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HomeMy WebLinkAboutLUA00-156 .\ w*Y AO S 4 ttiY*!. lYr 4 4YMYYL!!M4ir.Y•-.•r Y v•!-{Y!O•S•l rYM 1. rJ.S1L !Yl Y l. a a lVYt M d Y a Y a a- Y Y a YY ar 1J , M SBATCH NUMBER: HE vCsl�.1- CUSTOMER KANE WRIGHT RUNSTA. . oo_ Ij (P 4 r • '!1'r YYYO-Y'YYYtiiPVM1•r91'r'Y V--YYO------•Yq•Y4.N.- IPY9PYY'f'•YY Y'.`i%•'WYMYMY-- Y•� ------ --.,�-f P '' 052305-9075-04 , 052305-9076-0.3 PUGET .WESTERN INC 029800 PUGET WESTERN INC 023800 19515 NORTH CREEK PKWY 41310 1 19515 NORTH CREEK PKWY ;r310 • BOTHELL WA 98 11 BOTHELL WA 98011 072 05-9001-0 072305-9001-92 ` THE BOEING COMPANY. 530653 '. ' • THE BOEING .COO ANY 530653 . PO BOX 3707 - M/S 1F-09 • • ,PU BOX 3707' SEATTLE WA 98124 MS 3 F-09 S. J SEATTLE WA, 98124 . .- .., - 082305-90055-05 082305-9178-07 SOUTHPORT LLC ' 079999 , PUGET SOUND ENERGY/ELEC 790503 , 1i 843 . NE 8`TH ST. STE200 - %PROPERTY TAX DEPT • . " - BELLE.VUE WA ' . . 98004 PO BOX 90868. ELLEVLE A 98( 99 - . 082305-9187-03 , 082305-9191-00 . THE BOEING COMPANY 65003 f . 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I. r.,-, 10111111111V e ., ,, .=, ,.! 1M I e g I i11 g NIL 1 NU ni ae r G 1 g 41 i nom i , 81 IM.1110".IF e IIIIIII1 i 10140i 0 i i,-•! f i2 i!h 6 i ,o 0 0 0 '2 41 1;.2 'g 41 42 'R k°4, kR 4° ,2 4s 4P kg kl 651 8.R 1 .. r . . r . . 6 6 s 1'1! ii r es . . . . . S, ei c6 !,g MX.WK.r al321.4 REFER..1.11,11a0 WPM/ I genu,...igra.rr AZ,711,VAltel 0'0 COW.) ,j1 ELEVATIONS C.4 1 SOUTHPORT WR1GFR RUNSTAD&COMPANY ZIMMER.GU NSU L.FRASCA PARTNERSHIP § IG e ED i g ..„. ' In �'0=®10 L—I!I iomi a �•�%s. ill E i. E rim P. Ii.it ,vrk;.- i m0 u 11= ®®11= I .� g .IIIIIII _ O Illi 11 III I MN®: IA= III nunwuwuu E ri. i. � 1. IalMO= Ili B- 1 tlljl 4 iLi ® - - Ili-dl iiil i, I ®;B lB B -f I :�� =!N! =I1 E!!N'elp i am meinIA1A1IAA11mm umuu�uu.� ���®® I I, ���' A —.Et—IT 9= I��I'C7 III' "10=1�.9°ISO® 11= ®, I If j!jl, O a11liou0�11Mmi!. B iB B B 1 IIIII a m.noEl ILJ¢liii a.J1::', lt , Mil II B B IB IB 1 �11I i 1 : I-R -will-mom e .II o 1 i111 i' 11 J B B B B II RI. I w.m' i m O gI „mu III. .1111.11 111,'I;III -QI-4Jo- B B B B _I :a11 a ! :m 7_ 1,I�_ El '0;II 1 — -9 - R B B B B -I IIIII `I t:ii lj,11 I 1 I rill II O +1 491 a 'B B B'B -11 III a �illl III' 1111:�+4 II -19 q_1 B IVY BIB to IIIII O I� i1 il iI liI �I' 1 0 �muiT :fm IIIII•IIIII •IIIII•II Ell Ib I ' j it ,. IIIMII . 11111111 . II Id i 1 � O illy. Ib _I ._ 1111m III" nnlwnlil m'o�ulrl :�11 IN II -■I ,w, IIIII:I1 111111i11 nu Hi im IL e MOM I�ala.ma:all_MI_all_aa_mal Q� Mu tilt'•I I. s muriSanl'II$I 9�.VIII:VIII IIIII IIIII IIIII IIIII:VIVI e =•• GO 1 III11 IO'I'M n! :,I o i o l nii nam _. .In:III I I III 1ii iiam llblml n LI. II 1§ I I I1. I 1 1 1i --0 111111 1:i F in i= i= i= �fell II�,•V1111 j 4 l5� 1,911iin..,,1;pi B B B B • �OE IIIIIIL`_ O Ism 1 o, m ,o FIB a :IIIII 1 0 °1 °�° A� IIIII:IIIII y Eg Y I m i m .. 1 ., 1 I' I I, I II 3 / m I m m B B B B 11 _i Y II I ° '' III II:i1 o 1 1"""°1g IIIII:IIII:_ 1111111 m :III:II III N ' iiI� ura ...". '.1'I•II•II•III IC MI ' O 3 ea�n aV _ gun1eIi I r§I 4,lag al U1 rill o Li BE,BEB 1IIp�II a I' B BB.Biid 0 I I IP w mlvmivoil. . .Illl A � E E. :In g © I H ae IB aaa::11 0 I 'a PEI B B,E. MI NU g 1 a ®pp;p. III:I 11 O ., I'ii . H, I-I® - I ',I lI I e -',`�!B�FI�®E®l 'I'.,. O O I 4 a® 10 1111iMI .. S. °. e. 1,141. 14W o.• m..• m.t~, N. .Y,o came 13 gF R 4 wu . ut rLL ^ u <f d §. d9 @9 1-2 49 8.9 19 +.9 49 ,I dm`, 49 2 •-9 89 •9 dI •.g a o m e a e o e e m, i HEVAIKKS „...... ,.,.nm.lm . SOUTHPORT a.. ,w— i.� ZIMMER•GUNSUI,PRASCAPARTNERSHIP WRIGHT RUPLSTAD&COMPANY s.mu. w,nny,m., no.n;nym„uc. ED .=NV,la MI i..322 On ,�}+•,°a'• KING COUNT "�ee.:.e.e K.0 27 ENTIRE MAP NW _�]2 _ 'MI.Rev. E4' . DEPT. OF Accreeta ..... `e CITY OF RENTON ee�� OO r!�/ / ap a e a . m, F. -; W 5-23-5 w..e,.,,. .,z SCALE'I°esa0.0.____.:tall,w -1..1 , ... Orb . ..,.,,.,., .'yre a o\3 0 ,.. \�, r 1 19p00 6 \ if'ff'" .-.--- ----e3 ., E`p`wp g9' Lot 3 I j o✓O:• ,' ? , .n el` ,—_ / P Y Yc :*; p JT" any J°,P+O 11 • .., / i 'I'z' Ill •I';''''''''-----‘ a• w • _ V VS,V Ippp \ x J °ii• F f$. \\ i i••1'°°.jnfp a 1{r�:r '/I 0i343 aJ>V1 •\'1. A, ram' \ ; to . dC'J\'f ,. \ .‘„, , . .-- ^ * 4:4 .,...y. , c, „ „ , , .v .i a '� ;:�.. rah.' \\ \) u \4 /. +' 0 ••g - i — Y. :A' i x c t i ii.j. ,siz:7 ',..,..'" ,,r.5...' . : ® r _ e ' c '`1E_ � `/ ~c e 6047 li o I I` uene e° , \ , • e ' �•0 t K a ��1 Cs1 /i � ; °/ I I . ' J \; 4• ,C r \/ I \ 1e � t / / e rqorR \ t sW ` i,.\ 4p +O 4, M1 W� • a I :). 6= I I i a . I e a j1 4,0's„'' \ F i•�'p - iex•el O I^ '' .n-x•-w• C.e,_n,.] iee.e° w ___ , �� ` •""°•.•° SW 3-23-5 .,..�..e TOP OF SCREEN WALL • EL. I69'-6" I -I -I .I AIR HANDLING .i UNIT - '• • PREFINISHED METAL SIDING • GALV. T.S. FRAME (PAINTED) -i - S.S. SAFETY ANCHOR TYP. • — - . - ncD - lC - U -; TOP OF PARAPET EL. I56'-3" u ROOF • — - I - I - EL. I54'-6" fccop1 1%14'1 IN or. ON IVG 01 gyp: � ?�C! OUNS S20427.i WfrEO DATE ZGF SOUTHPORT DWG. NO. • Architects.A l.A. %; e WRIGHT RUNSTAD & COMPANY 161-0' / / 1 13'-0' • _. . . c.; -\9 COMPACT - :.:... . ., F-- SPACE .-, . — _ . i-- , • - . 74- STANDARD Co SPACE • •. . • - :-.---, 1:-J---: - ACCESSIBLE ._ . . Co SPACE m 3 . . . ..7 - , I • 1 - 1 _--- _--, ! ----:-,---. 74- 1 . . -... \ N. ,. CO 1 .„. 1 • . 1 . 5.\ 1 --:-.::-:::::::. . `r VAN ACCESSIBLE . , 1 : ; -- Co SPACE I • ;-'1 ;_, Tt.: "' t, ..- E--- -: _ - -- ., g i g 4 :__ :: , _ ki .-: _ - - _ . -- -.4 CO C.:rry 4E10 p ,.._ _ .4 OFF? LAN _., —, _ - /VrOivIV/A/G :!, -_-_-__..=-1 _ O. 1 zoo , .. :qPic • EivED .• zo • • • .. . \ JOB NO. LUNStfr . 520427.01 '`•IDATE 0 ZGF P SOUTHPORT owG. No. _74 Architects,A.1.A. 0• a WRIGHT RUNSTAD & COMPANY , \ t-s‘- • h. . ' . . _ 111 1-'' ' . • - I Mal N . .. . '. _ A i= I . . • , —H—°__. ) 1 1„„,1,1,,t, ,:,w. • . --- , • - : ti • „ 1 \\ _ . - . , • ' - i - ' 11 \ \ :(1) - i - \ , ' - 1 I ' NE \_ • I g 11•11E 1 i - 1 ".;i1. . - • •...-..,- w . , . --1 . ..... . . . . .. . . , . . _4 M: : !,,I L4 , Firo i ® 0 G Ft 2 PLAN,OVERALL,ROOF „-.... > E =MSS WIC N) * SOUTHPORT ZIMMER,GUNSUL.FRASCA PARTNERSHIP ill 1 WRICFIT RUNSTAD&COMPANY —h—'D 'eV a _ '1 _ . „ ,......._. ....., \ . , ,. „ 1l1 , . .. _ II 0 pm . • \\ 8 7 '! I :: I MI 1 - - h - �W"----' — NiIM �IIiS,, '.�HW I F2.w?I. ? - D 1 1 I pp P. _- i ' c." II I i *i! I dr — 1 Illiii :l II 0 I I` ' I_ 11111/gn,- 1 -_:— I \\ ' , x - ,Y OP'91,4—i11 \ `I "Mil i nio 0 tsm}a - ,r ' • •I ° - pMilr *Val --�I o - I -_ o v o Ii,IH`1 , d H 4 ■ .- € • 9 o € K o op".� 0 0 1 110 I 'CD • D PLAN,LEVEL 9,OVERALL ,ew,. yelp ... .nEP N . SOUTHPORT ....,.,,..''''",.,,'.''.,.•, O ZIMMERGUNSUL•FRASCA PARTNERSHIP 0 a MIOif RUNSTAD&COMPANY ,e.,mm s.�mi, m.nns��=• Na:n.nymn nc e h—c) . _ 'MN Ili . 610 Flu..--- ....A ,. III]. - - . . § 411111, 1111,011 . L . _ 1.---- .1 • . i q , • 5 . . 41:).133a vucrre 14' 11 CAM- • — . , . o 0 4 '- '-)'--- _ [I, illM1 ar.ra , • . i,. . , ---- - , . illiii 1 \ I—•"II -III \ • - - • \ - 1 0 I __ , 7, _ , .. . . . ' A® FT6711 I , _ - - - -P-- t ' ilA '..... 1 o - . • - • - ,) a . . . . ' • I • - --.-I 0,N,-j, 4 . . . - .. - • -- L 0 ...., e 0 a i o ' ‘'' 0 ® 0E 0 a e . .,l''''1,'.',Ii• <I> / ;int: ''.-. ..•••;,:,;:a <0 C> <i) <10 . . • PLAN,LEVEL 8,OVERALL ......„. > ! ROOM RCM • 8 1 SOUTHPORT WRIGHT RUNSTAD&COMPANY ZIMMER-GUNSUL.FRASCA PARTNERSHIP i o 1 . . . o I. P4 . � . o \: . .., . . . II T. L4 1 grail I . lip 1- o 1 i !HID D -r 1 . ' I l — .t_____,D IhrmO .\: — o `I �: II - - - m - o Irgii I , ® I , 1 &T ! � ' w 1l _� opt, \: o c - - - , I h. o . 1 nn it I C - O • 6 O g - 0: O v... O 5 O "'.b 'O O v..• O O o,• v... O O —� E jV: 0 Epp PLAN,LEVELS 5-7,OVERALL n..,...... auva.mn D N ; ...,,«,._,,.,...nN.....,...,. soma o SOUTHPORT ZIMMER•GUNSUL•FRASCA PARTNERSHIP 1 WRIGHT RUN.STAD&COMPANY ,e.lmm ED _ a ____I 1 . ,----- i . . . . . . . . . . , . a 1 , . 8. - - INN I GO • 1111.--=. ---40 . , , _ . t . 1.....mmull., 1 "i. —fi 1 • . ... . ---N.•. g ---7i,,,=-To m_i . - - - I 0 i Vinoworam 1 , imtw, MI I IR I I. . , . MI\ . I • - 1 __,11) I. _ . _ 1 . ,, . . • . _ 7i , • - - . =I 1 , 1 IMIEI 1 1.1 r- I ..A . ,_. , lib I .,... _—¢) D MK.,, I. 1 .j111 4 I, .. i: . ---.... _ ,, _-(2, I o > I. _, \V 1 1 gi Ell illio. i - _ MATT - . - • - . 1' Itilliii - I - 1 _ r--- --41.1 1 \ I 1 II A ' " I.0:..ty \\. I • "ail l',. .:'. _ ilefrt I__ V I — 1111NR . I 1 .. li ' 7 1 _ . . 1-• —.F41-4;, 1[ 1 VIII. -I 1 ®ill \ (11)/1111:1:11111...• . - - It.--'•'-- I 0 i p I 1 11 _ . ".. • ''' I- i • ....i''..• .:F-'..:::.'L.:.-. -1'. - , - .-- -e c 1 ix!) a 0 10 e .-I a o 0 <1> R *.::;,,:7,-" : ._:....•::', - ti,ill,• -.1.. - --1:7.1- . ..,,.. . . . .. . • PLAN,LEVEL 4,OVERALL > ; ROOM ICI.G t..On SOUTHPORT ZIMMER,GU NSU L.FRASCA PARTNERSHIP 1 WRIOrfT RUNSTAD&COMPANY 6,0 • i XIx , —T , V • o g 40 . ._ _- \ . i 'Dr-7-+11 \ ,, It ,i CD Ih� _ o J. . - - --� 0 ~ ____. " ' - ___ _ _ . . _ _ , , e 7wmrta MCI - I, Ii19�1 •I ti ,. O I_I__I_I_I__-_ ____I_I.-L_._._1..._ _._ I 1111E1I , • \ I � l r•JI - - Imo,i® i I� — _ \II'_.. "I' . _ a , , EN ism_ NENE 1 , __ _ ® n b C i - I I— T I 1===1==n1M=MI III MEM. MEM Eli i Wry _ _ '. PLAN.LEVEL 3,OVERALL ,,,,,.,,, aan®aa ND=MIME !S.' . SOUTHPORT SU a ZIMMER•GUNSU L•FRASCA PARTNERSHIP 0 1 I WRIGHT RUNS—FAD&COMPANY rn,<m,.e s.mu. m.n•,.�r.., n,�-.r ion uc. 11 1,.____ . 14 .1". - i si i 1' 10 a e (30 a i MI . . g • ,. 11,„„„„„„„„„ ..., , , _ . : 2imm ----�T�--,i, ; _1 m� • a.� ! , Ell 111 ■I IN imi 11 0 N 1 - _, , Ski ._ O_I IIIIII r � I� k I■ , ,, ai iii I. 'HI HAMM Il ���I i I 1 4 • n.-. IIII el) i. -i ��-- ' -- ® t { JI..IU1vai 3` I■ Il � m § � rPIE! �• 1 , ' 11I -- M I; lip tihm 1- s M __ - ., ®I•■ Ii_ L _1111 : III_.., tm 11 —_fir •1 __ ��■ �■ y �I ' a ,o o o o € 0 8 to • e o a 5 a 0 o e PLAN,LEVEL 2,OVERALL ,,—.,..... N SOUTHPORT ZIMMER•GUNSUL•FRASCA PARTNERSHIP O h WRIGHT RI NSTAD&COMPANY le.0 vn. S,ull�r Los q . nnshvn9(vn I)f. ® IP is ,. rp N . 1., ,,,,„ . 110 • um '�1 i1_II aD ...1 _i11■\t■■II - f . [ 1■■�1\■1 . - - - 1 I..... ., _. .ilts• I I I1■■ ■I I � I ni■■ III . - I -D i .■■ullia I V - - - - - - L Mul _ 4 i , - uI■■; ■II� I ■ - I . s I III OP illl. laI m --ice i . ...sm.. I, 4 . .`■■■�i1E e - . - - - I — ; tn�rl■■■I�1■ y - I - - - 1�IIQN..i ra I i rdi mirsi,:-,. - o .1.2.1--C_ _ IN. „ 0 sou ' m ItAinglimulli N. II' IN im i - MIi �1■.■ III diE 1 : mI- ,, 1 1�iap , .. 1H 'HI1 miirim-1 ' ! li mio 11.5 1= III ■ I ° ' Hl ` a� 1��= 1!� eis I ml ■ t ? 1U1■■•iiiI . • � -� _. --� it � � q 1i5iL!!I • —I .a— 1H - . :,____;., 5 _ _ �I . II ■ l QI o ,� III■ I. 11 N l'— El : H_ L f � .MmiltII =I — 1� •5.E+1 isi lei d s_ �� ma AP, o■■ rj L-■� —1■ - ■■ ■ - R_■ -■■: ■ ■ l^ • , I r:4 PLN LEVEL 1,OVERALL „„.,.... nma� a _ ROMS POI. o * SOUTHPORT ZIMMER•GUNSUL•FRASCAPARTNERSHIP m 4VRIQiT RUNSTAD&COMPANY »,.rm,�e s..um u•.n vr�e, n,., v uc• ED ..., q 1 - . . . . . '00 -t-c) . , . _ . . . - 1 . i imm „..,• • 1 1 _ II,. MIN* ,:. , 1111=MM.1 __Pw. . I . . • - . MI= . , . . - • . ., . . m .irtum 1 ., H_ ; ir_ 1 . ... , . . I . . I . . MI inis .t ., I . mh-ya; 1 ,-• 1_1- - ' I aliT1111117 --flit . . , , 1 ; •.2,,,ftm,„ . .. 1 1 . •. ivi mut.7.1 . __ ,,,., All III, iii..- . .. 1I 1 oiI 111 i . O _.g _ - MiB. _-- — EM _,I 0.01.4 I. 0 MI, D . EFINZIE.. lb _ : OM I M . _ ID M IMM-IM - 1111411-111:111111111111 —11 . :' M. II ._ ,. ' 0- - - 1 1. 'I *M- irmi“. , ., ___ .(C> I. fil). I I Mil ii ' I— . ,. . III M 1---'— • —• . i ME . ,-, . \ . 1 I 0 _ iimi p...._ ,- : lir - '7g. - i 1 °il Bil -11i 11 11 t - -in - I .- ....4_.__,_..,..._,. , . ,,,,, A if,- 1 _ 11 , -m ,;;;.; L_Iii .1 _, ,.. , . ... =! ___ f4 j I . - ... . , 11___ ... , „„„ „, . ,. ,,.w.,_.,... .7..-..- ..491L-71 .I111111-- -. _. b t i DI. gm . v ., 1 „ • . . . 0 li ------ 1 - „,, 11' 1 .4 .__ 1 .._ 1 . L ! II , . -111• 1 . . . . IL I , im.= 4 , • IMI 11111 1 . 1 • i' i M= , 0 - 0 . ' I I J.l il. .i, Hf —-- i' ' I—.—---M .. 1 , 1 I I ( , , .._ . __..z. . ,rr., . ' IM ,. — o g i I 417. C 4 0 • • IF larIMI "111 l'Inrimmoi" --it-Um L',--1-1_, '1 Ll_ii, .— -------7 .--_ . ...... ....... — e 0 m imis........ ...., 1 0 0 0.0 i 0 ... :; '''• I <I> 1. . MAN,LEVEL B,OVERALL. > : , rt001.3.MIrse t•J SOUTHPORT : 8 1 WRIGHT RUNSTAD&COMPANY ZIMMER.GUNSUL.F RASCA PARTNERSHIP /firtlamt (;) � — s-1 } ------ LL , ] •";------ II ! d 'I I ' ans a¢u.nz L____ J } I 8 j/j 1 • _ 00 , a A� ro DETTAITZACT — — — ..\. / \ 40 .__„.7._____ --------__--- / ... .6,:'>-;;: r �.> ®_ 000000000000000000000. • 'eff �I I x d ••— �� =° .I-.. I ,...5 O I F LE t 3 k jfl i +S ` ,LL° iSs ., (4, .„,..., sit , _ 10 , kg, , , 19 ;j LAKE -- 1-..✓� ✓ j, cis acr..caa,. l9 1 WASHINGTON L f ----i N a ,••- r3 / . /::'— — _ s=y i r ��E. Sri. 1�1f.._JIrriera.��1,�k. o c • imp Ft_ ' b- r --ICI pi wmamnw� i ' • IJ — -- d ILuIIL. _ 1 i ' � � a s :ilL Allk, AIL :�11. 13 ;� o 0 t 000 �I �� ,� Z2 :•::::• %. A ,..... L : I AA,. - - - $ A P moo" 1 LANDSCAPE FLAN PLAITING AREA SUMMARY PLANTING LEGEND NOTES .,,v- , ' _+ °"<,, '[� ft .,m , —�T, „ L1.1 mw unm o .,r �yti OLAMSCAPE AN,scum caws — ---w — r V City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL&DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department: Transportation Comments Due: December 22,2000 Application No.: LUA-00-156, SA-A Date Circulated: December 8,2000 Applicant:Wright Runstad&Company(Cindy Edens) Project Manager: Elizabeth Higgins Project Title: Wright Runstad Office Complex Work Order No: 78763 (Southport Lot#4) Location: 1101 Lake Washington Blvd.No. Site Area: 6.8 Acres Building Area (gross): 750,000 sq. ft. office; 658,000 sq. ft.parking A. Environmental Impact(e.g.Non-Code) Comments No comment. B.Policy-Related Comments No comment. C.Code-Related Comments Transportation improvements will be required which include but are not limited to curb, gutter, sidewalk, street paving and street lights per City of Renton Standards/Codes. Traffic mitigation fees of$75/trip will be required(see attached calculation fee sheet for this project, $580,987.50). Signature of Director or Authorized Representative Date Lua00156p1 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL&DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department: Water Comments Due: December 22, 2000 Application No.: LUA-00-156, SA-A Date Circulated: December 8, 2000 Applicant:Wright Runstad&Company(Cindy Edens) Project Manager: Elizabeth Higgins Project Title: Wright Runstad Office Complex Work Order No: 78763 (Southport Lot#4) Location: 1101 Lake Washington Blvd.No. Site Area: 6.8 Acres Building Area (gross): 750,000 sq. ft. office; 658,000 sq. ft.parking A. Environmental Impact(e.g.Non-Code) Comments No comment. B.Policy-Related Comments No comment. C. Code-Related Comments The site will require new water main, fire hydrants and fire control system. All new water systems must meet fire flow and current fire codes/regulations per City of Renton Fire Department. The project will required DDCVA (fire control), water meters, and domestic DCVA (BUILDING Over 35') and must meet current UPC Standards. Water (SDC) fees of$0.113/sq. ft. of gross site area will be required. Signature of Director or Authorized Representative Date Lua00156p1 \i et City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Depaxtunent: Surface/Wastewater Comments Due: December 22, 2000 Application No.: LUA-00-156, SA-A Date Circulated: December 8, 2000 Applicant:Wright Runstad&Company(Cindy Edens) ° Project Manager: Elizabeth Higgins Project Title: Wright Runstad Office Complex Work Order No: 78763 (Southport Lot#4) Location: 1101 Lake Washington Blvd.No. Site Area: 6.8 Acres Building Area (gross): 750,000 sq. ft. office; 658,000 sq. ft.parking A. Environmental Impact(e.g.Non-Code) Comments No Comment. B.Policy-Related Comments No Comment. C. Code-Related Comments Surface/Wastewater: The drainage plans and temporary erosion/sedimentation control plans shall be designed in accordance with the KCSWDM as adopted by the City of Renton. Surface Water (SDC) fees of $0.129/sq. ft. of new impervious surface installed on the site by the project. Wastewater: The site will require a new sanitary sewer main installed from K.C. Metro to the proposed building(s). Side sewer stubs will be required at a cost of$80/each. Wastewater (SDC) fee of$0.078/sq. ft. of gross site area will be required. Signature of Director or Authorized Representative Date Lua00156p1 , 401, .769- r STATE ENVIRONMENTAL POLICY ACT ENVIRONMENTAL CHECKLIST A. BACKGROUND 1. Name of proposed project: Shuffleton Steam Plant Demolition 2. Name of applicant: Southport, L.L.C. 3. Address and phone number of applicant and contact person: Seco Development 10843 NE 8` St., Suite 200 Bellevue, Wa. 98004 Contact: Rex Allen (425)688-3085 4. Date checklist prepared: September 19, 2001 5. Agency requesting checklist: City of Renton, Washington 6. Proposed timing or schedule (including phasing, if applicable): Demolition is expected to begin in September 2001 7. Plans for future additions, expansion, or further activity related to or connected with this proposal: Construction of new buildings will follow demolition. 8. Environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: The demolition of the 96,278 sf steam generated power plant and outbuildings was included as a planned activity in the Supplemental Environmental Impact Statement(SETS)for the Southport Development Planned Action, issued in September 1999. No mitigation for demolition was required in the SETS. Page 1 of 12 Removal of asbestos from the steam plant requires compliance with applicable Model Toxic Control Agency and Puget Sound Air Pollution Control Agency standards. A Notice of Intent to perform asbestos removal and demolition must be filed with the Puget Sound Air Pollution Control Agency. 9. Applications that are pending for governmental approvals of other proposals directly affecting the property covered by your proposal: None 10. List any government approvals or permits that will be needed for the proposal: City of Renton Demolition Permit Uniform Fire Code Permit for use of explosive material Labor and Industries Blasting Permit Washington State Department of Transportation approval Washington State Patrol approval 11. Brief, complete description of the proposal, including the proposed uses and the size of the project and site: The proposed action consists of demolition of a 96,278 sf steam generated power plant building. The "stacks" of the building would be imploded through the roof on the structure. Remaining building demolition would be by conventional demolition methods. A meeting with the City of Renton, the project applicant and the demolition contractor, to coordinate the proposed action would be required one week prior to the date of implosion. 12. Location of the proposal, including street address, if any, and section, township, and range: Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. The site is located in the City of Renton, on the south end of Lake Washington, west of Interstate 405. The street address is 1101 Lake Washington Boulevard North. The site is located at the Southport Planned Action site, between the Bristol Building(apartments) /Gene Coulon Park and The Boeing Company property. B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (underline one): Flat, rolling, hilly, steep slopes, mountainous, other Flat Page 2 of 12 b. What is the steepest slope on the site (approximate percent slope)? Less than one percent slope. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Loose sandy silt with lenses of sand and gravel. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There is no evidence of unstable soils in the vicinity. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. None proposed f. Could erosion occur as a result of clearing, construction, or use? No g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Not applicable h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: The Demolition Contractor shall employ Best Management Practices to minimize the impacts to the earth during demolition. 2. Air a. What types of emissions to the air would result from the proposal (i.e. dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities, if known. It is anticipated that dust will be emitted during the demolition of the project, from both the detonation of the explosives and the impact of the structure at grade. The dust will prevail in the immediate vicinity of the site following the implosion of the stacks and will last for a period of 3 to 5 minutes.. Two fire Page 3of12 hoses, equipped with fog nozzles shall be employed on-site, to control dust emissions. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. The Boeing facility to the west is a source of particulate and odor emissions that are subject to Federal and State regulations and were evaluated in the SEIA in Section 3,page 17. These emissions are not anticipated to impact the proposed action. c. Proposed measures to reduce or control emissions or other impacts to air, if any: The demolition contract will include provisions for dust control during demolition. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds,wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. The steam plant is located near Lake Washington. Approximately 130 feet of Lake Washington shoreline is located on the north property line of the site. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes,please describe and attach available plans. The steam plant is located beyond the 200 foot Ordinary High Water Mark of Lake Washington. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. No 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. Page 4 of 12 No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose,'and approximate quantities, if known. No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any; describe the general size of the system,the number of such systems,the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None anticipated c. Water Runoff(including storm water): 1) Describe the source of runoff(including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Runoff from the project area will be controlled using City of Renton Best Management Practices (BMPs) to ensure that no runoff enters Lake Washington. Storm water would be the only source of runoff. 2) Could waste materials enter ground or surface waters? If so, generally describe. With the use of BMPs, sediment originating from demolition will be controlled and prevented from entering Lake Washington. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Methods to minimize and mitigate erosion have been provided in the design of the site construction. Methods include the use of silt fence and straw bales to entrap migrating silt on site and the placing of filter fabric over catch basins to restrict silt from entering the existing storm system. 4. Plants Page 5 of 12 a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other X evergreen tree: fir, cedar, pine, other (not within construction limits) shrubs grass pasture crop or grain wet soil plants: cattail,buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other X other types of vegetation (scotch broom, and other weeds) b. What kind and amount of vegetation will be removed or altered? Not applicable c. List threatened or endangered species known to be on or near the site. Chinook Salmon (federally listed, not regulated by the City of Renton) d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site,if any: Not applicable 5. Animals a. Underline any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other mammals: deer,bear, elk,beaver, other: fish: bass, salmon,trout, herring, shellfish, other(painted turtle): b. List any threatened or endangered species known to be on or near the site. Chinook salmon c. Is the site part of a migration route? If so, explain. The site is part of the Pacific Flyway, a migration route for many avian species. d. Proposed measures to preserve or enhance wildlife, if any: The proposed project will have temporary impacts that are not considered to be a threat to existing wildlife in the area. 6. Energy and Natural Resources Page 6 of 12 a. What kinds of energy (electric, natural gas,oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Not applicable b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe: Not applicable c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Not applicable 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. The proposed implosion of the steam plant stacks would require the use of less than 60%nitroglycerin based dynamite explosives and would be supervised by the City of Renton Fire Department. 1) Describe special emergency services that might be required. A hazard analysis has been completed. All safety, accident and evacuation proceedures are in place. All emergency phone numbers are posted and fire and police personnel will be on site during the implosion. 2) Proposed measures to reduce or control environmental health hazards, if any: Fire hoses will be in place to control dust. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Not applicable 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short duration noise (140 DB),from the implosion of the stacks would occur. Page 7 of 12 3) Proposed measures to reduce or control noise impacts, if any: The duration of the blast will be about 10 seconds and the chimneys will impact the roof within 5.5 seconds after the initiation of explosives in the final demolition sequence. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is currently approved for redevelopment for mixed use (office and commercial). The adjacent properties have been approved for redevelopment as a hotel and residential apartments. Gene Coulon Park, a City of Renton park and recreation facility is located to the east. The Boeing Company has numerous manufacturing and assembly buildings located to the east. Puget Sound Energy has a facility located to the south. b. Has the site been used for agriculture? Is so, describe. No c. Describe any structures on the site. The 96,728 sf steam plant, to be demolished is located on the site. d. Will any structures be demolished? If so,what? Yes, see above e. What is the current zoning classification of the site? Center Office Residential 3 f. What is the current comprehensive plan designation of the site? Center Office Residential g. If applicable,what is the current shoreline master program designation of the site? Urban Environment h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No i. Approximately how many people would reside or work in the completed project? Page 8 of 12 Not applicable to this land use action j. Approximately how many people would the completed project displace? Not applicable to this land use action k. Proposed measures to avoid or reduce displacement impacts, if any: Not applicable to this land use action 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Not applicable to this land use action 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Not applicable to this land use action b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Not applicable to this land use action c. Proposed measures to reduce or control housing impacts, if any: Not applicable to this land use action 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? Not applicable to this land use action b. What views in the immediate vicinity would be altered or obstructed? Not applicable to this land use action c. Proposed measures to reduce or control aesthetic impacts, if any: Not applicable to this land use action 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Page 9 of 12 Not applicable to this land use action b. Could light or glare from the finished project be a safety hazard or interfere with views? Not applicable to this land use action c. What existing off-site sources of light or glare may affect your proposal? Not applicable to this land use action d. Proposed measures to reduce or control light and glare impacts, if any: Not applicable to this land use action 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Gene Coulon Park b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Not applicable 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. No b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known c. Proposed measures to reduce or control impacts, if any: Not applicable 14. Transportation Page 10 of 12 a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Lake Washington Boulevard North b. Is site currently served by public transit? If not,what is the approximate distance to the nearest transit stop? Not applicable c. How many parking spaces would the completed project have? How many would the project eliminate? Not applicable d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Not applicable e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Not applicable f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Not applicable g. Proposed measures to reduce or control transportation impacts, if any: Notification of the Washington State Patrol and Washington State Department of Transportation would be required. Coordination of potential transportation impacts would occur prior to date of demolition. Traffic control through the area would be by City of Renton Police Department. 15. Public Services a. Would the project result in an increase need for public services (for example, fire protection,police protection, health care, schools, other)? If so, generally describe. Not applicable b. Proposed measures to reduce or control direct impacts on public services, if any. Page 11 of 12 Not applicable 16. Utilities a. Underline utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, television cable, septic system, other. Not applicable b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Not applicable C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understan the lead agency is relying on them to make its decision. Signature: / Date Submitted: ?//f /�'/ Page 12 of 12 Guf p0 - t b y� z Y OS' ° City. of Renton i ♦ Development Services Division - Nr6)< 1055 South Grady Way, 6th Floor Renton, WA 98055 Date: February 20, 2001 TO: Cindy Edens FROM: Elizabeth Higgins, AICP Wright Runstad & Company Senior Planner Development Services Div. Development/Planning Phone: (206) 292-8918 Phone: (425) 430-7382 Fax: (206) 223-8791 Fax Phone: (425) 430-7300 ISUBJECT: Southport Office Building I Number of pages including cover sheet: REMARKS: ❑ Original to ❑ Urgent ❑ As El Please ❑ For your be mailed Requested Comment review The appeal period for the;site plan review and approval decision closed yesterday, February 19, 2001 at 5 pm with no appeals having been filed. Please call if you have questions. Copy: Sue Carlson Neil Watts Jennifer Henning 13411.1 'LANAI LVAL1. Ahead of the curve • co - 15(P Architecture/ Planning/Interior Design ZI V4MER•GUNSUL•FRASCA PARTNERSHIP 1191 Second Avenue Suite 800 Seattle,WA 98101-2949 206/623-9414 Fax:206/623-7868 February 7,2001 Elizabeth Higgins ® 4/ Senior Planner >>.•1 City of Renton `k://k Development Services Division 1055 South Grady Way Renton,Washington 98055 Reference: Job No.20427.01,Wright Runstad—Southport Office Building Subject: Site Plan Approval-Level 1;Parking Count Dear Elizabeth: Thank you for the facsimile memorandum dated February 5,2001 clarifying the definition for structured parking and surface parking. I interpret from the memorandum that all outstanding issues regarding the Site Plan Approval—Level 1 have been addressed. I would like to clarify the question regarding the parking count noted in your facsimile memorandum dated January 28,2001. We have verified,by recount,that the total number of parking spaces for the Southport Office Building Project is 1,852 spaces as noted on the Site Plan Sheet A1.1 included in the application package. If requested,we can provide you with new floor plans indicating the parking count on each level. We appreciate your help during the review of this application. If you have any further questions regarding this project or the application,please contact Cindy Edens,Wright Runstad&Co.at 206-447-9000 or myself at 206-521-3418. Sincerely, ZIMMER •.UL' SCA PARTNERSHIP �' Jo. L.Mess,AIA ssociate Partner JLM/pcb cc: Cindy Edens,WRC '. ' Mernhers American Institute of Arc{itects Partners•Brooks R.W.Gunsul FAIA Robert J.Frasca FAIA Gregory S.Baldwin'FAIA Daniel J.Huberty AIA Robert G.Packard III Associate AIA Larry S.Bruton FAIA R.Doss Mabe AIA Evett J.Ruffcorn FAIA H.Randall Leach AIA Kenneth D.Sanders AIA Karl R.Sonnenberg AIA Principals Margaret W.DeBolt AIA Ronald P.Gronowski AIA Susan E.Kerns IIDA Patrick C.Tillett FAIA Portland Seattle Los Angeles Washington D.C. • `BY•MAILIPIG On the (atil day of - Ykka-Aki , 2000, I deposited in the mails of the United States, a sealed envelope containing'Re0ovt- B us«-v-N documents. This information was sent to: Name Representing `u 1 ;-e ins LUyto Ki. 12u_aut, CD, (Signature of Sender) St.hr.R 1LY. Se-e►— STATE OF WASHINGTON ) ) SS COUNTY OF KING k I certify that I know or have satisfactory evidence that - i -Ca, • J2.9 0.J) signed this instrument and acknowledged it to be his/her/their free and voluntary act for We uses and purposes mentioned in the instrument. 6 iARR o " NAM Notary Pubic n and for thekfWashin ( .4 NOTARY PUBLIC STATE OF WASHINGTON Notary (Print AI�ILYN KAMCF#EFF d M.N I EXt IHES:6-29 3 s COMMISSION EXPIRES My appointor tkextrif . JUNE 29, 2003 Project Name: 5o0 o�- � O ttc.e_ C31.�_j PLeun Project Number: LUG• OD — IS(€ , SA —I NOTARY2.DOC t` - - ADMINISTRATIVE SITE PLAN REVIEW CITY OF RENTON REPORT AND DECISION FEBRUARY 5, 2001 APPLICATION NO.: LUA00-156 OWNER: Wright Runstad &Company APPLICANT: Wright Runstad & Company CONTACT PERSON: Cindy Edens PROJECT NAME: Southport Office Building Site Plan Review LOCATION: 1101 Lake Washington Boulevard North SUMMARY OF REQUEST: The applicant has requested an Administrative Site Plan Approval— Level I (SA-A)for development of a project proposed for a 6.8 acre portion of the 17 acre Southport Planned Action site. Southport is the redevelopment of the former Shuffleton Power Plant area located on the shore of Lake Washington between a Boeing Company facility and Gene Coulon Park. The proposed project would consist of 750,000 square feet of office space and a 10,000 square foot restaurant. The office space would in three buildings, the restaurant would abut the northernmost building. The seven levels of office space (Levels 3 through 9)would be above three levels of structured parking (Levels B, 1, and 2). The 658,000 square foot garage would have 1,850 parking stalls (847 standard spaces, 695 compact spaces, and 30 ADA appropriate spaces).Another 235 spaces would be available in surface parking. Future plans include possible pedestrian sky bridges connecting the three office buildings. The complex would be located on a 6.8 acre lot(Lot 4 or'D')at the Southport Planned Action site. The proposed site is the location of the Shuffleton Steam Plant building which has been abandoned and is to be demolished in mid-2001. The proposed office building and restaurant may be constructed in phases. The property is within the Center Office Residential 3 Zone(COR 3). A Level II Site Plan Review was completed and approved July 18, 2000, that included the conceptual plan now proposed for Level I Site Plan Review. An adjacent project, Building 'B', received Level I Site Plan Approval in August 2000. A Shoreline Substantial Development Permit (LUA99-189)was granted in May, 2000, for potential development within the 200-foot setback area of a shoreline of the State. ADMINISTRATIVE SITE PLAN REPORT&DECISION SOUTHPORT OFFICE BUILDING;LUA00-156,SA-A • FEBRUARY 5,2001 PAGE 2 of 17 EXHIBITS The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing: application, proof of posting and publication, environmental review and other documentation pertinent to this request. Exhibit No. 2: Sheet No. A1.1, Preliminary Site Plan (October 30, 2000) Exhibit No. 3: Sheet No. A2.10, Plan Level 'B' Overall (October 30, 2000) Exhibit No.4: Sheet No.A2.20, Plan Level 1, Overall (October 30, 2000) Exhibit No. 5: Sheet No. A2.30, Plan Level 2, Overall (October 30, 2000) Exhibit No. 6: Sheet No.A2.40, Plan Level 3, Overall (October 30, 2000) Exhibit No. 7: Sheet No.A2.50, Plan Level 4, Overall (October 30, 2000) Exhibit No. 8: Sheet No. A2.60, Plan Levels 5-7, Overall (October 30, 2000) Exhibit No. 9: Sheet No.A2.90, Plan Level 8, Overall (October 30, 2000) Exhibit No. 10: Sheet No. A2.100, Plan Level 9, Overall (October 30, 2000) Exhibit No. 11: Sheet No.A2.110, Overall, Roof(October 30, 2000) Exhibit No. 12: Sheet No.A3.1, Elevations (October 30, 2000) Exhibit No. 13: Sheet No. A3.2, Elevations (October 30, 2000) Exhibit No. 14: Sheet No. C1.0, Level I Existing Conditions (November 28, 2000) Exhibit No. 15: Sheet No. C1.1, Level I Grading Plan (November 28, 2000) Exhibit No. 16: Sheet No. C1.2, Level I Drainage Control Plan (November 28, 2000) Exhibit No. 17: Sheet No. C1.3, Level I Sanitary Sewer Site Plan (November 28, 2000) Exhibit No. 18: Sheet No. C1.4, Level I Water Site Plan (November 28, 2000) Exhibit No. 19: Sheet No. C1.5, Level I Dry Utility Plan (November 28, 2000) Exhibit No. 20: Sheet No. L1.1, Landscape Plan (October 30, 2000) Exhibit No. 21: Zoning Map (December 20, 1999) • ADMINISTRATIVE SITE PLAN REPORT&DECISION SOUTHPORT OFFICE BUILDING;LUA00-156,SA-A FEBRUARY 5,2001 PAGE 3 Of 17 FINDINGS, CONCLUSIONS, AND DECISION Having reviewed the written record in the matter, the City of Renton now makes and enters the following: FINDINGS 1. The Southport Office Buildings portion of the Southport development site was part of the original City of Renton, incorporated in 1901. 2. The City Council amended the Comprehensive Plan Land Use Map for the Southport area from Employment Area— Industrial (EA!)to Center Office Residential (COR) by Ord. No.4796, adopted October 25, 1999. 3. The site was designated Center Office Residential 3 (COR 3), to distinguish it from other COR Zones, on October 25, 1999 (Ord. 4802). 4. Pursuant to the City of Renton's Environmental Ordinance and SEPA(RCW 43.21 C, 1971 as amended), a Final Supplemental Environmental Impact Statement (FSEIS) and mitigation document was issued for the Southport Planned Action in September 1999. This FSEIS and mitigation document are applicable to the proposed project. 5. Ordinance No. 4804 was adopted by the Renton City Council in October 1999, designating the 17- acre Southport site as a Planned Action. 6. The Southport Planned Action analysis included development ranges for various types of uses. The proposed project represents 750,000 square feet of a proposed range of between 500,000 and 750,000 square feet of office space, a 10,000 square foot restaurant of a proposed range of between 30,000 and 38,000 of retail space, and 1,850 parking spaces of a range of between 2,233 and 3043. (Building 'B', which received Level One Site Plan Approval in August 2000, has 332 parking stalls. The total proposed parking stalls are 2,182 of the range of between 2,233 and 3043.)Therefore, the proposed Southport Office project is within the approved Planned Action ranges for the designated uses. 7. The Southport Level II Site Plan (File No. LUA-99-189, SA-A, SM)was deemed consistent with both the range of plan alternatives evaluated in the SEIS and with the development levels as specified in the Planned Action Ordinance, and therefore, was approved on April 5, 2000. No appeals were filed prior to the end of the appeal period on April 19, 2000. 8. Pursuant to the Shoreline Management Action of 1971 and Chapter 90.58 RCW, a Shoreline Substantial Development Permit was issued for the Southport Planned Action on April 11, 2000. No appeals were filed prior to the end of the appeal period on May 24, 2000. 9. Compliance with Shoreline Substantial Development Permit Conditions: a. The applicant shall record a public access easement for public access to the promenade along Lake Washington. The access easement shall connect to Gene Coulon Park. The easement shall be subject to the approval of the Development Services.Division and City Attorney prior to recording. The easement shall be recorded prior to issuance of building permits. [Applicant intends to comply prior to issuance of occupancy permits] b. The issuance of a license under the Shoreline Management Act of 1971 shall not release the applicant from compliance with federal, state, and other permit requirements. [Applicant intends to comply with other permit requirements as necessary] ADMINISTRATIVE SITE PLAN REPORT&DECISION SOUTHPORT OFFICE BUILDING;LUA00-156,SA-A FEBRUARY 5,2001 PAGE 4 of 17 c. A construction permit shall not be issued until after a twenty-one (21)day appeal period that commences with the filing of the Shoreline Substantial Development Permit with the State Department of Ecology(DOE). [No permits were issued prior to the expiration of the twenty-one (21)day Shoreline Substantial Development Permit appeal period, which ended with no appeals having been filed.] 10. On July 18, 2000, the Southport Level II Site Plan Review, based on Level II Site Plan Review Criteria (RMC 4-9-200E), received an administrative approval. The appeal period for this decision ended on August 1, 2000. No appeals were filed. 11. The Level II Site Plan Approval was Phase I of the Southport Planned Action. Level I Site Plan Reviews, including this one, for the Southport Office Buildings, are subsequent phases of the Southport Planned Action. 12. The applicant for the Southport Office Building Level I Site Plan Review (Administrative), Wright Runstad & Company, proposes development of 750,000 square feet of office space in three buildings, a 10,000 square foot restaurant, and a 658,000 square foot structured parking garage. 13. The applicant's file containing the application, the State Environmental Policy Act(SEPA) documentation, comments from various City departments, the public notices requesting citizen comment, and other pertinent documents was entered as Exhibit No. 1. 14. The subject proposal would be consistent with the Comprehensive Plan designation of Center Office Residential. 15. The site plan would comply with the zoning requirements and development standards of the Center Office Residential 3 (COR 3)Zone. 16. Plans for the proposal have been reviewed by all City departments affected by the impact of this proposal. Their comments are in "Advisory Notes to Applicant," included herewith. The original staff comment sheets are included in the"yellow file" (Exhibit 1). 17. Land uses surrounding the subject site include Lake Washington waterfront(north), The Boeing Company(west and south), and Gene Coulon Park(east). 18. The applicant's site plan complies with the requirements for a Site Plan Review application. CONSISTENCY WITH SITE PLAN APPROVAL CRITERIA Sections 4-9-200E and F list the criteria that the Reviewing Official is asked to consider, along with all other relevant information, in making a decision on a Level I Site Plan Review application. Some of these may have been satisfied during the Southport Level II Site Plan Review(approved July 18, 2000). When staff considers that this is the case, the appropriate section of the Code will be noted and the corresponding section of the Level II Site Plan Review cited. In addition, RMC 4-9-200E.1.k includes, "Special Review Criteria for COR Zones Only." These, too, may have been considered during the Southport Level II Site Plan Review. If so, they are noted in the same manner as other criteria. ADMINISTRATIVE SITE PLAN REPORT&DECISION SOUTHPORT OFFICE BUILDING;LUA00-156,SA-A FEBRUARY 5,2001 PAGE 5 of 17 The Site Plan Review criteria includes the following: 1. Conformance with the Comprehensive Plan, its elements and policies. The Level I Site Plan for the Southport Office Building is consistent with the Southport Level II Site Plan, which was previously found to conform with the objectives and policies of Comprehensive Plan, as amended by Ord. 4796. (Reference LUA99-189, SA-A, SM, Attachment No. 1) 2. Conformance with existing land use regulations. The Level I Site Plan for the Southport Office Building is consistent with the Southport Level ll Site Plan, which was previously found to conform with existing land use regulations, Renton Municipal Code Section 4. (Reference LUA99-189, SA-A, SM, Attachment `C'No. 2) 3. Mitigation of impact to surrounding properties and uses. The Level I Site Plan for the Southport Office Building is consistent with the Southport Level II Site Plan, which was previously found to provide adequate mitigation of impacts to surrounding properties and uses. (Reference LUA99-189, SA-A, SM, Attachment `C'No. 3) 4. Mitigation of impacts of the proposed site plan to the site. The Level I Site Plan for the Southport Office Building is consistent with the Southport Level ll Site Plan, which was previously found to provide adequate mitigation of impacts of the proposed site plan to the site. (Reference LUA99-189, SA-A, SM,Attachment `C'No. 4) 5. Conservation of area-wide property values. The Level I Site Plan for the Southport Office Building is consistent with the Southport Level ll Site Plan, which was previously found to conserve area-wide property values. (Reference LUA99-189, SA-A, SM, Attachment `C'No. 5) 6. Safety and efficiency of vehicle and pedestrian circulation. The Level I Site Plan for the Southport Office Building is consistent with the Southport Level ll Site Plan, which was previously found to provide safety and efficiency of vehicle and pedestrian circulation systems. (Reference LUA99-189, SA-A, SM, Attachment `C'No. 6) 7. Provision of adequate light and air. The Level I Site Plan for the Southport Office Building is consistent with the Southport Level ll Site Plan, which was previously found to provide adequate light and air. (Reference LUA99-189, SA-A, SM, Attachment `C'No. 7) 8. Mitigation of noise, odors, and other harmful or unhealthy conditions; The Level I Site Plan for the Southport Office Building is consistent with the Southport Level II Site Plan, which was previously found to provide mitigation of noise, odors, and other potential harmful or unhealthy conditions. (Reference LUA99-189, SA-A, SM, Attachment `C'No. 8) ADMINISTRATIVE SITE PLAN REPORT&DECISION SOUTHPORT OFFICE BUILDING; LUA00-156,SA-A FEBRUARY 5,2001 PAGE 6 of 17 9. Availability of public services and facilities to accommodate the proposed use. The Level I Site Plan for the Southport Office Building is consistent with the Southport Level Il Site Plan, which was previously found to have adequate public services and facilities available in order to accommodate the proposed uses. (Reference LUA99-189, SA-A, SM, Attachment 'C' No. 9) 10. Prevention of neighborhood deterioration and blight. The Level I Site Plan for the Southport Office Building is consistent with the Southport Level II Site Plan, which was previously found to have the potential of preventing neighborhood deterioration and blight. (Reference LUA99-189, SA-A, SM,Attachment 'C'No. 10) 11. Special Review Criteria for COR Zones. The Level I Site Plan for the Southport Office Building is consistent with the Southport Level II Site Plan, which was previously found to meet the Special Review Criteria for COR Zones. (Reference LUA99-189, SA-A, SM, Attachment `C'No. 11) 12. Additional Review Criteria for Level I Site Plans: a. Mitigation of impact to surrounding properties and uses: 1. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or potential use of surrounding uses and structures and of the community: Traffic The project would include improvements to Lake Washington Boulevard between Park Drive and the project entrance,signal and channelization modifications at the Park Drive/ Lake Washington Boulevard intersection, and signalization of the project entrance/Lake Washington Boulevard intersection. These improvements would be intended to improve vehicular circulation in the general area, as well as at the project site, and mitigate impacts of the project traffic on Gene Coulon Park user traffic. Buildings Although there are no COR 3 Zone minimum setback requirements for the Southport Office Buildings, the west side of the buildings will be set back from the property line to allow for an emergency access road and right-of-way. 2. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements: Physical transition and linkage elements would be provided along the north and east property lines. At the north, Gene Coulon Park pathways will converge at the Southport property line where they would be continued by means of a pedestrian lakeshore promenade. At the northeast corner of the eastern-most office building, a paved • ADMINISTRATIVE SITE PLAN REPORT&DECISION SOUTHPORT OFFICE BUILDING;LUA00-156,SA-A FEBRUARY 5,2001 PAGE 7 of 17 extension of a vehicle turn-around would also connect the new development with the park. 3. Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid over concentration of structures on a particular portion of a site such that they create a perception of greater height or bulk than intended under the spirit of the Zoning Code: The Southport Office Buildings'restaurant, located at the north end of the western-most building, would be set back from the shore of Lake Washington approximately seventy- five feet(759. The office building that abuts the restaurant would be set back approximately 167'. The building would have articulation, by facade modulations and balconies, along the north side, which faces the lake. 4. Effective location, design and screening of parking and service areas in order to promote efficient function of such facilities, to provide integrated facilities between uses when beneficial, to promote"campus-like"or"park-like" layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and service areas or facilities: Of 1,850 total parking spaces, all would be located within the structured parking garage of the Southport Office Buildings. There would be pull-off areas abutting the building for passenger load/unload. Service vehicles would use a loading area within the structured parking. 5. Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features and of promoting"campus-like"or"park-like"settings in appropriate zones: The orientation of buildings within the overall project site has been planned to maximize views of Lake Washington, with internal streets, central building plazas, and walkways lying on a line perpendicular to the lake edge. Although new buildings would be visible from higher elevations within the City, no views from developed areas would be obstructed. Views from offsite currently include the Shuffleton plant and stacks, located on the property, and Boeing Company buildings located on abutting property to the west. 6. Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas (except auto and truck sales), for surface mounted utility equipment,for rooftop equipment, and for all refuse and garbage containers, in order to promote a"campus-like"or"park-like"setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by the Zoning code: Outdoor storage is not permitted in the COR 3 Zone. All refuse, garbage, and recycle areas must be screened by fences or landscaping or a combination thereof. 7. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets: Site lighting plans will be required as a condition of the Site Plan Approval. ADMINISTRATIVE SITE PLAN REPOR! ECISION SOUTHPORT OFL ._- BUILDING;LUA00-156,SA-A FEBRUARY 5,2001 PAGE 8 of 17 b. Review of Impacts of a Proposed Site Plan to the Site: 1. Building placement and spacing to provide for privacy and noise reduction; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs: A view corridor, available from public spaces, has been preserved through the center of the Southport site to Lake Washington. 2. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid over concentration or the impression of oversized structures: The three structures that comprise the Southport Office Building are "stepped back"from Lake Washington. 3. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development: The site has been in its currently developed state since the Shuffleton Steam Plant was constructed in 1929. Existing landscaping would be replaced. 4. Use of existing topography to reduce undue cutting, filling and retaining walls in order to prevent erosion and unnecessary stormwater runoff, and to preserve stable natural slopes and desirable natural vegetation: The site, which is already developed and would be redeveloped for this project, is almost level so the opportunity to use existing topography for mitigation is minimal. Various temporary and permanent surface water collection and dispersal systems would be put in place prior to, during, and following construction. No natural vegetation remains on the site. 5. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration: The majority of the total project site would be impervious area, all pervious areas would be landscaped. Design and protection of planting areas so that they are not susceptible to damage from vehicles or pedestrian movements: Pedestrian routes would be clearly marked and situated to avoid"cutting through" planting areas. Interior streets and driveways will be curbed. 6. Consideration of building form and placement and landscaping to enhance year-round conditions of sun and shade both on-site and on adjacent properties and to promote energy conservation. Solar access would be maximized to the greatest extent possible, considering the overall size of the proposed structures. , ADMINISTRATIVE SITE PLAN REPORT uECISION SOUTHPORT OF1--1GL BUILDING; LUA00-156,SA-A FEBRUARY 5,2001 PAGE 9 Of 17 c. Review of Circulation and Access: 1. Provision of adequate and safe vehicular access to and from all properties: Intersection improvements would be required that would provide adequate and safe vehicular access to and from this project and other neighborhood properties. These improvements, as delineated in the "Southport Planned Action Mitigation Document, September 17, 1999,"include the following(revisions and compliance items are indicated in italics following each section): • A traffic/road improvement plan shall be prepared and approved prior to approval of a site plan (Level I). A traffic plan has been prepared and conceptually approved. The approval of engineering plans is pending. • Improvements shall be implemented at the time demand or safety warrants. Improvements are required prior to any occupancy, including temporary. • The Southport Planned Action area road improvements shall be consistent generally with the following features: > At the Park Drive/Garden Avenue /Lake Washington Boulevard intersection, the existing channelization on the Park Avenue approach would be restriped to accommodate one shared through/right lane, one through lane, and two left-turn lanes. On the Lake Washington approach, the approach would be restriped to accommodate one right-turn lane and two left-turn lanes. The westbound free right-turn lane from Park Drive to Lake Washington Boulevard would yield to the eastbound left-turning vehicles from Park Avenue to Lake Washington Boulevard. > A signal would be provided at the Lake Washington Boulevard/Houser Way/ Site Access intersection. > The Southport/Gene Coulon Park shared access approach would be widened to four lanes (one left-turn, one right-turn and two entering lanes). An amended Hydraulic Project Application has been approved by the State of Washington Department of Fish and Wildlife to permit widening of the existing bridge to allow four lanes of traffic as proposed by the developer. > The section of Lake Washington Boulevard between Park Drive and the joint Southport/Gene Coulon Park shared access would be widened by approximately 12 feet to accommodate two southbound lanes, one northbound left turn lane, and one northbound through lane. > To minimize the safety hazard from the left-turns in and out of the Boeing parking lot, left turns may need to be restricted. One solution could be placement of a `c- curb'along the centerline of Lake Washington Boulevard just north of Park Drive to restrict left-turns into and out of the Boeing parking lot. Alternate parking lot access may be available from N. 10th Street. Prior to final design, coordination ADMINISTRATIVE SITE PLAN REPORT&DECISION SOUTHPORT OFF-R,E BUILDING;LUA00-156,SA-A FEBRUARY 5,2001 PAGE 10 of 17 with Boeing shall occur to determine specific mitigation. The City shall assist with coordination efforts as needed. Discussions with Boeing have taken place. The parking lot is for swing shift parking and has minimum conflicts with park users. The roads will remain unchanged unless warranted by future problems. > The improvements shall be funded by the future developer(s), or through a City Local Improvement District. The improvements will be funded by the various Southport developers. • Traffic mitigation impact fees shall be paid to the City of Renton at the rate of$75 per daily trip generated, consistent with the City of Renton Resolution No. 3100. Appropriate fees shall be determined in accordance with Resolution 3100, prior to approval of a site plan (Level II). This was done prior to the Southport Level II Site Plan Approval. Credit was granted toward the mitigation fees for signal improvement costs. • Because the traffic/road improvements would also address traffic growth unrelated to the development of the subject site, the City will use all or a portion of the traffic impact mitigation fees to fund the portion of the traffic/road improvements required that the City determines will provide benefit to the public. • The City and the future developer(s) shall continue to work with the BNSF railroad during the design of improvements on Lake Washington Boulevard to determine the most appropriate railroad crossing solution. Potential solutions could include signal preemption and cantilever-mounted flashing lights with or without gates. Two sets of railroad track crossing gates will be provided. • The specific design of the internal intersection of the Southport access driveway and the Gene Coulon Park access road shall be formulated prior to approval of Level I site plans(s)that necessitate the improvements. The design shall minimize queue lengths within Gene Coulon Park. The design shall ensure that traffic into both properties would not spill back onto Lake Washington Boulevard. There will be two lanes in and two lanes out, per traffic analysis for project implementation to minimize queuing. • The future developer(s)shall prepare a parking management plan for review and approval by the City prior to the issuance of building or construction permits. A Parking Management Plan will be required prior to building permits, unless parking meets City of Renton Code requirements. • Based upon any supplementary information during the preparation of Level I site plans or the traffic/road improvement plan, "Children at Play"signs could be installed in and around the Gene Coulon Park access road and near the site's residential areas, and/or speed bumps could be installed on the internal roadways to encourage slower speeds and enhance overall safety. ADMINISTRATIVE SITE PLAN REPORT t uECISION SOUTHPORT OFFiuc BUILDING;LUA00-156,SA-A FEBRUARY 5,2001 PAGE 11 Of 17 No roads with general traffic circulation are proposed near the Gene Coulon Park Children's play area or adjacent park entrances. "Children at Play"signs, however, shall be posted prior to construction permits. • A traffic monitoring plan shall be conducted for two years after full build-out to determine if any modifications to traffic/road improvements are warranted, based upon actual travel patterns. The monitoring would be conducted as part of the City's regular traffic count program. Where feasible, the road design shall consider potential contingency measures to ensure that road improvements will function as designed to encourage traffic movements to the south of the project site. Monitoring will be conducted by City as part of required traffic counts. 2. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements: There would be one primary access to the development, off North Park Drive/ Lake Washington Boulevard North. This single access (augmented by an emergency access that will be closed to general vehicular traffic) would allow strict control of traffic on the on-site perimeter road. 3. Consolidation of access points with adjacent properties: The City of Renton and the project developer have worked with The Boeing Company to coordinate joint access issues. The City Parks and Recreation Department has met with the developer to discuss issues related to the abutting City park. 4. Coordination of access points on a superblock basis so that vehicle conflicts and vehicle/pedestrian conflicts are minimized: A hierarchy of streets and driveways(main access off North Park Drive/ Lake Washington Boulevard North, perimeter road as secondary access, and individual driveways to structured parking and perimeter parking area) would minimize vehicle/pedestrian conflicts. 5. Orientation of access points to side streets or frontage streets rather than directly onto arterial streets,when feasible: The opportunities for non-arterial access to this site are limited, but access would be controlled by means of a redesigned intersection at North Park Drive/ Lake Washington Boulevard North. 6. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways: The design of the internal circulation system appears to be both efficient and safe for vehicles and pedestrians. Pedestrian walkways will be raised by curb height. Parking is provided at a ratio of 2.5 spaces for every 1,000 square feet of office space. This amount of parking designated for the office building is consistent with the Planned Action and Level II Site Plan Approval ranges of parking. There would be 30 spaces ADMINISTRATIVE SITE PLAN REPOR'i to uECISION SOUTHPORT OFi-iuE BUILDING;LUA00-156,SA-A FEBRUARY 5,2001 PAGE 12 of 17 provided for disabled parking. The compact stalls provided are, as proposed, approximately fifty-two percent of the total. If stall dimensions are below those allowed by the parking regulations, an additional modification would be required. Lighting will be provided on internal streets for streets and pedestrian walkways. A lighting plan shall be submitted prior to building permits. 7. Separation of loading and delivery areas from parking and pedestrian areas: Service vehicle delivery and loading areas would be located within the structured parking garage. 8. Provisions for transit and carpool facilities and access where appropriate: On-site pedestrian and bicycle facilities, including sidewalks,promenade, crosswalks and connections to existing pedestrian and bicycle facilities would be provided. Preferential parking for vanpools and carpools and secured bicycle parking would be provided as part of the Transportation Demand Management program. 9. Provision for safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties: At the Lake Washington Boulevard approach to the project intersection, the existing channelization would be restriped to accommodate shared lanes. "Children at Play" signs will be installed by the applicant near Gene Coulon Park. CONCLUSIONS: 1. The subject proposal complies with the policies and codes of the City of Renton. 2. The proposal complies with the Comprehensive Plan designation of Center Office Residential 3. 3. The proposal complies with the Southport Planned Action Mitigation Document, September 17, 1999. 4. The proposal complies with the Southport Level II Site Plan, approved July 18, 2000, with the exception of the shoreline setback requirement, compliance with which is a condition of approval. 5. Specific issues raised by various City departments are listed in "Advisory Notes to Applicant"section of this report. DECISION: The site plan for Southport Office Building I Site Plan Review, File No. LUA-00-156, SA-A, is APPROVED, subject to following conditions: 1. Dedication of a maintenance easement for the pedestrian promenade/trail along the Lake Washington shoreline benefiting the City of Renton shall be recorded. The dedication language shall be approved by the City Attorney prior to recording. Recording shall be prior to occupancy. ADMINISTRATIVE SITE PLAN REPORT&DECISION SOUTHPORT OFI-Iut BUILDING;LUA00-156,SA-A FEBRUARY 5,2001 PAGE 13 of 17 2. A note shall be included with all Southport Office Building lease agreements that states the development has been presumed to be compatible with activities associated with Renton International Airport. 4. The applicant shall install"Children at Play"signs where vehicle traffic may be routed near Gene Coulon Park. Installation shall be prior to construction permits. 5. A site lighting plan will be required that demonstrates consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. The plan will be required prior to building permits. 6. A Transportation Demand Management Program will be required to be submitted and approved prior to occupancy. 7. The site plan must be revised to reflect that the northernmost edge of the restaurant is not within 75' of the shoreline edge. This revision must be approved by the Development Services Department prior to building permits. ORDERED this 5th day of February, 2001, on behalf of the City of Renton. SIGNATURES: i V vV 2tJ 2/5/ 1 Neil Watts,Director,Development Services Division approval date TRANSMITTED this 5th day of February,2001,to the applicant/owner: Cindy Edens Wright Runstad&Company 1191 Second Avenue, Suite 2000 Seattle,Washington 98101 TRANSMITTED this 5th day of February,2001,to the parties of record: [there are no parties of record for this action] TRANSMITTED this 5th day of February,2001,to the following: Larry Meckling, Building Official Larry Rude, Fire Marshal Neil Watts, Development Services Director Kayren Kittrick, Public Works Lawrence J.Warren, City Attorney South County Journal • ADMINISTRATIVE SITE PLAN REPORT&DECISION SOUTHPORT OFF-IL.,t BUILDING;LUA00-156,SA-A FEBRUARY 5,2001 PAGE 14 of 17 LAND USE ACTION APPEALS APPEAL: This administrative land use decision will become final if the decision is not appealed within 14 days of the effective date of decision. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3);WAC 197-11-680). An appeal to the Hearing Examiner is governed by Title IV, Section 4-8-11.B, which requires that such appeals be filed directly with the Hearing Examiner. Appeals must be made in writing on or before 5:00 PM on February 19,2001. Any appeal must be accompanied by a$75.00. Specific requirements for the appeal process may be obtained from the City Clerk's office. ADMINISTRATIVE SITE PLAN REPOR1 &DECISION SOUTHPORT OFF.,,. BUILDING;LUA00-156,SA-A FEBRUARY 5,2001 PAGE 15 of 17 ADVISORY NOTES TO APPLICANT: The following notes are supplemental information provided in conjunction with the Administrative Site Plan Approval. Because these notes are provided as information only, they are not subject to the appeal process for administrative determinations. 1. Construction Services:The applicant shall comply with the requirements of the 1997 Uniform Building Code, as adopted by the City of Renton. 2. Surface Water: The project shall be required to provide: a. Drainage plans and temporary erosion/sedimentation control plans shall be designed per the King County Surface Water Design Manual, as adopted by the City of Renton, and b. Any new impervious surface installed on site will be required to pay System Development Charges of$0.129 per square foot. 3. Wastewater:The project will be required to provide: a. New buildings on-site will be required to connect to the mains via side sewer connection at $80 per connection, by permit. b. Wastewater System Development Charges of$0.078 per square foot of gross site area will be required with redevelopment credit to apply. 4. Water:The project will be required to provide: a. New water main, fire hydrants, and fire control system will be required. b. All new water systems must meet fire flow and current fire codes/regulations per City of Renton Fire Department. c. The project will require DDCVA(fire control), water meters, and domestic DCVA(building over 35'), and must meet current UPC requirements. d. Water System Development Charges of$0.113 per square foot of gross site area will be required with redevelopment credit to apply. 5. Transportation:The project will be required to provide: a. The project will require street improvements per the Southport Planned Action Mitigation Document, September 17, 1999, City of Renton Municipal Code, and Development Standards. b. As a portion of the street improvements one traffic signal will be modified, one new traffic signal installed and the roadway channelized to handle existing/new traffic flows through and around the development. c. A Transportation Mitigation Fee of$75.00 per new weekday average estimated trip will be required. The number of trips estimated for this project, based on 750,000 sf of office space and the ITE manual estimate of 11.01 trips per 1,000 sf of office space, would be 7746.5 trips x$75.00 per trip = $580,987.50). This amount is to be credited toward cost of the new signal and public right-of-way channelization improvements. • ADMINISTRATIVE SITE PLAN REPORT&uECISION SOUTHPORT OFF;& BUILDING;LUA00-156,SA-A FEBRUARY 5,2001 PAGE 16 of 17 d. The signal and related channelization/street improvements are to be completed prior to occupancy. 6. Police: a. Alarm systems are recommended for each business unit. b. Solid walls in any stairway or decking should be avoided. c. Security lighting should be provided inside parking garage levels. d. Security entrance is recommended at the residential parking level. e. Landscaping in and around the exterior of the property should not be too dense or high. 7. Fire Prevention: a. The preliminary fire flow is 5,500 gpm. b. A minimum of six hydrants are required, probably more depending on spacing requirements (300-feet on center)and site access roadways. c. Primary fire hydrant is required within 150-feet of the structure and the secondary hydrants are required within 300-feet of the structure. d. A minimum of a 12-inch looped city main is required with a minimum of two feed mains. e. Fire hydrants will be required on the Gene Coulon side of the project as this is part of the required access to Buildings B. f. An approved fire sprinkler and standpipe system shall be installed throughout all structures. g. An approved fire alarm system shall be installed throughout the structure. Refer to the 1997 Editions of the Uniform Building and Fire codes for all special requirements pertaining to high-rise,construction. h. The Renton Fire Department requires separate plans and permits for fire sprinkler, fire alarm, standpipes, kitchen hood suppression, and fuel tanks. i. Access roadways shall meet fire department requirements for 20-feet width and turning radius of 25-feet inside and 45-feet outside. Minimum vertical clearance is 13.5 feet. Dead-end roadways shall not exceed 150 feet unless an approved turnaround is provided. Roadways shall be signed as fire lanes per city ordinance. Roadways shall be constructed to support 30-ton fire apparatus with 322 psi point loads. Fire department apparatus access is required within 150-feet of all points on the buildings. Roadways can have limited access by use of approved gates or chains, however bollards are not approved for use in fire access roadways. j. Islands are not allowed in the middle of cul-de-sac turnarounds unless minimum width and turning radius are provided. • ADMINISTRATIVE SITE PLAN REPORT&utCISION SOUTHPORT OFFii.c BUILDING;LUA00-156,SA-A FEBRUARY 5,2001 PAGE 17 of 17 k. Fire mitigation fees are applicable for all new structures proposed for this site. They are payable at time of building permit issuance. Credit will be given for the approximately 98,405 square feet of existing buildings that are proposed for demolition (credit will be given at the rate of$0.52 per square foot, as these are considered commercial buildings). I. The fire mitigation fee schedule is $0.52 per square foot for commercial building areas (1,410,000 sf x$0.52 = $733,200.00. m. The actual fees will be based on the building permit set of plans and will be calculated during the building permit plan review stage of the project. The fees will be paid at the time each individual building permit is issued. _11 7 Lf_. . .74„,,v,.. . for ..j},s I I + ..--;-•7- �1L^,-,,,r3' 9 Rm EASEMENTL,,. 1 I. r I � I l �Ax,� -•J ay F rawnre.v _PI '` h���yy I • I I e ' ,�•' /'���v PROPOSED 15 FI '/��' � •� WATER WAIN EASEMENT 1 y L — Y,� ..anoo �� \ i .` el/iII m mreem."°" -\ d Mmele — — — — — — • T II /z„,‘ ,f,Y',&...461:•:`'A;;*- ' ti ®II BI.EVAT. '"*".7.1/ / 44091Piii [ . : I t 0 t it Lu LAKE .II 1 //_1 ,,4 / III ,h r �,� —/ WASHMGTON �L t" 'A. "7'�" �,�'�„',� o i — �. , N s G �'� _ I._.- 1.-�._ ll T PROPOSED 12 FT I R /E,�ES" ������—¢��ipe/�Tp�pSo ��� � f I I I I I I I I I I I I I I _J 40 AND UNARY E'S ENT., C1M Enii®I _E ."' 1 -- -a....+.p,.J ,:A F!FNENf !♦ �5.� _ . .„( i . I ' _—_,i is Ir Ii an � i11 HMI Qs H( IIIII . II111111111 -� 22 3 I a • I O 1 1 l i PROPOSED IS FT DRAM E �� '°'°"Om"t - -- _EASEMENT FOR.OFRIFi! \ �•4 ,m�POLKe —_- -. 1 PUCET SOUND E�ERt _--__ +I- *-k4'°a'.ae°°'^'e"u'°""cemaura. �.` n _� 1 STORM IER FORCE F i 1 A- DEE , I L I d d::' ffia. uLeGLITeD eae.w.wo1.MK I� m,a . .a.Mas ®°a°ram — I / i ? 1 IS FT �� ' / ® w mmEASENT '15 FTRNNAGE- OR OUE _ vw _ °�'�CiNOR" AUD ENGY um FORCE MAIN d . m IQANII" . . - - 1 . 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(7, C0 r a • N 8th . . r z [ coN j \N`� Z.oNi 1 KI, 6-- MAr ..xt-+iP,c-r- 21 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Cov\S-\-vua1O, Seik1(cea COMMENTS DUE: DECEMBER 22..2000 APPLICATION NO: LUA-00-156,SA-A DATE CIRCULATED: DECEMBER 2000 •PMENT SERVICES APPLICANT: Wright Runstad&Company(Cindy Edens) PROJECT MANAGER: ELIZABETH HIG ;�` OF REIv ION PROJECT TITLE: Wright Runstad Office Complex WORK ORDER NO: 78763 (Southport Lot#4) DEC a 8 2000 LOCATION: 1101 lake Washington Blvd. North SITE AREA: 6.8 acres BUILDING AREA(gross):750,000 sq.ft.o ce; 'i'c"�:� parking SUMMARY OF PROPOSAL:The applicant has proposed construction of a three building office complex to be located within the Southport Planned Action area in north Renton. The buildings, as proposed, would include 750,000 square feet of office area; a 10,000 square foot three-story restaurant; structured parking (1,850 parking stalls)and provisions for optional sky bridges for building connections. The office buildings and restaurant may be constructed in phases. Administrative Site Plan Review and approval is required. Environmental Review was completed previously. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major - Information Impacts Impacts Necessary Impacts impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use - Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation • Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS •• C. CODE-RELATED COMMENTS p,,, rr vt2 MI,- - We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date Routing Rev.10/93 • City of..`.son Department of Planning/Building/ ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ,�1_6((vo Vtk Texda COMMENTS DUE: DECEMBER 22. 2000 APPLICATION NO: LUA-00-156,SA-A I DATE CIRCULATED: DECEMBER 8,2000 APPLICANT: Wright Runstad&Com•an Cind Edens PROJECT MANAGER: ELIZABETH IG I S. EwC, Fpan PROJECT TITLE: Wright Runstad Office Complex WORK ORDER NO: 78763 South fort Lot#4 1 ... LOCATION: 1101 lake Washin•ton Blvd. North F . _ NEIG a pPMENT, SITE AREA: 6.8 acres BUILDING AREA(gross): 750,000 so :,±klt 'p FINING parking SUMMARY OF PROPOSAL:The applicant has proposed construction of a three building office complex to be located within the Southport Planned Action area in north Renton. The buildings, as proposed,would include 750,000 square feet of office area; a 10,000 square foot three-story restaurant; structured parking (1,850 parking stalls)and provisions for optional sky bridges for building connections. The office buildings and restaurant may be constructed in phases. Administrative Site Plan Review and approval is required. Environmental Review was completed previously. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS N O Po_t c. i.SS ucs3 . -f4 S' AZL�t c_ (19t-4-avivysv-- C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or are where addl' n ation is needed to properly assess this proposal. " I I Z / /(3J Signs f irector r uth ized Representative Date Routing Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT "APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: b.\Tov COMMENTS DUE: DECEMBER.22..2000 1 1 1 APPLICATION NO: LUA-00-156,SA-A DATE CIRCULATED: DECEMBER 8,2000 APPLICANT: Wright Runstad&Company(Cindy Edens) PROJECT MANAGER: ELIZABETH HIGGINS PROJECT TITLE: Wright Runstad Office Complex WORK ORDER NO: 78763 (Southport Lot#4) 1 LOCATION: 1101 lake Washington Blvd. North SITE AREA: 6.8 acres BUILDING AREA(gross):750,000 sq.ft.office;658,000 sq.ft. parking SUMMARY OF PROPOSAL:The applicant has proposed construction of a three building office complex to be located j within the Southport Planned Action area in north Renton. The buildings, as proposed, would include 750,000 square feet of office area; a 10,000 square foot three-story restaurant; structured parking (1,850 parking stalls)and provisions for optional sky bridges for building connections. The office buildings and restaurant may be constructed in phases. Administrative Site Plan Review and approval is required. Environmental Review was completed previously. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major - Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation 1 Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources . Preservation Airport Environment r 10,000 Feet l pr 060 14,000 Feet WA B. POLICY-RELATED COMMENTS . • NV C. CODE-RELATED COMMENTS N/A We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas a addition ' formation is needed to properly assess this proposal. , - 0 ae..1244124- . Zoo() t2 Signatu of Director or Authorized 4epresent ive Date I Routing Rev.10/93 !:3--",..t.-::.-_ i II -1C„'N&% -7,,-8:::"-TE:Ef•tE::::::313::::_z-ffe--- I. p 4- . . NArt. E ORE '.:::::_l=::._:.:::_::::.:::::E.:1 r- - • \ ) ,..,:.,4% _-:-:--:-:--=-:-:-.7--:-:-:-:-:-:-:-:-: i , 1 , 1 1 • - F.::::::::::::-H-Y}:-:-.2-:-:-:-.1":-.... ..--7 , --......!'"' ...-:::::-H-Hr::::::::::.:::::.F..]:3:;:c 001f.b*.11:11-1.41 ll ,.. ; 1 m g r . ,„4' , , 1 ...____ ,, , ..:::::::::::::::::::::::::::::::,:::::„____:_,_ if.:::::::::,,,,,,,,---:,-„,„;„; .41.1111 ....5._ 11 . C..11 ., _ • Itc- . A.._--:.-:::::::::::::::::::::::--_-_...:::::::::::::-_-_ ____________________________________________ jahi A A \--, a• \ li _ � .ar ` h[w. 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Ie"• ^ Iw a I •-°CIS 11a +`� YL l • , , , GDP r(--f(� [ f �\ •� J _ \ E 2 . 1 , 1I..- Jt\UJI ! e t\ri,, t w 411: , *lir _ . ---2- 4_I . c" d } pp [11g1. l I i • � Y City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL&DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Depai talent: Surface/Wastewater Comments Due: December 22,2000 Application No.: LUA-00-156, SA-A Date Circulated: December 8, 2000 Applicant:Wright Runstad&Company(Cindy Edens) Project Manager: Elizabeth Higgins Project Title: Wright Runstad Office Complex Work Order No: 78763 (Southport Lot#4) Location: 1101 Lake Washington Blvd.No. Site Area: 6.8 Acres Building Area (gross): 750,000 sq. ft. office; 658,000 sq. ft.parking A.Environmental Impact(e.g.Non-Code) Comments No Comment. B. Policy-Related Comments No Comment. C. Code-Related Comments Surface/Wastewater: The drainage plans and temporary erosion/sedimentation control plans shall be designed in accordance with the KCSWDM as adopted by the City of Renton. Surface Water (SDC) fees of$0.129/sq. ft. of new impervious surface installed on the site by the project. Wastewater: The site will require a new sanitary sewer main installed from K.C. Metro to the proposed building(s). Side sewer stubs will be required at a cost of$80/each. Wastewater (SDC) fee of$0.078/sq. ft. of . gross site area will be required. 494 .11-CI `�l /2 Z7-0O Signature of Director or Aut 1 orized Representative Date Lua00156p1 Mire City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Depaitinent: Water Comments Due: December 22, 2000 Application No.: LUA-00-156, SA-A Date Circulated: December 8,2000 Applicant:Wright Runstad&Company(Cindy Edens) Project Manager: Elizabeth Higgins Project Title: Wright Runstad Office Complex Work Order No: 78763 (Southport Lot#4) Location: 1101 Lake Washington Blvd.No. Site Area: 6.8 Acres Building Area (gross): 750,000 sq. ft. office; 658,000 sq. ft.parking A. Environmental Impact(e.g.Non-Code) Comments No comment. B. Policy-Related Comments No comment. C. Code-Related Comments The site will require new water main, fire hydrants and fire control system. All ne4ter systems must meet fire flow and current fire codes/regulations per City of Renton Fire Department. The project will required DDCVA (fire control), water meters, and domestic DCVA (BUILDING Over 35') and must meet current UPC Standards. Water(SDC) fees of$0.113/sq. ft. of gross site area will ✓� be required. -27-o Signature of Director or uthorized Representative Date Lua00156p1 .I . V 1110 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department: Transportation Comments Due: December 22, 2000 Application No.: LUA-00-156, SA-A Date Circulated: December 8, 2000 Applicant:Wright Runstad&Company(Cindy Edens) Project Manager: Elizabeth Higgins Project Title: Wright Runstad Office Complex Work Order No: 78763 (Southport Lot#4) Location: 1101 Lake Washington Blvd.No. Site Area: 6.8 Acres Building Area (gross): 750,000 sq. ft. office; 658,000 sq. ft.parking A. Environmental Impact(e.g.Non-Code) Comments No comment. B. Policy-Related Comments No comment. C. Code-Related Comments Transportation improvements will be required which include but are not limited to curb, gutter, sidewalk, street paving and street lights per City of Renton Standards/Codes. Traffic mitigation fees of$75/trip will be required(see attached calculation fee sheet for this project, $580,987.50). —Z 7-va Signature of Director or Authorized Representative Date Lua00156p1 406 - • - C.*) - .. :-Z;11,E70/0..ii:MaK:•-:::-:•:•:•:-:::::::•:•: 4)...... . t'S? ..iv-r.W) . -tit.,.-..-::.::::--;::::E. a ....: - '5' '' .:.i2wCu...:2.•..{.....y::r:.. ;.�.,:......:%.1f:K1:.a.r..:.::f :::.,.:t.:.:•.::::::.r.:::::::...::::n:::..:.:t...:t.r;;....:r.:r..:.f..•.a...:,:k:}x.•:..S:}.•:..:....?.}:..rr.p::.:.f......:r.a:.::..:...}.....}..:..:...:.r::.•.:.:::....i...:..t.f:.:•• w:t....•r..•.::......:t.:r;:.•r:»:>:::>:i:t:c <�:< : : � it � r ,. v .�T .P.Q.RTAB`1 :t :} 7 . . .} :4 :: a • . ?: :.:.x: j {..fva.1:Y?.??.f}'.::w:.. :•:...r .... : :•v::}}.y{•%fffr.1?tfi'y?r:•{i;,.x:..v.t...... : ::?r .v.ry $:' f }} r• : { rt: g:Project Name WAthwi- - (ZOtiST?2 l(J / Xui 1.1 eo► -TE Project Address 1 4 ) I 1-•-Atcz (IJt{sk•\( .-i'nttl %L. . Contact Person C t t.tivj t;. E-; S • Address It t I 2Kd ISNI / Sutn, 20153 5 r--1 - (1`)A 98101 Phone Number 2-ou"-N. - 10 Permit Number UJ N. 00 (5l0 • Project Description PRop6s.,v.N --11v2 8utt..Qu3O 6 PtC CoM oW .' Imo-vblN() 750,u00 �' of .(Ce Sr i /0 tTa3 ✓k-STAJO2c41J1- S,D N-0.7 A.t 3( S'1- 0-L)(A-‘iti2.L'� p 1..0Au.,t s Land Use Type: . Method of Calculation: • 0 Residential 0 ITE Trip Generation Manual Retail Traffic Study . Non-retail 0 Other • Calculation: 1✓ C�facUoo n �� �f�71 cl �1 . • 51-tows- ..5E-0,csoo : . • .Spc kr -ry• Cz�AM, 1.o, 60 4 (Cris :814). �. • )`'1`I3 . -TS x 75 = 7o8)aaS, yol = u �� ,u. asT/eTimss <11q7 •T5 = 2q3 - S�o2Au,- ,o,�o ' (ti a3a� 5v (fFi�tGC �►u% 130.14 ,c to = 13 0 .(1 0 •7I b 11.o1 x `750 = 8,257. 50 '-revp tr1T ADAL,ippss8‘l < 7 �511t1Ps=78q '( imm--e_N L Trak <5(t) = •77+s'1( Quat..cry p..esTAk.p.2WNT 10,.roo 4.3 ( it 83 \ Transportation Mitigation Fee: * '13a.)100. �'= `cl.eis ,,c to = ecicl .50 11)) 1 N•m-aNy1�, �,e,e1) = 1310. SO�t�S Calculated by: - -'' t ►cSlt:--) Date: Account Number: •, Date of Payment t�k��r Oatly y������:5 y • gttiNo x-75 = ' ' ?a�)'7o0. o0 • GO • v City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: -(,k(e— pV A+10 COMMENTS DUE: DECEMBER.22..2000 APPLICATION NO: LUA-00-156,SA-A DATE CIRCULATED: 1 F Y,%:,(1 0Q J I6. BUJ APPLICANT: Wright Runstad&Company(Cindy Edens) PROJECT MANAGER SIZ t, HitGGIN)711-47, PROJECT TITLE: Wright Runstad Office Complex WORK ORDER NO: ' I; 8 • (Southport Lot#4) I F ZQQ I i,. c.iu `J LOCATION: 1101 lake Washington Blvd.North SITE AREA: 6.8 acres REILION BUILDING AREA(grc ss):7bU,0 CITY E ti,u0J sq.f parking t-tt+t a ,,,,Ur,-Jul- SUMMARY OF PROPOSAL:The applicant has proposed construction of a three building office complex to be located 1 within the Southport Planned Action area in north Renton. The buildings, as proposed, would include 750,000 square feet of office area;a 10,000 square foot three-story restaurant; structured parking (1,850 parking stalls)and provisions for optional sky bridges for building connections. The office buildings and restaurant may be constructed in phases. Administrative Site Plan Review and approval is required. Environmental Review was completed previously. 1 A. ENVIRONMENTAL IMPACT(e.g.Non-Code)COMMENTS • Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major - Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities i Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS Ak-Al C. CODE-RELATED COMMENTS $ QrL .0 fiv��"%4 1 We have reviewed this application with particular attention•fo those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly asses this proposal. .,4._- / 4%2 Signature of Director or Authorized Repre ntative Date Routing Rev.10/93 I ' it • 1111. ��Y CITY OF RENTON � s, FIRE PREVENTION BUREAU tN�o� MEMORANDUM II DATE: December 11 , 2000 TO: Elizabeth Higgins, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Site Plan Review Comments for South Port Office Building Environmental Impact Comments: 1 . Fire mitigation fee for commercial buildings is applicable at the rate of $0.52 per / square foot of building area: V 1 ,410,000 square feet x $0.52 = $733,200.00 This fee is paid at the time of building permit issuance. Credit will be granted for square footage of demolished buildings, if applicant supplies total square footage of demolished structures. Code-Related Comments: 1 . The preliminary fire flow is 5,500 gpm. A minimum of six fire hydrants are required, probably more depending on spacing requirements (300-feet on center) and site access roadways. Primary fire hydrant is required within 150-feet of the structure and the secondary hydrants are required within 300-feet of the structure. A minimum of a 12-inch looped city main is required with a minimu of two feed mains. 2. An approved fire sprinkler and standpipe system shall be installed throughout the structure. An approved fire alarm system shall be installed throughout the structure. Refer to the 1997 Editions of the Uniform Building and Fire,Codes for all / special requirements pertaining to high-rise construction. The Renton Fire Department requires separate plans and permits for fire sprinkler, fire alarm, yr- standpipes, kitchen hood suppression and fuel tanks. 3. Access roadways shall meet fire department requirements for 20-feet width and turning radius of 25-feet inside and 45-feet outside. Minimum vertical clearance is 13 %2-feet. Dead-end access roadways shall not exceed 150-feet unless an approved turnaround is provided. Roadways shall be signed as fire lanes per city ordinance. Roadways shall be constructed to support 30-ton fire apparatus with 322 psi point loads. Fire department apparatus access is required within 150-feet of all points on the buildings. Roadways can have limited access by use of approved gates or chains, however bollards are not approved for use in fire access roadways. CT:ct Sport7 V City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET • REVIEWING DEPARTMENT: COMMENTS DUE: DECEMBER.22..2000 APPLICATION NO: LUA-00-156,SA-A DATE CIRCULATED: DECEMBER 8,2000 APPLICANT: Wright Runstad&Company(Cindy Edens) PROJECT MANAGER: ELIZABETH HIGGINS PROJECT TITLE: Wright Runstad Office Complex WORK ORDER NO: 78763 (Southport Lot#4) LOCATION: 1101 lake Washington Blvd. North SITE AREA: 6.8 acres BUILDING AREA(gross):750,000 sq.ft.office; 658,000 sq.ft. parking SUMMARY OF PROPOSAL:The applicant has proposed construction of a three building office complex to be located within the Southport Planned Action area in north Renton. The buildings, as proposed, would include 750,000 square feet of office area; a 10,000 square foot three-story restaurant; structured parking (1,850 parking stalls)and provisions for optional sky bridges for building connections. The office buildings and restaurant may be constructed in phases. Administrative Site Plan Review and approval is required. Environmental Review was completed previously. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities X^ Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet OZff//f C//'I e'1 c rl7l/, l c/�/ Q O e/2 /9 7/2e /tV/' /97L 12ld/'aJ 'a / e s e/ eC 'na212 ,S Cain � 7II 5�in•- &) V€ t9&Zt)4z5 ) jhyr///7� /'1 mac/ / ' jt) a/�2 1'7, �)// &Uccle Co'i`� c ei /�c / .76 `fit �� � ia�c�-e anon 1a-' 7�" 716 B. POLICY-RELATED C MENTS 01—)&jiA a 4- tom' " 9 CIS s7412-e 6gre2,2&.ceVa4--•.:-, net(_ at /2 /49 ZZ7 7b . eon • 611/v6 (LoArvt, -t-te c- If C. CODE-RELATED COMMENTS ✓ Wr,C Ole /20 M9106764 /0 7&6,S We have reviewed this application with particular attention•to those areas in which we have expertise and have identified areas of probable impact or areas wher itional information is nee to properly assess this proposal. /z// / .rO Signet of Direc r or u onzed R presen ative Date • Routing Rev.10/93 /Cfr , O,7l 2! � ) /u/U / -- PW/1 - u�� 1,A noo 1201 n p g . 10.x.e/#0419 pcote,51(//a/ 0/ muiy -"go -c "6/-17.zpoitiic2)/(Eqv(q?y(2-/ hui0(0-,w(A/1 -vat c<l ) trod) __ _/eP/60/ UZ--SOf7A/ r-vwi 4P/6a71-/).010,), ,, i/a/z6/u/23- 7p0 ;/,z/low /a / -robid Ug /7007 Ci/6/igza/ Div/ ;9 ow-A JP tuz_lo (( f -4.19 -Q/ 1"r1(7)9d, NUV—tJ—auuu • ., tp''- • Y v.; ?,„+R+KMiit•:', [?J.wvan_ nr,,.•�..:• ...c a...«!!.w..v....SJ..» ^.w.^"' �„v..•,;U+U.'i:.o 0. aien�'»MtWw+•aa'v �•1t^t..!;„.•* ry . ,.,�.1 Jw+t�lt�•Jt•� t..•t'»� ` k.W F. n. a.° t"W,�.�i.0 t 4J1,4 ww'„ro3.'r�5r az �I•�Y- M= A l \ • � N �•tMF»: aywaw a.4.�+...•wva IN n h`C'^ > 4 ) x y_ >fS• r'^"^`'a;' t �..tw 1�•� ip(M�(5t �... �� f.l MC y3:vT^a Wr%�}•»Wf,J•rVSr:.w}. x,]](( ) •} W 1p.+'1' ltga J[..;J'+atMMJYa W:J• x•.J/f+.�M'ry,t,`�`whl-SF�xt }1� .. � � 'r•1 4 .1 '» .G�O'.v vNty tSt M S•n'p �.. x 9 t «<rJ v ....® .�' �. t n t a�, •� .m. •».t.+wnw»3'l•'�.•,w:.'a;..�.�.•Gwa ���...1.iE•t �+w nnc.. `..`�"�.'L`� w. v,:a.a.>... - -rr� r�.�•�^^ •f' "r�,'xw. +F••`I' i„ y,' ' L' w.i'iit'w�it•ia�'"i+.�:�tY�:7t•: r kgvg M J 4:..W- \x xY"'r.•�-• •:F' a" -- JJ ^L iw»�• 0" Jn""'"'" .www.t.�ieor + .,Ciw.x.. �•y X Q' � +� tI't tier w ..df:`.�,."".^r^• r.�MX�.;. V��� »'vJ'°"'„' J a ..•»»•.••.•.:�.J •x:7:� ' •��� .P•� �f � xx"�"ty�y . •. :�e+ :- rc aia:� �iw•w1..Z'r< d.w s.do-.: V »:WwM M».»IA^1WMINat. ,{�ro'V itN i�i� ,..r �.r x.>..� x:x frl" QO.fes of`t� u��e A �a�,M» s `w. PROJECT NAME: Southport - Lot D APPLICATION NO: >_U b� ' 156 s P- The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER Puget Western Inc. 19515 North Creek Parkway 052305-9075-04 #310 Bothell, WA 98011 Puget Western Inc. 19515 North Creek Parkway 052305-9076-03 #310 Bothell, WA 98011 The Boeing Company PO Box 3707-M/S 1F-09 072305-9001-01 Seattle, WA 98124 The Boeing Company PO Box 3707 M/S 1F-09 072305-9001-92 Seattle, WA 98124 • Southport LLC 10843 NE 8th Street, 082305-9055-05 Suite 200 Bellevue, WA 98004 Puget Sound Energy PO Box 90868 082305-9178-07 Elec-Property Tax Bellevue, WA 98009 The Boeing Company PO Box 3703-M/S 1F-09 082305-9187-06 Seattle, WA 98124 Puget Sound Energy PO Box 90868 082305-9191-00 Elec-Property Tax Bellevue, WA 98009 City of Renton 200 Mill Avenue South 334450-0775-01 ptfritWG Bennett W E Renton, WA 98055 DEVEGpYOFBEWON DEC % 12051 RECENED (Attach additional sheets, If necessary) Iyuv—l.7—cuuu J.L- 1 —- (Continued) • NAME ADDRESS ASSESSOR'S PARCEL NUMBER ) • • • • • Applicant Certification ,..��,. % I, _ .Cindy Edens , hereby certify that the abov 1•`_ _;:- rtFertY (Print Ame) i .•' ••,• rl owners and their addresses were obtained from: • TARY i ❑ Title Company Records ' C r mg CountyAssessors Records • •• �� a9-0�. r Jill, ►ell •••....� Signed41/61) DateNov_ 15 . 20 4.d''',��o��.. • (Applicant) . 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'^'',',.eoi«:..:�,,w.„..:a.o-a:...:..::........ ..J..,•„.:Oi' •)..: :w'Y :{• Y ,,,.p..:,,%,„.... .wit,wxJ.ilrx4 a:::^.w[..:..r.........tM.Y...44n.=.4.r..'.t';;;:..', ..:v:..:.%ye:... 74.:. • .Y..;a:,io>i• J>xb.x% XW': 'a x«ex•xR•.3[awWJxM.:l.?......x:%.R:w•x•.'•,.[eF>iw Y:u:x.00xx.x,,,w:,..:.;..:.....•e:K:•i:.:,.:::.••..... x slon 4etprop.dac G REV 03/oo • MAaR!L N KistIVICHEFF MY APPOINTMENT EXPIRES:6-29-03 2 ' • UCTY O•4 • • • NOTICE OF APPLICATION • A Master Application has been Bled and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NUMBER/NAME: LUA-00-156,SA-A/WRIGHT RUNSTAD OFFICE COMPLEX(SOUTHPORT LOT#4) PR DESCRIPTION: The located Whin the Southport Planned Acion applicant a in north Renton.proposed The consbuildings truction tas proposed,a three I building dcInclude e1750,00 • square feet of office area;a 10,000 square foot three-story restaurant;structured parking(1,850 parking stalls)and provisions for optional sky bridges for building connections. The office buildings and restaurant may be constructed In phases,Administrative Site Plan Review and approval is required.Environmental Review was completed previously. PROJECT LOCATION: 1101 Lake Washington Boulevard North PUBLIC APPROVALS: Administrative Site Plan Approval(SA-A) Comments on the above application must be submitted In writing to Ms.Elizabeth Higgins,Senior Planner,Development • Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on December 22,2000.If you have questions about this proposal,or wish to be made a party of record and receive additional notification by mall,contact Ms.Higgins at (425)430.7382.Anyone who submits written comments will automatically become a party of record and will be notified of . any decision on this project. • IPLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION e. DATE OF APPLICATION: DECEMBER 1,2000 NOTICE OF COMPLETE APPLICATION: DECEMBER 8,2000 DATE OF NOTICE OF APPLICATION: DECEMBER 8,2000 ;LAVE. I•.IAsugL,•I+ ,s..\y n �7oot,c'is 'a ." : 23� • N. �L., 4 BOAT LAU CH i '. �i ys r. .'i iiFl �vig',31::I S I r,"��,� \\• ,�d���.�14111� 5T.�i:� NE 3TI(PI lAi}, >`i; / t '� ::12iN RfNTON ,,:'•},: e r{•'V•.\�"% ;a pppKA AIRPORT ,-:,,•aa�•,�,ai •.�i,�c. }>`: 3;'900: k''� ti9p i:,u 5y 4ep.t.4 �q i, -,,'i.i ;t tii u,•�.}7�i 5.. TP3577.'- �,t(%hCH� .. :,!l�:2;. :✓��� \}firi':•d. -TO1H:;;. +4 r!y 'BUFJ6Yii'(.t- • :1 tq F;_r ''cE Sa "?":'•%' �•Si ";.z 'I ;.NE•:]OlH'�51 • ..s�PW1I" ! �'''y'i' • \�• 'NES9TH PL .•'f:r:K a: ;;a'p�p�':2tit;`"f.; amC vats •0F _c V:;• ) N.i;;.4•;(:E"��e'•3.v'D:' !_`4Rw : �, n:± ` �• ' 7!iRER + a ` r : • i a i x47RAIte.% L.i.a : Pi SMN:E" bi ;'b• .•Y-.'>F:a_ti c'_7.,_� CERTIFICATION I, And���- ��- Pt.ti r. , herebx certify that copies of the above document were posted by me in conspicuous places on or nearby the described property on . pe c , • Signed: 1 /14-4 ATTEST: Subcribed and sworn before me, a Nortary Public, in and f the State of Washington residing ifi , on the •1 day of 2 0 • Q.r,p p • MARILYN KAI ICHEFF ' r L NOTARY PUBLIC SATE OFVUASHINGTON MARILYN ItANlCHEFF COMMISSION EXPIRES MY APPOIN RENT EXPIRES:6-2 $ JUNE 29, 2003 :QQy' ,.;r CITY F; RENTON . wu. : : Planning/Building/Public Works Department Jesse Tanner,Mayor . " Gregg Zimmerman P.E.,Administrator • December 7,2000 • • Ms. Cindy Edens Wright Runstad &Company 1191 Second Avenue;Suite 2000 ,. „s'-: • Seattle,,WA 98101. SUBJECT: Wright Runstad Office,:Complex(Southport Lot#4) Project No.:LUA-00-156,SA-A Dear Ms. Edens: • 'The Development Planning Section of the City:of Renton has determined that the subject -application is complete according to submittal„requirements and, therefore, is accepted for review. You will be notified if any,additional information is required to continue processing your application. Please contact me, at(425)430-7382, if you have any questions. _. Sincerely • • Elizabeth Higgins_.; Senior Planner, • :; : . 1055 South Grady Way-Renton,Washington 98055.. : - =.. _ CITY OF RENTON D LOPMENT SERVICES DIVISION LAND USE PERMIT MASTER APPLICATION ---- PROPERTY OWNER(S) PROJECT INFORMATION Note: If there is more than one legal owner,please attach an additional notarized Master.Application for each owner. PROJECT OR DEVELOPMENT NAME: NAME: Wright Runstad & Company Southport Lot 4 (aka Lot D) PROPERTY/PROJECT ADDRESS(S)/LOCATION: ADDRESS:1191 Second Avenue, Suite 2000 1101 Lake Washington Blvd. North KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): CITY: Seattle ZIP: 98101 082305-9216 TELEPHONE NUMBER: EXISTING LAND USE(S): 206-447-9000 open land w/steam plant APPLICANT (if other than owner) PROPOSED LAND USES: NAME: same Commercial, Office, Retail, Restaurant COMPANY (if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): CITY: ZIP: EXISTING ZONING: COR-3 TELEPHONE NUMBER: DEVELOPMENT PLANNING PROPOSED ZONING (if applicable): CITY OF RENTON CONTACT PERSON DEC 0 1 2000 SITE AREA (SQ. FT. OR ACREAGE): C®� �'��® NAME:Cindy Edens RECEIVED 6 . 8 acre ' "W r PROJECT VALUE: I�OMl�dplit'(if applicable!: _ = ; Wright Runstad & Company 3 $72 , 000 , 000 ADDRESS: IS Second Avenue, Suite 2000 IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? No CITY: ZIP: Seattle 98101 IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? TELEPHONE NUMBER and E-MAIL ADDRESS: _= No 206-447-9000 LEGAL;DESCF ION.OF PROPERTY (Attach sepa 3 sheet if necessary) , ;TYPE OF APPLICATION & FEES Check all application types that apply--City staff will determine fees. — ANNEXATION $ SUBDIVISION: — COMP. PLAN AMENDMENT 5 _ REZONE $ _ LOT LINE ADJUSTMENT $ _ SPECIAL PERMIT $ _ SHORT PLAT $ _TEMPORARY PERMIT $ _TENTATIVE PLAT $ _ CONDITIONAL USE PERMIT $ PRELIMINARY PLAT $ X SITE PLAN APPROVAL $ _ FINAL PLAT $ _ GRADE & FILL PERMIT S (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ _VARIANCE $ (FROM SECTION: ) _ PRELIMINARY _WAIVER S _ FINAL _WETLAND PERMIT $ — ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ _ BINDING SITE PLAN $ SHORELINE REVIEWS: _SUBSTANTIAL DEVELOPMENT $ - _ CONDITIONAL USE $ _VARIANCE $ _ EXEMPTION SNo Charge — ENVIRONMENTAL REVIEW $ REVISION $ — AFFIDAVIT OF OWNERSHIP I, (Print Name)C.:V�,N fg. ,fG�U c ,declare that I am (please check one)_the owner of the property involved in this application, _the authorized repr`esen tta ve to act for the property owner(please attach proof of authorization), and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. ATTEST: Subscribed nd sworn to before me, a NQd (Willie, i,and ��hi_ F S for the State of �� residing at +,�... 0` ••7% (Na of Ow (� Representative) S�eftp on the_day of t c tJ.eJ. 2000. j )0� ., / ��� gedaZA _-_ �+' .fir v 2 (Signature of Owner/Representative) rtfr0Mr ;� (Signature of Notary Public) (This section to be completed by City Staff.) City File Number. A AAD BSP CAP-S CAP-U CPA CU-A CU-H ECF LLA MHP FPUD FP PP R RVMP'. SA-A SA-H.. SHPL-A SHPL-H SP SM :SME TP V-A V-B V-H 'W TOTAL FEES: $ TOTAL POSTAGE PROVIDED: '$ MASTERAP.DOC REVISED 03/00 — _ • • • LEGAL DESCRIPTION ORDER NO. 812454-C1 PARCEL A: LOT 4 OF CITY OF RENTON SHORT PLAT NO. LUA-99-134-SHPL, ACCORDING TO SHORT PLAT RECORDED JANUARY 31, 2000 UNDER RECORDING NO. 20000131900006, IN KING COUNTY, WASHINGTON. ; PARCEL B: EASEMENTS FOR INGRESS, EGRESS AND RAILROAD CROSSINGS AS ESTABLISHED IN RECORDING NOS. 6201855, 6317510, 9902019014 AND 20000131900006. • Page 2 • LEGAL DESCRIPTION ORDER NO. 812454-C1 PARCEL A: LOT 4 OF CITY OF RENTON SHORT PLAT NO. LUA-99-134-SHPL, ACCORDING TO SHORT PLAT RECORDED JANUARY 31, 2000 UNDER RECORDING NO. 20000131900006, IN KING COUNTY, WASHINGTON. PARCEL B: EASEMENTS FOR INGRESS, EGRESS AND RAILROAD CROSSINGS AS ESTABLISHED IN RECORDING NOS. 6201855, 6317510, 9902019014 AND 20000131900006. Page 2 r' ZL GUNSUL FRASCA PARTNERSHIP AJA. JOB NO.20427.01 Page 1 WRIGHT RUNSTAD—Southport 11/30/00 DEV CITTYOF REPNTON ING PROJECT NARATIVE DEC 01 2000 1. Project Description: The proposed project is the Southport Office Building located.Ri1ED. Washington,west of Lake Washington Boulevard and I-405. The proposal is located adjacent to Lake Washington between Gene Coulon Park on the east and Boeing manufacturing operation on the west on. the old Shuffleton Plant site. The Southport Office Building project is to be located on approximately 6.8 acres(Lot 4,also known as Lot D) of the Southport Planned Action mixed-use development. 2. Zoning Designation:The property was rezoned from the industrial use to COR 3 in October 1999 to allow for the mixed-use development. Adjacent land uses are Lake Washington(north),The Boeing Company (west and south)and Gene Coulon Park(east). This project is the second development phase of the Southport Planned Action. Previous approvals have been granted for this mixed-use development for the rezoning,SEPA and the Southport Level II Site Plan. • Final Supplemental Environmental Impact Statement September 1999 • Southport Planned Action approval October 1999 • Property rezoned to COR 3 October 25,1999 • Southport Level II approval July 18,2000 3. Current Site Use: The site is part of the Shuffleton Steam Plant built in 1929 and is currently abandoned. SECO development plans to remove the pump house in late 2000. It is anticipated that the steam plant will be demolished mid-2001. 4. Special Features: The property is adjacent to Lake Washington. Included as part of this project is a portion of the existing treated timber bulkhead. A new concrete curb to be finished as part of the planned pedestrian promenade will top the bulkhead. 5. Statement of Soil Types&Drainage Conditions: The on-site soils are classified as Urban type soils. The entire site is flat and surface drainage generally flows to various catch basins located on the site. Refer to the attached Drainage Report prepared by Coughlin Porter Lundeen dated 11/10/00. 6. Proposed use of Property and Scope of Proposed Development: This phase of the development includes a complex of three seven-story office buildings above three levels of structured parking. The office buildings are approximately 750,000 square feet and include provisions for enclosed'pedestrian skybridges between the towers in the future. Approximately 10,000 square foot three-story restaurant will be attached to the office complex adjacent to the waterfront. The structured parking garage is approximately 658,000 square feet providing 1,850 parking stalls. Service vehicles would use unloading areas within the structured parking. Each office tower and the restaurant may be constructed in phases. The height limit is 125'-0"above the reference datum. The building height is 124'-3"plus the referenced datum of 10'-0"for a total of 134'-3"above lowest grade. The lot coverage for this project is 65%. Access to the office-building complex is via Southport Boulevard and the looped fire lane. There are no minimum setbacks required by COR 3 zoning. The restaurant is setback approximately 75'-0"from Lake Washington. The office building is setback approximately 160'-0"and the façade is articulated through • Z1'. et GUNSUL FRASCA PARTNERSHIP AJA. JOB NO.20427.01 Page 2 WRIGHT RUNSTAD—Southport 11/30/00 use of setbacks and balconies. The south façade is set back 26'-0"from the Boeing property. The east façade is setback along the PSE property varies from 30'-6"at the south east corner and 26'-0"at the northeast corner. The office complex will house primarily corporate,high tech and service office users. The restaurant and high-end coffee boutiques located in the office lobbies will front the entry road. Provisions for a future daycare facility is being planned for the office tenants. The proposed infrastructure improvements for the Southport Office Building site will be developed jointly with SECO Development as part of the residential project under construction. Improvements include entrance road,pedestrian entry plazas, utilities and fire lane around the office building. The proposal will include a public space along the waterfront of Lake Washington in front of the restaurant,including landscape terraces and a grand stair,incorporating amphitheater seating for daytime performances. Access to the public plaza will be provided via a waterfront promenade and via the grand stair. The tree lined Southport boulevard road will have a pedestrian walkway connecting the three office lobbies to the public plaza. Entry plazas along Southport Boulevard have been positioned to provide view corridors from the road to Lake Washington. Offsite views of the site currently include views of the Shuffleton Plant,stacks,storage yards and the Boeing Company buildings. The new buildings and internal streets are oriented perpendicular to the lake edge to maximize views of Lake Washington. Although the new buildings can be viewed from higher elevations,the offsite views should be enhanced by this orientation. The enclosed pedestrian skybridges will be all glass to be transparent. 7. Proposed off-site improvements: Off-street improvements as described in the Level II conditions will be completed in conjunction with SECO Development. 8. Total estimate of Construction Cost: Construction cost is anticipated to cost$72,000,000. 9. Estimated quantities if fill/excavation: The estimated quantity of excavations is 500 bank cubic yards. The estimated quantity of fill is 18,500 bank cubic yards. 10. Number&size of trees to be removed: There are only three existing trees on the entire site. The existing cedar trees trunks(24,33 and 36 inches diameter)have grown adjacent to the power plant and are located within 5'-0"from the building face.It will necessary to remove these trees as part of the power plant demolition. Although these trees are mature,they are not considered specimens because the canopies are misshapen due to the close proximity to the building. 11. Description of land to be dedicated to the City: Easements will be granted for public utilities located in Southport Boulevard and the looped fire lane. In addition an easement will be granted to the City of Renton along the waterfront promenade. 12. Proposed sales or construction trailers: Wright Runstad is planning to install sales trailers and deck. The permit application for the temporary trailer will be submitted under separate cover. We will have minimal construction trailers on the site during the early phases of construction.As soon as the first decks for the parking garage are complete,offices and dry shacks will be built in the garage area for all crafts. Project Narrative-Level 1 z Ll PME,PI ANNING , CA Y OF FIENTON DEC 012000 E�E�VE® SUBMITTAL #10 - CONSTRUCTION MITIGATION DESCRIPTION • Proposed Construction Dates: February, 2001 until approximately July, 2003. • Hours of Operation: Construction activity is restricted to the hours between 7:00 a.m. through 8:00 p.m., Monday through Friday. Work on Saturday is restricted to the hours between 9:00 a.m. and 8:00 p.m. Work is not allowed on Sunday. The exception to the above is that no pile driving is permitted on Saturday. (Ref. City of Renton Notice of Issuance and Availability Mitigation Document for the Southport Planned Action.) • Proposed Hauling/Transportation Routes: Trucks associated with construction activities will utilize the following route when leaving the site. Enter Lake Washington Boulevard at 3-way stop (site/park entrance), follow south to Park Avenue intersection, turn east onto Park, follow to 1-405 interchange and enter either southbound or northbound lanes. The route to access the site from 1-405 interchange from either north or southbound is to go west on Park Avenue, right onto Lake Washington Boulevard, and left into park/site entrance. • Implementation Measure to Minimize Dust, Traffic, Erosion, Mud, Noise, etc.: A self-contained truck wash has been installed on the site, as well as a sediment pond. These mitigation measures are being provided by Seco Development, Inc., the overall Southworth developer, and are mentioned in the Seco Development level 1 site plan, dated 5/22/00. This project will use these facilities. In addition to the above mitigation measures provided by Seco Development, the following additional measure can be used to minimize impacts: Dust control: When required, dust will be controlled by wetting. 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A': ....?..:Z^:•,::',1,., ,,..,•±,111.1;;;•.!,.•:Ii:;,,....;:,.:!••,:z,,,,;-;;f1 c.. .:'','..4;.-....v....; 41;6‘.1,41 is".':e., ..i,t:...1Z!: •;-:::::;; ',,:t:',.:,;‘ei !-,r4:;!.:1,;,t+.1, ..7 i.%%;'fz.1.-",,•: ,..:11,,,;:l,:.';,:.!:r.',:?. ':,ik:;;, ,":,,,i.''''?-i''6':, •<:1' '!•`..(I 6.1 Ili 3A ,:'.c..k!;',:,.. ,)&4.4,,,,;:•.i.,,.,.1.11 ,1,41:::,..,,....,.1,:,..,:::;:i.„,!.,„::,,„:•1.511,,,t—;,,..,:,.,,,,H,,,,,-_,:zyz,..,..e--. r;,'•,k, 'i.,4'fii,4Ht'' icLii!,,,':::,'T.:1:.(.14fir..:`, ,t-'_ :.. -.-,siih..iii;..1.1 .4.. )11,-":,L,,,-4.1,74:11t"`e."4*. — RIVER' - .Ir tigitr"1 ._.......,‘ Z 1"."......- C'(7.3 c::,'I.' ,.. , '.••, • . , , . . . • a.. ' . . . ----- ct .....K___ _• i ` 1 CRY OPRENTON OCT 1 C.A 1000 BULLuuvta OivisioN MEMORANDUM PANNING oeip,OPri REN-rON ®EC01212 DATE: /c�/�� �/Q v RECEIV E° TO: Construction Services, Fire Prevention, Plan Review, Project Planner FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: Wtis/4. CS C€ CSau. ,Dog, LOCATION: GO A '9 �Lrll���p/s���ti� PREAPP NO. 0 0 - ( (7 A meeting with the applicant has been scheduled for ii;0-0 �,,4i. , Thursday, Rol/ern bee `D N9 , in one of the 6th floor conference rooms (new City Hall). If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the 11:00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal.land use and/or building permit application submittal. Please submit your written comments to -L-7—'1,-2,/}.6P1`,� at least two (2) days before.the meeting. Thank you. GL77E H/N(c L ,sc4Pfof2 T /AI11 -STIO4--TZ'&) v43c / � 7 /�lbt3'7 fo sr2O/i� Ga1.JL /a L TY H:\Division.s\Develop.ser\Dev&Plan.ing\Template\Preapp2 Revised 9/00 CITY OF RENTON FIRE PREVENTION BUREAU � NTo� MEMORANDUM DATE: October 23, 2000 TO: Elizabeth Higgins, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for South Port Office Building 1 . The preliminary fire flow is 5,500 gpm. A minimum of six fire hydrants are required, probably more depending on spacing requirements (300-feet on center) and site access roadways. Primary fire hydrant is required within 150-feet of the structure and the secondary hydrants are required within 300-feet of the structure. A minimum of a 12-inch looped city main is required with a minimum of two feed mains. 2. Fire mitigation fee for commercial buildings is applicable at the rate of $0.52 per square foot of building area: 1 ,410,000 square feet x $0.52 = $733,200.00 This fee is paid at the time of building permit issuance. Credit will be granted for square footage of demolished buildings, if applicant supplies total square footage of demolished structures. 3. An approved fire sprinkler and standpipe system shall be installed throughout the structure. An approved fire alarm system shall be installed throughout the structure. Refer to the 1997 Editions of the Uniform Building and Fire Codes for all special requirements pertaining to high-rise construction. The Renton Fire Department requires separate plans and permits for fire sprinkler, fire alarm, standpipes, kitchen hood suppression and fuel tanks. 4. Access roadways shall meet fire department requirements for 20-feet width and turning radius of 25-feet inside and 45-feet outside. Minimum vertical clearance is 13 %-feet. Dead-end access roadways shall not exceed 150-feet unless an approved turnaround is provided. Roadways shall be signed as fire lanes per city ordinance (see attached handout). Roadways shall be constructed to support 30-ton fire apparatus with 322 psi point loads. Fire department apparatus access is required within 150-feet of all points on the buildings. Roadways can have limited access by use of approved gates or chains, however bollards are not approved for use in fire access roadways. CT:ct Sport6 • City of Renton InterOffice Memo To: Elizabeth Higgins From: Kayren K.Kittrick for Paul Lumbert . Date: November 2,2000 Subject: Wright-Runstad Office/Restaurant/Retail PreApplication Review NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. WATER 1. There is a proposed 12-inch diameter water line to be constructed through Coulon Park and the adjacent residential building. There may be an existing 10-inch diameter water line in the proposed project vicinity. A 15-foot easement will be required for any public facility not located in dedicated right-of-way. 2. There may be existing fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within 300 feet of the nearest corner of the building. 3. The proposed project is located in the 320 water pressure zone. The project is not located in the Aquifer Protection Zone. 4. The Water System Development Charge (SDC) would be levied at the rate of$0.113 per gross square foot of property area. This fee is payable with the utility construction permit. SANITARY SEWER 1. There is an extension of sanitary sewer planned for the site in conjunction with a residential development. Extension to serve this site will be required. Connection to the KC/Metro line in Lake Washington Bl will be limited to one connection with the extended main being turned over as City of Renton facilities. A 15-foot easement will be required for any public facility not located in dedicated right-of-way. 2. The Sanitary Sewer SDC is triggered and will be assessed at a rate of $0.078 per gross i nnrvt ao s square foot of underlying property. SURFACE WATER 1. A limited level one drainage study is required per the King County Surface Water Design Manual. Water quality treatment sized for the new impervious surfaces subject to vehicular access is required. Wright-Runstad Office/Restaurai.. retail PreApplication Review 11/02/00 Page 2 2. The Surface Water SDC is assessed based on the total new impervious surface square footage as reflected in the final design. The charge is determined by multiplying the gross square footage by$0.129. TRANSPORTATION 1. The traffic mitigation fee of$75 per additional generated trip shall be assessed at a rate to be determined by the final square footages of each use as defined by the ITE manual, latest edition. The rates include 10.36 trips per 1000 square feet for office space and 89.95 trips per thousand square feet for quality restaurant. A trip generation report is optional, but may be advantageous to provide pass by trip percentages and retail use square footages. 2. Credit for the installation of the new traffic signal at Lake Washington Bl will be applied against the traffic mitigation fees of developments within Southport site on a first come first credited basis until 100% of the cost has been recovered. 3. Full street improvements including, but not limited to paving, sidewalks, curb & gutter, street signs and street lights are required. 4. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. PLAN REVIEW 1. All plans shall conform to the Renton Drafting Standards which are attached for reference. Also attached for general information are a fee reference sheet and the King County Storm Water standards as adopted by the City of Renton. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your use, but prior to preparing a check it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. CC: Neil Watts CITY OF RENTON • Planning/Building/Public Works MEMORANDUM DATE: November 2, 2000 TO: Pre-Application File No. 00-117 FROM: Elizabeth Higgins, AICP, (425)430-7382 SUBJECT: Southport Office Buildings Preapplication Comments Applicant: John L. Mess, AIA; Zimmer-Gunsul-Frasca Partnership Project Name: Southport Office Buildings Project Address: 1101 Lake Washington Boulevard N General: We have completed a preliminary review of the preapplication materials for the above-referenced development proposal. The following comments on development and permitting issues are based on the preapplication submittals made to the City of Renton by the applicant and on the Codes in effect on the date of the review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code and the City of Renton Development Regulations. The Renton Municipal Code is available at the City Clerk's office and the Renton Public Library. The Development Regulations are available for purchase for $55.00, plus tax, from the Finance Division on the first floor of Renton City Hall. Project Proposal: The applicant proposes to develop an approximately 296,821 sf (6.81 acre) property into 3 seven-story buildings suitable for 750,000 nef' sf of office space. A four-level, underground parking garage would provide 1,850 parking stalls. A 10,000 sf three-story restaurant, fronting on Lake Washington, would be connected to the office building. The property is located at 1101 Lake Washington Boulevard N, in the Southport development. City of Renton Planning/Building/Public Works • MEMORANDUM Southport Offices November 2, 2000 Page 2 Land Use Permits Required: Previous land use actions that would impact this proposed development area as follows: • Short Plat (LUA99-134) created Lot `D', the proposed project site • Southport Planned Action designated for Shuffleton site (Ord 4804), the Supplemental Environmental Impact Statement addressed levels of development and mitigated impacts (Southport Planned Action Mitigation Document) • Changed on the Comprehensive Plan Land Use Map from Employment Area-Industrial to Center Office Residential (Ord 4796) • Rezone to Center Office Residential 3 (Ord 4802) • Southport Level II Site Plan Review (LUA99-189), approval of conceptual development plan as consistent with the Planned Action and issuance of Shoreline Permit The proposed project would now be subject to a Level I Site Plan Review and Decision. The purpose of the Site Plan Review is to review the proposed plan for compatibility with existing and potential future uses and to ensure that it complies with plans, policies, and regulations of the City of Renton. It must also be consistent with the Planned Action Mitigation requirements and the Level II Site Plan Review and Approval. It must meet the conditions of the above, and those of the Short Plat approval, as they may pertain to the property and the proposed project. The applicant is encouraged to review the Site Plan Review criteria included in the Renton Municipal Code, Section 4-9-200, as well as the Southport Level II Site Plan Review and Approval (copy included herewith). Level I criteria for the proposed project may be waived, if they were included in the Southport Level II Site Plan Review. The designation of the proposed Southport development as a Planned Action was based on the Administrator's decision that sufficient environmental review had taken place. No additional environmental review would be required as long as the proposed project remains consistent with the Planned Action and the Level II Site Plan. Because the Level II Site Plan was approved, this subsequent site plan may be reviewed administratively (RMC 4-9-200G9a), without a public hearing, unless the Administrator deems a public hearing necessary. City of Renton Planning/Building/Public Works • MEMORANDUM Southport Offices November 2, 2000 Page 3 In addition to the Level I Site Plan submittal requirements (generalized utility plan, drainage plan, landscape plan, building elevations, floor plans, etc.), the following information should be provided on the plans or in the project narrative: • Size of site • Square footage of each building • Uses within buildings (labeled floor plans) • Percentage of lot coverage • Square footage of landscaping • Proposed building heights • Proposed building setbacks • Parking analysis, by use, including total number of spaces, lane and stall dimensions, and percentage of compact spaces • Pedestrian and vehicular access points • View corridors • Public areas, size and access • Widths of streets and driveways • Location of public improvements, including, but not limited to short-term parking or loading areas, driveways, fences or walls, freestanding signs, easements, location and screening of refuse and recycling areas, freestanding light fixtures, utility junction boxes, public utility transformers, storage areas, buffer areas, and open spaces. RECEIVED OCT 1 9 2000 ECONOMIC DEVELOPMENTNEIGHBORHOOS , AND STRATEGIC PLANNING MEMORANDUM DATE: to/gf0o TO: Long Range Planning FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: (xj/ver„f kUN4/4c) 19G-r-7L c 6a.,--/Xtr04) LOCATION: 50t4 PREAPP NO. 00 - 1 (^] Please review the attached preliminary project plans for consistency with applicable Comprehensive Plan Policies. Please submit your written comments to 2,4W-4 no later than lo-- /-00 . Thank you. We will not be able to include comments received after this date in the presentation/summary we prepare for the applicant. (5171 1S pn,c7Nri-n,-0 C_c -taz_ oFGILL C--es- )Oe7 /T _ _ S'6z-0Z5' PfiPet.c 5 0 fjC ""5 i sTEav 7 I I} 6 V- /1'L7e.-22 1 f1 11 cc,ry 6 I O e-r-6 V N o O YV . nizF k:i-oce-EPot-i c)- i SS U& S]-tou c-O H(r-4 L D e,-0:J! AL41)-6-7 Y 6D '3 5 to• C n 5-rr H:\Division.s\Develop.ser\Dev&Plan.ing\Template\preapp Revised 9/00 SEPA ENVIRONMENTAL CHECKLIST SOUTHPORT OFFICE BUILDING • A. BACKGROUND 1. Name of proposed project,if applicable: The office buildings at Southport,Building D(Lot 4) 2. Name of applicant: Wright Runstad&Company 3. Address and phone number of applicant and contact person: Cindy Edens (206)447-9000 Wright Runstad 1191 Second Avenue Suite 2000 Seattle, WA 98101-2933 4. Date checklist prepared: November 28,2000 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing,if applicable): Start construction approximately August 2001—complete construction approximately March 2003. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes,explain: Not at this time. Not applicable. 8. List any environmental information you know about that has been prepared, or will be prepared,directly related to this proposal. A Supplemental Environmental Impact Statement was prepared for the Southport Development Planned Action,which was issued in September 1999. The purpose of this checklist is to verify that the Level I Site Plan being submitted falls within the scope of the environmental impact that were evaluated in the SEIS. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes,explain. A Shoreline Substantial Development Q. :Lem has been approved by the Department of Ecology. The appeal period for this issue expo►: 64, '.1 ,? `"!000. OIL G OLT 01 zoo Southport Office Building SEPA Checklist: 11/28/00 10. List any government approvals or permits that will be needed for your proposal, if known. LEVEL I Site Plan;Construction related permits from the City of Renton;Stormwater Discharge/NPDES 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) This phase of the development includes a complex of three seven-story office buildings above three levels of structured parking. The office buildings are approximately 616,600 square feet and include provisions for enclosed pedestrian skybridges between the towers in the future. Approximately 10,000 square foot three-story restaurant will be attached to the office complex adjacent to the waterfront. The structured parking garage is approximately 657,600 square feet providing 1,850 parking stalls. Service vehicles would use unloading areas within the structured parking. Each office tower and the restaurant may be constructed in phases. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area,provide the range or boundaries of the site(s). Provide a legal description,site plan,vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site project is located south of Lake Washington,west of Lake Washington Boulevard and 1-405. The proposal is located adjacent to Lake Washington between the SECO Development apartments currently under construction and on the east and Boeing manufacturing operation on the west on the old Shuffleton Plant site. The office building at Southport will be located on approximately 6.8 acres(Lot 4,also known as Lot D)of the Southport Planned Action mixed-use development. B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site(circle one): Flat,rolling,hilly,steep slopes, mountainous,other: Flat b. What is the steepest slope on the site(approximate percent slope)? Less than 1% 2 Southport Office Building SEPA Checklist: 11/28/00 c. What general types of soils are found on the site(for example,clay,sand,gravel, peat,muck)? If you know the classification of agricultural soils,specify them and note any prime farmland. Loose sandy silt with lenses of sand and gravel. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. e. Describe the purpose,type,and approximate quantities of any filling or grading proposed. Indicate source of fill. Development of the project will require excavating approximately 500 bank cubic yards of material. Grading plans call for approximately 18,500 bank cubic yards of fill. Excavated material generated on site will be used as fill and additional material may come from the demolition of the Steam Plant on site or from an off site excavation project. These are approximately the same amounts considered in the SEIS. f. Could erosion occur as a result of clearing,construction,or use? If so,generally describe. Erosion is very unlikely because of the site topography. Stockpiled fill or excavation material will be protected to prevent erosion. g. About what percent of the site will be covered with impervious surfaces after project construction (for example,asphalt or buildings)? Approximately 94% impervious area. h. Proposed measures to reduce or control erosion,or other impacts to the earth,if any: A storm water collection system will be installed which will provide water quality treatment for paved areas subject to vehicular traffic and collect storm water from other surfaces prior to discharge to Lake Washington. 2. AIR a. What types of emissions to the air would result from the proposal (i.e.,dust, automobile,odors,industrial wood smoke)during construction and when the project is completed? If any,generally describe and give approximate quantities if known. 3 Southport Office Building SEPA Checklist: 11/28/00 Dust and automobile emissions associated with construction and demolition will be emitted from the site. After construction automobile emissions will be generated on site equivalent to the levels considered in the SEIS. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so,generally describe. The Boeing facility to the west is a source of particulate and odor emissions that are subject to Federal and State regulations and were evaluated in the SEIS in section3,page 17. c. Proposed measures to reduce or control emissions or other impacts to air,if any: Construction impacts will be mitigated as described in the Southport Planned Action Mitigation Document section 2c. Impacts on indoor air quality from emissions from the Boeing plant will be mitigated by locating the HVAC intakes in areas less affected by the plume from Boeing and by filtering the intake air. 3. WATER a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams,saltwater,lakes,ponds,wetlands)? If yes,describe type and provide names. If appropriate,state what stream or river it flows into. Approximately 130 feet of Lake Washington shoreline is located on the north property line. 2) Will the project require any work over,in,or adjacent to(within 200 feet)the described waters? If yes,please describe and attach available plans. The project includes work along the waterfront within 200 feet of Lake Washington as shown on the enclosed site plan. The entire frontage of the site along the lake will be developed as a pedestrian promenade with a width that varies from 35 to 50 feet. The restaurant and a portion of the office building are within the 200 foot zone. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None proposed. Not applicable. 4) Will the proposal require surface water withdrawals or diversions? Give general description,purpose,and approximate quantities if known. None proposed. Not applicable. 4 Southport Office Building SEPA Checklist: 11/28/00 5) Does the proposal lie within a 100-year floodplain? If so,note location on the site plan. Unknown/Not applicable. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. None proposed. Not applicable. b. Ground: 1) Will ground water be withdrawn,or will water be discharged to ground water? Give general description,purpose,and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources,if any(for example: Domestic sewage;industrial,containing the following chemicals. . . ; agricultural; etc.). Describe the general size of the system,the number of such systems, the number of houses to be served(if applicable),or the number of animals or humans the system(s)are expected to serve. Not applicable. c. Water runoff(including stormwater): 1) Describe the source of runoff(including storm water)and method of collection and disposal,if any(include quantities,if known). Where will this water flow? Will this water flow into other waters? If so,describe. Storm water will be collected by roof drains and catch basins and will be discharged directly to Lake Washington. Impacts will be mitigated as described in the Mitigation Document section 3c. 2) Could waste materials enter ground or surface waters? If so,generally describe. Not applicable. d. Proposed measures to reduce or control surface,ground,and runoff water impacts,if any: No detention of storm water is proposed or required. 4. Plants 5 • Southport Office Building SEPA Checklist: 11/28/00 a. Check or circle types of vegetation found on the site: deciduous tree: alder,maple,aspen,other _evergreen tree: fir,reilar,pine,other -shrubs grass pasture -crop or grain -wet soil plants: cattail,buttercup,bullrush,skunk cabbage,other water plants: water lily,eelgrass,milfoil,other mother types of vegetation: scotch broom, weeds b. What kind and amount of vegetation will be removed or altered? All existing vegetation will be removed from the site. c. List threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping,use of native plants,or other measures to preserve or enhance vegetation on the site,if any: None proposed. Not applicable. 5. Animals a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: birds: hawk,heron,eagle, songbirds,other: mammals: deer,bear,elk,beaver,other: fish: bass,salmon,trout herring,shellfish,other: b. List any threatened or endangered species known to be on or near the site. Coho Salmon c. Is the site part of a migration route? If so,explain. Unknown/Not applicable d. Proposed measures to preserve or enhance wildlife,if any: Mitigation for impacts to fisheries will be as described in the Mitigation Document section 4c. 6 _ Southport Office Building SEPA Checklist: 11/28/00 6. Energy and natural resources a. What kinds of energy(electric,natural gas,oil,wood stove,solar)will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing,etc. Electric energy will be used to provide heating and cooling for the office-building project. Natural gas may be used for heating the restaurant. b. Would your project affect the potential use of solar energy by adjacent properties? If so,generally describe. The office building is part of a master planned development. Shading of adjacent properties within the development was anticipated by the property owners. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts,if any: Building construction will comply with the Washington State Energy Code. In addition the project will include energy efficient lighting controls and mechanical systems. 7. Environmental health a. Are there any environmental health hazards,including exposure to toxic chemicals, risk of fire and explosion,spill,or hazardous waste that could occur as a result of this proposal?If so,describe. Removal of asbestos from the Steam Plant will be required prior to demolition. All work will be conducted in compliance with applicable MTCA and PSAPCA standards. This was evaluated in the SEIS and no mitigation was required. 1) Describe special emergency services that might be required. Not applicable. 2) Proposed measures to reduce or control environmental health hazards,if any: Not applicable. 1 b. Noise 1) What types of noise exist in the area which may affect your project(for example: traffic,equipment,operation,other)? Interstate 1-405 is approximately 1/ mile from the site. Also adjacent Boeing industrial facility is a noise generator. Southport Office Building SEPA Checklist: 11/28/00 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis(for example: traffic,construction,operation,other)? Indicate what hours noise would come from the site. Pile driving activities and heavy equipment operation during construction will generate noise on a short-term basis. 3) Proposed measures to reduce or control noise impacts,if any: Mitigation measures were evaluated in the SEIS and will comply with the Mitigation Document requirements section 5c. 8. Land and shoreline use a. What is the current use of the site and adjacent properties? This site is currently the location of a decommissioned power plant(industrial.) To the west is the Boeing manufacturing plant (industrial), to the east is Gene Coulon Park, to the south is an electrical substation and storage yard(industrial.) b. Has the site been used for agriculture? If so,describe. No. c. Describe any structures on the site. Existing concrete power plant building approximately 114,000 SF,a portion of the existing pump house and approximately 2,000 SF of miscellaneous outbuildings. d. Will any structures be demolished? If so,what? All existing structures will be demolished. e. What is the current zoning classification of the site? Center Office Residential—3 f. What is the current comprehensive plan designation of the site? Center Office Residential g. If applicable,what is the current shoreline master program designation of the site? Urban Environment h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No. 8 Southport Office Building SEPA Checklist: 11/28/00 i. Approximately how many people would reside or work in the completed project? Between 3,000 and 4,000 people will work in the offices at Southport. j. Approximately how many people would the completed project displace? None. The existing Steam Plant has been decommissioned and placed under the control of the demolition contractor. k. Proposed measures to avoid or reduce displacement impacts,if any: No significant unavoidable adverse impacts were identified in the SEIS. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans,if any: All aspects of the site plan have been designed to comply with all known land use codes and policies. No specific mitigation measures are warranted. 9. Housing a. Approximately how many units would be provided,if any? Indicate whether high, middle,or low-income housing. No housing will be built on this site. b. Approximately how many units,if any,would be eliminated? Indicate whether high, middle,or low-income housing. No housing will be eliminated. c. Proposed measures to reduce or control housing impacts,if any: Not applicable. 10. Aesthetics a. What is the tallest height of any proposed structure(s),not including antennas; what is the principal exterior building material(s)proposed? The tallest building will be 125 feet above finished grade plus approximately 16 feet for the mechanical penthouses located on the roof The principal exterior materials are glass, brick and metal panels. 9 Southport Office Building SEPA Checklist: 11/28/00 b. What views in the immediate vicinity would be altered or obstructed? No significant view corridors exist in the vicinity of the site. The project will alter the view to the lake from the Boeing parking lot to the south and from 1-405 to the southeast. No impacts to the park are anticipated. c. Proposed measures to reduce or control aesthetic impacts,if any: None anticipated. 11. Light and glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light will likely emanate from the site at night from the office windows and street and pedestrian pathway lighting. Reflective glass will not be used,so glare is not anticipated. b. Could light or glare from the finished project be a safety hazard or interfere with views? No, this is not anticipated. c. What existing off-site sources of light or glare may affect your proposal? The Boeing facility to the west is a source of light and glare. d. Proposed measures to reduce or control light and glare impacts,if any: None anticipated. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Gene Coulon Park 1 b. Would the proposed project displace any existing recreational uses? If so,describe. No/Not applicable. c. Proposed measures to reduce or control impacts on recreation,including recreation opportunities to be provided by the project or applicant,if any: No significant unavoidable adverse impacts were identified in the SE1S. 10 Southport Office Building SEPA Checklist: 11/28/00 13. Historic and cultural preservation a. Are there any places or objects listed on,or proposed for,national,state,or local preservation registers known to be on or next to the site? If so,generally describe. No. b. Generally describe any landmarks or evidence of historic,archaeological,scientific,or cultural importance known to be on or next to the site. None known. c. Proposed measures to reduce or control impacts,if any: None/Not applicable. 14. Transportation a. Identify public streets and highways serving the site,and describe proposed access to the existing street system. Show on site plans,if any. Lake Washington Boulevard b. Is site currently served by public transit? If not,what is the approximate distance to the nearest transit stop? Transit service is available within one block of the site. The Renton Transit Center is approximately one mile away. c. How many parking spaces would the completed project have? How many would the project eliminate? Approximately 1,850 parking stalls will be provided in the project. d. Will the proposal require any new roads or streets,or improvements to existing roads or streets,not including driveways? If so,generally describe (indicate whether public or private). Improvements to Lake Washington Boulevard and the site access road shared with the park are proposed. e. Will the project use(or occur in the immediate vicinity of)water,rail,or air transportation? If so,generally describe. A future connection with a commuter ferry on the lake is contemplated. The Renton Municipal airport is approximately lh mile to the west. Burlington Northern rails run at the eastern border of the site. 11 Southport Office Building SEPA Checklist: 11/28/00 f. How many vehicular trips per day would be generated by the completed project?If known,indicate when peak volumes would occur. A peak pm trip rate of between 1061 and 1355 trips was identified in the SEIS. g. Proposed measures to reduce or control transportation impacts,if any: Mitigations as described in the Mitigation Document,section 10c will be implemented. 15. Public services a. Would the project result in an increased need for public services(for example: fire protection,police protection,health care,schools,other)? If so,generally describe. An increased need for fire and police protection is anticipated. b. Proposed measures to reduce or control direct impacts on public services,if any. No significant adverse impacts to these public services were identified in the SEIS. Mitigation described in the Mitigation Document section 11 c, 12c, and 13c will be implemented. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer,septic system,other. b. Describe the utilities that are proposed for the project,the utility providing the service, and the general construction activities on the site or in the immediate vicinity that might be needed. Complete Preliminary utility plans are included as part of the Level I Site Plan submittal. C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. 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Development Planning Section Vj OA \,..-L If)t--(,././r- 61....1.. r/L1-'''"—/--;')(- 14/‘•((-P. ---ica .. --F"--1--1" • h:\division.s\develop.ser\dev.plan.ing\waiver.xls REVISED 5/17/00 **1************************************************************** City of Renton WA Receipt **************************************************************** Receipt Number: R0006755 Amount : 1, 002 . 97 12/01/00 13 : 18 Payment Method: CHECK Notation: WRIGHT #005639 Init : JEJ Project #: LUA00-156 Type : LUA Land Use Actions Parcel No: 082305-9216 Site Address : 1101 LAKE WASHINGTON BL N Total Fees : 1, 002 . 97 This Payment 1, 002 . 97 Total ALL Pmts : 1, 002 . 97 Balance : . 00 **.************************************************************** Account Code Description Amount 000 . 345 . 81 . 00 . 0017 Site Plan Approval 1, 000 . 00 000 . 05 .519 . 90 .42 . 1 Postage 2 . 97 . . \ \, \ / ENGINEERING REPORT Level I Drainage Report Southport Project No. C990194-03 November 10th 2000 \ • I� N 6.1•,K O .p liVA 04 tt c-) "'Ps '0222 PREPARED T SROUGH: Wright Runstad \ 1191 Second Ave Suite 2000 Seattle,WA 98101 Contact: Craig Schriener ; \ * _Al ill,,it O \ e' 'Q. _ 'I` �,� 15 PREPARED BY: f�ti _ as to Coughlin Porter Lundeen el, r4 .,i, Y. 217 Pine Street,Suite 300 \ t. r _, _.2 $1, Seattle,Washington 98101 r .off , ,26577 ;� ,�� Phone: (206)343-0460 \ 0� T, 4 Contact: Jeff Peterson,P.E. \ 4- -ONAL V, irk \\ �*rxr �rre "' \\ IEXPIRES 01/23/2002 \ U \\\ Cz:ACMi-#UN PORTER LUNDEEN • Level I a Drainag Report ort Southport Office Building Coughlin Porter Lundeen Project No. C990570-01 November 10th,2000 PROJECT OVERVIEW Southport Development is a multi-phase project consisting of two residential buildings, office building, a hotel and supporting infra-structure. Level I documents for the overall site have previously been submitted and approved by the City of Renton. The City of Renton Public Works Department has agreed to issuing a comprehensive utility permit to cover the Southport Site,with the stipulation that approval of construction documents is received for the individual utilities. This abbreviated report is intended to serve as a general overview of storm drainage facilities directly impacted by the Office Building project. The Southport Office building is located on a 296,821 square foot parcel within the Southport Complex. The project will demolish the existing steam plant and construct a series of three towers over 2-levels of parking. A fire access road will be constructed along the south and east sides of the office building. The project will construct an exposed surface parking lot over a portion of the parking garage. Runoff from the fire access road and the exposed surface runoff will be routed to the site storm water treatment facility prior to discharge to Lake Washington. The project will provide water quality treatment in accordance with the 1992 Washington State Department of Ecology(DOE)Stormwater Management Manual for the Puget Sound Basin. Due to site constraints,a wet vault will be used to treat water from paved areas subject to vehicular use. The 1990 King County Surface Water Manual will be used for all other surface water issues such as conveyance design. EXISTING DRAINAGE AND SITE CONDITIONS The office building site is located entirely within the Lake Washington Drainage Basin. The entire site is flat,with an elevation within 2 to 3 feet of the Lake Washington water level. The majority of the site is currently occupied by the existing Puget Sound Energy (PSE)Shuffleton Steam Plant (vacant). The remainder of the site is occupied by various supporting buildings,drive aisles and stockpile areas. Surface runoff from the site currently sheet flows to various catch basins located around the site. A series of 8-inch and 12-inch conveyance pipes convey the runoff to the existing intake and discharge tunnels. The existing tunnels are hydraulically connected to Lake Washington. COUGHLIN PORTER LUNDEEN 1 Southport Office Building -I I • DOWNSTREAM ANALYSIS The office building project drains entirely to Lake Washington via 8-inch and 12-inch conveyance pipes as well as via the existing tunnel system. The proposed drainage system will have negligible effects on the natural drainage paths of the runoff. It is not anticipated that the proposed development will have a negative impact to the existing downstream conditions. UPSTREAM ANALYSIS Surface runoff from the Puget Sound Energy parcel to the south of the site currently is collected and conveyed in a catch basin and pipe system. This system then connects with the existing - ' storm drainage system on the Office Building site and eventually gravity discharges to Lake Washington. PROPOSED DRAINAGE SYSTEM DESCRIPTION Two distinct storm drainage systems will be utilized for the site drainage system. Surface runoff g Y g Y from the pollution generating surface's(pgs's)will be collected and conveyed in the"dirty" storm water system. Surface runoff from the rooftop and pedestrian plaza areas will be collected and conveyed to the"clean" storm water system. As part of the Office Building project,a bypass _ storm system will be constructed to convey upstream runoff from the Puget Sound Energy Parcel to Lake Washington. The storm water drainage system for the office building will utilize a combination of gravity and pump systems Surface runoff from the exposed parking areas,roadways,and walkways will be collected by catch basins and conveyed to the site storm water runoff treatment facility. An existing underground vault will be utilized as a wet vault for the site storm water treatment facility. Runoff from the"dirty" system will be routed through a flow splitter such that only the water quality flows are discharged to the wet vault. Flows exceeding the water quality storm event will bypass the wet vault and gravity discharge to Lake Washington. Surface runoff generated from the rooftops and pedestrian plaza areas will be conveyed via roof II , downspouts into the conveyance system. Upstream runoff from the Puget Sound Energy parcel will be collect in catch basins and routed to ' a storm drainage pump system. The pump system will include a storage vault sized in accordance with the King County Surface Water Design Manual. Offsite runoff will be pumped via a force main system that will discharge directly to Lake Washington. STORMWATER SYSTEM DESIGN This section will address the requirements set forth by the Core and Special Requirements listed in Chapter 1 of the 1990 King County Surface Water Design Manual(KCSWDM). COUGHLIN PORTER LUNDEEN 2 Southport Office Building The peak flows for the associated hydraulic design will been determined by using the Santa Barbara Urban Hydrograph(SBUH) Method with Type 1A rainfall.The proposed drainage system will be designed to convey the 25-yr/24-hr design storm event for piped conveyance. The proposed water quality treatment system will be designed for 64% of the 2-yr/24-hr storm event in accordance with DOE guidelines. Core Requirements 1. Discharge at the Natural Location (1.2.1)-Storm water will continue to discharge into Lake Washington. 2. Off-Site Analysis (1.2.2)-The off-site analysis Sections this report will elaborate on both the upstream and downstream off-site basins. 3. Runoff Control (1.2.3)- A. Peak Rate Runoff Control:Storm water runoff from the site discharges directly into a designated receiving water(Lake Washington) and is therefore not required to provide peak rate runoff control. B. Biofiltration: This project will not provide a bioswale due to site constraints. Instead,a wet vault designed in accordance with DOE criteria is proposed to address the water quality requirements for impervious areas subject to vehicular traffic. 4. Conveyance Facilities (1.2.4)-This project will be designed in accordance with City of Renton Surface Water Design Manual Criteria. The system will be designed to convey the 25 year-24 hour event with 0.5 feet of free board and the 100 year-24 hour event without overtopping roadways. 5. Erosion/Sedimentation Control Plan (1.2.5)-This project will install a series of temporary erosion and sediment control BMPs (Best Management Practices)related to specific conditions on the site. 6. Maintenance and Operation (1.2.6)-The proposed storm drainage system will be owned, operated,and maintained by the owner. 7. Bonds and Liability(1.2.7)-The owner and contractor will obtain all necessary permits prior to the beginning of construction. - Special Requirements 1. Critical Drainage Areas (1.3.1)-There are no critical drainage areas located on-site. 2. Compliance with an Existing Master Drainage Plan (1.3.2)-There are no master drainage plans covering the project site. COUGHLIN PORTER LUNDEEN 3 Southport Office Building 3. Conditions Requiring a Master Drainage Plan (1.3.3)-The project does not require a master 9 % 8 q drainage plan. 4. Adopted Basin or Community Plans (1.3.4)-Currently,no community plan governs the site. 5. Special Water Quality Controls (1.3.5)-A wet vault will be used to provide water quality treatment for area subject to vehicular traffic. 6. Coalescing Plate Oil/Water Separators (1.3.6)-The increased area subject to vehicular traffic in this area is less than 5 acres. Therefore,a coalescing plate oil/water separator will not be provided. 7. Closed Depressions (1.3.7)-Wetlands and buffers within the drainage basin are beyond the limits of clearing and grading,and will not be impacted by the project site. 8. Use of Lakes,Wetlands or Closed Depressions for Peak Rate Runoff Control (1.3.8)-There will be no use of lakes,wetlands,or closed depressions for peak rate runoff control except as allowed by the direct discharge exemption. 9. Delineation of 100-Year Floodplain (1.3.9)-The project is not located within a designated floodplain. 10. Flood Protection Facilities for Class 1 and 2 Streams (1.3.10)-There are no existing or proposed flood protection facilities for Class 1 or 2 streams within the project. 11. Geotechnical Analysis and Report(1.3.11)-The project does not propose to use a pond or infiltration system,or modify existing flood protection facilities. Therefore,a geotechnical analysis and report addressing the effects of groundwater interception and infiltration is not required. 12. Soil Analysis and Report(1.3.12)-See Geotechnical Analysis submitted separately as part of this level II site plan submittal. Sensitive Areas Ordinance Requirements The project is not within or adjacent to any sensitive areas. Refer to the King County Sensitive Areas Folio Maps located in Appendix C. Site Soils The onsite soils are classified as Urban type soils. This effectively indicates that the site has not been mapped by the soil conservation service and a greater emphasis will be placed on the geotechnical report and its recommendations. COUGHLIN PORTER LUNDEEN 4 Southport Office Building • Conveyance Analysis The storm water conveyance system will meet the City of Renton's drainage requirements and will be analyzed assuming uniform flow conditions. The proposed conveyance system will be sized for up to the 100-yr 24-hr design,storm event. Erosion Control All temporary erosion and sedimentation control requirements shall be in compliance with the City of Renton and the Department of Ecology Best Management Practices. (BMP's). Best Management Practices are defined as physical, structural and/or managerial practices that when used singly or in combination, prevent or reduce pollution of storm water runoff caused by construction activities. The Temporary Erosion and Sedimentation Control plan for the proposed site has been designed to protect off-site properties as well as minimize the quantity of sediment laden water from entering the public storm system. The Southport Site has installed a large temporary sedimentation pond in compliance with the Department of Ecology BMP's. Construction runoff from the Office Building Project will be routed to this pond. The clearing and grading limits are clearly indicated on the drawings. The proposed site shall be an open excavation type construction. The site shall utilise a temporary construction exit. The temporary construction exit will help to minimize the quantity of sediment that is carried away from the site via construction vehicles. Catch basin protection will be used on existing and future catch basins to reduce sediment-laden water from entering the existing storm conveyance system during construction. Site runoff will be conveyed through interceptor swales. Interceptor swales shall be located near the toe of excavations to convey runoff to the temporary sediment pond. Building excavation cuts shall be limited per the Geotechnical Report recommendations to reduce potential slides and minimize local soil erosion. Plastic sheeting and sandbags will be implemented to reduce erosion of exposed soils on open cut excavation. All construction debris will promptly be removed from the site to minimize demolition and construction impacts on the site. The contractor shall implement additional BMP's as required and/or recommended by the City of Bellevue inspector or other agencies as required during construction to prevent demolition and construction debris, waste, material, fuel, oil, lubricants, and other fluids from entering the public right-of-way and the existing storm conveyance system. COUGHLIN PORTER LUNDEEN 5 Southport Office Building Summary The Southport project is a multi-phased project that includes two residential buildings, a hotel , office building and supporting site infra-structure. Storm water management for the entire site will be designed in accordance with City of Renton requirements. The site will discharge runoff directly to Lake Washington. Runoff control is not required for the project site. An existing underground vault will be utilised as a wet vault to provide runoff treatment for the pollution generating surfaces. The Office building project will connect to the site storm drainage system that consists of both a "clean" and "dirty" system. The "dirty" system will be routed to the site runoff treatment facility while the "clean" system will discharge directly to Lake Washington. Upstream runoff from the Puget Sound Energy Parcel will be collected and bypass the Southport site drainage system with a direct connection to Lake Washington. The proposed system will result in an economical and efficient system that conforms to the City of Renton design requirements. Prepared by: Jeff Peterson,PE 1 i COUGHLIN PORTER LUNDEEN 6 Southport Office Building f tf FILE ID: 812454 • • TO: FOSTER PEPPER & SHEFELMAN, PLLC Q������ 1111 THIRD AVENUE, SUITE 3400 �4�AC0,�.(O ,� 51 SEATTLE, WA 98101-0000 • ® �ti ,r ATTN: MICHAEL D. KUNTZ • ® REF/ESC: LOT 4 SOUTHPORT SP '?' • • THANK YOU FOR CHOOSING FIRST AMERICAN TITLE r 1:- I�' \l FOSTER PEPPE ', SH.EFELMAN PL . C Form WA-5 (6/76) I , c mmItment Face Page • I • I J. • • COMMITMENT FOR TITLE INSURANCE • • ISSUED BY • First American Title Insurance Company FIRST AMERICAN TITLE INSURANCE COMPANY, herein called the Company, for valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule.A, upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A and B and to the Conditions and Stipulations hereof. ' This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy • or•policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent indorsement. • • This Commitment is preliminary to the issuance of such policy or policies of title-insurance and all liability and obli- gations hereunder shall cease and terminate six (6) months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. This Commitment shall not be valid or binding until countersigned by an authorized officer or agent. • IN WITNESS WHEREOF, the'Company has caused this Commitment to be signed and sealed, to become valid when countersigned by an authorized officer or agent of the Company, all in accordance with its By-Laws. This Commitment is effective as of the date shown in Schedule A as"Effective Date." • I ' • • 011.E INs4Ni ...... �P . First American Title Insurance Company • • Q • � c• no BY SEPTEMBER 24, 1968 ATTEST SECRETARY • 4. c4L F 0 RIO" =+ COUNTERSIGNED wce2O.' BY GFF • II . I . �•� AMER, ♦� f• F1rstAmerican Title Insurance Company 2101 FOURTH AVENUE, SUITE 712, SEATTLE, WA 98121 NATIONAL/COMMERCIAL DIVISION TITLE UNIT - Cl FAX NO. (206) 615-3000 MIKE COOPER COMMERCIAL TITLE OFFICER (206) 728-7229 ORDER NO. 812454-C1 YOUR NO. LOT 4 SOUTHPORT SP SOUTHPORT LLC TO: SECO DEVELOPMENT INC. 10843 NORTHEAST 8TH STREET SUITE 200 ATTN: LISA COLLINS SECOND REPORT SCHEDULE A • 1. EFFECTIVE DATE: JULY 13, 2000 AT 7:30 A.M. 2. PROPOSED INSURED: TO BE DETERMINED 3. POLICY/POLICIES TO BE ISSUED: AMOUNT PREMIUM TAX SHORT TERM RATE WITH PRIOR TITLE DISCOUNT OWNER'S EXTENDED 1970/84 AMENDED POLICY TO BE ISSUED OWNERS EXTENDED COVERAGE IN THE AMOUNT OF THE PURCHASE PRICE MORIGAGEE'S EXT COVERAGE IN THE AMOUNT OF THE LOAN EASEMENT COVERAGE $ 40.00 $ 3.44 4. THE ESTATE OR INTEREST IN THE LAND DESCRIBED ON PAGE 2 HEREIN IS FEE SIMPLE ESTATE AS TO PARCEL A AND AN EASEMENT INTEREST ONLY AS TO PARCEL B AND TITLE THERETO IS AT THE EFFECTIVE DATE HEREOF VESTED IN: SOUTHPORT LLC, A WASHINGTON LIMITED LIABILITY COMPANY 5. THE LAND REFERRED TO IN THIS COMMITMENT IS DESCRIBED IN LEGAL DESCRIPTION ATTACHED HERETO. • Page 1 • LEGAL DESCRIPTION ORDER NO. 812454-C1 PARCEL A: LOT 4 OF CITY OF RENTON SHORT PLAT NO. LUA-99-134-SHPL, ACCORDING TO SHORT PLAT RECORDED JANUARY 31, 2000 UNDER RECORDING NO. 20000131900006, IN KING COUNTY, WASHINGTON. PARCEL B: EASEMENTS FOR INGRESS, EGRESS AND RAILROAD CROSSINGS AS ESTABLISHED IN RECORDING NOS. 6201855, 6317510, 9902019014 AND 20000131900006. • Page 2 • SCHEDULE B - SECTION 1 REQUIREMENTS THE FOLLOWING ARE THE REQUIREMENTS TO BE COMPLIED WITH: ITEM. (A) PAYMENT TO OR FOR THE ACCOUNT OF THE GRANTORS OR MORTGAGORS OF THE FULL CONSIDERATION FOR THE ESTATE OR INTEREST TO BE INSURED. ITEM (B) PROPER INSTRUMENT(S) CREATING THE ESTATE OR INTEREST TO BE INSURED MUST BE EXECUTED AND DULY FILED FOR RECORD. SCHEDULE B - SECTION 2 GENERAL EXCEPTIONS THE POLICY OR POLICIES TO BE ISSUED WILL CONTAIN EXCEPTIONS TO THE FOLLOWING UNLESS THE SAME ARE DISPOSED OF TO THE SATISFACTION OF THE COMPANY. THESE EXCEPTIONS WILL BE ELIMINATED ON ANY FORTHCOMING EAGLE PROTECTION POLICIES ISSUED.• A. DELETED B. DELETED C. DELETED D. DELETED E. DELETED F. DELETED G. DELETED H. DELETED • • Page 3 • I SCHEDULE B - SECTION 2 CONT. ORDER NO. 812454-C1 SPECIAL EXCEPTIONS • 1. LIEN OF THE REAL ESTATE EXCISE SALES TAX AND SURCHARGE UPON ANY SALE OF SAID PREMISES, IF UNPAID. AS OF THE DATE HEREIN, THE EXCISE TAX RATE FOR CITY OF RENTON IS 1.78%. LEVY CODE: 2100 2. GENERAL TAXES ON OPERATING PROPERTY OF PUGET SOUND ENERGY: YEAR: 2000 • AMOUNT BILLED: $73,552.63 AMOUNT PAID: $36,776.32 AMOUNT DUE: $36,776.31 OPERATING PROPERTY TAX ACCOUNT NO.: 972500-0762-03 REAL PROPERTY TAX ACCOUNT NO.: 082305-9216-01 (INCLUDES OTHER PROPERTY) I , 3. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: SOUTHPORT, LLC TRUSTEE: FIRST AMERICAN TITLE INSURANCE COMPANY, A CALIFORNIA CORPORATION BENEFICIARY: PUGET WESTERN, INC. AMOUNT: $5,325,000.00 DATED: NOVEMBER 19, 1999 RECORDED: NOVEMBER 19, 1999 RECORDING NO.: 19991119001406 (INCLUDES OTHER PROPERTY) 4. MECHANICS LIEN. CLAIMANT: COASTAL TANK CLEANING, INC. AGAINST: OLYMPUS ENVIRONMENTAL AMOUNT: $10,086.00 FOR: LABOR AND/OR MATERIALS AND/OR EQUIPMENT DATE WORK COMMENCED: FEBRUARY 1, 1999 DATE WORK CEASED: JUNE 3, 1999 RECORDED: NOVEMBER 23, 1999 RECORDING NO.: 19991123001763 5. TERMS, CONDITIONS, PROVISIONS AND STIPULATIONS OF THE OPERATING AGREEMENT OF SOUTHPORT LLC, A WASHINGTON LIMITED LIABILITY COMPANY, A WASHINGTON LIMITED LIABILITY COMPANY. ACCORDING TO SAID AGREEMENT DATED MARCH 1, 1999, SECO DEVELOPMENT INC., A WASHINGTON CORPORATION IS/ARE THE MANAGER(S) THEREOF. ANY AMENDMENTS TO SAID AGREEMENT MUST BE SUBMITTED. ANY CONVEYANCE OR ENCUMBRANCE OF THE PROPERTY MUST BE EXECUTED BY SAID MANAGER(S), AS PROVIDED FOR THEREIN, SUBJECT TO SAID AMENDMENTS, IF ANY. • 6. ACCORDING TO THE APPLICATION FOR TITLE INSURANCE, TITLE IS TO VEST IN PERSONS NOT YET REVEALED AND WHEN SO VESTED WILL THEN BE SUBJECT TO MATTERS DISCLOSED BY A SEARCH OF THE RECORDS AGAINST THEIR NAMES. Page 4 II SCHEDULE B - SECTION 2 CONT. ORDER NO. 812454-C1 • 7. DELETED • 8. DELETED 9. DELETED 10. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN, IN DOCUMENT: RECORDED: MARCH 14, 1968 RECORDING NO.: 6317510 IN FAVOR OF: CITY OF RENTON, A MUNICIPAL CORPORATION FOR: RIGHT OF WAY FOR ROADWAY AND RELATED UTILITY PURPOSES AFFECTS: REFER TO SAID INSTRUMENT FOR EXACT LOCATION ON PARCEL B 11. - EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN, IN DOCUMENT: RECORDED: JULY 26, 1984 RECORDING NO.: 8407260401 IN FAVOR OF: CITY OF RENTON, A MUNICIPAL CORPORATION FOR: MAINTENANCE, TESTING AND INSPECTION OF A FIRE MAIN WITH THE NECESSARY APPURTENANCES AFFECTS: REFER TO SAID INSTRUMENT FOR THE EXACT LOCATION ON PARCEL B 12. DELETED 13. DELETED 14. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: FEBRUARY 26, 1999 RECORDING NO.: 9902264178 IN FAVOR OF: PUGET SOUND ENERGY, INC. FOR: INGRESS, EGRESS, GAS AND ELECTRIC LINES, UTILITIES AND MAINTENANCE AFFECTS: A PORTION OF PARCEL B 15. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: FEBRUARY 1, 1999 RECORDING NO.: 9902019014 FOR: INGRESS, EGRESS AND UTILITIES AFFECTS: PORTION OF PARCEL B • Page 5 • • • SCHEDULE B - SECTION 2 CONT. ORDER NO. 812454-C1 16. COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS AND/OR EXCEPTIONS CONTAINED IN INSTRUMENT; BUT DELETING ANY COVENANT, CONDITION OR RESTRICTION INDICATING A PREFERENCE, LIMITATION OR DISCRIMINATION BASED ON RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILY STATUS, OR NATIONAL ORIGIN TO THE EXTENT SUCH COVENANTS, CONDITIONS OR RESTRICTIONS VIOLATE 42 USC 3604(C): RECORDED: FEBRUARY 26, 1999 RECORDING NO.(S): 9902264177 17. RESTRICTIONS, CONDITIONS, DEDICATIONS, NOTES, EASEMENTS AND PROVISIONS CONTAINED AND/OR DELINEATED ON THE FACE OF THE SHORT PLAT RECORDED UNDER KING COUNTY RECORDING NO. 20000131900006. 18. DELETED NOTE #1: ALL MATTERS HAVE BEEN CLEARED FOR EXTENDED OWNER/PURCHASER COVERAGE POLICY. INFORMATIONAL NOTES: EFFECTIVE JANUARY 1, 1997, AND PURSUANT TO AMENDMENT OF WASHINGTON STATE STATUTES RELATING TO STANDARDIZATION OF RECORDED DOCUMENTS, THE FOLLOWING FORMAT AND CONTENT REQUIREMENTS MUST BE MET. FAILURE TO COMPLY MAY RESULT IN REJECTION OF THE DOCUMENT BY THE-RECORDER. ANY SKETCH ATTACHED HERETO IS DONE SO AS A COURTESY ONLY AND IS NOT PART OF ANY TITLE COMMITMENT OR POLICY. IT IS FURNISHED SOLELY FOR THE PURPOSE OF ASSISTING IN LOCATING THE PREMISES AND FIRST AMERICAN EXPRESSLY DISCLAIMS ANY LIABILITY WHICH MAY RESULT FROM RELIANCE MADE UPON IT. • 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. LOT 4, SP LUA-99-134-SHPL, REC. 20000131900006. TAX PARCEL NUMBER(S): 082305-9216-01 A FEE WILL BE CHARGED UPON THE CANCELLATION OF THIS COMMITMENT PURSUANT TO THE WASHINGTON STATE INSURANCE CODE AND THE FILED RATE SCHEDULE OF THE COMPANY. END OF SCHEDULE B Page 6 • NOTICE tU.,. 2-ys I SUBDIVISION LLB A- 9 '? —1 7, q This Sketch is furnished as a courtesy only by First American RCDG NO./VOL & PG.2410OJ 131 — ci&k-t,G Title Insurance Company and it is NOT a part of any title QTR _ SECS TWNSHP L3 RNG$ eammitrean or policy of titleinsurance. N g This sketch is furnished solely far the purpose of assisting in �� �I.:r� locating the premises and does not purport to show all highways, w T t:roads,or easements affecting the property. No reliance shouldbe placed upon this sketch for the location or dimensions of the property and no liability is assumed for the correctness thereof. J t • • •�.� ` • n.•me i&CMC.lean sal w.a•• 1•• Ma.arnme man sum 1 la.g•aI al Mar ' YILR1 a.r1•.•.a.OIIY I' e$ i I r ' Min Innate q. • nay .� Goa ..•�... `I� •.•�;;V" -� mama OM a .'�'' f. ...al..•a. �,�PS , .r"le �� 5 PETAL i... 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Mr NV WIMann r:r• K.o a maw a - •nun.a•••an a a•.R Pala Bwean.r.a ` ran• t FOCI_na - ; ` • % 0 •.• e eFa o• u worn ti Ra. cr•u..al • 2.00.%Jal0r0n • eat a era.is a ban w. - I Qan DOOM a.Do.F•••••= VW.aw�TT Mi naliT w AM.MOR.a....•-.T..aiinn, ICI 4•.a lS M 'LOT•R. MICE..®alai..a at Caar•Imwos S. Ma.•u.. I14221 MO MauUT. • I • Inn 1 6 aa+aaa w••learn can as an r..•.w Caw®mars/ma.•a NT a M.a rorrn•a Oar• .rR1T•T Mot Snag aa•arilna r m.•nraCcon pG SECO DEVELOPMENT �F • SOUTHPORT SHORT RIXTd eaa CO4•rer! • or...al Oawra•. i ' rM • C1rsW.T 3•aa *yd •�� WAN r.loo' STREIT•Oaalf.TA MA / a rT..Of TRACT I.URR wa11a•Oa L TO Lay• a.....Allv.•ia••alla II.I/S 0o Tn•Rif.V•.Of SIC.I.T.27• _ ar. .0 u mam a Scan a Of RWC/n T .Aiwa COU.•Ty.w•NwaTO. 3R H WI in.LW slow awa WSK ROAD a HITDIING$.INC. La. •«r.0 e.a.ara•OM• l"'I .PT TOTAL a4T••Ri•.•ran•Crni M Itaav1.Fn1 a LM•O.Ur,•'OR• r..,.•. MOO...a1 awl L 120.I a2a-41•• J Corn;ei M.otaflf /-24-0 coLNC L Form No. 1755 Commitment,Conditions and Stipulations • • • COMMITMENT • Conditions and Stipulations 1. The term "mortgage," when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of any defect, lien,encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing,the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company • .is prejudiced by failure to so disclose such knowledge. If the proposed. Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter,the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate of interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the•l nsuring provisions, exclusion from coverage, and the Conditions and Stipulations.of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. Any claim of loss or damage, whether or not based on negligence, and which arises out of the status of the title to the estate or interest or the lien of the insured mortgage covered hereby or any action asserting such claim, shall be restricted to the provisions and conditions and stipulations of this Commitment. % \ � IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIHIHIIIIIIINIIIIHINIIIIIUIIIIIIIIIIHIIHIIIIIIIIIIIIIIIIIIIHIHNHIIIIIIIUIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIHIIIIIIIIIHIIII1H1111 J, AN IPr ID 0 s A M E R Al E re",,,,,,e1-4000000009,10/00ssi„"°,00. --74---_-Atio1/4 ' ''..N.:,-;. • = ‘\,\ ./ .--1 .L,==:,--- ifilie. •••7711 - 11 v ..46....... 3 E First American Title Insurance Company 9 P. i 1 poi .��,. 0471 IIIIIIIIUIIIIIIIIIIIIIIIIIIIIIIII11111111111111111111111111111111111111U11111111111111IIIIHIII111HIUIII11111111111111IIIIIIHIHHIIIIIIIH1111U11111111UIIIIIIIIIIIII HIHHHHHIHHHHIHHHHIHI11HHIHHHIHHHHHHIIIIIHHI II I Milk . . . . ,. / ' . . ORIGINA• 1. . ....., -• . . ..,we . . `__. OPTION AGREEMENT This!Option Agreement is made as of June 14, 2000,(the"Execution ate") by and between SOUTHPORT,LLC, a Washington limited liability company ("O 'onor"), and WRIGHT RUNSTAD ASSOCIATES LIMITED PARTNERSHIP, a Was gton limited partnership;and its assignee as permitted under Section S(b)below (jointly ' d severally "Optionee":or"Buyer"). WITNESSETH WHEREAS, Optionor is the owner of certain undeveloped real pr known as and numbered 1101 Lake Washington Boulevard North,Renton, Washington, ore fully described in Exhibit A hereto,including all improvements,easements,and all of Option a right,title and interest in all privileges,licenses,development rights,air rights,mineral rights, •ts,approvals and inintanto.L.lights appurtenant thereto (the"Property")which is part of a 1 ger development owned by Optionor referred to herein as "Southport"; and WHEREAS,Optionor desires to grant to Optionee, and Optionee d sires to obtain,the exclusive option to purchase the Property, on the terms and conditions set nth herein; NOW,THEREFORE, in consideration of the mutual promises, coy ants and conditions contained herein,the parties hereto agree as follows: e� 1. ., Grant of Option. Optionor grants Optionee an option to purchase the Property for a price of Thirteen Million Dollars (S13,000,000) on the terms set forth hei' in("Option"),which Option shall commence upon deposit by Optionee of the sum of Two • '•n Dollars ($2,000,000) on or before June 14, 2000,with First American Title Ins • , e Company (Regional Commercial Division),2101 Fourth Avenue,Suite 712, Seattle, A 98121 ("Title Company",and"Escrow Agent") as consideration for this Option, and shal be applicable to the purchase price if the Option is exercised. The Option shall expire June 14,2001,subject to extension as provided below. Exercise of this option shall be by written n' 'ce of exercise after, and only after,November 20,2000,but on,or before the expiration of this 9 ption. Notice of exercise shall be provided by Optionee to Optionor as provided in Section :(a),below. Optionee shall ha,i.`:.a.G i ight to extend the term of this Option for up to twelve(12) 4 ditional one(1) month periods,by providing notice of such extension to Optionor on or be ore the then expiration:date of this Option, together with payment to Optionor of S64,1.6.67 for each month's extension (each,an"Extension Fee"), Extension Fees shall be no,refundable when paid, and not applicable to the purchase price if the Option is exercised. e Extension Fee for the month in which Closing occurs shall be prorated based upon the act : Closing Date. 2. Option Consideration Escrow. Upon execution of this A ement,the parties hereto shall deposit art executed counterpart of this Agreement with the Ti le Company, and this instrument shall serve as the instructions to the Title Company as the escr w holder for this escrow, and for consummation of the purchase and sale in the event of ex 'vise of the Option. `f The Two Million Dollars ($2,000,000) deposited by Optionee with the Es row Agent shall be sal®104.1% now paion10/060200/06114/00/3:40 PM 1 , 2'd >i33f115 '8 13dd1:1 Wd17@:2T 00, ET lflf held therein in an interest bearing account(with all interest for the account of Optionee)under the following terms and conditions: (a) that on or before June 30,2000,there be prepared and agreed by the parties hereto the following exhibits to this Agreement which, immediately upon agreement by the parties, shall be appended hereto as the following exhibits,with a view toward integrating development of and ascertaining rights, duties, obligations and benefits of those parcels, including the Property,owned by Optionor and referred to hereinafter as "Southport": (i) Exhibit B. . An agreement(with easements and/or provisions for the operation of a system of parking permits)with respect to the allocation and costs of parking among those parcels, including the Property, constituting Southport. • (ii) Exhibit C. An agreement between the parties hereto with respect to demolition of the steam plant building and its contents, and the use and/or removal of the same and the demolition of a smaller building adjacent thereto, and the removal of same. (iii) . Exhibit D. Covenants, conditions and restrictions, and such cross- easements as it may be necessary or appropriate for Southport. (iv) Exhibit H. An agreement between the parties with respect to remediation described in Paragraph 4,below. (v) Exhibit F. Such.agreements as may be necessary or appropriate between the parties with respect to the staging and shared costs of development of the infrastructure of Southport, including construction of roads,utilities,temporary sedimentation ponds and waterfront amenities constituting part of Southport • (vi) Exhibit G. An agreement concerning matters relating to the height and aesthetics of the hotel, as the same may be developed, on a nearby parcel of Southport. (b) that on or before June 30,2000,Optionee shall have satisfied itself as to all due diligence matters with respect to the Property, including the development potential,the status of permitting,environmental matters,title matters and such other matters as Optionee may determine in its sole discretion. • (c) From the deposit made into this escrow,shall be an amount calculated, held • pursuant, and released to Optionor,under the terms set forth in Section 4 below. (d) If all of the foregoing exhibits have been timely prepared and timely agreed upon,and if Optionee shall have timely satisfied itself as to the due diligence matters with respect to the Property, the funds in'this escrow, less any amount required to be held pursuant to Section ,below,shall be released to Optionor. If these conditions have not been timely met, this Option shall then and thereupon terminate, and all funds in this escrow, less only charges incurred by the Escrow Agent, shall be released to Optionee. aecehoption1OIo6o2ooro6Ita10 13:40 PM 2 • 3. Inspection by Optionee. Optionee shall during the term of the Option, and if exercised, to the date of Closing hereunder,have (a) access to the Property to investigate its condition,as to all of which activities, Optionee agrees to defend(with counsel reasonably satisfactory to Optionor), indemnify and hold harmless Optionor for all acts.or omissions by or on behalf of Optionee, its officers, directors,members, consultants, and contractors,and all employees and agents of the foregoing,provided, such indemnity and hold harmless shall not extend to claims which arise out of Optionor's negligence or the discovery and reporting as required by law of any hazardous or environmental condition of the Property (provided that any such environmental reports shall be simultaneously provided to Optionor in the manner provided for notice herein); and (b) access to Optionor's and Optionor's consultants'reports relating to the condition of and easements and privileges, licenses,permits, approvals and intangible rights appurtenant to the Property (which, to the extent not placed of record by or on behalf of Optionor, shall be treated as confidential and until Closing shall remain the property of Optionor). Optionee understands that its right to rely upon materials furnished by Optionor's consultants is subject toithe consent of the respective consultant,whose materials are provided solely,to disclose the extent of Optionor's knowledge with respect to the Property, and for no other purpose. The confidentiality of such reports shall not prohibit Optionee's disclosure of such reports to Optionee's consultants, agents,representatives,lenders.and prospective equity participants who shall,however,be similarly bound,or necessary disclosure to governmental and permitting agencies for the sole purpose of Optionee's development of the Property. Optionor will cooperate in good faith with Optionee to obtain the consent of Optionor's consultants to Optionee's ability to rely upon such reports,provided no expense or liability to Optionor is thereby incurred. Optionor represents and warrants to Optionee that Optionor has no actual knowledge of inaccurate information in such reports, except to the extent of inconsistency, if any,between or among such reports,it being understood that one or more such reports may be preliminary in nature. Optionor shall have a continuing obligation to make available to Optionee reports relating to the Property obtained by Optionor or Optionor's consultants,including reports which may be obtained or commissioned after the date of the Option or after the date the Option is exercised, subject to the caveat concerning Optionee's reliance thereon set forth in the antepenultimate paragraph, above, of this Section 3. 4. As Is Sale. It is understood that other than as provided with respect to-title set forth herein and the express representations and warranties set forth herein,if the Option is exercised, the Property is sold"as is" and with all faults, in its present condition,provided, however,that Optionor shall at its own expense remediate by removing five cubic yards, more or less, of petroleum-contaminated soil in a narrow band along the easterly footing of the existing power plant, and obtain an unrestricted "No Further Action" letter from the Washington State Department of Ecology regarding the environmental condition of the Property, the costs of which remediation shall be estimated by agreement between the parties the amount which, doubled, shall be withheld from the sum released to Optionor pursuant to Section 2(d), above, 30113104.C6 secslhOplionl0/060200/06/I4/00/3:40 PM 3 and released to Optionor upon issuance of the unrestricted"No Further Action" letter, all as provided by the agreement to be attached hereto as Exhibit B. 5. Representations and Warranties. ' (a) By Optionor: Subject to all matters with respect to which Optionee obtains actual knowledge before the Closing,including,without limitation,matters discovered by Optionee or matters disclosed to Optionee by Optionor or by any other person(all such matters are referred to herein as the "Exception Matters"),Optionor represents and warrants to Optionee that:. (i) This Agreement and all documents executed by Optionor which are to be delivered to Optionee at Closing(A) are if they now exist, and at the time of Closing will be duly authorized, executed and delivered by Optionor, (B) are if they now exist,and at the time of Closing will be legal,valid and binding obligations of Optionor, and(C) do.not and at the time of Closing will not violate any provision of any agreement or judicial order to which Optionor is a party or to which Optionor or the Property is subject. (ii) Optionor has not received written notice from any applicable governmental authority and to the best of Optionor's knowledge the Property is not in violation of any laws, ordinances or regulations of any applicable governmental authority having jurisdiction thereover or control thereof, other than as disclosed in writing to Optionee prior to the date of this Agreement. (iii) Except as disclosed in writing to Optionee prior to execution of the Option,Optionor has not received written notice from any applicable governmental authority and to the best of Optionor's knowledge,there is no pending or threatened special assessments or condemnation actions with respect to the Property except as disclosed in the Title Commitment. (iv) There is no litigation,process of which has been served upon Optionor, and to the best of Optionor's knowledge,there is no litigation filed against Optionor, that arises out of the ownership of the Property or that would adversely affect the current use or operation of the Property or the ability of Optionor to perform its obligations under this Agreement. (v) Optionor has not caused or permitted the Property during its period of ownership to be used to generate, manufacture,produce or process hazardous substances. Except for the petroleum contaminated soil to be remediaced by Opti.nor as provided in Section 4(b) and asbestos within the existing steam plant building to be demolished by Optionee as provided in Exhibit C, to the best of Optionor's knowledge there are no hazardous substances on the Property or migrating from other property onto the Property. in addition,to the best of Optionor's knowledge,there are no underground tanks on the Property (other than.as disclosed to Optionee). For purposes hereof,hazardous substances shall mean asbestos,petroleum and petroleum derivatives and products, and any substance,chemical,waste or other material which 501 u 104A6 secshOptbnl0/060200/06/14/00/3:40 PM 4 J VL 1J UV 11•UL111 1 1-11 I LL IA vl_I_I 1♦ is listed, defined or otherwise identified as "hazardous" or"toxic"under Federal, state or local laws or ordinances. (vi) Optionor has complied with all obligations imposed on Optionor or the Property under all current title exceptions.and under the permits, approvals, authorizations and agreements to which Optionor or the Property are subject or relate to Southport. (b) No Liabilityfor Exc tion Matters. Optionor shall have no liability whatsoever to Optionee with respect to any Exception Matter known to Optionee prior to Closing. If Optionee obtains knowledge of any Exception Matters not caused or occurring by or through Optionee before the Closing, Optionee shall consummate the acquisition of the Property subject thereto if Optionee determines to proceed with the purchase of the Property, or Optionee may terminate this Agreement and receive a refund of all option payments and Extension Fees if the Exception Matter would materially adversely affect Optionee's operation of the Property, schedule for development of the Property or the value of the Property. Notwithstanding the foregoing,Optionee shall advise Optionor in writing of any Exception Matter of which Optionee becomes aware, and Optionor shall have a period of thirty (30) days after such notice,at its sole discretion,to cure or remove such Exception Matter to the reasonable satisfaction of Optionee.) Of the Any refund of the option payment and Extension Fees shall be due within ninety effect such cure, ore expiration of such 30-day cure period, if Optionor unsuccessfully attempts within ninety(90) days of written notice of the Exception Matter if Optionor does not attempt to effect a cure. Upon any such termination of this Agreement,neither party shall have any further rights or obligations hereunder except as provided herein with respect to obligations which by the terms hereof expressly survive termination of this Agreement. c ionor's Knowledge. Optionee expressly understands and agrees that the phrase"to the best of Optionor's knowledge" as used in Section 5(a)means the actual knowledge of Rex Allen, Development Manager of Seco Development,Inc., and Michael Christ,president of Seco Development,Inc.without any independent investigation having been made beyond those materials made available to Optionee pursuant to Section 3, above. (d) By Optionee: Optionee represents and warrants to Optionor that: (i) This Option, as executed, and the resulting agreement for purchase and sale ifthis Option is exercised, and all documents executed by Optionee which are to be delivered to Seller at Closing (A) are if they now exist and at the time of Closing will be, duly authorized, executed and delivered by Optionee; and(B) do not and at the time of Closing will not violate ally provision or judicial order to which Optionee is a party or to which Optionee is subj cct. (ii) Optionee has not received written noticeany applicable from governmental authority and Optionee has no knowledge that the Property is in violation of any laws, ordinances or regulations of any applicable governmental authority having jurisdiction thereon or control thereof, other than as disclosed in writing (A)by Optionor to Optionee pursuant to this Agreement or prior to the date of this Agreement; or(B) concurrently with notifying Optionor-of an Exception Matter. wno ia.oa' 5 secshOplfon]a06o200/06/14/00r3:40 PM • (iii) Optionee has neither caused,nor through it permitted, any breach or violation of any obligation imposed on Optionor or the Property under all current title exceptions and under the permits, approvals, authorizations and agreements of which Optionee has knowledge and to which Optionor, Optionee, or the Property are subject or relate to Southport. (e) Survival of Representations and Warranties. All representations and warranties of Optionor contained in this Agreement or in any document, instrument, deed or other writing pursuant hereto, shall survive exercise of the Option,Closing, and any termination of this Agreement. 6. Agreement of Purchase and Sale if Option is Exercised. (reference,to"Seller" - shall mean Optionor after exercise of the Option, and reference to"Buyer" shall mean Optionee after exercise of Option) (a) Conditions of Title. At the Closing,Seller shall convey title to the Property to Buyer by good and sufficient statutory warranty deed(herein the"Deed") subject to no exceptions other than: (i) Non-delinquent liens for local real estate taxes and assessments; (ii) - Any exceptions disclosed by the Title Commitment,the public records or other documents delivered to Buyer pursuant to Section 3 above, and any other exceptions to title which would be disclosed by an inspection and/or survey of the Property, whether or not one is obtained; (iii) The terms and conditions of a certain Nonopposition Agreement dated September 27, 1999, among Optionor's predecessor,The Boeing Company, and the City of Renton; (iv) Terms and conditions of the plat of Southport including C administrative design review conditions and restrictions imposed by the City of Renton; and (v) Such standard exceptions as may be incorporated in the Title Policy hereinafter defined. All of the foregoing exceptions shall be referred to collectively as the"Conditions of Title." Seller agrees to cooperate with Buyer to seek removal of any exceptions to the Title Commitment that Buyer finds objectionable. Seller shall cause at Seller's sole expense, all mortgages, deeds of trust and monetary liens arising other than under or,through Buyer to be fully satisfied,released and discharged of record on or prior to Closing, and such mortgages,deeds of trust and monetary liens shall not be included in the Conditions of Title. sot ma.oe • secshOptlonl0/060200/06/14/00/3:40 PM 6 At Closing, Seller agrees to provide whatever indemnities or affidavits the Title —/ Company may require to permit the Title Company to remove the standard preprinted exceptions for mechanics' liens,tenants and parties in possession other than matters arising under or through Buyer. (b) Evidence of Title. Delivery of title in accordance with the foregoing shall be evidenced by the willingness of the Title Company to issue, at Closing,its extended coverage Owner's American Land Title Association Policy of Title Insurance(1970 form) in the amount of the Purchase Price showing title to the Property vested in Buyer, subject to the Conditions of Title and providing affirmative coverage for all appurtenant easements subject,with respect to access across a railroad right-of-way,to the terms and conditions of the certain Railroad Crossing Agreement by which Southport has access to public roads (the"Title Policy"), however,Buyer shall be responsible for any updates to the surveys provided by Seller if required by Title Company to obtain the removal of the survey exception(which shall be subject to any encroachments resulting from(i) existing buildings or improvements not then required to be removed pursuant to any exhibit hereto,or(ii) any infrastructure construction of which is in process or is completed, and in either case provided for in any exhibit hereto or easement agreed to become effective after the date of such survey or update). (c) Agreements Affecting the Property. Seller shall not enter into any new lease or other agreement, option or purchase and sale agreement affecting the Property but may terminate any existing lease or other agreement affecting the Property,without first obtaining Buyer's approval. If Buyer so requests timely and in writing, Seller will cause any existing tenancy at the Property to be terminated and the Property vacated by the tenant(s)prior to Closing. Notwithstanding the foregoing, Sellermay sell the condenser tubes in the existing steam plant,provided such condenser tubes are removed prior to the date Optionee commences demolition of such steam plant. Optionee will use good faith efforts to advise Optionor at least five(5) days in advance of the date upon which demolition is to commence. (d) No Earnest Money. There shall be no "earnest money", and in the event of Buyer's default after June 30, 2000 in the absence of default or breach by Seller, the option consideration shall be deemed fully earned irrespective of whether the Buyer does or does not exercise the Option, or does or does not close after exercising the same and as Seller's sole and exclusive remedy, except in the case of breach by Buyer under Section 3(b) and/or 7(b) hereof which shall remain in effect notwithstanding Buyer's breach or default otherwise hereunder, and further provided that if retention by Seller of the option consideration is, as a matter of law, unavailable to Seller, Seller shall have all remedial and enforcement rights at law and in equity. (e) Closing and Escrow. (i) Supplemental Escrow Instructions. Seller and Buyer agree to execute such reasonable additional 'and supplementary escrow instructions as may be appropriate to enable the Title Company to comply with the terms of this Agreement; provided,however, that in the event of any conflict between the provisions of this Agreement and any supplementary escrow instructions, the terms of this Agreement shall control. sot a iw.oe secsbOptionl0/060200/06/14100/3:40 PM 7 / • • (ii) Closing. The Closing hereunder shall be held and delivery of all items to be made at the Closing under the terms of this Agreement shall be made at the offices of the Title Company sixty (60) days following exercise of the Option, or such earlier date as Buyer and Seller may mutually agree(the "Closing Date"). (iii) Deposit of Documents. (A) At or before the Closing,Seller shall deposit into escrow with the Title Company the following items: • (i)the duly executed and acknowledged Deed conveying the Property to Buyer subject to the Conditions of Title; (ii) the duly executed assignment of such rights,privileges, licenses, and other intangible property appertaining to that Property as may effectively transfer to Buyer those intangible rights constituting Property; (iii) an affidavit pursuant to Section 1445(b)(2) of the United States Internal Revenue Code of 1986, as amended(the "Federal Code") and on which Buyer is entitled to rely,that Seller is not a"foreign person"within the meaning of Section 1445(f)(3) of the Federal Code. (iv) such easements,covenants,restrictions and other agreements as have been mutually approved by Buyer and Seller to implement the arrangements set forth in Exhibit B through Exhibit G attached hereto. (B) . At or before Closing,Buyer shall deposit into escrow the funds necessary to close this transaction. • (iv) Prorations. (A) Rents, if Buyer permits any leases to exist as of Closing,to the extent actually collected by Seller on or before the Closing Date; real property taxes and assessments;water,sewer and utility charges; annual permits and/or inspection fees (calculated on the basis of the period covered); and any other expenses normal to the operation and maintenance of the Property by Seller shall all be prorated as of the date.the Deed is recorded, on the basis of a 365-day year. Any rents collected after the Closing by Buyer shall be applied first to all unpaid rent for periods on and after the Closing Date,with any excess rent thereafter paid to Seller, provided,however,that Seller reserves its right to sue a tenant under its Lease for damages suffered by Seller as a result of such tenant's failure to pay any rents to Seller which were payable prior to the Closing Date so long as such a suit does not seek a termination of such tenant's Lease. The amount of any security deposits received by Seller and not applied against tenant's obligations under tenant Leases shall be credited against the Purchase Price. The Purchase Price shall be increased by the amount of any utility deposits paid by Seller with respect to the Property. Seller and Buyer hereby agree to determine the aforesaid prorations on or before the date that is three(3)business days before the Closing Date; provided that if any of 5015310105 seeshOptionl 0/060200/06/14/00/3:40 PM 8 • • J UL 1,0 CJCJ 11•CJ'it-ll'l rlrr LL a VLULI.f\ - the aforesaid prorations cannot be calculated accurately as of the date that is three (3)business days prior to the Closing Date,then the same shall be calculated as soon as reasonably practicable after the Closing Date and either party owing the other party a sum of money based on such subsequent proration(s) shall promptly pay said sum to the other party. (B) Any transfer taxes shall be paid by Seller. Escrow fees and recording charges and any other expenses of the escrow for the sale shall be prorated between Buyer and Seller in accordance with customary practice as determined by the Title Company. The premium for the Title Policy,to the extent of Owners Standard Coverage, shall be paid by Seller; all excess above that amount applicable to additional or extended coverage or endorsements, shall be paid by Buyer. 7. Actions. Actions to be taken by the parties during the teen of this Agreement: _ (a) By Optionor. During the term of this Agreement, Optionor covenants and agrees'to: (i) maintain and operate the Property free from waste and neglect,and in accordance with the requirements of applicable law, and to perform all of Optionor's obligations under the Conditions of Title and any other permit, agreement or undertaking applicable to the Property; ' (ii)keep Optionee fully apprised of the development and permitting issues associated with all other property within Southport,including any permit conditions or restrictions proposed to be imposed on any other property within Southport which in Optionee's reasonable opinion could have an adverse impact on Southport or which could become an issue in Optionee's efforts to secure permits for Optionee's intended development at the Southport; and(iii) cooperate with ,---N Optionee and Optionee's efforts to obtain permits and approvals which shall include,.without limitation,joining in any permit or approval applications if reasonably requested by Optionee and supporting at public hearings (and not directly or indirectly contesting) Optionee's proposed development at the Property. (b) By Optionee. During the term of this Agreement,Optionee shall have the right to seek permits and approvals for Optionee's intended development of the Property, provided that no such application or approval resulting therefrom shall have an adverse impact on the remainder.of Southport or become an issue in Optionor's or its successors' efforts to secure.permits for Optionor's intended development at Southport. Optionee covenants and agrees not to contest, directly or indirectly, Optionor's proposed development of the remaining portions of Southport(provided any hotel development is consistent with the provisions of Exhibit G). During the term of this Option, Optionee shall also have the right at Optionee's election to demolish the existing steam plant building and otherwise prepare the surface of the Property for potential development, as provided pursuant to Exhibit C. 8. Miscellaneous. (a) Notice. Any notice whether of exercise or otherwise,pursuant to this option shall be in writing and may be personally delivered, sent via facsimile or mailed. A copy of each notice shall be sent to the Escrow Agent,but the failure of the Escrow Agent to receive such notice shall not cause notice to be ineffective. if mailed,notice shall be sent by regular �' United States Mail, postage prepaid, and shall be deemed to be received on the third business 301I)1o4.ac seesbOption10/06O2O0/U6/14/04/3:40 PA'i 9 J UL 1.3 qCJ 11•CP-1ru I rir i L_L or oLLJLW.rS day following the date of mailing. If faxed,notice shall be sent by facsimile and shall if ' transmitted on a business day,be deemed to be received upon confirmation of transmission, otherwise notices shall be deemed to be received on the first bus following, dayr to following such other fax ate of confirmation of transmission. Notices shall be sent to theg noticefax ber or address as either party may hereafter designate in writing to the other by similarly given: To Optionor: Southport,LLC 10843 NE 8th Street, Suite 200 Bellevue,WA 98004 Phone No.: (425) 688-3085 Fax No.: (425) 637-1922 Attn: Michael P. Christ With a copy to: Appel &GLueck,P.C. 1218 Third Avenue, Suite 2500 Seattle,WA 98101 Phone No.: (206) 625-0650 Fax No.: (206) 625-1807 Attn: William N.Appel To Optionee: Wright Runstad Associates Limited Partnership 1191 Second Avenue, Suite 2000 Seattle,WA 98101 • ' • Phone No.: (206)447-9000 Fax No.: (206)223-8791 Attn: H. Jon Runstad and Jon Nordby'(jointly) With a copy to: Foster, Pepper& Shefelman PLLC 1111 Third Avenue, Suite 3400 Seattle, WA 98101-3299 . Phone No.: (206)447-8959 Fax No.: (206)447-9700 Attn: Michael D. Kuntz (b) Assignment. Optionee may assign any right or delegate any of its duties hereunder only to a new entity which Optionee or its principals shall manage or own an interest, without the prior written consent of Optionor. The permitted assignee shall be entitled to the benefit of and be bound to this agreement,but the assignor shall not be released as a result of such assignment. Otherwise,no other assignment shall be permitted without the prior written approval of Optionor. (c) Entire Agreement. Except as expressly provided herein,this Agreemenhwith the attachments hereto shall constitute the entire agreement of the parties, and shall not be subject to modification in any manner except in writing signed by both parties subsequent to the date of this Agreement. 5GIUId.o6 6ccshOptioni0/060200/06/14/00/3:40 PM 10 (d) Condemnation. If all or any portion of the Property (including any easement area) is threatened with condemnation, or condemned subsequent to the date hereof, but prior to Closing and Optionee determines in good faith that such condemnation will materially affect Optionee's development plans, Optionee may notify Optionor that it intends to abandon this option, and whereupon Optionee, if not otherwise in default under an agreement with Optionor hereunder, shall be entitled to the return of the consideration for this option (including any Extension Fees). As an alternative and in such event of damage, threat or condemnation, Optionee may exercise this option whereupon Optionor shall assign to Optionee at closing the insurance or condemnation proceeds, or if Optionor has received the same, deliver the same at closing. Optionee understands that access between Southport and a public road will be optimized by a process that will involve a conveyance by Optionor of a portion of Southport other than the Property to a governmental entity; this conveyance and any agreement for it shall not be subject to this subparagraph 8(d)provided all access rights to the Property are fully preserved. (e) Condition of Delivery and Execution; Return of Materials. This Option shall be valid, effective and enforceable only if executed(including delivery)by the parties hereto on or before 5:00 p.m. June 14,2000,but if this shall not occur, the Option, notwithstanding its execution by either party and delivery to the other,shall be null, void, and of no force and effect. If the Option is not exercised, or if, after exercise of the Option, the Buyer fails to perform its obligations under this Agreement, or if this Agreement is terminated for any reason other than Optionor's/Seller's breach or default hereunder, (i) all materials furnished by or through Optionor/Seller,whether pursuant to Section 3(b)hereof or otherwise, and all copies thereof, shall be promptly returned to Optionor/Seller, and(as between Opt onor/Seller on the one hand, and Optionee/Buyer or its successors or assigns on the other)be the property of Optionor/Seller-, and(ii) Optionee/Buyer shall provide to Optionor/Seller all due diligence materials,plans and other materials (other than proprietary financial information) obtained by • Optionee/Buyer with respect to the Property,but without representation or warranty as to the accuracy or sufficiency thereof._ (f) Brokers. Optionor has engaged the services of Chris Reid of Colliers Macaulay Nicholls International, d/b/a CMN, Inc. and will pay that broker under the terms and conditions of the separate agreement, and accordingly, Optionor agrees to defend, indemnify and hold Optionee harmless from and against all claims by or through that broker. Except as set forth in the'preceding sentence, each party hereto warrants and represents to the other than it has not engaged the services of,nor listed or registered the Property, or its purchase thereof with any real estate agent or broker. (g) Construction; Enforcement_ This agreement has been reviewed by counsel for the parties hereto and shall not be construed against the drafter,but shall be construed in accordance with the law of the State of Washington. In the event of a breach of any covenant or obligation set forth herein, the successful party shall be entitled to award of its reasonable attorneys' fees, in addition to costs of suit, at trial and appellate levels, and venue shall be laid in King County,Washington. SOIU1w.05 scrshOptionl0/060200/06114/00/3:40 PM 11 (h) Memorandum. At any time on or after July 1,2000, and provided that this Option has not terminated in accordance with Section 3 above, Optionor agrees to execute and Optionee may record a memorandum of this Option in the real property records of King County, Washington, in the form attached hereto as Exhibit H. (i) Remedies. In the event of an uncured default by Optionor, Optionee may pursue any and all remedies provided by law or in equity, including specific performance. (j) Attorneys' Fees. In the event either party brings an action or other . proceeding against the other party to enforce or interpret any of the terms or conditions hereof, the prevailing party in such action or proceeding shall be paid all costs and attorneys' fees by the other party in such amounts as shall be set by the court at trial and on appeal. (k) Like Kind Exchange. Notwithstanding anything in this Agreement to the contrary,Buyer and Seller hereby acknowledge that Seller may desire to effectuate a tax- deferred exchange (also known as a"1031" exchange) (the "Exchange")in connection with the sale of all or a portion of the Property. Buyer hereby agrees to cooperate with Seller in connection with the Exchange contemplated by Seller,provided that (i) All documents executed in connection with the Exchange(the "Exchange Documents") shall recognize that Buyer is acting solely as an accommodating party to the Exchange,shall have no liability with respect thereto,and is making no representation or warranty that the transactions qualify as a tax-free exchange under Section 1031 of the Internal Revenue Code or any applicable state or local laws and shall have no liability whatsoever if any such transactions fail to so qualify. (ii) The Exchange shall not result in Buyer incurring any additional costs or.liabilities (and Seller shall pay all additional costs and expenses to the extent that such are • • incurred). (iii) In no event shall Buyer be obligated to acquire any property or • • otherwise be obligated to take title, or appear in the records of title,to any property in connection with the Exchange, other than the Property. (iv) In no event shall SelIer's consummation of the Exchange constitute a condition precedent to Seller's obligations under this Agreement, and the Seller's failure or inability to consummate the Exchange shall not be deemed to excuse or release Seller from its obligations under this Agreement. Buyer further agrees that, in connection with the foregoing, and subject in all • respects to the foregoing provisions, (A) the Property may be conveyed to Buyer by Seller pursuant to more than one deed and(B) Buyer shall consent to Seller's assigning all or a portion of its rights under this Agreement, to an exchange intermediary solely for the purpose of consummating the Exchange. In no event shall any such assignment release Seller of its obligations under this Agreement, including,without limitation, its indemnity obligations .sotmlw,m • secshOpt ion 10/060200/06/14/00/3:40 PM , 12 . JUL 1J UU 11•u'oriru rirrLL. a vi_uL_�.r\ + in anymanner any of Seller's representations,warranties or covenants set thereunder, or affect - . forth in this Agreement 9. Guaran of Performance. Michael P. Christ and Seco Development, Optionall execute this Agreement for the sole purpose of jointly and severally guaranteeingig accordance donor/Se11er shall refund to OptioneelBuY er its successors and assigns,that OP Extension Fees) 5(b) above all option consideration(including with the provisions of Paragraph the , paid under this Agreement in the event of an occurrence whichhh under whic termsof thiseBuyer may onee/Buyer to such refund,less such Agreement entitle Opti be responsible in the case of any whole or partial failure of Optionee/Buyer to perform hereunder or in case it shall have caused such breach or default. SOUTHPORT,LLC, a Washington limited OPTIONOR liability company 1 By: • / , . Christ a1ne: Mi Title: Member WRIGHT RUNSTAD ASSOCted�ED Op'I'IONEE. • PARTNERSHIP,a Washington ,�, partnership , "' • By: Wright Runstad&Company, a Washington corporation,its general partner --..-� By: 1 - Name: i. Jon nunstad Title: an chael .C who executes solely for the purpose of being bound to Paragraph 9 of the foregoing Agreement SECO DEVELOPMENT,INC.,a Washington Corporation By - lts " 1.:- se of being Which executes solely for the purpose Bound to Paragraph 9 of the foregoing .. Agreement . solnia.os 13 seeshOpt3on101060200ro6/14/0013:40 PM , Exhibits: Exhibit A - Description of the Property Exhibit B - Parking Agreement and Easements Exhibit C - Demolition Agreement Exhibit D - Covenants, Conditions and Restrictions Exhibit E - Remediation Agreement Exhibit F - Site Development Agreement Exhibit G - Hotel Restrictive Covenant Exhibit H - Form of Memoranda • • • ,uI$3Ia.a aecsbOptioal0/060200106/14/00/3:40 PM 14 /JUL 13 'U4'J 11;0bHr1 HM-LL 2Sc bLULLK EXHD3IT A TO OPTION AGREEMENT Description of the Property. PARCEL A; • LOT 4 OF CITY OF RENTON SHORT PLAT NO. LUA-99-134--SHL,ACCORDING TO SHORT PLAT RECORDED JANUARY 31,2000 UNDER RECORDING NO. 20000131900006,IN KING COUNTY,WASHINGTON. PARCEL 13: NONEXCLUSIVE EASEMENTS FOR INGRESS, EGRESS AND RAILROAD CROSSINGS AS ESTABLISHED IN RECORDING NOS. 6201855,6317510, 9902019014 AND 20000131900006. • • 5e1131011A6 EXHIBIT A 5ecabOpIbn06/060200/06/14/00/3:40 PM • • • it . _s_ 11 L t . y... w.ix�D [ 19� be- THIS 1�elflilRE. meda this day of herein called a Washinit corpora • tweea 0 ". SOUK ram � C ssmnieipal co ration, herein called •• "Grantor", and T� CITT OF aura, • "Grantee", WITNESSiTN: paid, That is consideration of the sum of One Dollar ($1.00) in hand P stYata•ladpd, and the perforrance by Grantee of the -� grants eato Grantee, owithout recent of ahem Lt hereby r selntod rant e, without• I war anty any kind. asrt fhttof way for roadw k�s a ri.iht oL vay for roadway ;,. County of King, • warranty of any described land situated in , over and across and t C1�'ovtig • State of Washington, wit: . Comnenncing ac the Northeast corner of Goer:mend Lot 1, NING Township 23 North, Range 5 East. Willamette �w C TM 0�R P, Section 8, " West along the North Meridian; thence North 88°51 OS �'. ' a .' the distance of 960.01 feet to 0 • O 1 ma 'n line of said Section 8, Plant `. '/ti:�� ' the property; corner of the on thee�urving westerly dG// �7 ®E(, o '/. VSO��'• property; said curnrr bring 6m boundary of the Northern Pacific Railway right of way of radius 1,388. feet from whence the centhr bears ������' North V.°38's5" West; thence continuing Nor 88°51'05" West 56.32 feet; thence South 14°23'31" Eust • 102.34 feet to a point on said westerly boundary of • Northern Pacific Railway right of way, said point being on a curve of radius 1,388.68 feet fromst; new Northeasterly whence the _ - along bears North boundary an arc length of 102.78 - feeng said cuesng feet more or less to the point of beginning. This casement Ls granted on the following terms and conditions: good and workmanit�t: manner.- !. Said roadway and related utilities shall he constructed end main- t•in.•d at the sole expense of the Grantee and in a g from all loss or 2. Crantre agrees to save and hold Grantor harmlessGrantor damage which May be due co Om exercise byGrantee of tde he right hereifygranted t',n and from all claims fur such damage by Op/ �t11/ i..r all such loss, damage and claims. `2, '' /t: S. Grantor reserves the right to use said land foroawnrntrp ses / in any,w,y, and to grant rights in said land to others, th and Grantee hereby assumes ally risk f may the right hereinggrantedl to G or,in''iry to persons or to and which loss or damage, including damageGrantor's use of said land any of its equipment suffered by ° . whether resultingsa roan injury he due to the negligent•• of equlpe.nne thereon, said damage or Ln3 Y Granter, its servants ur agents. or otherwise, t The rights hereby granted shall continue and be in furc. until .. such time as the Grant''—.hall p rmanently sl l cease°n atdthe use of determine..said roadway, at which lime all right ����.ny f�wtmEss 't4HEXE:OE', Lists Instrument has been exe_uced by the parties • le rat M'ten.aee,d'^• u,d vane I lr.I .,how• vrltten. �,�y • •t1 i• PUGE'f SOUND EWER 6 Loner • \.. p '1 R1lteroR • • s),.-h GRANTEE • ' __ S°Cretary - e .?`[-' t ITY t'I.EuK c.v.—AN-my �_ EXCPP ION--ado. l 0 �P 6 * . .• x• w737 . . - '' 84,07/26 N0401 8 •.' . _ • FIRE MAIN EASEMENT RECD F 5.00 CASHSL ++**3.00 • " : � � iY This indenture .made this a?J day of _-� • _- U between PUGET SOUND POWER is LIGHT COMPANY, a ngton ,�' 1 : corporation ("Grantor" herein), and CITY OF RENTON, a Municipal corporation ("Grantee" Herein)' WITNESSETH: That in consideration of Ten Dollars ($10.00) and other good . and valuable consideration, in hand paid, receipt of which is hereby acknowledged, and performance by Grantee of the covenants - hereinafter set forth, Grantor hereby grants 'unto Grantee an • , . easement for the purpose of maintenance, testing and inspection• - = of a fire main with the necessary appurtenances ("Facility" IRON( across and under the following property, situated in King Washington: ' See legal description attached as Exhibit "A" B t OI�ISIOM OF . . - RE►: .NkC ELECTIONS . 1. Said Facility is an underground pipe; it shall considr" of single line of pipe not over 10 inches inside diameter, 3 fire ' hydrants and other appurtenances thereto. • 8 2. Grantee agrees to save and hold Grantor harmless from • • • 11 all loss or damage which may be due to the exercise by Grantee • . . of the right herein granted and from all claims for such damage • by whomsoever made and to indemnify Grantor for all such loss, . damage and claims, except damage caused by Grantor. • • 3. Grantor reserves the right to use said land for its own ' • purposes in any way and to grant rights•in said land to others, not inconsistent with the right herein granted to Grantee, subject . • • to the following: • • . A. No storage or buildings are allowed within the area • ; described in Exhibit "A"; . B. no power lines can be buried parallel to and within five • (5) feet of the centerline of the Facility; and • ' . any other utilities that are buried parallel to and within` five (5) feet of the centerline of said Facility that ' - . • �' ; are damaged during Grantee's routine maintenance, testing • 1 and inspection of said Facility shall be repaired or - replaced at the Grantor's expense. Grantor agrees to • o save and hold Grantee harmless from all loss or damage • to said other utilities which may occur as a result of • ♦• ' . ;.•, Grantee performing such routine maintenance, testing • - r-' and inspection of said Facility. Prior to any digginj • . . co performed by Grantee within the area described in Exhibit . '' _ v "A", Grantee shall notify and cooperate with Grantor in - the coordination of its activities with those of Grantor - •5 to minimize conflicts, insu- -e protection to each party's • a• facilities, prevent hazardo a conditions, or minimize . • interruption of Grantor's o, 'rations. + + : . !, f `. . . ..,f 4• The right, hereby granted shall cease and terminate whenever Grantee shall have'permanently abandoned the use of said Facility. ;;�,:. : 1- • 5. Grantee, its successors or assigns, shall have the right, '•"```'^ -"'--'. upon a minimum o: one (1) business day's prior notice, at such .- ., •-• times as may be necessary to enter upon said above described . property for the purpose of routine Maintenance, testing and 'i'.'':•:'=_rC• I inspection of said Facility, provided, that such maintenance, •• • 1 . .i: testing and '.nspection of said Facility shall be accomplished in � °• such a manner that disturbance to the e"+sting private improvements • • " , ,' and private property shall be minimiz • �:` , Notwithstanding the foregoing, in the event of any emergency , _ ' s • 'equiring immediate access to the Facility by the Gran-tee, Grantee itf `CR '; ...,.•'.��. ••{ may take such action upon such notice to Grantor as is reasonable v ,94 under the circumstances. �� • • • FIRE MAIN •EASEMENT •. . PUGET BOUND POWER k LIGHT COMPANY, Grantor CITY OP RENTON, Grantee . • In the event said improvements or property are disturbed, they will be replaced in as good a condition as they were immediately before the property was entered upon by the Grantee. • 8. Grantor reserves the right to relocate said Facility, • provided said relocation conforms to the Grantee's Fire Protection • and Utilities Department requirements. • ' 7. Grantee shall not block or impair access to Grantor's .. remaining property at any time, of which said Facility is a portion, or interrupt Grantor's business. • . 8. This easement shall be a covenant running with the land . - . • and shall be binding on the successors, heirs, and assigns of both - parties hereto. • Ml Accepted by: PUGET SOUND POWER & LIGHT COMPANY • • CITY OF RENTON • By ossJ.4 ' ,,nQOC4), By: •,e_� : Director Real Estate Its Mayor Attest: • • • City Clerk • • • ' , • - ,S.... 4...r •' _ • •t STATE OF WASHINCTON ) �o`�. COUNTY OF r S.S. • • r , • On this t0 day of ta 198yt:st3 before me, the undersigned, Wm. E. Arthur '+ to me'mown to be the Director Real Estate of PUCE SOUND POWER Si LIGHT COMPANY.the corporation that executed the foregoing instrument.and acknowledged the aid instrument to be the free and voluntary • act •and deed of said corporation.for the uses and purposes therein mention d,and on oath stated that he is authorized to "" execute the said instrument a .J. WITNESS my hand and official seal hereto affixed the day and year first above written. ' • :7-.••'•Y' eto, Notary Public in a for the State of •'�'-'•. .• f' i •l Washington.residing at • en• •� . .• _ r W. �. .. • • - EXHIBIT "A" A strip of land 15 feet in width having 7.5 feet of such width • on each side of the following described centerline: - Commencing at the Meander corner on the North line of the North- {• i west quarter of Section 8, Township 23 North Range 5 East, 1 N.M., in the City of Renton, sing County, Washington; thence 4North 88°50'12" west along an extension of said North line ' • ` of said Northwest quarter of Section 8, a distance of 813.99 f feet to the True Point of Beginning; thence South 43°08'08" '�� East, a distance of 10.22 feet to a point hereinafter designated • Point "A"; thence continuing South 43°08'08" East a distance • of 219.33 feet to a point hereinafter designated Point"B"; thence continuing South 43°08'08" East, a distance of 39.84 • feet; thence South 20°38'10" East, a distance of 252.80 feet; - . � thence South 43°08'08" East a distance of 52.83 feet to a point hereinafter designated Point "C"; thence continuing South t V 43°08'08" East, a distance of 257.56 feet to the terminus of �+ • er the centerline. LESS that portion of said described easement .• . Q lying within the 100 foot right of way of the Burlington Northern • u,: $' • g Railroad. 4 O t• • 0 TOGETHER WITH a strip of land 15 feet in width having 7.5 feet . , : .. of such width on each side of the following described centerline: Beginning at Point "A" as mentioned in the above description; - • • / thence South 46°51'52" west, a distance of 17.25 feet to the i terminus of the centerline. AND TOGETHER WITH a strip of land "! 15 feet in width having 7.5 feet of such width on each side of the following described centerline: Beginning at Point • "B" as mentioned in the above description; thence South 46°51'52" 'C • West, a distance of 39.84 feet to the terminus of the centerline. AND TOGETHER WITH a strip of land 15 feet in ' idth having 7.5 } feet of such width on each side of the following described , centerline: Beginning at Point "C" as mentioned in the above ''i description; thence South 46°51'52" West, a distance of 363.90 ' I)/feet-, thence South 43°08'08" East, a distance of 18.52 feet to the terminus of the centerline. •f ,. 4. • • 0 • ` • . .. .e _ . • .1 • . . . . . r. r • ;,3;ri T _ -i¢,, 4 sn g g , 25 gyp.} :NI i Z a J ~:11 i 1� _ b a Ig 14t y !Itlz n311XV1 illg1!11 ii $41 , 1 $ = Otau. i{ 1 6 u. $ 15:111 life t . Yb 1, ol . , e_i ` g J 1 I11 ��� 0 it , valsil -1 11 G is Yxq= : y k t' I 11111 -i 1 • il 11 it • ° 1 01%11 1;11 "0 11/15 2.9 • I{ �� Ds1si1l� � Ro i. �; 1�� aat � 119.X �16i;��� ' 1VIVI_Rq �C III I :l s i t ; �! - 11.1i . � il 71 1 1X !opt! 1 2f- t7i: Mho!, V ts sibialo z� o�g � 1�aBr 15a �,3 5 e� a e ezt i 113 s b i vi % • Xs e'1X !! -1d tt11�, a QL2L qa il i`@4Xa•WIhOul 1 as ill VI, Ill 1 sieiii.lig o� V 4:=114•i I" b. GS29 . 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III 111,111 1110 .6n °ds l 11.0 1!0% Y Ill a a n 1, 1•�� @ f !! 1 q a S 1 q11 ���!■ l�nQ III g S4 S a�, $� @ S e e v^, Y 9tit ki1 � �� tEE it X-ie pe iii{4 1 1 1 t it a14e 251 �a� 7 t 1 i 115 sla Xa �9 s 0i,B1 544129 1; i1p11e514il1•S X1 1!1 n e 1 11111nsi. 1 0� 1 1l 11411 41!1 �� K yq g °° 4 X 1 iiii X { a gg i S. !! y �' � �' n 3 �4 'i Y 5 � _ p i s ° � i a ' gv ern {� _ a a. 7 t a- aY @ g D 51p @n�2 y S 1 1 3a 1 /0-1 1 a Ig X 7 111ei7 n1i��1e4-i141p14 = 3 -nY' Yaas 11 < la �� $?1�1� 1 n{- 4 <n 1 a ! �'�• t o ailo A 1p Q q i{ �� e `� ,001 01 o n 1 and i 11 li finis g1 i; a =29�1111.5i b- -_.� 1111112111111§111111111M1Riffrus i ei *il �ia $4ii °4; s��g $ 51 1 • ,r ir:•.•.- NORTHWEST 1/4, SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, CIL KING COUNTY, WASHINGTON •-et. \ 141 CITY OF RENfON FILE No. LW-9I76_ LA L30' o ADDI lures MU LW SCALE W FEEI untoImmo am T l ) >• rr-M - - - ,ice// 126.6011 WI. 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Y LOT LINE REVISION ' M FAMOUS OK VI • M `1 ' "`"""'"110C1O"°` `� ,., 1••;..'• ' . &mail PUGET SOUND ENERGY 11wIR5 L001 X[1soX,a N$(o p• • ,t.101•/• , 1-a31 j , 1111.195 .w.nosto icer nun 10•1051 0(ufM Mal •� I MAbl•SR / . 6•.•fAar �_� " AT 111 1 •'a.maln Of M41s.a rams % I.•/l r.. �� SHUFFLETON COMPLEX ' I rrl M l0, - ' , j/ , 1. Qi ' 111Lyt • ,nMOEN •1' 1 r 1c t •V FUCK%.Flearoar UK 0-,, .r• ► Dec w1•f rCGAII[A'%CL/Ti1CA •o Kva�cowtl = lam 09.A. / i`'d" 1°a�+ .— �.1........ J --�_1L out r lu•Kq r ryl�i •1M5(D L01 U[ LID l0I Li ((�. / r�'"r"r r a+�w•,..•.ym•nt K '`l `f • i0u1.W U511[M1 iron NAM.160193 1 27 / _-• + OU••101 — _ _ — U511[XI IOI I 11.- /- .� sn yr.1L• • • me • • ma • FILED FOR RECORD ATTIE REQUEST OF: Puget Sound Energy,Inc. P.O.Boa 97034 OBC-I IN Bellevue,WA 93009-9734 • EASEMENT 1ST -a GRANTOR: Puget Westaet,be. (Q'fo- GRANTEE: Puget Sand Energy.Inc. LEGAL DESCRIPTION: SW' of Section 5,Township 23 North,Range 5 Fad.W.M. NW Ye of Section S,Towmhip 23 Noah,Range 5 East,W.M. FULL LEGAL DESCRIPTION ON PAGE: 4 ASSESSORS PROPERTY TAX PARCEL:002305-9055,002305-917S,0$'1305-9191 colt For and in Co aideraion of Tan Dollen($10.0C)sod other vslable oomidaatiwo,the roaipt Gd and eitelidemcy of which is haaby admowiedged,Paget Wedeln,Inc.,a Wdrbrgtoa cosporatioa ("Gmaor"hsrda),hereby convoys and waoats to PUGET SOUND ENERGY.INC.,a Waehbtgten meporetion Magee"Immin),for the pompoms hetesd a set forth,a perpetual---.t over,under, along across and Through the following dumbed Pal pnrpe ty(the 7topaty"heroin)in ring County, 17) Waddagton. A.(law and Electric Lines.An Easement over,under,aloes across and through that main real properly more paniaslady described on Exhibit A("Easement Ara"),for the wpm described in Section 1.1. 3 B.Amcor rod Memearnae Road.An easement over,under,along across and through that chain teal property more pa:datatty desaibed on Exhibit A,firths purposes described in Section 1.2.Said Access ad Meiaoaace Road shall be appattsnant to that ordain rod ptoptty more pertiailarty described on Exhibit B. The Esouraet Area is sometimes refereed to baeinder as the"Property". 1.Purposes.Subject to the Mots ad conditions of this Easstnent Gimue ill have the right to • me the Property for the following purposes: 1.1 Cu and Rieetrie Lima.The construction,operation,maimmenee,rspur, 'spiaeamest,improvement,removal.enlargement aid use roe or sae Utility gams for the purposes of ttaountsdon,dstribtdon ad isle of ps aid elocmicity.Such vans s may Include, • but are not limited to: 3 a.(hothead t eilWsa Pdas.tows®ad odor Nowt mows with aoearms,braces,guys ad archon;decide tnmadaetoi and dialtlbrtion lion:fiber • optic able and alas Mess,cabin aid tltdWes for aamaicutloa;tumeformen,street R.� R t ,� "l airs -1• - E-1• - . Eit_l., ! i I .0.. V i VON TAX NOT FE:QUTAE) Pk.a Amu moo _.Ae. .-di 0 • • • ow • • • as • . .- a lights,meters,fixtures,attachments ad my ad ail other faalities or appurteosw -:- momay or convenient to any and all of the foregoing;and b.Underground facilities.Coeduite,time,cables,vans,switches and hmefoamew fix electricity,pipes,pipelines,mains,laterals condrks,regulators ad feeders for gas.fiber optic:table and other Has,=bass end halitia for aommtmics ions: semi-buried at ground mooted facilities rod pads.manacles,metes,fixtures, attachmosas rod my aid'Rather facilities or apporteoman nommery or convenient to ray rod all of the fbregoiog. Following the initial cc. auction of all ore potion of its systems,Gorse may,from time to time, eaotted ash additird baths as it may requite for sigh systems. 1.2 Acme sad Mahstenome Road.The wostructioa,apaation,mdnteasoece,repair, replaoesent mpeovemeat,removal,eaisrgsseat ad me of s Ames and Maiateoanee Mad to amble the Groom to macho its rights hereunder,Gemotes email commoner Grantor foray damage to the Property cased by the exercise of such right at acmes by Gamic The Gs and Electric Lines,ad the Access aid Mintensioe Rod ere heroin cr sometimes collectively referred to is the Improvements". 2.Property C7earin and Maitsaioe.Grantor shall have the right to on,remove aid dispose of my aid all brush,trees mid other vegetation a the Property,which might interfere.in Grantee's opinion,with Gr>oteds impeovtxneets.Grantee shall ales have the right cocaine'on a armnuing bola sad by my pads,*and raastmble mesas,the establishment aid growth dim*Ma ad ether vegtliae a the Ptroperty,Gray shall be responsible for the meiiseaare of the Improvements 3.Trees Outside the Property.Cicadae shall helve the eight to art,trim,remove aid dispose of snyy trees located onside the Property which could,in Ornstein eels judgment,interfere"rids or acme a est head to Grstee's moors. Grose:AWL prior to the exersi o of such rigid,identify such trees and Ca make a reaaoiahie eioa to give Grantor prior notice that such sees will be on,trimmed,removed or disposed of(except dist Gomm shell have no-obligation to identify such trees or give ersoor such prior notice when there see at,trimmed,removed or otherwise disposed of in respaese to emeigency condido,$).Grams sill be artided to so oompaeastfoi for time as,trassd,removed or disposed of Oh moot for the actual market value of esetchetabie timber Vary)on and removed Ham the Property by Giaatee. ' 4.Granter's Use of the Property.Orator reserves the right to use die Property for my purpose not iscomimea with the rights bases grated,provided that Grimier shall not contract or maintain my I ! buildis&structure et other object os the Property,ad Gaeta dull do ea blasting within 300 bet of Goatee's systems without Grantee's prior wriria carom S.hideosity.Grantee agrees to hidesunifY Orarmr this aid spinet Wbilky incurred by Grantor • as a salt of Greetss's oegligooe in the exercise of the rights herein grated to Goatee,bat nothing • bode shall require Grata to Indemaffy Guntur for that portion of my nth liability attdle table to the negligence of Grantor or the nsgHgence of others. e.Aiasd,ssast The tights hosier gtatad Shill casino wail aid tins as Gamin aims as to use the Property for a period of five(5)eieermeive yeas.In which evert.this canoed dad tetmfaate mid ell rights hereunder,ad ay Imprvrameeb rssaiaieg ea the Pooperty doff mot to erdismiss rAsrr serer. -2- cats!. . . • • • .. MI • a •• become the prepay O'Gara,provided,that no abandeamma shall be deemed to have named by reason of Grentee's film to initially Waal its systems on the Property within ay period dare from the dem haat 7.Seaman mid Assigns.Grannie dun have the right to assign a portion or otherwise transfer ay or all ails rights,benefits.privikges ad interests arising in ad under this euetureut.%bout limiting the puerility of the fongeing,the riga ad obliptions of the partia shall inure to the benefit clad be binding spa their macula=cam ad Dated this At day of 4.4. 1999. GItANTOR Puget Walesa,Inc. BY iltertYP ITS President STATE OF WA.MINt3TON ) ) u COUNTY OF 4 ) On this day palm*gamed below me R.B.Boyd to me lam to be the President of Fact Western,Inc.,the eeepoaaen that executed the foregoing branument,ad admowledged the said ar) isstriamaat to be dm be.ad voluntary act ad dad of said cognation,for the uses and purposre therein mentioncd,ad on oath staled that they were aitherIned to emote the ald instnnara GIVEN under my hind ad°facial sal this .44 day of hA. • ,1999 0011. .1. t 101 .141. 14k.. id:, 3 io$oT Al.1, e Neal .Priblie in and fur the Sae of Wathingion,Raiding Illti;r0) 3 at 7 My ounmarion expiate D . . . „,. 'IMMO% I . 101 Main froassi Wan • , � .. s1 • • me • B OSNIA • THAT PORTION OF GOVERNIIENT LOTS 1 AND 2IN SECTION S.TOWNSHIP 23 NORM RA/4135 5 RAIT,W M.1KTIRE CITY t:W*OHM COUNTY Of ICING.STATE OF WASHINGION.AND ALL THOSE PORTIONS OP TAUS WASH@KTION SHORE LANDS FRONTING THEREOPLALL YORE PARTICULARLY DESC2131ED AS FOLLOWS: COl►O61NCII4GAT'iHENORT EASTCORNER.OFiIDYERNMENTLOT1.SEC'TIONS. 1UWNSHIF 23 NORM RANGE 5 EAST VI_Si,SAID POQIT BEING TIE NORTHWEST CORNER OF THE NORTHEAST QUATCHIR OF SAID SECTION I; THENCE NCE WBRlliILY ALONG THENORTH LINE Cf SA OOVBEDOnaPT LOT 1 AND SUCH LINE PRODUCED 1/E51HRLY 959351laT.TO'GE WEEISLY MARGIN OF BURLINGTON NORTHERN RAILROADCOIWPANY'SRlORf Of WAY(FGEMERLYNORI1I RNPACIFIC RAILWAY COMPANY'S LA105WAAIDFOION LINE)AND THE TRUE POINT OF EECIQINING; THENCE SOUTHERLY ON A CURVE TO THE incr.ON SAID W11i1I1iLY MARGIN OF DURL INCTIIN4 WOMAN RAILROAD COl@ANY'S RiCET OP WAY,TIE RADAJS POQR OF RETCH REARS NORTH 74'3$'01"WEISZ SAID CURVE HAVING A RADIUS OF 13111.611 PEET, 'THROUGH AN INCLUDED ANGLE OF 4'14'26"POR AND ARC LENGTH OF 102.7I FEET (102.76 MET CHORD Dr.); THENCE SOUTH 75'44'311"WEST 240.72 PEET; THENCE NORM 46'51'CO"BAST 232.14 PUT; tTHENCE ARR SOUTH SI'4S'46' EAST 94.33 PM ME PONT Of BIi�iNIN0. "4 CONTAINING 11.257 SQUFEL4TOR 0.4IIA TO THEES c0 Paid II Ka0 C.agerq,partial .i pm dir impeding Mather Cliy allspice Lit 19014.Aillislost soberLUA 9617i, 11� — — I— -4-- • • • NM .. . Exhibit B -. Appurtenant sty Parcels A and C of City of Renton Lot Line Adjustment number LUA 91-176,recorded in King Canty, Washington wider Recording Number 9902019014. 3 • Maio.tamers -!= ov14.81r FILED FOR RECORD ATTHE REQUEST OF: Puget Western,Inc. 19513 Nord Creels Padre/my,Saito 310 Bothell,WA 910114200 am • STATUTORY WARRANTY DEED Gramm:Paget SoeedEnap,Inc. Oraeee(s):lit Wawa,Inc Abbrerined 1,cs1:5 .03,Tr¢23 N.,R 05 EWM Aneoors Ts:Pend Nceebu(a1:OC305'9053,0a]05-9171,002305-9191 3 (� Connor,Paget Sound Fanny,lac.,a Wahingt a corporation(formerly Puget Sound Power&light Company),for and®ocaaideatioe often no1100(S10.00)dollars mid ether good and valuable conglutination,in hard paid,conveys and wino*to PUGET WESTERN,INC,A WASHINGTON CORPORATION,('Grantee')the following described red ensue situated In the County of King.State of Was#urston; Pad B of City of Renton Lot Line Adjuammt number LUA 91-176,totalled in King Cady, : Wahingtoo under Recording Number 9902019014. dSUBJECT TO:Emmons,rewicoo.t,mar Mime,oovaatata sod agro:moat Grano,on behalf of ianK its uncommon and amps,hereby ammo&not to diradly or indbecdy, gi in soy form or in my roamer,oppose,proem inhibit,prevent,or otherwise impairGraotor's exercise of I ay rightgrsnted hereunder,including,but not nsmu.rly limited to,1')rnhseh'e right to apgrado or construct additional electrld fcilities en 011110111 adjoioiog electrical:Mention ownership("The Substrtioo')or within the easement seen benefiting Orator affecting the Property heroin no long se it does not cheese Grahns's acaeabiea ad will be reamed to the original sten after eorutrnedoe.Without limiting the genamiity of the foregoing,Grantee,dilicifiro Ir C1f it amoeaon ad assigns,hereby common not to pudcipete,directly or limitedly,in my appall of the lemmata of any governmental approval or anitoa ueetal downers aeousry for or mired to all or say punt of The Suberaoan. Guotor may,in its sole dieaetion,seek swap performer of this cavemat(including without li®itation an injuocoon)against Qi*lsc,ad Gintee's successor cad anigns,ii ay court with jurisdiction.Orator and Gloster read said comma to run with the laid,to hied all successors and reigns of Gratse,rod inure to the benefit dell Oat s saoccaeors ad arise. Dow 24-/99 ,1999. Puget .-A,•- ., Inc. -174 I By: •`vet - d_ %r Its: Director . . ;Facilities 3 - S r ATE OF WASHINGTON ) 3 COUNTY OF ik 41 ) 18. ;• �' dsry oftk Nt bemne ere,the uedenipsd,pa•noally waned ,: -t, .,:,:. ,,.: ••-. • m nos kaolin' by the!>ir'eslor�oepcsete FseJlWss,of PUGET SOUND i 1 1.17 '„� "'*"`. • tat mailed the fengcies iastnment,mid acknowledged the mid kutrameat • bbe,140 al Thfjtsey a aulhorisd to moor the said imetrumam s • Na>fstiM the Some rola �....+.7 fig - 77."....(:4.� r e.MT, 1 V I ran .a w.a> -I- - PAWN = le P a I O N N o. �. �. .__ -- .. _ -- Ita a •• roartor ALL NO n sous LAND THAT US. son ozavootoitEoolluso r 11 ;..'.t. - (�(„) ?ACCr. D OF CiT!0 ,aT LISPADIOEIImr!SO. LOA PP-►TO• a rep Slaltl 01 PUP LYO loaf Puam:WISTaDSQAMI PUT .r; M7. n. - '•' �w.� .. A{CO=m AN RW0 O.Jrl.. WA{MINOTOM COOSA■1OOMOIMO NO. SNORT PLAT TO 1O TN[OLDIC MLMM$ONIATUOMPor![Aw[..ANETILLAT't' ' V 9101014411. sup sous OUT I/ mot rum TOP MU COMI[xr Or ADD a' • O ACCOW7MC1 riff Ism Duran or rot 01MW. 1ITUATI :N TM[C171 Cr SI110N. OO.MTT 0►MEMO. STAID Or N AIMIMOTOM. POlIDI1'OUTa L.L.C.. Ay UNITED LlAliiiT[COWAN' • • 1T1 f e1m • ITS, MDOmmm O SSCLaa&fi0N sr USrm>aaS INS OWNER or till TAM UMSMACID MRNa TUTU SNOW PLAT TO MOW 1 • trO rot PUS scram TO ACCE IC UPON 1111 2US017111086 SI IIONIIO o rator COI1r1Ar1T/ANO AOIW 112 cargo Tel SOPlZCXAJ•britlllT moomps Cl TM*ISO WOt DITP ILTIMOCm MAW to INC Aso ALL RNMU . • rOMCNASUMI Or TWS L011. OM Or An 1UIOIYISIOMI TlU10f. toss II COYtMAn SMALL RUN Will TOP LLMO. ACUMELLOISIMEEm I , RATE Or WAIII1101011 i u DDarri or KIPl4 OW T1422 IL74 PA!0/ 1.10rL•Y I000. Ho tlll UP. taP i / UMDtu.IGEBn.DOTART fUl M►ND roA Li Al{OP f LOZut ruNIMOtOM. DULT 0o1m1ISSIOM To AMO DAMN. IOIOMALLT APPIADU =GOAD.CWRIST. TO MS 1310111 DI • TO S[•MAO 0r IOtrCMPOlT. L. Tian SUPPLY 0Or01Mm faSIOAMS l/. SPAS /T ONOUMO L.L.C.. TMS 00101OT /NAT Liman=Tr[ r0M0001061 Ir111U1.11T. AND . TAAY1RI[VIM MITO TC1810 TOTAL STATION; L[YITA Of AC1010afL[OOLO TN[Ll/ 111110 0.2 TO 11 TIP r1{[AMO pLUrTA1! - 0 I 1111C11105 OSTAIMIO UCfu T1.01[1R POUTS IX PAC 251-130- ACT AMO DUO Or 1110.OOMTAIT. FOR Tr{00u ADO PU1PQ5 r Tar1111 Orb. N01TIo1m. 1M0 OM OATH RAT=TLAT SS Cl 1UTDo.It=TO as1LT1T[ TOP 1AI0 INTTMIOIDR.I 1. WTI OF 11A1Ir011 LAM[SIlOSSO OM Or=MOM 1101.1M(O1Cl O • f7 ADO 71 ISAATrO NOMTN N•71'1/•OUT!a OnWM N{M{OM. IRtMUS Ill DAM AND omens SIAL TEur - . to A ratm T10 OAT Am MUIDIAM. MAO 11/11. T1il TILT 1SOV[rllfr0D. • ','/0' / : . a *AMA C «.,,� �Kj�L11G/fftl=+�• ��s�'t rod or wormy ..... 3 aurrvlwN a eERnPICATa firrialiiii A Et� • A iuyv�f 2a.,1 Q •i ,�•!M TAU 1W ywlwrr.1/.••1y.RR.,wads by w y Army BA t . • or,11nd l w 1rW.Marw11.MA 0r 1110.11a1A1 w o.. _ •�"{�T•�s •a,M. •• Sanwa A.1MAM/A A ua1 a1w11A w t1� 6:2:EA" Irt AProirnakr=tram I wale. r G,y..,I4 N� 117arA[a slAMDKO u0 LPPMOrm ma 1/r OA!or;in/ . 1000 A.D. • I 1JJ.r. 1•rr ,...Pal.r -` D•r•7 ALOITON•P 011111COR0rl CTCATI O ,rw!-/J--� O PIWI ttl.m Ow.11.•0 MM1—may SOW M1—.N.eta r O 11712DI 1 11 MM w Sr.wr1 AI ARM—4411.4104•4A 11, _ S1AIQ11m ADO APt5OrTl TIIIM .7"4 OAT Or TAN . 2000 A.D. ID BUSH,DO A H1TC*OHO$.PIG. —_ i CODUIT AUOITOA OA DTMIDO11 OP O V OONOP A CDONILA VYl I ! C...+r MAW fielapeAmSl4 11 Tim . • T FOR SECO DEVELOPMENT.INC Ul SOUTHPORT SHORT PLAT \ • MINN KM C011ECT M TT 1. • JM M a...by MAT IOW ♦U-N 99050.02 awaked Ail INWI Sww WAH HD 1 w 2 T! �r A PT1L Of TRACT I I ASI WA11y0OTOM WONO AI10L M TM[ N.1/1 or T11[KM.1//.Or sac.S.I.Ia N.I.S I.MAI.C1TT _1ti Of avows,KMO COUNTY.MAS11010004 • 89H TOTAL sat AlllA.q.t0 AGSMLUSH.ROED A HITCHING INC. LUA-99-134-SMPL 0 0M5I.OaRA1<L�,2 M LUA_99_134 7tAT'71L WA 41024713 ' NI •► . Karam tat•wr a..wawa••• a>sr1•ar• aew lan.a r.r.r.rlo r l o My s.•r • ii Mee&UMW , i Cm COM u• ,, ' awr.a n�.•aswta a f• • a ao• 'ra. G ♦ arm , Elaar.l®aaa _ was �`��51r�t� • �� ' dl DETAIL .cra f.TM — Mt 0 • ..!wa•aOl la. . ''d 5 t .y� --`` PILL (144)1 ���v _. . 1Wa• MCIJ Nv • R`c- LOT 2 • `,\` ,o,.a.t s eos•uww•o.e w•a.a N./07 Id R. Sl` Moe•sa..ur•oo uaty Maw. a•w/s r�carol w a- -r n.nro. ..ar•arTUta•M.a na , slo WC M.Mims ona...te.w /•Nitiliow•Iiiiii„..raleaw mob earYI T•• LOT 1 G1 i'' \G i ManiDowri a asm i to M u&SIC • r r �.r �t ! ' , ars a r .m. N7.•0OIG.R. �. `` •,�\v t-wa.wt.w..- `�i t Wilt •MAC WY u.acasa 1 -�� •m...a• - . l]O AU1u `` uw«t. -- -`I P�..TVM•t Mf girl IWff b.M lal I •..iriW.Ca.- 1O11�.CA, \ . I i.., I _WfY _.1i• y �� /� �l a� -� •._. Aw.a®! • K1>' `•1[Y I ( •I.aatl lataaal.a aY.►r.ewt•••�bt , f•wM.a MVO. t M...WC �,,` ♦ t. ♦vy� ��:�♦\ 1.4.160.T.30. i C-tt • .1 a� 1 °'"'• . SW NMI.WWI t \?♦l `Y (%',`.' / �j,/ ta.uar .t. f 3'm -O t.e"" • -T {f� ♦\ I tj rY. is aa�ir'r f' �P tea+'' `\ 0 ,l y/• /r,•' - J / 0 lWrr �. LOT 4 2114.1121 OIL FT. - ,\ \ •:wrK// / • ►' tQ*wiry, Wr 3- f• ulaual / N` .+4 y a/' LOT C / ► . �/ A. . / lar *,V . .....'. •... .1"41 WWI li ir,Uarffrrellat / /// 1.-', 6") was m•daa�i .■ asII ►bC/ad 1�TMa MIMI •t 1, 0 A imwa.T a•oTr V.• 0 ,a..er a esw.la Was • mum•ea..u•twrltarrr • • .•. a LOT A euto t,aaa i T Mo w0 a•StOl.t�al MOM VW Ta • duce..• 2a0.22a AM . ..,. CD MOAN?1/.....R..r MI OTT CO a.n•a UI • HMCo War k MI MT 1141 POMMY.• - SUM.FOR 'r " °O1•"1 "'�""7i«• SECO DEVELOPMENT,INC. kji • ��PG " "1 • SOUTHPORT SHORT PLAT moo„ Ir0 COIa.iT awt+wMaion \ a...., ChM Riff 9-0.09� 99036.02 .> ~ + CI..aw aT wa, ate. r a too' I....2 « 2 �w t STRUT AOMII/TAM mamma r A►IN 07 /.LARI wAAMOTOI./•DRILA.Ol.I.TM -_- u.t IauYa..wwrcawa a VI OR Tt./KW.V..OR SIC.I.i.a3 IC.R.I14lu a?T lafa a••(a••e.a..rM Haan F ' W RUITCh.d/w COY.TT.Ma/wwOTO. I o . , BRH urn MS wle...twaa. .p. TOTAL SITS ARIA.T►.t0 aelil • BUSH,ROED t HfWM)92S INC. .°r' 1r'uu aM+l°"caw a �r'�"'C'' r J LUA-09-194-SHPL >Ioo/.CTRL I.ra�.AKA. 312-4144 Kama, /-�"Oo LUA-20-134- 7. 1. i ORIGINAL i ...., .....- ..-. OPTON I AGREEMENT • ThisiOption Agreement is made as of June 14,2000,(the"Execution to") by and between SOUTHPORT, LLC, a Washington limited liability company CO 'moil,and WEIGHT RUNSTAD ASSOCIATES LIMITED PARTNERS/ P, a Was gton limiiiit1, 4, partnership;and its assignee as permitted under Section 8(b)below (jointly ' d severally ciji,N§ frp "Optionee" or"Buye "). ANQEC WI'TNESSE'FH �� /2000 •WHEREAS, Optionor is the owner of certain undeveloped real pr known as and numbered 1101 Lake Washington Boulevard North,Renton, Washington, ore fully described in Exhibit A hereto,including all improvements,easements,and all of Option s right,title and interest in all privileges,licenses,development rights,air rights,mineral rights, 'Is,approvals and imam;..:..,rights appurtenant thereto (the"Property")which is part of a 1 ger development owned by Optionor referred to herein as "Southport"; and .WHEREAS,Optionor desires to grant to Optionee, and Optionee d sires to obtain,the exclusive option to purchase the Property,on the terms and conditions set rth herein; NOW,THEREFORE, in consideration of the mutual promises, cov ants and conditions contained herein,the parties hereto agree as follows: '� 1. ; Grant of Option. Optionor grants Optionee an option to purchase the Property for a price of Thirteen Million Dollars ($13,000,000) on the terms set forth her' in("Option"),which Option shall commence upon deposit by Optionee of the sum of Two '•n]dollars ($2,000,000) on or before June 14,2000,with First American Title Ins • ' eA Company("Title (Regional Commercial Division),2101 Fourth Avenue,Suite 712, Seattle, Company",and"Escrow Agent") as consideration for this Option,and shal be applicable to the . - purchase price if the Option is exercised. The Option shall expire June 14,2001,subject to . extension as provided below. Exercise of this option shall be by written n. 'cc of exercise after, and only after,November 20,2000,but on,or before the expiration of this .ption. Notice of exercise shall be provided by Optionee to Optionor as provided in Section :(a),below. Optionee shall ha. L,.c,bight to extend the term of this Option for up to twelve(12) : .ditional one(1) month periods,by providing notice of such extension to Optionor on or be ore the then expiration:•date of this Option, together with payment to Optionor of$64,1 .b.67 for each month's extension (each,an"Extension Fee"), Extension Fees shall be no'refundable when paid, and not applicable to the purchase price if the Option is exercised. e Extension Pee for the month in which Closing occurs shall be prorated based upon the act , Closing Date. 2. Option Consideration Escrow. Upon execution of this Agr ement,the parties hereto shall deposit an executed counterpart of this Agreement with the Ti le Company, and this instrument shall serve as the instructions to the Title Company as the es�' w holder for this escrow,and for consummation of the purchase and sale in the event of ex ' rise of the Option. The Two Million Dollars(S2,000,000) deposited by Optionee with the Es row Agent shall be F.-1 seoh0piienl0/060200/06/14/0013:40 PM 1 �,{. 2•d NJ3f119 'g -13ddd Wd170:2T 00, ET inn. held therein in an interest bearing account(with all interest for the account of Optionee)under the following terms and conditions: (a) that on or before June 30,2000,there be prepared and agreed by the parties hereto the following exhibits to this Agreement which, immediately upon agreement by the parties, shall be appended hereto as the following exhibits,with a view toward integrating development of and ascertaining rights, duties, obligations and benefits of those parcels, • including the Property,owned by Optionor and referred to hereinafter as "Southport": (i) Exhibit E. . An agreement(with easements and/or provisions for the operation of a system of parking permits)with respect to the allocation and costs of parking among those parcels, including the Property, constituting Southport. • (ii) Exhibit C, An agreement between the parties hereto with respect to demolition of the steam plant building and its contents, and the use and/or removal of the same and the demolition of a smaller building adjacent thereto, and the removal of same. (iii) Exhibit D. Covenants, conditions and restrictions, and such cross- • easements as it may be necessary or appropriate for Southport. (iv) Exhibit E. An agreement between the parties with respect to remediation described in Paragraph 4,below. " .._. (v) Exhibit F. Such.agreements as may be necessary or appropriate between the parties with respect to the staging and shared costs of development of the infrastructure of Southport, including construction of roads,utilities,temporary sedimentation ponds and waterfront amenities constituting part of Southport. (vi) Exhibit G. An agreement concerning matters relating to the height and aesthetics of the hotel, as the same may be developed, on a nearby parcel of Southport. (b) that on or before June 30,2000,Optionee shall have satisfied itself as to all due diligence matters with respect to the Property, including the development potential,the status of permitting,environmental matters,title matters and such other matters as Optionee may determine in its sole discretion. • (c) From the deposit made into this escrow,shall be an amount calculated, held • pursuant, and released to Optionor,under the terms set forth in Section 4 below. (d) If all of the foregoing exhibits have been timely prepared and timely agreed upon,and if Optionee shall have timely satisfied itself as to the due diligence matters with respect to the Property, the funds in'this escrow, less any amount required to be held pursuant to Section ,below,shall be released to Optionor. If these conditions have not been timely met, this Option shall then and thereupon terminate, and all funds in this escrow, less only charges incurred by the Escrow Agent, shall be released to Optionee. soiuiw.06 5ecshOption10/060200/06/14/00/3140 PM 2 JUL 1J UU 11•tJinn I-lrrLL a VLLJL�.I\ - - 3. Inspection by Optionee. Optionee shall during the term of the Option, and if exercised, to the date of Closing hereunder,have (a) access to the Property to investigate its condition, as to all of which activities, Optionee agrees to defend(with counsel reasonably satisfactory to Optionor), indemnify and hold harmless Optionor for all acts.or omissions by or on behalf of Optionee, its officers, directors,members, consultants, and contractors,and all employees and agents of the foregoing,provided, such indemnity and hold harmless shall not extend to claims which arise out of Optionor's negligence or the discovery and reporting as required by law of any hazardous or environmental condition of the Property (provided that any such environmental reports shall be simultaneously provided to Optionor in the manner provided for notice herein); and (b) access to Optionor's and Optionor's consultants'reports relating to the condition of and easements and privileges, licenses,permits, approvals and intangible rights appurtenant to the Property (which, to the extent not placed of record by or on behalf of Optionor, shall be treated as confidential and until Closing shall remain the property of Optionor). Optionee understands that its right to rely upon materials furnished by Optionor's consultants is subject tothe consent of the respective consultant,whose materials are provided solely,to disclose the extent of Optionor's knowledge with respect to the Property, and for no other purpose. The confidentiality of such reports shall not prohibit Optionee's disclosure of such reports to Optionee's consultants, agents,representatives,lenders and prospective equity participants who shall,however,be similarly bound, or necessary disclosure to governmental and permitting agencies for the sole purpose of Optionee's development of the Property. Optionor will cooperate in good faith with Optionee to obtain the consent of Optionor's . consultants to Optionee's ability to rely upon such reports,provided no expense or liability to Optionor is thereby incurred. Optionor represents and warrants to Optionee that Optionor has no actual knowledge of inaccurate information in such reports, except to the extent of inconsistency, if any,between or among such reports,it being understood that one or more such reports may be preliminary in nature. Optionor shall have a continuing obligation to make available to Optionee reports relating to the Property obtained by Optionor or Optionor's consultants,including reports which may be obtained or commissioned after the date of the Option or after the date the Option is exercised, subject to the caveat concerning Optionee's reliance thereon set forth in the antepenultimate paragraph,above, of this Section 3. 4. As Is Sale. It is understood that other than as provided with respect to-title set forth herein and the express representations and warranties set forth herein, if the Option is exercised, the Property is sold"as is" and with all faults, in its present condition,provided, however, that Optionor shall at its own expense remediate by removing five cubic yards, more or less, of petroleum-contaminated soil in a narrow band along the easterly footing of the existing power plant, and obtain an unrestricted "No Further Action" letter from the Washington State Department'of Ecology regarding the environmental condition of the Property, the'costs of ' which remediation shall be estimated by agreement between the parties the amount which, - doubled, shall be withheld from the sum released to Optionor pursuant to Section 2(d), above, 30111104.05 sccst,Option10/060200/06/14/00/3:40 PM 3 - and released to Optionor upon issuance of the unrestricted"No Further Action" letter, all as provided by the agreement to be attached hereto as Exhibit B. 5. Representations and Warranties. (a) By Optionor: Subject to all matters with respect to which Optionee obtains actual knowledge before the Closing,including,without limitation,matters discovered by Optionee or matters disclosed to Optionee by Optionor or by any other person (all such matters are referred to herein as the"Exception Matters"), Optionor represents and warrants to Optionee that: (i) This Agreement and all documents executed by Optionor which are to be delivered to Optionee at Closing(A) are if they now exist,and at the time of Closing will be duly authorized, executed and delivered by Optionor, (B) are if they now exist,and at the time of Closing will be legal,valid and binding obligations of Optionor, and(C) do.not and at the time of Closing will not violate any provision of any agreement or judicial order to which Optionor is a party or to which Optionor or the Property is subject. (ii) Optionor has not received written notice from any applicable governmental authority and to the best of Optionor's knowledge the Property is not in violation of any laws, ordinances or regulations of any applicable governmental authority having jurisdiction thereover or control thereof, other than as disclosed in writing to Optionee prior to the date of this Agreement (iii) Except as disclosed in writing to Optionee prior to execution of the Option,Optionor has not received written notice from any applicable governmental authority and to the best of Optionor's knowledge,there is no pending or threatened special assessments or condemnation actions with respect to the Property except as disclosed in the Title Commitment. (iv) There is no litigation,process of which has been served upon Optionor, and to the best of Optionor's knowledge,there is no litigation filed against Optionor, that arises out of the ownership of the Property or that would adversely affect the current use or operation of the Property or the ability of Optionor to perform its obligations under this Agreement. (v) Optionor has not caused or permitted the Property during its period of ownership to be used to generate, manufacture,produce or process hazardous substances. Except for the petroleum contaminated soil to be remediated by Opt. or as provided in Section 4(b) and asbestos within the existing steam plant building to be demolished by Optionee as provided in Exhibit C, to the best of Optionor's knowledge there are no hazardous substances• on the Property or migrating from other property onto the Property. In addition,to the best of Optionor's knowledge,there are no underground tanks on the Property(other than as disclosed to Optionee) For purposes hereof,hazardous substances shall mean asbestos,petroleum and petroleum derivatives and products, and any substance, chemical,waste or other material which 391nlo6.o6 secs6Optlonl0/060200/06/14/00/3:40 PM 4 JUL. 1.3 rJYJ 11•r cr9 I ru r l_L cx .,,_..n...... is listed, defined or otherwise identified as "hazardous" or"toxic"under Federal, state or local laws or ordinances. (vi) Optionor has complied with all obligations imposed on Optionor or the Property under all current title exceptions•and under d rsubjectthe per relate to its, approvals, authorizations and agreements to which Optionor or the Property (b) No Liability for Exception Matters. Optionor shall have no liability whatsoever to Optionee with respect to any Exception Matter known to Optionee prior to Closing. If Optionee obtains knowledge of any Exception Matters not caused or occurring by or through Optionee before the Closing, Optionee shall consummate the acquisition of the Opropee rty subject thereto if Optionee determines to proceed with theloption purchase �tsPadE�xtension Fees if tionee may terminate this Agreement and receive a refund � operation of the Property, the Exception Matter would materially adversely affect Optionee'sp schedule for development of the Property or the value of the Property. Notwithstanding the foregoing, Optionee shall advise Optionor in writing of any Exception Matter of which Optionee becomes aware, and Optionor shall have a period of thirty (30) days after such notice, at its sole discretion,to cure or remove such Exception Matter to the reasonable satisfaction 9f Optionee the Any refund of the option payment and Extension Fees shall be due within ninety effect such s Of, o expiration of such 30-clay cure period, if Optionor unsuccessfully attempts within ninety(90) days of written notice of the Exception Matter if Optionornot attempt to does any further effect a cure. Upon any such termination of this Agreement,neither party shall have - ,, rights or obligations hereunder except as provided herein wreespect to obligations which by the terms hereof expressly survive termination of this Agreement. c Optionor's Knowledge. Optionee expressly understands and agrees that the phrase"to the best of Optionor's knowledge" as used in Section 5(a)means the actual knowledge of Rex Allen, Development Manager of Seco Development,Inc., and Michael Christ,president of Seco Development,Inc.without any independent investigation having been made beyond those materials made available to Optionee pursuant to Section 3, above. (d) By Optionee: Optionee represents and warrants to Optionor that: (i) This Option, as executed, and the resulting agreement for purchase and sale if this Option is exercised, and all documents executed by Optionee which are to be delivered to Seller at Closing (A) are if they now exist d at the time of do not and at the time of Closing will g will be, duly authorized, executed and delivered by Optionee; and(B) not violate any provision or judicial order to which Optionee is a party or to which Optionee is subject. (ii) Optionee has not received written notice from any applicable governmental authority and Optionee has no knowledge that the Property is in violation of any laws, ordinances or regulations of any applicable governmental authority having jurisdiction thereon or control thereof, other than as disclosed in writing(A)by Optionor to Optionee pursuant to this Agreement or prior to the date of this Agreement; or(B) concurrently with notifying Optionor of an Exception Matter. wMulw.oa secslhOpllonl 0/060200/06114100/3:40 PM 5 JUL. 1.7 YJYJ 11•e.icru I ni i 1_L_ a v��_..,. - 7 (iii) Optionee has neither caused,nor through it permitted,any breach or violation of any obligation imposed on Optionor or the Property under all current title exceptions and under the permits, approvals, authorizations and agreements of which Optionee has knowledge and to which Optionor, Optionee, or the Property are subject or relate to Southport. (e) Survival of Representations and Warranties. All representations and warranties of Optionor contained in this Agreement or in any document, instrument, deed or other writing pursuant hereto, shall survive exercise of the Option,Closing, and and termination of this Agreement. 6. Agreement of Purchase and Sale if Option is Exercised. (reference,to"Seller" shall mean Optionor after exercise of the Option, and reference to"Buyer" shall mean Optionee after exercise of Option) (a) Conditions of Title. At the Closing, Seller shall convey title to the Property to Buyer by good and sufficient statutory warranty deed(herein the"Deed") subject to no exceptions other than: (i) Non-delinquent liens for local real estate taxes and assessments; (ii) - Any exceptions disclosed by the Title Commitment,the public records or other documents delivered to Buyer pursuant to Section 3 above, and any other exceptions to title which would be disclosed by an inspection and/or survey of the Property, whether or not one is obtained; (iii) The terms and conditions of a certain Nonopposition Agreement dated September 27, 1999, among Optionor's predecessor,The Boeing Company, and the City of Renton; (iv) Terms and conditions of the plat of Southport including administrative.design review conditions and restrictions imposed by the City of Renton; and (v) Such standard exceptions as may be incorporated in the Title Policy hereinafter defined. All of the foregoing exceptions shall be referred to collectively as the"Conditions of Title." . Seller agrees to cooperate with Buyer to seek removal of any exceptions to the Title Commitment-that Buyer finds objectionable. Seller shall cause at Seller'isole expense, all mortgages, deeds of trust and monetary liens arising other than under or,through Buyer to be fully satisfied,released and discharged of record on or prior to Closing, and such mortgages,deeds of trust and monetary liens shall not be included in the Conditions of Title. 3091104.05 sccshOption10/060200/06/14/O0/3:40 PM 6 . JUL 1 J CJu i 1-c�� i• • .. • At Closing, Seller agrees to provide whatever indemnities or affidavits the Title Company may require to permit the Title Company to remove the standard preprinted exceptions for mechanics' liens,tenants and parties in possession other than matters arising under or through Buyer. (b) Evidence of Title. Delivery of title in accordance with the foregoing shall be evidenced by the willingness of the Title Company to issue, at Closing,its extended coverage Owner's American Land Title Association Policy of Title Insurance(1970 form) in the amount of the Purchase Price showing title to the Property vested in Buyer, subject to the Conditions of Title and providing affirmative coverage for all appurtenant easements subject,with respect to access across a railroad right-of-way,to the terms and conditions of the certain Railroad Crossing Agreement by which Southport has access to public roads (the"Title Policy"), however,Buyer shall be responsible for any updates to the surveys provided by Seller if required by Title Company to obtain the removal of the survey exception(which shall be subject to any encroachments resulting from(i) existing buildings or improvements not then required to be removed pursuant to any exhibit hereto,or(ii) any infrastructure construction of which is in process or is completed, and in either case provided for in any exhibit hereto or easement agreed to become effective after the date of such survey or update). (c) Agreements Affecting the Property. Seller shall not enter into any new lease or other agreement, option or purchase and sale agreement affecting the Property but may terminate any existing lease or other agreement affecting the Property,without first obtaining Buyer's approval. If Buyer so requests timely and in writing, Seller will cause any existing tenancy at the Property to be terminated and the Property vacated by the tenant(s)prior to Closing. Notwithstanding the foregoing, Seller may sell the condenser tubes in the existing steam plant,provided such condenser tubes are removed prior to the date Optionee commences demolition of such steam plant. Optionee will use good faith efforts to advise Optionor at least five (5) days in advance of the date upon which demolition is to commence. (d)'No Earnest Money. There shall be no "earnest money", and in the event of Buyer's default after June 30, 2000 in the absence of default or breach by Seller,the option consideration shall be deemed fully earned irrespective of whether the Buyer does or does not exercise the Option, or does or does not dose after exercising the same and as Seller's sole and exclusive remedy, except in the case of breach by Buyer under Section 3(b) andlor 7(b) hereof which shall remain in effect notwithstanding Buyer's breach or default otherwise hereunder, and further provided that if retention by Seller of the option consideration is, as a matter of law, unavailable to Seller, Seller shall have all remedial and enforcement rights at law and in equity. (e) Closing and Escrow. (i) Supplemental Escrow Instructions. Seller and Buyer agree to execute such reasonable additional 'and supplementary escrow instructions as may be appropriate to enable the Title Company to comply with the terms of this Agreement; provided,however, that in the event of any conflict between the provisions of this Agreement and any supplementary escrow instructions, the terms of this Agreement shall control. • 501 fl 104.06 secshOpLionl0/060200/06/14/00/3;40 PM 7 JUL 1J VV 11•Vrl ui rn I �� u v�....-%- • (ii) Closing. The Closing hereunder shall be held and delivery of all items to be made at the Closing undcr the terms of this Agreement shall be made at the offices of the Title Company sixty (60) days following exercise of the Option, or such earlier date as Buyer and Seller may mutually agree(the "Closing Date"). (iii) Deposit of Documents. (A) At or before the Closing,Seller shall deposit into escrow with the Title Company the following items: • (i)the duly executed and acknowledged Deed conveying the Property to Buyer subject to the Conditions of Title; • (ii) the duly executed assignment of such rights,privileges, licenses, and other intangible property appertaining to that Property as may effectively transfer to Buyer those intangible rights constituting Property; (iii) an affidavit pursuant to Section 1445(b)(2) of the United States Internal Revenue Code of 1986, as amended(the "Federal Code") and on which Buyer is entitled to rely,that Seller is not a"foreign person"within the meaning of Section 1445(f)(3) of the Federal Code. (iv) such easements,covenants,restrictions and other agreements as have been mutually approved by Buyer and Seller to implement the arrangements set forth in Exhibit B through Exhibit G attached hereto. (B) At or before Closing,Buyer shall deposit into escrow the funds necessary to close this transaction. • (iv) Proration. (A) Rents, if Buyer permits any leases to exist as of Closing,to the extent actually collected by Seller on or before the Closing Date; real property taxes and assessments;water, sewer and utility charges; annual permits and/or inspection fees (calculated on the basis of the period covered); and any other expenses normal to the operation and maintenance of the Property by Seller shall all be prorated as of the date the Deed is recorded, on the basis of a 365-day year. Any rents collected after the Closing by Buyer shall be applied first to all unpaid rent for periods on and after the Closing Date,with any excess rent thereafter paid to Seller, provided,however,that Seller reserves its right to sue a tenant under its Lease for damages suffered by Seller as a result of such tenant's failure to pay any rents to Seller which were payable prior to the Closing Date so long as such a suit does not seek a termination of such tenant's Lease. The amount of any iecurity deposits received by Seller and not applied against tenant's obligations under tenant Leases shall be credited against the Purchase Price. The Purchase Price shall be increased by the amount of any utility deposits paid by Seller with respect to the Property. Seller and Buyer hereby agree to determine the aforesaid proration on or before the date that is three(3)business days before the Closing Date; provided that if any of S0113101.06 secshOptiont0/060200/06/14/00/3:40 PM 8 • JUL UXI 11-17'+1-111 HP't'LL & I,LULI.Iti . ./ • the aforesaid prorations cannot be calculated accurately as of the date that is three (3) business days prior to the Closing Date, then the same shall be calculated as soon as reasonably practicable after the Closing Date and either party owing the other party a sum of money based on such subsequent proration(s) shall promptly pay said sum to the other party. (B) Any transfer taxes shall be paid by Seller. Escrow fees and recording charges and any other expenses of the escrow for the sale shall be prorated between Buyer and Seller in accordance with customary practice as determined by the Title Company. The premium for the Title Policy,to the extent of Owners Standard Coverage, shall be paid by Seller; all excess above that amount applicable to additional or extended coverage or endorsements, shall be paid by Buyer. 7. Actions. Actions to be taken by the parties dining the term of this Agreement: (a) By Optionor. During the term of this Agreement, Optionor covenants and agrees to: (i)maintain and operate the Property free hum waste and neglect,and in accordance with the requirements of applicable law, and to perform all of Optionor's obligations under the Conditions of Title and any other permit, agreement or undertaking applicable to the Property; (ii) keep Optionee fully apprised of the development and permitting issues associated with all other property within Southport,including any permit conditions or restrictions proposed to be imposed on any other property within Southport which in Optionee's reasonable opinion could have an adverse impact on Southport or which could become an issue in Optionee's efforts to secure permits for Optionee's intended development at the Southport; and(iii) cooperate with Optionee and Optionee's efforts to obtain permits and approvals which shall include,.without limitation,joining in any permit or approval applications if reasonably requested by Optionee and supporting at public hearings (and not directly or indirectly contesting) Optionee's proposed development at the Property. (b) By Optionee. During the term of this Agreement, Optionee shall have the right to seek permits and approvals for Optionee's intended development of the Property, provided that no such application or approval resulting therefrom shall have an adverse impact on the remainder of Southport or become an issue in Optionor's or its successors' efforts to secure permits for Optionor's intended development at Southport. Optionee covenants and agrees not to contest, directly or indirectly, Optionor's proposed development of the remaining portions of Southport(provided any hotel development is consistent with the provisions of Exhibit G). During the term of this Option, Optionee shall also have the right at Optionee's election to demolish the existing steam plant building and otherwise prepare the surface of the Property for potential development, as provided pursuant to Exhibit C. S. Miscellaneous. (a) Notice. Any notice whether of exercise or otherwise,pursuant to this option shall be in writing and may be personally delivered, sent via facsimile or mailed. A copy of each notice shall be sent to the Escrow Agent,but the failure of the Escrow Agent to receive such notice shall not cause notice to be ineffective. if mailed,notice shall be sent by regular United States Mail, postage prepaid, and shall be deemed to be received on the third business SOI mo4,o6 secshOption10/060200/06/14/00/3:40 Pri 9 JUL 13 '00 11:04HM HHHEL & ULUELK . '— day following the date of mailing. If faxed,notice shall be sent by facsimile and shall if transmitted on a business day,be deemed to be received upon confirmation of transmission, otherwise notices shall be deemed to be received on the first business usns dayr to following such in other number confirmation of transmission. Notices shall be sent to thenoticeerax or address as either party may hereafter designate in writing to the other by similarly given: To Optionor: Southport,LLC 10843 NE 8th Street, Suite 200 Bellevue,WA 98004 Phone No.: (425) 688-3085 . Fax No.: (425) 637-1922 Attn: Michael P. Christ With a copy to: Appel &G`ueck,P.C. 1218 Third Avenue, Suite 2500 Seattle,WA 98101 ' Phone No.: (206) 625-0650 • . Fax No.: (206) 625-1807 Attn: William N.Appel To Optionee: Wright Runstad Associates Limited Partnership • 1191 Second Avenue, Suite 2000 —s. Seattle,WA 98101 Phone No.: (206)447-9000 Fax No.: (206)223-8791 Attn: H. Jon Runstad and Jon Nordby.(j ointly) , With a copy to: Foster, Pepper & Shefelman PLLC 1111 Third Avenue, Suite 3400 Seattle, WA 98101-3299 Phone No.: (206)447-8959 Fax No.: (206)447-9700 Attn: Michael D. Kuntz (b) Assignment. Optionee may assign any right or delegate any of its duties hereunder only to a new entity which Optionee or its principals shall manage or own an interest, . without the prior written consent of Optionor. The permitted r shall assignee bere shall be ed entitled a result the benefit of and be bound to this agreement,but the assign such assignment. Otherwise,no other assignment shall be permitted without the prior written approval of Optionor. (c) Entire Agreement. Except as expressly provided herein,this Agreement with the attachments hereto shall constitute the entire agreement of the parties, and shall not be subject to modification in any manner except in writing signed by both parties subsequent to the date of this Agreement. . SOIUta,,,, secsbOption10/060200/06/14/00/3:40 PM 10 JVL 1J VC.I 11 v.,.... .ii . �— .,. v .. a (d) Condemnation. If all or any portion of the Property (including any easement area) is threatened with condemnation, or condemned subsequent to the date hereof, • but prior to Closing and Optionee determines in good faith that such condemnation will materially affect Optionee's development plans, Optionee may notify Optionor that it intends to abandon this option, and whereupon Optionee, if not otherwise in default under an agreement with Optionor hereunder, shall be entitled to the return of the consideration for this option (including any Extension Fees). As an alternative and in such event of damage, threat or condemnation, Optionee may exercise this option whereupon Optionor shall assign to Optionee • at closing the insurance or condemnation proceeds,or if Optionor has received the same, deliver the same at closing. Optionee understands that access between Southport and a public road will be optimized by a process that will involve a conveyance by Optionor of a portion of Southport other than the Property to a governmental entity; this conveyance and any agreement for it shall not be subject to this subparagraph 8(d)provided all access rights to the Property are fully preserved. (e) Condition of Delivery and Execution;Return of Materials. This Option shall be valid, effective and enforceable only if executed(including delivery)by the parties hereto on or before 5:00 p.m. June 14,2000,but if this shall not occur, the Option, notwithstanding its execution by either party and delivery to the other,shall be null, void, and of no force and effect. If the Option is not exercised,or if, after exercise of the Option, the Buyer fails to perform its obligations under this Agreement, or if this Agreement is terminated for any reason other than Optionor's/Seller's breach or default hereunder, (i) all materials furnished by or "-^ through Optionor/Seller,whether pursuant to Section 3(b)hereof or otherwise, and all copies thereof, shall be promptly returned to Optionor/Seller, and(as between Optionor/Seller on the one hand, and Optionee/Buyer or its successors or assigns on the other)be the property of Optionor/Seller-, and(ii) Optionee/Buyer shall provide to Optionor/Seller all due diligence materials,plans and other materials (other than proprietary financial information) obtained by Optionee/Buyer with respect to the Property, but without representation or warranty as to the accuracy or sufficiency thereof. (f) Brokers. Optionor has engaged the services of Chris Reid of Colliers Macaulay Nicholls International, d/b/a CMN,Inc. and will.pay that broker under the terms and conditions of the separate agreement, and accordingly, Optionor agrees to defend,indemnify and hold Optionee harmless from and against all claims by or through that broker. Except as set forth in the preceding sentence, each party hereto warrants and represents to the other than it has not engaged the services of,nor listed or registered the Property, or its purchase thereof with any real estate agent or broker. (g) Construction; Enforcement. This agreement has been reviewed by counsel for the parties hereto and shall not be construed against the drafter,but shall be construed in accordance with the law of the State of Washington. In the event of a breach of any covenant or obligation set forth herein, the successful party shall be entitled to award of its reasonable attorneys' fees,in addition to costs of suit, at trial and appellate levels, and venue shall be laid in King County,Washington. 501111104.03 secshOplion101060200/06114/0013:40 PM 11 • (h) Memorandum. At any time on or after July 1,2000, and provided that this . Option has not terminated in accordance with Section 3 above, Optionor agrees to execute and Optionee may record a memorandum of this Option in the real property records of King County, Washington, in the form attached hereto as Exhibit H. (i) Remedies. In the event of an uncured default by Optionor, Optionee may pursue any and all remedies provided by law or in equity,including specific performance. • (j) Attorneys' Fees. In the event either party brings an action or other . proceeding against the other party to enforce or interpret any of the terms or conditions hereof, the prevailing party in such action or proceeding shall be paid all costs and attorneys' fees by the other party in such amounts as shall be set by the court at trial and on appeal. (k) Like Kind Exchange. Notwithstanding anything in this Agreement to the contrary,Buyer and Seller hereby acknowledge that Seller may desire to effectuate a tax- deferred exchange (also known as a"1031" exchange) (the"Exchange")in connection with the sale of all or a portion of the Property. Buyer hereby agrees to cooperate with Seller in connection with the Exchange contemplated by Seller,provided that (i) All documents executed in connection with the Exchange(the "Exchange Documents") shall recognize that Buyer is acting solely as an accommodating party to the Exchange,shall have no liability with respect thereto,and is making no representation or warranty that the transactions qualify as a tax-free exchange under Section 1031 of the Internal Revenue Code or any applicable state or local laws and shall have no liability whatsoever if any such transactions fail to so qualify. (ii) The Exchange shall not result in Buyer incurring any additional costs or.liabilities (and Seller shall pay all additional costs and expenses to the extent that such are • • incurred). (iii) In no event shall Buyer be obligated to acquire any property or otherwise be obligated to take title, or appear in the records of title,to any property in connection with the Exchange, other than the Property. (iv) In no event shall Seller's consummation of the Exchange constitute a condition precedent to Seller's obligations under this Agreement, and the Seller's failure or inability to consummate the Exchange shall not be deemed to excuse or release Seller from its obligations under this Agreement. Buyer further agrees that, in connection with the foregoing, and subject in all • respects to the foregoing provisions, (A) the Property may be conveyed to Buyer by Seller pursuant to more than one deed and(B) Buyer shall consent to Seller's assigning all or a portion of its rights under this Agreement, to an exchange intermediary solely for the purpose of consummating the Exchange. In no event shall any such assignment release Seller of its obligations under this Agreement, including,without limitation, its indemnity obligations sotmla,oa secshOpt ion 1 0/060200/06/14/00/3:40 PM 12 JUL 13 '00 11:ObR I HNF'LL & bLULLK • representations,warranties or covenants Bet thereunder,or affect in any manner any of Seller's . forth in this Agreement. Guaran of Performance. Michael?. Christ and Seco Development, Inc. shall 9' of jointly and severally guaranteeing to Optionee, execute this Agreement for the sole purposeJ er in accordance its successors and assigns,that Opti onor/Seller shall refund to Optionee/Biry the provisions of Paragraph 5(b) above all option consideration t(including xtteis ion Fees) with paid under this Agreement in the event of an occurrence which under Agreement entitle Optionee/Buyer to such refund,less such sums for which Optionee/Buyer may be responsible in the case of any whole or partial ri fr ailureof oP�OIIee/Buyer to perform hereunder or in case it shall have caused such SOUTHPORT,LLC,a Washington limited OPTIONOR: liability company By: ame: Mi . Christ Title: Member OPTIONEE: WRIGHT RU"NST ASSOCIATES T S LIMITED • PARTNERSHIP,aWashington partnership `" . By: Wright Runstad&Company, a Washington corporation,its general partner • By: Name: 11. Jon Runstad Title: ehael .C who executes solely for . the purpose of being bound to Paragraph 9 of the foregoing Agreement SECO DEVELOPMENT,INC.,a Washington Corporation Which executes solely for the purpose of being Bound to Paragraph 9 of the foregoing Agreement smilax* 13 . shOption10/060200/06/14/0013:40 PM JUL 1 '4010 11:40bHPl HI-'t'LL c ULULLK • / • • • Exhibits: Exhibit A - Description of the Property Exhibit B - Parking Agreement and Basements Exhibit C - Demolition Agreement Exhibit D - Covenants,Conditions and Restrictions Exhibit E - Remediation Agreement Exhibit F - Site Development Agreement Exhibit G - Hotel Restrictive Covenant Exhibit H - Form of Memoranda • • • seesbOptlon10/060200/O6/14/00/3:40 PM 14 JUL l J UU 11•17OMI"I MrI-LL bt bLuLLm '-- • /• ‘ EXHIBIT A TO • OPTION AGREEMENT • Description of the Pr PARCEL A: • LOT 4 OF CITY OF RENTON SHORT PLAT NO. LUA-99-134-SHPL,ACCORDING TO SHORT PLAT RECORDED JANUARY 31, 2000 UNDER RECORDING NO. 20000131900006,IN KING COUNTY,W N. • . PARCEL B: NONEXCLUSIVE EASEMENTS FOR INGRESS,EGRESS AND RAILROAD CROSSINGS AS ESTABLISHED IN RECORDING NOS. 6201855,63175.10, 9902019014 AND 20000131900006. • scomoi'0s EXHIBIT A secshOpibn06/060200106/14/00/3:40 PM • AMENDMENT TO OPTION AGREEMENT This Amendment to Option Agreement is made as of June 30, 2000, by and between SOUTHPORT, LLC, a Washington limited liability company ("Optionor") and WRIGHT RUNSTAD ASSOCIATES LIMITED PARTNERSHIP, a Washington limited partnership ("Optionee") to amend that certain Option Agreement made as of June 14, 2000 (the "Option") , for the mutual convenience of the parties as follows: 1. The references to "June 30, 2000" in Sections 2 (a) , 2 (b) and 6 (d) are hereby amended to "July 7, 2000" . 2 . Reference to "July 1, 2000" in Section 8 (h) of the Option is hereby amended to "July 8, 2000" . 3. All other terms and conditions of the Option are hereby ratified and confirmed. OPTIONOR: OPTIONEE: SOUTHPORT, LLC, a Washington WRIGHT RUNSTAD ASSOCIATES limited liability company LIMITED PARTNERSHIP, a Washington limited • partnership By: / By: Wright Runstad & Company, Name: Mi ael P. Christ a Washington corporation, Title: Member its general partner (� SECO DEVELOPMENT, INC. , a By: -- - " ✓� �� Washington corpo tion • d ;7 T . an By. G//!� Lj Name: Jon F. Nordby Its: •\f vij'K Title: Executive Vice President which executes solely to confirm this amendment for purposes of Paragraph 9 of the Option chael EP. Christ, who executes solely to confirm this amendment for purposes of Paragraph 9 of the Option secsh/AmendOptionAgrmnt 063000 • AMENDMENT TO OPTION AGREEMENT This Amendment to Option Agreement is made as of June 30, 2000, by and between SOUTHPORT, LLC, a Washington limited liability company ("Optionor") and WRIGHT RUNSTAD ASSOCIATES LIMITED PARTNERSHIP, a Washington limited partnership ("Optionee") to amend that certain Option Agreement made as of June 14, 2000 (the "Option") , for the mutual convenience of the parties as follows: 1. The references to "June 30; 2000" in Sections 2 (a) , 2 (b) and 6 (d) are hereby amended to "July 7, 2000" . 2 . Reference to "July 1, 2000" in Section 8 (h) of the Option is hereby amended to "July 8, 2000" . 3. All other terms and conditions of the Option are hereby ratified and confirmed. OPTIONOR: - OPTIONEE: SOUTHPORT, LLC, a Washington WRIGHT RUNSTAD ASSOCIATES limited liability company LIMITED PARTNERSHIP, a Washington limited partnership By: By: Wright Runstad & Company, ame: Michael P. Christ a Washington corporation, Title: Member its general partner SECO DEVELOPMENT, INC. , a By: `�-. ✓.. Washington corporation arc: H. Jen R4Rsta•d T' man & O By: M,7 Name: Jon F. Nordby Its: m ' •ti Title: Executive Vice President which executes solely to confirm this' amendment for purposes of Paragraph 9 of the Option 7 • Michael hrist, who executes solely to confirm this amendment for purposes of Paragraph 9 of the Option secsh/AmendOptionAgrmnt 063000 SECOND AMENDMENT TO OPTION AGREEMENT (Southport) This Second Amendment to Option Agreement (this "Amendment") is made as of July 12, 2000, by and between SOUTHPORT, LLC., a Washington limited liability company ("Optionor"), and WRIGHT RUNSTAD ASSOCIATES LIMITED PARTNERSHIP, a Washington limited partnership ("Optionee"), to amend that certain Option Agreement made as of June 14, 2000 between Optionor and Optionee, as amended by an Amendment to Option Agreement dated as of June 30, 2000 (collectively, the "Option"). 1 . Demolition Matters. The Property includes an existing steam plant that will be required to be demolished in connection with any future development activities on the Property., With respect to the demolition of such steam plant, Optionor and Optionee agree as follows: (a) Optionee shall be responsible for the demolition of the existing steam plant, at Optionee's cost. The estimated costs of demolition provided to Optionee by its demolition contractor was based in part upon the ability of the demolition contractor to salvage all existing materials and equipment that were located in the steam plant at the time the demolition contractor inspected the steam plant. To the extent Optionor permits any salvage activities to occur at the steam plant, the net proceeds from such salvage activities shall be made available to Optionee to pay demolition costs. The salvage proceeds shall include the proceeds from the sale of the condenser tubes as permitted under Section 6(e) of the Option. (b) Optionee shall have the right to proceed with the demolition of the steam plant prior to the date Optionee exercises the Option and/or purchases the Property, and the access rights of Optionee set forth in Section 3 of the Option includes the right for Optionee and its demolition contractor and related parties to access the Property for demolition purposes. If Optionee demolishes the steam plant and then does not exercise the Option and/or does not acquire the Property, Optionor shad be obligated to reimburse Optionee for the costs and expenses incurred by Optionee to demolish the steam plant, including a.factor equal to Optionee's actual cost of funds for the demolition from the date of disbursement to the date of reimbursement (not to exceed twelve percent (12%) . per annum). Such reimbursement shall be due at the earlier of (i) closing of the sale of the Property to another purchaser, or (ii) commencement of development activities on the Property. The total reimbursement obligation shall not exceed $3,500,000. r;ii err } 50168745.06 The reimbursement obligation of Optionor hereunder shall be secured by a deed of trust on the Property in the form attached hereto as Exhibit 1, which Optionor agrees to execute and deliver to Optionee simultaneously with the commencement of demolition of the steam plant. Such deed of trust shall automatically expire upon Optionee's purchase of the Property and shall be promptly reconveyed by Optionee upon reimbursement by Optionor of the demolition costs. (c) In connection with the demolition of the steam plant, Optionee plans on crushing the concrete and other materials on site and making it available as structural fill for construction of the Main Access Road and other common areas. To the extent such material may timely be used in connection with the construction of the Main Access Road and other common areas, Optionor shall use such materials and shall pay Optionee the current market value of such materials. (d) There also exists on the Property and the immediately adjacent property an existing structure that straddles the property line, as depicted in Exhibit 2. Optionor shall be responsible for demolishing such structure in connection with constructing the Main Access Road and the costs of such demolition shall be a cost of the construction of the Main Access Road and shared by the parties as provided in the Common Area Development Agreement. 2. Environmental Remediation Matters. In accordance with Section 4 of the Agreement, the amount of$17,000 shall be withheld from the sum released to Optionor and shall be held in escrow on the following terms: (a) Optionor at its sole cost and expense shall provide remediation of the Property in accordance with the remediation plan described in Exhibit 3 hereto. Such remediation has commenced and shall be pursued diligently to completion. (b) Upon completion of such remediation, and upon the issuance by the State of Washington Department of Ecology of a no further action letter to Optionor and Optionee substantively equal in effect to the example attached hereto as Exhibit 4, the escrowed funds shall be released to Optionor under the following procedures: (i) Optionor shall request a release of the escrowed funds in writing, which request shall certify that Optionor is entitled to such release and which request shall be delivered to Escrow Agent and Optionee. (ii) If Optionee does not dispute such release within ten (10) days of its receipt of the request for release, such funds shall be released to Optionor. If Optionee disputes such release within such ten-day period, the funds shall continue to be held by Escrow Agent until the dispute is resolved. (c) The escrowed funds shall act as security for the obligation of Optionor to complete the remediation and obtain the no further action letter, but shall not limit the costs or liability of Optionor with respect thereto, and Optionor shall be - 2 - 50188745.06 obligated to complete the remediation and obtain the no further action letter in the prescribed form even if the costs of doing so exceed the amount of the escrowed funds. (d) If Optionor fails to diligently complete such work and obtain the no further action letter, and following seven (7) days advanced notice for Optionee (stating with reasonable particularity the nature of Optionors failure and the steps Optionee intends to take), Optionee shall have the right, but not the obligation, to commence and diligently pursue the remediation work and the issuance of the no further action letter, subject to reimbursement of the costs to do so. Optionee shall be entitled to such reimbursement first from the escrowed funds, and after all escrowed funds have been exhausted, directly from Optionor. The process to obtain a release of the escrowed funds by Optionee shall be the same as specified in subsection (b) above. 2. Temporary Storm Detention. In connection with the construction of improvements to Lots 2 and 3, Optionor has requested the right to construct a temporary storm detention facility/sedimentation pond (the 'Temporary Facilities") on a portion of the Property, substantially as shown on the map attached hereto as Exhibit 5. Optionee consents to the construction of such Temporary Facilities, subject to the following: (a) All costs to construct and maintain the Temporary Facilities shall be included in the total development costs for the Common Areas, and shared by Optionor and Optionee in proportion to their actual use. (b) Optionee shall have the right to use the Temporary Facilities in connection with the construction of improvements on the Property. If the Temporary Facilities must be enlarged to accommodate Optionee's use, the costs of such enlargement shall be included in the total development costs for the Common Areas and shared by Optionor and Optionee in proportion to their actual use. (c) Use of the Temporary Facilities by Optionor and Optionee shall be subject to Optionoes and Optionee's compliance with all applicable laws relating thereto. (d) Optionee may require Optionor on sixty (60) days prior written notice to remove the Temporary Facilities and provide for storm detention and sedimentation within property owned by Optionor, provided, however, that the effective date of such notice cannot be prior to sixty (60) days before the estimated completion date of the improvem'nts on Lot 4. 4. Access Issues. The parties acknowledge that the proposed access road . to Southport from Lake Washington Boulevard as depicted on the map attached hereto as Exhibit 6 crosses a portion of the railroad right-of-way and a portion of the adjacent Puget Sound Energy property in areas over which'easements do not currently exist. Optionor agrees at its sole cost and expense to seek revisions to existing easements and/or new easements such that the proposed access road is wholly - 3 - 50188745.06 • contained within easements permitting access to Southport. To the extent possible, the Property shall be specifically identified as a parcel benefited by such easements. In the event Optionor is not successful in obtaining such easements, Optionor agrees at its sole cost and expense to relocate the access road from Lake Washington Boulevard to Southport such that such access road is wholly within the existing easement areas. Optionor represents that it is its understanding under the existing governmental regulations and approvals that the access road for Lake Washington Boulevard to Southport, whether over now easement areas or as relocated into the existing easement areas, (i) will provide adequate access to Southport and (ii) will not restrict the right of Optionee to develop 750,000 square feet of office space within the Property. 5. Title Matters. At or prior to Closing, Optionor agrees to cause the removal of special exceptions 3, 4 and 5 of the Commitment for Title Insurance issued by First American Title Insurance Company, Order No. 812454-C1, effective May 26, 2000 at 7:30 a.m. 6. HPA Permit Issues. Optionor has obtained an HPA permit from the State of Washington Department of Fish and Wildlife ("DFW")to widen the bridge over John's Creek to three (3) lanes. The City of Renton has requested the bridge be widened to four (4) lanes. Optionor at its sole cost and expense is seeking an amendment to the HPA to accommodate the City's request. If DFW does not agree to amend the HPA permit, Optionee agrees to proceed with the widening of the bridge to three (3) lanes, as permitted under the existing HPA permit. Optionor represents that it is its understanding based upon existing. governmental regulations and approvals that the limitation of the bridge to three (3) lanes will not restrict the ability of Optionee to construct 750,000 square feet of office space on the Property. 7. .Retail Development Rights. The Level II approval for the overall development of Southport authorizes the development of retail/restaurant uses of up to 40,000 square feet within Southport. 12,000 square feet of such permitted retail/restaurant use is being reserved for the future hotel on Lot 1, 10,000 square feet of such permitted retail/restaurant use is being reserved for the residential development on Lot 2, and 10,000 square feet of such permitted retail/restaurant use is hereby allocated to the Property. In the event Optionee is not permitted to develop at least 750,000 square feet of office space within the Property, the additional retail/restaurant use available within Southport (8,000 square feet) shall also be allocated to the Property. Optionor agrees to sign any additional or further documents as may be necessary to allocate these retail/restaurant development rights to the Property. Nothing herein shall obligate Optionee to construct retail or restaurant uses on the Property. - 4 50188745.06 --1 8. Exhibit Matters. This Amendment addresses the issues to be covered in Exhibit C and Exhibit E to the Option, and thus, the references to Exhibit C and Exhibit E in the Option are deleted. The matters to be addressed in Exhibit B, Exhibit D and Exhibit G to The Option are covered in the Declaration of Covenants, Conditions and Restrictions and Grant of Easements for Southport, a draft of which is attached hereto as Exhibit 7 (the "Declaration"). Optionor and Optionee anticipate that the Declaration will be executed and recorded immediately before Closing. Optionor and Optionee agree to work together in good faith to revise the Declaration to the extent necessary as development plans are finalized and/or to address reasonable lender or financing concerns. The matters to be addressed in Exhibit F to the Option are covered in the ``s • Common Area Development Agreement attached hereto as Exhibit 8 (the "Development Agreement"). Optionor and Optionee anticipate that the Development Agreement will be executed simultaneously with Closing. Notwithstanding that the Development Agreement will not be executed until Closing, Optionor and Optionee agree to comply • with the provisions of the Development Agreement prior to closing with respect to the design and approval of the Common Area Improvements. Optionor and Optionee also agree to work together in good faith to revise the Development Agreement to the extent necessary as development plans are finalized and/or to address lender or financing concerns. • 9. Waiver of the Due Diligence Period. Optionee hereby waives the due diligence review contingency under Section 2(b)of the Option. The funds in escrow, less the $17,000 to be withheld in accordance with Section 2 above, may be released to Optionor. • - 5 - 50188745.06 .�. 10. Continued Effect. Except as amended by this Amendment, the Agreement remains in full force and effect without change. DATED as of the day and year first above written. OPTIONOR: SOUTHPORT, LLC, a Washington limited liability company By: , me: ich . Christ Title: Member OPTIONEE: WRIGHT RUNSTAD ASSOCIATES LIMITED PARTNERSHIP, a Washington limited partnership By: Wright Runstad & Company, a Washington corporation, its general partner • By: -41 A---) Name: • --1---kl2 Vv..e s‘cl•eh is ael P. Christ, who executes solely to confirm this amendment for purposes of Paragraph 9 of the Option SECO DEVELOPMENT, I C., a Washington Corporation By. Its s‘cp • Which executes solely to confirm this amendment for purposes of Paragraph 9 of the Option Exhibits Exhibit 1 - Form of Deed of Trust Exhibit 2 - Map Depicting Existing Structure • Exhibit 3 - Remediation Plan Exhibit 4 - Example of No Further Action Letter Exhibit 5 - Map Depicting Temporary Facilities Exhibit 6 - Map Depicting Access Area Exhibit 7 - Declaration • . Exhibit 8 - Development Agreement - 6 - 50188745.06 EXHIBIT 1 TO SECOND AMENDMENT TO OPTION AGREEMENT (Southport) Form of Deed of Trust • See the attached three pages EXHIBIT 1 50188745.06 AFTER RECORDING MAIL TO: Name Michael D. Kuntz FOSTER PEPPER & SHEFELMAN PLLC Address 1111 Third Avenue, Suite 3400 City/State Seattle, Washington 98101 Deed of Trust '` ..... First American Title (For Use in the State of Washington Only) Insurance Company THIS DEED OF TRUST,made this day of j2000,BETWEEN SOUTHPORT, LLC, a Washington limited liability. company ,GRANTOR, whose address is (this space for title company use only) and FIRST AMERICAN TITLE INSURANCE COMPANY,a California corporation as TRUSTEE,whose address is and WRIGHT RUNSTAD ASSOCIATES LIMITED PARTNERSHIP, a Washington . lima d partnership BENEFICIARY,whose address is 1191 Second Avenue, Suite 2000, Seattle, WA 98101 ,WTTNESSETH:Grantor hereby bargains,sells and conveys to Trustee n Trust, with power of sale,the following described real property in K i nq County,Washington: Assessor's Property Tax Parcel/Account Number(s): 0 5 2 3 0 5—9 0 7 6—0 3 not to exceed ' $3,500,000 which real property is not used principally for agricultural or fanning purposes;together with all the tenements,hereditaments, and appurtenances now or hereafter thereunto belonging or in any wise appertaining,and the rents,issues and profits thereof. This deed is for the purpose of securing performance of each agreement of grantor he-ein contained,and reimbursement of certain demolition costs in accordance with the. Y the Second Amendment to Option Agreement between Grantor and Benefiriary dated July 2000 s($ with interest,in accordance with the terms of a promissory note of , ya e to Beneficiary or order,and made by Grantor,and all renew extensions thereof,and also such further sums as may be advanced or loaned by LPB-22(11/96) page 1 of 2 To protect the security of this Deed of Trust,Grantor covenants and agrees: 1.To keep the property in good condition and repair,to permit no waste thereof;to complete any building,structure or improvement being built or about to be built thereon;to restore promptly any building,structure or improvement thereon which may be damaged or destroyed;and to comply with all laws,ordinances,regulations,covenants,conditions and restrictions affecting the property. 2.To pay before delinquent all lawful taxes and assessments upon the property;to keep the property free and clear of all other charges,liens or encumbrances impairing the security of this Deed of Trust. 3.To keep all buildings now or hereafter erected on the property described herein continuously insured against loss by fire or other hazards in an amount not less than the total debt secured by this Deed of Trust. All policies shall be held by the Beneficiary,and be in such companies as the Beneficiary may approve and have loss payable first to the Beneficiary,as its interest may appear,and then to the Grantor. The amount collected under any insurance policy may be applied upon any indebtedness hereby secured in such order as the Beneficiary shall determine. Such application by the Beneficiary shall not cause discontinuance of any proceedings to foreclose this Deed of Trust. In the event of foreclosure,all rights of the Grantor in insurance policies then in force shall pass to the purchaser at the foreclosure sale. 4.To defend any action or proceeding purporting to affect the security hereof or the rights or powers of Beneficiary or Trustee,and to pay all costs and expenses,including cost of title search and attomey's fees in a reasonable amount,in any such action or proceeding,and in any suit • brought by Beneficiary to foreclose this Deed of Trust. 5.To pay all costs,fees and expenses in connectioniwith this Deed of Trust,including the expenses of the Trustee incurred in enforcing the obligation secured hereby and Trustee's and attorney's fees actually incurred,as provided by statute. 6.Should Grantor fail to pay when due any taxes,assessments,insurance premiums,liens,encumbrances or other charges against the property hereinabove described,Beneficiary may pay the same,and the amount so paid,with interest at the rate set forth in the note secured hereby, shall be added to and become a part of the debt secured in this Deed of Trust. IT IS MUTUALLY AGREED THAT: 1.In the event any portion of the property is taken or damaged in an eminent domain proceeding,the entire amount of the award or such portion as may be necessary to fully satisfy the obligation secured hereby,shall be paid to Beneficiary to be applied to said obligation. 2.By accepting payment of any sum secured hereby after its due date,Beneficiary does not waive its right to require prompt payment when due of all other sums so secured or to declare default for failure to so pay. 3.The Trustee shall reconvey all or any part of the property covered by this Deed of Trust to the person entitled thereto,on written request of the Grantor and the Beneficiary,or upon satisfaction of the obligation secured and written request for reconveyance made by the Beneficiary or the person entitled thereto. 4.Upon default by Grantor in the payment of any indebtedness secured hereby or in the performance of any agreement contained herein,all sums secured hereby shall immediately become due and payable at the option of the Beneficiary. In such event and upon written request of Beneficiary,Trustee shall sell the trust property,in accordance with the Deed of Trust Act of the State of Washington,at public auction to the highest bidder. Any person except Trustee may bid at Trustee's sale. Trustee shall apply the proceeds of the sale as follows:(1)to the expense of the sale,including a reasonable Trustee's fee and attomey's fee;(2)to the obligation secured by this Deed of Trust;(3)the surplus,if any, shall be distributed to the persons entitled thereto. 5.Trustee shall deliver to the purchaser at the sale its deed,without warranty,which shall convey to the purchaser the interest in the property • which Grantor had or had the power to convey at the time of his execution of this Deed of Trust,and such as he may have acquired thereafter. Trustee's deed shall recite the facts showing that the sale was conducted in compliance with all the requirements of law and of this Deed of Trust,which recital shall be prima facie evidence of such compliance and conclusive evidence thereof in favor of bona fide purchaser and encumbrancers for value. 6.The power of sale conferred by this Deed of Trust and by the Deed of Trust Act of the State of Washington is not an exclusive remedy; Beneficiary may cause this Deed of Trust to be foreclosed as a mortgage. 7.In the event of the death,incapacity,disability or resignation of Trustee,Beneficiary may appoint in writing a successor trustee,and upon the recording of such appointment in the mortgage records of the county in which this Deed of Trust is recorded,the successor trustee shall be vested with all powers of the•original trustee. The trustee is not obligated to notify any party hereto of pending sale under any other Deed of Trust or of any action or proceeding in which Grantor,Trustee or Beneficiary shall be a party unless such action or proceeding is brought by the Trustee. 8.This Deed of Trust applies to,inures to the benefit of,and is binding not only on the parties hereto,but on their heirs,devisees,legatees, administrators,executors and assigns. The term Beneficiary shall mean the holder and owner of the note secured hereby,whether or not named as Beneficiary herein. SOUTHPORT r LLC, a Washington limited liability company By Its: REQUEST FOR FULL RECONVEYANCE Do not record. To be used only when note has been paid. TO:TRUSTEE. The undersigned is the legal owner and holder of the note and all other indebtedness secured by the within Deed of Trust. Said note, together with all other indebtedness secured by said Deed of Trust,has been fully paid and satisfied; and you are hereby requested and directed,on payment to you of any sums owing to you under the terms of said Deed of Trust,to cancel said note above mentioned,and all other evidence of indebtedness secured by said Deed of Trust delivered to you herewith,together with the said Deed of Trust, and to reconvey, without warranty,to the parties designated by the terms of said Deed of Trust,all the estate now held by you thereunder. Dated ,19 - • _ •" Do not fosse or destroy this Deed of Trust OR THE NOTE which it secures.Both moist be delivered to the Trusteefor cancellation before reconveymmewillberr i& ~-` LPB-22(11/96) page 2 of 2 • • STATE OF WASHINGTON ss.• COUNTY OF I certify that I know or have satisfactory evidence that is . the person who appeared before me, and said person acknowledged that said person signed this instrument, on oath stated that said person was authorized to execute the instrument and acknowledged it as the of SOUTHPORT, LLC, a limited liability company, to be the free and voluntary act of such limited liability company for the uses and purposes mentioned in the instrument. Dated this day of , 2000. (Signature of Notary) (Legibly Print or Stamp Name of Notary) Notary public in and for the state of Washington, residing at My appointment expires ACKNOWLEDGEMENT PAGE • 50189787.01 EXHIBIT 2 TO SECOND AMENDMENT • TO • OPTION AGREEMENT (Southport) Map Depicting Existing Structure • See the attached one page • • • • • EXHIBIT 2 50188745.06 . 7 °is- OIRAENT , /<\ • SLAB -- _ • �/ S • .4 , . • ti1y4 o�F °5 34.s3• f • • ->(< , ems XTm' 1-STORY WOOD • - [y FRAME BLDG. 1C v -ti i • LOT2 "$ 96,607 SO. FT. PORTIONS OF CONC.BUNKER. CONC.PUMIPHO�, °'� 2.22 ACRES WOOD SHED a ALUM ADDITION ADOfT1 ABOVE 13 .. • •i. FUTURE .:ISH GRADE TO BE REMOVED 4, PRIVA • �Q! ...:*1-.--;„.:" �.i`� ?•. i B�EFTT LOT TdFC �� 2-19-99 FD. PUNCH IN3- EXTENDED TO LOTS • . : ALUM DISC IN 6` x 6" PLAT. ALSO EASEMEN •f:•• 6'S6 54`E S48'48'36`W . PUGET POWER MON. ' & MANTENANCE ROAD 16.3r 225.83• 6273• ' r S88'4 Air < • 305.06' —— —�, ` 52141 \ ` FIRE MAN EASEMENT PER S84'16'25"W �\ \�; �REC.NO. 8407260401 SEE DETAL ABOVE ' o \ \ '\4, ^'`•N. LOT 3 \�p �\ ' 164,060 SO. FT. e ' °� 9p��e� \� `.` ` 3.77 ACRES .4 • + \• ul• � � • j yQ �_\ \ 1 �% <` \ LOT 4 1 V 645' 296,821 SD.,FT. o,�Q-P �a'� � �`"� .,"\\ `�'�, ', ° ' 48�,sr ' 6.81 ACRES• P \ \\i \ \ \ _t____„,,,,,,,/,/ � '� L 16025' / • ll • i / ` N82,4g W i S43'47.O7-E dg- X 119.14• 1 85.74•. • 1 -STORY'WOOD 1 - STORY BRICK FRAME BLDG. ADDITION �` - --.. • • • ,a w St J i N Za i TITLE EXCEPTIONS kr w THIS PROPERTY IS SUBJECT ::.{ TRACKS RECORDED UNDER K] 3352228 ANn i, -,-.-,.. EXHIBIT 3 TO SECOND AMENDMENT TO OPTION AGREEMENT (Southport) Remediation Plan • See the attached 26 pages • • EXHIBIT 3 50188745.06 e. • 60• Ise <y TECHNICAL MEMORANDUM TO: Mike Blumen, Huckell/Weinman Associates, Inc. Rich Schipanski, Huckell/Weinman Associates, Inc. AS SUBMITTED To FROM: Torsten Lienau, P.E., Entranco, Inc. For o Review& Comrt-ant DATE: August 27, 1999 DAoprovai&Sign-ott SUBJECT: Technical Memorandum uinformatior. 8• Use Plan C Alternative Qualitative Transportation Analysis Date eir714,1 Byl Proj. No. et' 'to-{Qo PROJECT: Southport Environmental Impact Statement Entranco Project No. 99040-60 • CONTENTS: Page ' INTRODUCTION 3 SIGNIFICANT IMPACTS 3 Road Network 7 Traffic Forecasts 7 Concurrency Standards 8 Operational Conditions 8 On-Site Parking _ 10 Transit 12 Pedestrian/Bicycle Access 12 Airport 12 Railroad 12 Fire and Emergency Vehicle Access 13 Accidents/Safety Issues 13 MITIGATION MEASURES 13 • - Site Access • 17 Impact Fees 19 On-Site Parking • 19 Railroad 19 Accidents/Safety Issues 20 - Transportation Demand Management 21 APPENDICES: A- Trip Generation for Plan C Alternative B - Parking Demand Study- Plan C Alternative ® Fy(*OFa' NING G1N DEC 2 Real NJED w\protectsN99040\reports\PianCqua(0&27/99).tc 1 El ) a.'1 �i`+::. 1 .. L:'.'• .0 a_'..`1 aye L. twaa'' TABLES: 1. Southport Land Use Alternatives 4 2. Southport Trip Generation 6 3. Level of Service Summary 9 4. Southport Plan C Alternative Parking Summary 11 5. 2004 Mitigated Level of Service Summary 17 6. 2004 Delay and Queue Summary at Project and Park Driveways 18 FIGURES: 1. Proposed Mitigation for Plan A and Plan B - Feasibility-Level Channelization Plan 15 w\prolects\99040\reports\PianCqua(00/27/99)tc 2 INTRODUCTION Traffic impacts for two No-Action and two action alternatives for the Southport project were documented in a Draft Supplemental Environmental Impact Statement (DSEIS), dated June 29, 1999. The two action alternatives (Plan A and Plan B) consisted of varying amounts of specialty retail, restaurant, office, and residential land uses. The Plan B action alternative consisted of about 250,000 square feet more office land use and 38 more residential units than the Plan A action alternative. A new action alternative, the Plan C alternative, has been developed. This technical memorandum documents the qualitative transportation analysis performed for the proposed Plan C alternative. A quantitative analysis was performed for the Plan A and Plan B alternatives in the DSEIS. The transportation analysis provided for the Plan A and Plan B alternatives in the SEIS evaluated impacts for the year 2004, which is assumed to be the year for project buildout. To determine the impacts related to traffic generated by Plan C, the following tasks were completed: • The trip generation (number of vehicle trips) was estimated for each alternative (quantitative analysis). • The proposed vehicle trips for each alternative were assigned to a future 2004 road network (qualitative analysis). • The project's traffic impacts were evaluated based on the City of Renton's concurrency standards (quantitative analysis). • All the alternatives were evaluated using an operational LOS analysis (qualitative analysis). • The proposed parking supply was evaluated based on the City of Renton's development standards and on a parking demand analysis (quantitative analysis): • The project's impacts to transit, pedestrian, bicycle, airport, and railroad facilities were evaluated (qualitative analysis). • Safety issues, including fire/emergency vehicle access;and traffic accident history in the project vicinity were identified (qualitative analysis). The results of these analyses are documented in this technical memorandum. SIGNIFICANT IMPACTS Trip Generation A description of the land uses associated with the Plan C action alternative is provided in table 1. Land use descriptions for the Plan A and Plan B alternatives were also included in table 1 for comparison purposes. Compared to the Plan A and Plan B w,protects\99040\repons\PlanCqua(08/27/99)is 3 • alternatives,the Plan C alternative proposed approximately 50 percent fewer apartment dwelling units, and reduced the restaurant and specialty retail space by 8,000 square feet to accommodate the addition of a 220-room hotel. The amount of office space, 500,000 square feet, and number of condominium units, 206 dwelling units, proposed for the Plan C alternative are the same as proposed for the Plan A alternative. The Plan C alternative has 250,000 square feet less of office and 17 condominium dwelling units less than that proposed for the Plan B alternative. . .i 5. k�Y+,�• „$ 'x}' n r'7's'{^^Si .°'K `+ r'' -i' :.� 44�, {, "2 ! <+ y '\ r+.WF �+`y.� F7..r's'r"��h v. ,,. . `'i Y .�t, ; 7 able -.Z'� 4 t +•Z < .ra�2Fff. -� iD += PO T141,140 S . , ES �Sy'.. ss.4� ,�• i - �t'2+,q,r.. ,74, i f`t �,S o stratus r +bq rt2),''",..[? .5,y( s v•'`, • +••::r4 � tw � 5t ti.: /_ • -. $:i....c r.. - ,. Lan ,Use �r� �,;�;.. �r� Residential (Apartment) 337 du . 358 du 171 du Residential (Condo/Townhouse) 206 du 223 du 206 du High-Turnover Restaurant (GFA) 12,500 sf 12,500 sf 10,000 sf Quality Restaurant (GFA) 12,500 sf 12,500 sf 10,000 sf Hotel (rooms) n/a n/a 220 Office (GFA) 500,000 sf 750,000 sf 500,000 sf Retail (GLA) . . 13,000 sf 13,000 sf - 10,000 sf Notes: du=dwelling units sf=square feet GFA=gross floor area GLA=gross leasable area • Residential Land Uses: Condominium/Townhouse,ITE LUC 230. . • Residential Land Uses: Apartment,ITE LUC 220. • Restaurant Land Uses: High Turnover Restaurant,ITE LUC 832,and Quality Restaurant,ITE LUC 831. • Hotel Land Uses: Hotel,ITE LUC 310 • Office Land Uses: General Office Building,ITE LUC 710. • Retail Land Uses: Specialty Retail Center,ITE LUC 814. The weekday a.m. and p.m. peak-hour and daily vehicle trip generation numbers for the proposed Plan C alternative were based on rates provided in the ITE Trip Generation Manual, sixth edition, 1997. The Trip Generation Manual is a national publication that documents trip rates and provides equations for varying types of land use based on actual traffic counts at facilities across the country. Not all vehicle trips are considered new to the existing roads in the project vicinity. Two trip types—passby and internal—are not included in the total for new trips. Passby trips are trips made as intermediate stops on the way from an origin to a primary destination. w\prolecls\99040kepons\PIanCqua(08/27r99),Ic 4 • For example, a person who normally drives on Lake Washington Boulevard on their way from work to home, and decides to stop at the Southport development to eat dinner is considered a passby trip. Internal trips are those made within the project site. For example, a person who lives and shops or eats within the Southport development generates an internal trip. Internal trips and passby trips do not add traffic to the surrounding street network. For this reason, these trip types were subtracted from the gross vehicle trips generated by the Plan C action alternative. The rates for passby and internal trips were approved by the City of Renton. Internal trip reductions were based on studies documented in the ITE Trip Generation Manual, fifth edition, which documents average internalization rates of 24 and 27 percent at large activity centers containing office, retail, and residential land uses. To be conservative, internal trip reductions for Southport were limited to 10 percent between specific uses, such as between residential and restaurant/retail land uses, residential and office land uses, office and restaurant/retail land uses, office and hotel land uses, and hotel and restaurant/retail land uses. The passby trip reduction for the specialty retail use was based on methodology outlined in the ITE Trip Generation Manual, fifth edition, which relates passby reductions for shopping centers to the average daily traffic (ADT) on adjacent roadways. Using this methodology, the passby reduction based on the 1994 ADT on Park Drive (23,450 vehicles per day) would be 35 percent. To be conservative, the passby trip reduction for the Southport retail use was assumed to be 20 percent. The passby trip reduction for the high-turnover restaurant was based on studies documented in the ITE Trip Generation Handbook, An ITE Proposed Recommended Practice. The handbook documents an average passby trip reduction of 33 percent for high-turnover restaurants similar in size to the proposed use. Therefore, the passby trip reduction for the Southport high-turnover restaurant was assumed to be 33 percent. Table 2 summarizes the gross and net weekday a.m. and p.m. peak-hour and daily vehicle trip generation for the Plan C alternative at full buildout. The Plan A and Plan B alternatives are provided for comparison. For a more detailed breakdown of the trip generation, see Appendix A. The Plan C alternative generates 1,012 and 1,058 net new trips during the a.m. and p.m. peak hours, respectively. Compared to the Plan A alternative, the Plan C alternative generates only 7 more trips in the a.m. peak hour, and 3 fewer trips in the p.m. peak hour, which is less than a one percent difference. On a daily level, the Plan C alternative generates 9,443 net new daily trips, or 76 more new trips than the Plan A alternative. • w\protects\99040\repons\PlanCqua(08/27r99)lc 5 <?-5 n a.y�r .Jr��1 a.Y,r"s�'S�"; jyYf¢'.�..s{ S •., St [*�'q �'n-v!•. } lv f- Js"`s "fi55• ��qtK� r2 y5av +�-'+i ;?' rPh S' OUT F. r > rs�,� E E RON ' �� � 'l.•e"t,�',�•.. � +l�"-x rr�r'xj, P`+7y�.i.:�ti .�."'_ ,`-[ t•;ark .Ra�'+i[ylC'r 'y�rtri. 4t�t . - .�tr L' .n �.t'` v �- t•5 t ? f ,y, x-r`.t r's� ^4[.5. ��A�I•'k�L`„�r.'+jy�"y�r�����tA,►�-tiE•-�L-1"�,. ; .! •,�j''fit.;,,,+.�'Jnk4`. _ros_alTo ° • t ,-•:` [ '.1 i ,`_ 3.•, ♦,;y,'T >J"'j•! -..yt•. 1? Iteaw{e E term ,< ! xn ter S i " '"'•�1}• A.M. Peak Hour Plan A 672 333 1,005 742 402 1,144 Plan B 899 374 1,273 971 445 1,416 Plan C 715 297 1,012 779 369 1,140 P.M. Peak Hour Plan A 397 664 1,061 479 738 1,217 Plan B 454 901 1,355 538 977 1,515 Plan C 373 685 1,058 448 755 1,203 Daily Total Plan A 4,684 4,683 9,367 5,604 5,603- 11,207 Plan B 5,601 5,601 11,202 6,543 6,543 13,086 Plan C 4,722 4,721 9,443 5,586 5,586 11,172 The more substantial difference between the Plan A and Plan C alternatives trip generation is the distribution of entering trips versus exiting trips. In the a.m. peak hour, the predominant flow of traffic for the action alternatives for the Southport development is entering the site. The Plan C alternative has 43 more vehicles, or about 6 percent more vehicles, entering their site than the Plan A alternative in the a.m. peak hour. In the p.m. peak hour, the predominant flow of traffic for the Southport action alternatives is exiting the site, and under the Plan C alternative, 21 more vehicles are exiting the site than in the Plan A alternative. Therefore, impacts related to trip generation for the Plan C alternative will be slightly worse than those documented in the SEIS for the Plan A alternative for entering vehicles in the a.m. peak hour, and exiting vehicles in the p.m. peak hour. When comparing the Plan C alternative to the Plan B alternative, the trip generation for the Plan C alternative is always less than the Plan B alternative during the a.m. peak w\projects\990401repons\PlanCqua(08127199):jc I 6 hour(21 percent less), p.m. peak hour (22 percent less), and on a daily level (16 • percent less), even when comparing entering (16 to 20 percent less) and exiting (16 to 24 percent less) trips. Therefore, impacts related to trip generation for the Plan C alternative will always be less than those documented in the SEIS for the Plan B alternative. Road Network No improvements to the road network were assumed in the project vicinity by 2004 when the Plan A and Plan B action alternatives were analyzed. In the SEIS, the same road network used to analyze 1999 conditions was used to analyze the 2004 conditions without developer mitigation for the Plan A and Plan B alternatives. No road improvements-would be assumed for the Plan C action alternative, either. Traffic Forecasts The net new traffic associated with both the Plan A and Plan B action alternatives was distributed on the roadway network based on the City of Renton traffic model, existing travel patterns in the project vicinity, and discussions with the City of Renton staff. The City of Renton confirmed the distribution of net new trips for the Plan A and Plan B alternatives. The trip distribution assumed: • 5 percent to/from the north on Lake Washington Boulevard _ • 25 percent to/from the north on 1-405 • 20 percent to/from the south on Park Drive • 35 percent to/from the south on 1-405 • 15 percent to/from the east on Park Drive Comparing the proposed land uses for the Plan C alternative to the Plan A alternative, the proposed hotel in the Plan C alternative took the place of mostly residential, restaurant, and retail uses in the Plan A alternative. No change in trip distribution is expected for the Plan C alternative. This is because: • Most of the traffic associated with the residential, restaurant, and retail uses of the Plan A alternative were judged to be destined to and from 1-405 and the downtown Renton area. - • It is anticipated that trips to and from the proposed hotel in the Plan C alternative. would be destined to the same areas. w\projects\99040Vepons\PIanCqua(08/27/99).jc 7 Therefore, the same trip distribution used for the Plan A alternative would be applied to the Plan C alternative development. Concurrency Standards As described in the Transportation Affected Environment section of the DSEIS, the City estimates that an annual average of 11,167 trips would be generated by new • development. The number of trips was determined based on the City's planned growth and the transportation improvements needed to maintain the City's transportation LOS standards, as documented in the City's Comprehensive Plan. Vehicle trips associated with new development can exceed the average annual allotment, assuming future year vehicle trips associated with new development are less than the average annual allotment. The City's concurrency trip bank for 1999 is established at 62,571. This is the number of vehicle trips that can be allotted to the City's transportation network over the next six years. The Plan C action alternative is estimated to generate 9,443 net new daily trips, which are fewer than the average annual allotment, and within the 6-year trip bank associated with 1999. Therefore the Plan C action alternative would pass the City's concurrency test. Operational Conditions Table 3, reproduced from the SEIS, presents the 2004 LOS analysis results for both Plan A and Plan B action alternatives. The analysis determined that there were no differences between the Plan A and Plan B LOS, except at the North 30th Street/Lake Washington Boulevard intersection, where the LOS dropped from LOS A to LOS B in the p.m. peak hour for Plan B. The LOS analysis presented in table 3 for the Plan A alternative can be considered representative of the impacts that would be realized by the Plan C alternative because: • the Plan C alternative generates significantly fewer vehicle trips than the Plan B alternative under all circumstances. • the Plan C alternative generates approximately the same number of vehicle trips as the Plan A alternative • the trip distribution is assumed to be the same for the Plan C alternative as was assumed for the Plan A and Plan B alternatives, The LOS analysis impacts described in table 3 by the Plan B alternative would be worse than those experienced by the Plan C alternative. w\projectsl99040\reportsWlanCqua(0827/99):jc 8 �:1 �'v n n s- - te L,-. '- x ��, Ffi. �•a �E:ty2 �t5 r 4 . _Y Vc+-- ��. M,k v,- - w= . ,,....,- x. DO- ER ICE_ UM 'AR 'r r t i r ri �i. .SsikIy.42.4.?: j � µ 1iji. 7.t - L FrZV y z '? 4 kS.r ' TS 1 X:'",?:..fsl-Y`y`K'+,'rt.,oj%j,.`,�.t P:rr`bra K , i -it.�S^''��i'%r 2 .;j�'r t r§ 4 Eaa+'�;Y 'c- N r .. �_ t; Cif ` qll' ' S �T `V• 't' `'.7 w. ..,,4'., r ., t 1'4 :, .3 4��` . E'- nteisec ions :, ; 'con ,a 'Lour•,.Ae. 4:, , . . .F":,>-,,,•K©S3 :, Park Drive/1-405 NB S A.M. 24.1 C 25.6. C Ramps P.M. 24.0 C 24.0 C Park Drive/I-405 SB S A.M. 18.0 B 17.6 B Ramps P.M. 32.0 C 33.2 C Park Drive/Garden S A.M. 103.3 F 119.7 F Avenue/LWB4 P.M. 121.7 F 166.0 F LWB4/Southport AWS A.M. 279.6 F 416.5 F Access/Houser Way P.M. 235.4 F 356.5 F NE 44th Street/I-405 NB TWS A.M. ECL5 F ECL5 F Ramps P.M. 91.7 F 96.9 F NE 44th Street/1-405 SB TWS A.M. ECL5 F ECL5 F Ramps P.M. 24.2 C 24.8 . C N 30th Street/I-405 NB AWS A.M. 30.9 D 30.9 D Ramps P.M. 35.7 E 36.4 E N 30th Street/1-405 SB AWS A.M. 10.1 B 10.1 B Ramps P.M. 17.6 C 17.7 C . N 30th Street/Burnett AWS A.M. 7.9 A 7.9 A Avenue P.M. 7.7 A 7.7 A N 30th Street/LWB4 TWS A.M. 14.2 B 14.3 B P.M. 9.9 A 10.0 B Notes: 1. S=signalized intersection,AWS=all-way stop-controlled intersection,TWS=two-way stop-controlled intersection. 2. Delay is measured in seconds per vehicle. At signalized intersections and all-way stop-controlled intersections, delay is based on the average control delay reported for the entire intersection. Delay at two-way stop-controlled intersections is based on average control delay for the worst movement. 3. LOS is the level of service based on the methodology outlined in the 1997 Highway Capacity Manual. 4. LWB=Lake Washington Boulevard. 5. ECL=exceeds calculable limits. Therefore, although a specific LOS analysis was not conducted for the Plan C alternative, the results presented in table 3 generally apply to the Plan C action alternative, as well. That is, by 2004, with the Plan C alternative project and without any improvements, five of the ten intersections analyzed will operate at LOS D or better. The two 1-405 ramp intersections on NE 44th Street will continue to experience excessive delay (LOS F) in the a.m. peak hour. Also, in 2004, the northbound ramps will experience LOS F conditions in the p.m. peak hour compared to LOS E for existing conditions. w\projects\99040Veports\PlanCqua(0827/99):lc 9 The all-way, stop-controlled entrance to Southport and Gene Coulon Park on Lake Washington Boulevard will operate at LOS F, with expected delays similar to the Plan A delay calculation of approximately 230 seconds per vehicle. In addition, the signalized intersection of Park Drive/Garden Avenue/Lake Washington Boulevard will likely operate at LOS F for the Plan C alternative without any improvements to the intersection. The results of the 95th percentile queue analysis for The Plan A and Plan B alternatives also showed that adequate storage is not provided by the existing channelization at either intersection, and this is not expected to change for the Plan C alternative. In addition, southbound queues at this intersection are expected to block left turns from Lake Washington Boulevard into the Boeing parking. Improvements to these two intersections are identified in the Mitigation Measures section. The 1-405 interchange at Park Drive was shown to operate well, at LOS C or better, with either Plan A or B in place and without improvements. These results are not expected to change with the Plan C alternative. On-Site Parking The Plan C alternative will provide on-street parking and construct parking garages for the retail, restaurant, office, hotel, and residential uses on site. The majority of the parking would be provided in parking structures, with approximately 2,657 parking stalls for the Plan C alternative. This is 414 more parking stalls than proposed for the Plan A alternative, and 386 fewer than proposed for the Plan B alternative. The parking space requirements for the proposed mix of uses according to the City of Renton Development Standards (section 4-4-080F) is shown in table 4. Based on those requirements, the Plan C action alternative is required to provide 2,683 parking spaces. Consistent with the City's parking standards for residential, restaurant, office, and retail land uses, approximately 69 more stalls will be provided on site than is required. However, the project proposes supplying 198 parking stalls for the hotel land use, which is 95 spaces less than required by City code. Overall the development is proposing 26 stalls less than required by City code. A modification of the parking standards, as provided for in the City of Renton Development regulations (section 4-9-250D), would be required to allow the developer to construct fewer parking spaces than required by code. The proponent produced a parking demand analysis based on the ITE Parking Generation Manual, second edition (provided in Appendix B). The results showed that the proposed parking supply for the residential and office components exceeded the estimated parking demand by 494 stalls for those uses on a typical weekday. Each land use on site will have peak parking demands at different times of the day. To be conservative, this parking demand analysis showed that even if all uses peaked at the same time, there would be enough total parking stalls to accommodate the development. Alternatively, the proponent has indicated that the total number of spaces could be increased substantially to meet City regulations if the City applied a National Parking w\projects\99040\reports\PlanCgua(92199):jc 1 0 Association design standard, which allows for smaller stalls and drive aisles than the City's design standard. The City's Planning/Building/Public Works Administrator will administratively determine the appropriate standards to apply considering the modification criteria, the mixed-use nature of the proposal, which lends itself to some shared parking, and other pertinent analysis and information supplied by the proponent. There is currently no market in Renton for fee-based parking, according to the developers. Certain tenants/uses lend themselves to the concept of paid parking more readily than others. The office uses are the primary candidate for supporting a paid parking strategy. The residential, retail, hotel, and restaurant components do not lend themselves to a paid parking strategy, and therefore parking is expected to be provided for these uses at no cost. _ ;able 4 ,:,. r �.� i,gt;�pApt- eu.;- S kGre :- S�.''.:" Ph� n, >;_ �s'a.s.nd'd3 •. ., �.."S,,.r` r 5 F ; r;� t .. butfipo'iltlan `Alternative ar g ummary .,, •,. «- �.:,°k: �� '�:. x'.x� ten,,,�• �, err e k. a < t y rn. v., :F a� ;< `� • '�" ,yt4�`Estimated; :eak ro osed •`� `� -�?;� i a�`��r.,`'y$+�� ,��.� 'tea, � • -'+S+Ai'.�i�+prr1*ga"�!�'S�- antgi . tyttgl irem tits Ln da: arkin 1 -"��bu:�o�� .��>_r �:>•, � r..y1.�.i4eehaE:at� .�. � PAW Hotel 1 space per room +2 spaces 198 198 per 3 employees =293b Residential 1.5 spaces per unit+ 1 guest 407 6600 space per 4 units= 660 Restaurants 1 space per 100 sf=200 265 -265 Retail 2 to 4 spaces per 1,000 sf, 34 34 depending on retail =30 Office 3 spaces per 1,000 sf= 1,500 1,259 1,500 Total 2,683 2,163d 2,657 Notes: a. Peak estimated parking demand is the number of parked cars on a weekday,and is based on rates or equations from the Institute of Transportation Engineer's Parking Generation manual,Second Edition. b. Number of employees for the hotel was estimated at 0.5 per room,and is based on data provided by hotels located in downtown Seattle. c. Modifications to parking stall standards may be requested to achieve this number of stalls. d. The total peak parking demand assumes all uses peak at the same time. In actuality,each use has a peak parking demand at different times of the day. The peak parking demand at any one time in the day was found to be 1,726 vehicles at 2:00 p.m.on a weekday. Calculations were provided by The Transpo Group. It is also expected that any paid parking provided on site would be discounted on weekends, holidays, and perhaps in the evenings. However, not enough is known about the market, the type and mix of office and retail tenants, and the layout of the parking to be able to provide definitive conclusions regarding a parking fee structure, if paid parking is to be implemented. • w\projects\99040\reports\PlanCqua(9/2/99):jc 1 1 If paid parking is implemented at the Southport site, it may have an effect on the free parking provided at the Gene Coulon Park adjacent to the site. During the week, some office tenants may choose to park at the Gene Coulon Park, to take advantage of the free parking. Particularly during the summer months, this would have a negative impact on parking availability for park users because the park's parking area is usually 99 percent occupied on weekdays, and occasionally over capacity, if there is a special event or if the weather is particularly warm and sunny. On summer weekends, the park is usually over capacity, so the additional office parking at the Southport site could provide a relief for the Gene Coulon Park, especially if the parking fee is reduced considerably or is free. On the other hand, the free parking on the Southport development provided for residents and retail/restaurant patrons could be negatively affected on summer weekends by overflow parking needed for the Gene Coulon Park. There is a potential for an overlap in parking demand for the Southport site and Gene _ Coulon Park. The result is that the Gene Coulon Park and the Southport development will probably have a negative effect on each other. • Transit Development of the Plan C action alternative at the Southport site and other planned projects in the area would increase the demand for additional transit bus service. Demand from the office and residential developments would be concentrated during the a.m. and p.m. peak hours. Pedestrian/Bicycle Access The Plan C action alternative would increase the pedestrian and bicycle activity along Lake Washington Boulevard. The nominal increase in traffic volumes on Lake Washington Boulevard (5 percent) would slightly increase the chance of conflicts between vehicles and pedestrians/bicyclists. The existing pedestrian trail through Gene Coulon Park will be extended through the site along the waterfront promenade. Airport The Plan C alternative will have no significant impacts to the City of Renton Municipal Airport. Railroad With the increased traffic resulting from the Plan C action alternative, the safety of vehicles crossing at the existing railroad crossings on Lake Washington Boulevard and the shared access to Gene Coulon Park and the proposed Southport development will be a concern for the City. The impact of the Plan C alternative on the crossing trains will not be significant; nor is the frequency of train crossings expected to increase as a result of the Plan C development alternative. • w\projects\99040 reports\PlanCqua(0827/99).jc 12 Fire and Emergency Vehicle Access The site's only proposed access is from Lake Washington Boulevard at Houser Way. However, there will be a potential for a secondary connection to the Plan C alternative site from Gene Coulon Park that will serve as an emergency access only. During normal operations, the emergency access will be blocked with bollards. The fire and • emergency vehicle access will be located between Residential Buildings B and C. There are other access points to Gene Coulon Park along Lake Washington,Boulevard . that fire and emergency vehicles can use to get to the Southport emergency access, if the main driveway were blocked for any reason. Accidents/Safety Issues The Plan C action alternative would attract more vehicle trips to and from the site than currently exists, which would result in an increase in vehicles primarily on Lake Washington Boulevard south of the site access and Park Drive. There is always a chance that accidents would increase as traffic levels increase. However, the inherent randomness and unpredictability of accidents makes estimating an increase in accidents with respect to action alternative very difficult and unreliable. An increase in accident probability would most likely occur at the intersections where the increases in traffic volumes would be the greatest. Accident rates are not likely to increase significantly. MITIGATION MEASURES _ Operational Conditions Because the poor LOS conditions at the NE 44th Street/I-405 interchange are a pre- existing condition (LOS F in the a.m. peak hour and LOS E in the p.m. peak hour), whether the Plan C action alternative is built or not, and because the number of vehicles this alternative sends to the interchange is minimal, mitigation at this interchange was not analyzed. Based on previous work within the City of Renton, it is estimated that these intersections would probably operate at LOS D or better if they were both • signalized. Based on the LOS analysis conducted for both the Plan A and Plan B action alternatives, the intersections of Park Drive/Garden Avenue/Lake Washington Boulevard and Lake Washington Boulevard/Houser Way/Southport Access need to be mitigated to achieve the 2004 No Action delay. As was indicated previously, the impacts associated with the Plan C action alternative are substantially less than the Plan B alternative, and nearly identical to the Plan A alternative. As a result, the proposed mitigation for Plan A and Plan B should also mitigate the impacts of the Plan C alternative. It should be noted that, among other safety and operational criteria, the City considered Resolution 2708 when developing the mitigation plan for this development. The resolution acknowledges minimizing traffic in neighborhoods in North Renton and Kennydale. The wtprolects 99040\reports\PlanCqua(08/27/99):Ic 13 design shown in the channelization plan (figure 1) mitigates transportation impacts. The improvements shown in figure 1 are described below. At the Park Drive/Garden Avenue/Lake Washington Boulevard intersection, most of the recommended improvements can be made within the existing pavement. On the Park Avenue approach, it is recommended that the existing channelization be restriped to accommodate one shared through/right lane, one through lane, and two left-turn lanes. On the Lake Washington Boulevard approach, it is recommended that the approach be restriped to accommodate one right-turn lane and two left-turn lanes. It is also recommended that the westbound free right-turn lane from Park Drive to Lake Washington Boulevard yield to the eastbound left-turning vehicles from Park Avenue to Lake Washington Boulevard. Currently,these right-turning vehicles do not have to yield to through traffic as they enter Lake Washington Boulevard in a dedicated lane. However, to accommodate the recommended new left-turn lanes on Park Avenue, through traffic will be realigned to use the lane where right-turning vehicles enter, requiring the turning vehicles to yield to on-coming traffic. On the Lake Washington Boulevard leg of this intersection, the existing queues without the Southport development extend past the Boeing parking lot, and these queues will be longer with the proposed development. Left turns into and out of this driveway will be a safety hazard and will cause additional queuing onto Park Avenue. The existing counts at this driveway provided by the City indicate that during the a.m. and p.m. peak hours, the volume of traffic in and out of the Boeing parking lot is minimal. The existing counts do not indicate what percentages of entering or exiting traffic are left-turning vehicles; however, even a few left-turning vehicles could cause a safety hazard due to the expected queue lengths and volume of traffic turning left onto Lake Washington Boulevard from Park Avenue. With the planned improvements, the left-turning vehicles from Park Avenue onto Lake Washington Boulevard will not be able to see a left-turning Boeing vehicle waiting for the queue to clear on Lake Washington Boulevard before turning into the parking lot, until they have turned the corner. Two options for mitigating this operational and safety issue are to: restrict left-turns into and out of the Boeing driveway by providing a c-curb along the centerline of Lake Washington Boulevard just north of Park Drive, and/or provide a new access point to the parking lot on Park Avenue or on North 10th Street, which is just west of the Lake Washington Boulevard intersection on Park Avenue. 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'f1 .'ram`". \•'�\' ��i R'.• . .��,�t.C1.S1 Kr StaVaa ^.1 �.. ♦ J[cN f w Uw.f `N, 1� \1Si\;... \ ' - — i 44•44'4.0.0,34,r(i .; ./ r..,,_ ••:>,. ..\\.:N: N._ N • • • • • an 0 •n 0 a' Figure 1 • 2 4313) E N T (Z /� N C O - Southport 11S Proposed Mitigation for Plan A and Plan 13 Feasibility-Level Channclization Plan It is recommended that a signal be installed at the Lake Washington Boulevard/Houser Way/Southport Access intersection. In addition, the Southport/Gene Coulon Park shared access approach should be widened to three lanes, with one left-turn and one right-turn lane leaving the site, and one receiving lane. On the Lake Washington Boulevard northbound approach, it is recommended that the existing street be widened to accommodate two southbound lanes, one northbound left-turn lane, and one northbound through lane. Between the Southport Access and Park Drive, it is recommended that Lake Washington Boulevard be widened to accommodate five lanes near Park Drive, and four lanes near the Southport Access (see figure 1). For both the Park Drive/Garden Avenue/Lake Washington Boulevard and the Lake Washington Boulevard/Houser Way/Southport Access intersections, the 2004 LOS was re-evaluated based on trip generation and distribution of The Plan A and Plan B alternatives, given the mitigation improvements shown in figure 1. Table 5 provides the LOS analysis results. Given the proposed improvements, both intersections would operate at LOS D or better during both peak periods for both the Plan A and B action alternatives. The mitigated LOS analysis for the Plan A action alternative results in a better or the same LOS as for the 2004 No-Action Alternative. As was indicated previously, the impacts associated with the Plan C action alternative are substantially less than the Plan B alternative, and nearly identical to the Plan A alternative. As a result, the proposed mitigation for Plans A and B would mitigate impacts related to the Plan C alternative, and the mitigated LOS analysis for Plan A would be similar to that expected for the Plan C alternative. - A queue analysis was also performed at these two intersections to ensure that the recommended mitigation measures would accommodate the estimated queue lengths. Storage for vehicles at both intersections could be accommodated given the recommended improvements, assuming a 95th percentile queue length design for Plan A. For Plan B, the southbound right-turn pocket on Lake Washington Boulevard would be blocked approximately 5 percent of the time by the queue of vehicles in the two • adjacent left-turn lanes. This would only occur during the p.m. peak hour. Because the Plan C alternative trip generation is substantially less than Plan B, and only slightly higher than Plan A, it is expected that the proposed mitigation would accommodate queue requirements for the Plan C alternative. w\projects\99040\reports\PlanCaua(082 7/99):Ic 1 6 .q� 'g�`� + � �,.a.4., a• a i- zr 'c.-e� vw �. fi.- � .-ern .fie • f.tsC i+"'+�',� -r+^ram`�, ra ''�,...•s+orw't�i 4 h t .. {� wJ` 1,'sYS•°'ay�ct",S.r.t. , s y ��. 5 �... Y a�x ra riY-'yir+t"'' } _ ti ,1.•f� •Yfp 4 T e����''`' t i «�� T....s rcT -'. _ •- "" _ _L 4 •:,?'004 1 G • D 3EVEL O,F• ERV G UMMA � ,t••� , ,.�+E.ss.I�.j q� l f 1 `•'i!t �- a•i, t .r`g � ti �`t5"�'.�r-•'1• s'Cti''{ �t: •r r' '�^4} '' t a vsiT r--.ry�� awl ✓.• „p rY' t a•i'x+s+ o ctton r2''fi�r'es+. �r��'' � 'C?r..! ?sE•� y�'-��"+F: t a!,a. .,,. .._� 4• > .wr i t r +c: "x r .,.. .a r 1 pa,. •f .3, rj250 Y� t •' rti' :'k raffle ) 1 ea` ssdr �. f r ys� i' l ": c �1 ..r !Nei, ? r.- 3=sr S ^ s, {� " ti.2�• r• �+ a' niersection r - ontrol2 -0 our c e ayyk�OS4 y Dela =°t e •e ay3 LOS' :aibtt!o,�Scv3faV.nzz'a•rtr.1 ._ s_��:.�sn�•r'mc'.1'. Park Drive/Garden S A.M. 62.9 E 34.4 C 43.4 D Avenue/LWB5 P.M. 39.0 D 41.8 D 49.7. D LWB5/Southport S A.M. 52.6 F 14.9 B 26.7 C Access/Houser Way P.M. 10.8 B 16.9 B 43.9 D Notes: 1. The No Action alternative is provided for comparison purposes,but does not represent a"mitigated':condition. 2. S=signalized intersection 3. Delay is measured in seconds per vehicle. At signalized intersections delay is based on the average control delay reported for the entire intersection. 4. LOS is the level of service based on the methodology outlined in the 1997 Highway Capacity Manual. 5. LWB=Lake Washington Boulevard. Site Access The internal intersection of the Gene Coulon Park access and the Southport development access for both the Plan A and Plan B action alternatives were simulated using the CORSIM model. Two scenarios for each of the two alternatives were modeled, as described below: • Scenario 1: Exiting vehicles from the Southport Development must stop; left- turning vehicles entering the Southport Development must yield to oncoming park vehicles; and exiting and entering vehicles at Gene Coulon Park do not stop. • Scenario 2: Exiting vehicles from the Southport Development must stop; left- turning vehicles entering the Southport Development do not stop; exiting vehicles from Gene Coulon Park must stop; and entering vehicles to Gene Coulon Park do not stop. Table 6 summarizes the average delay and maximum queue that can be expected by vehicles at the park and project driveway intersection. It is expected that the Plan C action alternative will operate similarly to the Plan A action alternative at this internal intersection. Under the Plan A action alternative, the Southport driveway is expected to operate well in the a.m. peak hour; however, the p.m. peak hour will experience significant delay, equivalent to LOS F conditions under either traffic control scenario. Scenario 2 will experience significantly less delay on the w\protects\99040\repons\PlanCqua(0827/99):Ic 17 Southport driveway approach and will not cause queuing spillback onto Lake Washington Boulevard. If the Gene Coulon Park driveway is not stop-controlled, queue spillback from left-turning vehicles into the Southport development will occur on Lake Washington Boulevard. The Gene Coulon Park driveway should operate with 5 seconds of delay per vehicle or less, on average. _ � „u �. f`\ i Y � ,1.,-. yc. :£`_;., -ti -t r �rl ,r �` ni^�'-K-4 ;„ .�419x ,y•t-, . ' tom» �T� � h 0.ab a , »; r�N t -•-v 4'c� s '�`'' r s;'.. ., ,- :; { ,- , ._ s - .. --.2s- n c?y •o•or,3,f.-- _"y� 2.t,,'f.,�a . ¢ '..rE ., w, 004E) D p -, ,r, O ECG 13 :�'B RINEWAYS 37' ?j. pia• � z'SYr:c ti. 7.1 L a u -x✓ ♦ .t,4 r.. 4 ," �'' .4 , w�Y-� T� J^'�+r^ r. -fi� f �. r ^' a � c-r t, n� �� E Z 2 1� *.c c`"'47C2t.".'-'1,F"3- c i.t.'inF't Y� 1 v r,.G''ry o,:el z`'`L-.z. rsXr-q• c.. t iY _ +.. _ y"� r^ ,i. r r F '�'i ,�,�>Y`� csF Y c r 's �1-� x 1 at 7 .e. .#:'rZ =ni .L• \ '"+T`:r,i+`-� ?,. '4•,r•. i-. i s t. '"E,. c .;;-...-,2---- _ 1, , 4� .r. r..- r, st'+- .C.A"a.'¢-A`:Z 211, Q r c : ,f jrYs •1 C.. s �'y. r. ',ti r`c„ r'-" -.y ..'J it v .�f ♦ K / :1 •i.eh ^YL'�u.'tlr {�S O c i ,, • d B evr.♦ -,,ts'.':� i� 4' r awl Ian -; , . tr t z-a6,4, ;:v.-ih Y's rrn:..rr{ *."3 +r{ li ..i,,Y'.�-.v. h�-S, t 'k t1 5 z ..L m sSfil, - ;...r , .� , a'K' .: ,a , "':+= e,-,,e;�.f. ',/_ ..,A`^, 5, �"}{a��m .r,0,",,}�+� .,, 11,,4. k 4 , -- 1lA_:'z,2' • k^v i; ,,, 'ieM- LIF;i({ 4'er 9..FT' . T "- .'✓1',..45.," r."--. \t 4", .''RIL iyx Y• 1•uY� T M Average Delaya Park Driveway Scenario 1 0.0 0.0 0.0 0.0 0.0 0.0 Scenario 2 4.5 5.0 4.5 4.7 4.4 5.6 Southport Driveway i Scenario 1 5.2 7.4 9.8 173.0 10.9 205.9 Scenario 2 5.1 5.7 9.3 62.6 9.9 172.4 Left turns to _ _ Southport Driveway Scenario 1 0.2 0.1 0.5 1.8 0.5 1.7 Scenario 2 0.0 0.0 0.0 0.0 0.0 0.0 Max. Queueb Park Driveway Scenario 1 0 0\ 0 0 . 0 0 Scenario 2 25 50 25 50 25 50 Southport Driveway Scenario 1 25 100 100 1,100 100 1,100 Scenario 2 25 75 100 650 100 1,125 Left turns to Southport Driveway Scenario 1 100 50 125c 150c 150c 125C Scenario 2 0 0 0 0 0 0 Notes: a. Average delay is measured in seconds per vehicle. b. Maximum queue is measured in feet. c. Spiliback onto Lake Washington Boulevard occurred. w\prolects\99040\reports\PlanCqua(0827/99):ic 18 The maximum queue in the p.m. peak hour for the Plan A alternative will extend nearly to the access to the office parking garages. The queues for the Gene Coulon Park driveway will be one or fewer vehicles in any alternative during either peak period. Neither traffic control scenario is being recommended in the DSEIS. Design and access control at this intersection will be determined subsequent to the completion of the SEIS process. However, the design will ensure that traffic into Gene Coulon Park and • Southport development does not spillback onto Lake Washington Boulevard. Some other solutions besides the two scenarios presented above include signing to prevent the Southport driveway from being blocked at any time, adding a left-turn pocket for additional storage, and/or reconfiguring the intersection. Impact Fees The City of Renton has developed an impact fee system to assess the city-wide transportation mitigation for proposed developments. The fees collected are based on a development's proportional share of the cost of transportation facilities needed to serve new growth and development, which is usually calculated as a set fee per unit size of development or per trip generated. The identified transportation facilities are listed in the City's Six-Year Transportation Improvement Plan. The Southport Development will be required to pay impact fees. Use of the collected mitigation fee is at the discretion of the City subject to legal authority. The City of Renton's impact fee is$75 per daily trip generated by new development. The City of Renton Resolution No. 3100 outlines potential fee reductions for different employment-generating uses. Based en the 9,443 net new daily trips that are estimated to be generated by the Plan C action alternative, the impact fee associated with the Plan C alternative will be$708,225. On-Site Parking • The development will be required to prepare a parking management plan that is approved by the City before issuance of building or construction permits to resolve the parking impacts that the proposed development and the Gene Coulon Park have on each other. Parking restrictions during the weekday morning peak hours for the parking stalls in Gene Coulon Park could also be implemented. In addition, a random monitoring plan could be implemented during the weekday morning peak hours for the parking stalls in Gene Coulon Park to discourage interdevelopment parking. The Southport development could provide additional parking for the Gene Coulon Park during the development's off-peak hours—evenings during the week, and on weekends. Railroad Based on the Local Agency Guidelines (LAG), post-mounted flashing lights are required when an exposure factor (trains per day times vehicle ADT) exceeds 1,500 or when the w\projects\99040\reports\PlanCqua(0827/99).jc 1 9 location is on a railroad main line. Both railroad crossings located near the Southport development meet this requirement under the Plan C action alternative. As documented previously, the existing warning devices at the two railroad crossings near the Southport development are as follows: BNSF spur: post-mounted flashing lights BNSF mainline: post-mounted flashing lights and cantilevered arm with flashing lights There is no quantitative threshold (trains, ADT, speeds, etc.) as to when automatic gates and/or cantilevered signals are required. Certain cases that might warrant automatic gates and/or cantilevered signals for the two railroad crossings include: • an unusually restricted sight distance • a high volume of vehicular traffic • frequent accidents • an acute angle of approach that causes post-mounted signals to go undetected • considerable nearby distractions All cantilevered installations should also include automatic gates. In addition, according to the LAG, if a traffic signal is within 200 feet of a railroad crossing, then a level of safety at least equal to existing conditions must be met. Design, installation, and operation should be based upon a total systems approach. Given the subjective nature of the decision to install railroad crossing devices, and the expected increase in traffic over the two rail lines resulting from the Southport development, the City and the developer will continue to work closely with the BNSF railroad and the Utility Transportation Commission (UTC) during the design of improvements on Lake Washington Boulevard to determine the best railroad crossing solution. Some potential solutions include signal pre-emption, cantilever-mounted flashing lights with or without gates, and realigning the access road intersection on Lake Washington Boulevard with the Gene Coulon Park and Southport development. Accidents/Safety Issues Because accident occurrences are unpredictable, it would be hard to mitigate them. However, with the improvements to Lake Washington Boulevard and Park Avenue, the added capacity should alleviate driver frustration and reduce the tendency of drivers to take risks, as well as providing less congested roadways. In addition, during design of corridor improvements, a more detailed accident analysis can be made to determine if specific mitigation measures can be implemented to help reduce the frequency of accident occurrences at these locations. wopro,ects‘9904oveports,plancqua(08/27/99):,c 20 In and around the Gene Coulon Park driveway, and near the residential areas for the Plan C action alternative, it is recommended that"Children at Play" signs be installed throughout these areas and/or that speed bumps be installed on the roadways to encourage slower speeds and enhance child safety. Transportation Demand Management Transportation demand management (TDM) is a tool for managing the amount of traffic a development generates. Through various TDM programs, traffic can be reduced overall or shifted to non-peak times of the day. Washington's Commute Trip Reduction (CTR) program and the City's CTR Ordinance (RMC 10-13) requires employers who have 100 or more employees commuting to a single location between the hours of 6:00 a.m. and 9:00 a.m. to implement TDM programs. Some TDM programs include: • Transit incentives • Guaranteed ride home program • Flex-time hours • Telecommuting • Preferential parking for vanpools and carpools • Parking pricing • Secured bicycle parking • Financial incentives Elements of this kind of program could be implemented with the Plan C action alternatives, because of the office component. Office land uses are the most responsive to TDM measures because they target the peak-hour traffic and can be monitored by request of the City. Telecommuting also targets the residential portion of the alternative. The preceding list includes just a few of the many options that should be pursued. For example, showers in office buildings are a key component for increasing bicycle use, as an alternative to single-occupancy vehicle use. If TDM measures are desirable or required by the City, they will be included as part of any City-approved development agreement. It should be noted that the trip generation estimates and analysis presented here do not include a reduction for TDM programs as they are described above. The TDM programs described are ones that can be implemented during or after the development is complete. w\projects\99040Veports\PlanCqua(0827,99)lc 21 Appendix A Trip Generation for Plan C Alternative Southport Mixed-Use Development . • Trip Generation Estimate - Entranco Project No.99040-60 A.M.Peak Hour and Daily Trip Generation Summary-Plan C Southport Mixed-Use Development-Plan C ITE 6th Edition Trip Generation Rates Trips Generated Units(1) ITE AM Peek Hour AM Peek Hour Land Use Ares Sq Feet LUC(2) Daily In Out Total Daily In Out Total APARTMENT 171 Dwelling Units 220 6 78 0 OB 0.43 0 51 1.159 14 74 88 Internal Trips Apartment.011ice to% 116 2 7 9 Apartment•ResreuranVReteil (from below) 28 0 2 1 Apartment Subtotal(less internal). 1.015 12 65 77 CONDO/TOWNHOUSE 208 Dwelling Units 230 5.84 007 0.37 0.44 1.203 IS 76 91 Internal Trips Condo-Office ION 120 1 8 9 Condo•Restaurant/Retail (front below) 30 0 2 2 Condo/Townhouse Subtotal(less Internal). 1,053 14 68 B0 HOTEL(220 Room Q 83%Occupied) 183 Occupied Rooms 310 8.92 0.39 0.28 0.67 1,832 72 51 123 Internal Trips Hotel•Wee 10% 163 7 5 12 Hotel-RestaurenVRefail (from below) 40 I I 1 Condo/Townhouse Subtotal(less Internal). 1,429 84 45 109 GENERAL OFFICE BUILDING 500,000 OFA 710 9.14 1.19 0.16 1.35 4,568 592 81 673 , Internal Trips O1Rce-Apartment/Condo.Hotel (from above) 399 20 10 30 Office•Restaurant/Retail (front below) 112 5 1 6 011ice Subtotal(less Internet). 4.057 567 70 637 ' SPECIALTY RETAIL 10.000 GLA 814 40.67 3.11 3 30 6.41 407 31 33 64 Pesaby/Diverted LmA Trps 20% Lit 7 13 Internal Trips(percent of non'passby/non.diverled link trips) Retail-AparlmenllCandorHoleV011ice 10% 33 2 3 5 Retail Subtotal(less pessby/diverted link and internal). 293 23 23 46 HIGH-TURNOVER(SIT•DOWN)RESTAURANT 10,000 GFA 832 130.34 4 77 4.50 9.27 1,303 ' 48 45 93 Pessby/Diverted Link Trips 33% • 430 16 15 31 Internal Trips(percent o/non pessby/non•divedad link trips) • Restaurant•Apanment/Condo/HaleVOlfce 10% 87 3 3 6 High•Turnover Restaurant Subtotal(less pessby/diverted link end internal). 786 29 27 56 I QUALITY RESTAURANT 10.000 OFA 831 89.95 0.71 0.10 0.81 900 7 1 8 Infernal Trips Restaurant•AperlmenVCondoMalel/011ice 10% 90 1 0 I Ouality Restaurant Subtotal(less internal). 810 6 1 7 Gross Trips. 11,172 779 361 1,140 • Net New Trips. 9,443 713 297 1,012 Notes 117 GLA is Gross Leasable Area.GFA is Gross Floor Area (2)Institute of Transportation Engineers.Trip Generation Manual,61h Edition,1997 Land Use Code. CPI.0 n6nS1.1.0e1.. ,q...,".ii+.[ • Southport Mixed-Use Development Trip Generation Estimate - En(ranco Project No.99040-60 P.M. Peak Hour and Daily Trip Generation Summary-Plan C Southport Mixed-Use Development-Plan C ITE 61h Edilion Trip Generation Rates Trips Generated Urals(1) ITE PM Peak Hour PM Peek Hour Land Use Area Sq,Feel LUC(2)_ Daily In Out Total Dolly In Out Total APARTMENT 171 Dwelling Units 220 6.78 0.43 022 065 1.159 74 37 111 internal Trips Apartment•Office 10% 116 7 4 11 Apartment-Restaurant/Retail (from below) 26 2 I 3 Apartment Subtotal(less internal). 1,01S 65 32 97 CONDO/TOWNHOUSE 208 Dwelling Units 230 5.84 0 36 0.18 0 54 1,203 75 37 112 Infernal Trips Condo•Office 10% /20 7 4 11 Condo•Resreurant/Relail (from below) 30 2 1 3 Condo/Townhouse Subtotal(less internal). 1,053 68 32 98 • HOTEL(220 Room.0 83%Occupied) 183 Occupied Rooms 310 8 92 0 35 0.36 0.71 1,632 64 86 130 Internal Trips Hotel.Of/ice 10% 163 6 7 13 Hotel•RestaurenyRalerl (from below) 40 I I 2 Condo/Townhouse Subtotal(less Internal). 1,428 57 58 115 GENERAL OFFICE BUILDING 500000 GFA 710 9.14 0 22 1.06 1.28 4,568 109 531 840 Infernal Trips Office•Apartment/Condo.Hotel (from above) 399 IS 20 35 Office-Resfaurani/Relad (from below) 112 2 7 9 Office Subtotal(less mlernal). 4.057 92 SO4 598 SPECIALTY RETAIL 10000 GLA 814 40.67 1.09 1.50 2.59 407 11 15 26 Passby/Divened Link Trips 20% el 2 3 5 • Infernal Trips(percent of non-passby/non-diverted link trips) Retail•ApertmenVCondo/Hofel/011ice 10% 33 I I 2 Retail Subtotal(less passby/diverled link and internal). 293 8 11 19 HIGH•TURNOVER(SIT•DOWN)RESTAURANT 10.000 - GFA 832 130.34 6.46 4.40 10.86 1,303 65 44 109 Passby/Divened Link Trips 33% • 430 21 IS 36 Internal Trips(percent of non-passby/non•diverted link trips) Restaurant•ApartmeneCondo/Ho1el/OIGCB 10% 87 4 3 7 High-Turnover Restaurant Sublolel(less passby/diverled Ink end internal). 788 40 26 86 I QUALITY RESTAURANT 10.000 GFA 831 89.95 4 99 2.50 7.49 600 50 25 75 Internal Trips Restaurant•Aparknen0ConduMotei/OBice 10% 90 5 3 8 Oualny Reslaurenl Subtotal(less inlernel)• 810 45 22 67 Gross Trips. 11,172 448 755 1,203 Net New Trips• 9,443 373 685 1,058 Notes' (I)GLA is Gross Leasable Area,GFA is Gross Floor Area. (2)Inslilule of Transporlalion Engineers.Trip Generation Manuel,61h Edition,1997 Lend Use Code r e Critic seas So,prl All,,uni.I.u.plan C 1 ' • • • Appendix B Parking Demand Study for Plan C Alternative • • • boderpl\sucr;\entrancotapenutl\12-08-98\91 a Weekday Parking Demand Estimate Southport Mixed-Use (PLAN C) The TRANSPO Group, Inc. Use Apartments Condos Hotel(rooms) Retail(sf) Restaurants(sf). Office(sf)' Total Amount/Size 171 206 220 5 10,000 20,000 500,000 Rate 1.04 1.11 0.81 3.23 .12.49 use equation • peak Parking Demand' 178 229 178 32 250 1,133 %at Full Occupancy2 100%° 100%" 90% 85% 85% 90% Peak Peak Peak Internal Peak Internal Peak Peak Parking Hourly Hourly Hourly Hourly Hourly Hourly Hourly Capture Hourly Hourly Capture Hourly Hourly Hourly Required for Time Variations Demand Variations Demand Variations Demand Variations Rate' Demand Variation's Rate' Demand Variation's Demand Southport 6:00 AM 100% 178 100% 229 100% 198 0% 0% 0 0% 0% 0 3% 38 643 _ 7:00 AM 87% 155 . 87% 199 85% 168 8% 0% 3 2% 0% 6 20% 252 783 8:00 AM 79% 141 79% 181 65% 129 18% 0% 7 5% 0% 15 63% 793 1,266 9:00 AM 73% 130 73% • 167 55% 109 42% 0% 16 10% 0% 29 93% 1,171 1,622 10:00 AM 68% 121 68% 156 45% 89 68% 0% 26 20% 0% 59 100% 1,259 1,710 11:00 AM 59% 105 59% 135 35% 69 87% 10% 29 30% 0% 88 100% 1,259 1,685 12:00 PM 60% 107 60% 137 30% 59 97% 10% 33 50% 10% 132 90% 1,133 1,601 1:00 PM 59% 105 59% 135 30% 59 100% 10% 34 70% 10% 185 90% 1,133 1,651 2:00 PM 60% 107 60% 137 35% 69 97% 10% 33 60% 10% 159 97% 1,221 1,726 3:00 PM 61% 109 61% 140 35% 69 95% 10% 32 60% 10% 159 93% 1,171 1,680 4:00 PM 66% 117 66% 151 45% 89 87% 10% 29 50% 10% 132 77% 969 1,487 5:00 PM 77% 137 77% 176 60% 119 79% 10% 27 70% 10% 185 47% 592 1,236 6:00 PM 85% 151 85% 195 70% 138 82% 10% 28 90% 10% 238 23% 290 1,040 7:00 PM 94% 167 94% 215 75% 148 89% 10% 30 100% 10% 265 7% 88 913 8:00 PM 96% 171 96% 220 90% 178 87% 10% 29 100% 10% 265 7% 88 951 • 9:00 PM 98% 174 98% 224 95% 188 61% 10% 21 100% 10% 265 3% 38 910 10:00 PM 99% 176 99% •227 100% 198 32% 10% 11 90% 10% 238 3% 38 888 11:00 PM 100% 178 100% 229 100% 198 13% 10% 4 70% 10% 185 0% 0 794 12:00 AM. 100% 178 100% 229 100% 198 . 0% 10% 0 50% 10% 132 0% 0 737 Maximum 178 • '229 198 34 265 1,259 1,726 1. Peak Parking Demand is#parked cars on a weekday. Calculations are based on rates or equations from ITE's Parking Generation manual,2nd Edition. 2. The%at Full Occupancy,also called the Practical Capacity,is%of parking stalls being utilized at full capacity. The range typically varies between 85%and 100%. 3. The Peak Parking Demand calculations for the Office space is based on the equation from ITE's Parking Generation manual since the R2 term exceeds 0.80. 4. Assumed to be 100%for the Apartment and Condos based on the assumption that each unit would have one assigned parking stall that would not be available for other uses. 5. The peak parking rate is applied to the total number of rooms,which is 220 for the hotel. 6. The hourly variation in peak parking utilization is based on studies conducted for similar uses,as documented in the Urban Land Institute's(ULI) Shared Parking report. 7. Internal Capture rate accounts for a reduction in vehicles due to the high density mixed-use characteristic of the site; 10%is consistent with trip generation calculations. Peak Parking Demand is 1,726 occurring at 2:00 PM on a typical weekday. M:\99\99235\Parking\planc.XLS(Plan C) The TRANSPO Group, 8/6/99 fi Transportation Section of Supplemental EIS SOUTHPORT DEVELOPMENT Renton, Washington Prepared for Huckell/Weinman Associates, Inc. Prepared by ENTRANCO, Inc. 10900 NE 8th Street, Suite 300 Bellevue, Washington 98004 (425) 454-5600 June 24, 1999 - , .j5 n ut • • TABLE OF CONTENTS A. Transportation 1 . Affected Environment 1 Road Network 1 Traffic Volumes 3 Concurrency Standards 6 Operational Conditions 8 Transit 9 Pedestrian/Bicycle Access 10 Airport 11 Railroad 13 Fire and Emergency Vehicle Access 13 Accidents/Safety Issues 13 Significant Impacts 14 Introduction 15 Trip Generation 15 Road Network 18 Traffic Forecasts 18 Concurrency Standards 22 Operational Conditions 27 On-Site Parking 28 Transit 30 Pedestrian/Bicycle Access 30 Airport 30 Railroad 30 Fire and Emergency Vehicle Access 30 Accidents/Safety Issues 31 Mitigation Measures 31 Operational Conditions 31 Site Access 35 Impact Fees 44 On-Site Parking 44 Railroad 44 Accidents/Safety Issues 45 Air Quality 45 Transportation Demand Management 45 • Unavoidable Adverse Imppacts 46 Appendices A - Existing and Forecasted Traffic Volume Calculations B - Existing Conditions Level of Service and Queue Calculations C - Trip Generation Calculations D - 2004 Level of Service and Queue Calculations for No-Action Alternatives E - 2004 Level of Service and Queue Calculations for Plan A and Plan B Alternatives F - Parking Demand Analysis G - 2004 Level of Service and Queue Calculations -Mitigated w'99040'.reports\dse.s(G/23,991 s$.s Y ' . Y A. TRANSPORTATION Affected Environment Road Network The roadway network surrounding the project site is comprised of collector, minor, and principal arterials, and regional state arterials. The City of Renton's Comprehensive Plan and City Code define the arterial classifications as follows: • Principal Arterial (Major Arterial): arterial streets and highways that are to be used primarily for fast and heavy traffic. • Minor Arterial (Community Arterial): arterial streets and highways that provide intermediate connections between principal arterials and collector arterials, and are used for moderately heavy and fast traffic. • Collector Arterial (Neighborhood Collector Streets): streets that carry traffic from minor streets to the major system of arterial streets and highways. They also include the principal entrance streets of residential developments and streets for major circulation within such developments. • Residential Access Streets: streets to be used primarily for access to the abutting residential properties and are to be designed to discourage use by through traffic. The network of streets surrounding the proposed project are Lake Washington Boulevard, Park Avenue, Park Drive, N 30th Street, Burnett Avenue, NE 44th Street, State Route 900 (SR 900) and Interstate 405 (1-405). Figure 1 illustrates the number of lanes and posted speed limit for this street network. Lake Washington Boulevard is a two-to three-lane, north-south collector arterial that connects 1-405 with Park Drive at NE 44th Street in north Renton. The proposed project will access Lake Washington Boulevard directly, across from Houser Way and near Park Drive. This is a joint access for the development and Gene Coulon Park. The park does have access separate from the development. In addition, access to a Boeing parking lot is provided at a driveway on the west side of Lake Washington Boulevard just north of Park Drive. The primary uses along Lake Washington Boulevard are residential, park, and industrial development. The posted speed limit along Lake Washington Boulevard is 25 mph. Park Avenue is comprised of six lanes as it approaches Lake Washington Boulevard and Park Drive, and is a north-south principal arterial. Park Avenue is posted for 30 mph and primarily serves commercial and industrial development. Park Avenue terminates in the south at SR 900 (Bronson Way). Park Drive is a six-lane, east-west principal arterial that connects Park Avenue/Lake Washington Boulevard on the west side of 1-405 to Sunset Boulevard on the east side of 1-405. Park Drive provides access to 1-405 in all directions, and will probably be the interchange most affected by the proposed project. The posted speed limit on Park Drive is 35 mph. w\9904O\,epauWsos(6,23'99)sks - _� ; SE 68th _ SE 69th�q, ------�--- d • . iffrIl a r T=--=—= _ • N 40th St Rio — -t-aks-lirrgtorx --- �=——— yr . 0 , _ -- --�_ • N. ~3 25 a - _-------__ _ . 111rS�._.�1J11 Md C • , , gE =-_=— _— =-- _�, ' 1 y reek F'r7c. ,1 - ' , 95tt-W M ---- ✓- --� ` NE27thSt / ' .�� [ 0.1 =: _ /-- i E _ -- -- __ — m w inset Blvd __ ---- _t�< 4 b, -_ ___= _ • Legend - -. —_ _� —Project , 'r; A.p ® 1."" 2 lanes ,f`±-_—_' _ - Site ;o r '1 �- - - - ` 900 3 lanes z °mWIIIII 4 lanes a =- 30 ^; El" m ■u" 5lanes I v Z 405 C a. Q a co .NMI ■ 6lanes N 8th St 25 Speed limit 3 ` a 2.'-f • Figure 1 >I GOE N T R A N C O Southport EIS Number of Lanes 0 _ • North 30th Street is a two-lane, east-west street that connects Lake Washington Boulevard to 1-405. North 30th Street provides interchange access in all directions to 1-405. Between Lake Washington Boulevard and Burnett Avenue, N 30th Street is a residential access street. Between Burnett and Park avenues, N 30th Street is a collector arterial. From Park Avenue to Kennewick Place NE, N 30th Street is a minor arterial. In the minor arterial section of N 30th Street, there are several gas stations and other commercial businesses, while the remaining portions of N 30th Street are mostly residential. The posted speed limit on N 30th Street is 25 mph. Burnett Avenue is a two-lane, north-south collector arterial south of N 30th Street and a residential access street north of N 30th Street. Burnett Avenue ends at Lake Washington Boulevard at both of its termini, and is primarily surrounded by residential development. Burnett Avenue could be used from the south as a shortcut from Lake Washington Boulevard to access the N 30th Street interchange at 1-405. The speed limit on Burnett Avenue is 25 mph. Northeast 44th Street is a three-lane, east-west collector arterial that connects Lincoln Avenue on the east side of 1-405, with Lake Washington Boulevard on the west side of I- 405. Northeast 44th Street provides interchange access in all directions to 1-405. The posted speed limit is 25 mph. State Route 900 is a north-south principal arterial that connects Issaquah to Renton to Tukwila. In Renton, SR 900 from the north ends at 1-405 at Park Drive, where it continues south along I- 405 for a brief period to the Sunset Boulevard interchange, where it continues along Sunset Boulevard NE, Bronson Way, and S 2nd and S 3rd streets into downtown Renton. In Renton, SR 900 provides access to mostly commercial and industrial development. Interstate 405 is a six-lane, north-south, regional limited access facility that circumvents Seattle from Tukwila to Lynnwood, and provides access to Renton, Newcastle, Bellevue, Kirkland, Redmond, Bothell, and Woodinville along its length. The speed limit on 1-405 is 60 mph, and there are continuous 24-hour High-Occupancy-Vehicle(HOV) lanes in each direction from Tukwila to Kirkland. North of Kirkland, the HOV facilities are currently under construction. Figure 2 illustrates the traffic control and channelization for the affected roadway network. This network does not include any proposed future improvements. Two of the three interchanges with 1-405 are unsignalized, stop-controlled intersections, namely NE 44th Street and N 30th Street. The Park Drive/1-405 interchange is signalized. The only other signalized intersection in the affected environment is the Park Drive/Park Avenue/Lake Washington Boulevard/Garden Avenue intersection. Traffic Volumes As the City did not have any traffic counts available, traffic vehicle counts were conducted in February and March 1999 during the a.m. peak period (7:00 a.m. —9:00 a.m.) and p.m. peak period (4:00 p.m. —6:00 p.m.). The February/March 1999 traffic counts are summarized in figure 3. W,99040trenorISos.s(623/99).sks 3 • z-_ ---_ 9SE68th _ SE 69th{yd O L"� e , e . ---- — — — co Free 4, =___• __.._____________________ <) L 4._ ........ _________„. . . ,,-"-=-,-,---_—_—___=_,---__—_, ,—,—_-_-.3,_,------: .1 o _____ _ • ....___________ ___ , r.r.r. - ri • _43,.. _____,i,*.A ,_,_________________ _________________ , tr ,„,:.__:„....=,_______=____=___ , ..„_,_,_„_,,,,____.•,______=_____._=____=______= z , w ,. . ___. ..„,•,•_,_:_..._,______________:„...„._____ ,,,, ii 0, =- ___=____ =-_= _ N40th1S0-_- = t,_...,____,.:,.:.„:„.___,_____.,.:___,_,___„,._,._______ _, e e O •JRiF �_ - o • -=== Duel _-� -= ".± ' .÷ *)1 (...). . :-.a._____=:„;_==_:,,...„..,_,__„:„._,..._:„____________ ,, . __>. 'h- ..,__________________________________, . .. ..,...,_:-.-____.-„_-_„--„,-:,-__.--:-„_,„-,„,.., a I -::.-..._„,„:„:___,_,,a,,,:::,.,-_,._,:„._____:.,, ., --- . _„____„:„....„,,__:.F_=:;.:-----i.:-._-:.--1= a) _ -______- - _ -::.__:- N M sothSt - _ -_ _ - _ 1 • 1 CreekOr7c. r i , 95th llaY S£ _ NE27thSt N. ,_,..,:_,......,=,..,_____.._..,=._,._ _,__ r O Q _________________\ ... O _ , 1 ,t___ ..„.,,__,_,_.„..„_.___,....„___________,______::____=_ \, t____,,_________,. .,_.___,__,-„,,..„-_,....„-,-.,___,_:_,..,_____.--_-_-__;_-_,_-_ ...„,„,, 4. 1+- *El-4T-- _________„,..„,_,_ - . A..11 ZE--- _ —_— \tomg * ± A __-- ----__=c-_-==_ t� ___±..rY —_- _= - _-- _ 'S.1 tt E --- -- _- _ =— _ r m\► W ye\set Blvd ___-_ —^Project II NEpa 0 Legend - site f 1 . rk Or F ``�� /2 `� 5 soo E'— t� Signalized intersection u, • 1 a a O © � O 1-way stop controlled i ; m ti Z g c� 2O 2-way stop controlled 4 co ii �: a 0N ath st ---V t 0 3-way stop controlled 4-way stop controlled al O, a 0 Figure 2 ®0 E N T R A N C o Southport EIS Existing Channelization el o • ow m 1 . , c -- ==▪__ -_— SE 68th 0 - _ SE Nth Wa (85) (59) (3) (118) (0) (29) • (-- - -_-L-_:: _,==,,-- 7.r -=_=_ 182 24 0 200 0 18 _----__`--7. - • _`= c 227 (81) __ o ( 1 --_ _ ▪ — i t' (194) 298 J ( (3) 2 -i (0) 1 i _—=---___ v 11ill (514) 202—> 31 (31) 23 ro- (5) 7 �, 10 25 u. _ _- ~• - fa I, i s t (3) 3 (520) 35 j4 96 (2) (36) , Ze ,_ ----- — __==___= 10 0g.== N 40th St Rio 0 0 N 661 2 56 (176) (5) — __ �___ <—639 (264) 4— 930 (481) 128 1 '� 8 (9) - `-` 1 437 270) I =__- ----- �, . ( �" 126 (76) y 4 (3) 5. • tak fTitlIretEa- -.: �` J. � _-__'— �h t-! -,t \, (1005)223—� (580) 154 —� 4) r 88 33 I ro- --_ _ gi - - 4„,„ < ____________ g a / . 160 265 369 2 5tPwa'sE _ - ____,T_i g , (45)(437) 93 3 pe i.k, -_ _" - -----' - -- - -------------_-_A--- ---- N m 30th St - -/ _ 7 1 / ' — _- _—_— s N27thSt _• ‘ - _-^ �°' (0) (28) (52) (25) 0708)(15) (300) 0 ——`___ ��� • 2 23 35 �- 11 (15) 75 8 115 �_ 188 (199) 529 (141) _ -_ -------_--- -_ ;,` \- 4) 1 L 16 (16) 4) 1 L. (-- 51 (26) F— 180 (137) - -- -- f▪ '; (0) 0 (215) 114—� (59) 51 — -___ l= E ,� a (6) 8 _± (87) 133- (420) 169 4) I r _.7-_-_,-,_-_,-_-_-_-,_-_-_,_-_-_-___,_-_-_,-_,_,_-_ ▪ ___- $ ,+ (1) 0 (0) (28) (38) 48 33 74 -— ———— _,_:._____=__ a (87) (5) (56) • --- -- _ _ -_--j/' Itt w y��set Blvd . �` —-_—__--_-- Project �1 NEP Legend -_-7- _= _- Site /►►, ark Or (208)(13) (128) (141)(27) (23) 35 (41) 70 2 46 4-- 84 107 367 48 14 < 119 (98) °- j, 2 `� 5 goo j ( ) j 92 xxx = A.M.Peak Hour • w � 392 (154) • � (52)\ • (xxx) = P.M.Peak Hour a % r (142) 675—* (74) 267 ® �g (9) 7 -1, (133) 65 -- . 1 1 r • a Nernst (73) 408 2 95 54 (.12)(185)(113) -.-,, \ U_ m m 0 N o Figure 3 E N T R A N c O a © Southport EIS March 1999 Existing Traffic Volumes 0 m m (0 m • The February/March 1999 counts were adjusted to account for the increased summer activity at the Gene Coulon Park. The summer period represents a worst case for traffic conditions in the area, and therefore a conservative traffic analysis. The summer period includes May through September, which represents a significant portion of the year. Summer park traffic volumes were estimated based on 24-hour traffic counts at the park entrances conducted by the City of Renton in March 1999 and the City's estimated parking utilization for the Gene Coulon Park (30 percent parking stall occupancy during the a.m. peak hour, and 99 percent parking stall occupancy during the p.m. peak hour). The additional trips associated with the park during the summer were then distributed through the study intersections based on existing travel patterns. The resultant estimated summer 1999 traffic counts are summarized in figure 4 and Appendix A. May 1999 approach volumes over a 24-hour period at the entrance to the Boeing Parking Lot on Lake Washington Boulevard just north of Park Avenue were provided by the City (see Appendix A). These counts indicate that during the a.m. and p.m. peak periods (7:00 to 9:00 a.m. and 4:00 to 6:00 p.m.) between 2 and 19 vehicles per hour on average are entering or exiting the Boeing parking lot. The actual peak periods for the driveway approach occurs at non-traditional peak periods, such as between 6:00 and 7:00 a.m., 1:00 and 2:00 p.m., and 11:00 p.m. and midnight, when 63, 98, and 99 vehicles per hour, respectively, use the driveway. Concurrency Standards The Growth Management Act (GMA) requires cities to establish standards for all roads to measure system performance. These standards are used to ensure that roadway improvements or strategies are in place at the time of development or that a financial commitment is in place to complete the roadway improvements or strategies within six years. .The City of Renton's Concurrency Ordinance No. 4708 stipulates the methodology by which the City will measure its transportation concurrency. In general, the City evaluates its concurrency status annually. As part of the annual evaluation, a bank of available vehicle trips is determined. This bank represents the planned total number of trips available for new development between the base year (1997) and six years beyond the current year, minus the cumulative number of actual trips assigned to new development since the base year. The trips available for new development are accounted for in the Comprehensive Plan and the Six-Year Transportation Improvement Program (TIP). The City monitors the number of estimated trips generated by new development activity city-wide. Trips generated each year are not to exceed the bank of available trips. W\99040\reports`,ds.(6123/99)sks 6 -_-___ 0 -- = (0) (162) - AIIiIIII_ — T.w i (5) 7 10 �, 92 E__ = (2) (203) • F _ __�_ _W. 95 431 96 __—-- -� I182)(243) (32) 0 - - - - (195) (5) takegkli .l, y 4 (3) -;--17-7-,._:5__-::::::5:;_______,E:-_____E.-__,__-________--7-f-__T_______—_-_-fEa.:_-______-:=-'_2_7-7 z i 1) r T r ___. _ _ ,,==._-_,„±„,_„.,,_:_,.„-_,„_„=, g ___-___ - __ 0, 163 265 __—_-_— ! : a (47)(437) I ? ) __ __ N Ca3otn st . 117;7:--.::::=I-I::____IL-----.rtit—t:::ESSI-6 1 7 =-_ — __=_• ,° L 189 (200 ) -=-_, `--- — c, 51 (26) 529 (141) V E� 181 (138) • • —=-_=__� 'n aI (60) 55 _- - I 48 33- - _ _ �\i 74 _ _ • 3 3 1.�� `—= Project <F'_ 7 =_ slce ,� 120 10o Legend l ) (— 92 (52) )ooc = A.M.Peak Ho t, 1 our i' O = P.M.Peak Hour . i 'Z' 1T (11' t x 1 95 54 f a� N (18S)(113) I I U 4130 EN TR j''r1999 ' m ExFiistiguren N g4 Traffic VolumesI m / r 1 I An annual test for conformance with the Level of Service (LOS) Standard is called for in the Transportation Concurrency Monitoring and Project Review Administrative Guidelines and Procedures. The purpose of the test is to establish the bank of available vehicle trips, and to track the growth rate to the rate of expenditures on the transportation system. Based on the City's recent annual test for conformance, the number of trips approved has not exceeded the 6-year bank of trips, but the City has calculated that the ratio of the actual number of approved new development trips versus the planned trips allotted by an annualized linear forecast of 20-year growth allowed in the Comprehensive Plan is•1.01, slightly ahead of the planned growth. However, the ratio of TIP expenditures versus the annualized linear funding required to implement the 20-year transportation plan is 1.29, which means transportation improvements are ahead of schedule. The procedure indicates that if the ratio of transportation investment exceeds the ratio of actual trips, the plan is considered concurrent with the LOS standard. Based on the City's planned growth and the transportation improvements needed to maintain the City's transportation LOS standards, as documented in the City's Comprehensive Plan, the City estimates 11,167 trips generated by new development to occur annually. The City's 6-year concurrency trip bank for 1999 is established at 62,571. This is the number of vehicle trips that can be allotted to the City's transportation network over the next six years. Operational Conditions The existing operational conditions of 10 intersections near the proposed project were analyzed based on a LOS analysis. The City of Renton determined the study area and intersections designated for the LOS analysis based on proximity to the project site and on potential community concerns. Level of service refers to the degree of congestion on a roadway or at an intersection, measured in average delay, and based on the methodologies provided in the Highway Capacity Manual (Transportation Research Board 1997). For intersections, LOS A represents free-flow conditions (motorists experience little or no delay and traffic levels are well below roadway capacity), and LOS F represents forced-flow conditions (motorists experience very long delays and traffic levels exceed roadway capacity). For the LOS analysis, two traffic analysis software packages were used to determine LOS. At signalized intersections, SIGNAL97 was used, and at unsignalized intersections, Highway Capacity Software (HCS) was used. Table 1 presents the existing conditions (1999 February/March and Summer) LOS analysis (LOS and queue calculations are provided in Appendix B). The analysis determined there were no differences between the February/March LOS analysis and the summer LOS, except at the Park Drive/Garden Avenue/Lake Washington Boulevard intersection, and the Lake Washington Boulevard/Houser Way/Southport Access intersection, where the LOS dropped one letter in the p.m. peak hour during the summer. Currently, eight of the ten intersections analyzed operate at LOS D or better, which is generally considered an acceptable LOS by most jurisdictions. The two'I-405 ramp intersections on NE 44th Street are currently experiencing excessive delay (LOS F) in the a.m. peak hour, and the northbound ramps are experiencing LOS E conditions in the p.m. peak hour. These ramps are currently unsignalized, and the LOS would improve dramatically if these ramps were signalized. ((.?3i)9)stir 8 way- :, Y ",rr _Tatile`1: .� _ �5 a. -,-.�+::, ri 1999 EXISTING:,CONDITJONS�LEVELXOESERVICEiSUMMARW.V.4 : 1;,:;� +';_,�°:, �7 k<f•::S.i r'n" .y t,'- '��� �Y :�-�� A�; � Summe� - i.+:`;;i?�.�) ';a}�?r. �•� ,...��� ,-�<, .x- t� ..=Fetiruarv�/March .t :. r. . : -T,'r`?'?:S•' -u_ !_•4t''•.tij•-1.; - _.._i•F.�'--.....1.„..--rr_7•.f..,,,,,,,-.4....:,.-,,,,,,,:-,,:_ . 'r�:_- +•n� _{,t7AF :�: �'�',�:-' �-:.,] ;}3 •�•,•MK'w�'�i-�i;•:l•;• ..r v II��' •^ti�..�N�LVa y-�6l' yy��yy��t, .:yT.•;,^:�t+;e� .'��"��.y� I��' .'.'�-:•.�. _;r-� -_- ;' �''-'r•�<- ,..,; �+lq -�;,�; _ :T'raffic �.r Peaky;- .� �,x....,;. -. .�:;'�;..:':� _�..��� _, ..,,. /._. s. .t.ate. `,,,r ,'ti."t..-. - �i°.'�"�' Tk`h�-. �' � orc h.�{:i:':;..:;. -�.:.r . 'r`,.`�'t ram. :` W;.'t+4;:ii. y it :1 tk ""i0 Vie., x,r . r': Y,es.?:/./ ':ty .,,., --yr _,. - iitrsection s--Nry v.- •_-,rr�,.. ,.Control?- �,�N ..,. , 2 • :�., : w;,..ro,. ,. .-.:-,: :ia..:i ^�? ,--;,=`� .;;; Floury t'Delay;�.;,;LQS•,. ,:• ;Delays t•LQS3 '•��', e� .+r=M.'ti'i�.."'�m�i�:i�R Vii r',�:Y ..c119ii�rv..:-v3.n:-• a.�'...c:R�1t1Z-n+.e.:.,:t%.t: Park Drive/1-405 NB Ramps S A.M. 15.7 B 15.7 B P.M. 21.3 C 21.4 C Park Drive/1-405 SB Ramps S A.M. 15.5 B 15.4 B P.M. 29.9 C 30.0 C Park Drive/Garden Avenue/LWB4 S A.M. 38.5 D 50.7 D P.M. 30.5 C 35.9 D LWB4/Southport Access/Houser Way AWS A.M. 25.5 D 35.0 D P.M. 9.3 A 10.4 B NE 44th Street/1-405 NB Ramps TWS A.M. ECL5 F ECL5 F P.M. 40.1 E 42.9 E NE 44th Street/I-405 SB Ramps TWS A.M. ECL5 F ECL5 F P.M. 18.4 C 19.1 C N 30th Street/1-405 NB Ramps AWS A.M. 21.8 C 21.8 C • P.M. 22.9 C 23.4 C N 30th Street/1-405 SB Ramps AWS A.M. 9.6 A 9.6 A P.M. 14.6 B 14.7 B N 30th Street/Burnett Avenue AWS A.M. 7.7 A 7.7 A P.M. 7.6 A 7.6 A N 30th Street/LWB4 TWS A.M. 12.7 B 12.9 B P.M. 9.4 A 9.6 A Notes: 1. S=signalized intersection,AWS=all-way stop-controlled intersection,TWS=two-way stop-controlled intersection. 2. Delay is measured in seconds per vehicle. At signalized intersections and all-way stop-controlled intersections,delay is based on the average control delay reported for the entire intersection. Delay at two-way stop-controlled intersections is based on average control delay for the worst movement. 3. LOS is the level of service based on the methodology outlined in the 1997 Highway Capacity Manual. 4. LWB=Lake Washington Boulevard. • 5. ECL=exceeds calculable limits. Transit There are no existing transit routes that pass by the proposed Southport development on Lake Washington Boulevard. However, there are five bus routes that use Park Drive and Park Avenue just south and east of the proposed project. They are Metro bus routes 109, 167, 240, 247, and 340. There is also a Metro park-and-ride lot located at the corner of Park Avenue and Garden Avenue, which serves as a transfer point for each bus route listed above. The Renton Boeing Park-and-Ride, as it is known, currently has 300 parking stalls. In 1997, the Renton Boeing Park-and-Ride was found to operate at 117 percent occupancy, and in 1998 it was found to operate at 98 percent occupancy. A brief description of each of lV,v,HMO'luenon•,,,j;,s(6/23/99)S1.1 9 • the bus routes serving the Renton Boeing Park-and-Ride and Park Drive/Park Avenue follows. • Route 109 originates in downtown Seattle in the morning, and serves Mercer Island, the Renton Boeing Park-and-Ride and the South Renton Park-and-Ride. There are two runs in the morning between 6:15 and 6:45 a.m. The route is reversed in the p.m. peak, with two runs between 3:30 and 4:00 p.m. Route 167 serves Auburn, Kent, Renton, downtown Bellevue, and the University District in Seattle. There are 7 northbound runs in the morning between 20 and 40 minutes apart and 7 southbound runs in the afternoon between 30 and 60 minutes apart. Route 240 serves Clyde Hill, Downtown Bellevue, Factoria, Newport Hills, Newcastle, the Renton Boeing Park-and-Ride, and downtown Renton. On a weekday, the route runs in both directions between 5:00 a.m. and 10:30 p.m. with between 20- and 60-minute headways (time between subsequent buses). Route 247 originates in Redmond in the morning, and serves Overlake, downtown Bellevue freeway stop, Eastgate, Newport Hills, the Renton Boeing Park-and-Ride, the South Renton Park-and-Ride, and Kent. There are four runs in the morning between 5:30 and 7:45 a.m., with 20-to 30-minute headways. The route is reversed in the p.m. peak, with five runs between 3:30 and 6:40 p.m., with 30-minute headways. Route 340 serves Shoreline, Aurora Village, Ballinger Terrace, Lake Forest Park, Kenmore, Bothell, Kingsgate, downtown Bellevue, Newport Hills, Kennydale, Renton, Southcenter, SeaTac Airport, and Burien. On a weekday, the route runs in both directions between 5:20 a.m. and 10:30 p.m., with 10- to 60-minute headways. Only routes 240 and 340 have service on the weekends. Pedestrian/Bicycle Access The existing pedestrian and bicycle facilities near the proposed project are illustrated in figure 5. As shown, Lake Washington Boulevard currently has bicycle lanes on both sides of the road from Park Drive to just west of the 1-405 southbound ramps. A bicycle trail continues along the west side of 1-405 to Coal Creek Parkway from Hazelwood Lane to Ripley Lane. In addition, there are sidewalks on at least the west side of Lake Washington Boulevard for the same section of roadway, with some portions having sidewalk on both sides of the road. Most of N 30th Street west of 1-405 does not have sidewalk; however, a small shoulder exists on both sides of the road, as shown in figure 6. At the interchange and east of 1-405, sidewalks are on both sides of N 30th Street. North 44th Street does not have sidewalks or bicycle facilities at the interchange; however, east of the 1-405 interchange, there are sidewalks on both sides of the road for a short section. YJ L99040\mponsWsns(61231991'AS 1 0 CO 1 _---y —_=— tSESSth SE69thiv 1--1:—==—=========_—_;_-"==i—____==_=_=====—===_====_=====.7-17 .1 £Itiu.W ,,, __ / a 0 ==-----___,____, 4.41. IT" Z ,.. CO ----------=y • ____---___ 1 ' 1 r ♦ N • • 30th St I M4 C•• - - .'ek SpikwavE •, ` i 951h _____�_ _�♦: NE 27thSt _ � ' • ---------—~ 3 ,s,, �, w -———————————� ,. Z * c .____________ '- • E • _`_—_._.____- ——_`_— / m\• w set Blvd == _—_-- �i 0 • �5� —_---— ---_— y_ •_ �1 ■ �— - - D . • ` Project f�• r 1 NFpar �— —_ Site 4• ,i. r kDr__—_— Legenda',.3_ " ` 900 tt' Sidewalk 1 side a r, m Sidewalk both sides el ia ,f Bicycle lane both Q `' sides � �', a N etn St r ► Ar Bicycle path T -y Figure 5 5 400 E N T R A N C o Southport EIS Nonmotorized Facilities n� 8265 0 Vim '99 CD 0 ,,Z ;• rr!l!i,,I1 f�fo!iD L�»: !1I!i,�l1 i Il;l!�{!,!.'11�,;,I�,;::,h�lI 11Il1!11�1ll:„—I l li,i:,:„,,i 1i i1iiIi1;I1 i sll lI,11!.;1 lI1ll'I,ii11 11E;1l I1 !gi'1 li'ili!i lll ka!i !k!i'11( 1�i, !filil1!'l( !ikI'I IiiIfksIi II`(ii IIk.!i'1 ll�1'►,,`�;!; 1'fl;li�I IE111 I1(1 11 1l1l1E!,1l1l 1il 1 1 11 III iIiI fIE(iil1i�l 1Ii ll1i!11Ii,1I rEii.1ll1lI fiEf l!I�,i1;h1i1i1l1l1!111!111fV111(1!ll1'1I1111i i1111i1flliffii E11flilllil!i111l11l11 11 11 1i11k11l11i11li1Il11i11l(Ii11I1111II01I {1IiIEI1EIEI I11{IiIill1l1l11i11E1i{lliilEiEf11E11i1iI! 111I 1II;i111Ei,111i1 1 1 111i II i,if,lilii1li1lElE1ll1lE1lE1li1!1illy!EI!IEliil!l!llliE!IlliEf11l1III{11111 f fE EEilliillliiElEl!EfIiIiilEiI1i1I111 11I1IIIiiIlIifl1i1i lili li 11�,li, ili►Ili�I lI i llil�liill llllil ill llIiIl1i1l1 �11f1iIi1!1iiiil1f1i1lf1 {i!IiIlI(1I1I1(1Iii!iilif!! 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Lincoln Ave 1' 4ak°�asl6/VdS, .CI I� s h0;_,s i \e'3\'\ 9,onS��Se�6i„dN w m St • a12`\ .i. , a cn N I Qmi Edmonds Ave NE -I \ 116th Ave SE , i �, 1 _ I = -1 'i G '27 1. . C1 (JQ ticcs , N — r m l \ m I N i• — i fV —, , i , / • r1 Airport The City of Renton Municipal Airport is located southwest of the Southport site with access from Airport Way and Rainier Avenue. The airport does not serve commercial passenger aircraft but serves primarily Boeing and private airplanes. Railroad The Burlington Northern Santa Fe (BNSF) Railroad mainline crosses Lake Washington Boulevard just north of the shared access to Gene Coulon Park and the proposed Southport development. The railroad crossing has cantilever-mounted flashing lights in both directions to warn of an approaching train; however, there are no automatic gates at this crossing. A spur rail line also crosses the shared access to Gene Coulon Park and the proposed Southport development just west of Lake Washington Boulevard. This crossing has post-mounted flashing lights in both directions to warn of an approaching train but no automatic gates. Approximately two trains per day use the spur rail line. It is unknown how many trains use the main rail line per day, but it is not much more than the number that use the spur line. Within the Renton city limits, trains are required to travel at 10 mph or less. Fire and Emergency Vehicle Access The only access for fire and emergency vehicles to the existing uses at the Southport site is through the access off of Lake Washington Boulevard at Houser Way. In the case of fire or an emergency, it is vital that emergency response vehicles be able to enter the site in the most efficient manner possible. Accidents/Safety Issues Accident data for the roads and intersections within the project vicinity were provided by the City of Renton. The total number of reported accidents between November 1, 1996 to October 31, 1998 is summarized in figure 7. Accidents are usually computed as a rate (accidents per million vehicle miles) because the probability of accidents goes up as traffic volumes increase. That is, roads with higher traffic volumes usually have a higher number of accidents. Accident rates could not be calculated for the project vicinity because average daily traffic volumes were not available. w\99040vepons\dse,s(6.'?3,ee)sl s 13 0265 OVinn l99CC 1'i!Il!III!Ij{111111{'11 illlfI1J1{'{I#I!if!lll{1#'fIf'1!i!I1#!{!liiiil;!I!i;i 11111'!!!1111IIIf'#?li!1.111`III111#Il?1?1il!!!I!I!III#IIIIIII�II,11' t �! IIr!i 111111#I!r,llf,i�!!i,,;lil,lifl!iifli!,11,11I,!i"iI1I;!Il,ill# ri1,i11,l111!,!i,i,illlr 1!,!I,i�l•i f i i!III!i I i r I! ��s1111!II1111 !!, ,ll;l I U , ! u„a,Ii11111Ir,1l.;l� 1111!1!1111!II!1111 ,; ?III;f1illl!ili1ll!i1,111I#!11�!!!Iillif,l,ll!Iiii#!j?1if111f1i1I!�ililfliil;!ilij"11,!!,lirl!i!i"ii!I!i!I!1!1!i!jIi!i!i!1111111i1f11,!Ii III#Il1111111{IIlIil111il111111 I I ;;;;11 1!!II!1Ii!'II;!I! 1'1�'!'?Ili ! 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IiiIIIIlililifiifflillllliliili,lililli"il#I(1{Ililll# o I f i1111111111#I#1{II11ill{illill{illlliljl1111#Iili#{i111iiliiliili�jl��l� Burnett Ave NWT 11111ifillif1111iilII1l1111111111111fii1111liifllll{II#III111111i1#illflllill1111i11111111111i N ��. � Il1111111ii11111#11l11111111fi11 1111f IiI��<<:�!.�-' , i i{1i111li Iilillilli111lII1111illiliilllllllil111111if,lIIiII#111{I111111,f1111111I1{IIIII Park Ave N ; ' (I'lil,l�j11 0„,b1 � b_f e�� . e* -j. 11111111111111ii1IIIIIIIiilil!1i11111111111111111111111111 uoaee� aw .uiuSeM , �aPje` I- -1 v e ��1 pnre uo� • Park Ave N _o :III1111Ii11111 ill i11!111111111111111111111111111I C/� Nand j Nam==__== '' — s I if1111!11(111111i111111111111(r111?1111 ar o ,�� I �' !�II1,liiilil#rillilf �� �aillly;l�(�1!I(!i!i f 11!I O m r-t Lincoln Ave NE -0a �d•0 kiz eMl i Su'? e�va N� N � ' \aa\�`\ a ash/�91on BI VC/S� r� • V1 Z 'ice\: a\Z`` m Edmonds Ave NE 116th Ave SE , 1 I / , / z ' I O ` I , 0 , , l a , — . CD y •.� ° ', ,� 70) A �' 0 .:......,:. �,0 /O\ (p gG ? . ' „ OCDo 2. \ , '. , m c El., m � D cZ �� n d � �1 - � p D a CD. m , cr m 3 m I- ' -' \O ° oo a ` 11 • Significant Impacts Introduction Traffic impacts for the Southport project were evaluated for the year 2004, which is assumed to be the year for project buildout. To determine the impacts related to traffic generated by the project, the following tasks were completed: • The trip generation (number of vehicle trips) was estimated for each alternative. • The proposed vehicle trips for each alternative were assigned to a future 2004 road network. • The project's traffic impacts were evaluated based on the City of Renton's concurrency standards. • • All the alternatives.were evaluated using an operational LOS analysis. • The proposed parking supply was evaluated based on the City of Renton's development standards and on a parking demand analysis. • The project's impacts to transit, pedestrian, bicycle, airport, and railroad facilities were evaluated. • Safety issues, including fire/emergency vehicle access, and traffic accident history in the project vicinity were identified. Trip Generation No Action Alternatives Two No Action alternatives are described and analyzed in this document. The first No Action Alternative assumes no changes to the existing land uses within the Southport property. The second, No Action - Future Industrial Development Alternative, assumes redevelopment of the existing site with increased industrial and office activity as compared to what exists now. For the No Action - Future Industrial Development Alternative, the weekday a.m. and p.m. peak-hour and daily vehicle trip generation numbers were based on rates provided in the ITE Trip Generation Manual, sixth edition, 1997. The Trip Generation Manual is a national publication that documents trip rates and provides equations for varying types of land use based on actual traffic counts at facilities across the country. Because the No Action Alternative does not assume any change from the existing development at the Southport site, traffic generated by the existing site is already accounted for in the 1999 traffic counts. Therefore, no new trip generation estimates were required for the No Action Alternative. Table 2 describes the land use associated with the No Action - Future Industrial Development Alternative. It should be noted that Industrial Park has the highest trip generation rate of any ITE land use code related to industrial use. Therefore the trip generation estimates developed for the No Action - Future Industrial Development Alternative should be considered conservative. Not all vehicle trips are considered new to the existing roads in the project vicinity. Two trip types—passby and internal—are not included in the total for new trips. Passby trips are trips made as intermediate stops on the way from an origin to a primary destination. For example, a person who normally drives on Lake Washington Boulevard on their way from work to home, and decides to stop at the Southport development to eat dinner is considered a passby trip. Internal trips are those made within the project site_ For W\99040''reponswses(6/23/99)sks 15 r ' • • example, a person who lives and shops or eats within the Southport development generates an internal trip. There were no internal or passby trip reductions associated with the No Action - Future Industrial Development Alternative, because the of land use mix does not lend itself to these types of trip credits. Therefore the gross trip generation equals the net new trip generation. ..,�„v.:in'.-�1.i� }pt= `'.i$.._ ^tr« ''�" 'tk•`_ i'�:3f.?�?.. •�' "wti7'. 'n`$t� - rxi` ,y bra' ,��. -i; -. - .�s.+•^.,��i.s.y :� :. �`ls, "Y '"�•iy +cT •n, ctat 1'1��..-.` :7-v�t•`t,,.Y Al""t`�' ,ty -.s ::�y.•'ti�-h - f 1"�i+..�:.:"�t.. .:.�% t'.l.•=cS.;C7i�,'0.1 12! i_;.r,.`f i S" ;.%4' ."=', •` � a":;` :�.tie1'N.?•?i�'.'}�rx C,'-'<`n s-s.�r.-.�;?: -�.':;.._: .:n.{;��,.>x`?+F'�:�:'i. -"; - OUTHPORT L•AND'U.SE.A`LT:ERNATI. . hJ '• _ - y •rA;3 .,,-,; r a x. Gr^i ::•.;}; :..5 .tL:^.�'x; - �'-.�• } 1%•y,�� n:f�:�1 �� i t'Y•' !I �., :.:C a'.L. C♦ ..: 7'.•e� - a: ?= am W` �-�'�.,'rSL' �'` ' r-. r•",: �` >v,.,=�r�';.':�s.u� z'n•,:�; ..!�,�.?r"i:�+;:;�� :. "`_�-.•«.L ..,.:,,+ .y ,t.' �tlrr ���,; rP'i��.�rzE'4 .-:e:•>Ifi`''�'�+_•{: R.-3' ^ � � :1�;,.p;+'t'S � ti.� j�v+ xt- r-.`.;_.:e',*'t•:,,,_•t�;i xi: �a,. .,t.� �� :,. '_ " � � �',s� g :.,:� s;�,:4. h x < =r= Land UserQuarti vybv.Alternat�ve,' ' �� „'v.�e1„G„-'.y:Pti'•-R_.._ ., d �•r.}.�`—wt�„� �=:..a.'a�.'iFi- 7t_. tJ'. '"•• �s.�',' :;�-sre r=' �+y.��� ... .«_ 7,>TKY'C' `[ Y"a.. y�• •.r�i.7,i:'S�r:::t..-_�. �;W.,,`:,: =�•.�, - ;f�;w .sr.rrJ...sc.. -%,�,i}si?�...a.:r `•'��',r�:.-;431'c.�`�•a,-.`' �y�<Sra::r�:�S!'`'2'f. �a f �r ,..s .'r'v:.,�;yy'.5,.': �:YL t>,..• ;: ;,.yea>,�s: �y_ .{ 4iw. �r, x�,,r., .all�r-.:.;_�1'.g.,' i,....: 4� - v�:_ ��`�K�s4:.�{..� :Cs��-1�'' x�' ter .�. 'ir' S,'�:R=.,e.��>+ t�;y,'�:`,Y.._L�-�F:..r1i7-•i+ta^'i•:�"'" ��.-. Y.�-"•� 'c•��..'` '3,t�,..�ti• s:"-r.:•> `hrs. -^�.•��' p �" r�«'�s'�:: a'>S -.yA•�"-�. r��%k.:. ^6C. ."1-� ,.w�.v ��.t �f•.'.a { f 7rh. �B� ��.,a �,:,���,� �� �. ::� :.': a:- r�-4.����.•}Plan. � l .. =:)-r.Y.,+:�3*➢s,i�t:..3�.ri"'�i`i,.-t: � .is,•'{'S#.e••r ,�:e{+•..'lsri•tr4'.=w.,Y�lF:rili;.kII�'!��11'�'.,�;r1s�.me>.'isT.x=....: :�•��;�x�.•cR1}.'��-.-'r+xtY:3:it+s;�4;' Residential (Apartment) n/a 337 du 358 du Residential (Condo/Townhouse) n/a 206 du 223 du High-Turnover Restaurant(GFA) n/a 12,500 sf 12,500 sf Quality Restaurant (GFA) n/a 12,500 sf 12,500 sf Industrial Park (GFA) 230,000 sf n/a n/a Office (GFA) 70,000 sf 500,000 sf 750,000 sf Retail (GLA) n/a 13,000 sf • 13,000 sf Notes: du=dwelling units sf=square feet GFA=gross floor area GLA=gross leasable area • Residential Land Uses: Condominium/Townhouse,ITE LUC 230. • Residential Land Uses: Apartment,ITE LUC 220. • Restaurant Land Uses: High Turnover Restaurant,ITE LUC 832,and Quality Restaurant,ITE LUC 831. • Industrial Land Uses: Industrial Park,ITE LUC 130 • Office Land Uses: General Office Building,ITE LUC 710. • Retail Land Uses: Specialty Retail Center,ITE LUC 814. Table 3 summarizes the gross and net weekday a.m. and p.m. peak-hour and daily vehicle trip generation for the No Action - Future Industrial Development Alternative. For a more detailed breakdown of the trip generation, see Appendix C. The No Action - Future Industrial Development Alternative generates 355 and 370 net new trips during the a.m. and p.m. peak hours, respectively, and 2,898 net new daily trips. The No Action - Future Industrial Development Alternative generates about 65 to 75 percent fewer trips than the • Plan A and Plan B action alternatives, respectively. • • W 199040vepons'he s(6123/99)sks 16 .1t_y rN• •T mil.• THPORTIRIP:'GENERATION 'Peak-Hour� s�:� :M:"Peak=Hour.Tri sr. Daily_Tri rw✓ �- • y.'i..ii'..L4_.�ii � ':r .K - -'F_+k•..!St' - - - ate?• «rt,. - .:i w t ��t Ite`nat aYM,I+w FrosTrips ii.iletTis s9IpTry s 3NetTri-s .GrossTpi .:ivot . 0 Plan A 1,144 1,005 1,217 1,061 11,207 9,367 Plan B 1,416 1,273 1,515 1,355 13,086 11,202 No Action—Future 355 355 370 370 2,898 2,898 Industrial Development) 1. The internal and passby reductions were not applied to this alternative because the mix of land uses do not lend themselves to these reductions. Plan A and Plan B Action Alternatives The weekday a.m. and p.m. peak-hour and daily vehicle trip generation for the action alternatives were also based on rates provided in the Institute of Transportation Engineers (ITE) Trip Generation Manual, sixth edition, 1997. A description of the land use associated with each alternative is provided in table 2. Internal trips and passby trips do not add traffic to the surrounding street network. For this reason, these trip types were subtracted from the gross vehicle trips generated by both the Plan A and Plan B action alternatives. The rates for passby and internal trips were determined based on guidelines provided by ITE, and were approved by the City of Renton. Internal trip reductions were based on studies documented in the ITE Trip Generation Manual, fifth edition, which documents average internalization rates of 24 and 27 percent at large activity centers containing office, retail, and residential land uses. To be conservative, internal trip reductions for Southport were limited to 10 percent between specific uses, such as between residential and restaurant/retail land uses, residential and office land uses, and office and restaurant/retail land uses. The passby trip reduction for the specialty retail use was based on methodology outlined in the ITE Trip Generation Manual, fifth edition, which relates passby reductions for shopping centers to the average daily traffic (ADT) on adjacent roadways. Using this methodology, the passby reduction based on the 1994 ADT on Park Drive (23,450 vehicles per day) would be 35 percent. To be conservative, the passby trip reduction for the Southport retail use was assumed to be 20 percent. The passby trip reduction for the high-turnover restaurant was based on studies documented in the ITE Trip Generation Handbook, An lTE Proposed Recommended Practice, which documents an average passby trip reduction of 33 percent for high-turnover restaurants similar in size to the proposed use. Therefore, the passby trip reduction for the Southport high-turnover restaurant was assumed to be 33 percent. W,99040•.repods,d,e.s(6/23,99)sks 1 7 Table 3 summarizes the gross and net weekday a.m. and p.m. peak-hour and daily vehicle trip generation for both Plan A and Plan B action alternatives at full buildout. For a more detailed breakdown of the trip generation, see Appendix C. Plan A generates 1,005 and 1,061 net new trips during the a.m. and p.m. peak hours, respectively. Plan A generates 9,367 net new daily trips. With the increased office and residential densities in Plan B, this action alternative generates 1,273 and 1,355 net new trips during the a.m. and p.m. peak hours, respectively. This is a net increase of about 26 to 28 percent over Plan A. Under the Plan B action alternative, 11,202 daily vehicle trips are expected to be generated by the proposed development. Road Network No improvements to the road network were assumed in the project vicinity by 2004. The same road network used to analyze 1999 conditions was used to analyze the 2004 conditions without developer mitigation. Therefore the channelization, traffic control, and road network illustrated in figures 1 and 2 were assumed for 2004 analysis for both the no action and action alternatives. Traffic Forecasts No Action Alternatives The net new traffic associated with the No Action - Future Industrial Development Alternative was distributed on the roadway network based on the City of Renton traffic model, existing travel patterns in the project vicinity, and discussions with the City of Renton staff. The City of Renton confirmed the distribution of net new trips. The trip distribution assumed: • 5 percent to/from the north on Lake Washington Boulevard • 25 percent to/from the north on 1-405 • 20 percent to/from the south on Park Drive • 35 percent to/from the south on 1-405 • 15 percent to/from the east on Park Drive The trip distribution for the No Action - Future Industrial Development Alternative should be considered conservative since a significant amount of traffic was assumed to use local streets, rather than 1-405. In reality, an industrial development may show a greater tendency to use regional routes such as 1-405 due to the high amount of freight traffic. The a.m. and p.m. peak-hour trip assignments for the No Action - Future Industrial Development Alternative are shown in figure 8. Traffic forecasts were estimated for the project buildout year of 2004. To obtain traffic volumes for 2004 and to account for traffic growth associated with other development in the City and surrounding jurisdictions, the 1999 summer traffic volumes shown in figure 4 were factored by a 2 percent annual growth rate (no growth rate was applied to traffic volumes entering and exiting Gene Coulon Park or the existing project site), with the resultant . volumes shown in figure 9 and Appendix A. The trip assignment for the No Action - Future Industrial Development Alternative (see figure 8) was added to the 2004 No Action traffic forecasts. The resultant 2004 a.m. and p.m. peak-hour total traffic volumes for the No Action - Future Industrial Development Alternative are illustrated in figure 10. w U9040Vepons\dsos(1R3i99)sk< 18 • - 0-- —-- _ - SE 68th - �_ - _- — SE 69th Wd O(60)(223) (4) _ __ — C° I 11 42 15 - _ <) c 224 (54) _=-.....,,,,,---_---=_- -_ �� 11 w (283) 53 — , 1 (298) 56 299 284 cr 0-_ N 40th St J 7i / O �� (18) (4) - 14 - -_ r - �' �r� 75 4--149 (36) <— 44 (11) z � � —> 1 _- ___ M z ��A, , :�t ,� '; (104) 20 —� (44) 8 z ":": --......: 105 3 N m 30th St "i M4 '` \ ,/se CD (11) _ _ A i Creek PuPk. " `- _ -.-_-__:.,—_-__—_--_-.-.___--_-_--._,_-.-_-____—_- —__...... .___ \ I % =,___________,_,,,_._,_-______,.______:_, = �_ s ' NE 27th St ' O O O • _ . =T -= ,,m 1 (0) 1 (0) E— 1 (0) _ -_ ___ __ _ _-___ —_- ; s n (4) 0 -± (1) 0 J -__ -__ __--_ . j d Q0 o —_=-= _______=_ =� - I (4) -__ _ —_ -_—_ I m`tt W set Blvd — m „ vi • �`¢ �=_=_== _- -- Project a �1 NFp 0 (3) 0 (1) Legend 1 -=`W- - — Site 1 arkr7r • == — , 6 6 mx = A.M.Peak Hour r�_.�r 2 ` 5 so0 ) .4— 8 (1) I 4' 2 (0) 1 z E! E� (xxx) = P.M.Peak Hour a 1 m (11) 3 —> (1) 1 azi m a�y� (4) 0 — • 31 Y G' (6) 2 RfN8thSt Q. en cn a Figure 8 o E N T R A N C O © Southport EIS 2004 No Action/Future Industrial Development cnc Site Trip Distribution N m — —=—_ ===- -�_--1, - 9 SE 68th 0 _ -4= m SE 69th(qra (186)(129) © (20)(166) 0 (0) (162) -==� = _ -=___ 237 31 7 232 0 51 �— - . 1 c I I 289 (145) I -4--1170 (487) i -) f (0) 1 __J 4) i -- _--— _ y��y (347) 378ro- —3* q., -� —_J- — v 11 (567) 223—� 34 (151) 53 I r (5) 7 10 92 ) ! = _ "Y 44 '1' (3) 3 (574) 2 203 (182)(264) (35) _i0:7•_._-2._-----_---_=-._=___E------.2=—---7-___F,---7-1 ,/ ir, T • CP^___ _— - -- - .___- -__ C ( O �_,_- = __==- =`= 1,NN 40th St J >>Jo ® O _ --_ _ i , (314)749 (2) (62) (213) (6) _________ _______:=__ V^ co � i <—725 (319) *E-1043 (557) 150 1 9 (10) - - =-:E Fre ltag_h n 7oi3"=`= 482 (298) 139 (84) ,� 4 (3) _ = == = == -=-=- z , , 'hA� 1, . ,r i\ (1169)250—± (672) 172 —� __- _�_ ---- (102) 37 (569) 138 r i r —__--_ - = • TM r a I _ __ - 180 293 412 2 __,, - - _= — , ,` (52)(482) —_- w— -�—=_ ' 30th st - - (116) (3) MaCr - � . a _ - --- \ ! eek P�r7v r i i i 95th W y se _ 7 C(f \ , __ ___ __ _-= 6 r NE 27th St _ , , O _ _ ��� (0) (31) (57) 76 (28) (120)(17) (331) __ _ _-_ -= —--= �t� f - 2 25 39 -4-- 12 (17) 75 8 127 4—209 (221) 584 (156) ______ __ 19 (20) ) j L — 56 (29) F—200 (152) ___ _____________________________ — =-= --=- --____ _ ___= k ..) I r.). `"� (0) 0 (241)) Ir 126—� (66) 61 -� ___ - __--�______-_--_ E , a ,1 (7) 9 —> (96) 147 (467) 187—> =- ===_ =-_-=—= _- =_ `t a 1 59 33 _=--__—==_ ----_ u (1) 0 (0) (31) (46) (96) (6) (62) __=c_ ---____----___--- _ - -— -_c==�r m�ti, W 5�pset Blvd __-_--- — - 3 . 1) 4 --_F '� Proiect a �) NFPa�k (14) (141) m 39 Legend _ g J = =�_-- Site �*. . Or / `� (243) (160)(30) (25) (45) =-�� 81 2 51 �— 98 (124) 409 53 15 —132 (110) = A.M.Peak Hour 1900 �2 % 5 z I ,�433 (170) ILs,�102 (57) ( ) = P.M.Peak Hour a `�' z 'm y� (170) 750—� (84) 297 1 ® �� (10) 8 (151) 72 —� *) T r''.. Q co CON am St (88) 453 2 r,l; \ 1:_, (13)(204)105 (125)60 m a N -- Figure 9 GOE N T R A N C O Southport EIS Summer 2004 No Action/No Development ::: -- _ - SE 68th 0 ——-_ ,7_,-'-...-_ —_ eaa (246)(352) (24)(166) —__ _-_ __-___ 248 73 22I 232 =--- i 513 (199)170-(487) t� I • co tr (361) 438--5‘ ri- (31) 7 ---3' re-,, t . ______________________,,_,,_._„./. . • • . . ..z ..,_____==_____7-___:_____======._,.„ w 223 - _____ ,v44 11 Q 3) 3 (429) 100� • _ ( (574) 369 473 106 _ _ - W <o • —_ —__=—x Z (248)(264) (35) _ --_— — —_= / 10 ==_ _---=_-ate, __ zi _ _ 0 • _ __-�7-r! N 40th St '' _—___— o� f (332) (1) (216) F—874 (355) _ cn 824 2 62 -1087 (568) L. 482 (298) �- 139 (84) __�===___=_.1rEItBght �Y - _-=__— ,=.____=_____.-- _ z a4Q • _ i '� :,_ (1288)272—i• 716 180 -- .4.) ro. a • _,., , , , , •. (206) 57 (644) 152 - - _- --_ 285 293 =_--- _ ' srnn St ' • - - - , . - �' (77)(482) • -=- ______ _— _—_ ' ` `yCreekP�r7c, • '' ;` 95thWayS _— 6 7 8 NE 27th St _1• ' 1•/ i Ir • __ _ _- �� (0) (31) (57) 76 (28) (120)(17) (331) . _ • _ — - — ---- i 2 25 39 E— 17 (17) 75 8 127 �—210 (221) --_—_— __ —__- t 20 (20) i L 56 (29) • ___ __—__ _ i' 1 59 33 • (7) 9 -� (96) 147 • - _ (6 (47 • • • jii_ nset Blvd 4 __ Pr___— oject �� NFP . -- Site * . a�kOr (246)(14) (141) (161)(30) (25) 39 (45) • - � ` ,t� 87 2 51 �_ 106 (125) 415 53 15 4---134 (110) 1 w2 5 a 433 (170) 102 (57) s. • • 11 r � Z D �® ��� (181)10 783—� (85) 298 • Q ` ( ) (155) 72 —� • t a N 8th St (94) 455 2 105 60 --- (13)(204)(125) OI a a Figure 10 430 E N T R A N C O Southport EIS 2004 No Action/Future Industri01 . N. N m • • Plan A and Plan B Action Alternatives The net new traffic associated with both action alternatives (Plan A and Plan B) was distributed on the roadway network based on the City of Renton traffic model, existing travel patterns in the project vicinity, and discussions with the City of Renton staff. The City of Renton confirmed the distribution of net new trips. The trip distribution assumed: • 5 percent to/from the north on Lake Washington Boulevard • 25 percent to/from the north on 1-405 • 20 percent to/from the south on Park Drive • 35 percent to/from the south on 1-405 • 15 percent to/from the east on Park Drive The a.m. and p.m. peak-hour trip assignments for Plan A and Plan B are shown in figures 11 and 12, respectively. Traffic forecasts were estimated for the project buildout year of 2004. To obtain traffic volumes for 2004 and to account for traffic growth associated with other development in the City and surrounding jurisdictions, the 1999 summer traffic volumes shown in figure 4 were factored by a 2 percent annual growth rate (no growth rate was applied to traffic volumes entering and exiting Gene Coulon Park or the existing project site). The trip assignment, shown in figures 11 and 12, for each action alternative was added to the 2004 baseline traffic forecasts. The resultant 2004 a.m. and p.m. peak-hour total traffic volumes for Plan A and Plan B are illustrated in figures 13 and 14, respectively, and shown in Appendix A. Concurrency Standards As described previously, the City estimates that an annual average of 11,167 trips would be generated by new development. The number of trips was determined based on the City's planned growth and the transportation improvements needed to maintain the City's transportation LOS standards, as documented in the City's Comprehensive Plan. Vehicle trips associated with new development can exceed the average annual allotment, assuming future year vehicle trips associated with new development are less than the average annual allotment. The City's concurrency trip bank for 1999 is established at 62,571. This is the number of vehicle trips that can be allotted to the City's transportation network over the next six years. No Action Alternatives The No Action - Future Industrial Development Alternative is estimated to generate 2,898 net new daily trips, which are fewer than the average annual allotment, and within the 6- year trip bank associated with 1999. The No Action Alternative does not generate any new trips. Therefore both No Action alternatives would pass the City's concurrency test. W\99040'VeponsWses(6/23/99).sks 22 • 9 e ----- _-__ 1 SE 68th __ —_ _ se ssth W O(143)(510) --_-- � m a 90 253 0 • 34 co _— `— _ ^__ .',4 te 11 m (653) 343 (686) 360 700 ,,, Wy/f LA'' — c ---- . 75 _, 0 0 0 • -- --J. N 40th St Rio ' s� 168 31 4E--336 (199) ♦— 101 (60) ;hr , • (266) 132—*. (100) 49 —DEiIIiII __/á �Z ' ' ; i , (232) 117 (166) 83T, 235 1ta _ (139) (25) thSt I t ` 414 _ , _— I ' ' - `'Creek/z ik, _' , -s-. - - 95thWasi SE • --------= s 9 NE27thSt _. • O O O A __� `;; 3 (2) 1 • E— 2 (1) 4 2 (1) • -- �' -01�� m (8) 1 —)' (2) 0 = aa a' (6) 1 —I JA ----- 3 .� . 11 • 4 —_---- Project t �I NFp Legend Site /►*� a/kOr (12) (4) 2 `r 14 • 14 )ooc = A.M.Peak Hour 5 900 f �-- 17 (6) 4— 3 (2) iv E/ 1 a a (xxx) = P.M.Peak Hour r '4 (25) 16 —* (3) 6 i Note:In the distribution shown,pass- z cyby trips are included in the site trips, 1 \ �� (8) 1 --.).1 which may result in a shift of traffic ` (14) 9 1 from one movement to another and a N 8th St may result in a net increase or 1 decease of future total trips. U c O N . Figure 11 o co © E N T R A N C O Southport EIS 2004 Plan A 0 Site Trip Distribution co CD • e . �� -==- —=- — - i SEsem SE69thl1,a 4)(190)(688) - ---__— 98 2184 41 -- T _ —_= ____ =_ ____ .. y I, 698 (354) • _ • —_—_ ——_— a (107) 184 (45) 19 -4 r----"...'""......... — _-,_-_-=-_,..,_-,--_,..,-_-_ — ,``— NI/ 11 (856) 382—1, 1 (923) 401 927 882 _—= _ —��_ r • z� _ _ (461) _ • IF o C O © O -----------_- - . N 40th St J fi. ---_ oh ( (114) (21) • • ---=——�_- /' A��• 225 41 ~ E-449 (226) F-- 134 (67) - .... --- --Y��=— ah ci I '\, (361) 149—± (136) 55 — . • —--—_— z pi . % , I , ,', (315) 131 (225) 94 _ _ ---- z d ___________ - a Y 315 18 fli -- --- I (159) - N al30th St •/— l 'M�'C ` - `'. , , , SEW_.._ ._ - 1kAtti ' r i 95th I - ` _-- --__ --_ 6 -.1-_-__ 9 NE27thSt _. , .'--' O O O r, . . _ (1), _ —_— .nw_ . iv. i— 4 (2) 2 4.-- 2 (1) 4 2 (1) • _ ___ s A.'m m ri- (11) 1 —) (2) 0 „< ;, 1 --= 4. 1�t (11) -- — ------ - m\�t w voset Blvd q . 01 tt '. -- �ti�ii _---__ 3- v. 1 4 . - � " Legend I. — _---_—..—_—_ Project *I NFp k (14) (5) • • -y=_— Site , ar �� 18 18 . _ � - 2 \ 5 soo <-- 23 m �-- 5 (2) toot = A.M.Peak Hour 1 d z (too() = P.M.Peak Hour a ' ' 1 m (34) 18 —J► (5) 7 Note:In the distribution shown,pass- z cyco by trips are included in the site trips, a (11) 1 --�, which may result in a shift of traffic • u'-) i.". Q t\ (18) 10 from one movement to another and N 8th St may result in a net increase or , Ti o decrease of future total trips. cb r Figure 12 4GOENTRANCO Southport EIS 2004 Plan B Site Trip Distribution ID `— - _� I SE 68th SE 69th iv O(329)(639) ---,- m ( 327 284 0 (40)(166) 0 (0) (162) _ - - 817 (457) 41 232 0 51 `° (442) 516--� ro- _....), (0) 0 _3. 41 i �_ (49) 21 ni:"."---"-- -———- 7 11 cn (551) 219-� 34 (799) 390--1, 1 (686) 360-, 700 92 • _ �_ ^=_w 4 , . N L (3) 3 (574) 751. 473 106 (427)(203) _ _ _ 0 0 0 _-_ N 4oth St J )). _--- �� (413) (1) (216) (231)(6) -,-.:=-- o <--1061 518 181 1 '� � _`-__ -�- % m� snI 2 L. ( ) .4-- 1144 (617) 1 s (10) .s - - �-- ^` .. 1 . ,�482 (298) • �' 139 (84) y 4 (3) 7 _— fr173r]fei3== =_-=-_- _ _ - • Iti ah r�, '; (1435)382-� (772) 221 -Y Z A� ' ' ' ' ' 334 154___ _ °' ( ) (735) 221 TrY415 293428 2 - --_-____ r a (191)(482) . 30th St i i M�rC�. /9‘seNa`l E eekPr7c, ', 1-51' S -r=== -s 8 9 NE27th St _, . ,.. _ O Q • ` ' 76 28 0 -_ _ = - - -_- _ ..- co . (0) (31) (57) ( ) (121)(17) (331): ==- = =- \" .- 2 25 39 -- 12 (17) 76 8 127 ( - 211 (222) 584 (156) 1 L 22 (22) I 56 29 I L ,� ( ) • <--201 (153) f lir _V___W__--- -0 ,�� (0) 0LU (249) 127-� (68) 61 -� 1 r. -- _- —� —_ '•- y (7) 9 -� (96) 147 (473) 188 _ -- _ 1 59 34 53 36 82 n _— _ a i (1) 0 - (0) (31) (54) —_ ,� - --_-= --- _ t n\a w S,t`set Blvd (96) (6) (62) ------ Project/ e /1 NFP Legend _ = Site ►*`� arkor (255)(14) (141) +49(412643) 39 (45) = i 95 2 51 4 135 112 =� ` y00 <-- 115 (130) ( ) �ooc A.M.Peak Hour - ir 1 w2 5 z 4J 1 y c 433 (170) .102 (57) ( ) = P.M.Peak Hour (195) 766-÷ IaaZi `° co Bch (10) 8 -i, rQ \\c°k ��tn st2 105 60 • a (13)(204)(125) m a . — - _ Figure 13 © EN.TRANCO Southport EIS tO 2004 Total Traffic Volumes Plan A Alternative a v 0 m m m m N CO - 0' — `—- 9I SE 68th _ J O0• ———— t SE 69th tq2) d (376)(817) _ - — — m 335 315 . (43)(162 (0) (1 1 . _ 52 232 0 51 • t==== - �-_= o L 987 1 `�y (454) 562 ), r).- (61) 23 J 1 (0) 0 .__f 4) i � =• . _,_- _________=,____...=_=_=____ v 11 (551) 219—� 34 (1024)429-� (923) 401� 927 92 __--__-_-_--- _-- _ /ir �� Q (3) 3 (574) ' 967 473 106 (484)(203) cli • -- — — 0 0 J 0R--- — — _- N40thSt i % I (428) (1) (216) (234) (6) . _ --____Y_ _`- ��F 974 2I 62 -1147 (545) .�--1177 (624) 191 1 9 (10) -.----.� = • � I L. (-482 (298) ,, 139 (84) I ( 4 (3) _-37ta3ti §rpi _ �Y i -=-- _ - �,� , , _ ' (1530)399—� (808) 227 _-_------ __-=JIB a • pr \�% i r=_ •` (417) 168 (794) 232 m 1 r T r y ' 495 293 430 2 t a (211)(482) sanst It ` na4 � . ` E ----=----.-z-_----=-......=r-_____-=..=.__=--_-____= -_ ''".\ 7 8 ' -�_' sue_ 9 NE27thSt ` 0 0 ____ _ __ '` ' 76 (28) • .O _---- - -- -� �`+ -4 (0) (31) (57) (121)(17) (331) t` ---- v '+�`�. 2 25 39 �- 12 (17) 77 8 127 211 (222) 584 (156) -__ - ;"m �, 23 (22) l 56 (29) F--202 (153) ., _ ____�_ - cr` �� y _ - g 0 , 8 ---- — s'at'� (0) 0 j (252) 127—* (68) 61 --5‘ .4) I r - —_-_ - `t a a' 9 -- 1 I r (96) 147 (476) 188-- _-------------_i- -�� 1 59 34 53 36 82 '- --__-_ `_- n E% (1) 0 (0) (31) (57) (96) (6) (62) - - —-- ——-----— r 9m'\�u w y�pset elvd - - 3 4.- it 4 ---_ _ Project - a II NE per 39 Legendil Site ,►*` kar (257)(14) (141) (165)(30) (25)i (45) • 99 2 51 A -121 (131) 427 53 c F-137 (112) - A.M.Peak Hour — 2 ` 5 900 433 (170) 102 (57) cu 1 a (xxx) = P.M.Peak Hour a m (204 768--0. (89) 304-.1' .4..‘ i r. a, m. t z �� (10) 8 (162) 73 —� • Q \ U' (106) 463 2 105 60 a N sth St 1---*A ( --- (13)(204)(125) 9- Y a, a , • N Figure 14 a E N T R A N C O © Southport EIS 2004 Total Traffic Volumes Plan B Alternative 0 O, N CO Plan A and Plan B Action Alternatives The Plan A action alternative is estimated to generate 9,367 net new daily trips, which are fewer than the average annual allotment, and within the 6-year trip bank associated with 1999. The Plan B action alternative is estimated to generate 11,202 net new daily trips, a total which is slightly higher than the average annual allotment, but within the 6-year trip bank associated with 1999. Therefore both the Plan A and Plan B action alternatives would pass the City's concurrency test. • Operational Conditions No Action Alternatives Table 4 presents the 2004 LOS analysis results for both No Action alternatives (see LOS and queue calculations provided in Appendix D). By 2004, without any new development at the Southport site and without any improvements, six of the ten intersections analyzed will operate at LOS D or better. The two 1-405 ramp intersections on NE 44th Street will continue to experience excessive delay (LOS F) in the a.m. peak hour. Also, the northbound ramps will experience LOS F conditions in the p.m. peak hour compared to LOS E for existing conditions. The all-way, stop-controlled entrance to Southport and Gene Coulon Park on Lake Washington Boulevard will operate at LOS F in 2004 during the a.m. peak hour with or without any new development at Southport. The No Action - Future Industrial Development Alternative would experience LOS D conditions during the p.m. peak hour compared to LOS B for the No Action Alternative. • The signalized intersection of Park Drive/Garden Avenue/Lake Washington Boulevard will operate at LOS E in the a.m. peak hour under both No Action alternatives without any improvements to the intersection. During the p.m. peak hour, the No Action - Future Industrial Development Alternative will make the intersection go from LOS D to LOS E. A queue analysis was also performed at the intersection of Park Drive/Garden Avenue/Lake Washington Boulevard for the No Action - Future Industrial Development Alternative. Using 95th percentile queue lengths, which represent a condition exceeded only five percent of the time, the results of the analysis showed that adequate storage is not provided by the existing channelization (see queue calculations provided in Appendix D). In addition, southbound queues at this intersection will block left turns from Lake Washington Boulevard into the Boeing parking lot. The 1-405 interchange at Park Drive will continue to operate well in 2004, at LOS C or better, under both No Action alternatives and without improvements. W 199040venorts dse.s(6'23/99)sks 27 / ' ' . � `^ � an s ' p Traff Ic Control Delay Intersection 1 '' ,HbU Park Drwe/-405 NB S A.K;. 15.7 B 15.7 B 18.4 8 22.2 C 24.1 C 25.6 C Ramps P.M. 21.3 C 21.4 C 21.9 C 24.2 C 24.0 O 24.0 C Park Dhvo/-405 SB S A.K8. 15.5 B 15,4 B 15.8 8 16.7 8 18.0 B 17.6 B Ramps P.M. 29.9 C 30.0 C 29.0 C 30.4 C 32J0 C 38.2 C Park Drive/Garden S A.K8. 38.5 D 50.7 D 62.9 E 89.2 E 103.3 F 119.7 F Avonuo/LVVB4 P.M. 30.5 C 35.9 D 39.0 D 55.2 E 121.7 F 168.0 F LVVB4/Sou1hport AVVS A.K8. 25.5 D 35.8 D 52.6 F 62.0 F 279.6 F 416.5 F m Anonno8HouaerVVuy P.M. 9.3 A 10.4 B 10.8 8 30.5 D 235.4 F 356.5 F NE44th StneeV1'405 TVV8 A.M. ECL« F ECLs F ECLs F ECL» F ECLs F ECLs F NB Ramps P.M. 40.1 E 42.9 E 79.4 F 84.0 F 917 F 96.8 F NE44th S\root/1'405 TVVS A.M. ECLs F ECLa F ECL» F E(}La F ECLa F ECL» F SB Ramps P.M. 18.4 O 19.1 C 22.6 C 23.2 C 24.2 C 24.8 C N 30th Stroet/1'405 AVVG A.M. 21.8 C 21.8 C 30.9 D 30.9 D 30.9 O 30.9 O NB Ramps P.M. 22.3 C 23.4 C 33.8 D 84.7 D 357 E 36.4 E N 30ih GtreaV1'405 AVV8 A.M. 9.6 A 9.6 A 10.1 B 10.1 B 18.1 B 10.1 B S8 Ramps P.M. 14.6 B 14.7 B 17.3 C 17.4 C 17.6 C 17.7 C N 30th AVVS A.K4. 7.7 A 7.7 A 7.9 A 7.9 A 7.9 A 7.9 A Street/Burnett P.K4. 7.6 A 7.6 A 7.7 A 7.7 A 7.7 A 7.7 A Avenue N 30th Strent/LVVB* TVVS A.M. 12.7 B 12.9 B 13.8 B 13.8 8 14.2 B 14.3 B P.KX. 9.4 A 9.6 A 9.7 A 9.8 A 8.9 A 10.0 B Notes: 1. S =signalizedi ecoun AWS =all-way stop-controlled Intersection,TYvSstop-controlled inmmecm c. Delay is measured m seconds per vehicle. m signalized intersections and all-way stop-controlled mtemeonono.delayisbuyodonthouvemgoonntn8uelaymporteofo,meenone intemeotmn Delay at two-way stop-controlled Intersections io based nn average control delay for the worst movement. n. LOS is the level of service based on the methodology outlined in the 1997 Highway Capacity Manual. 4. uwo=Lake Washington Boulevard. o. sCL~exceeds calculable limits. ` Plan A and Plan B Action Alternatives Table 4 presents the 2004 LOS analysis results for both Plan A and Plan B action alternatives (see LOS and queue calculations provided in Appendix E). The analysis . determined that there were no differences between the Plan A and Plan B LOS, except at the N 30th Street/Lake Washington Boulevard intersection, where the LOS dropped from LOS A to LOS B in the p.m. peak hour for Plan B. By 2004, with the project and without any improvements, five of the ten intersections analyzed will operate at LOS D or better. The two 1-405 ramp intersections on NE 44th Street will continue to experience excessive delay (LOS F) in the a.m. peak hour. Also, in 2004, the northbound ramps will experience LOS F conditions in the p.m. peak hour compared to LOS E for existing conditions. The all-way, stop-controlled entrance to Southport and Gene Coulon Park on Lake Washington Boulevard will operate at LOS F, with expected delays in excess of 230 seconds per vehicle for Plan A and in excess of 350 seconds per vehicle for Plan B. In addition, the signalized intersection of Park Drive/Garden Avenue/Lake Washington Boulevard will operate at LOS F with either Plan A or Plan B and without any improvements to the intersection. The results of the 95th percentile queue analysis also showed that adequate storage is not provided by the existing channelization at either intersection. In addition, southbound queues at this intersection will block left turns from Lake Washington Boulevard into the Boeing parking lot (see queue calculations provided in Appendix E). Improvements to these two intersections will be identified in the Mitigation Measures section of the EIS. The 1-405 interchange at Park Drive will continue to operate well, at LOS C or better, with either proposed plan in place, and without improvements. On-Site Parking Both the Plan A and Plan B action alternatives will provide on-street parking and construct parking garages for the retail, restaurant, office, and residential uses on site. Approximately 50 to 75 spaces of on-street parallel parking would be provided. The majority of the parking would be provided in parking structures, including a total of approximately 2,243 parking stalls under Plan A and approximately 3,043 parking stalls under Plan B. According to the City of Renton Development Standards (section 4-4-080F), the minimum • number of required parking spaces for the proposed mix of uses is 3 spaces per 1,000 square feet for professional offices (to a maximum of 4.5 spaces per 1,000 square feet), 1.5 spaces per multifamily residential unit with 1 guest space per four residential units, 1 space per 100 square feet of restaurant use, and 1 space per 500 square feet or 4 spaces per 1,000 square feet (to a maximum of 5 spaces per 1,000 square feet) of retail store use, depending on retail category. Consistent with the City's parking standards for professional offices, 3 spaces of parking per 1,000 square feet of office space would be provided. However, the project proposes 1.3 parking spaces per residential unit, no guest parking spaces, and 1 parking space per 1,000 square feet of restaurant and retail store, which does not meet the City of Renton's parking standards. A modification of the parking standards, as provided for in the City of Renton Development regulations (section 4-9-250D), would be required to allow the developer to construct fewer parking spaces than required by code. W\99040\ropons'dses528(618/99)kb 29 The developer produced a parking demand analysis based on the ITE Parking Generation Manual, second edition (provided in Appendix F). The results showed that the proposed parking supply for the residential and office components exceeded the estimated parking demand for those uses on a typical weekday. However, the proposed parking supply for the retail and restaurant uses was determined to be insufficient on a typical weekday. The excess parking demand from the retail and/or restaurant uses could use the excess parking capacity from the office use. However, the location of the excess office parking should be placed within close proximity to the retaiVrestaurant uses to be effective.. The parking associated with residential uses is expected to be assigned parking for tenants only; therefore, excess parking capacity from these units would not be available for other uses. Each land use on site will have peak parking demands at different times of the day. To be conservative, this parking demand analysis showed that even if all uses peaked at the same time, there would be enough total parking stalls to accommodate the development— assuming shared parking between the office and retaiVrestaurant land uses. Alternatively, the proponent has indicated that the total number of spaces could be increased to substantially meet City regulations if the City applied a National Parking Association design standard. The City's Planning/Building/Public Works Administrator will administratively determine the appropriate standards to apply considering the modification criteria, the mixed use nature of the proposal, which lends itself to some shared parking, and other pertinent analysis and information supplied by the proponent. There is currently no market in Renton for fee-based parking, according to the developers. Certain tenants/uses lend themselves to the concept of paid parking more readily than others. The office uses are the primary candidate for supporting a paid parking strategy. The residential, retail, and restaurant components do not lend themselves to a paid parking strategy, and therefore parking is expected to be provided for these uses at no cost. It is also expected that any paid parking provided on site would be discounted on weekends, holidays, and perhaps in the evenings. However, not enough is known about the market, the type and mix of office and retail tenants, and the layout of the parking to be able to provide definitive conclusions regarding a parking fee structure, if paid parking is to. • be implemented. • If paid parking is to be implemented at the Southport site, it may have an effect on the free parking provided at the Gene Coulon Park adjacent to the site. During the week, some office tenants may choose to park at the Gene Coulon Park,to take advantage of the free parking. Particularly during the summer months,this would have a negative impact on • parking availability for park users because the park's parking area is usually 99 percent occupied on weekdays, and occasionally over capacity, if there is a special event or if the weather is particularly warm and sunny. On summer weekends, the park is usually over capacity, so the additional office parking at the Southport site could provide a relief for the Gene Coulon Park, especially if the parking fee is reduced considerably or is free. On the other hand, the free parking on the Southport development provided for residents and retail/restaurant patrons could be negatively affected on summer weekends by overflow parking needed for the Gene Coulon Park. There is a potential for an overlap in parking demand for the•Southport site and Gene Coulon Park. The result is that the Gene Coulon Park and the Southport development will probably have a negative effect on each other. w\99040\rcnons\ese.s528(6,8,99)ku 30 Transit No Action Alternatives The No Action - Future Industrial Development Alternative and other planned projects in the area may increase the demand nominally for additional transit bus service. No change would be expected under the No Action Alternative. Demand from the office and industrial developments would be concentrated during the a.m. and p.m. peak hours. Plan A and Plan B Action Alternatives Development of the Southport site and other planned projects in the area would increase the demand for additional transit bus service. Demand from the office and residential developments would be concentrated during the a.m. and p.m. peak hours. Pedestrian/Bicycle Access No Action Alternatives The No Action - Future Industrial Development Alternative would increase the pedestrian and bicycle activity along Lake Washington Boulevard; however, no increase in demand would be expected from the No Action Alternative. The trail through Gene Coulon Park will be extended through the site. Refer to Recreation and Trails for information on pedestrian impacts to trails. Plan A and Plan B Action Alternatives The Plan A and Plan B action alternatives would increase the pedestrian and bicycle activity along Lake Washington Boulevard. The nominal increase in traffic volumes on Lake Washington Boulevard (5 percent)would slightly increase the chance of conflicts between vehicles and pedestrians/bicyclists. The existing pedestrian trail through Gene Coulon Park will be extended through the site along the waterfront promenade. Refer to Recreation and Trails for information on pedestrian impacts to trails. Airport There will be no significant impacts to the City of Renton Municipal Airport. Railroad With the increased traffic resulting from the Plan A or B action alternatives and the No Action - Future Industrial Development Alternative,the safety of vehicles crossing at the existing railroad crossings on Lake Washington Boulevard and the shared access to Gene Coulon Park and the proposed Southport development will be a concern for the City. The impact of the proposed development alternatives on the crossing trains will not be significant; nor is the frequency of train crossings expected to increase as a result of any of the development alternatives. Fire and Emergency Vehicle Access No Action Alternatives The site's only proposed access is from Lake Washington Boulevard at Houser Way. It is unknown at this time whether the No Action - Future Industrial Development Alternative W k99040treponsWse,s528(6/8199)kb 31 would have a separate emergency access. Presumably, the No Action Alternative's access would not change from existing conditions. Plan A and Plan B Action Alternatives The site's only proposed access is from Lake Washington Boulevard at Houser Way. However, there will be a potential for a secondary connection to the site from Gene Coulon Park that will serve as an emergency access only. During normal operations, the emergency access will be blocked with bollards. The fire and emergency vehicle access will be located between Residential Buildings B and C as shown on the site plan (see figure_). There are other access points to Gene Coulon Park along Lake Washington Boulevard that fire and emergency vehicles can use to get to the Southport emergency access, if the main driveway were blocked for any reason. • • Accidents/Safety Issues No Action Alternatives The No Action - Future Industrial Development Alternative would attract more vehicle trips to and from the site especially truck trips, which would'result in an increase in vehicles, primarily on Lake Washington Boulevard south of the site access and Park Drive. There is always a chance that accidents would increase as traffic levels increase. However, the inherent randomness and unpredictability of accidents makes estimating an increase in accidents with respect to the No Action - Future Industrial Development Alternative very difficult and unreliable. An increase in accident probability would most likely occur at the intersections where the increases in traffic volumes would be the greatest. Accident rates are not likely to increase significantly. Plan A and Plan B Action Alternatives Like the No Action - Future Industrial Development Alternative, the two action alternatives would attract more vehicle trips to and from the site, which would result in an increase in vehicles primarily on Lake Washington Boulevard south of the site access and Park Drive. Mitigation Measures Operational Conditions Because the poor LOS conditions at the NE 44th Street/I-405 interchange are a pre-existing • condition (LOS F in the a.m. peak hour and LOS E in the p.m. peak hour), whether any of the action or no action alternatives are built or not, and because the number of vehicles these alternatives send to the interchange is minimal, mitigation at this interchange was not analyzed. Based on previous work within the City of Renton, it is estimated that these intersections would probably operate at LOS D or better if they were both signalized. For both the Plan A and Plan B action alternatives, and the No Action - Future Industrial Development Alternative, the intersections of Park Drive/Garden Avenue/Lake Washington Boulevard and Lake Washington Boulevard/Houser Way/Southport Access need to be mitigated to achieve the 2004 No Action delay shown in table 4. It should be noted that, among other safety and operational criteria, the City considered Resolution 2708 when developing the mitigation plan for this development. The resolution acknowledges minimizing traffic in neighborhoods in North Renton and Kennydale. The design shown in W'9904O\repons\dso s526(618r99):ko 32 the channelization plan mitigates transportation impacts. A mitigation plan was developed for Plan A and Plan B action alternatives, and is illustrated in figure 15. The improvements shown in figure 15 are described below. At the Park Drive/Garden Avenue/Lake Washington Boulevard intersection, most of the recommended improvements can be made within the existing pavement. On the Park Avenue approach, it is recommended that the existing channelization be restriped to accommodate one shared through/right lane, one through lane, and two left-turn lanes. On the Lake Washington Boulevard approach, it is recommended that the approach be restriped to accommodate one right-turn lane and two left-turn lanes. It is also recommended that the westbound free right-turn lane from Park Drive to Lake Washington Boulevard yield to the eastbound left-turning vehicles from Park Avenue to Lake Washington Boulevard. Currently, these right-turning vehicles do not have to yield to through traffic as they enter Lake Washington Boulevard in a dedicated lane. However, to accommodate the recommended new left-turn lanes on Park Avenue, through traffic will be realigned to use the lane where right-turning vehicles enter, requiring the turning vehicles to yield to on-coming traffic. On the Lake Washington Boulevard leg of this intersection, the existing queues without the Southport development extend past the Boeing parking lot driveway (see queue calculations in Appendix B), and these queues will be longer with the proposed development (see queue calculations in Appendix G). Left turns into and out of this driveway will be a safety hazard and will cause additional queueing onto Park Avenue. The existing counts at this driveway provided by the City, and included in Appendix A, indicate that during the a.m. and p.m. peak hours, the volume of traffic in and out of the Boeing parking lot is minimal. The existing counts do not indicate what percentages of entering or exiting traffic are left-turning vehicles; however, even a few left-turning vehicles could cause a safety hazard due to the expected queue lengths and volume of traffic turning left onto Lake Washington Boulevard from Park Avenue. With the planned improvements, the left- turning vehicles from Park Avenue onto Lake Washington Boulevard will not be able to see a left-turning Boeing vehicle waiting for the queue to clear on Lake Washington Boulevard before turning into the parking lot, until they have turned the corner. Two options for mitigating this operational and safety issue are to: restrict left-turns into and out of the Boeing driveway by providing a c-curb along the centerline of Lake Washington Boulevard just north of Park Drive, and/or provide a new access point to the parking lot on Park Avenue or on N 10th Street, which is just west of the Lake Washington Boulevard intersection on Park Avenue. Prior to final design, coordination with Boeing would be recommended to determine the appropriate mitigation. It is recommended that a signal light be installed at the Lake Washington Boulevard/Houser Way/Southport Access intersection. In addition, the Southport/Gene Coulon Park shared access approach should be widened to three lanes, with one left-turn and one right-turn lane leaving the site, and one receiving lane. On the Lake Washington Boulevard northbound approach, it is recommended that the existing street be widened to accommodate two southbound lanes, one northbound left-turn lane, and one northbound through lane. Between the Southport Access and Park Drive, it is recommended that Lake Washington Boulevard be widened to accommodate five lanes near Park Drive, and four lanes near the Southport Access (see figure 15). 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'Sr\ \ - �.'S \ \ \ •Stat.., u /sta..�aw x.a s•� - i ........•1/1:./.,S•'/1/1,;/'.4,4:;,..;../7.74.741 d.i ....... sh...._..2. re i • -----t-----7.-;.,... . .si 04Pallor / ,Il ''--1;1 = • — .. ,----... ........, __ -----------,- -----,----,- -4_ /./-, ..<, • , / .7,4. • / . likile 1 ... < ( r '/ �/i ! ' Fie • ! '� •. _ 1! /�� ;:��ojl1 �� .746.. , , 1.�,1� .� .�G :\ -. /?ti' •I�y• `/ / /• y sue' i t�' -�'a'��,e. \�� I/ — ,`• . .1--��- `�•. T A•. tr ti I \\(� \\a\.'i,`•• surOM.t&u INICE NOTES �/' Y`. r ! ' /.' �'rtMc um ffIJ01 r< �� �� • �pi1„es.: 1w. `' oa I�r[,ML,Lr� ��` ;":� \ 11 `• -' .' a. �'!1%. ..- .•c.[.r n.rrP. \ \ A sl,.�',�/ /�/ ra••>L« t 11111: �� \ QI raw[[c UR Ou rSw Aso - • J'��J .•J' ' dasi s.w.y[b.War,laa6t 8 [l1�Sl flRl i.�V 1,[ a N «M _,i • .. ,/�, Sta.N•Y x 1,': `�C-Via;;;;;;;?\��. al.O•C la(:UCaal a[Syr..t bN • , ...A, ''P mP.COP Kam n1 .Or67(MOM r rtaNi. 4-Q-1 Trill.r-.t,r ? ''• Si-r IP[LS x i , • � • ``•� ` \\ �._Se\ ���\• .e m.rum ra mean N a bn.rw J h5r' _ - /! '� �. Dare r r.r. ' .o- .r.-'rtr,_• ;' �. ® r«trot(WOWS w IRIS.ra ` , ' `` 0'rIR1T1[liSMi a-.0.:ma,.4.w _ $541 IL :`. •�i r ISNI.N 'li d \ ` ��� �\• USN m[L r, ._..,. _ , rq c a+rsrtn n as.csr. _ �� aypa ;l.r ::. .. N.r au ' �� 1` - \ \ :Qi �r.i.r.r to. . J' . .. ii: - ® \ � `(_ , ' m6aaurl.[•SDL.Dka road' \ C T••• r[ a aear a ',/ ^ —.L'. I \��,.t�i.[�.. �..�� ' .. - lu91[Qla aax.,°a61 w.su.I r... -rsr ir 1 MR X.u•tir r?.'/ `�\\� u.rn. `\�-.\\\'\'�'O\.. �.\\.� • ,,, ._,erv.�...d..�' �L:. [�.... } _ .� q°ay upon M.nti :/,ram •\� ,,���'. \\ • • Lt. .. 0 C, cn at 0 0 Figure 15 ® ENTRAINICO Southport EIS Proposed Mitigation for Plan A and Plan 13 - o o Feasibility-Level Channelization Plan o • 03 For the No Action - Future Industrial Development Alternative, the recommended mitigation- plan differs slightly from the one shown in figure 15. At the Park Drive/Garden Avenue/Lake Washington Boulevard intersection, the southbound approach (Lake Washington Boulevard) does not need to be two left-turn lanes and one right-turn lane, as shown in figure 15. Instead, only one left-turn lane and one right-turn lane are needed. Therefore, Lake Washington Boulevard would not have to be widened to five lanes near Park Drive. Again, due to existing and future queues that can affect the Boeing parking lot access driveway, if left turns to the parking lot are continued, there could be safety hazards and additional queuing on Park Avenue. A potential mitigation would include restricting left turns by placing c-curbs along the centerline of Lake Washington Boulevard, just north of Park Drive. Alternate access to the lot may be possible from N 10th Street or Park Avenue. Prior to final design, coordination with Boeing would be appropriate. Also, access to Gene Coulon Park and the industrial development on Lake Washington Boulevard would not have to be widened to three lanes. One lane in and one lane out would result in an acceptable LOS. For both the Park Drive/Garden Avenue/Lake Washington Boulevard and the Lake Washington Boulevard/Houser Way/Southport Access intersections, the 2004 LOS was re- evaluated, given the mitigation improvements shown in figure 15. Table 5 provides the LOS analysis results (see LOS and queue calculations provided in Appendix G). Given the proposed improvements, both intersections would operate at LOS D or better during both peak periods for the No Action - Future Industrial Development Alternative and the Plan A action alternative, which is a better or the same LOS as for the 2004 No Action Alternative. Under the Plan B action alternative, the recommended mitigation will result in LOS D conditions at the Park Drive/Garden Avenue/Lake Washington Boulevard intersection during both peak periods, and LOS C and D at the Lake Washington Boulevard/Houser Way/Southport Access intersection during the a.m. and p.m. peak hours, respectively. A queue analysis was also performed at these two intersections to ensure that the recommended mitigation measures would accommodate the estimated queue lengths. Storage for vehicles at both intersections could be accommodated given the recommended improvements, assuming a 95th percentile queue length for design for all alternatives except Plan B. For Plan B, the southbound right-turn pocket on Lake Washington Boulevard would be blocked approximately 5 percent of the time by the queue of vehicles in the two adjacent left-turn lanes. This would only occur during the p.m. peak hour. • • w"_, ao,.•;or ls. ,528 8WJ)tiu 35 __t " :_'_ •r-'3; i-w ,n', y.y ?:S,'a-:;:7!-`,-,.y. r .:`�4'ftY#is` t'..ris`... , • ,.}i. _ _':�5ii�'%- - -.*+c"•�+...i2�?��.-�''.7'.5°kl.`e�7=��"`;t , .e�' �.'•x,•'':'":T�i �.: 20U4.MITaGAT D EUEL OF SERVICE>SUMMARYf ;�; y2w�� ��.= ."•• " '.r"r, +a:'Skk` _ K •n..n;. >;r{!. t ,�'NeN•'.,..:Lp`'�• ter•" •• - - • car.'i��p?r '�,, }},�',o .tiF:.•� � trc • - � - • .. t '$.d • 'y�....` • •~ 'Y'7S s �' '.r1';n.�.r�- _ •��.,.sCt��:;�•- '." • �.. •iy ..�... -_ r%"•i!%'%'IR M.. .:n... /.:,y.r. 1 .ht ice' r}i` -«''"'• u}}'.t�. c=Mr.'.ltri::•• _ r�,l:: i:e+iti"���� .u. .�L :.x'�,.`..µ �.. •1�Y 3•� �.'`"•�`R`Ci� ♦'in-f:::i' l�,yJliv�•Y"chr - _ _ r µ.. `1 �y:1 tY�?a •'y * 'y4', - - •-! ;3, ''-S'+ ' Att;�A. _ rL�•- M `- 'r<'f'•_'tl Pan= «ti a � :�.�, "S+ � .,,rax- 'cam `t" `�; •�a•„�y, �,�{a-aa::...•s_:- ' if�Cir.'rr�s'•i;%��:+-s r� X.�•- .r�".�� ��^{;'4."r a'4.-�� � � '•� `•s�'F� ,sa�-r'`'•.-. �'%r:- _ Traffic"' � `$x: ,.,., • ;: •'3' L 1 r,3 i:'�'ai�'' £ .,:. �` ai " �z �t yr€� z;'cx*}L � � � - - _ Cbntro ',ea �. :-,.�;k � - •.�,�_. ela f ' •s:'�.,�, s � ,.:.r:->K •.��`iD: r'nys.�� - �*,�,.�::e{t.. 3ug:, ..: •y'• .. . in ersectiori''' <« _. j r 0 2 �k` " 3x t : 3..:.,: 1'•.r 5-=:; . : our elay- �LOS * � 2 ti• 2: LOS Park Drive/Garden S A.M. 26.2 C 34.4 C 43.4 D Avenue/LWB° P.M. 37.0 D 41.8 D 49.7 D LWB4/Southport S A.M. 11.5 B 14.9 B 26.7 C Access/Houser Way - P.M. 15.6 B 16.9 B 43.9 D Notes: 1. S=signalized intersection 2. Delay is measured in seconds per vehicle. At signalized intersections delay is based on the average control delay reported for the entire intersection. 3. LOS is the level of service based on the methodology outlined in the 1997 Highway Capacity Manual. 4. LWB=Lake Washington Boulevard. Site Access The internal intersection of the Gene Coulon Park access and the Southport development access could not be analyzed using traditional LOS methodology. This intersection is close to the Lake Washington Boulevard intersection; closely spaced intersections affect each other and need to be considered as a group or unit. As a result, a CORSIM traffic • simulation was performed. The CORSIM program is capable of analyzing the operations of closely spaced intersections. CORSIM, a traffic simulation model endorsed by the U.S. Department of Transportation's Federal Highway Administration, allows the user to observe a computer simulation of vehicles moving through a network of intersections. CORSIM is a microsimulation model that models the behavior and characteristics of individual vehicles and their relationships with other vehicles in a network of streets. The No Action - Future Industrial Development Alternative and both the Plan A and Plan B action alternatives were simulated using the CORSIM model. Two scenarios for each of the three alternatives were modeled, as described below: • Scenario 1: Exiting vehicles from the Southport Development must stop; left-turning vehicles entering the Southport Development must yield to oncoming park vehicles; and exiting and entering vehicles at Gene Coulon Park do not stop. • Scenario 2: Exiting vehicles from the Southport Development must stop; left-turning vehicles entering the Southport Development do not stop; exiting vehicles from Gene Coulon Park must stop; and entering vehicles to Gene Coulon Park do not stop. Table 6 summarizes the average delay and maximum queue that can be expected by vehicles at the park and project driveway intersection. Under the No Action - Future Industrial Development Alternative, a delay of less than 8 seconds per vehicle can be expected at either driveway during either peak hour and under either traffic control scenario. w 99040veoonswse.s528(6'8.99)kb 36 • Under the Plan A action alternative, the Southport driveway is expected to operate well in the a.m. peak hour; however, the p.m. peak hour will experience significant delay, equivalent to LOS F conditions under either traffic control scenario. Scenario 2 will experience significantly less delay on the Southport driveway approach and will not cause queuing spillback onto Lake Washington Boulevard. If the Gene Coulon Park driveway is not stop-controlled, queue spillback from left-turning vehicles into the Southport development will occur on Lake Washington Boulevard. The Gene Coulon Park driveway should operate with 5 seconds of delay per vehicle or less, on average. Similar to the Plan A action alternative, the Plan B action alternative will experience excessive delay(LOS F) during the p.m. peak hour at the Southport driveway, but all other peak periods and driveways should operate with less than 11 seconds of delay per vehicle, on average. Scenario 2 will experience less delay on the Southport driveway approach and will not cause queuing spillback onto Lake Washington Boulevard. If the Gene Coulon Park driveway is not stop-controlled, queue spillback from left-turning vehicles into the Southport development will occur on Lake Washington Boulevard. The Gene Coulon Park driveway should'operate with less than 6 seconds of delay per vehicle, on average. A snapshot of the typical queues that can be expected at this internal intersection during both peak periods and for each alternative, assuming the Scenario 2 traffic control, is provided in figures 16 through 21. As illustrated in figure 19, the on-site queue in the p.m. peak hour for the Plan A alternative will extend nearly to the access to the office parking garages. For the Plan B alternative, figure 21 illustrates that the p.m. peak-hour queue on site will cause gridlock conditions. The queues for the Gene Coulon Park driveway show one or fewer vehicles-in any alternative during either peak period. Neither traffic control scenario is being recommended in this EIS. Design and access control at this intersection will be determined subsequent to this EIS. However, the design will ensure that traffic into Gene Coulon Park and Southport development does not spillback onto Lake Washington Boulevard. Some other solutions besides the two scenarios presented above include signing to prevent the Southport driveway from being blocked at any time, adding a left-turn pocket for additional storage, and/or reconfiguring the intersection. • W'99040'venonsase,s52t3(6/899)kb 37 ti cri:i f '�l' .31.:J.7: '.:.:,&4::;l-K4.'l,N iarrzfr i ^ +, .^*'t t S•^`!'s J x .,2 Wit..'.i.,e- :i.•i,; f^. �!'.? .',ti::n i .Pcfk? .'is ~ k:. it:'=�i.•; :_•::`v _l. t`.^ ,w�" .:t .Li=t:Y:i•i:-;.-y '" :1Fr' • �4..._. .. ;�"4 ,„ :2004'DEL_AY:AND.QUEUE;SUMMARY!AT:PROJECTr NEPPARK=DR_IVEWAYS- :'4L:d,•� -'r.- -'""-. ';a=.:c :•.i,"Fa' .r..� ';ix;C:t'gz� * ;;c;.,'.+'s'' �r- - :..•t-'SR.. syti .7-:�: ':-..... - n - .u. w•_ Y . '-�?G,�`':`}`ra,:-", `sa,,7��� "� fir= _._ - - �'t`�y � :...y„^ .. . ��f?�:. - _..hi;c. ter. r�K�•1_i:�":rY,.% . -- .. `,...44 w ,: ' :, - T.,:�' . Alternat ve rr ,-..-:,;: ': . . . . . .. . • .i.: .gI 4 ; p s F RNa ctwn4F.l4 nd.7Dev ,,.. _ . ._stri <• _ ::, s.;r,f r: ; ,r. A M: -��. �. P•M:�,. 4 F. ;_,:: ss� Average Delayl Park Driveway Scenario 1 0.0 0.0 0.0 0.0 0.0 0.0 Scenario 2 4.5 5.0 4.5 4.7 4.4 5.6 Southport Driveway- Scenario 1 5.2 7.4 9.8 173.0 10.9 205.9 Scenario 2 5.1 5.7 9.3 62.6 9.9 172.4 Left turns to Southport Driveway Scenario 1 0.2 0.1 0.5 1.8 0.5 1.7 Scenario 2 0.0 0.0 0.0 0.0 0.0 0.0 Max. Queue2 Park Driveway Scenario 1 0 0 0 0 0 0 Scenario 2 25 50 25 50 25 50 Southport Driveway Scenario 1 25 100 100 1,100 100 1,100 Scenario 2 25 75 100 650 100 1,125 Left turns to Southport Driveway Scenario 1 100 50 1253 1503 1503 1253 Scenario 2 0 0 0 0 0 0 Notes: 1. Average delay is measured in seconds per vehicle. 2. Maximum queue is measured in feet. 3. Spiliback onto Lake Washington Boulevard occurred. W'99O4O\rnpon s,ds. s528(6/8/99)kb 38 :1 Co G/�A co Co s � Industrial Park Access • aD ';TY12.✓.(.r;,1/..(... ..Y?+:t ., F.. Ji , .. .... :.I.+ ......w.. .. J r.,„a l..I. ....( .r . i5 l(:. I • • al I B 9 : 1. • • • • • Figure 16 EN TRANCO Southport EIS 2004 No Action Future Industrial Development Site Access Worst Case Vehicle Queue A.M. Peak Hour cod •-:N. �0 -o A '•,• a~fir CD • Industrial Park Access Cri ...,. ..•.•._. ..,. .. ,� 466 J y .. Figure 17 Southport EIS E N T R A N C O p 2004 No Action Future Industrial Development Site Access Worst Case Vehicle Queue P.M. Peak Hour • o � • • All Other � � G� • Southport o�,p �' cco ss '‘14\\:6)\1 Southport Main Access Access a- �.t J N a) ti:z U `I U • a) c3 C L e c3 0_ a) V Figure 18 ENTRANCO Southport EIS 2004 Plan A Site Access Worst Case Vehicle Queue A.M. Peak Hour -o \CO Cfl OAll Other :c co Southport N Southport MAccess ry �. co V �r. Q a. a) 9`. an a A; . Ci c (t5 a_ a) o O • y::�: Figure 19 :s#C: =• E N T R A N c o Southport EIS 2004 Plan A Site Access Worst Case Vehicle Queue P.M. Peak Hour Figure 20 ENTRANCO430 Southport EIS 2004 Plan B Site Access Worst Case Vehicle Queue A.M. Peak Hour 0 All Other N(//o/.2 o Southport Southport Main Access9 Access b`B cc`�ss V is . a) U CO U Q G O - C C . MI• C M - C) . C . Y a) . L.. cz . a. O . . I Figure 21 zi ?• A. ENTR ANCO Southport EIS 2004 Plan B Site Access Worst Case Vehicle Queue P.M. Peak Hour • : ' M r Impact Fees • The City of Renton has developed an impact fee system to assess the city-wide transportation mitigation for proposed developments. The fees collected are based on a development's proportional share of the cost of transportation facilities needed to serve new growth and development, which is usually calculated as a set fee per unit size of development or per trip generated. The identified transportation facilities are listed in the City's Six-Year TIP. The Southport Development will be required to pay impact fees. Use • of the collected mitigation fee is at the discretion of the City subject to legal authority. The City of Renton's impact fee is $75 per daily trip generated by new development. The City of Renton Resolution No. 3100 outlines potential fee reductions for different employment- generating uses. Table 7 summarizes the impact fee requirements for each action alternative. .r- !.( ti-K.ov v_ r y '^•7�' .!: i "c w.Pt,S�Yrrq-F5.•�r1.Y.:.5'`':.r;w. y .fir: r '' t�•'-y•. '.ft 4' � �: < ;uY .:RAFFIC�lMPACT' =FEE�SUMIVIA. ,.�. r�.,`'i3`�,,��3777�aar...-.`r�i"'::�1;.'T`,,}�`«:�� �':.• .• � 5+4 . .•�'`v`ry:�eti:`�:.t::�a';•�.. 4 •:_ d ..c5.<_s;t, :tr.:ti4.. y�•. s'� _ H5'.iK`v. +d�r;.,;,•_):s�i,a �F• :7 ''a :._ •rah:'::...,{:+;-�i..,�'�` .ic••'.�n �.t i -.�-"'.n�i+a'..'4..tiAf:+•r i}=� :. .: �. c.�_:�'•}t�.'• �fsr~ r:z-v.. 1,ai"f:�t-•iY,-'• - - ;(�;.k�r �rriE;.- ern ativeji C , � '� Impa t:Fee',Rate:�, Dail. Tri s'= Impact: '.it.r • : .. Y p._ No Action - Future Industrial Development $75/daily new trip 2,898 $217,350 Plan A $75/daily new trip 9,367 $702,525 Plan B $75/daily new trip 11,202 $840,150 Notes: Impact fees are documented in the City of Renton Resolution No.3100. On-Site Parking The development will be required to prepare a parking management plan that is approved by the City before issuance of building or construction permits to resolve the parking impacts that the proposed development and the Gene Coulon Park have on each other. Parking restrictions during the weekday morning peak hours for the parking stalls in Gene Coulon Park could also be implemented. In addition, a random monitoring plan could be implemented during the weekday morning peak hours for the parking stalls in Gene Coulon Park to discourage interdevelopment parking. The Southport development could provide additional parking for the Gene Coulon Park during the development's off-peak hours— evenings during the week, and on weekends. Railroad • Based on the Local Agency Guidelines (LAG), post-mounted flashing lights are required when an exposure factor(trains per day times vehicle ADT) exceeds 1,500 or when the location is on a railroad main line. Both railroad crossings located near the Southport development meet this requirement under the Plan A or B action alternatives and the No Action - Future Industrial Development Alternative. As documented previously, the existing warning devices at the two railroad crossings near the Southport development are as follows: • BNSF spur: post-mounted flashing lights BNSF mainline: post-mounted flashing lights and cantilevered arm with flashing lights W V9040,rrnor s•.da•,os52l (0r8h99)kb 45 • : • There is no quantitative threshold (trains, ADT, speeds, etc.) as to when automatic gates and/or cantilevered signals are required. Certain cases that might warrant automatic gates and/or cantilevered signals for the two railroad crossings include: • an unusually restricted sight distance • a high volume of vehicular traffic • frequent accidents • an acute angle of approach that causes post-mounted signals to go undetected • considerable nearby distractions All cantilevered installations should also include automatic gates. In addition, according to the LAG, if a traffic signal is within 200 feet of a railroad crossing, then a level of safety at least equal to existing conditions must be met. Design, installation, and operation should be based upon a total systems approach. Given the subjective nature of the decision to install railroad crossing devices, and the expected increased traffic over the two rail lines resulting from the Southport development, the City and the developer will continue to work closely with the BNSF railroad and the Utility Transportation Commission (UTC) during the design of improvements on Lake Washington Boulevard to determine the best railroad crossing solution. Some potential solutions include signal pre-emption, cantilever-mounted flashing lights with or without • gates, and realigning the access road intersection on Lake Washington Boulevard with the Gene Coulon Park and Southport development. Accidents/Safety Issues • Because accident occurrences are unpredictable, it would be hard to mitigate them. However, with the improvements to Lake Washington Boulevard and Park Avenue, the added capacity should alleviate driver frustration and reduce the tendency of drivers to take risks, as well as providing less congested roadways. In addition, during design of corridor improvements, a more detailed accident analysis can be made to determine if specific mitigation measures can be implemented to help reduce the frequency of accident occurrences at these locations. In and around the Gene Coulon Park driveway, and near the residential areas for action alternatives, it is recommended that"Children at Play" signs be installed throughout these areas and/or that speed bumps be installed on the roadways to encourage slower speeds and enhance child safety. Air Quality To be determined. Transportation Demand Management Transportation demand management (TDM) is a tool for managing the amount of traffic a development generates. Through various TDM programs, traffic can be reduced overall or shifted to non-peak times of the day. Washington's Commute Trip Reduction (CTR) program and the City's CTR Ordinance.(RMC 10-13) requires employers who have 100 or more employees commuting to a single location between the hours of 6:00 a.m. and 9:00 a.m. to implement TDM programs. Some TDM programs include: W\99040Vepoos\tlso 528(6r8N9)kh 46 r T , • Transit incentives • Guaranteed ride home program • Flex-time hours • Telecommuting • Preferential parking for vanpools and carpools • Parking pricing • Secured bicycle parking • Financial incentives Elements of this kind of program could be implemented with the No Action - Future Industrial Development Alternative and with both the Plan A and Plan B action alternatives, because of their office components. Office land uses are the most responsive to TDM measures because they target the peak-hour traffic and can be monitored by request of the City. Telecommuting also targets the residential portion of the alternatives. The preceding list includes just a few of the many options that should be pursued. For example, showers in office buildings are a key component for increasing bicycle use, as an alternative to single-occupancy vehicle use. If TDM measures are desirable or required by the City, they will be included as part of any City-approved development agreement. It should be noted that the trip generation estimates and analysis presented here do not include a reduction for TDM programs as they are described above. The TDM programs described in this EIS are ones that can be implemented during or after the development is complete. Unavoidable Adverse Impacts There are no unavoidable adverse impacts anticipated for this project. w\99040vepodsdse.s578(6/8H9)kb 47