('1, i.'1 tho of2:loo or ~l!.,,Au1ttOi' or· rV1r'. C,i1~~,:: ... n-i.-•).Mr:.:t'"·'.l.i in Vol:';"1? 1%1 or Do;d1;. Pci.i$':, 1 • .t.·+!i~_;,';;; ]iil-'T :;fQ. ?155;1.;l.• ' j)L~ ~~·-'l 1'.t')'l~·t.--Ji~l b::,, Vh~~.::11::,..,. ro:~~l"!\N,t l'\n,t "'11.Cl.t~~=-Pogc:N;ro, ~:..ta"'l iJ.A.:; .9;... }ijµ, .J'"dlJ-'Jrd:::d on t~:i--!5,. 19,lfl. 1n. tli,'t ~rrto-o <::C F:n A-.!di-t-c:: t;.r i-:1.~1:( ~n-.U1 1 .. :,. ii'~hin~tc~,., L, Vol-=::..J 19"..,e et u ..... ~,,1:~~ £.1.F;_-a ~;,:2.7 1' .. (idtto;-1 !:. ftl-a tro. 916:,;~..ta. l':J~ ';li:lo lVJ.,i'·•h't1<l. ·~y cond.r.;inr,'tion p1·~~-:10::die~ft emtitltJd °Cn!.t::1 ~-~·,t:'.;f'\.~ ,'\? ,t-i".lrt:: . ., ";" ... i;ol.:,l",:::.; :.l:301'<':.l'•J, o~:. ,·,li" lK>•.!L"Ji:. }Io •. ~i1"/ 1 in -t!i~ Un1:t-:.l ·::i~'>':.":.0:1 tii.:J!:rl."Jt Cc-.:..-t, l~ .=...•d ror -:;.'1.:t ·~~~ D-' .... .,tt-!rrt i;.:-~=-~.:.h1·,;~t·n1# ri<·.f:.,i~·,.:1 td .. 1i:i,;i:1~ c~~iiio~ cor,:; o:' ~h4 H,11,i!f,:"1~~t on 1)~clt.~t!tm of Tn~~n..r:" ·~n1·,,'\,-~1 .:,i:="i~ ?:3. 1~ .. boin0 , ... ,,},J,Z-d."-"d ~'uly n. 1~~1 .. 1z:: t!i.f'J o!'t1~o etf t."":.c . ),:1'1ltor of Ir1.u:~ c~-.mt:;., :· .. ,.;d11.n~;r,a;J 1n ·;,,01\)-..I•'> l 9JO ,:,[' D-,~,_!~' r·:.;:~ !tC4, .'.:..i.!!tvr•: ?1la j~"' ;,11·6511~. ll'J,. D-nd ,.i.::1i,,:iul;,..,1 bJ ~r.-:.!:t.l~ ... '.·'lr:Jt ;~~t1i:.nA..l '91Utl:::,. c.v t..":·;ci.;.tor- -:.r ~!'"..i:i ;:.'...~t:, c:f J1.."1n n ... rt.:.1:,:,nr-\, d.tioc::.ncd,. dw.t.;,d ,J;~y 21# 19lJ., r-,c-o.:-d-r.t! o)n, Jul:,, 25J' 19..U,. in th, offt-'!ri ol" 1":h:, }.udi tor of Kt:1~ ,'.0-ur. i;'Ja ·r1r:.:1t.inf;""...C:,,J' in '/oh;-;:o l s;elL e,: '[:.,:,•J'l.-::. ~r,o 491~ A~d.1tt'l:,---:-~ ?ilo :-:o. 31~031;. 17.. .C,..,~d c::r;i,~u';cd. by i::ll'l D. e:=11 th~:-11 ~ to ~-n 1.ll'ld i -:-id.r,d r,n:-.;- "::p.lf ".r.:t9r•H•t, ar:."d Ceo. c. '~1'.".lol<)r, .?.fi 2,cl)out:o!" or tito ?.'!:t.'!.to r,f' >,-4:1 T~a!"n•J,. ,.!_o~ou.n-,d a~. to 11\ ::.n::l171•hct un:.1-~Al!' !nt1;n•q.irt., o'h.ti:;d fJOtQ!..:lr :}l, 1~/d. r-,eor-1,,d or. D"),;r::J°c'Jr l, lSl;.l, 1.n th~ ot'ft::~ of' tJ-',:'J ,\udito:r-ot :-r.:tne, ~n,rr,~ .. y. -;:,:..r,htn1;tori, ln Va1·;::w 2014 of D~·.:d::, ?e..-;o uB9, Audi to:-':: :i'll•J :10. )20?C2CJ .. 1e. ntlc ~cqu1.Tnd. b:; c~nd.~.at1o=i proc?~c.H.-~-:J "ntitbd ,:1fr.1t:-·irl ::;i.AttJ"\ i,f !:.1oricii, 7., '/1h:ont D. 1.fill•Jt'" illn.~ a. coJ·p~r~ti::1::.1 ~~ o.lJn ~oo!,='l)t )1o. ,22,. int.ho Un1-U::l 3tatn.:i £.it:)t.rio·t. C:vu~t:.~ in c.nd. far-~.h::i tfoo.tor.1. D1.::tr1ot of "Hc..:lb.ill:;t!l.:~ !iorthcrn Dlrtn1~n. ,:iortl.{1,l:1._.;:.ce·..-o~ th.o TlJull,'7~')1'1.t (l.n .Uoolr,ru~i..,n of :a.k1.r.g:, o::rtorcd :--'abl""ll!:..r:; 7. 19-..l, boin;: ;<.)Corded !.~a.r-eh 11" IC?..J., t.n 1:::h., Qftlo1 ">: l·j.1~ ;«41,t.Q" er ~;; i:0 1..1,.'lt;:1 7i::::.:,hini:;t".ln,. !n Vo-L:.::.J 1$52' a!' !l~'.':1a, T,;~ 1,$) .. t9, Oo.Jd o.uo1~t<l!jlby ~:.,.rro.rot U.o.rdl.r, Cook;-\l•1~•)d ?.hyJ5~ 19!t1. rei:o:r.!cd ~ ,'E.iy }1,. 19!.a:t · 1n th~ ot"!'tco af tl1,'l Audi ""..or cf ;;1.n~ ~,u1ty,. tl~.oh1nr;t-cin., ln 'ifolu:::M 1972 of Pt1cd:, P-..:.g:) 331, ix.iUtor't: :,"ilc H~ ....... il:.:)7=t. ...... . 20. Dzcd OJ:::ic•.:-tcd ~7 Ji:.ok Coo1:, Jf"., by ~i-.z_.:1r,~:ry ~i'-!:,· Cou!c,. Atton,o,-;~-;~ot, d~t~ April 25, 1:;i;i, reccrr!od on ,Juno ll, . 1;.!11., 1n t~.•) .-,ffll').O ct th-a Ai!Q4~,;ol" ..of""Zi-::2;::: Ctit:..'i;ty• ifo .. :Jhi:~:m, in 'tl"olp lV/5 or ~::ff" ::i::.e-4,,":11 _ .A1..d!tor'o Filn .r/1;0 31 ?1113 .. . . _,--~--·· . rn. ~·~,a o~c:.:ted J.~ ~ri:,r!~ ~;i:-":;i.. ... in~~ d::i.t~d l!Ai"-.l?l 19., l 94111 ~-:;.~;'l;~(~,u._ O':". ~-!:l ~1->-J,l_J..il,. · .ln .. :::,,.,.. o!'!'io~ c:." t.~8 1'.u.di i:or o.r ~'!.~ .C7.!i..S·.c 1;--;";i~tonii i...91 Val~o 1~5-o~-~Oi!!J.-Pa~o 316,. · · 11·:::J!':·;,.!'~ ~ F!l;)!o,.. 315~("9:. -- ?Zi -t.;~· 1""..:..\Ji;r.lf...: :.. ..... 7~!.l~ ~·?~i;:,-:--gl ?le~ 2• t.:.~~. '61::u-d .~ t=.:r .~1,,_ i 1:/1.t.; 'i:-::i~d;.::. ~ l!:.?~l,J, 19;1.~1,.a t~l1l o.Cil~'d o.t ~ . .i.·a!J.':,:t o..l: Kl:,_;: Go,~;. ~ialii~, ti> VolUl!IO l,961) ot. DMclll; · h,,"ll;;.~.' .IIW.Hor•~ ,n:~ ~;. 3lfW~4 . · · ' . ,. ·:i~-·~' . .. . ·-, .. -.. -. .: .. ~- •. •, ")• • -· .. ... -, .. '-"-....... -- ' . ·' ! • • ' J ·-.... _\ -': ,. .•. ,, ' . ·-,,r ·-'··' -, • t . • . 25,, Dff4 Ufflltod _b;r 1".ldllip llottl &114\"""11• Oottt', and iln , -. :Bred.•, 4it.te4 Apr,1122, .. 1'41, NOOr4i!d April. 26, 1~1 •. ~ .. .. · ~ ottlee ot tll<o_Awll'l:or ot k.bll::Cllwlt;,• 'llall1n~~"• ill!: __ -• -· _ •. -···c:,:Vol-.l~~l!f',~·.:.l'a&e lil7t ~'tOr'• °!!1r~,11a,)1lilooo, · .•---·--·-~----· :....'- ·-·-. •' -'--•.. ~-..... -.. -· .. 2?• Dea¢ ;~;~.4 1,y ·,1. o. l'r.u~---·~1. Prl,t: dk~ it.~h· . ,14,':i941,'·r:,::~" AFil ·7,c·.191i.i.-la. th• orrt~• or tll• -. • ·.lwtl~Ole !f' .COJ>llt;r,' .... ~ •. in Vol~ -1,9§:8. ir,t !)o~·, Pt.i-634; 1111'ltor,!• 1'11.• 10; '156576, ::" · · • "' . 27, o;.~, •~oute,t·~ ~~~·11;st~Jt•·4lf~·r.~•ry 20, 19111, :. f"1:t~:..~i:~a!~~-~1:: t~~~~:::;A:!!'.'.;.;~- -ttvr•• l"llti.lfo.,',l58ll8'0·,.-~':C ·. :c ... .' ·.• .. , · ' -/~-.·_' ....... ; ·-_. '-·:. '~ .~-=_-_··:>~.: ,.··._ .. .:..: ~;· ·: .. -·,~-_, ';;_.- Pl!~:, DaM·.e:u'oii~. W.!!!'i!h~i · Rio•;_ 11~-,.~ 24.-1c;tii, ,;;: · · ... : oo~-4 on lfarail :29; ·1c;LJ.,· .la·tha :<>rttoe· ot the Au4i1:<!r ot King _C'ount:,,· 'il&o!diigtoll,· 111 voi,-,1957 or O.odl, hg• 15};· Al.Mll~r'., J'llo ·••• )154962. -· . .. . , . · . .. 2') •. • Dff4·tx•o\l~d by:~;..1,· 01.oon IUld-~l Ola on; VlaltorL; 'sohul tt . a.nil .Anahe aobult•, · e4 Louhe Farr'l.~g_ton, ·dated Februar~ 6, 194]., ,reoordod on. lla;y 27, lsiil,. 1n .tho oft1oa or tM A11<Utor ot Xlng J;owrty, 'WIJlblngton,'. ln.'YOl\llU £971 ot Dee4a, l'aga . '.. • ·. 406 1 .ludttor•o Pllo llo. 31679'5, · -: . , , . · . · . -· .- . __ .,o, -Deo4 o:r.oc~ld·b:r Blhabetb H •. Tb!?,•, ,i!ateil !lariih, 26,-l'.iil, rnor4ed Clll".lpr11.ll, l\til, 111 tho offioo "l_ tm, ~dltor or Xlng Co_mity~ '!ublllgtoi>.._ in Vol'""' 1960 or Deodo, hp· lli2. Audi'tar' 11 P'fie·· 'ffo. 3il57827. -----------------· ---31. DMid euouted by Dl&ent!I L. Baudo:l" IIU1d Lula u. ftauder, do.t.,.d .'uly IO. I94-l 1 rGaOrd4'd on Aur:uet ?7, lr;iil., 1~ of!'"ic<J ti,.... tho Audltoy Q~ Kl.n,: County. Wa.!!!h.1.n~~ 1.M '1olUin., 19?2' nf" Ccodi,, P(L~" 101, Aur.tit?r'1 FUci No. ,18&"/-,2. - J<. n<'lod .:u::ocut•id b· ~thr>l '.·'.. S-T'"J1rrntt, d.'\t'l'd it1,7 li.1.9 1..i:.A.J.1_ r.,.- oorded on l~~J' 31~ l:;?41, tr. •,h..., orr"ic:o o!'" "'h-, ,'.1Jd1 .. .or r";!' ~-~r- (:c•.i:=::r•:.::. ·;rC!l~~t.on, l.n ·io'!.tt::1~ 1972 o'" ~'1fi,• Pa.l'o 5~1:,, r.·1.·q :nr'.~ r'1fo ~:1. ~·lNJTF}. 3~. '..-"!r:-t1 e:r•1:~u-:r,r,. b :;M:-la::. Ji •• Sptr'~·. ::.~ ht,:.,: ;vr or ,k,n,.,-,- ~"l.G::lJ:.Z'J•l r"v'-',3tr....,.nt =~r-tc.111, r'l_n,1 :u1ol 1•. 0::-~c.rr".l~!:. .-.::i~ AlJ"r"tl:d J. !:!t~;.,.i:.=,C:,d J•.u:o 21, l';,LJ., rw,.:,:,;-,1.,d ,i•1.;u~t ,~, 1.(4,l~ 1.n th~ atf1i,.Q ot" t~o A1~·ltt.nr r:,f ~:1~'."' l"!Ol~fl.'::;·, 'l::..11'\tr..·~.nn, i~ 'T..-:1·.r~ ll/3-'? or ~~~.111. Fn;o 0~-. .',1;Gi:-:-or'o Fil~ :ro. )Hi:.,.-,!f-. 34. D"~~ ~;;~c4 'tr7 t.ac i:'~hil:;itor. l.'.T-::w-.l Sn"·tni"! Ba.rt:!, ~!".t;M /;!'11 2,._1'9!f!_._ r.~~crod on April 7. F.l.l, !n ·tt.c o.r:t~., or ~ .t·..1~-:or ~r ~ c~. 7!o.ah1nttor::., ln 7olt::.:..!l 193e c.r" P.-;.c;J.a• ,:.'.l.,;;& l:.67, l.=Idltor'.a Ftlo-!o!o,. 31S5t47. .. :· -- ; ... ,. 31, , " •. ._1tt.' llMd dllfttocl by ·,I..,.. llaaRooo, cll\t04 lilarah 25, 't!iJl, ...,.. ool'4acl ·,;;, AprU 9, 1~, k th• artl•• or tlie Auditor or , llaK C011.11ty, Jlutw,gton, 1u Vohmo 1'119 or Duda, Page 473, ~lto~•• :l'Uo :ro, 31~'7336, ·· --· -' . ., . _; '· "O.ed -.:t0111"1cl by. l!J,g Co~;r, e. Jl!""iolpe.1 oorpon,tlon, stato or 11'11,tblllgton, ut..i· Al:lg11I t 111, 1~. noordod Aug,Ult 26, l!:i.11 1" tho otti .. a( '1:ha;,A1141tor ot K1ug Co,mty, 11'ub1ugton; 1n Vol-1991 -ot Deoda, Pago 4:!'l, A"4lto:r• o l'il• !lo, 3106545, . 39, .. lleed uoautecl by Brnoat R, Bun.11 e.nd lla'bel C, Bun-,11, • datod April 1, ·1,iµr raoordod <U:! iprH 4, 1941, in tho ottiao at' tho Ao,li~o,: at' !iq Co=ti,• w.u~to,., 1n Yol1lll0 1956 ot Deed1, Paga.413, Aud1t<ir 1 a File llo, 3156302, ,l:J.. 1,2. -. ' .. -· lleed ex-wt••1by·1lu;( I'!, hul, d&~od Apr1:t 16, 1941, re- . oo.rded on !6>.y 26; 1~1 in tho ottioo ·or tho Auditor at King Cow,.ty, 1'uh1ngw,,, /,Ji Vol""'• 1971 f,r lle<lda, Pf.go 604, Auolttor•• Pilo_-llo, 31682o9, .. De«! adautM by lf. s. Bild'borg,. -$tanl•y Pawlak• .. and Franooo Pmrlu, dated April 16, 1~, roool'<lod on ~y 22, 1941, 1.n the otnoo ot tho .bd1tor qt X1ng Co'!Uty, ffa.abittgton, u, Voll .. • lQ?ll of Dooda, P..go 216, ,.Mi+.or 1 o l'Bo l!o. 3166933, . Dood 01:oeutod by Btanloy l\ll.o""'1r-olc o.nd Kathryn K110.,,..,rok, d4t:od !!nroh 27, l,;lµ.·. rooorded on !!o.roh 31. 1c;w.. 1n the otfio(I! Qf tno-.!nd.itor cf f...ing Co.1UJ.ty, .:.!.;i.::b.1.ngt.on, 1n 'i¢lteo 19,;?-.of. &o!ls• -ia~o 376... Aud1t.or'l!I 1-'11" No .. 3155236, 4.~. D:i:id c4oouted by thiti rlua'..'l.ir.gton ',!:?Jtucl So:rtng.r Ro.nk. dat:""l .\pr11 2. lC:f.J., T~<1,cirdt?ti on .'.prU 7. l91Ll,, in tb.o o!'!'!.c1:1 >"f tho Aud1.tor or ~in;:-Count:,•, Scu:h 'i.l'--r;U)n, 1n Ve-i-=:i 1958 cf· !'.l<lod:s. ~:o·t~-1. Aud1t0!"1 S Ftlr'I ?lo. ?1566!~6 .. '' ~-.. '-: .-·•,~ I ._: ·, ·; ':· ... , . ' . ·----i--~~ '. -. . · • ., ' ;_ --~-----.... •.. :., county ot !.!u l tnc:mm.ii ... ,. I . ,. I ' \ \_ \ I\ " I I\ ~- '. ""' - • \ -. ' . "" thh ... y~or<onol ly _•re•~.r:C. ,s~ro_,. ~-('~ ,, • ""Y' __ "I to "'" ~ to ho tflo Ac!minlotrator ot th•· ~onnnUl·~ 'f'l,.-.:,r A<!::itolo-\ "\,..~Ion';--dooorib"..t t,, •M who ~,,tput,ed 'f"' wt;~n -o.n\ fora,o\.n~-" ., in•t~IDt., &11d, 11cblDWl•d~,d~that h• a1,;i~d. __ ;_h, __ 1~0 i.;.-hh trea .-.--· ----.-,• ' .... . ., ' Ql•~ W'.',d•~ .r.y hand and ,otrioi•l aeal thie :~ ·day of .-:~µ-,· -,.. ~ - -~ ry ~{c "'to; Oregon ... r('a 1,dinr. at f35tfr1. I: . •· -;-~11:'J e~iedon exp1rea: 1 II-3 -'I!,,_---··= _, '· ~-----.. ---- ----~-------· of o;;r:;;; =·~.'.° ! • / > -•• ' ,....... --~~ ..,.__ hereby llpp:rov~d '-. :-::):;;.,;1? \ :·:~, ,c1, t, I f ,- ., j '. - j Re1um Addre!!.:o; N11me Address City, Stat!!, Zip Jennife, D. Cobb Jameson Babcrt1 S1l1es & Lombard 999 Third Avenue. Ste. 1900 Seartle, WA 98104 Easement Agri!tt!ment • • .................•.....•...............•.••.•..........•...............••. Grantl)f'(s) 1. 2 3 ' EvergtNen-St111Mt, Limited Partntr11hip Addrtionaf names oo page of documen1 ii·~ ·········································································· Otant ... (1) 1 Cooks f:nlerpnses 2 Jame$ V. Cooks J 8e11el1y A Cooks ' fllEO FOR RECORD 0.1 lHE REOUE51 Of TRANSNAllON TlfLE INSURANCE CO Add1t1onal names on page of docu~1 .........••...•........................................................... legal [koac:rlptlon (abbreviated· i e lo!. hlock, plat or section, t~shij), range) Pin Sec 19. Township 23 North. Range 5 East. W.M Arldrtional legal is an P&ge 10. 11 aOO 11. of docurnem I A:.-.;.;~r~; P~J;:rt/r.·. ·p:,~;ut.ic~~~i N~t:.~ ...................................... . 1R2J06~9or9, 1?:'.;-'.~-J{•~-;:;-rto:-:; ·3 .· )3 -;-7_::.-::f,~-) ·-'-{1'1---0 Addiho,-.al logo: is on page of do;:J.Jm,ent ·········································································· ~h~ /,1.1.J.lor,"i?ec-~1<:!>c1 Ni-1 rely or, the mk1rrra1,on pro1•1dt>d on !he form The stc1ff w,il ntlf r,•.Jd Lhf:i dn,;umf!1,t !o \'<!1,r-r HHo accU1ac,-or corr.p~tltlll'S! of Lht,:, 1rtr.klx1uy 111fo1mat1or1 pruv1Uftd he,atJJ ·····························································~············ • • When Recorded, Return to: Jennifer D. Cobb Jameson ~bbiu S1ilCS & Lombard 999 Third Ave, Ste 19(.X) Seattle, WA 98104 EASEM£NT AGRE£MENT THIS EASEME~'T AGREEMENT is m~dc ;m<I entered into this"M_ day of November, 1998. by ;ind among EVF.RGREEN'DE't'C0. JHF.., a E:lifc111ia ec,ponttien ('"Evergreen") and COOKS ENTHRVH.J.SES. a sole propnetorship, JAMES V . .ti•l REVER!.i' A. COOKS, husb.ind and wife (collc.:tively "Coor.s"'). *-SUNS~T, LIMITED PARTNERSHIP RECITALS A. Evergreen ii. entitled lO become the owr..'f of dtn certain real propeny loc.aled in King C'...ounry. W.cllington. roore paru::ularly dcsl.:rhd 0n fahibil A attaehtd hereto and incorporated berein by rhis rcfcrenc.:e (the "Evtrg,reen Parcel~); 8. Cook$ is lhe owner of dlilt Ct!T1.am real propeny IOC3ted in King Councy. Washington. more partkub.rly ~ribcd on E,,hibit R a1uched hcrcro .1nd iN:orpora1ed herein by th:S re~rcnce (the MCooks Parcel .. ); c. The fa-ergrcm P-.trcel .iro lhc Cooks Parcel (sometimes referred io herein iooiYidually as a "Parcel" and collectively as "Parcels"') are contiguous to one another. and collectively situated in lhc vicini1y wesl nf the nonhwcst corner of Rafoier A\·cnue Sand SW Sunset Blvd, Renton. WA, as shown on the site plan at1ached hcreco as fahibit C and inc.:orporated hen:in by this reference (the ~site Pl•n"); r,_ Following the date of ra:ordatioo htn::of, E::vcrgrtt:n is expected to acquire title to the b·crgn:cn Parcel. 111 sm:h e\'Clll. F,vcrgreeon inrends 10 inifiall)' <k~lop .and improve the Evergreen Parcel ~·ith a building ,md common arc.a improvt:mcms for occupancy hy Walgreen Co .• iLS sue~ and ,i.ssigns ( .. Walgrccns·). Nothing cont.aincc! in this Agreement sh,1ll tx': 1ecmed to obligate F.vergrctnto acquire the f •·cr~n:i:n P·.i.rn:l: E Evcrgnxn atrl Cooks hrnnctin1CS referred to htrein incfo·idu.illy as an -owner" ;md i.:11lle1.:1h·cly as ~ow~rs,.} acknowledge that 11 is in the lx:st im~i<.'SI: of the Cooh for the O>wftCr nf the E'l't:rgrt:t:n Pan:cl to provide forvcllicul<iir ;u..:u.-~. ingu:ss and eg,res.s 011 the Evcrgretn Parcel between SW llarri~ Plai:c 3nd SW Sunset Jllvd: arid F. Accordini:;11·. the Owners de~in: by !his Agreemem lo l.'..St.iblish .iin Cll.Stll}(.'n! fo~ Vl'.h:nil<ir tratlic un:r .and aHQ)S lhal por1ioo M Ult' r,,,·rg.r~1' P.ircel : mss-h.itdlell 011 the Site Pt.an , .. Cowmon Drinwdy~}. to provide fol' tht: i1uli.,.I UJll.'>lJHl..lion aud cmumuing t11.i:1in.lt:1wrce, 1cpair .and lighting Lhcn .. --of. .md to !>t-'1 for1]1 iimil-i'tion.s regarding ,;my moditiciltions lhcrcro. ail on the terms ;i;nd coodi!Klns LOnt.ai.ini l~rem NOW. TUEREPORE. in con.wler.H.iQn <Jf thi.: 1,.1rerniS(.C' :m<l of 1ht: mu(~\ {:ovenam~ ~rein rnrt1aioed, 1,1 r,rdcr t0 lmposc a u~rt.lin t!:!:iCI11l'l1t UJJOl1 rht: 1-.•,ngrn.:n PJ.n:d. ,r1.I to est.tbl1sh certlm ~-O~~ru:af:5, rnr.Jitiort'i • - and restrictions, for the murua! bcnt::fit and i:4n1plcmcnt of the Parcels and the present and fu1ure Owners thereof. the p.artics hereto decl.rt=, CO\'Clliilfil and ~grce .ts folloi.is 1.1 _Q_ranl of Ea~. The Eveq~rcen P.lrccl Owntr grams to the O"'ocr of Lhc OJoks Parcel. itS ~ azxl assigil'i, for the use ;m:f beoefo of such Owner, its lel\.ant-'i aod oecupanl.S, and their respeuive cmployru, agelllS, controctors, customers. invi1ees and licensees (coll~1ively -Pcrminee:i"), as an appuni=nance to the f'..ook..'i Parcel Owner. a oon-cxclusiYe, perpetual casement in, UJXln, over. aOOvc. under and acro.i'i the Common Driveway for purposes of reasonable ped~rian and vehicular access. ingress and egress across the Evergro:o P-.m:el and lo all:! from ,111 .ibutting streets and public rigbt.s-of-way furnishing ao:.:ess: to the Parcels {i.e .. SW Harris Place and S"W Sunset Bfr,,d). J. 2 Rl:4.son.ble Use of E.ascmcm. Th~ cJscment granted herein shall be ll5m ;rnd enjoyed by the Cooks 0wner and its Per111inee:s ~uch a manf'lt'.'r c1s me 10 unrtaSOnably iruerfere with, OOS1ruCl or deby the conduct and opera1ions of th~ busine;;s of the 'Evergreen Parcel Owner or its Pcrrnittt.."tS at any (imc conducted on the Evergreen Pan.:el or ,my porlion thereof. iric:luding, WMou1 limit.llion, public :u.:cess lO .and from said business, .and the receipt or delivery of merchandise in connec1ion therewith. 1.3 No Implied F::.asc:mcn_~. Nothing Ci>nt.1ined in thi.'i Agrcemem sh.all br deemed 10 cre2lt aey implied easemeru not othc'rwise exr,ress!y pro\'ided for herein. Without limiting the generality of the foregoing, no easement for c.:rOS$ parking is h(rehy granted. 2. C::onstruction. Maimen.a.nce and Modi_fiqH_ions (J.) Re:sponsjbiliry for dn: iniria1 coru.tr..iccion of Couuoon DrlveW':1.y irnprovcmcncs and .111..:.ws ,md c~pen<iCS of planning, engirccring arw.l otht-r tees associaied wi!h s-mc, shall be p;,iid by the Owner of rhc E..vcrgietn P-oircd-The Commcm Dri~ew-Ay improvements sh.all be installed coocurren1ly wilb lbt initial developmer.r oflhe Evr:rgrecn Pared and sh.all bt: coos1ruc1ed in .a good and workmartlike manner. (b) Cooks shall h;ivc rio oh!iga!ion or liability for the initi;il con<;1ruct.ion of Common Dr1vi:way imJJrovements which sha:I be consiS(ent with the Site Plan and srul.H consist of ,hf following. (i) grading and installation of p.;i11ing aud lighting; rii) iru:1.itldlion ol curh cut ;i[W cnncrc!t: drivew.iJ .tpimts at the dri,·ewa:,: emrmi.:e JO SW S1m<..e! Blvd in rollform.;iocl' witli Ult: :.1aridard 1·cquirmJe111S l)f tlie Ci::, 111 Rr.ruon (~ Tit;~); .tnd rill) i11wlladon of ~tripinr, and ~ign.s a~ reqllired ;rnd ~pprovcd h)' the l1t:, (c) r:oi.rowir1g c,1mr,lt!i,m 0• rht· ( ·ommori Or'.vewa} irnpru\·cnlC11rs. the Com1uur1 iJrM~.1y ;J1,,1JI be ~un·cJed .:md a lc=~.t! d1,;,su 1;iu,.m of 1he C1m1rnon Urr,r....,.d}' m its ~s huih loutiun ~hall t>e prep.:red and alt.ached m rhb Agrccrr.crn JS b:hi/Jll l>. \.I-hereupon th;s Agrcemcm sh.ill l:ic re-roc01dcd iu ,·\ idcTk.c suc/1 kgal descrrption.s on !ht: !}Uhl1L 10.:corrl. • • (d) C.ooks agrees ID cooperate with the Owner of the Evergreen P.d.tcel and panicip;te as rc:.asonably ncces5.1ry, but a.1 no e:\pense 10 Cooks. in c1ny proceedings (including. without limitation, any proceedings for i.~oc.e of a variarx::c) required to ~rmi, t.'ie .:cllStruction and use of the Common DriYcw.ay, which proceedings may iB:lude aw!iaOOn to abate requirctncnLS for screen walls. l:mdscapc buffers or similar barriers between 1he Coolc!i Parcel and the Evergreen Parcel. 1.2 Maintenance. The Owner of the F.,·ergi"t:en Parttl shall have the responsibil!ty to maintain and rtpa.ir the Common Uriveway imprm:cments therein in a commercially rcasonableorder :.md operating condition. (a) FoUowing i.niti;il construc1ion and survey of the Common Driveway improvementS, no subslantlvc changes or modifications of all or an)' portion thereof may be made without the prior w1 iuc,1 consei:t of!he Owrerofrhe Cooks Pan:el. ac1ing reasonably. alld Wa!gm:ns. CoRSt.'fll by Wa/greens or any Owrer hertWldc:r may be withheld in the rc.iSOnabk: business judgment of the party having the right of consc:m. Notwi1h"Manding lhe foregoing 10 Lhc contrary. mioor modifications of SW Harris Place along tht: wCS!ern border of the Common Drivew.1y by the Owner of me Cooks Parcel in coMCCtion wiUl the rcdcve[oprnem of the Cooks Parcel and lhe Integration therein of the Common Driveway with paved surfaces and drive aisles of a quality and char3cter compar.1ble kl the l..ommon Driveway improvements as originally constructed. shall not require the prior wricten consen1 of lhe Evergreen P.,1rccl Owner or Walgreens so long as such mo::liftcations have been approved b)' the Ci1y ,md do oot ch.nge tile loca1ion or irnerfere wilh the use of the Common Drivew:.1y. tb) In !be event the City require~ tht: modification of the Common Driveway in connt':l.1ioo with lbc futur~ dtvclopmem of the Cooh Parcel. :,i.ny such modification must be jointJy .approved by Wal greens. the Owner of the Ev,:rgreen P-..rccl and the Owner of the Cooks P.lrcel. Approval by such panies shall Ml be unreasonably wilhhckl; h:iwevcr, Evergreen and/or W31grecn may withhold consent in the C\'Cnt the relocali<m tus a material adverse imp;tel <o Walgreen, if any pzrking sp.ices would be rleletcd or become inac.cessible, or if there would be a material devia1lo11 from the locaUQn of the easement is originally c-xi~ling. Any Owner requesting such lllOOification or relocation shall be rfsponsible for the associ,ned design, survt:y, recording. engineering and co11s1roc1ion ~).rienscs. including rcstor,ukm of .iffected areas. (c) Upon complel.ion of :my boundary modifutions to the Common Driveway penniued herein, the same shall be resurveyed by dJt: Owrer ausing ~Lid modifiC3ition and all Ownt:n, agree to e,i;ecute, ad,nowledbe :.md dcli~·er an approprialt'.' am.:ndmcnt to this Agrnernent modifying E~Dlt D attached hi:reto :-.u::ordmgly, which amendmem sh.all he promptly rL.:or<led J. I All AYai!abte Rcm1:dics. hi the event of c1. breach b>· any Ow~r or its ~rmittees of :iny of the lt:ffllS or pro~is-lO~ hereof. the-other Owner and/or Wal greens shall be entitled fon.h .... ilh ti> full J1'1 adequ;ite rdict by 1njur.r1ion and/or all su,.:h c11hcr .ivililabh: )cg.al and eqmtible r1::mc..'Clics (which shall be L"il'J;ulalivc 1,1,·tlh any rights or rc:rnedrcs !\pcdhed hcrem) l'ro:n the L:Olli;t'.4uellr.:cs of such bread1, irx.:ludmg paymcm of ;my amoums due and/or spetific perform,mi.:t:. 1. 2 ~U:!e!J?. In ~dd111on to 11H other n::medic.~ ill':.1.il.bk: ,111 l.tll-' or ir: ecJuily, upoo 1hc i---.ulurt: of J defaulting O"'ner 10 cure ,1 brca.t:h or Lhis Agrtt1nt:nt by sud1 ().,.,f)L'r or its Pcrmiru:es wnlnn • • thirty (30) days following wrinen no1ice therror by another Owner. Walgreens or ,rny Owner shall have the right to perform such obliga1iofl on bcha:Jf ol such defaul[irr.s: Owner and be reimbursed by sur.:h dcfaultin(; Owner upon demard for the reasonable COSls thererrf together widl interest .it the prime ra1e (~reference ralt:~) of Bank of An!erit:.1, NT & SA. or il5 s1ict:L"!s0r, plus 1wo (2) rcrcc.mage points (nol to exceed I.he maximum r.tcc of interest allowed by law). ff such sum is not p.1id upon di;:mand, the party pc1forming such defaulted obliga1ion may claim a Hen therefor, which may be foreclosed J.E:i]ir.st Uk: Parcel of Ult' defdulring Owner m lhc manner prescribed by law. l.3 No Termina1ion foI~~Q!-Notwitm1andlng anytning to rhc contniry contained in 1his Agrt::cmem, in no e::vcnl shall any def;iull or hrcach undi:r thic. A}:lrcemem entilJc any pany to seek or en enforce Ult: ca~llation. res,.;~ion or termination in whole o: in part oflhis Agreement or of the t:aSentt:nt !11:rein gramcd 4. Term. The co~·enJnts, r.:ondn1on.c; and re:;tririions conl.3ined in 1his Dt.·daralil)11 .'ihall 00 cffCL"tiYe comrncOCing on the da!t of rccordalion of this Agreement in the office of me King County Recorder and shall rem;,iin in lull force ;md efft:ct for a period of siA\y-fivc t6:>) years from and aft.er s.aid date of record.:llk>n, and !ht:: casc:mcnr and the ob1ig.lrion to maintain .ind repair chc casement ser forth in paragraph 2.l granfed herein shall c.ontinue in perpc1uir_y. unless rhis Agreement is modified, amended or 1enninated in ai.:cordancc with paragraph 5.2 hereof. 5.1 ~jgh~~.Qf_E~~~n!Walgr~~~. Nmwithstanding anything 10 the t.:or11ra1y contained in this Agreemern, the rights, powers. duties andlor obligation:; of F.vergreen and Walgn:ens shall only become effec1ivc, if ,u all, upon !he acqmsirion by faergrcen or Walgroc:ns or their oominte of fee titJe to the Evergreen Pan:d, .1rtd Lhi= pro•·is.ions heri:of shall be= construed accordingly. 5.2 AmcfllmenC-Thi~ Agreement. and the c.ascmcm described herein, ni.y be 1erminated hy the Owner oflhe E~rgrecn Puctl if. at an)l limc during tht: cuner.w.:y of this Agreem~ni. SW H,mis Plilce is vac.ated and/or othero111 ise dosc:O or rcStricted LO public use. Otherwise this Agreemenl may be modificrl. ameBXd or !ermin.ited a. any rime only by the wriuen consent of all then record Owners of the Pare.els ond Walgrtt"ns. C\'idenced by a document rh,11 has bt"cn fuliy e;,;,ec11t~. acknowledged .i.nd recorded 1rt rhe olfici.11 records of the Coumy Re1:ordcr 01 King Coumy, Washing1on. No1wilhst.m1IU1g the foregoing, in !he event the lam of the lease pursu.ant to whk:h W~lgree11<; occupies L'lc f1·ergreen Par1:cl has term1nared or e~pircd, or if Watgreens has bttn e~dudcd from po~o:;i."Ssion of the hcrgrt:t:n Parcel following tht: ,:..:rnrrerre of a dt'taull in 1he pcrforma,.cc ot irs ohlig..tliorr; as 1eflilm under s.;iid fcase cominuing urx:ure<l af:er 11.Tirtt"n m1U ilod cApir.1tion or appiiuble gr.at.:c ,)t'riod. ill chc option of tm Owllt'r of the Evergreen P;ffl..'e/ . . .u1y aoo all ri&his m t;nw of W.ilgrccns othl!rv. iSI.! c.:onldirtcd in tJ1is Agrccmcr.t ni.a_y therr:upon be terminated Oy such °"'11Cr. in which c·,erit Ult :,igrunire 1)t W;ilgrn:11:; lo :iny mod1fication. amendrm:nl or iermil'lation of this Agrremem sh.lll rn Jon~r ht! r(>quin.'O. 5 1 ~otk:rs. Any r.oc:ii.:e to he given by an (h,ocr hcrcur,ckr .'Ji;,11 be gwen in v.ri!ing Mid ddili.:1t:d m person. or by 1epU1;1fJh'. n;monw1dt.: (1\crnighc (.r,urn,r (c.e. ftikrill b.:prcss). nr forw;irdcd I)_'. ll'.11fa'-tl tir 1~_1.:i:,lt'rCJ.l rmil. r)f')'.'ngc rr~'p.1id r,_'llJrn rc.t..:cipt. r1:q1~,d . ..-i d:1'. addrcs~ indkated below, urllt'~5 !he r.-1r1y f!lving such r11Jtkt' h.i~ bei:n l1Clt1t1ul. 1n "'riliug. ot .a ch,mgt' of a1l(Jr1:&, Evergreen: With copy to: Cooks: With copy co: • • Evergreen Dcvco, Ira.:. 200 N M.aryl.and Ave., Ste 201 Glendale, CA 91106 JeMifl!r D. Cobb Jameson Babbitt Stites & Lombard 99911\ird Ave. Sec 1900 Sc.inle, \VA 981().1 James V. And Beverly A. Cooks 150 SW Sunset Bh·d Renton, WA 98055 David M. Dean W;.men, Kellogg. Barber, De.an & 1:onu:s 100 So Second Sm.-ci. PO Bo;,i; 626 Renton, WA 98057 A copy of any such nrAitt gh1en by .i p.:iny hereunder sh.,11.also simultal)l!Ously be given by .autho,ized me.ans lO Walg:recns at the address irdicated below, or al such olher address as w .. lgrecns shall hereafter specify b)· no1ice in writing: Walgrcens: Walgreen Co. 200 Wilmot Ro.i.d f)t:erflcld, IL 60015 .\Un: Law Oepartnk:111 Any such 1-.xicc shall be deemed effetnvc on the dace on which such notice is delivered, if notice is given by person;.il delivery, on the ncM succeeding business day after deposit wic.h an overnight courier tOr ne;i,.1 day dcli~·err. or if notice is sent through the tJnited S!..i:l.tt:s mail. on the c:b1e of attual delivery as shown by the addressee's receipl or upon the e11:piration of lhrec (.l) days following I.ht date of mailing, "A'hicheYer first ou.:urs. 5.4 Cove~nlS to Run with L.nd. 11 is iniendcd thiu the t:.1seme01, covenams, conditions. rt:scric1ions, rights and obli:;alions St'.l ronh fierein shall run wi!h me IJrx:I and cre.1re equirable stmtude i11 fa .. ·or of the Pari:els and all pomons I.hereof, shall bind every person 11.ving an}' fct, leasehold 01 other interest then:in and shall inure to the beneri1 oft.hi: Owners. and their respective successon. assigns, ht:irs dnd pt:rson.al representatives. 5.5 Q!~_f!ce's_,•'u;Ctl)I..Alll,;t:. Tiw.: grantee or illn)' Piirce:I, by accepu~ of j deed rnme} ing cide thereto, s/1.;ltl .ict:epl soc~ deed U()On and subject /0 each and all of the eaSt:mern, corenam.s. conditions. res1rk1io~. right.'i and obligations cor11;iin1.:d herein. B.v 5,uch c1u:eptan(c. any such gr:mt.ee sholl for himself and h~ suu:eSSQrs, ;i!\.~ir,ns. heirs. Jn<l personal rcprt.:'iCI\IJtive-!'., cove11.i1u. consent aOO at,:r~ lo .and wiin Ulf' otht·r Owner. lo kt'C'p, obSt."nc, wmpJy wirh. arn1 pt'Jform the obli£.11ions .md agr~·me-uH 5t"t fnnh hcrt:in with r~ to the: proper1)' so acquired by sudi grantc1.:, "'h<:rcupon the gr;Httur of sl.lcll propt:rt}' sh.ill be relea~ fro111 six:h ohiigation:. ,md agr.:en1cu~ thcrc.:ifWr ~rising in respect of 51.JCh pn~ny. • - (a} EJch Owner agrees lO indemnify. defend ::ind hold the other Owner harmless for, from ilOO r1gainsi 211 cl.aims, Jia.\.lilities ard C:q>enSeS (irr.:luding reasonable artorneys' fees) relating to accidtnl.S, injuries, dea!h, loss, or da1112ge of or lo any person or property arising from or in any manocr relating to the use by !he indemnifying Ownet or iJ.s Permittees of the casemcn1 granled herein except as rm)' result from negligence or il'ltenciona/ misconduct of the ocher Owner. This oblig.ation is inrerlded co be the ot>tigafion of the o~r oflhc prnperry. This obligation 1s 001 p,c!rson.at to the pre.st:n1 owner of che property and i1 will be 1ransferred to each successive owner of lhe proµerty (b) Each Owner agrees to carry or c,:1use its Permiuees LO carry commercial gcn:ral liability insuraoce for the Common Drivew;iy IOC.11u1 on the hergn:en PaTCt:l, witl1 combined single limit oover.ige of not less than Two Million Dollars ($2.(XX),000.00) or such greater amount as may from time to time~ reasonable and prudem under !he circumstances. Nmwithst.ancling the foregoing, ;rnd only fur the period commeocing with the SU!rt of C(lflS!ruction of the Common Drivev,•ay by rhe Owner of the F.vc=rgrecrr Parcel ;uti OOdiwing urtil (he isruaoce of an occupancy permit for the Uui!ding CDnstruc:(ed on the Everi;ceen Parcel, the Owner of the Ev~rgreen Parcel sh-II mainli:l.in or quse to bt: m.aim.aincd tlic insurance required hi:rcunder on the Common DrivcWily, which insuraoce sh,111 idcmify Cooks ws .an addition.al insured. Any Owner (or Pcrmittee of such OWl'lfr responsible for carrying insun1nce hereunder) having a net worth in excess of S40,f.XX),000 may self insure. (c) Upon reasonablc rcque-.,.1. ;m Owner :-hall furnish to the requesting Owner certifJCalt'S of irtSUrance or other reasonable cvideoce indicating 1h.at insuranu: meeting the requirements hereof has Deen ubtai~ and is in full force and effec1, or in the case or self -i1t'iUr.ince. r~sonable evidence substantiating ~ net worth in e~t"SS of S40.CXX>,(X)) (e.g .. ~udited flllclncial s1.::11c:mc:nts or SEC tilings). 5.7 ~g_ Rig.hts in fu_~_l_i~. Nothing cr,rtaircd herein slnll be c:onStrued as creati11g any rights in Ult' gt'"JJt"ral publk: or .ismdica1ing for public u.,;e I~ C.Ommor, JlrivtwaJ. 5.8 ~Q!r~!!gi~. Each proYision of I.his Agreement and the applkation thereof to Ulc Parcels ,1re heret,y declared to be independent of ~nd severable From rlie rem.aindcr of this Agreement. 5 Q Time of Es~. ·1 ime is ot the essence of thi.-; Agrl!(meru.. 5.10 AttOm:!Jil~ In Ult t.·,.·ern. of any l~l or t:qultah!c proceedings rertaining 10 this A1~rtnm:-111. Jhe prevl!iling party lherein shall ht> enrn!t"<I In reasonallle .ittorIJt"ys' ft'.e.~ :;ind COSlS of suu ) 11 ~~_l)~C~r:!:':-This Agrec:llkn1 may he c.\OO.Jtcd in Oil: or mori: counrerpar.s, cad r_1f 1,hid1 may be executed by one or mart: of lht: parw:s l1ere<o. wirh the s.ime forci..: ,md cff .. d a::; '11ough ,111 the parties e:w.«uting such coumerparts-had excculed bu1 one instrument. Signaturr ;;md/or aclr:.nowledgme£1l p,u;es 1ruy bt: detached from sm.:l1 -counkrp«rls aud JU.ached to this ,\gn:cment to [X1ysical1~· fu1 rn ore lcg;dly dli'nivc document for rccordinp, puqx)Ses ~ !2 Go~·~miug; ~v,. Thr> Agn:t·rnrm :;.h,i)J Jx.. ,g1i~Lrncd bj W;;1.o;/1jnt,>tm, l.Jw. and !ltc s.;Jc p!.11.:e ot n·nui: lur .any procL-e~IHlg arising uut •lt !111":> 1\.;:rt:t:lllt:fll ~hall Ix.· Kin~ Count)-Wash1r1gton • - IN WITNESS WHEREOI', ahis Agrecmm has been cxecuttd by the parties as of the da(C: first written above COOKS Cooks Enterprises. a solt proprieto~ip \"" '--~, -,;J_L-~- Ja V, Cooks . ~ ·~~" ---'~-~Ctlt<----~ Cooks ~4t,t1Ll~ r;;, /, -r,.,.ma STATEOFVj,i8~!4~ ) ss KiogCnurnyl,,A,13u/,,. ) EVERGREEN * Evergreen Devco. Inc., a California COJ'l'Oration , Manager By ~ Ji.,. \ ~ff°'"" ~~ hs: ____ , -----~o --- *EVERGREEN-SUNSET, l.IMITED PARTNERSHIP, an ArizQna limited partnership B~·: Eve.rg'teen-Suoset, LLC~ an Arizona limited li~bility company, General Pa.r~ner Thi.: foregoing irmwnem ~..s ackoowtedi;ed before: me: Ulis~~y of No,·cmbcr, 1998, by Andrew S~ippcr, a.,; fee, ·------of Evergrt:en Devco, Jnc., a California corporaiion. on behalf of the corporation My commission c:~pircs: 7 ST A TE OF WAS!IINGTON King County ) ss ) • • The foregoing im1rumnB was acknowledged bt:fore me this J8_ day of November, 194)8, by 1AU \I-ml Beverly A. Coob, ~ wire;1/}/) f,, /)IL .,kt<\/) 1 'i'Ll._ ~~-rUL 1\.jy com~n e;,;p1res T M J I /~~--racy . arvs ~·re, 4~"'' '._,. \\ ' !: -• ' .... ~"'. ,~ \ "".r).~,,~.t.t" .. f"' '1 •••·····•• ,"' .. , , w-. ... ~ STA;it(>F WASHINGTON ss King County ·~~-"···-,,. going inst.rurr.ent 1 .• November, J990, was ack nowledqed be fore this by James V, Cooks • ... , . "'l••-'•llt'·\"' 1 ~ !~ .... :! --_-:.\ ... 9\.,. 1: ~' V :fJ A,,.;/\ '· "!-,~ ........ ~.-·.... . ( ' llvVI...L.J · .. ~ ;-.......... ·'.•"/ ' Notar uu lie . ·-... , ,u,4".i"''.,.. My cdft•ni:S'ifaon e,pi rQS' T11CyM.Jarv1s -, .... -.. • • Kd,ilJil "A" Ev~rgrt<!n Partd LIICIAL DIIIICRW '110NI PARCEi. A: Thot porUOf1 of lhe norlh 1/2 or !he south 1/L of ~r;lion IB, lo,rn!lh'J! 2J Nodh. Rong, 5 [a•l W.t.t .• dncdbed c:u1 lollo.,.s: Oi!glMlriQ ol \ha lnlenecll!Jn of the •nlerly line of the Stote Hiqhwe'ly No S "ilh the soolherly line ,of Cedar River pipe line rollwoy which point ol in\(!'r~,-clkln i~ 2661.62 Ifft ltflt and 18.80 fet!'I iiodh of the •Hi 1/4 <:O<ntw" ol sold sec:lion; Thence South 02 degree1 IE!' 49• Wnl along 1old w1!41ter1y line 180.30 fut; Thence Nodh 89 degree! 5t' ll'" Weil pora!le( with lhe southerly li>'le of Ced<Jr Ri>MI' pipe llne railway 162.79 feel lo the TRUE POINT Of BEGINNING; Page I or 2 lhtnc• North 89 dqrffl 51' 11~ Wdl porollal wllh sold soulh4rly lina aS.58 l!!el 10 a polnl 11'hkh 1, So11lh 89 degren ~r ,,~ Eo,t 125.04 feel lro:n the l!osledy line ol Coonly Road No. ao (9l11t Aw,. sand Kordle Awi. S.W.); Thenu South 12 d99rN1 59' 49• Weal 192.57 f•el to the notll"l"'"IY line of Long1lon Coui,ly Rood (S. 1 Jfith Sl. and S.W. HQlrlt Pl.): Thence Horth 7J deqrees -49' HI• E:atl 01009 sold northerly llne t15.20 Cnl; Thence norther!)' In o atra'9hl lln• l57.1J fHI lo lh• TRUE: POINT or 9[CINHING; (XC{PT tho\ portion theteof, described O:!!I follo1'!1: Be9imln9 ot a polnl on Our •ulerly morglnol line al the Sunse:t Highway, 180 J fHI southerly lrom th.e tnlerHcUon ol lhfl ,oulh b01Jndory o! lh1 Cedor River pipe 1111, of lht Clly of SeoHI• "llh th1111 wnl1111rly morglnOl llne ol Uut Sun1;el lligh"oy told corner or-lnl.-Hetlon being 2661.62 [NI eoal ond 16.B feel north of the we1l 1/4 cornilll' of S«llon 11!1, Tolfflthlp 23 North, Ronqe 5 Eo,it W.M., Thuu wealMly ood parallel *llh sold plpe Un, 37J.4 feet to the eo1l11tly morgin ol cal.Inly rood (no• eho•n a• 9111 A.'11. 'S. ond Hardie Ave. S.W.}; Thenu loUo"lflg th• lltQ!lterty morqln of counly roQd ,outh 49.60 feet Thence Sout., 77 degree• oo· ,1· £u1l 120 reel; Th~CII soou, 12. dll9'""NI 59' 49• Wnl 60 feel lo lhe TRUE POINT OF QEGINNING; Thitncl SOlllh 12 degree1 59' 49• WHt 55.JO feel lo lhe norlherly Line QI S 'N. H'Jrrl1 Ptoce: Thence North 7J <M-qrees -49' 19• (a9t olOOQ-1ofd norlh11r1y llnfl', I0.00 Feel: Th11nce North 12 dt-gr11e1 59' -4ft (o91 lo o p(jlnl on o llne lhal beor, Horlh 7J degrees -19' 19• E'JII from sold fflUE POINT Of' O(GIHNING; Thence, Sooth 7J degree! 49' rn' West 10.00 teal In the TRUE POIIH Of 6fG1HHIHG. PAACEL B: Thal portion of Ille nodh 1/2 uf lh• 1oulh 1/1. of S!'lcUon 16, Tc,wnship {J Nor!h, Range, 5 fast W.U., de1crlb1d (J! fi:4,01111: ~1glnrtW19 ot o pnlnl on lhe 11r1t!ltrly rno,~ln of the Sunset HHh•oy. a, fOfmtrly eiloblfthad, 180.J FHl ltOOlhffty from lht1 1nteuecll0f1 of suiU ..... t ... 1:r mor;i,, .m, 1h11 eoulrierCy morq«l of lhe Cedor !liver-Dtpe line riqht·- of-lNly (said point or lnl11r111odlon b11lri9 2661 62 re.et t1~,t ond 16 e reel tior\h of tti, •HI 1/4 earner of Sedlon 18, To.-n!lhlp 1.} Norlh. Ro119e 5 Last, W.M.) and the rRUE POIHT Of BlGINtflMG; 7hence North 69 deQrH! 51'11· WHt porol'ef wm, 111!1 !louthet!y l!;,e of i.:ador Ri.-er pipe Une rlr,1ht -or-~ay 248. 39 !e1l, rnor" or 1~:n. Lo u 1-''Ji11t ':;ut:th 69 degre..1 51' 11' (oat 125.04 feet or the e<J!llerly lln• of the dd r:oon\y rood t911t A.'tfflue South): 1h..,ce 5.oulh 12 d99u1et1 59' -'19• 'NHl 192.67 fel!l b lh• nodh F11" or loJ'1Q110ll County Roqd (Sou 1 h ll61h "S!rel!I), Theri<:e N()fth /J degraeti 40' .,.5· C:usl aiOflg sold nDfth llne i4',.64 fee1 lo a 1,0"1! of c.ur~!J; lher,ce clong the arc ol o tllf¥1' lo u,. lell hofflq o ,001ua ol ~5 l~l'!t o dl1tonce of R(U Itel; • • Exhibit "A" Eve1"gr-«n Parcel Them::" ni:,rlhe,ly 01009 lhe ,«111lerly lloe ol Sunsel Hlghwoy 51 ftiel to !he poln t c>f beglnnlo~: EXCEPT lhol portion th1reor l)'Cng westetJ)' or o fine dr'o•n from o pafnl on 1h11 nodh line of ,old lrod C!slonl 85.56 re11t from the r1orthwe.,I co,o~r. sold point being lhe northeast coml!r of lhol lrocl of land conveyed lo A.II fh1therlord by Cffd r«ordt.i ..lily IJ, 19SJ. undef recordlnq Uo. '4362167. itJ a polnl Ol'I lhe aoolharly llti• d/alanl lf5.20 tl!el trom the !OO!hW"esl comer [hereof, 1oid pDlnl belni; Lhe soulheosl corner of tltot lrac1 ol lend conveyed lo A.H. RulhHlord by dffd r..:ordlld July IJ, t95J, undar uu::ordfflg No. U62167, 011d Lh11 TERMINUS ol 101d line; AHD (XCfPT DI!)' porflOl'I thereof lying 111Uhfn lhe rJgnl!-of-woy of RJ.Jln!er Av..-.ue Soulh ond S.W. Horris Ptoce. as presently estobllshed, rocr:nu:R wmt !hot po,Uon, If ony, of the portion or S.W. Harris f'loce vacated bY City or R&11ton Ordlnonce No. J204; S,tuol• In th• City of R.nlon" County of King, Stal• of Woshloglon PARCEL C; Al of lhol p,orllon of Gov•rnm.nt Loi• 10 and 11 In S•dk1n 16, fownship 2J Nctlh. Ronve 5 foil W.U,, l)fng wHl.,JJ' ol the w..,t mor;Jo t1I P,JmtJl'y Slot• Hlc,h•ay Ho. 5, toulherly or lh• •oulh morqln oP S.W. 11or,1, Place (Ml1ehell S.I.), norlh9Fly ol the nor1tt mMgln or Primary Slol1 tllghway No. 2 ond eo1l..iy or 11 ... foNo•lri9 d.acrlb•d lln1: ~lnnlnq ol a point .138.11 INl :aoulh ond 15 feel wul ol lhe lnlersec:t!on or lh• eoulh line or the Ctdor Rl¥M pipe llnt. rlgtil-of-woy ...-IU, lhe old •e~t llnci or SunHt HMJl,lfoy, sold polnl b•lno ot•o J72 feel 11oulh ond 6.L 1111111 eo!l of lh1 cenl,ar of 101d S.Cli0ti IA; Thence 5ovlh 02 deqrNI IJ' CMr Wnt J6 reet; 1hei:i-c::e Sovlh 7-4 dlJ9'ttl 50' rxr ~sl 64 feel, mOfe or less, lo {he mn1-t .a1tW1y comar of o lracl of lend con..,.)9(1 lo the Stole of Wo~lnglon by tlffd r•corded under" racordln9 No. 27'4050-4: Thence wulwl)' ol0t19 the 1okf nol'\h tine of Stole Rood No. 2 on o curve lo the right wllh a rodklt ol 90.5 feel. o dltlMlcl!I' ot 25 f•lll; Th11nc• contlnuS'lg on 901<! nOf!h lln~ of a cur111 lo th• 11ft w!lh a rari111s cl 100~ IHI, o Oit1l(Jl\ct1 ol 14.l feel la 1he TRUE' PottH Of. B[CINWNG ol ,old lirnlliiv llne; Th«tci, fl0f'1hetly lo o ~I on lhe BOOlh ""' of S.W. Hortl1 f>loc:e (MUchllll SI.), 101d palnl b,alng the nMthtJ0.1\ c.OJn• ol o trocl of lond cOl\11e~d lo 'h'le,_.,\ o. MIH11 1 by dud r1c.orded under recording No. JOJ4J92, 101d comer b1lng on the norlh"utlrly line of a Ired or land corive~d to Rollund R. Mrtch.U, by dud rtcorded un!htr rtcor-dlng No. 2668821, and !he f[P.MINUS of .10/d fine; TOGE.ll-irn WITH lhot poftlon 'JI V'IJcal•d S.W. Harri, Ploc.e odjolnln9, whkh., upM vocation, oHoehtd to told pro,iarty by op•ollon ol low, pur,uanl lo City of Ren[Qfl Ord1nooc1 No. 3104 recorded under nw:.ll'dWlg No. 7l!IOJ270680; [XC(PT any pot'lk>h lhtr1of, 11'ng wuterly ol o 11111!1 o, de!lcril.Htd ur1Uer ln1lrum*11I r1c0rd1d Jonuory 21, lfl83 under rec,'.),frlUlg ~o 6J01]104l}. A/10 f'XC[PT ihal po,lion lheuof conveyerf 1,;i /he C1\y of R.0!011 by 1et-d recorded !tarch !9, 1ga4 1.mdtr rac.o,dlr,g Ho. 6'40J!9049.!!I: SHuol1 In the Clly (Ir Rlf'll(lfl, Counly 1.11 Klr111, ~tole o/ W<11hlnqlon. Page 2 ofl • • E.rhibit "'D"' Page 1 or t Legal ~criplion of CO()ks J1 1rcd Thal portion of Government l.ot I l in Section UI, Township 2J Nonh, Range S East, W.M. in King County, Wuhinglon, described as follows-: Commencing at the intersullon of the ceutcdmcs of lhc Scalilc Cedar River Pipeline right of way and Ranier Avwue Soulh (Pr1mar1 State lliJ;hwar No. $) a.s now established; thence South J"57'3S" Wesl along lhe cenlt!rlinc of said Ranier Avenue Soulh, a dist1t1ce of 317.37 ree1 to the intersedion of the centerlme of S.W. H1rri1 Pl!Ke (Mitchell Street); !hence Sourl: 7.5"24'47" West .along: nid centerline • distance of JI l.8J feet to the 1111er~c.1io1, of the northerly cX1cn1ion or a line 0.50 (ffl W~I or and parallii!I to an exis1i111 8 mch eoaeriete wall, said line beina the common line bctweett adjuinirig pwpcrly owne11 u established by that ce1ttin propef1)' lmn 1grecme111 recotdcd under King County Auditor's (ite no. U01210412; lhence South 0•12"2&.· Easl ah.mg said common line I distance of 11 87 feet 10 the tl'ue point of beginnina, sltd point oeinr; on the nortkerly line Parcel ·u· as desc::ribed 111 that certain V.acation On..lina.nce f.lf the Cily of l{eu1011 Nu. l'-04 wn.l f1kd umlc1 Km1~ County Audllor's file No. 7801270680; thence continuing Suulh Og12'28" l:.usl for a distance. of 77.27 feet to the northerly of S. W. Sunset Uoulev:ard (Pnma.ry State Hiii;hwty No. 2), Did point beirtl 011 11 curve the c:efller of whidi beats Soulb r51'M" Eas~; lhem~e weslerly aJonK II curve 10 the left With ~ radius or 1005.00 feet for a distance of 100.00 reel 10 a JJ0in1 of rc,..erse curve; thence tlona a curve to the right with a rildim, of 111 S.CJO feel, for ,1 dis1.a.nce of 87.27 feet to I point of compound turve·. thence along :1 curve to the riQhl wi1h a r1diu1 of I ~.ou feel, for • d1stan(;e or J1 .12 (eel, to a poin1 on Ille eas1erly margin of ttuilic Avenue. S. W.; lhenec along said easterly n11rsin, north 19•42·10• East for & distance of 26.lJ feet lo a point of curve; 1hcnte: alo11g a curve to the right W11h a radius af 42.J7 fett, for a distance of 41.20 reet to a paint on the northerly line of n.id Parcel '"B•; lhenci: along sai<l 11orll1etfy hnc Nonh 7Sai4'47" R.nl for a d1:1tance or 167.30 feel to the true po1n1 of beginning. SUBJECT to the Donntvillc Power Ad1ninu;lra1inu Trans1111ssmn line right or wey euem,ul. i Site Plan or Parcels with Common Drivew.t.y cross-batched • if -. -~A ~Cf'. ·, ' ~ " ,, ' r I ' i I ' I l \ t. '' ' [ j i Page I or I i ' I•· ' ., . I,,., r It II J 91 .: Ii , lch \\' i , dlll!' \ I \1 i \\ I i; \ I II . J ' I \ ~ , I ', .• I I j I I ·1 , I ' I' • • . ., .... E1hibit "D" [R.esen-ed for future !uniey legal descriptiool • Burlington Rrsoun:{'s Oil & c;a~ Co LP Attn: Holly.-\. L)·nch P.O. Box 51810 l\11dland, Texas 79710-1810 11111111111111111 20030125002078 !!AIL "I 30.10 PAGE ee1 OF 812 91/ZS/2'83 18 54 KING COUNTV, UA NOTICE OF CLAIM TO SEVERED MINERAL INTEREST ST A TE OF WASHINGTON § § COUNTY OF KING § In accordance with the appl1cablc prov1s1011 of law mcludmg Chapter 78 22 040 Revised Code of Washington, the followmg Notice of Clann of Severed Mmeral Interest 1s given Claimant Burlmgton Resources 0,1 & Gas Company LP. a Delaware Corporat.1011 (formerly known as Meridian 01! Production Inc} authonzed to conduct business m the State of Washmgton 2 Claimant's prmc1pal place ofbusmess ,s located at 801 Cherry Street, Fo,1 Worth, Texas 76102 3 Description of Land Affected b,· This Notice Attached hereto a.s Exh1b1t "A" and mcorporated hercm by reference 1s a list and descnpt10n of the severed mmeral interests 1n the above captioned county owned and claimed by Claimant ,i Claimant 1s the owner of the severed mineral interests m the lands dcscnbed m Exh1h1t "A" that were ongmally held by the Northern Pacific Ra1lwav Company 5 Nature and Extent of Claim With respect to the severed mmeral interests covered hereby. Claimant asserts and claims all nghts and privileges appurtenant to such mterests mc.!udmg. but n()t l:1111ted to, free and unencumbered ingress and egress at all times for the purpose of explora1ton. mm11:g and dnllmg on said lands and conductmg all such other actJV1t1es and operations as may be appropnatc in sean.:hmg for and removmg 011, gas and other minerals o:' any kmd or nature, mc!udmg, but not !united ;o hydrocarbons of any nature, rare et1rths, ferrous and non~frrrous metal::-and ores 6 Non-\Vaiver This notice of claim 1s expressly made \\.1thout \va1vt·r or prc1ud1ce to Cl:::umant's nght, expressly reserved and rctamed hcrcm and hereby. to chalkngt the vuhd1ty of a~y statute, ordinance or enactment reqmnng such nottce as 2 L'Ond1t10n to co:1tmued O\\cr1cr..;h1p nf se·.rtrc"d rnmeral fee mtcrests, on the iJas1s tb.at :my s11ch stn.tute, ordmance or cnac1mcn1 1s v1olat1vc of pn)ptrtv nghts anJ proi:cdural rights afforded nnd gt.aranteeJ ur.Je~ tl~c (\)ns:t1rut10n of t/1e ( 1mkd Sia1cs \>f Amen ca a:1d the StQtC of \Va:,hmg~on, and 1s therefore vu;d . "'15" EXECUTED tl11s ~.J-'-"---day of October, 2002 BURLINGTON RESOURCES OIL & GAS COMPANY LP By BROG GP Inc , its sole General Partner By_..,.~:..,.,.,.·~·~~~~=----~ S KEfl'H FRANK, Attorney-m-Fact ~( ST ATE OF TEXAS § § COUNTY OF MIDLAND § BEFORE ME, the undersigned authonty, on this day personally appeared S KEITH FRANK, known to me to be the person whose name 1s subscnbcd Lo the foregomg mstrument as Attorney-in-Fact of BROG GP Inc, a Delaware corporation and the sole General Parmer of BURLINGTON RESOURCES OIL & GAS COMP ANY LP, a Delaware hm1ted partnership, and acknowledged to me that he executed the same for the purposes and cons1derat10n therem expressed, m the capacity stated, and as the act and deed of said limited partnership GIVEN UNDER MY HAND AND SEAL OF OFFICE this~ day of October. 2002 ~ "'"~ HOLLY LYNCH • * • NOTARY PUBLIC •, .,_• STATE OF TEXAS 'f'l' oo-•,'b My Comm Exp 07-03-2003 ( :""'{:· ·-. { • ..,...;;.· :·,i --~ •. ::, My comm1ss10n exp1fes-.... 3300 N "A", Hldg 6, Midland, TX 79710 ST A TE OF WASHINGTON COUNTY OF KING EXHIBIT "A" MINERAL OWNERSHIP: OIL, GAS AND OTHER HYDROCARBONS. LEGAL DESCRJPTIONS Township 019 North. Range 007 East Section 5 NW/4SW/4 (40 0 acs) S/2SW/4 (80 0 acs) Sechon 9 N/2NW/4 (80 0 acs) Townshm.!)20 North. Range 007 East Section 5 S/2NE/4 (80 0 acs) SE/4NW/4 (40 0 acs) SW/4SE/4 (40 0 acs) Sectton 7 Sect10n 9 Sectwn I 5 Section 17 Lot I, Lots 2, 3, Less 10 00 ac BN R/W (98 97 acs) NE/4 (160 0 acs) E/2NW/4 (SO O acs) E 12SW/4 (80 0 acs) SW/4NW/4 of Lot 2 (43 62 acs) NW/4SW/4ofLot 3 (42 64acs) SE/4 Less 54 01 ac BN R;W ( 1 0 acs) All (640 0 acs) All (640 0 acs) E/2 (320 0 acs) E/2W/2 (160 0 acs) NW/4NW/4 (40 0 acs) W/2SW/4 (80 0 acs) Secuon 19 E:'2 (320 0 acs) EJ2SW/4 (80 0 acs) NW/4NW/4 of Lot l (41 03 acs) Section 29 W/2NW/4 (80 0 acs) SeCl!on 31 SE/4NE/4 (40 0 acs) SE/4SW/4 (40 0 acs) Section 33 Si2NE/4 (8() () acs) Ei2W/2 ( 160 0 ucs) SE/4 (160 0 acs) Tovc.csh,p 02Q}lo11h, R"ng~Q_~J:J!sl Secuon 5 All (641 25 acsJ Section 7 All (591 92 acs) Townsfim 020 North, Rangg_009 East Sccl10"" l '. N.'2 (320 0 acs) Iownship 020 North, Range 1110 East Sect"m 6 NW/4SW/4 of Lot 6 (34 54 ucs) Secnon 34 E/2NW/4 (80 0 acs) NE/4SW/4 (40 0 acs) Townshm 021 North, Range 004 East Se<'llon 27 NE/4 (160 0 acs) E/2SE14 (80 0 acs) Secl10n 31 NE/4NE/4 (40 0 acs) NW/4NE/4 of Lot 1 (32 05 acs) SE/4NE/4 of Lot 2 (33 5 acs) Secl!On 35 NW/4NW/4 (40 0 acs) Township 021 North, Range 005 East Sectlon 29 NW/4SW/4 (40 0 acs) Township 021 North. Range 008 East Section 22 SW/4SE/4 (40 0 acs) S/2NW14SE/4 (20 0 acs) NW/4NW/4SE/4 (IO O acs) Township 021 North. Range 009 East Secllon 30 SE/4SW/4 (40 0 acs) SW/4SE/4 (40 0 acs) Section 32 SW/4NF/4 (40 0 acs) Si2NW/4 (80 0 acs) N/2SW/4 (80 0 acs) SE/4SW/4 (40 0 acs) SE/4 (160 0 acs) Township 021 North, Range O 10 East Section 3 All (548.96 acs) Section 9 All ( 640 0 acs) Sechon 11 All (640 0 acs) Section 15 All (640 0 acs) Section 17 All (640 0 acs) Secl!On 19 A 11 ( 640 0 acs) Secuon 26 W/2SW/4 (80 0 acs) Section 27 All (640 0 acs) Section 28 Si2SW/4 (80 0 acs) Scct10n 29 All (640 0 acs) Section 31 All (631 08 acs) Secnon 32 Ni2SE/4 ( 80 0 acs) N/2SW/4 (80 0 acs) SE/4SE/4 of Lot l (33 58 acsJ SW/4SE/4 of Lot 2 (34 l l acs) SE.14SW/4 of Lot 3 (34 66 acs) Secho:i 33 All (olO 43 acs) Secuon 34 Ni2Nn ( i 60 0 acs) Nl2SW/4 (80 0 acs) SE/4SW/4 of Lot 3 (31 39 acs) • Township 02 l North Ran~c O IO East Sccr10n J', All (595 48 acs) To',;nsh1pl)22 North, Range 004 East Section 36 Lot 4 and Part of Lot 7 ( I 64 acs) Townshm 022 North. Range 010 East Section 3 I E/2NW/4 (80 0 acs) NE/4SW/4 (40 0 acs) SE/4 (l 60 0 acs) NW/4NW/4 of Lot 1(3849 acs) SW/4NW/4 of Lot 2 (38 47 acs) NW/4SW/4 of Lot 3 (38 45 acs) SW/4SW/4 of Lot 4 (38 43 acs) Section 33 NE/4 (160 0 acs) S/2 (320 0 acs) Township 022 Noi1h, Range O 11 East Section 5 R/W across SE/4SW/4, W/2SE/4 (5 85 acs) Section 17 R/W across W/2NW/4, S/2N/2 (15 ~9 acs) Township Q23 North, Range 004 East Sect10n 13. Nl2NW/4 (80 0 acs) Township 023 North, Range 005 East Section 1 SW/4SW/4SW/4SW/4 (2 5 acs) Section 3 SE/4NE/4 (40 0 acs) SE/4SE/4 ( 40 0 acs) NE/4SE/4 (40 0 acs) NE/4NE/4 (35 92 acs) W/2SW/4 (80 0 acs) Sectwn 7 Section 9 Section 11 Section 18 NW/4NW/4 (35 77 acs) SW/4SW/4 (32 6 acs) NE/4 (160 0 acs) N/2SE/4 (80 0 acs) All (640 0 acs) Portion of SW/4 described by metes and bounds m deed to Milestone (4 80 acs), Those port10ns of Tracts 8 and 9, supplemental map of Renton Shorelands, and the SE/4SW/4 described by metes and bounds 111 deed to Milestone Section 19 Portion of Government Lot J described m deed to Milestone (I 53 acs) Sccuon 25 Sl2SE/4 (80 0 acs) Section 27 Sect10n 29 Part ofSW/4NE/4, S/2NW/4. Nl2SW/,J, NW/4SE/4 (53 46 acs) Tract m NW/4NE/4 (I O acs) SE14SW/4 (40 0 acs) Part of' SE/4NW/4 ( 5 acs) Section 35 SE/4NE/4 / 40 0 acs) fo"nsl1111 023 !\'orth, Range 006 East ~ect,on 1 All (626 02 acs) Jownshm 023 North, Range 006 East Sect10n 3 SE14NE/4 (40 0 acs) Ei2SE/4 (80 0 acs) Sect10n 5 Sect10n 11 Sect10n 17 NE/4NE/4 of Lot 1 (31 76 acs) :-,rw/4NW/4 of Lot 4 (30 89 acs) Part of E/2SE/4 bemg a stnp ofland 75' wide descnbcd m deed to Milestone (4 23 acs) Part of Lots 3, 4, West of Sunset Highway (22 0 acs) 100' ROW across Lots 3, 4, SW14NW/4 (24 06 acs) All (640 O acs) SW/4NW/4NW/4SWi4 (2 5 acs) S/2NE/4 (80 0 acs) E/2NW/4 (80 0 acs) NW14NW/4 (40 0 acs) N/2SE/4 (80 0 acs) SE/4SE/4 (40 0 acs) S/2SW/4 (80 0 acs) Township 023 North, Range 007 East Sechon 1 Parts of Lots 1, 2, S/2NE/4 (160 0 acs) Sechon 5 All (629 06 acs) Section 7 All (642 40 acs) Secllon 9 All (640 0 acs) Secllon l J All (640 0 acs) Sect10n 13 All (640 0 acs) Section 15 All (640 0 acs) Secllon 17 All (640 0 acs) Section 19 All (648 58 acs) Secllon 21 · All ( 640 0 acs) Secllon 23 All ( 640 0 acs) Secl1on 25 All Less 4 04 ac BN R/W (635 96 acs) Section 27 N/2N/2 (160 0 acs) Secl!On 29 All (640 0 acs) Secuon 31 Hwy R/W across Lots 2, 3, NE14SW/4, W/2NW/4, NW/4NE/4 (25 17 acs) Section 35 NE/4 (160 0 acs) NFJ4SFJ4 (40 0 acs) Townshm_023 North. Range 008 East Scct10n 3 NE/4NE/4 of Lot l (47 80 acs) SE/4NE/4 of Lot 5 (42.9 acs) Townshm 023 North. Range 009 East Section 1 W/2SW/4 (80 0 acs) Lot I (1965 acs) Lot 2 (37 40 acs) lot 5 (37.40 acs) Lot 6 (38 65 acs) Lot7(4140acs) Lot 8 (40 0 acs) Lot 9 (40 0 acs) Lot 10 (21 0 acs) Lot 11 (21 0 acs) • • Township 023 North. Range 009 East Sectwn 1 Lot 12 (40 0 acs) Lot 13 (40 0 acs) Lot 14 (40 0 acs) Lot 15 (37 5 acs) Lot 16 (40 1 acs) Lot 17 (40 0 acs) Lot 18 (40 0 acs) Lot 19 (40 0 acs) Lot 20 (21 0 acs) Sect10n 3 All (593 90 acs) Section 5 S/2S/2 (160 0 acs) Section 7 W/2NE/4 (80 0 acs) NE/4NW/4 (40 0 acs) NW/4NW/4 of Lot 1 (35 I I acs) SW/4NW/4 of Lot 2 (34 15 acs) srv4NW/4 of Lot 5 (39 07 acs) SW/4NE/4 of Lot 6 (39 44 acs) SE/4NE14 of Lot 7 (39 8 I acsJ Section 9 Nl2NW/4 (80 0 acs) NW/4NE/4 of Lot I (31 4 acs) SW/4NW/4 of Lot 2 (38 4 acs) SE/4NW/4 of Lot 3 (38 6 acs) SW/4NE/4 of Lot 4 (32 4 acs) Secllon 11 SEl4NE/4 (40 0 acs) SEi4SW/4 (40 0 acs) SE/4 (160 0 acs) NE14NE/4 of Lot I (39 05 acs) NW/4NE/4 of Lot 2 (44 2 acs) SW/4SE/4 of Lot 3 (44 4 acs) NE/4SW/4 of Lot 4 (39 75 acs) NW/4SW/4 of Lot 5 (44 0 acs) SW/4SW/4 of Lot 6 (43 45 acs) Section 15 SE/4NE/4 (40 0 acs) S/2SW/4 (80 0 acs) SE/4 (!60 0 acs) NE/4NE/4 of Lot 1 (44 0 acs) NW/4NE/4 of Lot 2 (46 25 acs) SW/4NE/4 of Lot 3 (41 5 acs) NE/4SW/4 of Lot 4 ( 42 O acs) NW/4SW/4 of Lot 5 (40 8 acs) Section 21 E/2NE14 (80 0 acs) NW/4NE/4 of Lot 1 (37 55 acs) SW/4NE/4 of Lot 2 (38 ,, acs) Townslup 024 North. Range 004 East Section 6 Ctty ofScaLtlci Blocks 5 and 12. David S Maynard's Donat1on Clann No 43, North 30' Less street of Lots 5, 6, Rinck 12. l\nrth 15 · Lot:,. Block 5 ( 09 ac,) T ownsh,p 024 North. Range 004 Easl Sect10n 8 Seattle, part of vacated S'' Avenue South Between Blocks ~43 and 250, Seattle Tidelands Add111on, Seattle. lllock 245, Seattle Tidelands. Lot 5, Lots 6 through 9, City of Seattle, l3lock 248, Seattle T1ddands Subd1v1s1on, Stnp of land 32' wide extending North and South through Block 248, also part Of Lots 16 to 19, Block 248 lymg Easterly of a lme parallel and conce11tnc with Perpendicularly distant 17 O' Easterly of the Easterly lme of 8'" Avenue South, as Established by Ordmance No 2359 l, City of Seattle, Block 249, Seattle Tidelands, West 27 50' of East 50' of Lots 12 through 14, City of Seattle, Block 250, Seattle Tidelands subdmston, West 225' of Lots I through 11, except West 114' of Lots 9, 10 and 11 and West 114' of32 25' of Lot 8, Seattle, Block 252, Seattle Tidelands, parts of Lots 3, 4, 17-20, parcel called parts of Lots 1, 2, 3, 20, 21, 22, Block 252, also parts of Lots 7, 8, 9, 10 11, Block 252, parcel called part of Lots 1, 2, 3, 4, 5, 6, m Block 252, parcel called port10ns of Lots 12 through 16 hlclus1ve as estabhshed by ordinance No 23591, all descnbed more fully m deed To Milestone, City of Seattle, Block 253, Seattle Tidelands, Lot 11 and all those Parts of Lots 7 to 10 lymg Southeasterly of a !me distant 15' as measured radrnlly From Railway Track Ccntcrlme descnbed by metes and bounds m deed to Milestone, Also parts of Lots 6 to 9 m Block 253, descnbed as separate parcel m deed, City of Seattle of Block 254. Seattle Ttdelands, Part of Lots 7-9 ( 230 acs), City of Seattle of Block 255, Seattle Tidelands, East 22 5' of Lots 1-5, West 22 5' of Lots 6-10, City of Seattle, Block 256, Seattle Tidelands, Easterly 25' of Lots 1-4, Westerly 25' of Lots 19 And 20, City of Seattle, Block 278, Seattle T1Jelands, East 270' of Lots 17 through 19, City of Seattle, Block 297, Seattle Tidelands SubdIV1s1on part of North 50' of vacated Hanford Street adJommg East 183' of Lot 24, and East 183' of the South 20' of Lot 15, The East 183' of Lots 16 through 24 mclus1ve, Block 297, City of Seattle, Block 300, Seattle Tidelands, part of Lots 1 through 5, City of Seattle, Block 243,250, Seattle Tidelands Bemg the West 60' of Lot 6 except the South 1 O' thereof, the West 52' of The North 22' of Lot 5 which he Southerly of a !me parallel to and 15' Southerly of the Descnbed centerhne bemg Block 243, accordmg to plat thereof, those porttons of Lot 17 And 18 of Block 250 which he Easterly of 8'" Avenue South as established by Ordmance No 23591, and Southerly of a lme parallel to and 15' Southerly of centerlme descnbed In Deed to Milestone, Part of vacated 8" Avenue South lying between Lots 12 to 15 Jnclus1ve m Block 248, and Lots 6 to 9 mclus1ve, Block 245, according to plat thereof ( 49 acs) Townshm. 024 North, Range 005 East Sectton 11 NE.'4SE/4 Less 1 43 ac sold (38 57 acs) Sect10n 21 S/2NWl4SW/4 (20 0 acs) Scction 23 Ei2NFJ4 (80 0 acs) NE/4SE/4 (40 0 acs) Jownslup 024 North, Range 006 East Sect10n 3 SW/4NW/4 (40 0 acs) NW/4SW/4 (40 0 acs) Sectwn 5 SE/4NE/4 (40 0 acs) SE.14 (160 0 acs) SiClilHl 13 SVv/4NW/4 (40 0 acs) NW/4SW/4 (40 0 acs) S/2SW/4 (80 0 acs) SW!4SE/4 (.i() 0 acs) ' .. Townshm 024 t:/orth, Range 006 East Section 15 Sf:/4SW/4 (40 0 acs) Scct1011 19 W/2SE!4NE,4 (20 0 acs) N12SE/4 (80 0 acs) NWi4NE/4 (40 0 acsJ NW!4NE/4SWi4 (10 0 acs) Wi2NE/4NE/4SW/4 (5 0 acs) SW/4SW/4 {40 0 acs) West 330' of North 990' of fractlonal NW/4NWl4, South 200' of the West 99' of Government Lot l (7 5 acs) Section 21 SE/4NE/4 (40 0 acs) NE/4SE/4 (40 0 acs) SE/4 Less 1 12 acs BN RR ROW (38 88 acs) Section 23 S/2NW/4 (80 0 acs) Sect10n 25 SE/4NE/4 ( 40 0 acs) SE14NW/4SE/4 (IO O acs) Part SW/4SW/4, SE/4SW/4, SE/4SE/4, NE/4SE/4, Less BN R/W, Less State Road (143 01 acs), abandoned R/W across S/2S/2, NW/4SW/4, NE/4SE/4 (13 5 acs) Section 27 S/2SE/4 (80 0 acs) Section 29 Section 35 NE/4SE/4, Less 4 09 ac R/W (35 91 acs) W/2 (320 0 acs) NW/4 (160 0 acsJ N/2SW/4 (80 0 acs) To;;T1Sh1p fP4 North, Range 007 East Section 3 100' wide stnp runnmg across Lot 4 and portions of the S/2NW.'4, NE/4S W /4, and S.'2SE/4 descnbed more fully m deed to Milestone (14 63 acs) ScctJon I 7 E 12E/2 (160 0 acs) N/2SW/4 (80 0 acs) SW/4SW/4 (40.0 acs) SectJon 21 NE/4NE/4 {40 0 acs) NW/4NW/4 (40 0 acsJ S\Vi4SW/4 (40 0 acs) Section 27 NW14NE/4NW/4 (10 0 acsJ Seclion 31 FRL W/2 Less North 150' thereof(309 95 acs) 100' ROW across N/2NE/4, NE/4NWl4 and Lot I Section 35 All (626 2R acs) T o\\11shm Q24 North, Range 008 East Sect10n 25 SE/4SE/4 (40 0 acs) Section 29 City of Snoqualmie Falls. Block 24, Northeasterly 60' of Lots 17 through 20 And Southeasterly 15' of N01theasterly 61)' of I .at 16 ( I 8 acs) Sect10n 31 NW14SE/4 (40 0 acs) Township 0?4 North, Range 009 East Sect10n 25 NE/4 (158 90 acs) Townshm 024 North, Range 010 East Sect10n 15 N/2NE/4 (80 0 acs) SW/4NE14 (40 0 acs) W/2 (320 0 acs) NW/4SE/4 (40 0 acs) Seeton 23 SE/4SE/4 of Lot 1 (42 76 acs) SW/4SE/4 of Lot 2 (43 45 acs) SE/4SW/4 of Lot 3 (44 13 acs) SWl4SW/4ofLot4(44 82acs) Section 25 NW/4NE/4 of Lot 2 (38 69 acs) NE/4NW/4 of Lot 3 (38 85 acs) NW/4NW/4ofLot4 (39 12 acs) SW/4NW/4 of Lot 5 (39 0 acs) SE/4NW/4 of Lot 6 (38 73 acs) SW/4NE/4 of Lot 7 (38 77 acs) SE/4SE/4 of Lot 8 (38 5 acs) Sect10n 27 SW/4NE/4 (40 0 acs) S/2NWl4 (80 0 acs) SW/4 (160 0 acs) W/2SE/4 (80 0 acs) NW/4SE/4 of Lot 2 (33 46 acs) NE/4SW/4 of Lot 3 (33 12 acs) NW/4SW/4 of Lot 4 (32 85 acs) SW/4SW/4 of Lot 5 (32 88 acs) SE/4SW/4 of Lot 6 (33 15 acs) SW/4SE/4 of Lot 7 (33 46 acs) T ownshtp 025 North. Range 003 East Section 2 City of Ballard, Block B, Bryggers 2"' Home Add1twn, vacated streets adJommg Subd1v1s10n, Block 11, Bryggers 2"" Home Addition, part of Lots 1 and 2, Block 6, Bryggers 2'~ Horne Aild1t1on, part of said block ( 28 acs), Block 7, Bryggers 2'~ Home Add1tton, Part of Lots 5-7, Parts of Lots 2 and 3. A tnangular parcel m that porl!on of West 57'" Street, vacated by ordmance No 82757, all parcels descnbed m deed to Milestone Sec:t1on 11 That part of Sect10n 11 bcgmnmg at the comer of common Sections 11, 12, 13 and 14, Thence North on the lme between Sect10ns ] land 12, 62 7' to the South margmal lme OfSh1Jshole Avenue, thence North 66 deg 18 mm West along said margmal hne 352' To the pomt ofbegmmng, thence followmg said margmal Jme No1th 66 deg 18 mm West, 150', thence North 23 deg 42 mm East, 15' and parallel to the Southerly margmal Lme of Shilshore Avenue, 150', thence North 23 deg 42 mm East, 15' Section 14 City of Seattle, Block 1, Oilman's Add1t10n, Easterly 60' of Lots 20 and 21, Those port10ns of Lots 4, 19, 20, 21 anil port10n of vacated alley, descnbed by Metes and bounds m deed to Milestone Township 025 North, Range 009 East Sectwn 13 NE/4 (160 0 acs) S/2 (320 0 acs) Township O~(, North.Range 005 East Sect10n 3 Stnp of land m SW/4NE/4 (3 62 acs) • Townsh.fil 026 N,>rth Range_(l06 EalSI Sernon 25 NT:!4NW/4 (40 0 acs) Township 0261'jorth, Range 009 East Sectwn 1 Wi2SE/4 (80.0 acs) SE./4SE/4 of Lot 14 (38 87 acsJ Sect10n 3 Lot 3 (42 19 acsJ Lot 4 (41 06 acs) Lot 5 (37 39 acs) Lot 6 (37 39 acs) SW/4NE/4 of Lot JO (39 17 acs) S£/4NW/4 of Lot 11 (37 69 acs) SW/4NW/4 of Lot 12 (37 69 acs) NW/4SW/4 of Lot 13 (37 94 acs) NE/4SW/4 of Lot 14 (37 81 acs) SE/4SW/4 of Lot 15 (38 12 acs) SW/4SW/4 of Lot 16 (38 25 acs) Sectlon 5 SW/4 (160 0 acs) Lot I (39 1 acs) Lot 2 (38 93 acs) Lot 3 (38 77 acs) Lot 4 (38 6 acs) NW 14NW/4 of Lot 5 (40 0 acs) NE/4NW/4 of Lot 6 (40 0 acs) NW/4NE/4 of Lot 7 (40 0 acs) NE/4NE/4 of Lot 8 (40 0 acs) SE/4NE/4 of Lot 9 (40 0 acs) SW/4NE/4 of Lot 10 (40 0 acs) SE/4NW/4 of Lot 11(400 acs) SW/4NW/4 of Lot 12 (40 0 acs) Sectlon 7 Ei2W/2 (160 0 acs) NE/4NE/4 of Lot I (39.91 acs) NW 14NE/4 of Lot 2 (39 91 acs) NW /4NW/4 of Lot 3 ( 45 22 acs) SW/4NW/4 of Lot 4 (44 79 acs) SW/4NE/4 of Lot 5 (39 72 acs) SE/4NE/4 of Lot 6 (39 72 acsJ NW/4SW/4 of Lot 7 (44 35 acs) SW/4SW/4 of Lot 8 (43 92 acs) Section 11 SW/4 (159 02 acs) Section 15 NE/4 ( 160 0 acs) NE/4SW/4 (40 0 acs) K/2SE/4 (SO O acs) SE/4SFJ4 ( 40 0 acs) Townslnp 026 North, Range O 10 East Section I N/2 ( 323 68 acs) Sect,on 1 1 Wi?.SW/4 (80 0 acs) NE14S\V:4 of Lot 9 ( 3l) I acs) ~E,4SW'4 of Lot 14 !34 45 acs) .. Tow:i,hul 026 North Range O 11 East Sect,,,n 22 SE/4 (160 0 acs) Section 26 Part of Lot 5 (26 90 acs) Sect10n 3'.> City of Skyomish, Block 3, Townsite Lots I l and 12 Township 026 North, Range 012 East Section 31 S/2NE/4NE/4 (20 0 acs) Townsh.m 026_North, Range 013 East Secl!on 28 SW/4SE/4 (40 0 acs) Section 29 S/2NW/4SE/4 (20 0 acs) That part of S/2SE/4, SE/4SW/4, S/2NFJ4SW/4 lymg Northerly ofR/W, Including 28 ac R/W m SW/4SE/4 (106 65 acs) Willamette 1851 Plat City of Seattle, Block 135, Seattle Ttde Lands, part of Lot 4 and parts of vacated alley m Lot 4 City of Seattle, Seattle Ttde Lands, Block 139, parts of Lots 8-10 City of Seattle, Block 140, Seattle Tide Lands, parts of Lots 1-3, 14-16, and Lot 6 and pmts of Vacated alley therem City of Seattle, Block I 03, David T Denny's 1" Addttton, Lots 11-14, Less East 17', Less North 11 36' ofLot 14 and Less West 5' City of Seattle, Block IO I, !)avid T Denny's Addition, Lots 11 and 12 City of Seattle, Block 1, BN Norpac h1dustnal Dist #1 Lot 7 and 8 (2 14 acs) City of Seattle, Block 4, Lots 1-5 and East llO' of Lot 6 (7 41 acs) City of Seattle, Block 18, Lawton Park SubdJVts1on, All Lot 4, part of Lots 8-13 which are lymg Southwesterly of Gilman Avenue City of Seattle, Ladd's 1" Addition, parts of Lots 3-10 ( 35 acs) City of North Seattle, Block 101 D T Denny's s"' Add1t1on, Lots 7 -10 Less the West 4' thereof City of Seattle, Lawton Park Addmon, Block 7, those portions of Harley Avenue and Lots J-4 And 15 all of which is more fully described ma deed to Milestone City of Earlington Plat City of Em lmgton, Earlmgton !ndustnal Park #I, Lot 5 (10 01 acs) ' RECEIPT EG00018669 BILLING CONTACT Dick Causey 16518 203RD PL NE WOODINVILLE, WA 98077 REFERENCE NUMBER FEE NAME LUA 14-000092 Pl.AN -Environmental Review PLAN -Modification PLAN -Site Plan Review -Admin Technology Fee Printed On: 1/28/2014 Prepared Bv: Rocale Timmons TRANSACTION TYPE Fee Payment Fee Payment Fee Payment Fee Payment Transaction Date: January 28, 2014 PAYMENT METHOD Credit Card r:redit Card Credit Card Credit Card SUBTOTAL TOTAL AMOUNT PAID $1,000.00 $100.00 $1,000.00 $63.00 $2,163.00 $2,163.00 Page 1 of 1