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On behalf of IKEA Property, Inc., we are requesting a variance from the City of Renton Road Standards for the modification of a driveway for the project referenced above. The following variance application documents are enclosed for your review: 1. Five (5) copies of the Variance Request Application 2. Five (5) copies of the Variance Request Narrative 3. Five (5) copies of the Vicinity Map 4. Five (5) copies of the Existing Condition Photograph 5. Five (5) copies of the Autoturn Exhibit 6. One (1) check in the amount of $154.50 for the application fee Please review the enclosed Road Standards Variance Request at your earliest convenience. If you have any questions or need additional information, please contact me or Charles Bull at this office. Thank you. Respectfully, op Vice President JSG/ca [16836c.009.docl enc: As NotedREC cc: Lydia Gartrell, IKEA Property, Inc. �— Reed Lyons, IKEA Property, Inc. MAR 9 - Robert Warshefski, Jr., Greenberg Farrow Frank Coda, GreenbergFarrow Charles F. Bull, Barghausen Consulting Engineers, Inc. C I Ty OF- °i°j PLANNAK-'D1 '--:Jr,, 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES - TUMWATER, WA - LONG BEACH, CA - ROSEVILLE, CA - SAN DIEGO, CA www.barghausen.com DEPARTMENT OF COMMUNITY City of ,. AND ECONOMIC DEVELOPMENT RIGHT OF WAY USE I DEFERRAL I WAIVER I VARIANCE I FEE IN LIEU APPLICATION Planning Division I Development Engineering Section 1055 S Grady Way — Renton, WA 98057 Phone: (425) 430-7200 1 Fax: (425) 430-7231 Project Name: IKEA Redevelopment Site Address: 601 S.W. 41st Street, Renton, WA 96057 Lots 8 and C, City of Renton Short Flat No. 99-103- HPL, under recording no. Legal Description of Property: 2QU00228900001, King County- WA Include King County Assessors Parcel No: 362304-9113 and 312305-9169 Applicant: GreenbergFarrow c/o Chris Jensen, P.E., Barghausen Consulting Engineers, Inc. Business Address: 16215 72nd Avenue South Phone: (425) 251-6222 Cell: (206) 327-2122 City/State: Kent, WA Zip: 98032 Attach a letter of request with this application, stating in detail: 1. Applicable City Code and Sub -ordinance 2. Items and quantities involved 3. Justification for request 4. Amount of time requested 5. Provide a vicinity map (8 M." x 11") 6. Provide a drawing of the site (8 %" x 11") Mail or drop off the completed application and map/drawing to: Steve Lee, Development Engineering Manager City of Renton 1055 5 Grady Way, 6 1 Floor Renton, WA 98057 (425) 430-7299 Completed applications will be reviewed and a written determination issued approximately 3-4 weeks from date of receipt of application. You will be contacted if the application is incomplete or if additional information is reed. Applicant's Signature For city use uniy March 13, 2015 Date Deferral ❑ New ❑ Extension MariaB New ❑ Extension Offsite ❑ Underground 8 Driveway Onsite ❑ Slopes ❑ Noise ❑ Excess Fflght of Warr ❑ Fee In lige ® Wainer H:\CED\Data\Forms-Templates\Self-Help Handouts\Public Works\ROWandOeferral.docx 08/14 Modification Request Narrative Driveway Design Standards IKEA Redevelopment 601 S.W. 41st Street Renton, Washington 98057 Parcel Nos. 362304-9113 and 312305-9169 March 11, 2015 Project Location: The project site is a 28.99 -acre Medium Industrial (MI) -zoned property located at the southwest corner of S.W. 41st Street and Lind Avenue S.W., bordered by S.W. 43rd Street to the south. The site is currently fully developed with the IKEA retail store that includes two (2) warehouse -style buildings. Project Scope: The project includes a phased demolition of the two (2) existing buildings and associated site improvements, and full redevelopment of the property with a new 399,179 -square -foot IKEA store and 1,578 surface parking stalls. The building will house a showroom, retail area, restaurant, public self -serve warehouse space, and associated non-public warehouse space. Site improvements include new pedestrian walkways from S.W. 41st Street, S.W. 43rd Street, and Lind Avenue S.W. to the store, landscaping with both decorative plantings and street trees and a wet pond, and rain gardens. Modification Request: The majority of the project's proposed driveways (five of seven) located along S.W. 43rd Street, Lind Avenue S.W., and S.W. 41st Street have been designed to meet the City's Driveway Design Standards (outlined in RMC 4-4-080). In order to provide adequate delivery truck access, however, a modification from the driveway width maximum is being requested for the two (2) driveways along the west property line at S.W. 43rd Street and S.W. 41st Street. These driveways share access with the adjacent property, Alliance Packaging. As shown on the attached Autoturn Scenario A exhibit, a 62.3 -foot driveway width is the minimum needed for the driveway on S.W. 43rd Street and a 56 -foot driveway width is the minimum needed for the driveway on S.W. 41st Street based on truck turning maneuvers for a WB -67 design vehicle. Both dimensions are exclusive of the radii of the return or taper section_ These driveway widths are needed so that the WB -67 delivery trucks can entertexit the site without impacting the curbs, sidewalks, and landscaped areas. The attached Exhibit B is a photo showing the condition of the existing truck driveway S.W. 43rd Street and the impact that delivery trucks currently have on the existing curb, sidewalk, and landscape area. Approval of a deviation from the City's Driveway Design Standards to allow two (2) driveways with widths greater than 50 feet (as required by RMC 4-4-080) would eliminate/greatly reduce the delivery trucks' impact to the proposed and existing curbs, sidewalks, and landscape areas. In summary, we are requesting the following modification to RMC 4-4-080: • Allow a driveway width of 62.3 feet for the driveway located along the east property line on S.W. 43rd Street. Allow a driveway width of 56 feet for the driveway located along the east property line on S.W. 41 st Street. - 1 - 16836.022.doc Modification Decision Criteria: As outlined in RMC 4-9-250(D)(2), the City of Renton Planning/Building/Public Works Department must review the modification request and base their decision pursuant the following criteria: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Response: The proposed modifications to the Driveway Design Standards, as requested, will not inhibit the implementation of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element for the IKEA Redevelopment. The proposed driveway width modifications are the minimum needed to providing adequate turning radii for incoming and outgoing WB -67 delivery trucks. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Response: The proposed driveway width modifications along the east property line at S. W. 43rd Street and S. W. 41st Street continue to meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by the Code requirements_ The proposed modifications are needed to provide the required turning radii for delivery trucks. With this modification, trucks will be able to safely enter/exit the site and not impact the safety, function, and appearance of the new curbs, sidewalks, and landscaped areas. c. Will not be injurious to other property(ies) in the vicinity. Response: The requested modification will not be injurious to properties within the vicinity of the project. The proposed driveway width modifications only affect the subject property and the adjacent property to the west. As outlined in the criteria "f' response below, the proposed modification is instead advantageous to the adjacent property. d. Conforms to the intent and purpose of the Code. Response: As outlined in the criteria "b" response above, the proposed modification will continue to meet the intent and purpose of the Code by providing the minimum driveway width required for the delivery trucks to safely enter/exit the site, without impacting the curbs, sidewalks, and landscaped areas. e. Can be shown to be justified and required for the use and situation intended. Response: As outlined in the criteria 'b" response above, the proposed modifications are justified to provide the required turning radii for delivery trucks. With this modification, trucks will be able to safely enter/exit the site and not impact the safety, function, and appearance of the curbs, sidewalks, and landscaped areas. f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The requested driveway width modifications will not create an adverse impact to other properties in the vicinity, instead, they will be of benefit to the adjacent Alliance Packaging property, as the modification is for the two (2) shared driveways that are also used by Alliance Packaging delivery trucks. 16836.022.doo r G tr �' - 16 505 tJ��� w A x 16th In5w 16th 5t v f Tukwila x Sf Park n 5va 19th S1 1u y RfvetLr S Puget w °= Boerncl �o Westheld ' Longacres Thomas o 9� Soutllcenter Baker Blvd Industrial Park Teasdale ' b Mall Park u' Bicentenial O -4 3 Im Strander Blvd Park to Stia lltil St a 0,� i CL 0 0 Tukwila d f — m b CL , w Pond Park ^ > w s t > �+ a s Wig Blvd ton a 5w 34sh 5, r o 1 Minkler Blvd G w M q S 36th pl � c a Sw 39th Si S �1itiF C C SITE Y 5'-06 TrilandDr 5e 5 180th St Sw 411d 5t S I$4t 4� 5prrngbrook I Greenbelt ' � w 1R6Ih PI ` ra Briscoe S 188th 5l $ o- ° Park } ¢' 3 51`�01115t x rd +maLp y Rees Ln y `O 5 19211d 5t 5 19hd 51 fP 192nd 5t 5 19411, 5t r 4 19401 51 16 OP NjS 1961h 5t b T a 7 5 100th 5t '" � 5 200111 51 5n 1Oot -1 Tilt 13_.1otliq181 7 03 Ln p > D +� "vM41h I� I LFMIMIl T REFERENCE: Rand McNally (2014) Scale. For., Job Number HarizonW. N.T& Vim: NIA IKEA RENTON, WASHINGTON 16836 &HA U18215 72ND AVENUE SOUTH SA KENT, WA 98032 4;(425)251-8782 4' V VICINITY MAP DATE: 08/11/14 CIV,L ENGINEERING, LAND PLANNING, �rrko :Hain*}� SURVEYING, ENVIRONMENTAL SERVICES P.116000s1i6836WxhibitWraphic:116836 vmap.cdr Rohini Nair Plan Number: Site Address: LUA14-000951 601 SW 41ST ST City of a,tm 4 g a E Plan Review Routing Slip Name: IKEA Redevelopment Description: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications for the construction of a new 444,351 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). The subject property is located on the north side of SW 43rd St between Lind Ave SW and Oakesdale Ave SW at 601 41st St. The project site totals 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements within two existing buildings. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (1,579 stalls following proposed expansions). The applicant is requesting a parking modification from RMC 4-4-080 in order to: exceed the maximum number of allowed parking stalls by no more than 697 parking spaces (499 stalls upon full buildout of future expansions); provide less than the required number of parking stalls during construction; the provision of off-site parking during construction; provide 54 less than the 108 required bicycle parking stalls; and to allow bicycle parking no more than 75 feet beyond the allowed 50 -foot maximum distance from the primary building entrance. The applicant is also requesting a refuse and recycle modification from RMC 4-4-090 in order to reduce the required refuse and recycle deposit area from 6,660 square feet to a 500 square foot deposit area. Access to the site is proposed to be realigned/consolidated into three driveways along SW 41st St, three driveways along SW 43rd St, and one driveway along Lind Ave SW. The applicant is requesting a street modification from RMC 4-6-060 in order to reduce the required dedication along SW 41st St from 7 feet to 5.5 feet and along Lind Ave SW from 11.5 feet to 5.5 feet. The applicant has submitted a Drainage Report, Traffic Impact Analysis, Flood Hazard Data, and Geotechnical Engineering study with the subject application. The subject site is located outside of the 100 -year flood plain according to FEMA's 1995 Flood Insurance Rate Map (FIRM) however is located within the 100 -year flood plain according to FEMA's un -adopted Digital FIRM (DFIRM) map. The applicant is proposing to use elevations within the 1995 FIRM map to base proposed finished floor elevations. In order to meet compensatory storage requirements set forth in RMC 4-3-050 the applicant has elected to use elevations within the unadapted DFIRM map. The site is also located within a Seismic Hazard Area. Construction is anticipated to commence in the Summer of 2015 and complete in early 2017. 4/13/2015 - Requested modification to RMC 4-4-080 for driveway standards. Review Type: Engineering Review- Version 1 Date Assigned: 04/13/2015 p { Date Due: 04/20/2015 Pi�V V V�� �y}(�� c Project Manager Rocale Timmons 0��J Environmental impact Earth Animals Li ht/Glare Historic/Cultural Preservation Air Environmental Health Recreation Airport Environmental 10,000 Feet 14,000 Feet Water Energy/Natural Resources Utilities Plants Housing Transportation Land/Shoreline Use Aesthetics Public Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation - Comments that impact the project including any of the Enivornmental Impacts above. Correction - Corrections to the project that need to be made before the review can be completed and/or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed - I have reviewed the project and have no comments. Reviewed with Comments - I have reviewed the project and and I have comments entered in Recommendations. Correction Resubmit - I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. Rohini Nair Plan Review Routing Slip Signature of Director or Authorized Representative Date City of 174-6 0 A GIS- O - 2 2 tie ENW" Ms. Rocale Timmons Senior Planner City of Renton Department of Community and Economic Development 1055 South Grady Way — 6th Floor Renton, WA 98057 (->AL. ENCINEFRING. LAND PL.NVNG. �;„I7VEYING C'qy OF RENTON March 19, 2015 RECEIVED HAND DELIVERY MAR. 1. 9 2015 Re: Responses to Hearing Examiner's Conditions of Approval IKEA Retail Center 601 S.W. 41st Street and 800 S,W. 43rd Street, Renton, Washington City of Renton File No. LUA14-000951 Our Job No. 16836 Dear Ms. Timmons: BUILDNG DlvisoN Please be informed that we are in the process of assisting IKEA with filing the applicable construction - related permit applications for the proposed IKEA Retail Center project. The civil engineering and landscaping plans, together with the Construction Permit Application, are scheduled to be submitted to the City today. The building plans and the Building Permit Application will likely be submitted early next week. Meanwhile, we have prepared this letter to give a current status of responding to the Hearing Examiner's Conditions of Approval. We will periodically update and reissue a new version of this letter as we continue to satisfy each condition. The following outline provides each the Hearing Examiner's Conditions of Approval contained in the Final Decision issued on October 28, 2014 and the Final Decision Upon Reconsideration (for Condition No. 4) dated November 13, 2014 in italics exactly as written, along with a narrative response describing how each Condition was addressed: 1. The applicant shall comply with the two mitigation measures issued as part of the Determination of Non -Significance Mitigated, dated September 6, 2014. [From the Report of September 8, 2014 page 4 of 11, Mitigation Measure 1 is: The applicant provide a Final Geotechnical Report containing specific recommendations in order to mitigate potential geotechnical impacts. The Final Geotechnical Report shall be submitted to and approved by the Department of Community and Economic Development prior to, or concurrent with, building permit approval.] Response: A Report of Geotechnical Engineering Services Commercial Warehouse Building Renton, Washington, prepared by GeoDesign, Inc. and dated December 2, 2014, is attached and is included as part of the Construction Permit Application that will be submitted today. The report will also be included with the Building Permit Application. [From the Report of September 8, 2014 page 6 of 11, Mitigation Measures: The applicant shall be required to submit a Biological Assessment prior to construction permit approval. Should the assessment include unanticipated mitigation recommendations for the applicant shall be required to comply with such recommendations.] 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES • TUMWATER, WA - LONG BEACH, CA • ROSEVILLE, CA • SAN DIEGO, CA www.barghauser).com Ms. Rocale Timmons Senior Planner City of Renton Department of Community and Economic Development - 2 - March 19, 2015 Response: A Biological Evaluation report by Talasaea, dated February 27, 2015, is attached and is included as part of the Construction Permit Application that will be submitted today. The report will also be included with the Building Permit Application. 2. The applicant shall be required to provide on-site landscape buffers along the perimeter of the site adjacent to SW 43rd St to a minimum width of 20 feet to accommodate a variety of vegetation. Landscaping along Lind Ave SW should continue the landscape width of 30 -feet used on neighboring sites along Lind Ave SW. Additionally, all perimeter parking lot landscaping shall be revise to include the following: trees planted an average minimum rate of one tree per 30 lineal feet of street frontage; shrubs planted at the minimum rate of one per 20 square feet of landscaped area; ground cover in sufficient quantities to provide at least 90% coverage of the landscaped area within 3 years of installation; and the use of berms a minimum of 3 feet in height. Existing healthy mature trees which are located within perimeter landscape buffers shall be maintained to the maximum extent possible and protected during construction unless determined by an Arborist that such tree is dead, diseased, or dangerous. A revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. Response: We have designed a 20 -foot minimum landscape buffer along S.W. 43rd Street. The design of a 30 -foot landscape buffer and 3 -foot height berm is provided along Lind Avenue. See the attached Civil Site Plan sheets C1.3-1 to C1.3-3. Also, see the landscape planting plan sheets L-6 and L-7. All perimeter parking lot landscaping has been revised to comply with the condition. Existing healthy mature trees which are located within perimeter landscape buffers have been maintained to the maximum extent possible and will be protected during construction. A revised landscape plan is included within the Construction Permit Application. 3. The applicant shall provide screening detail for roof -top equipment consisting of clerestories, parapets, walls, or other similar solid, non -reflective barriers or enclosures. The roof -top screening detail shall be provided to, and approved by, the Current Planning Project Manager prior to building permit approval_ Response: The architectural building plans containing the roof top equipment screening details are included within the Building Permit Application that will be submitted next week. Also, see attached Sheet A400 and Sheets SLS -001 and SLS -004, site visibility study plans. 4. The applicant shall revise the site plan to reflect a parking area which operates at no less than 90% of capacity, or no more than 1,508 parking stalls. The revised site plan shall be submitted to, and approved, by the Current Planning Project Manager prior to construction permit approval. [This condition is modified based upon the FINAL DECISION UPON RECONSIDERATION dated November 13, 2014 to read j The applicant shall revise the site plan to reflect a parking area which operates at no less than 90% of capacity, or no more than 1,508 parking stalls, upon full buildout of the facility including proposed expansion areas. Until such time expanded areas are constructed die applicant may provide no more than 1,595 parking stalls. The revised site plan shall be Ms. Rocale Timmons Senior Planner City of Renton Department of Community and Economic Development - 3 - March 19, 2015 submitted to, and approved, by the Current Planning Project Manager prior to construction permit approval. Response: The Civil Site Plan containing 1,578 parking stalls is attached and included within the Construction Permit Application submittal. 5. The applicant shall be required to provide a detailed interim parking plan along with executed off-site parking agreements prior to construction permit or demolition permit approval whichever comes first. The detailed interim parking plan shall demonstrate, to the satisfaction of the Current Planning Project Manager that a sufficient number of parking stalls are provided on and/or off site as to not cause adverse impacts on surrounding properties during construction. Response: The construction mitigation and phasing plans are currently being prepared and will be submitted separately of the construction permit submittal. These plans indicate interim parking areas. Any agreements as needed for off-site parking will be provided as necessary. 6. The applicant shall be required to submit a revised site plan depicting the rearrangement of the site improvements which comply with RMC 4-4-080 for parking stall and drive aisle dimensions along with the retention of a 20 -foot and 15.5 foot landscaping perimeter along SW 43rd St and SIN 41st St respectively. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. Response: The Civil Site Plan (C1.3-1 thru C1.3-3) has been revised to comply with this condition. A copy of these plans is attached. This plan includes the retention of a 20 -foot and 15.5 -foot landscaping perimeter along S.W. 43rd Street and S.W. 41st Street respectively. The plan is included in the Construction Permit Application. 7. The applicant shall be required to submit screening detail for the refuse and recyclable deposit area prior to building permit approval. Response: The architectural building plans containing the screening details can be seen on the attached Stair Plans and Sections Sheet A772, Details 1 and 4. These are included within the Building Permit Application that will be submitted. 8. The applicant shall be required to obtain and record the actual elevation (in relation to mean sea level) of the lowest floor for the new structure. A flood elevation certificate shall be submitted by the applicant to the Current Planning Project Manager prior to the building's finished floor construction. The finished floor elevation would be required to be verified by a preconstruction elevation certificate at the time of construction of a substantial structural element of the finished floor (i.e., foundation form for the concrete floor). An as -built elevation certificate would be required to be provided prior to issuance of final occupancy. Response: A pre -construction flood elevation certificate will be provided at the time of construction of the foundation form for the floor slab. Ms. Rocale Timmons Senior Planner City of Renton Department of Community and Economic Development - 4 - March 19, 2015 9. The applicant shall be required to provide a lighting plan, compliant with RMC 4-4-075, which will adequately provide for public safety without casting excessive glare on adjacent properties at the time of building permit. The lighting plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval Response: The architectural building plans containing site electrical and lighting details (see attached Sheets E001 b and E002) are included within the Building Permit Application to be submitted next week. 10. The applicant shall submit a lighting plan which includes ornamental lighting within the vicinity of the primary entrance and bicycle parking in order to adequately illuminate the area for pedestrians and bicyclists. The lighting plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Response: The site electrical and lighting details are on the attached Sheets E001 b and E002. These are included within the Building Permit Application to be submitted next week. This plan features lighting in the vicinity of the entrance and bicycle parking area. 11. The applicant shall provide iron -rod fencing in place of chain link fencing around the perimeter of the proposed detention pond. A fencing detail plan shall be submitted to, and approved by, the Current Planning Project Manager prior to utility construction permit approval. Response: The Civil Site Plan indicates an ornamental fence similar in presentation to the iron rod fence. See attached Sheet C2.7, Drainage Notes and Details. This is included within the Construction Permit Application. 12. The applicant shall be required to provide an additional pedestrian connection directly from the proposed entrance to the SW 43rd St sidewalk. Additionally, all designated pedestrian area shall be differentiated, in material, from drive aisles. A revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Response: The Civil Site Plan (attached) has been revised to show an additional pedestrian connection to S.W. 43rd Street and is included within the construction permit submittal. 13. The applicant shall be required to demonstrate compliance with the Blanket Adjustment Americast Filterra Memo, dated June 26, 2014 (Exhibit 10), prior to utility construction permit in order to provide water quality treatment using the proposed Filterra unit. Response: The Civil Storm Drainage Pian (attached) indicates the unit has been placed and sized as per the Blanket Adjustment. Sizing calculations are included in the TIR (attached). Plans are included within the construction permit submittal. Required Drainage Facility Covenants for Maintenance will be submitted after initial plan review. 14. The applicant shall be required to provide a 5.5 foot wide dedication (subject to a survey) along SW 41st St for the allowance of existing improvements to remain as they are. The Ms. Rocale Timmons Senior Planner City of Renton Department of Community and Economic Development - 5 - March 19, 2015 applicant shall be required to provide street lighting on all street frontages according the current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. Response: The Civil Site Plan indicates the 5.5 -foot -wide dedication. Legal descriptions and dedication drafts are also provided for review (attached). Frontage street lighting plans are included with the permit submittal. This plan has been prepared according the current street standards while maintaining all existing trees within the planter strip to the maximum extent possible. Plans are included within the Construction Permit Application. 15. The applicant shall be required to provide improvements back of existing SW 43rd St curb to include: 8 -foot wide landscape planter, 8 -foot wide sidewalk, and 1 foot back of sidewalk (subject to survey). The applicant shall be required to provide street lighting on all street frontages according the current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. Response: The Civil Site Plan has been revised to comply with this condition. This plan includes an 8 -foot -wide landscape planter, 8 -foot -wide sidewalk, and 1 -foot back of sidewalk along S.W. 43rd Street and Lind Avenue S.W. respectively. See the attached Civil Site Plan. Frontage street lighting plans are also attached and included with the Construction Permit Application. This plan has been prepared according the current street standards while maintaining all existing trees within the planter strip to the maximum extent possible. 16. The applicant shall be required to provide a 5.5 foot wide dedication (subject to a survey) along Lind Ave SW for sufficient enough width to accommodate the code required improvements back of existing curb to include: 6 -foot wide landscape planter, 8 -foot wide sidewalk, and 1 foot back of sidewalk (subject to survey). The applicant shall be required to provide street lighting on all street frontages according the current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. Response: The Civil Site Plan (attached) indicates the 5.5 -foot -wide dedication along Lind Avenue S.W. Legal descriptions and dedication drafts (attached) are also provided for review. This plan includes an 8 -foot -wide landscape planter, 8 -foot -wide sidewalk, and 1 -foot back of sidewalk. Frontage street lighting plans (attached) are included with the permit submittal. This plan has been prepared according the current street standards while maintaining all existing trees within the planter strip to the maximum extent possible. Plans are included within the Construction Permit Application. 17. The applicant shall be required to provide a Traffic Impact Fee at a rate of $9.30 per square foot of new development to be applied to the difference in square footage between the future building and the existing 397,972 square foot building. The fee shall be paid at the time of building permit issuance and is valid through to the expiration of the Site Plan Approval_ Response: Fees will be paid at the time of building permit issuance. 18. The applicant shall be required to submit a Final Construction Mitigation Plan with measures to reduce noise, control dust, traffic controls, and reductions in pedestrian conflicts. The Final Ms. Rocale Timmons Senior Planner City of Renton Department of Community and Economic Development - 6 - March 19, 2015 Construction Mitigation Plan shall be submitted to, and approved by the Plan Reviewer, prior to demolition permit or construction permit approval whichever comes first. Response: Phasing and Construction Mitigation Plans are in progress. These plans will indicate measures to reduce noise, control dust, traffic controls, and provide for reductions in pedestrian conflicts. We will provide these plans as soon as available. Please process this information at your earliest convenience, and let me know if you have any questions or comments. Respectfully, Jay . Grubb, P. E. Vice President JSG/dm/kb 16836c.010.doc enc: As Noted cc: Ms. Lydia Gartrell, IKEA Construction Manager Mr. Reed Lyons, IKEA Property, Inc. Mr. Frank Coda, GreenbergFarrow Mr. Robert Warshefski, Jr., GreenbergFarrow Mr. Charles F. Bull, Barghausen Consulting Engineers, Inc. LEGAL DESCRIPTION RIGHT-OF-WAY DEDICATION The North 5.5 feet of Lot B, the East 5.5 feet of Lot C as parallel with and 45.5 feet West of the centerline of Lind Avenue Southwest and the North and Northeast 5.5 feet of Lot C lying Northeasterly of a 49.5 -foot curve tangent with said North 5.5 feet and said East 5.5 feet of City of Lot C, Renton Short Plat No. LUA99-193, recorded under King County Recording No.20000228900001, Containing 12,036 square feet, more or less. Project Name: IKEA July 22, 2014 Page 1 of 1 BDG 16836L.001.doc Exhibit: 16836-ROWDED EXHIBIT_dwg _- - EXHIBIT B _ SW 41ST ST _ 1.� r S8T37'04"E 1339.55' 676.42' Q I ca p 0� zl � o� ccn w � m C o a, o Ln" .n m a M O N N ,f W w p17, 00Q�103 a� p [r3�� ° W qat 'W^ m °° V, x w Soo�� o '- 1uS �� z 0 00 a t w M m 0 0 676.42' �� r SW 43RD ST SCALE: JOB NUMBER HORIZONTAL 1"=150' VERTICAL N/A IKEA - RENTON WA 16836 Gy{q(/ 18715 72ND AVENUE SOUTH Q' KENT, WA 98032 425)251-6222 fN'�� 425))251-8782 FAX PAGE CIVIL ENGINEERING, LAND RIGHT OF WAY EN ROIrNirGnersl A� El�vicEs DEDICATION EXHIBI�071 2 DESIGNED DRAWN CFB CHECKED --J-SG APPROVED JSG EXHIBIT B SW 41ST ST A=89'41'36" R=58.00' L=86.10' W W 2 co W w Lo ui 0 rn p ;4 z 663.1 45.5' PROP RIGHT (D- C' 5.5' TO BE DEDIC ll\V \o 6 N88'37'04)N 1360.25' 683.83' HORIZONTAL 1"=150' VERTICAL N/A GHa(I CD Q' 0 U - 0 8y 4'GENG��� CIVIL ENGINEERING, LAND PLANNfNG, SU, ENVIRONMENTAL SEEYINGRVICES DESIGNED x 1 w � o x m Li co w m a SED W OF -WAY > a N Lo 45.5' PROP RIGHT (D- C' 5.5' TO BE DEDIC ll\V \o 6 N88'37'04)N 1360.25' 683.83' 40' EXISTING RIGHT-OF-WAY HORIZONTAL 1"=150' VERTICAL N/A GHa(I J Q' 0 KENT, WA 98032 (425)251-6222 - 0 8y 4'GENG��� CIVIL ENGINEERING, LAND PLANNfNG, SU, ENVIRONMENTAL SEEYINGRVICES DESIGNED x 1 % �D m co a SED W OF -WAY > a N TED ❑ IR _z J 0 n N W o W o Q 40' EXISTING RIGHT-OF-WAY 525'05' 18"W 98,32'03 SW 43RD ST SCALE. HORIZONTAL 1"=150' VERTICAL N/A GHa(I SO 18215 72ND AVENUE UTH Q' 0 KENT, WA 98032 (425)251-6222 - (425)251-8782 FAX 8y 4'GENG��� CIVIL ENGINEERING, LAND PLANNfNG, SU, ENVIRONMENTAL SEEYINGRVICES DESIGNED x 1 % �D 525'05' 18"W 98,32'03 SW 43RD ST SCALE. HORIZONTAL 1"=150' VERTICAL N/A GHa(I SO 18215 72ND AVENUE UTH Q' 0 KENT, WA 98032 (425)251-6222 - (425)251-8782 FAX 8y 4'GENG��� CIVIL ENGINEERING, LAND PLANNfNG, SU, ENVIRONMENTAL SEEYINGRVICES DESIGNED IDPAWN C FB i IKEA - RENTON, N O a JOB NUMBER WA 16836 RIGHT OF WAY DEDICATION EXHIBIT DATE PAGE 2 of 2 le- C,HA(I S to z n77 U C 2 G % iH, ENGEN Ms. Rocale Timmons Senior Planner City of Renton Department of Community and Economic Development 1055 South Grady Way Renton WA 98057 C' VI- ENGINEERIVu LAND PLANNING. SURVEYINC June 6, 2016 COURIER DELIVERY CITY OF RENTC N- JUN 06 2016 DEVELOWFNT ;EPVIC r Re: Pre -Construction Elevation Certificate and Hearing Examiner's Conditions of Approval No. 8 IKEA Retail Center 601 S.W. 41st StreetStreet, Renton, Washington 98057 City of Renton File N Our Job No. 16836 Uft Dear Ms. Timmons: Enclosed within please find the FEMA National Flood Insurance Program Elevation Certificate that is being submitted as the Pre -Construction Elevation Certificate as required by the Hearing Examiner's Condition of Approval No. 8. Also attached is a letter by our surveyor indicating the substantial structural element of survey and elevation of the concrete floor. A copy of the Exhibit 'A' FIRM Map with the new relative building location is included. The Hearing Examiner's Condition No. 8 is as follows: 8. The applicant shall be required to obtain and record the actual elevation (in relation to mean sea level) of the lowest floor for the new structure. A flood elevation certificate shall be submitted by the applicant to the Current Planning Project Manager prior to the building's finished floor construction. The finished floor elevation would be required to be verified by a preconstruction elevation certificate at the time of construction of a substantial structural element of the finished floor (i.e., foundation form for the concrete floor). An as -built elevation certificate would be required to be provided prior to issuance of final occupancy. On May 25, 2016 our surveyors verified a substantial structural element of the finish floor consisting of a floor slab with an as -built elevation of 25. This is included on page 3 of 15 in the attached elevation certificate. We are providing this elevation certificate and response to satisfy the Condition of Approval and to assure that the floor elevation is constructed in compliance with community floodplain management ordinances. 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES - TUMWATER, WA - LONG BEACH, CA - ROSEVILLE, CA - SAN DIEGO, CA www.barghausen.com Ms. Rocale Timmons, Senior Planner City of Renton Department of Community and Economic Development -2- June 6, 2016 Be advised that a final flood elevation certificate will be provided as required prior to the issuance of the final occupancy. Should you have any questions of wish to discuss this in further detail, please feel free to contact either Charles Bull or myself. Respectfully, -- J�, Grubb P.E. Y Vice President JSG/dm 16836c.021.doc enc: As Noted cc: Ms. Rohini Nair, City of Renton Mr. Robert Warshefski, GreenbergFarrow Mr. Dwight Slaton, IKEA Property, Inc. Mr. Charles F. Bull, Barghausen Consulting Engineers, Inc. FEMA National Flood Insurance Program ELEVATION CERTIFICATE AND INSTRUCTIONS FEMA Form 086-0-33 (7115) Replaces all previous editions. Page 1 of 15 U.S. DEPARTMENT OF HOMELAND SECUR.. . FEDERAL EMERGENCY MANAGEMENT AGENCY NATIONAL FLOOD INSURANCE PROGRAM ELEVATION CERTIFICATE AND INSTRUCTIONS OMB Control Number: 1660-0008 Expiration: 11/3012018 Paperwork Reduction Act Notice Public reporting burden for this data collection is estimated to average 3.75 hours per response. The burden estimate includes the time for reviewing instructions, searching existing data sources, gathering and maintaining the data needed, and completing and submitting this form. You are not required to respond to this collection of information unless a valid OMB control number is displayed on this form. Send comments regarding the accuracy of the burden estimate and any suggestions for reducing the burden to: Information Collections Management, Department of Homeland Security, Federal Emergency Management Agency, 1800 South Bell Street, Arlington, VA 20598-3005, Paperwork Reduction Project (1660-0008). NOTE: Do not send your completed form to this address. Privacy Act Statement Authority: Title 44 CFR § 61.7 and 61.8. Principal Purpose(s): This information is being collected for the primary purpose of estimating the risk premium rates necessary to provide flood insurance for new or substantially improved structures in designated Special Flood Hazard Areas. Routine Use(s): The information on this form may be disclosed as generally permitted under 5 U_S_C. § 552a(b) of the Privacy Act of 1974, as amended. This includes using this information as necessary and authorized by the routine uses published in DHS/FEMA-003 - National Flood Insurance Program Files System or Records Notice 73 Fed. Reg. 77747 (December 19, 2008); DHSIFEMAINFIP/LOMA-1 - National Flood Insurance Program (NFIP) Letter of Map Amendment (LOMA) System of Records Notice 71 Fed. Reg. 7990 (February 15, 2006); and upon written request, written consent, by agreement, or as required by law. Disclosure: The disclosure of information on this form is voluntary; however, failure to provide the information requested may result in the inability to obtain flood insurance through the National Flood Insurance Program or the applicant may be subject to higher premium rates for flood insurance. Information will only be released as permitted by law. Purpose of the Elevation Certificate The Elevation Certificate is an important administrative tool of the National Flood Insurance Program (NFIP). It is to be used to provide elevation information necessary to ensure compliance with community floodplain management ordinances, to determine the proper insurance premium rate, and to support a request for a Letter of Map Amendment (LOMA) or Letter of Map Revision based on fill (LOMR-F). The Elevation Certificate is required in order to properly rate Post -FIRM buildings, which are buildings constructed after publication of the Flood Insurance Rate Map (FIRM), located in flood insurance Zones Al -A30, AE, AH, A (with BFE), VE, V1430, V (with BFE), AR, ARIA, ARAE, AR/A1-A30, ARIAH, and ARIAO. The Elevation Certificate is not required for Pre -FIRM buildings unless the building is being rated under the optional Post -FIRM flood insurance rules. As part of the agreement for making flood insurance available in a community, the NFIP requires the community to adopt floodplain management regulations that specify minimum requirements for reducing flood losses. One such requirement is for the community to obtain the elevation of the lowest floor (including basement) of all new and substantially improved buildings, and maintain a record of such information. The Elevation Certificate provides a way for a community to document compliance with the community's floodplain management ordinance. Use of this certificate does not provide a waiver of the flood insurance purchase requirement. Only a LOMA or LOMR-F from the Federal Emergency Management Agency (FEMA) can amend the FIRM and remove the Federal mandate for a lending institution to require the purchase of flood insurance. However, the lending institution has the option of requiring flood insurance even if a LOMA/LOMR-F has been issued by FEMA. The Elevation Certificate may be used to support a LOMA or LOMR-F request. Lowest floor and lowest adjacent grade elevations certified by a surveyor or engineer will be required if the certificate is used to support a LOMA or LOMR-F request. A LOMA or LOMR-F request must be submitted with either a completed FEMA MT -EZ or MT -1 package, whichever is appropriate. This certificate is used only to certify building elevations. A separate certificate is required for floodproofing. Under the NFIP, non-residential buildings can be floodproofed up to or above the Base Flood Elevation (BFE). A floodproofed building is a building that has been designed and constructed to be watertight (substantially impermeable to floodwaters) below the BFE. Floodproofing of residential buildings is not permitted under the NFIP unless FEMA has granted the community an exception for residential floodproofed basements. The community must adopt standards for design and construction of floodproofed basements before FEMA will grant a basement exception. For both floodproofed non-residential buildings and residential floodproofed basements in communities that have been granted an exception by FEMA, a floodproofing certificate is required. Additional guidance can be found in FEMA Publication 467-1, Floodplain Management Bulletin: Elevation Certificate, available on FEMA's website at https://www,ferna.gov/media-library/assets/documents/3539?id=1727. FEMA Form 086-0-33 (7/15) Replaces all previous editions. Page 2 of 15 U.S. DEPARTMENT OF HOMELAND SECURITY DERAL EMERGENCY MANAGEMENT AGE !National Flood Insurance Program ELEVATION CERTIFICATE OMB Control Number: 1660-0008 IMPORTANT: FOLLOW THE INSTRUCTIONS ON PAGES 8-15 Expiration: 11/3012018 Copy all pages of this Elevation Certificate and all attachments for (1) community official, (2) Insurance agenticompany, and (3) building owner. SECTION A - PROPERTY INFORMATION FOR INSURANCE COMPANY USE Al. Building Owner's Name IKEA PROPERTY, INC Policy Number. A2. Building Street Address (including Apt., Unit, Suite, and/or Bldg. No.) or P.O. Route and Box Na Company NAIC 601 SW 41 st Street Number: City Renton State WA Zip Code 98057 A3. Property Description (Lot and Block Numbers, Tax Parcel Number, Legal Description, etc.) LOTS B AND C, CITY OF RENTON SHORT PLAT NUMBER LUA99-103-SHPL, RECORDED UNDER RECORDING NUMBER 20000228900001 A4. Building Use (e.g., Residential, Non -Residential, Addition, Accessory, etc.) A5_ Latitude/Longitude: Lat.47.44257 Long. -1 22.22728Horizontal Datum: C NAD 1927 NAD 1983 A6. Attach at least 2 photographs of the building if the Certificate is being used to obtain flood insurance. A7. Building Diagram Number 6 A8. For a building with a crawlspace or enclosure(s): A9. For a building with an attached garage: not applicable a) Square footage of crawlspace or enclosure(s) 3159 sq ft a) Square footage of attached garage (NA) sq ft b) Number of permanent flood openings in the b) Number of permanent flood openings crawlspace or enclosure(s) within 1.0 foot in the attached garage within 1.0 foot above adjacent grade 0 above adjacent grade NA c) Total net area of flood openings in A8.b 0 sq in c) Total net area of flood openings in A9_b NA sq in d) Engineered flood openings? C Yes go No d) Engineered flood openings? i Yes *No SECTION B - FLOOD INSURANCE RATE MAP (FIRM) INFORMATION B1. NFIP Community Name & Community Number B2. County Name B3. State RENTON, CITY OF 5300$8# King WA B4. Map/Panel Number B5. Suffix B6. FIRM Index Date B7. FIRM Panel Effective/ B8. Flood Zone(s) B9. Base Flood Elevation(s) Revised Date (Zone AO, use base flood 53033CO978 F 05/16/95 05/16/95 X depth 21.55 B10. Indicate the source of the Base Flood Elevation (BFE) data or base flood depth entered in Item B9: C FIS Profile $FIRM (- Community Determined C, Other/Source: Bl 1. Indicate elevation datum used for BFE in Item B9: (, NGVD 1929 ONAVD 1988 C, Other/Source: B12. Is the building located in a Coastal Barrier Resources System (CBRS) area or Otherwise Protected Area (OPA)? (-Yes *No Designation Date: (-CBRS C OPA SECTION C - BUILDING ELEVATION INFORMATION (SURVEY REQUIRED) C1. Building elevations are based on: $ Construction Drawings* (6 Building Under Construction* (- Finished Construction A new Elevation Certificate will be required when construction of the building is complete. C2. Elevations: Zones Al -A30, AE, AH, A (with BFE), VE, V1430, V (with BFE), AR, AR/A, ARAE, ARIA1-A30, AR/AH, ARIAO. Complete Items C2.a-h below according to the building diagram specified in Item A7. In Puerto Rico only, enter meters. Benchmark Utilized: City of Renton # 1864 Vertical Datum: NAVD 1988 Indicate elevation datum used for the elevations in items a) through h) below. (-NGVD 1929 (6NAVD 1988 C Other/Source: Datum used for building elevations must be the same as that used for the BFE. Check the measurement used. a) Top of bottom floor (including basement, crawlspace, or enclosure floor) 15 17 *feet (- meters b) Top of the next higher floor 25 Ce feet C meters c) Bottom of the lowest horizontal structural member (V Zones only) NA C feet C meters d) Attached garage (top of slab) NA C feet (- meters e) Lowest elevation of machinery or equipment servicing the building 23 rJ (Describe type of equipment and location in Comments) feet (` meters f) Lowest adjacent (finished) grade next to building (LAG) 21 3 (ifeet C, meters g) Highest adjacent (finished) grade next to building (HAG) 24 98 Ce feet (4 meters h) Lowest adjacent grade at lowest elevation of deck or stairs, including 21 3 structural support feet (meters FEMA Form 086-0-33 (7115) Replaces all previous editions. Page 3 of 15 ELEVATION CERTIFICATE, page 2 OMB Control Number: 1660-0008 Expiration: 11/3012018 IMPORTANT: In these spaces, copy the corresponding information from Section A. FOR INSURANCE COMPANY USE Building Street Address (including Apt., Unit, Suite, and/or Bldg. No.) or P.O. Route and Box No. 601 SW 41 st Street Policy Number: City State Zip Code Company NAIC Renton WA 98057 Number: SECTION D - SURVEYOR, ENGINEER, OR ARCHITECT CERTIFICATION This certification is to be signed and sealed by a land surveyor, engineer, or architect authorized by law to certify elevation information. I certify that the information on this Certificate represents my best efforts to interpret the data available. I understand that any false statement may be punishable by fine or imprisonment under 18 U.S. Code, Section 1001. Were latitude and longitude in Section A ❑ Check here if attachments. provided by a licensed land surveyor? G C` Yes No Certifier's /Name License Number -5, Title Company Name 1f'G� �i45s.Jr' Barghausen Consulting Engineers �o +r a �, Address City State Zip CodeF;SI(I�G�{ 182'15 72nd Ave So Kent WA 98032 Signature Date Telephone G - t -/i 425 251-6222 ;Qe, - Copy all pages of this Elevation Certificate for (1) community official, (2) insurance agentloompany, and (3) building owner. Comments (including type of equipment and location, per C2(e), if applicable) Proposed generator on a pad located along the middle west wall of the building e., Signature Date SECTION E - BUILDING ELEVATION INFORMATION (SURVEY NOT REQUIRED) FOR ZONE AO AND ZONE A (WITHOUT BFE) For Zones AO and A (without BFE), complete Items E1 -E5. If the Certificate is intended to support a LOMA or LOMB -F request, complete Sections A, B, and C. For Items E1 -E4, use natural grade, if available. Check the measurement used, In Puerto Rico only, enter meters. E1. Provide elevation information for the following and check the appropriate boxes to show whether the elevation is above or below the highest adjacent grade (HAG) and the lowest adjacent grade (LAG). a) Top of bottom floor (including basement, crawlspace, (-feet C meters ❑ above or ❑ below the HAG. or enclosure) is b) Top of bottom floor (including basement, crawlspace, C feet (^ meters ❑above or ❑below the LAG. or enclosure) is E2. For Building Diagrams 6-9 with permanent flood openings provided in Section A Items 8 and/or 9 (see page 8 of Instructions), the next higher floor (elevation C2.b in the diagrams) of the building is (' feet C meters ❑ above or ❑ below the HAG. E3. Attached garage (top of slab) is (~ feet f meters ❑ above or ❑ below the HAG. E4. Top of platform of machinery and for equipment servicing the building is C feet (' meters ❑ above or ❑ below the HAG. E5. Zone AO only: If no flood depth number is available, is the top of the bottom floor elevated in accordance with the community's floodplain management ordinance? (' Yes (' No (- Unknown. The local official must certify this information in Section G. SECTION F - PROPERTY OWNER (OR OWNER'S REPRESENTATIVE) CERTIFICATION The property owner or owner's authorized representative who completes Sections A, B, and E for Zone A (without a FEMA -issued or community -issued BFE) or Zone AO must sign here. The statements in Sections A, B, and E are correct to the best of my knowledge. Property Owner or Owner's Authorized Representative's Name Address City State ZIP Code Signature Date Telephone Comments property is within zone X. Owners/agent signature not required ❑ Check here if attachments. FEMA Form 086-0-33 (7115) Replaces all previous editions. Page 4 of 15 ELEVATION CERTIFICATE, page 3 OMB Control Number: 1660-0008 Expiration: 11/30/2018 IMPORTANT: In these spaces, copy the corresponding information from Section A. FOR INSURANCE COMPANY USE Building Street Address (including Apt., Unit, Suite, and/or Bldg. No.) or P.O. Route and Box No. Policy Number: 601 SW 41 st Street City State Zipp Code Company NAIC Renton WA 98057 Number: SECTION G - COMMUNITY INFORMATION (OPTIONAL) The local official who is authorized by law or ordinance to administer the community's floodplain management ordinance can complete Sections A, B, C (or E), and G of this Elevation Certificate. Complete the applicable item(s) and sign below. Check the measurement used in Items G8 -G10. In Puerto Rico only, enter meters. G1. D The information in Section C was taken from other documentation that has been signed and sealed by a licensed surveyor, engineer, or architect who is authorized by law to certify elevation information. (indicate the source and date of the elevation data in the Comments area below.) G2 ❑ A community official completed Section E for a building located in Zone A (without a FEMA -issued or community -issued BFE) or Zone AO. G3. ❑ The following information (Items G4 -G10) is provided for community floodplain management purposes. G4. Permit Number G5_ Date Permit Issued G6. Date Certificate of Compliance/Occupancy Issued G7. This permit has been issued for: C- New Construction C' Substantial Improvement G8. Elevation of as -built lowest floor (including basement) of the building: Cfeet C meters Datum G9. BFE or (in Zone AO) depth of flooding at the building site: (—feet (meters Datum G10. Community's design flood elevation: (-feet Cmeters Datum Local Official's Name Title Community Name Telephone Signature Date Comments (including type of equipment and location, per C2(e), if applicable) ❑ Check here if attachments. FEMA Form 086-0-33 (7115) Replaces all previous editions. Page 5 of 15 BUILDING PHOTOGRAPHS ELEVATION CERTIFICATE, page 4 See instructions for Item A6. OMB Control Number: 1660-0008 Expiration: 1113012018 IMPORTANT: In these spaces, copy the corresponding information from Section A. FOR INSURANCE COMPANY USE Building Street Address (including Apt., Unit, Suite, and/or Bldg. No.) or P.O. Route and Box No. 601 SW 41 st Street Policy Number: City State Zip Code Company NAIC Renton WA 98067 1 Number: If using the Elevation Certificate to obtain NFIP flood insurance, affix at least 2 building photographs below according to the instructions for Item A6. Identify all photographs with date taken; "Front view" and Rear view"; and, if required, "Right Side View" and "Left Side View." When applicable, photographs must show the foundation with representative examples of the flood openings or vents, as indicated in Section A8. If submitting more photographs than will fit on this page, use the Continuation Page. FEMA Form 086-0-33 (7/15) Replaces all previous editions. Page 6 of 15 BUILDING PHOTOGRAPHS ELEVATION CERTIFICATE, page 5 Continuation Page OMB Control Number: 1660-0006 Expiration: 11/3012018 IMPORTANT: In these spaces, copy the corresponding information from Section A. FOR INSURANCE COMPANY USE Building Street Address (including Apt., Unit,Suite, and/or Bldg. No.) or P.0 -Route and Box No. City State I Zip Code Policy Number: Company NAIC Number: If submitting more photographs than will fit on the preceding page, affix the additional photographs below. Identify all photographs with: date taken; "Front View" and "Rear View"' and, if required, "Right Side View" and "Left Side View." When applicable, photographs must show the foundation with representative examples of the flood openings or vents, as indicated in Section A8. FEMA Form 086-0-33 (7115) Replaces all previous editions_ Page 7 of 15 U.S. DEPARTMENT OF HOMELAND SECURITY Instructions for Completing FEDERAL EMERGENCY MANAGEMENT AGENCY the Elevation Certificate National Flood insurance Program OMB Control Number: 1660-0008 Expiration: 11130/2018 The Elevation Certificate is to be completed by a land surveyor, engineer, or architect who is authorized by law to certify elevation information when elevation information is required for Zones Al -A30, AE, AH, A (with BFE), VE, V1430, V (with BFE), AR, ARIA, ARAE, AR/A1-A30, ARIAH, or AR/AO. Community officials who are authorized by law or ordinance to provide floodplain management information may also complete this form. For Zones AO and A (without BFE), a community official, a property owner, or an owner's representative may provide information on this certificate, unless the elevations are intended for use in supporting a request for a LOMA or LOMR-F. Certified elevations must be included if the purpose of completing the Elevation Certificate is to obtain a LOMA or LOMR-F. The property owner, the owner's representative, or local official who is authorized by law to administer the community floodplain ordinance can complete Section A and Section B. The partially completed form can then be given to the land surveyor, engineer, or architect to complete Section C. The land surveyor, engineer, or architect should verify the information provided by the property owner or owner's representative to ensure that this certificate is complete. In Puerto Rico only, elevations for building information and flood hazard information may be entered in meters. I SECTION A - PROPERTY INFORMATION I Items All -A4. This section identifies the building, its location, and its owner. Enter the name(s) of the building owner(s), the building's complete street address, and the lot and block numbers. If the building's address is different from the owner's address, enter the address of the building being certified. If the address is a rural route or a Post Office box number, enter the lot and block numbers, the tax parcel number, the legal description, or an abbreviated location description based on distance and direction from a fixed point of reference. For the purposes of this certificate, "building" means both a building and a manufactured (mobile) home_ A map may be attached to this certificate to show the location of the building on the property_ A tax map, FIRM, or detailed community map is appropriate. if no map is available, provide a sketch of the property location, and the location of the building on the property. Include appropriate landmarks such as nearby roads, intersections, and bodies of water. For building use, indicate whether the building is residential, non-residential, an addition to an existing residential or non-residential building, an accessory building (e.g., garage), or other type of structure. Use the Comments area of the appropriate section if needed, or attach additional comments. Item A5. Provide latitude and longitude coordinates for the center of the front of the building. Use either decimal degrees (e.g., 39.5043°, -110.7585°) or degrees, minutes, seconds (e.g., 390 30' 15.5', -110° 45' 30.7") format. If decimal degrees are used, provide coordinates to at least 5 decimal places or better. When using degrees, minutes, seconds, provide seconds to at least 1 decimal place or better. The latitude and longitude coordinates must be accurate within 66 feet. When the latitude and longitude are provided by a surveyor, check the "Yes" box in Section D and indicate the method used to determine the latitude and longitude in the Comments area of Section D. If the Elevation Certificate is being certified by other than a licensed surveyor, engineer, or architect, this information is not required_ Provide the type of datum used to obtain the latitude and longitude. FEMA prefers the use of NAD 1983. Item A6. If the Elevation Certificate is being used to obtain flood insurance through the NFIP, the certifier must provide at least 2 photographs showing the front and rear of the building taken within 90 days from the date of certification. The photographs must be taken with views confirming the building description and diagram number provided in Section A. To the extent possible, these photographs should show the entire building including foundation. If the building has split-level or multi-level areas, provide at least 2 additional photographs showing side views of the building. In addition, when applicable, provide a photograph of the foundation showing a representative example of the flood openings or vents. All photographs must be in color and measure at least 3" x 3"_ Digital photographs are acceptable. Item A7. Select the diagram on pages 13-15 that best represents the building_ Then enter the diagram number and use the diagram to identify and determine the appropriate elevations requested in Items C2.a-h. If you are unsure of the correct diagram, select the diagram that most closely resembles the building being certified. Item A8.a Provide the square footage of the crawlspace or enclosure(s) below the lowest elevated floor of an elevated building with or without permanent flood openings. Take the measurement from the outside of the crawlspace or enclosure(s). Examples of elevated buildings constructed with crawlspaoe and enclosure(s) are shown in Diagrams 6-9 on pages 14-15. Diagrams 2A, 213, 4, and 9 should be used for a building constructed with a crawlspace floor that is below the exterior grade on all sides. Items A8.b-d Enter in Item AB,b the number of permanent flood openings in the crawlspace or enclosure(s) that are no higher than 1.0 foot above the higher of the exterior or interior grade or floor immediately below the opening. (A permanent flood opening is a flood vent or other opening that allows the free passage of water automatically in both directions without human intervention.) If the interior grade elevation is used, note this in the Comments area of Section D. Estmate the total net area of all such permanent flood openings in square inches, excluding any bars, louvers, or other covers of the permanent flood openings, and enter the total in Item A8.c. If the net area cannot be reasonably estimated, provide the size of the flood openings without consideration of any covers and indicate in the Comments area the type of cover that exists in the flood openings. Indicate in Item A8.d whether the flood openings are engineered. If applicable, attach a copy of the Individual Engineered Flood Openings Certification or an Evaluation Report issued by the International Code Council Evaluation Service (ICC ES), if you have it. If the crawlspace or enclosure(s) have no permanent flood openings, or if the openings are not within 1.0 foot above adjacent grade, enter "0" (zero) in Items A8.b-c. Item A9.a Provide the square footage of the attached garage with or without permanent flood openings. Take the measurement from the outside of the garage. Items A9.b-d Enter in Item A9.b the number of permanent flood openings in the attached garage that are no higher than 1.0 foot above the higher of the exterior or interior grade or floor immediately below the opening. (A permanent flood opening is a flood vent or other opening that allows the free passage of water automatically in both directions without human intervention.) If the interior grade elevation is used, note this in the Comments area of Section D. This includes any openings that are in the garage door that are no higher than 1.0 foot above the adjacent grade. Estimate the total net area of all such permanent flood openings in square inches and enter the total in Item A9.c. If the net area cannot be reasonably estimated, provide the size of the flood openings without consideration of any covers and indicate in the Comments area the type of cover that exists in the flood openings_ Indicate in Item A9.d whether the flood openings are engineered. If applicable, attach a copy of the Individual Engineered Flood Openings Certification or an Evaluation Report issued by the Intemational Code Council Evaluation Service (ICC ES), if you have it. If the garage has no permanent flood openings, or if the openings are not within 1.0 foot above adjacent grade, enter "0" (zero) in Items A9.b-c. FEMA Form 066-0-33 (7115) Replaces all previous editions. Page 8 of 15 Instructions for Completing the Elevation Certificate (Continued) OMB Control Number: 1660-0008 Expiration: 11/30/2018 SECTION B - FLOOD INSURANCE RATE MAP (FIRM) INFORMATION I Complete the Elevation Certificate on the basis of the FIRM in effect at the time of the certification. The information for Section B is obtained by reviewing the FIRM panel that includes the building's location_ Information about the current FIRM is available from the Federal Emergency Management Agency (FEMA) by calling 1-800-358-9616. If a Letter of Map Amendment (LOMA) or Letter of Map Revision (LOMR-F) has been issued by FEMA, please provide the letter date and case number in the Comments area of Section D or Section G, as appropriate_ For a building in an area that has been annexed by one community but is shown on another community's FIRM, enter the community name and 6 -digit number of the annexing community in Item B1, the name of the county or new county, if necessary, in Item B2, and the FIRM index date for the annexing community in Item B6. Enter information from the actual FIRM panel that shows the building location, even if it is the FIRM for the previous jurisdiction, in Items B4, B5, B7, B8, and B9. If the map in effect at the time of the building's construction was other than the current FIRM, and you have the past map information pertaining to the building, provide the information in the Comments area of Section D. Item B1. NFIP Community Name & Community Number. Enter the complete name of the community in which the building is located and the associated 6 -digit community number. For a newly incorporated community, use the name and 6 -digit number of the new community. Under the NFIP, a "community" is any State or area or political subdivision thereof, or any Indian tribe or authorized native organization, that has authority to adopt and enforce floodplain management regulations for the areas within its jurisdiction. To determine the current community number, see the NFIP Community Status Book, available on FEMA's web site at https:ltwww.fema.gov/national-flood- insurance-program/national-flood-insurance-program-community-status-book, or call 1-800-358-9616. Item B2. County Name. Enter the name of the county or counties in which the community is located. For an unincorporated area of a county, enter "unincorporated area." For an independent city, enter "independent city." Item B3. State. Enter the 2 -letter state abbreviation (for example, VA, TX, CA). Items 1134-11135. Map/Panel Number and Suffix. Enter the 10 -character "Map Number" or "Community Panel Number" shown on the FIRM where the building or manufactured (mobile) home is located. For maps in a county -wide format, the sixth character of the "Map Numbers' is the letter "C" followed by a 4 -digit map number. For maps not in a county -wide format, enter the "Community Panel Number" shown on the FIRM. Item BB. FIRM index Date. Enter the effective date or the map revised date shown on the FIRM Index. Item B7. FIRM Panel Effective/Revised hate. Enter the map effective date or the map revised date shown on the FIRM panel_ This will be the latest of all dates shown on the map. The current FIRM panel effective date can be determined by calling 1-800-358-9616. Item B8. Flood Zone(s). Enter the flood zone, or flood zones, in which the building is located. All flood zones containing the letter "A" or "V" are considered Special Flood Hazard Areas. The flood zones are A, AE, Al -A30, V, VE, V1 -V30, AH, AO, AR, ARIA, ARAE, AR/Al-A30, AR/AH, and AR/AO. Each flood zone is defined in the legend of the FIRM panel on which it appears. Item S9. Base Flood Elevation(s). Using the appropriate Flood Insurance Study (FIS) Profile, Floodway Data Table, or FIRM panel, locate the property and enter the BFE (or base flood depth) of the building site_ If the building is located in more than 1 flood zone in Item B8, list all appropriate BFEs in Item B9. BFEs are shown on a FIRM or FIS Profile for Zones Al -A30, AE, AH, V1430, VE, AR, ARIA, ARAE, ARI Al -A30, AR/AH, and ARIAO; flood depth numbers are shown for Zone A0. Use the AR BFE if the building is located in any of Zones IAR/A, ARAE, AR/A1-A30, AR/AH, or AR/AO. In A or V zones where BFEs are not provided on the FIRM, BFEs may be available from another source. For example, the community may have established BFEs or obtained BFE data from other sources for the building site. For subdivisions and other developments of more than 50 lots or 5 acres, establishment of BFEs is required by the community's floodplain management ordinance. If a BFE is obtained from another source, enter the BFE in Item B9. In an A Zone where BFEs are not available, complete Section E and enter NIA for Section B, Item B9_ Enter the BFE to the nearest tenth of a foot (nearest tenth of a meter, in Puerta Rico). Item B10. Indicate the source of the BFE that you entered in Item B9. If the BFE is from a source other than FIS Profile, FIRM, or community, describe the source of the BFE. Item B11. Indicate the elevation datum to which the elevations on the applicable FIRM are referenced as shown on the map legend. The vertical datum is shown in the Map Legend and/or the Notes to Users on the FIRM. Item 812. Indicate whether the building is located in a Coastal Barrier Resources System (CBRS) area or Otherwise Protected Area (OPA). (OPAs are portions of coastal barriers that are owned by Federal, State, or local governments or by certain non-profit organizations and used primarily for natural resources protection.) Federal flood insurance is prohibited in designated CBRS areas or OPAs for buildings or manufactured (mobile) homes built or substantially improved after the date of the CBRS or OPA designation. For the first CBRS designations, that date is October 1, 1983. Information about CBRS areas and OPAs may be obtained on the FEMA web site at https:ttwww.fema.gov/national-flood-insurance-grogram/coastal-barrier-resources-system. FEMA Form 086-0-33 (7/15) Replaces all previous editions. Page 9 of 15 Instructions for Completing the Elevation Certificate Continued OMB Control Number: 1660-13008 Expiration: 11/30/2018 SECTION C - BUILDING ELEVATION INFORMATION (SURVEY REQUIRED) Complete Section C if the building is located in any of Zones Al -A30, AE, AH, A (with BFE), VE, V1430, V (with BFE), AR, ARIA, AR/AE, ARIA? -A30, AR/AH, or AR/AO, or if this certificate is being used to support a request for a LOMA or LOMR-F. If the building is located in Zone AO or Zone A (without BFE), complete Section E instead. To ensure that all required elevations are obtained, it may be necessary to enter the building (for instance, if the building has a basement or sunken living room, split-level construction, or machinery and equipment)_ Surveyors may not be able to gain access to some crawlspaees to shoot the elevation of the crawlspace floor. If access to the crawispace is limited or cannot be gained, follow one of these procedures. • Use a yardstick or tape measure to measure the height from the floor of the crawlspace to the "next higher floor," and then subtract the crawlspace height from the elevation of the "next higher floor." If there is no access to the crawlspace, use the exterior grade next to the structure to measure the height of the crawlspace to the "next higher floor." • Contact the local floodplain administrator of the community in which the building is located. The community may have documentation of the elevation of the crawlspace floor as part of the permit issued for the building. • If the property owner has documentation or knows the height of the crawlspace floor to the next higher floor, try to verify this by looking inside the crawlspace through any openings or vents_ In all 3 cases, provide the elevation in the Comments area of Section D on the back of the form and a brief description of how the elevation was obtained. Item C1. Indicate whether the elevations to be entered in this section are based on construction drawings, a building under construction, or finished construction. For either of the first 2 choices, a post -construction Elevation Certificate will be required when construction is complete. If the building is under construction, include only those elevations that can be surveyed in Items C2.a-h. Use the Comments area of Section D to provide elevations obtained from the construction plans or drawings_ Select "Finished Construction" only when all machinery and/or equipment such as fumaces, hot water heaters, heat pumps, air conditioners, and elevators and their associated equipment have been installed and the grading around the building is completed. Item C2. A field survey is required for Items C2.a-h. Most control networks will assign a unique identifier for each benchmark. For example, the National Geodetic Survey uses the Permanent Identifier (PID). For the benchmark utilized, provide the PID or other unique identifier assigned by the maintainer of the benchmark. For GPS survey, indicate the benchmark used for the base station, the Continuously Operating Reference Stations (CORS) sites used for an On-line Positioning User Service (OPUS) solution (also attach the OPUS report), or the name of the Real Time Network used. Also provide the vertical datum for the benchmark elevation. All elevations for the certificate, including the elevations for Items C2.a-h, must use the same datum on which the BFE is based. Show the conversion from the field survey datum used if it differs from the datum used for the BFE entered in Item B9 and indicate the conversion software used. Show the datum conversion, if applicable, in the Comments area of Section D. For property experiencing ground subsidence, the most recent reference mark elevations must be used for determining building elevations. However, when subsidence is involved, the BFE should not be adjusted. Enter elevations in Items C2.a-h to the nearest tenth of a foot (nearest tenth of a meter, in Puerto Rico). Items C2.a-d Enter the building elevations (excluding the attached garage) indicated by the selected building diagram (Item A7) in Items C2.a-c. If there is an attached garage, enter the elevation for top of attached garage slab in Item C2_d. (Because elevation for top of attached garage slab is self-explanatory, attached garages are not illustrated in the diagrams.) If the building is located in a V zone on the FIRM, complete Item C2.c. If the flood zone cannot be determined, enter elevations for all of Items C2.a-h, For buildings in A zones, elevations a, b, d, and a should be measured at the top of the floor. For buildings in V zones, elevation c must be measured at the bottom of the lowest horizontal structural member of the floor (see drawing below). For buildings elevated on a crawlspace, Diagrams 8 and 9, enter the elevation of the top of the crawlspace floor in Item C2.a, whether or not the crawlspace has permanent flood openings (flood vents). If any item does not apply to the building, enter "N/A" for not applicable. BUILDING ON BUILDING WITH BUILDING ON PILES, SLAB BASEMENT PIERS, OR COLUMNS C2.a A ZONES V ZONES C2_a A ZONES Y ZONES -4 d lI �` A ZONES 1,777 C2.a C2.c BASE FLOOD ELEVATION C2.c BASE FLOOD !' - ELEVATION ADJACENT / \ GRADE FEMA Form 086-0-33 (7/15) Replaces all previous editions. Page 10 of 15 Instructions for Completing the Elevation Certificate (Continued) OMB Control Number: 1660-0008 Expiration: 1113012018 Item C2.e Enter the lowest platform elevation of at least 1 of the following machinery and equipment items: elevators and their associated equipment, furnaces, hot water heaters, heat pumps, and air conditioners in an attached garage or enclosure or on an open utility platform that provides utility services for the building. Note that elevations for these specific machinery and equipment items are required in order to rate the building for flood insurance. Local floodplain management officials are required to ensure that all machinery and equipment servicing the building are protected from flooding. Thus, local officials may require that elevation information for all machinery and equipment, including ductwork, be documented on the Elevation Certificate. If the machinery and/or equipment is mounted to a wall, pile, etc., enter the platform elevation of the machinery and/or equipment. Indicate machinery/equipment type and its general location, e.g., on floor inside garage or on platform affixed to exterior wall, in the Comments area of Section D or Section G, as appropriate_ If this item does not apply to the building, enter "WA" for not applicable. Items C2.f-9 Enter the elevation of the ground, sidewalk, or patio slab immediately next to the building. For Zone AO, use the natural grade elevation, if available. This measurement must be to the nearest tenth of a foot (nearest tenth of a meter, in Puerto Rico) if this certificate is being used to support a request for a LOMA or LOMR-F. Item C2.h Enter the lowest grade elevation at the deck support or stairs. For Zone AO, use the natural grade elevation, if available. This measurement must be to the nearest tenth of a foot (nearest tenth of a meter, in Puerto Rico) if this certificate is being used to support a request for a LOMA or LOMR-F. SECTION D - SURVEYOR, ENGINEER, OR ARCHITECT CERTIFICATION Complete as indicated. This section of the Elevation Certificate may be signed by only a land surveyor, engineer, or architect who is authorized by law to certify elevation information. Place your license number, your seal (as allowed by the State licensing board), your signature, and the date in the box in Section D. You are certifying that the information on this certificate represents your best efforts to interpret the data available and that you understand that any false statement may be punishable by fine or imprisonment under 18 U.S. Code, Section 1001. Use the Comments area of Section D to provide datum, elevation, openings, or other relevant information not specified elsewhere on the certificate. SECTION E - BUILDING ELEVATION INFORMATION (SURVEY NOT REQUIRED) FOR ZONE AO AND ZONE A (WITHOUT BFE) Complete Section E if the building is located in Zone AO or Zone A (without BFE). Otherwise, complete Section C instead. Explain in the Section F Comments area if the measurement provided under Items E1 -E4 is based on the "natural grade." Items E1.a and b Enter in Item E1.a the height to the nearest tenth of a foot (tenth of a meter in Puerto Rico) of the top of the bottom floor (as indicated in the applicable diagram) above or below the highest adjacent grade (HAG). Enter in Item E1.b the height to the nearest tenth of a foot (tenth of a meter in Puerto Rico) of the top of the bottom floor (as indicated in the applicable diagram) above or below the lowest adjacent grade (LAG). For buildings in Zone AO, the community's floodplain management ordinance requires the lowest floor of the building be elevated above the highest adjacent grade at least as high as the depth number on the FIRM. Buildings in Zone A (without BFE) may qualify for a lower insurance rate if an engineered BFE is developed at the site. Item E2. For Building Diagrams 6-9 with permanent flood openings (see pages 14-15), enter the height to the nearest tenth of a foot (tenth of a meter in Puerto Rico) of the next higher floor or elevated floor (as indicated in the applicable diagram) above or below the highest adjacent grade (HAG). Item E3. Enter the height to the nearest tenth of a foot (tenth of a meter in Puerto Rico), in relation to the highest adjacent grade next to the building, for the top of attached garage slab. (Because elevation for top of attached garage slab is self-explanatory, attached garages are not illustrated in the diagrams.) If this item does not apply to the building, enter "WA" for not applicable. Item E4. Enter the height to the nearest tenth of a foot (tenth of a meter in Puerto Rico), in relation to the highest adjacent grade next to the building, of the platform elevation that supports the machinery and/or equipment servicing the building. Indicate machinery/equipment type in the Comments area of Section F. !f this item does not apply to the building, enter "N/A" for not applicable. Item ES. For those communities where this base flood depth is not available, the community will need to detennine whether the top of the bottom floor is elevated in accordance with the community's floodplain management ordinance. SECTION F - PROPERTY OWNER (OR OWNER'S REPRESENTATIVE) CERTIFICATION Complete as indicated. This section is provided for certification of measurements taken by a property owner or property owner's representative when responding to Sections A, B, and E. The address entered in this section must be the actual mailing address of the property owner or property owner's representative who provided the information on the certificate. SECTION G - COMMUNITY INFORMATION (OPTIONAL) Complete as indicated. The community official who is authorized by law or ordinance to administer the community's floodplain management ordinance can complete Sections A, B, C (or E), and G of this Elevation Certificate. Section C may be filled in by the local official as provided in the instructions below for Item G1. If the authorized community official completes Sections C, E, or G, complete the appropriate item(s) and sign this section. Check Item G1 if Section C is completed with elevation data from other documentation that has been signed and sealed by a licensed surveyor, engineer, or architect who is authorized by law to certify elevation information. Indicate the source of the elevation data and the date obtained in the Comments area of Section G. If you are both a community official and a licensed land surveyor, engineer, or architect authorized by law to certify elevation information, and you performed the actual survey for a building in Zones Al -A30, AE, AH, A (with BFE), VE, V1430, V (with BFE), AR, AR/A, AR/A1-A30, AR/AE, ARIAH, or ARIAO, you must also complete Section D. Check Item G2 if information is entered in Section E by the community for a building in Zone A (without a FEMA -issued or community - issued BFE) or Zone AO. Check item G3 if the information in Items G4 -G10 has been completed for community floodplain management purposes to document the as -built lowest floor elevation of the building. Section C of the Elevation Certificate records the elevation of various building components but does not determine the lowest floor of the building or whether the building, as constructed, complies with the community's floodplain management ordinance. This must be done by the community. Items G4 -G10 provide a way to document these determinations. FEMA Form 086-0-33 (7115) Replaces all previous editions. Page 11 of 15 Instructions for Completing OMB Control Number: 4664-0448 the Elevation Certificate (Continued) Expiration; 14/30/2448 Item G4. Permit Number. Enter the permit number or other identifier to key the Elevation Certificate to the permit issued for the building. Item G5. Date Permit Issued. Enter the date the permit was issued for the building. Item G6. Date Certificate of Compliance/Occupancy Issued. Enter the date that the Certificate of Compliance or Occupancy or similar written official documentation of as -built lowest floor elevation was issued by the community as evidence that all work authorized by the floodplain development permit has been completed in accordance with the community's floodplain management laws or ordinances. Item G7. New Construction or Substantial Improvement. Check the applicable box. "Substantial Improvement" means any reconstruction, rehabilitation, addition, or other improvement of a building, the cost of which equals or exceeds 50 percent of the market value of the building before the start of construction of the improvement. The term includes buildings that have incurred substantial damage, regardless of the actual repair work performed. Item G8. As -built lowest floor elevation. Enter the elevation of the lowest floor (including basement) when the construction of the building is completed and a final inspection has been made to confirm that the building is built in accordance with the permit, the approved plans, and the community's floodplain management laws or ordinances. Indicate the elevation datum used. Item G9. BFE. Using the appropriate FIRM panel, FIS Profile, or other data source, locate the property and enter the BFE (or base flood depth) of the building site. Indicate the elevation datum used. Item G10. Community's design flood elevation. Enter the elevation (including freeboard above the BFE) to which the community requires the lowest floor to be elevated. Indicate the elevation datum used. Enter your name, title, and telephone number, and the name of the community. Sign and enter the date in the appropriate blanks. FEMA Form 086-0-33 (7115) Replaces all previous editions. Page 12 of 15 Instructions for Completing the Elevation Certificate (Continued) OMB Control Number: 1660-0008 Expiration: 11/3012018 Building Diagrams The following diagrams illustrate various types of buildings. Compare the features of the building being certified with the features shown in the diagrams and select the diagram most applicable. Enter the diagram number in Item A7, the square footage of crawlspace or enclosure(s) and the area of flood openings in square inches in Items A8.a-c, the square footage of attached garage and the area of Flood openings in square inches in Items Ag.a-c, and the elevations in Items C2.a-h. In A zones, the floor elevation is taken at the top finished surface of the floor indicated; in V zones, the floor elevation is taken at the bottom of the lowest horizontal structural member (see drawing in instructions for Section C). DIAGRAM 1A All slab -on -grade single- and multiple -floor buildings (other than split-level) and high-rise buildings, either detached or row type (e.g., townhouses); with or without attached garage. Distinguishing Feature - The bottom floor is at or above ground level (grade) on at least 1 side.* C2.b } NEXT HIGHER C2_a J FLOOR BOTTOM FLOOR C2_f h (del�necf by' . DIAGRAM 2A All single- and multiple -floor buildings with basement (other than split-level) and high-rise buildings with basement, either detached or row type (e.g., townhouses); with or without attached garage. Distinguishing Feature - The bottom floor (basement or underground garage) is below ground level (grade ) on all sides.* C2.a NEXT HIGHER FLOOR C2.b DIAGRAM 113 All raised -slab -on -grade or slab -on -stem -wall -with -fill single and multiple -floor buildings (other than split-level), either detached or row type (e.g., townhouses); with or without attached garage. Distinguishing Feature - The bottom floor is at or above ground level (grade) on at least 1 side.* C2.b C2 2 NEXT HIGHER � FLOOR � BOTTOM FLOOR GRADE .777777 {deferrMined,by C2_f—h g7cis4ing grade] DIAGRAM 2B All single -and multiple -floor buildings with basement (other than split-level) and high-rise buildings with basement, either detached or row type (e.g., townhouses); with or without attached garage), Distinguishing Feature - The bottom floor (basement or underground garage) is below ground level (grade) on all sides; most of the height of the walls is below ground level on all sides; and the door and area of egress are also below ground level on all sides.* GRADE C2.a) I NEXT I ( C2,b ' A floor that is below ground level (grade) on ail sides is considered a basement even if the floor is used for living purposes, or as an office, garage, workshop, etc. FEMA Form 086-0-33 (7115) Replaces all previous editions. Page 13 of 15 Instructions for Completing the Elevation Certificate (Continued) OMB Control Number: 1660-0008 Expiration: 11/30/2018 DIAGRAM S All buildings elevated on piers, posts, piles, columns, or parallel shear walls. No obstructions below the elevated floor. Distinguishing Feature - For all zones, the area below the elevated floor is open, with no obstruction to flow of floodwaters (open lattice work and / or insect screening is permissible). C2.b NEXT HIGHER C2.8 FLOOR ELEVATED FLOOR T T GRADE C2.f-h (determined by; . existing grade) C2. C (For V zones only) DIAGRAM 6 All buildings elevated on piers, posts, plies, columns, or parallel shear walls with full or partial enclosure below the elevated floor. Distinguishing Feature - For all zones, the area below the elevated floor is enclosed, either partially or fully. In A Zones, the partially or fully enclosed area below the elevated floor is with or without openings `* present in the walls of the enclosure. Indicate information about enclosure size and openings in Section A - Property Information. NEXT HIGHER FLOOR C2.b ELEVATED FLOOR A8. a—c GRADE NEN OSLRE tennine Ae enclosure size & openings, it any. e C2_f—h fctett'minrxt6y>{' C2.0 F existing grade) f or V zones onlyy " A floor that is below ground level (grade) on all sides is considered a basement even if the floor is used for living purposes, or as an office, garage, workshop, etc. An "opening" is a permanent opening that allows for the free passage of water automatically in both directions without human intervention. Under the NFIP, a minimum of 2 openings is required for enclosures or crawispaces. The openings shall provide a total net area of not less than 1 square inch for every square foot of area enclosed, excluding any bars, louvers, or other covers of the opening. Alternatively, an Individual Engineered Flood Openings Certification or an Evaluation Report issued by the International Code Council Evaluation Service (ICC ES) must be submitted to document that the design of the openings will allow for the automatic equalization of hydrostatic flood forces on exterior walls. A window, a door, or a garage door is not considered an opening; openings may be installed in doors. Openings shall be on at least 2 sides of the enclosed area. If a building has more than 1 enclosed area, each area must have openings to allow floodwater to directly enter. The bottom of the openings must be no higher than 1.0 foot above the higher of the exterior or interior grade or floor immediately below the opening. For more guidance on openings, see NFIP Technical Bulletin 1. FEMA Form 086-0-33 (7115) Replaces all previous editions. Page 14 of 15 Instructions for Completing the Elevation Certificate (Continued) OMB Control Number: 1660-0008 Expiration: 1113012018 DIAGRAM 7 All buildings elevated on full -story foundation walls with a partially or fully enclosed area below the elevated floor. This Includes walkout levels, where at least 1 side is at or above grade. The principal use of this building is located in the elevated floors of the building. Distinguishing Feature - For all zones, the area below the elevated floor is enclosed, either partially or fully. In A Zones, the partially or fully enclosed area below the elevated floor is with or without openings " present in the walls of the enclosure. Indicate information about enclosure size and openings in Section A - Property information. C2.a GRADE C2_f rA8b—c C2.b NEXT HIGHER FLOOR WALKOUT LEVEL C2•g (ENCLOSURE) _. J NGS" DIAGRAM.8 All buildings elevated an a crawlspace with the floor of the crawlspace at or above grade on at least 1 side, with or without an attached garage. Distinguishing Feature - For all zones, the area below the first floor is enclosed by solid or partial perimeter walls. In all A zones, the crawlspace is with or without openings" present in the walls of the crawlspace. Indicate information about crawlspace size and openings in Section A - Property Information. C2.a ) ; ( C2.b E� �j NEXT HIGHER �/ ' \11 n\` FLOOR '/I� C2 C2.f A8.b--c A8.a OPENINGS" DIAGRAM 9 All buildings (other than split-level) elevated on a sub -grade crawlspace, with or without attached garage. Distinguishing Feature - The bottom (crawlspace) floor is below ground level (grade) on all sides. " (If the distance from the crawlspace floor to the top of the next higher floor is more than 5 feet, or the crawlspace floor is more than 2 feet below the grade (LAG) on all sides, use Diagram 2A or 2B.) I C2.a 1 I 1' C2.b ' � NEXT HIGHER --� t1tiAQE _ FLOOR i f � I C2.g� f C2 �I If it ;AB_b ct .. A8_a l OPENINGS` A floor that is below ground level (grade) on all sides is considered a basement even if the floor is used for living purposes, or as an office, garage, workshop, etc. " An "opening" is a permanent opening that allows for the free passage of water automatically in both directions without human intervention. finder the NFIP, a minimum of 2 openings is required for enclosures or crawlspaces. The openings shall provide a total net area of not less than 1 square inch for every square foot of area enclosed, excluding any bars, louvers, or other covers of the opening. Alternatively, an Individual Engineered Flood Openings Certification or an Evaluation Report issued by the International Code Council Evaluation Service (ICC ES) must be submitted to document that the design of the openings will allow for the automatic equalization of hydrostatic flood forces on exterior walls_ A window, a door, or a garage door is not considered an opening; openings may be installed in doors. Openings shall be on at least 2 sides of the enclosed area. If a building has more than t enclosed area, each area must have openings to allow floodwater to directly enter. The bottom of the openings must be no higher than 1.0 foot above the higher of the exterior or interior grade or floor immediately below the opening. For more guidance on openings, see NFIP Technical Bulletin 1. FEMA Form 086-0-33 (7/15) Replaces all previous editions. Page 15 of 15 A LO uJ ° 90 �c � CC+�ii o 4 O Z A MZE � C LU � a� C;3 a O LE U perp,,, p ¢pd c- €� �.�z° CE ;LL a CLEL u u U`-�, tE O LL a EZmE LL F S J MMf l'J kinas 3yF�AV � S 3l1N3AV H18B h LU LU N, cr En Ln _ o ,5 H F Z °� LL Som LO N 0 Ci w mom~ y� Q p C M 3 N3AV y�o8 LU Z W � � � 10 �1 Rocale Timmons City of Renton Department of Community and Economic Development 1055 South Grady Way Renton WA 98057 June 2. 2016 RE: Surveyor's Certificate for IKEA Retail Center 601 S.W. 41st Street and 800 S.W. 43rd Street, Renton Parcel Nos. 362304-9113 and 312305-9169 City of Renton File No. LUA-14-000951 / Our Job No. 16836 Dear Rocale: C.VIi FNG]NFFRI',G. LAND PLANNItiG 5URVE !NG The undersigned, being a registered land surveyor of the State of Washington, hereby certifies that our firm conducted a survey of the concrete slab at the above -referenced property on May 25, 2016 under his supervision and direction. The as -built elevation of the concrete floor was determined to be at 25.00 feet. If you have any questions or need additional information, please do not hesitate to contact us at this office, Thank you. Sincerely, Brian D. Gillooly, P.L.S. Washington Registration Nb, 46315 BDG/kn 16836c.022.doc 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES - TUMWATER, WA - LONG BEACH, CA - ROSEVILLE, CA - SAN DIEGO, CA www,barghausen.com CIV VGINEER LANA N P u, SURV NG v -Z March 19, 2015 HAND DELIVERY Rohini Nair City of Renton Department of Community and Economic Development Development Services Division 1055 South Grady Way — 6th Floor Renton, WA 98057 Re: Construction Permit Application IKEA Redevelopment Project - LUA14-000951 NWC - S.W. 43rd Street and Lind Avenue S.W. Renton, Washington Our Job No. 16836 Dear Rohini: On behalf of IKEA Property, Inc., we are submitting the following application documents for the civil construction permit for the above -referenced project: 1. One (1) completed Construction Permit Application and Fee Calculation Worksheet 2. One (1) check in the amount of $162,534 for the Construction Plan Review Fees and receipt from Public Works Customer Service 3. One (1) copy of a letter to Rocale Timmons, Senior Planner, regarding compliance with Hearing Examiner's Conditions of Approval 4. Three (3) sets of the civil plans containing water, sanitary sewer, storm sewer, off-site improvements, TESCP plans, street lighting, landscaping, and tree retention plans 5. Five (5) copies of the Biological Evaluation prepared by Talasaea Consultants, Inc. dated February 27, 2015 (also included in Section 6 of the Technical Information Report) 6. Two (2) copies of the Technical Information Report Please route the enclosed construction permit application documents for review at your earliest convenience. If you have any questions or need additional information, please contact me at this office. Thank you. Respectfully, Jays. Grubb, P. E. Vice President JSGIca [16836c.006.doc] RECEIVED enc: As Noted cc: Rocale Timmons, City of Renton P ; a 7 „ 2 Lydia Gartrell, IKEA Property, Inc. y r�,t 4 ci l5 Reed Lyons, IKEA Property, Inc. Robert Warshefski, Jr., GreenbergFarrow CITY OF RENTON Frank Coda, GreenbergFarrow PLANNING DIVISION Charles F. Bull, Barghausen Consulting Engineers, Inc. 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES • TUMWATER, WA • LONG BEACH, CA * ROSEVILLE, CA • SAN DIEGO, CA www.barghausen.com King County Wastewater Treatment Division Community Services and Environmental Planning King Street Center, KSC-NR-0505 201 South Jackson Street Seattle, WA 98104-3855 October 6, 2014 City of Renton Environmental Review- Committee Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057 RE: Project Number LUA14-000951, ECF,SA-I-I,MOD, MOD, MOD To Whom It May Concern: The King County Wastewater Treatment Division has reviewed the Environmental (SEPA) Determination of Non -Significance -Mitigated (DNS -M) for the construction of a new 451.,000 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). A King County facility, South Renton Trunk, is located within or near the site along south side of the parcels (See attached drawing). Please submit sewer extension plans and modifications for the County's review and approval. Drawings should be sent to the King County staff and address below: Mark Lampard, Local Public Agency Coordinator King County Wastewater Treatment Division Project Management 201 South Jackson Street, KSC-NR-0508 Seattle, WA 98104.3855 If you have any questions, please contact Mr. Lampard at mark. lam pard��geounty. v or by phone at 206-477-5514. Thank you for the opportunity to review and comment on this project. Sincerely, Bibiana Ocheke-Ameh, Water Quality Planner Community Services and Environmental Planning cc: Marls Lampard, Local Public Agency Coordinator, Project Management Unit CRE11 TING RESOURCES FR 0,11 WASTEJVATER ' U`RNw ham' �aU t Ill'� 4+ I 4 j!I'll � ^ W Qi. 0 i 77 LI I z SL e �h II p, I I I�1 O + Ila. 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I � u hwJU ti u Z 2 h 2 D D O O O 0 Denis Law CA Of ' Mayor Y t �� ter. . � L City Clerk-JasonA.Seth,CMC November 13, 2014 Jay Grubb Barghausen Consulting Engineers 1821572 nd Avenue South Kent, WA 98032 Re: Hearing Examiner's Final Decision upon Reconsideration for Ikea Site Plan & Modification - LUA-14-000951 Dear Mr. Grubb: Attached is your copy of the Hearing Examiner's Final Decision upon Reconsideration in the above -referenced matter. If I can provide further information, please feel free to contact me or Rocale Timmons, the Associate Planner at (425) 430-7219. Sincerely, G /City A. Seth Clerk Enc.: Request for Reconsideration cc: Hearing Examiner Rocale Timmons, Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Steve Lee, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Councilmember Julia Medzegian, City Council Liaison Parties of Record (2) 1055 South Grady Way • Renton, Washington 98057 • (425) 430-6510 / Fax (425) 430-6516 • rentonwa.gov Easy Peel® Labels `r A Bend along line to AVERYO 51600 Use AveryO Template 51600 j Feed Paper expose Pop -Up EdgeTm 1 !ay Grubb Barghausen Consulting Engineers 1821572 nd Avenue South Kent, WA 98032 IKEA North America Services 420 Alan Wood Road Conshohocken, PA 19428 Marilyn Lauderdale P.D. Box 834 Milton, WA 98354 t=tiquettes #aches 6 peler ; �` Reptiex A la hachure An de ; www.averyxom i Sens de lltilisez le gabarit AVER 5160 charnement reviler ie rebord Pap-UpTM 1 -800 -Go -AVERY 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON } RE: Ikea } FINAL DECISION UPON Site Plan and Modifications ) RECONSIDERATION LUA 14-000951 ) ) Whereas, by letter dated November 10, 2014, the applicant of the above -captioned matter has requested reconsideration in order to request a modification to Condition No. 4 of the Final Decision of the above -captioned matter; and Whereas, the requested modification follows a recommendation submitted by staff during the hearing on the above-capitioned matter, admitted into the record as Ex. 15, and Whereas, the staff recommendation was consistent with applicable parking standards and was inadvertenly ommitted from the FINAL DECISION, NOW, THEREFORE, IT IS ORDERED, ADJUDGED AND DECREED: Condition No. 4 of FINAL DECISION of the above-captined matter is hereby modified as follows: SITE PLAN AND MODIFICATIONS- 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 4. The applicant shall revise the site plan to reflect a parking area which operates at no less than 90% of capacity, or no more than 1,508 parking stalls, upon full buildout of the facility including proposed expansion areas. Until such time expanded areas are constructed the applicant may provide no more than 1,595 parking stalls. The revised site plan shall be submitted to, and approved, by the Current Planning Project Manager prior to construction permit approval. DATED this 13th day of November, 2014 City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080 provides that this final decision upon reconsideration of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(14) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall — 7`h floor, (425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. SITE PLAN AND MODIFICATIONS- 2 Denis Law City of 1� City Clerk - Jason A. Seth, CMC November 10, 2014 Jay Grubb Barghausen Consulting Engineers 18215 72nd Avenue South Kent, WA 98032 Re: Request for Reconsideration for Ikea Site Plan & Modification LUA-14-000951 Dear Mr. Grubb: Attached is your copy of the Request for Reconsideration filed by Chris Ferko, Barghausen Consulting Engineers in the above -referenced matter. If I can provide further information, please feel free to contact me or Rocale Timmons, the Associate Planner at (425) 430-7219. Sincere y, /a(son . Seth rk Enc.: Request for Reconsideration cc, Hearing Examiner Rocale Timmons, Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Steve Lee, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Councilmember Julia Medzegian, City Council Liaison Parties of Record (2) 1055 South Grady Way 9 Renton, Washington 98057 . (425)430-6510/Fax (425) 430-6516 • rentonwa.gov Jay Grubb IKEA North America Services Marilyn Lauderdale Barghausen Consulting Engineers 420 plan Wood Road P.O. Box 834 18215 Avenue South Conshohocken, PA 19428 Milton, WA 98354 Kent, WAA 98032 November 10, 2014 HAND DELIVERY Mr. Phil A. Olbrechts Hearing Examiner City of Renton 1055 South Grady Way Renton WA 98057 Re: Request for Reconsideration - IKEA Retail Center Final Decision City of Renton File No. LUA14-000951 601 S.W. 43rd Street, Renton, Washington 98057 Our Job No. 16836 Dear Mr. Olbrechts: C:iVI_ _14GiNELPING, LAND PLANNING. SUPM-YIW; CITY OF RENTON NOV 10 2014 RECEIVED CITY CLERK'S OFFICE On behalf of our client IKEA North Ame6ca Services, Barghausen Consulting Engineers, Inc. is submitting a Request for Reconsideration for the Final Decision issued on October 28, 2014 for the IKEA Retail Center development (City File No. LUA14-000951). This request is to reconsider Condition of Approval No. 4 as described below. Condition of Approval No. 4 in the Final Decision states: 4. The applicant shall revise the site plan to reflect a parking area which operates at no less than 90% of capacity, or no more than 1,506 parking stalls. The revised site plan shall be submitted to, and approved, by the Current Planning Project Manager prior to construction permit approval. During the public hearing on October 14, 2014 City staff submitted the attached memo that recommended a revision to Condition No_ 4 as stated below: 4. The applicant shall revise the site plan to reflect a parking area which operates at no less than 90 of capacity, or no more than 1,508 parking stalls, upon full buildout of the facilrt� including ro osed expansion areas. Until such time expanded areas are constructed the applicant may provide no more than 1,595 parking stalls. The revised site plan shall be submitted to, and approved, by the Current Planning Project Manager prior to construction permit approval. We respectfully request that the Hearing Examiner revise Condition of Approval No. 4 pursuant to staffs recommendation above. The revised condition more accurately specifies the total amount of parking allowed in the first and second phases and allows the construction of parking in areas where future expansion would occur. The condition also clarifies what must be depicted on the revised site plan. 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES + TUMWATER, WA + LONG BEACH, CA + ROSEVILLE, CA + SAN DIEGO, CA www.barghausen.coni Mr. Phil A. 4ibrechts Hearing Examiner City of Renton -2- November 10, 2014 We do not request an extension of the appeal period for this request. We are available to respond to any questions and look forward to your determination. Thank you for your consideration of this request. Resppc ally rR"S. Fer o, AICP Senior Planner CSF/dm 16836c.004.doc enc: As Noted cc: Mr. Reed Lyons, IKEA Property, Inc. Mr. Frank Coda, GreenbergFarrow Mr. Jay S. Grubb, Barghausen Consulting Engineers, Inc. of DEPARTMENT OF COMMUNITY D {City tk, AND ECONOMIC DEVELOPMENT �1 l M E M O R A N D U M DATE: October 14, 2014 TO: Hearing Examiner FROM: Rocale Timmons, Senior Planner SUBJECT: IKEA Redevelopment, LUA14-000951 The applicant requested a parking modification from RMC 4-4-080 in order to exceed the maximum number of allowed parking stalls by no more than 586 parking spaces (499 stalls upon full buildout of future expansions). Staff has recommended approval of the requested parking modification in order to increase the maximum number of parking stalls provided the applicant revise the site plan to reflect a parking area which operates at no less than 90% of capacity, or no more than 1,508 parking stalls. However, the recommended condition would not allow the applicant to provide additional stalls, proposed in those areas the facility is proposed to expand into. This was not staff's intent and the applicant should be able to provide additional stalls in those areas where the facility would expand in the future given the parking stalls would be temporary. Therefore, staff recommends that Condition #4 be revised to read as follows: 4. The applicant shall revise the site plan to reflect a parking area which operates at no less than 90% of capacity, or no more than 1,508 parking stalls upon full buildout of the facility including proposed expansion areas. Until such time exaanded areas are constructed the applicant may provide no more than 1,595 parknq stalls. The revised site plan shall be submitted to, and approved, by the Current Planning Project Manager prior to construction permit approval. Additionally, the staff recommendation to the Hearing Examiner contained a few scrivener errors. As a matter of record we would like to correct the following: 1. Page 4 — Finding of Fact #11: The applicant has proposed seneretefilt UP r-an-strue.tioR with pFef@Ffned .^.+r..r.r &4e a composite metal panel building with wall panels in blue and yellow. The eastern fagade also contains glazing and the use of canopies in order to create visual interest and provide breaks in the exterior wall (Exhibit 5). 2. Page 1.5 - Finding of Fact #21.g.Acess: ... there ares two existing driveways along 5W 43`d St which would be redistributed and whieh ..,r w ld realigned into three driveways aid evenly spaced between Lind Ave SW and the western property line. The western most driveway, along SW 43rd Ave SW, would also be lrkedlplanningkurrent planniiiglprojects\14-000951.rocalelhex memo - parking and scrivcncr.docx Hearing Examiner Memo — LUA14-000550 Page 2 of 2 October 7, 2014 full access and shared with the property to the west. The eastern most driveway, along SW 43rd St, would allow no left turns out alse ha f«" a-GGes= and the central driveway would be exit only (right -out only). The two one existing driveways along Lind Ave SW would be PARselidated relocated into one full access driveway cemefed between SW 41'k St and SW 43rd St... 3. Page 19 - Finding of Fact #21A.Transportation: : ... there aret4ree two existing driveways along SW 43rd St which would be redistributed and %rhi h v.,o ld- h^ realigned into three driveways a4:4 evenly spaced between Lind Ave SW and the western property line. The western most driveway, along SW 43rd Ave SW, would also be full access and shared with the property to the west. The eastern most driveway, along SW 43rd St, would allow no left turas out and the central driveway would be exit only (right -out ons. The twe one existing driveways along Lind Ave 5W would be r-eMrelidated relocated into one full access driveway c-eRtd between SW 415` St and SW 43rd St... hAcedlplanninglcurrent planning\Projects114-€ 00951.romlc\hex memo - parking and scrivcner.docx November 10, 2014 HAND DELIVERY Mr, Phil A. Olbrechts Hearing Examiner City of Renton 1055 South Grady Way Renton WA 98057 Re: Request for Reconsideration _ IKEA Retail Center Final Decision City of Renton Fife No. LUA14-000951 601 S.W. 43rd Street, Renton, Washington 98057 Our Job No. 16836 Dear Mr. Olbrechts: CIVIL-.INEERING, LAND PLANNING. SUP ILYING CITY OF RENTON NOV 10 N14 RECEIVED CITY CLERK'S OFFICE On behalf of our client IKEA North America Services, Barghausen Consulting Engineers, Inc, is submitting a Request for Reconsideration for the Final Decision issued on October 28., 2014 for the IKEA Retail Center development (City File No. LUA14-000951). This request is to reconsider Condition of Approval No. 4 as described below_ Condition of Approval No. 4 in the Final Decision states: 4. The applicant shall revise the site plan to reflect a parking area which operates at no less than 90% of capacity, or no more than 1,508 parking stalls. The revised site plan shall be submitted to, and approved, by the Current Planning Project Manager prior to construction permit approval. During the public hearing on October 14, 2014 City staff submitted the attached memo that recommended a revision to Condition No. 4 as stated below: 4_ The applicant shall revise the site plan to reflect a parking area which operates at no less than 90% of capacity, or no more than 1,508 parking stalls, upon full buildout of the facility including proposed expansion areas Until such time expanded areas are constructed_ the applicant may provide no more than 1.595 varking stalls. The revised site pian shall be submitted to, and approved, by the Current Planning Project Manager prior to construction permit approval. We respectfully request that the Hearing Examiner revise Condition of Approval No. 4 pursuant to staffs recommendation above. The revised condition more accurately specifies the total amount of parking allowed in the first and second phases and allows the construction of parking in areas where future expansion would occur. The condition also clarifies what must be depicted on the revised site plan. 18215 72ND AVENUE SOUTH (CENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES - TUMWATER, WA • LONG BEACH, CA * ROSEVILLE, CA - SAN DIEGO, CA www.barghausen.com Mr. Phil A. Olbrechts Hearing Examiner City of Renton -2- November 10, 2014 We do not request an extension of the appeal period for this request. We are available to respond to any questions and look forward to your determination. Thank you for your consideration of this request. R2.Fer l CAICP Senior Planner CSFldm 16836c.004.doc enc: As Noted cc: Mr. Reed Lyons, IKEA Property, Inc. Mr_.Frank Coda, GreenbergFarrow Mr, Jay S. Grubb, Barghausen Consulting Engineers, Inc. f DEPARTMENT OF COMMUNITYCity of AND ECONOMIC DEVELOPMENT M E M O R A N D U M ©ATE: October 14, 2014 TO: Hearing Examiner FROM: Rocale Timmons, Senior Planner SUBJECT: IKEA Redevelopment, LUA14-000951 The applicant requested a parking modification from RMC 4-4-080 in order to exceed the maximum number of allowed parking stalls by no more than 586 parking .spaces (499 stalls upon full buildout of future expansions). Staff has recommended approval of the requested parking modification in order to increase the maximum number of parking stalls provided the applicant revise the site plan to reflect a parking area which operates at no less than 90% of capacity, or no more than 1,508 parking stalls. However, the recommended condition would not allow the applicant to provide additional stalls, proposed .in those areas the facility is proposed to expand into. This was not staffs intent and the applicant should be able to provide additional stalls in those areas where the facility would expand in the future given the parking stalls would be temporary. Therefore, staff recommends that Condition #4 be revised to read as follows: 4. The applicant shall revise the site plan to reflect a parking area which operates at no less than 90% of capacity, or no more than 1,508 parking stalls upon full buildout of the facility includina oroDosed extaansion areas. Until such time ex.oanded areas are constructed the aonlicant may provide no more than 1.595 parking stalls. The revised site plan shall be submitted to, and approved, by the Current Planning Project Manager prior to construction permit approval, Additionally, the staff recommendation to the Hearing Examiner contained a few scrivener errors. As a matter of record we would life to correct the following: 1. Page 4 — Finding of Fact #11: The applicant has proposed cenerete tilt up with pizefgicmed Ge.,,r.na composite metal Panel building with wall panels in blue and yellow. The eastern fagade also contains glazing and the use of canopies in order to create visual interest and provide breaks in the exterior wall (Exhibit 5). 2. Page 15 - Finding of Fact #21.g.Acess:.,.there are eiL% two existing driveways along SW 43rd St which would be redistributed and which would realigned into three driveways aR4 evenly spaced between Lind Ave SW and the western property line. The western most driveway, along SW 43rd Ave SW, would also be hAmdlplannin&urrent planninglprojectsl14-000951.roca1e\hex memo - parking and scrivcncr.docx Hearing Examiner Memo --LUA14-000550 Page 2 of 2 October 7,. 2014 full access and shared with the property to the west. The eastern most driveway, along SW 43rd St, would allow no left turns out als-p be € i" a,.^n« and the central driveway would be exit only fright -out onlyj. The twe one existing driveways along Lind Ave SW would be relocated into one full access driveway ^^ between SW 41st St and SW 43rd St... 3. Page 19 - Finding of Fact #21.k.Transportation: : ... there arethrianetwo existing driveways along SW 43rd St which would be redistributed and realigned into three driveways atq4 evenly spaced between Lind Ave SW and the western property line. The western most driveway, along SW 43rd Ave SW, would also be full access and shared with the property to the west. The eastern most driveway, along SW 43r4 St, would allow no left turns out 401 @Groes and the central driveway would be exit only (right-out_onl . The two one existing driveways along Lind Ave SW would be wed relocated into one full access driveway eegid between SW 41st St and SW 43rd St... h:lcedlplanninglcurrent p[annin&rgjcctsll4-00095 Lrocalelhex memo - parking and scrivener.doex Denis Law Mayor October 30, 2014 Jay Grubb Barghausen Consulting Engineers 1821572 nd Avenue South Kent, WA 98032 Re: Final Decision for Ikea Site Plan & Modification LUA-14-000951 Dear Mr. Grubb: City of'...."''`- r L ' N + City Clerk -Bonnie I.Walton Attached is your copy of the Hearing Examiner's Final Decision dated October 28, 2014, in the above -referenced matter. If I can provide further information, please feel free to contact me. Sincerely, ha SetCity Clerk Enc.: Hearing Examiner's Decision cc: Hearing Examiner Rocale Timmons, Associate Planner. Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Steve Lee, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Councilmember Julia Medzegian, City Council Liaison Parties of Record (2) 1055 South Grady Way • Renton, Washington 98057 + (425)430-6510/ Fax (425)430-6516* rentonwa.gov 2 3 4 5 6 7 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE_ Ikea ) Site Plan and Modifications } } LUA14-000951 ) Summary FINAL DECISION The applicant requests site plan approval and approval of development standard modifications for the construction of a new 451,000 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). The new IKEA facility will be located on the opposite end of a parcel accommodating a current IKEA store, which will be demolished and replaced with parking. The site plan is approved with conditions and the modifications are approved. Testimony Rocale Timmons, Senior Planner, stated that the subject site is in the southern portion of the city within the employment area valley comprehensive plan designation. It is between Lind Ave SW and Oakesdale Ave SW. The site is 29 acres and is zoned medium industrial (IM). Currently, there is a 397,972sgft facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements. There is a structured parking area as part of the improvements. The site is characterized as flat with some minor topo relief to accommodate catch basins. There are currently 172 trees on site. The applicant is requesting site plan review, environmental review, and three umbrella modification for the construction of a new 451,000sgft IKEA retail facility. The facility would include expansions totaling 45,000sgft. Staff received one comment letter in regard to the application. The letter was from the Muckleshoot Indian Tribe Fisheries Division and asked about SITE PLAN AND MODIFICATIONS- 1 2 3 4 5 6 7i 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 enhanced water quality. The applicant provided a response to the Tribe's letter addressing all concerns (Exhibit 14). The environmental review committee issued a determination of non- significance mitigated on September 8, 2014 which included two mitigation measures. The measures related to the consistency with the provided geotechnical report and a provision for a biological assessment. The appeal period ended on September 26, 2014, and no appeals were filed. The proposal includes the removal of the western most structure in order to site the proposed retail facility. The eastern most structure would be replaced with a new surface parking lot. The parking lot would have 1,666 parking stalls. There would be a reduction of approximately 87 stalls if the proposed facility would be expanded. The new composite metal panel structure would be approximately 48ft in height at its highest point. The eastern facade includes glazing and canopies to add visual interest. Access to the site would be realigned and consolidated along the different street frontages. There will be three driveways along both SW 41st and SW 43rd. Additionally, there will be one driveway along Lind Ave_ According to Ms. Timmons, in regard to site plan review analysis, staff has found that the proposal does comply with Renton's Comprehensive Plan development policies. Each of the three umbrella modifications has multiple parts. The parking modification is four parts including a request for increased biking stall distance from the primary building entrance. The applicant is also requesting, as part of the parking modification, for increased vehicle parking stall distance from the entrance and for a reduction in the number of required stalls temporarily during construction. In regard to the request about maximum number of parking stalls, Ms. Timmons submitted a Memo from staff to the Hearing Examiner (Exhibit 15). Staff is recommending approval of the modification to increase the number of parking stalls allowed on the site with a condition of approval; however, the condition listed in the staff report (condition 4) limits the number of stalls to no less than 90 percent capacity or no more than 1,508 stalls given the aesthetic impacts of parking and need for additional landscaping which would affect the interim temporary stalls. Exhibit 15 notes staffs new recommended condition of approval which says to allow no more than 1,595 stalls. In regard to provision of services, fire and police have indicated there are sufficient services to support the new facility. There are existing water and sewer mains which are adequate to support the proposed development. The applicant provided a TIR that complies with the 2009 King County Surface Water Design Manual. The applicant must provide a final TIR at the time of building permit approval. Staff is recommending a traffic improvement plan with fees and site-specific improvements. In conclusion, staff is recommending approval of the application with eight conditions listed in the staff report. Applicant Testimony Reed Lyons, Real Estate Manager for IKEA, testified that IKEA has been in Renton since 1994 and, on October 20, 2014, will be celebrating 20 years in the city. The new development would provide enhanced customer service. Exhibits The staff report Exhibits 1-13 identified at page 2 of the staff report were admitted into the record SITE PLAN AND MODIFICATIONS- 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 during the hearing. The following exhibits were also admitted: Exhibit 14 Applicant (Jay Grubb) Response to Muckleshoot Fisheries Division Comment dated August 12, 2014 Exhibit 15 Memo about parking from Rocale Timmons to Hearing Examiner dated October 14, 2014 FINDINGS OF FACT Procedural: 1. Applicant. Renton Technical College. 2. Hearin. A hearing was held on the application on October 14, 2014. 3. Project Description. The applicant requests site plan approval and approval of three development standard modifications for the construction of a new 451,000 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). The new IKEA facility will be located on the opposite end of a parcel accommodating a current IKEA store, which will be demolished and replaced with parking. The subject property is located on the north side of SW 43`d St between Lind Ave SW and Oakesdale Ave SW at 601 4152 St. The project site totals 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements within two existing structures. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (1,579 stalls following proposed expansions). Access to the site is proposed to be realigned/consolidated into three driveways along SW 4152 St, three driveways along SW 43`d St, and one driveway along Lind Ave SW. The proposal involves three requests for street modifications from the street frontage requirements of RMC 4-6-060 for SW 41" St, SW 43rd St, and Lind Ave SW. All three requests involve a reduction in required street dedication as follows: (1) Reduce a required 7.0 foot dedication for SW 41" street to 5.5 feet, (2) reduce a required 3.5 foot dedication to 0 for SW 43rd St, and (3) a reduction from 11.5 feet to 5.5 feet for Lind Ave SW. The applicant also requests a parking modification from RMC 4-4-080 in order to exceed the maximum number of allowed parking spaces by up to 586 spaces, provide less than the number of parking spaces during construction, provide 54 less than the 108 required bicycle parking stalls, and to allow bicycle parking no more than 75 feet beyond the allowed 50 -foot maximum distance from the primary building entrance. SITE PLAN AND MODIFICATIONS- 3 2 3 4 5 6 7 S 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 The applicant also requests a refuse and recycling modification from RMC 4-6-060 in order to reduce the required refuse and recycling deposit area from 6,660 square feet to a 500 square foot deposit area. 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate/appropriate infrastructure and public services, as would be expected since the proposal only involves the replacement of a an existing IKEA store with a facility that is moderately larger. The adequacy of infrastructure and services is more specifically addressed as follows: A. Water and Sewer Service. Sewer and water are provided by the City of Renton. Water and sewer lines already serve the project site. B. Fire and Police. The City of Renton will provide fire and police service. Fire and police department staff have determined that existing facilities are adequate to serve the development. C. Drainage. The applicant has submitted a preliminary drainage report, Ex. 8, that staff has found to be acceptable for site plan review. There are three natural discharge points on the site that will be treated by three separate facilities — a wetpond, a wetvault and a Filters unit. Filterra units require a Drainage Adjustment in order to be used. Therefore, staff recommends and a condition is adopted by this decision that requires the applicant to demonstrate compliance with the Blanket Adjustment-Americast Filterra Memo, dated June 26, 2014 (Exhibit 10), prior to utility construction permit in order to provide water quality treatment using the proposed Filterra unit. Given that the proposal will decrease impervious surface from 2697acres to 25.09 acres, the fact that it will not alter the three natural discharge locations and the staff's approval of the preliminary drainage plan, it is determined that the proposed preliminary stormwater controls are adequate to serve the proposal. D. Parks/Open Space. City development standards do not impose any park or open space requirements for commercial uses and no legal justification is found in the administrative record. Proposed and conditioned landscaping would provide passive recreation opportunities for IKEA customers. E. Off -Site Transportation. No significant off-site transportation impacts are anticipated and no off-site mitigation beyond traffic impact fees is necessary. The completed project is anticipated to generate 1,061 net new weekday daily trips, 30 net new weekday AM peak SITE PLAN AND MODIFICATIONS- 4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 hour trips, 51 net new weekday PM peak hour trips, and 187 net new Saturday peak hour trips. The results of an LOS analysis prepared by the applicant showed that all signalized study intersections would operate at acceptable levels (LOS D or better) in 2016 with or without the proposed project. The applicant's proportionate share impacts to transportation system -wide improvements will be mitigated by the payment of traffic impact fees. The applicant's traffic impact study calculated a project specific fee, approved by staff, that is imposed by the conditions of approval of this decision. G. Parking (vehicular and bicycle). The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The existing site currently provides 1,352 parking stalls, of which 862 are covered within the parking garage area and the remaining 490 stalls are located within surface parking areas surrounding the two existing structures. The applicant is proposing a total of I,666 parking stalls (of which 28 would be ADA stalls). As noted in the staff report, with approval of the applicant's requested parking modifications, the amount of parking proposed by the applicant complies with City parking standards. All parking on site will be 9 feet wide and 20 feet deep in compliance with City Code standards. For these reasons the proposed parking is found to be adequate. H. Vehicular Access and Internal Circulation. The parking lot is designed for two-way circulation throughout. While a reduction in the number of parking stalls appears to have been considered as part of future expansion the expansion along the southern fagade would encroach into a drive aisle. The proposed rearrangement of site improvements to accommodate the drive aisle is unclear at this time. The use of landscaping is an integral component of the proposaI's reduction of visual impacts on the pedestrian environment and abutting/adjacent properties (see Landscaping discussion). Therefore, the rearrangement of site improvements to accommodate proposed expansions shall not result in a reduction in the 20 -foot and 15.5 foot landscaping perimeter along SW 43rd St and SW 41" St respectively. Staff recommends, and this decision adopts, a condition requiring the applicant to submit a revised site plan depicting the rearrangement of the site improvements which comply with RMC 4-4-080 for parking stall and drive aisle dimensions along with the retention of a 20 -foot and 15.5 foot landscaping perimeter along SW 43`d St and SW 41" St respectively. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. There are five existing driveways along SW 41st St which would be consolidated into three driveways evenly spaced between Lind Ave SW and the western property line. The SITE PLAN AND MODIFICATIONS- 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 western most driveway, along SW 41st St, would be full access and shared with the property to the west. The eastern most driveway, along SW 41 st St, would also be full access and the central driveway would be exit only. The elimination of curb cuts along the street frontages would reduce conflict points between pedestrians and vehicles. As condition, the proposed access and internal circulation is found to be adequate, efficient and safe. I. Landscaping. The applicant's preliminary landscaping plan has been found to comply with City standards by staff and in fact significantly exceeds those standards. For this reason the proposed landscaping is found to be adequate. Based on the proposal of 1,666 surface parking stalls (1,579 stalls after future expansion), a minimum of 58,310 square feet of landscaping would be required within the surface parking areas (55,265 square feet would be required after future expansions). The submitted landscape analysis indicates that a total of 125,000 square feet of landscaping would be provided on site. The project would also provide approximately 58,500 square feet of surface drainage facilities (pond and rain gardens). At least a 10 -foot landscape buffer is provided along all street frontages, and total interior parking lot landscaping exceeds City standards by approximately 38,500 square feet. City staff have also recommended landscaping buffers that exceed City standards to protect less intense neighboring uses, and those recommendations have been adopted by this decision. J. Refuse and Recycle Enclosure. The proposal would require a 2,200 square foot deposit area for recyclables (2,200 SF = 5 x 440,000/1,000 SF) and a 4,400 square foot deposit area for refuse (4,400 = 10 x [440,00011,000 SF]). The applicant has requested a modification from the City's Refuse and Recyclable standards in order to reduce the size of the required refuse deposit area. The applicant is proposing a 500 square foot area for refuse and recycle deposits. This decision approves that modification. As the proposal otherwise satisfies City standards for refuse and recycling it is determined that the proposal provides for adequate refuse and recycling. K. Recreation. There is no code requirement or other legal justification to require any recreational space for the project. The significant amount of landscaping of the proposal provides for passive recreation. L. Transit and Bicycles. Transit and bicycle facilities are adequate to serve the site. Transit service to and from the site is provided by King County Metro Transit. Public transit stops are located on SW 43`d St and Lind Ave SW providing access to Metro Transit routes to SITE PLAN AND MODIFICATIONS- 6 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 153, 161, and 906. The proposal would not alter existing transit service. A modification is approved by this decision to enable compliance with bicycle stall standards. 5. Adverse Impacts. There are no significant adverse impacts associated with the project. Few adverse impacts are anticipated since the proposal only serves to replace an existing IKEA store with a moderately larger one and decrease impervious surface at the same time. Adequate infrastructure serves the site as determined in Finding of Fact No. 4. Impacts are more specifically addressed as follows: A. CompatibilitX. The proposal is surrounded by office and warehouse uses. Only 23% of the project site will be covered with structures and the remaining portions of the property accommodate a large amount of landscaping that significantly exceeds City standards. A condition of approval also requires expanded periemeter landscaping to further protect adjoining uses. The applicant has achieved compatibility with the surrounding uses through a combination of the extensive landscaping and substantial setbacks. B. Lightipg, The applicant did not provide an on-site lighting plan. A condition of approval will require the applicant to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Proposed perimeter landscaping with berming is anticipated to minimize glare from headlights on adjacent streets and properties. A detailed lighting plan was not provided with the application. B. Screening. Landscaping has been incorporated into the site plan in order to screen parking areas. Staff have also found that the refuse and recycling area provides for adequate screening. The applicant has not provided sufficient information for staff to determine if rooftop equipment will be adequately screened. The conditions of approval require the applicant to provide plan sets showing any rooftop equipment or structures that may require screening per City code, and such equipment shall be submitted to the Current Planning Project Manager, for review and approval prior to Construction Permit issuance. C. Privacy and Noise. Existing noise within the vicinity of the subject site is primarily composed of vehicles on adjacent streets (SW 415` St and, SW 43`d St, and Lind Ave SW). Temporary construction noise is anticipated as a result of the subject project. Based on the provided construction mitigation description the applicant has indicated that construction is anticipated to begin in Summer of 2015 and complete in early 2017. At this time, the applicant has indicated that construction work would occur during typical construction hours. Furthermore, the site is surrounded by industrial activity and/or commercial development. Therefore, the temporary noise impacts are anticipated to be minimal and limited in duration. SITE PLAN AND MODIFICATIONS- 7 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 The extensive landscaping proposed by the applicant provides for an adequate amount of buffering and privacy to adjoining uses. C. Natural Systems Features. There are no natural systems or features on the site, as would be expected by the fact that it is currently fully developed with no critical areas. D. Loading Areas. All loading areas are compliance with City code and found to be adequate. Ten dock -high loading doors are proposed along the west elevation. Two additional dock high loading doors are proposed along the southern fagade. The site is completely surrounding by industrial and commercial zoned property and therefore is not abutting or adjacent to residential zoned property. Additionally, pursuant to RMC 4-4-080J.4 buildings which utilize dock -high loading doors are required to provide a minimum 100 feet of clear maneuvering area in front of each door. All proposed dock -high loading doors would have a minimum maneuvering area of 100 feet. E. Critical Areas. There are no critical areas on-site except for a potion of the Green River floodplain. As conditioned and proposed, the proposal complies with applicable City standards and therefore adequately addresses all impacts to the floodplain. As indicated by the FEMA Map included within the Drainage Report (Exhibit 8), the proposed site does not lie within a floodplain or floodway. However, the actual surveyed conditions reveal portions of the perimeter of the site are below the 100 -year base flood elevation of the Green River. Compensatory storage would be used to mitigate proposed fill within the flood plain (elevation 21.5) equaling, at a minimum, the volume of fill within the flood plain (Exhibit 6). The applicant is proposing to fill within an existing floodplain, therefore compensatory storage would be provided to mitigate proposed fill within the floodplain. There would be approximately 13,970 cubic yards of fill within the floodplain (below elevation 21.5). The applicant is proposing to provide approximately 16,900 cubic yards of compensatory storage on-site. Additionally, new construction of any commercial, industrial or other nonresidential structure shall have the lowest floor, including basement, elevated a minimum of one foot (F) above the level of the base flood elevation. A condition of approval requires the applicant to obtain and record the actual elevation (in relation to mean sea level) of the lowest floor for the new structure. A flood elevation certificate shall be submitted by the applicant to the Current Planning Project Manager prior to the building's finished floor construction. Pursuant to RMC 4-8-120 all properties located within a floodplain are required to provide a biological assessment. The purpose of this assessment is to determine whether a proposed action is likely to: (1) adversely affect listed species or designated critical habitat; (2) jeopardize the continued existence of species that are proposed for listing, or unexpected, new or rare species; or (3) adversely modify proposed critical habitat. The proposal does not involve any in -water work and would not likely not in SITE PLAN AND MODIFICATIONS- 8 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 cause downstream impacts on listed species and their habitat. However, the assessment is needed to verify that project construction would implement best management practices to reduce potential turbidity from entering the existing storm system and will therefore have no impacts on wildlife. The Environmental Review Committee issued a Mitigation Measure requiring the applicant to submit a Biological Assessment prior to construction permit approval. E. Views. No views are disrupted by the proposal, including any territorial, Mt. Rainier or shoreline views. F. Public Access. The proposal does not interfere with any public access to the shoreline. No shorelines are in the vicinity of the proposal. Conclusions of Law 1. Authority. RMC 4-9-200(B)(2) requires site plan review for all development in EAV comprehensive plan designation, which applies to the subject parcel. RMC 4-8-080(G) classifies hearing examiner site plan review as Type III permits and modifications as Type I permits. The site plan and modification requests of this proposal have been consolidated. RMC 4-8-080(C)(2) requires consolidated permits to each be processed under "the highest -number procedure". The site plan has the highest numbered review procedures, so the site plan and modification requests must be processed as Type III applications. As Type III applications, RMC 4-8-080(G) grants the Examiner with the authority to hold a hearing and issue a final decision on them, subject to closed record appeal to the City Council. 2. Zoning/Comprehensive Plan Desi agn tions_ The subject property is zoned Medium Industrial (IM) and is comprehensive plan designation is Employment Area Valley (EAV). 1 Review Criteria. Site plan review standards are governed by RMC 4-9-200(E)(3). Modification criteria are governed by RMC 4-9-250(D). Applicable criteria are quoted below in italics and applied through corresponding conclusions of law. Site Plan RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in compliance with thefollowing: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: SITE PLAN AND MODIFICATIONS- 9 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 L Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially those of the applicable land use designation; the Community Design Element; and any applicable adopted Neighborhood Plan,- ii. lan, ii. Applicable land use regulations; iii. Relevant Planned Action Ordinance and Development Agreements; and iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4- 3-100. 4. The proposal is consistent with applicable comprehensive plan policies and zoning regulations as outlined in Finding 21(a) -(b) of the staff report, which is adopted by this reference as if set forth in full, including the findings and conclusions. The design guidelines of RMC 4-3-100 do not apply to projects proposed for the IL zone. See RMC 4-3-100(B)(1)(b). RMC 4-9-200(E)(3)(b): Off -Site Impacts. Mitigation of impacts to surrounding properties and uses, including: L Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site; ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties; iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties; iv. Hews: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features; v. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project; and vi. Lighting. Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. 5. As determined in Finding of Fact No. 4 and 5, the proposal will not create any significant off- site impacts, including the impacts specifically addressed in the criteria above. RMC 4-9-200(E)(3)(c): On -Site Impacts: Mitigation of impacts to the site, including: SITE PLAN AND MODIFICATIONS- 10 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation; ii. Structure Scale: Consideration of the scale ofproposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs; iii. Natural Features. Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces; and iv. Landscaping: Use of landscaping to soften the appearance ofparking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and Protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. 6. As determined in Finding of Fact No. 4 and 5, the proposal will not create any significant on- site impacts, including those specifically addressed in the criteria above. RMC 4-9-200(E)(3)(d). Access and Circulation: Safe and efficient access and circulation far all users, including: i. Location and Consolidation: Providing access points on side streets or,frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties,- i4 roperties; ii, Internal Circulation: Promoting 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; iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas; iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and v Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 7. As determined in Finding of Fact No. 4, the proposal provides for adequate access and circulation as required by the criterion above. SITE PLAN AND MODIFICATIONS- I 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. S. The proposal provides for adequate open space as required by the criterion above as determined in Finding of Fact No. 4. RMC 4-9-200(E)(3)(f): crews and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. 9. As determined in Finding of Fact No. 5, no view corridors to shorelines or Mt. Rainier are adversely affected. No shorelines are in the vicinity for purposes of requiring public access. RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural systems where applicable. 10. Natural systems will not be adversely affected by the proposal as determined in Finding of Fact No. 5. RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. 11. The project is served by adequate services and facilities as determined in Finding of Fact No. 4. RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases and estimated time frames, , far phased projects. 12. The project is not phased. Modifications RMC 4-9-250(D)(2): Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of' the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification.- a. odification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; SITE PLAN AND MODIFICATIONS- 12 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment,- c. Will not be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and required for the use and situation intended; and f. Will not create adverse impacts to other property(ies) in the vicinity. 13. The criterion above are met for the requested modifications to vehicular parking requirements for the reasons identified at pages 8-10 of the staff report. The criterion above are also met for the requested modification to the area required for the refuse and recycling area for the reasons identified at pages 10-11 of the staff report. The criterion above are also met for the requested modifications to biceyle parking requirements for the reasons identified at pages 16-17 of the staff report. The criterion above has been met for the requested reductions in required street frontage dedications fro the reasons identified at pages 19-21 of the staff report. All requested modifications are described in Finding of Fact No. 3 of this decision. DECISION The site plan, street frontage modifications, vehicular and bicycle parking modifications, and refuse and recycling modification are approved subject to the following conditions: 1. The applicant shall comply with the two mitigation measures issued as part of the Determination of Non -Significance Mitigated, dated September 8, 2014. 2. The applicant shall be required to provide on-site landscape buffers along the perimeter of the site adjacent to SW 43rd St to a minimum width of 20 feet to accommodate a variety of vegetation. Landscaping along Lind Ave SW should continue the landscape width of 30 -feet used on neighboring sites along Lind Ave SW. Additionally, all perimeter parking lot landscaping shall be revise to include the following: trees planted an average minimum rate of one tree per 30 lineal feet of street frontage; shrubs planted at the minimum rate of one per 20 square feet of landscaped area; ground cover in sufficient quantities to provide at least 90% coverage of the landscaped area within 3 years of installation; and the use of berms a minimum of 3 feet in height. Existing healthy mature trees which are located within perimeter landscape buffers shall be maintained to the maximum extent possible and protected during construction unless determined by an Arborist that such tree is dead, diseased, or dangerous. A revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 3. The applicant shall provide screening detail for roof -top equipment consisting of clerestories, parapets, walls, or other similar solid, non -reflective barriers or enclosures. The roof -top screening detail shall be provided to, and approved by, the Current Planning Project Manager prior to building permit approval. SITE PLAN AND MODIFICATIONS- 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 4. The applicant shall revise the site plan to reflect a parking area which operates at no less than 90% of capacity, or no more than 1,508 parking stalls. The revised site plan shall be submitted to, and approved, by the Current Planning Project Manager prior to construction permit approval. 5. The applicant shall be required to provide a detailed interim parking plan along with executed off-site parking agreements prior to construction permit or demolition permit approval whichever comes first. The detailed interim parking plan shall demonstrate, to the satisfaction of the Current Planning Project Manager that a sufficient number of parking stalls are provided on and/or off site as to not cause adverse impacts on surrounding properties during construction. 6. The applicant shall be required to submit a revised site plan depicting the rearrangement of the site improvements which comply with RMC 4-4-080 for parking stall and drive aisle dimensions along with the retention of a 20 -foot and 15.5 foot landscaping perimeter along SW 43'1 St and SW 41" St respectively. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 7. The applicant shall be required to submit screening detail for the refuse and recyclable deposit area prior to building permit approval. 8. The applicant shall be required to obtain and record the actual elevation (in relation to mean sea level) of the lowest floor for the new structure. A flood elevation certificate shall be submitted by the applicant to the Current Planning Project Manager prior to the building's finished floor construction. The finished floor elevation would be required to be verified by a preconstruction elevation certificate at the time of construction of a substantial structural element of the finished floor (i.e., foundation form for the concrete floor). An as -built elevation certificate would be required to be provided prior to issuance of final occupancy. 9. The applicant shall be required to provide a lighting plan, compliant with RMC 4-4-075, which will adequately provide for public safety without casting excessive glare on adjacent properties at the time of building permit. The lighting plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval 10. The applicant shall submit a lighting plan which includes ornamental lighting within the vicinity of the primary entrance and bicycle parking in order to adequately illuminate the area for pedestrians and bicyclists. The lighting plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. 11. The applicant shall provide iron -rod fencing in place of chain link fencing around the perimeter of the proposed detention pond. A fencing detail plan shall be submitted to, and approved by, the Current Planning Project Manager prior to utility construction permit approval. SITE PLAN AND MODIFICATIONS- 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 12. The applicant shall be required to provide an additional pedestrian connection directly from the proposed entrance to the SW 43rd St sidewalk. Additionally, all designated pedestrian area shall be differentiated, in material, from drive aisles. A revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. 13. The applicant shall be required to demonstrate compliance with the Blanket Adjustment- Americast Filterra Memo, dated June 26, 2014 (Exhibit 10), prior to utility construction permit in order to provide water quality treatment using the proposed Filterra unit. 14. The applicant shall be required to provide a 5.5 foot wide dedication (subject to a survey) along SW 41st St for the allowance of existing improvements to remain as they are. The applicant shall be required to provide street lighting on all street frontages according the current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. 15. The applicant shall be required to provide improvements back of existing SW 43`d St curb to include: 8 -foot wide landscape planter, 8 -foot wide sidewalk, and 1 foot back of sidewalk (subject to survey). The applicant shall be required to provide street lighting on all street frontages according the current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. 16. The applicant shall be required to provide a 5.5 foot wide dedication (subject to a survey) along Lind Ave SW for sufficient enough width to accommodate the code required improvements back of existing curb to include: 8 -foot wide landscape planter, 8 -foot wide sidewalk, and 1 foot back of sidewalk (subject to survey). The applicant shall be required to provide street lighting on all street frontages according the current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. 17. The applicant shall be required to provide a Traffic Impact Fee at a rate of $1.30 per square foot of new development to be applied to the difference in square footage between the future building and the existing 397,972 square foot building. The fee shall be paid at the time of building permit issuance and is valid through to the expiration of the Site Plan Approval. 18. The applicant shall be required to submit a Final Construction Mitigation Plan with measures to reduce noise, control dust, traffic controls, and reductions in pedestrian conflicts. The Final Construction Mitigation Plan shall be submitted to, and approved by the Plan Reviewer, prior to demolition permit or construction permit approval whichever comes first. DATED this 28th day of October, 2014. SITE PLAN AND MODIFICATIONS- 15 1 2 3 4 5 6 7 8 9I 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(14) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(13) and RMC 4-8-100(G)(9). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall — 7th floor, (425) 430- 6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. SITE PLAN AND MODIFICATIONS- 16 DEPARTMENT OF COMM_ _ _ JITY AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST HEARING DATE: October 14, 2014 Project Name: IKEA Redevelopment Owner: IKEA Property, Inc.; 420 Alan Wood Rd; Conshohocken, PA 19428 Applicant: Reed Lyons, esq; IKEA Property, Inc.; 420 Alan Wood Rd; Conshohocken, PA 19428 Contact: Jay Grubb; Barghausen; 18215 72nd Ave S; Kent, WA 98032 File Number: LUA14-000951, ECF, SA -H, MOD, MOD, MOD Project Manager: Rocale Timmons; Senior Planner Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications for the construction of a new 451,000 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). The subject property is located on the north side of SW 43rd St between Lind Ave SW and Oakesdale Ave SW at 60141" St_ The project site totals 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements within two existing structures. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (1,579 stalls following proposed expansions). Access to the site is proposed to be realigned/consolidated into three driveways along SW 41St St, three driveways along SW 43`d St, and one driveway along Lind Ave SW. The applicant has submitted a Drainage Report, Traffic Impact Analysis, Flood Hazard Data, and Geotechnical Engineering study with the subject application. The subject site. is located outside of the 100 -year flood plain according to FEMA's 1995 Flood Insurance Rate Map (FIRM) however is located within the 100 -year flood plain according to FEMA's un -adopted Digital FIRM (DFIRM) map. The site is also located within a Seismic Hazard Area. Construction is anticipated to commence in the Summer of 2015 and complete in early 2017. Project Location: 601 SW 41st St & 800 SW 43rd St Site Area: 28.99 acres Project Location Map HEX Report City of Renton Deportment of Comity &.Economic Development Hearing Examiner Recommendation IKEA REDEVELOPMENT LUA14-00095_1, SA -H, ECF, MOD, MOD, MOD Report of October 14, 2014 Page 2 of 24 =B -EXHIBITS: Exhibit 1: Hearing Examiner Recommendation, Staff Report Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Aerial Photo Exhibit S: Elevations Exhibit fa: Flood Hazard Data Exhibit 7: Geotechnical Report (dated March 8, 2013) Exhibit 8: Drainage Report (dated July 11, 2014) Exhibit 9: Traffic Impact Study (dated July 14, 2014) Exhibit 10: Agency: Comment Letter: Muckleshoot Indian Tribe Fisheries Division Exhibit 11: Transportation Concurrency Approval Exhibit 12: ERC Determination of Non -Significance - Mitigated (DNS -M) and Mitigation Measure (dated September 8, 2014) Exhibit 13: Tree Inventory Plan C GENERAL INFORMATION. IKEA Property, Inc. I. Owner(s) of Record: 420 Alan Wood Rd Conshohocken, PA 19428 2. Zoning Classification: Medium Industrial (IM) 3. Comprehensive Plan Land Use Designation: Employment Area Valley (EAV) 4. Existing Site Use: Existing IKEA Facility S. Neighborhood Characteristics: a. North: Office/Warehouse (IM zone) b. East: Office (CO zone) c. South: Worehouse/Retail (Kent: M1 zone) d. West: Warehouse (IM Zone) 6. Site Area: 28.99 acres D. HISTORICAL/BACKGROUND. Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5099 11/01/2004 Zoning N/A 5100 11/01/2004 Annexation N/A 1745 4/9/1959 IKEA Remodel LUA01-035 N/A 3/14/2001 HEX Report City of Renton Department of Comrr "y & Economic Development Hearing Examiner Recommendation IKEA REDEVELOPMENT LUA2. 1951, SA -H, ECF, MOD, MOD, MOD Report of October 14, 2014 Page 3 of 24 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: The proposed development is within the City of Renton's water service area and in the 196 - hydraulic pressure zone. There are several existing water lines around the subject property. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8 -inch sewer main along the east side of the site in Lind Ave SW. c. Surface/Storm Water: There is a private storm drainage conveyance system on site. 2. Streets: There are partial street frontage improvements along SW 41" St, SW 43`d St, and Lind Ave SW. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-130: Development Standards for Industrial Zoning Classifications 2. Chapter 3 Environmental Regulations a. Section 4-3-050 Critical Area Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Procedures and Review Criteria a. Section 4-9-200: Site Plan Review b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element H. FINDINGS OF FACT: 1. The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications for the construction of a new 451,000 square foot IKEA retail facility. The new retail store includes two future expansions totaling 45,000 square feet along the buildings northern and southern facades. 2. The subject property is located on the north side of SW 43rd St between Lind Ave SW and Oakesdale Ave SW at 60141st St. 3. The project site is composed of two parcels totaling 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements within two existing buildings. HEX Report City of Renton Department of Comr°••nity & Economic Development Hearing Examiner Recommendation IKEA REDEVELOPMENT LUA. 00951, 5A -H, ECF, MOD, MOD, MOD Report of October 14, 2014 Page 4 of 24 4. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (and a reduction to 1,579 stalls following future expansions of the proposed facility). S. Access to the site is proposed to be realigned/consolidated into three driveways along SW 41st St, three driveways along SW 43rd St, and one driveway along Lind Ave SW. 6. The applicant is requesting a street modification from RMC 4-6-060 in order to reduce the required dedication along SW 41'` St, SW 43rd St, and Lind Ave SW. 7. The applicant is requesting a parking modification from RMC 4-4-080 in order to: exceed the maximum number of allowed parking stalls by no more than 586 parking spaces (499 stalls upon full buildout of future expansions); provide less than the required number of parking stalls during construction; the provision of off-site parking during construction; provide 54 less than the 108 required bicycle parking stalls; and to allow bicycle parking no more than 75 feet beyond the allowed 50 -foot maximum distance from the primary building entrance. 8. The applicant is also requesting a refuse and recycle modification from RMC 4-4-090 in order to reduce the required refuse and recycle deposit area from 6,660 square feet to a 500 square foot deposit area. 9. The proposed facility would not exceed 48 feet in height at the tallest point of the fiat roof. 20. The proposed structure is sited on the western portion of the site. The building's primary entrance would be located in the center of the eastern fagade facing Lind Ave SW. 11. The applicant has proposed concrete tilt up construction with preformed composite wall panels in blue and yellow. The eastern facade also contains glazing and the use of canopies in order to create visual interest and provide breaks in the exterior wall (Exhibit 5). 12. The subject site is located outside of the 100 -year flood plain according to FEMA's 1995 Flood Insurance Rate Map (FIRM). However the site is located within the 100 -year flood plain according to FEMA's un- adopted Digital FIRM (DFIRM) map. 13. Approximately 75,000 cubic yards of earthwork would occur across the entire property for building construction, site grading, landscaping, and water quality mitigation. The applicant is proposing approximately 50,000 cubic yards of excavation and 25,000 cubic yards of fill. Approximately 25,000 cubic yards of export would occur with most of the balance of excavated material being used to backfill the site. 14. The site contains 172 significant trees; a mix of evergreen and deciduous trees. There are existing trees located within the right-of-way within planters and behind the sidewalk. The applicant is proposing to retain 20 trees within the site limits. The applicant is proposing to plant a total of 422 replacement trees. 1S. The applicant is proposing to phase the demolition of the existing facilities in order maintain operations for the existing store. The first phase includes the demolition of the existing parking structure in order to site the new structure. Once the new structure is open for business the existing store would be demolished and the remaining balance of the new site work would commence. 16. The Planning Division of the City of Renton accepted the above master application for review on July 18, 2014 and determined complete on July 29, 2014. The project complies with the 120 -day review period. 17. Staff received a comment letter from the Muckleshoot Indian Tribe Fisheries Division (Exhibits 10) with questions related to the enhanced water quality. No other public or agency comments have been received. HEX Report City of Renton Department of Comr 'ty & Economic Development Hearing Examiner Recommendation IKEA REDEVELOPMENT LUA1 0951, SA -H, ECF, MOD, MOD, MOD Report of October 14, 2014 Page 5 of 24 18. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on September 8, 2014, the Environmental Review Committee issued a Determination of Non - Significance - Mitigated (DNS -M) for the IKEA Redevelopment (Exhibit 13). The DNS -M included two mitigation measures. A 14 -day appeal period commenced on September 12, 2014 and ended on September 26, 2014. No appeals of the threshold determination were filed. 19. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non -Significance — Mitigated: 1. The applicant shall provide a Final Geotechnical Report containing specific recommendations in order to mitigate potential geatechnical impacts. The Final Geotechnical Report shall be submitted to and approved by the Department of Community and Economic Development prior to, or concurrent with, building permit approval. 2. The applicant shall be required to submit a Biological Assessment prior to construction permit approval. Should the assessment include unanticipated mitigation recommendations for the applicant shall be required to comply with such recommendations. 20. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 21. The proposal requires Site Plan Review. The following table contains project elements intended to comply with Site Plan Review decision criteria, as outlined in RMC 4-9-200.E: SITE PIAN REVIEW CRITERIA: a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY: The site is designated Employment Area Valley (EAV) on the Comprehensive Plan Land Use Map. The purpose of EAV is to allow the gradual transition of the Valley from traditional industrial and warehousing uses to more intensive retail service and office activities. The intent is to allow these new activities without making industrial uses non -conforming and without restricting the ability of existing businesses to expand. The proposal is compliant with the followings Comprehensive Plan policies: Objective LU-HHH: Provide for a mix of employment -based uses, including commercial, ✓ office, and industrial development to support the economic development of the City of Renton. Policy LU -304. Non -employment -based uses, such as residential, are prohibited in the Employment Area - Valley. Policy LU -305. Multi -story office uses should be located in areas most likely to be served ✓ by future multi -modal transportation opportunities. A greater emphasis on public amenities is appropriate for this type of use. Policy LU -307. Recognize viable existing and allow new industrial uses in the Valley, ✓ while promoting the gradual transition of uses on sites with good access and visibility to more intensive commercial and office use. Policy LU -317. Site plan review should be required for all new projects in the ✓ Employment Area -Valley pursuant to thresholds established in the City's development regulations. Policy LU -31$. New development, or site redevelopment should conform to ✓ development standards that include scale of building, building facade treatment to reduce perception of bulk, relationship between buildings, and landscaping. HEX Report City of Renton Department of Comrr---ity & Economic Development Hearing Examiner Recommendation IKEA REDEVELOPMENT LUA1 0951, SA -H, ECF, MOL), MOD, MOD Report of October 14, 2014^� Page 6 of 24 Policy CD -39. Ensure quality development by supporting site plans and plats that Compliant if incorporate quality building, development, and landscaping standards that reflect unity conditions of of design and create a distinct sense of place. approval are met Staff Comment: See Landscaping discussion below. b. ZONING COMPLIANCE AND CONISTENCY: The subject site is zoned Medium industrial (I". The purpose of the IM zone is to provide areas for medium -intensity industrial activities involving manufacturing, processing, assembly and warehousing. It is intended to implement the Employment Area Valley and Employment Area Industrial Comprehensive Plan designation. Retail uses are an outright permitted within the IM zone. The following development standards are applicable to the proposal. Lot Dimensions: Pursuant to RMC 4-2-130A there is a 35,000 square foot minimum lot requirement for lots created after September 1, 1985. There are minimum lot width or depth requirements in the IM zone. Staff Comment: The proposal would not alter any existing lot lines. Lot Coverage: Per RMC 4-2-130A there is no maximum lot coverage for buildings within the IM zone. Staff Comment: The proposed building would have a footprint of 287,950 square feet (which does not include future expansions) on the 28.99 acre site resulting in a building lot coverage of approximately 23 percent. Building Height: Pursuant to RMC 4-2-130A there is no maximum building height in the IM zone. Staff Comment: The bulk of the one story building has a flat roof with a height of 41 feet. The tallest point of the building would be the top of entrance tower element located on the eastern elevation extending above the flat roof, which would have a height of 43 feet and 6 inches. The proposed building design includes the varying roof height, varying, materials, colors, and the use of canopies along the eastern facade in order to break up larger wall into smaller increments. The proposal complies with the height requirements of the IM zone. Setbacks: Pursuant to RMC 4-2-130A the IM zoning classification requires a minimum street setback of 20 feet to the building from principal arterials and 15 feet for all other streets. There are no other setbacks requirements in the 1M zone. The following table contains setbacks, at the closest point, for the proposed structure (does not include proposed expansions): West Setback East Setback (Lind Ave SW) North Setback (SW 41" St) South Setback (SW 43`d St) 76 feet 900+ feet 90 feet 116 feet The proposed structure complies with all setbacks of the IM zone. Landscaping: Per RMC 4-4-070 all development in the IM zone requires a 10 foot on site landscape strip along all frontages. Existing landscaping on site includes native and non-native deciduous and evergreen shrubs, ground cover and lawn, as well as street trees located along all three frontages. All of the existing shrubs and planter beds would be removed, as well as some of the trees along the frontages. A conceptual landscape plan was submitted with the project application (Exhibit 3). The conceptual landscape plan illustrates materials that would be used to enhance the visual character of the building. The planting schedule includes a variety of trees, shrubbery, groundcover, and grasses. HEX Report City of Renton Department of Com 'ty & Economic Development Hearing Examiner Recommendation IKEA REDEVELOPMENT LUA1 0951, SA -H, ECF, MOD, MOD, MOD Report of October 14, 2014 Page 7 of 24 Perimeter landscaping along SW 43rd St is proposed at a width of approximately 20 feet. SW 41" St and Lind Ave SW would have a landscape strip width of approximately 15.5 feet of which 5.5 feet would be located within the right-of-way. In the surface parking area, the applicant is proposing intervening landscaping on average every eight parking stalls. Within the proposed surface parking lot, 35 square feet of landscaping per parking space would be required for parking lots with 100 or more parking stalls. Based on the proposal of 1,666 surface parking stalls (1,579 stalls after future expansion), a minimum of 58,310 square feet of landscaping would be required within the surface parking areas (55,265 square feet would be required after future expansions). The submitted landscape analysis indicates that a total of 125,000 square feet of landscaping would be provided on site. The project would also provide approximately 58,500 square feet of surface drainage facilities (pond and rain gardens). At least a 10 -foot landscape buffer is provided along all street frontages, and total interior parking lot landscaping exceeds City standards by approximately 38,500 square feet. All landscaping, especially the retained mature vegetation; would be used to reduce the aesthetic impact of the surface parking lot and proposed structure. While the proposed the parking lot landscaping would exceed the minimum landscape frontage and interior parking lot landscaping requirement it is not the intent of City's landscaping regulations that rigid and inflexible design standards be imposed, but rather minimum standards be set. Higher standards can be substituted as long as fencing and vegetation do not exceed height limits specified in RMC 4-4-040. Additionally, Policy CD -39 encourages quality development by supporting site plans which incorporate landscaping standards that reflect unity of design and create a distinct sense of place. The scale of the proposed structure, while located in an industrial zone, is very large in comparison to surrounding developments in the immediate vicinity. Additionally, the large surface parking area and large detention pond would be located along heavily used primary arterials which would have a visual impact on the pedestrian environment and abutting/adjacent properties without adequate landscape buffers. Wide landscape buffers along the perimeter of the site, specifically along Lind Ave SW would serve as a visual buffer between the proposed development/large surface parking area/detention pond and the smaller scale development surrounding the site. Additionally, properties along Lind Ave SW typically provide 30 -foot wide on-site landscape buffers with berming a minimum of 3 feet in height. Given the aesthetic impacts of the proposed development on less intense neighboring properties staff recommends the applicant be required to provide on-site landscape buffers along the perimeter of the site adjacent to SW 43`d St to a minimum width of 20 feet to accommodate a variety of vegetation. Landscaping along Lind Ave SW should continue the landscape width of 30 -feet used on neighboring sites along Lind Ave SW. Additionally, all perimeter parking lot landscaping shall be revise to include the following: trees planted an average minimum rate of one tree per 30 lineal feet of street frontage; shrubs planted at the minimum rate of one per 20 square feet of landscaped area; ground cover in sufficient quantities to provide at least 90% coverage of the landscaped area within 3 years of installation; and the use of berms. Existing healthy mature trees which are located within perimeter landscape buffers shall be maintained to the maximum extent possible and protected during construction unless determined by an Arborist that such tree is dead, diseased, or dangerous. A revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. Underground sprinkler systems are required to be installed and maintained for all landscaped areas. The sprinkler system shall provide full water coverage of the planted areas specified on the plan. A detailed landscape plan and irrigation plan will need to be submitted and approved prior to building permit approval. Screening: Pursuant to RMC 4-4-095 all operating equipment located on the roof of any building f HEX Report City of Renton Department of Com. ity & Economic Development fearing Examiner Recommendation IKEA REDEVELOPMENT LUA1 0951, 5A -H, ECF, MOD, MOD, MOD Report of October 14, 2014 Page 8 of 24 shall be enclosed so as to be screened from public view, excluding telecommunications equipment. The proposal building would likely have rooftop equipment. However, a rooftop plan along with screening detail was not provided with the site plan application. Therefore, staff recommends as a condition of approval the applicant provide screening detail for roof -top equipment consisting of clerestories, parapets, walls, or other similar solid, non -reflective barriers or enclosures. The roof -top screening detail shall be provided to, and approved by, the Current Planning Project Manager prior to building permit approval. Refuse and recycle containers, within a chain link fence enclosure, would be located and accessed for pickup via the access easement to the west of the structure and not visible by the public. (See Refuse and Recycle discussion). Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be provided based on the square footage of the use. The following ratios would be applicable to the site: Use Net Square Foo Ratio Ratio Required of Use Spaces Big Box Retail 432,000 Min: 2.5 spaces / 1,000 SF Min: 1,080 Max: 2.5 spaces/ 1,000 SF Max: 1,080 Parking: The existing site currently provides 1,352 parking stalls, of which 862 are covered within the parking garage area and the remaining 490 stalls are located within surface parking areas surrounding the two existing structures. The applicant is proposing a total of 1,666 parking stalls (of which 28 would be ADA stalls). The applicant's proposal includes expansions to the new facility which would include a reduction in the number of stalls by 87 parking spaces for a total of 1,579 stalls. The applicant is requesting a parking modification from RMC 4-4-080 in order to: exceed the maximum number of allowed parking stalls by no more than 586 parking spaces (499 stalls upon full buildout of future expansions) (Parking Modification #1); provide less than the required number of parking stalls during construction and/or provide off-site parking during construction (Parking Modification #2). Section 4-4-080.F.10.d allows the Administrator to grant modifications from the parking standards for individual cases, provided the modification meets the following criteria (pursuant to RMC 4-9- 250. D.2): a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives, and b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment, and c. Will not be injurious to other property(ies) in the vicinity; and d. Conform to the intent and purpose of the Code, and e. Can be shown to be justified and required for the use and situation intended; and f Will not create adverse impacts to other property(ies) in the vicinity. Parking Modification_#1: With respect to the number of stalls TENW conducted a parking demand HEX Report City of Renton Oepartment of Cam 'ty & Economic Development Hearing Examiner Recommendation IKEA REDEVELOPMENT LUAI 0951, SA -H, ECF, MOD, MOD, MOL) Report of October 14, 2014 Page 9 of 24 study for the existing IKEA retail location (Exhibit 9). Weekday demands are vary from a range between 677 and 772 trips on the highest peak days, and between 466 and 525 trips on average days. The highest weekday is typically Friday and the lowest weekday is typically Wednesday_ An approximate 1,200 vehicles parked is the highest parking demand expected at the existing store using the existing counts and factors to account for seasonality. Average Saturday demand is approximately 951 vehicles. With the overall peak parking demand occurring on a Saturday, a peak parking demand rate of 3.01 vehicles per 1,000 square feet of gross floor area (1,200 existing vehicles / 397,972 existing square feet). The applicant is seeking to apply this parking demand rate to the full buildout of the proposed store (451,000 square feet). Using the applicant's demand it is estimated there would be a peak demand of 1,358 parked vehicles. The applicant is also requesting the City consider a "practical capacity" adjustment in order to ensure efficiency and convenience to customers searching for empty parking spaces, and to account for potential short term peak surges. The applicant contends this adjustment would minimize the need for customers to circulate through the parking lot multiple times searching for spaces, thus reducing traffic congestion and driver frustration. The proposed adjustment factor is designed so that the facility operates at a 85-90% of capacity. The applicant contends this adjustment is reasonable for a retail use where new customers may not be very familiar with the parking layout and circulation. This practical capacity adjustment factor also accounts for reserved spaces such as ADA spaces that might typically have low utilization to ensure they are always available when needed. The proposed parking supply for the future 451,000 square foot store, at 1,579 parking stalls, allows for a practical capacity adjustment factor of 86%. It is the goal of the parking standards to allow the provision of sufficient off-street parking to meet the needs of urban development while not providing an excess surplus of spaces. While staff is supportive of the requested increase in parking stalls to accommodate parking demand (1,358 parking stalls) the requested "practical capacity" adjustment would not completely align with the intent of the code requirements. Staff concurs that some adjustment is reasonable for a regional retail use where new customers may not be as familiar with parking layout and circulation. However, the parking area designed to operate at 86% of the capacity is on the low end of the range suggested in the traffic report (Exhibit 9). At the upper end of the capacity adjustment range, 90%, there would be 1,508 parking stalls following the 87 parking stall reduction planned for future expansions. A parking area containing 1,508 parking stalls would provide sufficient off-street parking to meet the demands of the regional retailer while providing some additional capacity for new customers not familiar with the site. Additionally, the reduction from 1,579 to 1,508 stalls would further assist in compliance with policies for decreases in impervious surface area and the use of landscaping to provide buffering of large parking areas specifically along Lind Ave SW. The proposed vehicle parking increase is justified based on evidence provided in the Traffic Report (Exhibit 9) if all conditions of approval are complied with. The increase in stalls would provide an appropriate amount of parking stalls needed to accommodate the use and eliminate impacts on adjacent properties in the vicinity. Therefore, staff is in support for the requested parking modification to increase the maximum number of parking stalls allowed on site if the following condition of approval is met: The applicant shall revise the site plan to reflect a parking area which operates at no less than 90% of capacity, or no more than 1,508 parking stalls. The revised site plan shall be submitted to, and approved, by the Current Planning Project Manager prior to construction permit approval. Parking Modification #2: The applicant has requested a parking modification in order to provide less than the required number of parking stalls during construction and/or to provide off-site parking during construction. The applicant intends to phase demolition of the existing facilities with a goal to keep the existing store operational during construction and remain operational until the new structure is complete and open for business. Once the new structure is open for business the existing store would be completely demolished and the remaining balance of the new site work, HEX Report City of Renton Department of Comrr---ity & Economic Development Hearing Exominer Recommendation IKEA REDEVELOPMENT LUAI 10951, SA -H, ECF, MOD, MOD, MOD Report of October 14, 2014 Page 10 of 24 including the proposed surface parking and associated features (landscaping, lighting, etc.), would be completed. In the interim the applicant is proposing customers would use existing perimeter parking and off-site parking areas and be shuttled to the store. Additionally, the applicant is proposing to phase in temporary parking while the new parking area is being constructed in phases. The applicant has not provided the City with the designated locations for temporary parking or the exact number of parking stalls to be provided during construction. Given all parking demand would be provided on-site upon completion of construction staff is supportive of the requested modification if a sufficient number of parking stalls are provided on and/or off site through a parking agreement as to not cause adverse impacts on surrounding properties during construction. Staff recommends as a condition of approval the applicant be required to provide a detailed interim parking plan along with executed off-site parking agreements prior to construction permit or demolition permit approval whichever comes first. The detailed interim parking plan shall demonstrate, to the satisfaction of the Current Planning Project Manager that a sufficient number of parking stalls are provided on and/or off site as to not cause adverse impacts on surrounding properties during construction. Circulation: The parking lot is designed for two-way circulation throughout. All parking on site will be 9 feet wide and 20 feet deep in compliance with City Code standards. No compact parking is proposed. Twenty-eight (28) stalls would be ADA -accessible. While a reduction in the number of parking stalls appears to have been considered as part of future expansion the expansion along the southern fa4ade would encroach into a drive aisle. The proposed rearrangement of site improvements to accommodate the drive aisle is unclear at this time. The use of landscaping is an integral component of the proposal's reduction of visual impacts on the pedestrian environment and abutting/adjacent properties (see Landscaping discussion). Therefore, the rearrangement of site improvements to accommodate proposed expansions shall not result in a reduction in the 20 -foot and 15.5 foot landscaping perimeter along SW 43rd St and SW 41St St respectively. Staff recommends, as a condition of approval, the applicant be required to submit a revised site plan depicting the rearrangement of the site improvements which comply with RMC 4-4-080 for parking stall and drive aisle dimensions along with the retention of a 20 -foot and 15.5 foot landscaping perimeter along SW 43`d St and SW 41" St respectively. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. Loading Docks: Pursuant to RMC 4-2-130A loading docks are not permitted on the side of the lot that is adjacent to or abutting a residential zone, R-1, R-4, R-8, R-10, R-14, or RM. Ten dock -high loading doors are proposed along the west elevation. Two additional dock high loading doors are proposed along the southern facade. The site is completely surrounding by industrial and commercial zoned property and therefore is not abutting or adjacent to residential zoned property. Additionally, pursuant to RMC 4-4-080J.4 buildings which utilize dock -high loading doors are required to provide a minimum 100 feet of clear maneuvering area in front of each door. All proposed dock -high loading doors would have a minimum maneuvering area of 100 feet. Refuse and Recyclables: Per RMC 4-4-090 for retail developments, a minimum of 5 square feet per every one 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. The proposal would require a 2,200 square foot deposit area for recyclables (2,200 SF = 5 x 440,000/1,000 SF) and a 4,400 square foot deposit area for refuse (4,400 = 10 x [440,000/1,000 SF]). The applicant has requested a modification from the City's Refuse and Recyclable standards in order to reduce the size of the required refuse deposit area. The applicant is proposing a 500 square foot HEX Report City of Renton Department of Cam 'ty & Economic Development Nearing Examiner Recommendation IKEA REDEVELOPMENT LUA1 0951, SA -H, ECF, MOD, MOD, MOF Report of October 14, 2014 Page 11 of 24 area for refuse and recycle deposits. RMC 4-4-090E allows the Administrator to grant modifications from the refuse and recycle standards for individual cases, provided the modifications meet the following criteria (pursuant to RMC 4-9- 250.D.2): a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment, and c. Will not be injurious to other property(ies) in the vicinity; and d. Conform to the intent and purpose of the Code; and e. Can be shown to be justified and required for the use and situation intended; and f. Will not create adverse impacts to other property(ies) in the vicinity. Refuse and Recycle Modification: The applicant contends the reduction in the required size of the refuse deposit area is appropriate due to the use of a compacter which has been engineered for high volume usage. The applicant contends the self-contained compactor would reduce refuse pickup while eliminating fluid seepage and minimizing odors thus meeting the objectives of the refuse and recyclable standards. It is not anticipated that the approval of a modification to permit a 500 square foot refuse deposit area, as opposed to 6,600 square foot conventional space, would be injurious to other properties in the vicinity. Staff concurs the requested modification conforms to the intent and purpose of the refuse and recyclable standards by providing adequate refuse deposit areas in the amount necessary for IKEA. The refuse and recyclable deposit areas for the facility would be located west of the new facility away from the pedestrian environment. Specific screening elevations and details were not submitted with the land use application. Therefore, staff recommends approval of the requested refuse and recycle modification if the following condition of approval is met: The applicant shall be required to submit screening detail for the refuse and recyclable deposit area prior to building permit approval. Signs: The applicant would be required to comply with the signage requirements outlined in RMC 4- 4-100 at the time of sign application. Critical Areas: As indicated by the FEMA Map included within the Drainage Report (Exhibit 8), the proposed site does not lie within a floodplain or floodway. However, the actual surveyed conditions reveal portions of the perimeter of the site are below the 100 -year base flood elevation of the Green River. Compensatory storage would be used to mitigate proposed fill within the flood plain (elevation 21.5) equaling, at a minimum, the volume of fill within the flood plain (Exhibit 6). The applicant is proposing to fill within an existing floodplain, therefore compensatory storage would be provided to mitigate proposed fill within the floodplain. There would be approximately 13,970 cubic yards of fill within the floodplain (below elevation 21.5). The applicant is proposing to provide approximately 16,900 cubic yards of compensatory storage on-site. Additionally, new construction of any commercial, industrial or other nonresidential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above the level of the base flood elevation. Staff recommends, as a condition of approval, the applicant be required to obtain and record the HEX Report City of Renton Deportment of Com IKEA REDEVELOPMENT Report of October 14, 2014 ity & Economic Development Hearing Examiner Recommendation LUA1 '0951, SA -H, ECF, MOD, MOD, MOD Page 12 of 24 actual elevation (in relation to mean sea level) of the lowest floor for the new structure. A flood elevation certificate shall be submitted by the applicant to the Current Planning Project Manager prior to the building's finished floor construction. The finished floor elevation would be required to be verified by a preconstruction elevation certificate at the time of construction of a substantial structural element of the finished floor (i.e., foundation form for the concrete floor). An as -built elevation certificate would be required to be provided prior to issuance of final occupancy. Pursuant to RMC 4-8-120 all properties located within a floodplain are required to provide a biological assessment. The purpose of this assessment is to determine whether a proposed action is likely to: (1) adversely affect listed species or designated critical habitat; (2) jeopardize the continued existence of species that are proposed for listing, or unexpected, new or rare species; or (3) adversely modify proposed critical habitat. The proposal does not involve any in -water work and would not likely not in cause downstream impacts on listed species and their habitat. However, the assessment is needed to verify that project construction would implement best management practices to reduce potential turbidity from entering the existing storm system and will therefore have no impacts on wildlife. The Environmental Review Committee issued a Mitigation Measure requiring the applicant to submit a Biological Assessment prior to construction permit approval. c. DESIGN REGULATION COMPLIANCE AND CONISTENCY: Not applicable d. PLANNED ACTION ORDINANCE AND DEVELOPMENT AGREEMENT COMPLIANCE AND CONISTENCY: Not applicable e. OFF SITE IMPACTS: Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. The building would be located on western portion of the project site with surface parking areas located along the north, west and east sides of the building. The building's orientation and entrance would face the east towards Lind Ave SW. The proposed building would have a footprint of 287,950 square feet (which does not include future expansions) on the 28.99 acre site resulting in a building lot coverage of approximately 23 percent. Therefore there would not be an aver -concentration of structural improvements on the large site. The scale, height and bulk of the proposed building are also appropriate for the scale of the site. However, it is challenging to create a big box retail store compatible with smaller surrounding commercial uses. The applicant has achieved compatibility with the surrounding uses through substantial setbacks and proposed landscaping. Additionally, recommended conditions of approval for additional landscaping along SW 43`d St and Lind Ave SW would also serve to create compatibility with surrounding properties. City staff does not anticipate any adverse impact on surrounding properties and uses as long as the conditions of approval are complied with. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. There are five existing driveways along SW 41'` St which would be consolidated into three driveways evenly spaced between Lind Ave SW and the western property line. The western most driveway, along SW 41" St, would be full access and shared with the property to the west. The eastern most driveway, along SW 41n St, would also be full access and the central driveway would be exit only. The elimination of curb cuts along the street frontages would reduce conflict points between pedestrians and vehicles. The proposal promotes safe and efficient circulation through the shared HEX Report City of Renton Department of Cam 'ty & Economic Development Nearing Examiner Recommendation IKEA REDEVELOPMENT LUA1 0951, SA -H, ECF, MOD, MOD, MOD Report of October 14, 2014 Page 13 of 24 access points. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment loading areas, and refuse and recyclables to minimize views from surrounding properties. See Loading, Screening, and Refuse and Recycle discussion Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. There are no territorial views for which to maintain visual accessibility. Staff received no comments from adjacent properties regarding views. Landscaping: Using landscaping to provide transitions between developments and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. See Landscaping discussion under Findings Section 21.b. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Upon project completion, it is anticipated that primary light impacts would be generated from exterior fighting associated with the newly constructed building and parking lot lights. Any lighting impacts of this nature would occur during the evening hours and during the late afternoon in the winter months. Exterior lighting for the proposal would consist of wall mounted exterior lights and lot lights with single and multiple lamps appropriately spaces. Proposed perimeter landscaping with berming is anticipated to minimize glare from headlights on adjacent streets and properties. A detailed lighting plan was not provided with the application. Staff recommends, as a condition of Site Plan Approval, the applicant be required to provide a lighting plan, compliant with RMC 4-4-075, which will adequately provide for public safety without casting excessive glare on adjacent properties at the time of building permit. The lighting pian shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Parking lot lighting fixtures are to be mounted no more than 25 feet above the ground. f. ON-SITE IMPACTS: Structure Placement: Provisions for privacy and noise reduction by building placement spacing and orientation. Existing noise within the vicinity of the subject site is primarily composed of vehicles on adjacent streets (SW 41St St and, SW 43rd St, and Lind Ave SW). Temporary construction noise is anticipated as a result of the subject project. Based on the provided construction mitigation description the applicant has indicated that construction is anticipated to begin in Summer of 2015 and complete in early 2017. At this time, the applicant has indicated that construction work would occur during typical construction hours. Furthermore, the site is surrounded by industrial activity and/or commercial development. Therefore, the temporary noise impacts are anticipated to be minimal and limited in duration. Due to the requirement and need for parking it is a challenge to limit the paved and/or impervious surfaces on the site. While there is an exceptional amount of parking; the lot has been heavily landscaped. In addition the applicant is proposing an additional bio-swale in order to provide additional water quality treatment. The applicant is taking special measures to protect landscaping from damage by vehicles and/or pedestrian traffic by providing defined pedestrian and vehicular areas. If all conditions of approval are met there will be adequate provisions for privacy and noise reduction by building placement and the use of landscaping. HEX Report City of Renton Department of Comrr---ity & Economic Development 4earing Examiner Recommendation IKEA REDEVELOPMENT LUA1 0951, SA -H, ECF, MOD, MOD, MOD Report of October 14, 2014 Page 14 of 24 Structure Scale: Consideration of the scale of proposed structures in relation to natural choracteris tics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. The proposed building would be located in the western portion of the project site with surface parking areas located along the north, west and east sides of the building. Prevailing winds in the area are from the southwest during most of the year (fall, winter and spring) as well as the direction of sunlight. The structure would cast shade on the entrance area and bicycle parking area in the afternoon therefore the applicant should take measures to provide ornamental lighting within the vicinity of the entrance and bicycle parking in order to adequately illuminate the area for pedestrians and bicyclists. Staff recommends, as a condition of approval, the applicant submit a lighting plan which includes ornamental lighting within the vicinity of the primary entrance and bicycle parking in order to adequately illuminate the area for pedestrians and bicyclists. The lighting plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Proposed landscaping has been strategically placed on site in order take advantage of sun exposure from the south and west most times of the year and would likely only be shaded at certain times of the day during the winter months. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Renton Municipal Code requires that 5% of the trees on the site be retained in Industrial zones. The applicant submitted a tree inventory plan as part of the site plan application (Exhibit 13). There are 172 existing trees located within the existing surface parking lot and the perimeter of the site. Of the 172 trees located on site 99 trees would be excluded from the tree retention requirements. The provided tree retention worksheet indicates 43 trees are considered dead diseased or dangerous, and 56 trees are located within proposed public streets/private access easements. Therefore, the applicant would be required to retain at least 4 trees on site at the 5% retention rate. The applicant has proposed to retain 20 trees thereby complying with the Tree Retention requirements of the code (Exhibit 13). Additionally, staff has recommended existing vegetation be retained to the maximum extent possible along the perimeter of the site (see Landscaping and Street Modification discussion). RMC 4-4-130 provides protection measures in order to preserve and protect the trees to be retained in those areas that are being disturbed during utility and building construction. The trees shall be fenced off around the drip line and a sign posted that the trees to be preserved and the location of the trees shall be indicated on all utility construction plan sheets. The fencing shall be in place prior to the issuance of any utility construction permits and shall remain until the final inspection of the new building is complete. The applicant submitted a Geotechnical Report prepared by GeoDesign Inc, dated March 8, 2013 (Exhibit 7). The site can best be characterized as flat with the highest grade elevation on site at 24.0 (NAV 88). The lowest elevation is approximately 20 feet along the perimeter of the site. There is minor topographic relief in order to drain areas to catch basins surrounding the two existing structures. The geotechnical report provided was prepared in order to assess feasibility for site development and did not include specific recommendations in order to mitigate potential geotechnical impacts including: site preparation, structural fill, foundations, drainage considerations, hazards including, and project design and monitoring. The Environmental Review Committee issued a mitigation measure that the applicant provide a Final Geotechnical Report containing specific recommendations in order to mitigate potential geotechnical impacts (Exhibit 12). HEX Report City of Renton Department of Com 'ty & Economic Development Tearing Examiner Recommendation IKEA REDEVELOPMENT LUA1 0951, SA -H, ECF, MDA, MOD, MOD Report of October 14, 2014 _ Page 15 of 24 Approximately 75,000 cubic yards of earthwork would occur across the entire property for building construction, site grading, landscaping, and water quality mitigation_ The applicant is proposing approximately 50,000 cubic yards of excavation and 25,000 cubic yards of fill. Approximately 25,000 cubic yards of export would occur with most of the balance of excavated material being used to backfill the site. Approximately 85% of the site is proposed to be covered with impervious surfaces following construction. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. The landscaping is used to provide a transition between the proposed development and the SW 43rd St, SW 41St St, and Lind Ave SW street frontages. Landscaping has also been incorporated into to the surface parking areas (Exhibit 3). Staff has recommended the applicant provide a revised landscape plan depicting diversity in the planting plan as well as additional landscaping with berming along the Lind Ave SW street frontage which would likely soften the appearance of the parking areas and generally enhance the appearance of the project. The applicant is proposing a detention pond at the corner of Lind Ave SW and SW 43rd St which is a prominent intersection of the City. Surround the pond the applicant is proposing the use of the 4 - foot tall chain link fence. The City's fencing requirements are intended to regulate the material and height of fences, particularly in front yards and in yards abutting public rights-of-way, in order to promote traffic and public safety and to maintain aesthetically pleasing neighborhoods. Typically, the use of chain link fencing is discouraged. In order to promote an aesthetically pleasing intersection staff is recommending, as a condition of approval, the applicant provide iron -rod fencing in place of chain link fencing around the perimeter of the proposed detention pond. A fencing detail plan shall be submitted to, and approved by, the Current Planning Project Manager prior to utility construction permit approval. g. ACCESS: Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. There are five existing driveways along SW 41St St which would be consolidated into three driveways evenly spaced between Lind Ave SW and the western property line. The western most driveway, along SW 41St St, would be full access and shared with the property to the west. The eastern most driveway, along SW 41" St, would also be full access and the central driveway would be exit only. There are three existing driveways along SW 43rd St which would be realigned and evenly space between Lind Ave SW and the western property line. The western most driveway, along SW 43rd Ave SW, would also be full access and shared with the property to the west. The eastern most driveway, along SW 43rd St, would also be full access and the central driveway would be exit only. The two existing driveways along Lind Ave SW would be consolidated into one full access driveway centered between SW 41St St and SW 43rd St. Western driveways (along SW 41" St and SW 43rd St) would be used to provide access to truck loading bays along the shared drive aisle on the western boundary. Based on our analysis at the seven proposed access driveways to the site, the entering and exiting turn movements are estimated to operate at acceptable levels (LOS D or better) with minimal queues during the weekday AM, weekday PM, and Saturday peak hours. In addition, vehicle queues from adjacent intersections on Oakesdale Ave SW, Lind Ave SW, SW 41st Street, and SW 43rd Street are HEX Report City of Renton Department of Com -- -ity & Economic Development Hearing Examiner Recommendation IKEA REDEVELOPMENT LUAI 0951, SA -H, ECF, MOD, MOD, MOD Report of October 14, 2014 Page 16 of 24 not expected to have a significant impact on operations of the site driveways. The proposed access configuration is an improvement over what exists today. The new access configuration would provide a more even distribution of traffic compared to the existing store where the majority of customers enter/exit on SW 41st Street. The elimination of curb cuts would also serve to reduce conflict points between pedestrians and vehicles. The proposal promotes safe and efficient circulation through the consolidated and shared access points. Internal Circulation: Promoting 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. See Location and Consolidation, Transit and Bicycle, and Parking discussions. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. See Location and Consolidation, Transit and Bicycle, Parking, and Pedestrian discussions. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Per RMC 4-4-084F.11.a the number of bicycle parking spaces shall be 10% of the number of required off-street parking spaces. The proposal requires a minimum of 1,080 parking stalls therefore, 108 bicycle parking stalls shall be required to be provided on site. The applicant has proposed a total of 54 bicycle parking stalls no more than 75 feet beyond the allowed 50 -foot maximum distance from the primary building entrance. RMC 4-4-080 allows the Administrator to grant modifications from the bicycle parking standards for individual cases, provided the modifications meet the following criteria (pursuant to RMC 4-9- 250.D.2): a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and c. Will not be injurious to other property(ies) in the vicinity; and d. Conform to the intent and purpose of the Code, and e. Can be shown to be justified and required for the use and situation intended; and f. Will not create adverse impacts to other property(ies) in the vicinity. Bicycle Modification #1: The proposal requires a minimum of 108 bicycle parking stalls to be provided on site. The applicant has proposed a total of 54 bicycle parking stalls. The applicant contends a reduction of the required number of bicycle parking stalls is warranted based on the scale and nature of the use. Products typically purchased at IKEA are too large to be transported by bicycle. Additionally, the sales store is configured at a greater scale than typical retail development. Therefore, bicycle demand is anticipated to be highly unlikely. Staff agrees the proposed number of bicycle parking stalls meet the intent and purpose of the bicycle parking standards by providing adequate number of stalls in the amount necessary for unique retailer IKEA. There are no identified adverse impacts which would result due to a reduction in the number of bicycle parking stalls. The number of proposed bicycling parking stalls would provide sufficient bike parking for employees of IKEA whom may be more likely to use the parking then retail visitors. Therefore staff is in support of HEX Report City of Renton Department of Cam ity & Economic Development IKEA REDEVELOPMENT LUA: Report of October 14, 2014 Hearing Examiner Recommendation 0951, 5A -H, ECF, MOD, MOD, MOD Page 17 of 24 the requested modification to reduce the number of bicycle parking stalls to 54 stalls_ Bicycle Modification #2: The code limits bicycle parking stalls from being located no more than a 50 - foot maximum distance from the allowed 50 -foot distance from the primary building entrance. The applicant is proposing no more than a 75 -foot distance from the entrance to proposed bicycle parking stalls. The proposed location for bicycle parking would be along the east wall of the store. The applicant contends the location is justified based on the activity that occurs at the entrance of the store. Specifically, the entrance of the store is where customers typically stage and transport bulky products to/from their vehicles. Staff concurs that the proposed bicycle location is safe and easily accessible. The location of the bicycle parking stalls would meet the intent and purpose of the bicycle parking standards. There are no identified adverse impacts which would result due to an increase in distance from the entrance for bicycle parking, provided sufficient lighting is provided and identified in the required lighting plan. Therefore staff is in support of the requested modification if all conditions of approval are met. Transit: Transit service to and from the site is provided by King County Metro Transit. Public transit stops are located on SW 43`d St and Lind Ave SW providing access to Metro Transit routes to 153, 161, and 906. The proposal would not alter existing transit service. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, ,buildings, public sidewalks and adjacent properties. Internal pedestrian connections to the public sidewalk network are proposed in order to provide safe and efficient pedestrian access throughout the site and to abutting sites. However, an additional pedestrian connection should be provided from the proposed entrance to SW 43`d St. Pedestrian crosswalks, between the front facade and the parking lot, appear to be differentiated in some areas while other areas have striping or differentiation at all. in order to provide safe and efficient pedestrian connectivity on site staff recommends the applicant be required to provide an additional pedestrian connection from the proposed entrance to the SW 43rd St sidewalk. Additionally, all designated pedestrian area shall be differentiated, in material, from drive aisles. A revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. h. OPEN SPACE: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. The applicant is not proposing open space on site. Proposed and conditioned landscaping would provide passive recreation opportunities for IKEA customers. i. VIEWS AND PUBLIC ACCESS: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable as the site is not adjacent to a shoreline. j. NATURAL SYSTEMS: Arranging project elements to protect existing natural systems where applicable. There are no natural systems located on site with the exception of drainage flows. See Drainage discussion under Findings Section 21.k. k. SERVICES AND INFRASTRUCTURE: Making available public services and facilities to accommodate the proposed use. Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements and fees. A Fire Impact Fee, based on new square footage of non-residential area is required in order to HEX Report City of Renton Department of Comrr •--ity & Economic Development Nearing Examiner Recommendation IKEA REDEVELOPMENT LUA1 '0951, SA -H, ECF, MOD, MOD, MOD Report of October 14, 2014 Page 18 of 24 mitigate the proposal's potential impacts to City emergency services. The applicant would be required to pay an appropriate Fire Impact Fee at the time of building permit issuance. Water and Sewer: The site is served by the City of Renton for all utilities. The proposed development is within the City's 196 -hydraulic pressure zone. There are several existing water lines around the subject property. The existing looped water system can deliver a maximum flow capacity of 5,500 gallons per minute per minute (gpm). The static water pressure is about 70 psi at ground elevation of 25 feet. No water main improvements are necessary to support the proposed development. There is an existing 8 -inch sewer main along the east side of the site in Lind Ave SW of sufficient size to the support the proposed development. System development fees for sewer are based on the size of the new domestic water to serve the proposed project. Drainage: The There are three separate drainage courses that discharge from the subject site into SpringBrook Creek less than a mile from the site. There are no upstream flows onto or through the site from an upstream area. Under current conditions the subject site is primarily impervious surface. The existing site contains 26.97 acres of impervious area, in which 17.48 acres is roof area, with the remaining area consisting of asphalt pavement, sidewalks and curb and gutter. There is currently no detention provided on site. The proposed site will contain 25.09 acres of impervious area and 3.91 acres of pervious surfaces. Since the proposed site plan will have less impervious area than the existing site design, the applicant is seeking an exemption from flow control requirements. The applicant submitted a Preliminary Drainage Report prepared by Barghausen, dated July 11, 2014 (Exhibit 8). The site lies within the Peak Rate Flow Control Standard (Existing Site Conditions). The report states that the runoff from the proposed project would continue to maintain the site's three natural discharge locations. There is a location near the northeast corner of the site, one at the northwest corner of the site, and one location at the southwest corner of the site. The conveyance system has been designed pursuant to the 2009 KCSWDM and the 2010 City of Renton Amendments to the KCSWDM. A conveyance system consisting of catch basins and storm pipes is proposed to be constructed in the parking areas to collect drainage from impervious surfaces and convey runoff to the proposed water quality facilities. Staff received a comment letter from the Muckleshoot Indian Tribe Fisheries Division (Exhibits 10) with questions related to requirements for enhanced water quality. Typically commercial developments are required to provide enhanced water quality treatment according to Core Requirement #8. However Enhance Water Quality Requirements can be reduced to Enhanced Basic Water Quality if the conditions in Section 1.2.8.1 of 2009 KCSWDM are met. The applicant would be required to demonstrate compliance with Section 1.2.8.1 of the 2009 KCSWDM as part of the utility construction permit submittal in order to provide Enhanced Basic Water Quality Treatment in place of Enhanced Water Quality treatment. Given the three separate drainage basins located on site, three separate water quality facilities would be used to treat the stormwater runoff, a wetpond, wetvault, and a Filterra unit. A wetpond, with an approximate volume of 50,095 cubic feet, would be used to treat the runoff from the eastern side of the site. An approximate 31,313 cubic foot wetvault would be used to treat the runoff from the northwestern side of the site. A 6 -foot x 10 -foot Filterra unit is proposed to be used to treat the runoff from the southwestern side of the site. Filterra units require a Drainage Adjustment in order to be used. Therefore, staff recommends as a condition of approval, the applicant be required to demonstrate compliance with the Blanket Adjustment-Americast Filterra HEX Report City of Renton Department of Com 'ty & Economic Development Hearing Examiner Recommendation IKEA REDEVELOPMENT LUAI 0951, SA -H, ECF, MOD, MOA, MOA Report of October 14, 2014 Page 19 of 24 Memo, dated June 26, 2014 (Exhibit 10), prior to utility construction permit in order to provide water quality treatment using the proposed Filterra unit. Transportation: The subject site fronts onto SW 41" St to the north, SW 43rd St to the south, and Lind Ave SE to the east. The applicant submitted a Traffic Impact Analysis prepared by TenW, dated July 14, 2013 (Exhibit 9). An analysis was conducted on the following Transportation items: Driveways/Access: There are five existing driveways along SW 41$t St which would be consolidated into three driveways evenly spaced between Lind Ave SW and the western property line. The western most driveway, along SW 41" St, would be full access and shared with the property to the west. The eastern most driveway, along SW 41St St, would also be full access and the central driveway would be exit only. There are three existing driveways along SW 43`d St which would be realigned and evenly space between Lind Ave SW and the western property line. The western most driveway, along SW 43rd Ave SW, would also be full access and shared with the property to the west. The eastern most driveway, along SW 43rd St, would also be full access and the central driveway would be exit only. The two existing driveways along Lind Ave SW would be consolidated into one full access driveway centered between SW 41" St and SW 43rd St. Western driveways (along SW 41" St and SW 43rd St) would be used to provide access to truck loading bays along the shared drive aisle on the western boundary. Based on our analysis at the seven proposed access driveways to the site, the entering and exiting turn movements are estimated to operate at acceptable levels (LOS D or better) with minimal queues during the weekday AM, weekday PM, and Saturday peak hours. In addition, vehicle queues from adjacent intersections on Oakesdale Ave SW, Lind Ave SW, SW 41st Street, and SW 43rd Street are not expected to have a significant impact on operations of the site driveways. The proposed access configuration is an improvement over what exists today. The new access configuration would provide a more even distribution of traffic compared to the existing store where the majority of customers enter/exit on SW 41st Street. Frontage Improvements: Pursuant to RMC 4-6-060 all abutting rights-of-way and new rights-of-way dedicated as part of the project s hall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards. The applicant is requesting three street modifications from RMC 4-6-060 for SW 41" St, SW 43rd St, and Lind Ave SW. Section 4-4-060 allows the Administrator to grant modifications from the street standards for individual cases, provided the modification meets the following criteria (pursuant to RMC 4 -9- 250.D.2): -9- 250.D.2): a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives, and b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and c. Will not be injurious to other property(ies) in the vicinity, and d. Conform to the intent and purpose of the Code; and e. Can be shown to be justified and required for the use and situation intended; and f. Will not create adverse impacts to other property(ies) in the vicinity. t Modification #1 SW 41" St: SW 41st Street is a four/five-lane, east -west two-way collector HEX Report City of Renton Deportment of Com -- -ity & Economic Development Hearing Examiner Recommendation IKFA REDEVELOPMENT LUAI 10951, SA -H, ECF, MOLT, MOLT, MOL) Report of October 14, 2014 Page 20 of 24 providing a link between the SR 167 SB ramps and Oakesdale Ave SW. Along the project frontage, the roadway includes four lanes and includes curbs, gutters and sidewalks on both sides of the street. The existing half street right-of-way width is estimated at approximately 39 feet. The proposal is required to dedicate 7 feet according to the City's Complete Street Standards which includes a 0.5 foot wide curb, 8 foot wide landscaped planter, 8 foot wide sidewalk, and 1 foot back of sidewalk. The applicant has requested a modification in order to allow for a 5.5 foot wide dedication as opposed to a 7 foot dedication. The Transportation Department has concluded that the existing curb to curb width is sufficient. The modified street improvements would meet the objective of a safe walkable environment. The improvements would allow for a planting strip of sufficient size and existing trees within the right of way could be maintained. The maintenance of the consistent appearance along the street frontage would be beneficial to the subject property and surrounding properties. There are no identified adverse impacts from the requested modification to provide a reduced right of way and maintain the existing improvements as is. Therefore, staff recommends a condition of approval requiring a 5.5 foot wide dedication (subject to a survey) along SW 41� St for the allowance of existing improvements to remain as they are. The applicant shall be required to provide street lighting on all street frontages according the current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. Street Modification #2/SW 43'd St: SW 43rd Street is a five -lane, east -west two-way Principal Arterial in the project vicinity providing access to the SR 167 NB ramps. Along the project frontage, the roadway includes two eastbound lanes, two westbound lanes, and a center two-way left -turn lane. Curbs, gutters and sidewalks exist on both sides of the street. The existing right-of-way width is estimated at approximately 78 feet of which approximately 20 feet exist behind the curb. The proposal is required to dedicate 3.5 feet according to the City's Complete Street Standards which include an 8 foot wide landscaped planter, 8 foot wide sidewalk, and 1 foot back of sidewalk. The applicant has requested a modification in order to eliminate the need for dedication. The existing right-of-way would accommodate the 17 feet of required improvements behind the curb (8 foot wide landscaped planter, 8 foot wide sidewalk, and 1 -foot clear space behind back of the sidewalk). The Transportation Department has concluded that the existing right-of-way width is sufficient. The modified right-of-way would meet the objective of a safe walkable environment. The improvements would allow for a planting strip of sufficient size and existing trees within the right of way could be maintained. There are no identified adverse impacts from the requested modification to provide a reduced right of way. Staff recommends approval of the modification to allow the existing SW 43rd St right-of-way width to remain as is with conditions for required improvements back of existing curb to include: 8 -foot wide landscape planter, 8 -foot wide sidewalk, and 1 foot back of sidewalk (subject to a survey). Staff recommends a condition of approval requiring improvements back of existing curb to include: 8 -foot wide landscape planter, 8 -foot wide sidewalk, and 1 foot back of sidewalk (subject to survey). The applicant shall be required to provide street lighting on all street frontages according the current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. Street Modification #3/Lind Ave SW: Lind Ave SW is a four/five-lane, north -south, two-way Minor Arterial. Along the project frontage, the roadway includes two northbound lanes, two southbound lanes, and a center two-way left -turn lane. Curbs, gutters and sidewalks exist on both sides of the street. The existing right-of-way width is estimated at approximately 80 feet. The proposal is required to dedicate 11.5 feet according to the City's Complete Street Standards which include a 0.5 foot wide curb, 8 foot wide landscaped planter, 8 foot wide sidewalk, and 1 foot back of sidewalk HEX Report City of Renton Department of Com lity & Economic Development Nearing Examiner Recommendation IKEA REDEVELOPMENT LUA_ 10951, SA -H, ECF, MOD, MOD, MOD Report of October 14, 2014 Page 21 of 24 back of the existing curb. The applicant has requested a modification in order to allow for a 5.5 foot wide dedication as opposed to an 11.5 foot dedication. The Transportation Department has a transportation corridor plan for Lind Ave SW which includes a minimum right-of-way width of 91 feet. Therefore, staff has concluded that the curb to curb width of 56 feet is applicable on Lind Ave SW and a 5.5 foot wide dedication (subject to final survey), would accommodate the construction of the City's standard curb, planter, side walk, and 1 feet clear space within the right-of-way. The modified street would meet the objective of a safe walkable environment. The improvements would allow for a planting strip of sufficient size and existing trees within the right of way could be maintained. There are no identified adverse impacts from the requested modification to provide a reduced right of way if all required street improvements are constructed. Therefore, staff recommends condition of approval required a 5.5 foot wide dedication (subject to a survey) along Lind Ave SW for sufficient enough width to accommodate the code required improvements back of existing curb to include: 8 -foot wide landscape planter, 8 -foot wide sidewalk, and 1 foot back of sidewalk (subject to survey). The applicant shall be required to provide street lighting on all street frontages according the current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. Level of Service: The provided transportation study included weekday AM, PM, and Saturday peak hour level of service analysis, queuing analysis, and traffic volume impacts at the following eight study intersections: 1. Oakesdale Avenue SW / SW 41st Street 2. Raymond Avenue SW / SW 41st Street 3. Lind Avenue SW / SW 41st Street 4. Oakesdale Avenue SW / SW 43rd Street 5. Lind Avenue SW / SW 43rd Street 6. E Valley Road / SW 41st Street / SR 167 SB Ramps 7. E Valley Road / SW 43rd Street 8. SR 167 NB Ramps / SW 43rd Street The completed project is anticipated to generate 1,061 net new weekday daily trips, 30 net new weekday AM peak hour trips, 51 net new weekday PM peak hour trips, and 187 net new Saturday peak hour trips. The results of the LOS analysis showed that all signalized study intersections would operate at acceptable levels (LOS D or better) in 2016 with or without the proposed project. The left -turn movement at the intersection of Oakesdale Ave SW/SW 41st St (LOS F during the weekday PM peak hour in 2016 with or without the project) is the worst movement at the stop controlled intersection. Due to the proposed access configuration for the site, traffic volumes at Oakesdale Ave SW/SW 41st St are expected to decrease with the proposal resulting in a decrease in delay and improved operations for the westbound left -turn movement. In order to mitigate transportation impacts the applicant would be required to pay the appropriate Transportation Impact Fee. The City's general fee structure does not include a specific use comparable to the proposed regional big box retail use. The City of Renton Ordinance 5670 allows for an independent fee calculation for the calculation of transportation impact fees as an alternative to payment of fees as provided in the impact fee schedule. The applicant has requested to proceed HEX Report City of Renton Department of Comm -unity & Economic development learing Examiner Recommendation IKEA REDEVELOPMENT LUA1 0951, SA -H, ECF, MOD, MOD, MOD Report of October 14, 2014 Page 22 of 24 with an independent calculation. The result of the applicant's proposed independent fee calculation included in the provided Transportation study is an impact fee rate of $1.30 per square foot of new development (Exhibit 9). The proposed impact fee would be based on applying this rate to the difference in square footage between the future building and the existing 397,972 square foot building. Staff has found that the proposed calculation and trip generation is consistent with the ITE's Trip Generation as adopted by Ordinance 5670. Therefore staff recommends, as a condition of approval, the applicant be required to provide a Traffic Impact Fee at a rate of $1.30 per square foot of new development to be applied to the difference in square footage between the future building and the existing 397,972 square foot building. The fee shall be paid at the time of building permit issuance and is valid through to the expiration of the Site Plan Approval. Concurrency: Staff recommends a transportation concurrency approval based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS -tested Transportation Pian, payment of a Transportation Mitigation Fee, and an application of site specific mitigation (Exhibit 11). I, PHASING: Construction is anticipated to commence in the Summer of 2015, following the issuance of all discretionary approvals and construction permits. The construction phase is expected to take 18 to 24 months, with the opening of the new store scheduled for Winter of 2016 to 2017. The applicant intends to phase demolition of the existing facilities with a goal to keep the existing store operational during construction and remain operational until the new structure is complete and open for business. Once the new structure is open for business the existing store would be completely demolished and the remaining balance of the new site work, including the proposed surface parking and associated features (landscaping, lighting, etc.) would be completed. In the interim the applicant is proposing customers would use off-site parking areas and shuttled to the store. A Conceptual Construction Mitigation Plan which provides measures to reduce construction impacts such as noise, control of dust, and traffic controls was provided with the project submittal. However, the plan did not include measures to reduce pedestrian conflicts during construction. The applicant would be required to submit a Final Construction Mitigation Plan with measures to reduce noise, control dust, traffic controls, and reductions in pedestrian conflicts. The Final Construction Mitigation Plan shall be submitted to, and approved by the Plan Reviewer, prior to demolition permit or construction permit approval whichever comes first. 1. RECOMMENDATIONS: Staff recommends approval of the Site Plan, Parking, Street, and Refuse and Recycle Modifications for the IKEA Redevelopment, File No. LUA14-000951, SA -H, ECF, MOD, MOD, MOD as depicted in Exhibits 2 through 5, subject to the following conditions: 1. The applicant shall comply with the two mitigation measures issued as part of the Determination of Non -Significance Mitigated, dated September 8, 2014. 2. The applicant shall be required to provide on-site landscape buffers along the perimeter of the site adjacent to SW 43rd St to a minimum width of 20 feet to accommodate a variety of vegetation. Landscaping along Lind Ave SW should continue the landscape width of 30 -feet used on neighboring sites along Lind Ave SW. Additionally, all perimeter parking lot landscaping shall be revise to include the following: trees planted an average minimum rate of one tree per 30 lineal feet of street frontage; shrubs planted at the minimum rate of one per 20 square feet of landscaped area; ground cover in sufficient quantities to provide at least 90% coverage of the landscaped area within 3 years of HEX Report City of Renton Deportment of Com 'ty & Economic Development Nearing Examiner Recommendation IKEA REDEVELOPMENT LUA1 0951, SA -H, ECF, MOD, MOD, MOF Report of October 14, 2014 Page 23 of 24 installation; and the use of berms a minimum of 3 feet in height. Existing healthy mature trees which are located within perimeter landscape buffers shall be maintained to the maximum extent possible and protected during construction unless determined by an Arborist that such tree is dead, diseased, or dangerous. A revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 3. The applicant shall provide screening detail for roof -top equipment consisting of clerestories, parapets, walls, or other similar solid, non -reflective barriers or enclosures. The roof -top screening detail shall be provided to, and approved by, the Current Planning Project Manager prior to building permit approval. 4. The applicant shall revise the site plan to reflect a parking area which operates at no less than 90% of capacity, or no more than 1,508 parking stalls. The revised site plan shall be submitted to, and approved, by the Current Planning Project Manager prior to construction permit approval. 5. The applicant shall be required to provide a detailed interim parking plan along with executed off-site parking agreements prior to construction permit or demolition permit approval whichever comes first. The detailed interim parking plan shall demonstrate, to the satisfaction of the Current Planning Project Manager that a sufficient number of parking stalls are provided on and/or off site as to not cause adverse impacts on surrounding properties during construction. 6. The applicant shall be required to submit a revised site pian depicting the rearrangement of the site improvements which comply with RMC 4-4-080 for parking stall and drive aisle dimensions along with the retention of a 20 -foot and 15.5 foot landscaping perimeter along SW 43" St and SW 41" St respectively. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 7. The applicant shall be required to submit screening detail for the refuse and recyclable deposit area prior to building permit approval. S. The applicant shall be required to obtain and record the actual elevation (in relation to mean sea level) of the lowest floor for the new structure. A flood elevation certificate shall be submitted by the applicant to the Current Planning Project Manager prior to the building's finished floor construction. The finished floor elevation would be required to be verified by a preconstruction elevation certificate at the time of construction of a substantial structural element of the finished floor (i.e., foundation form for the concrete floor). An as -built elevation certificate would be required to be provided prior to issuance of final occupancy. 9. The applicant shall be required to provide a lighting plan, compliant with RMC 4-4-075, which will adequately provide for public safety without casting excessive glare on adjacent properties at the time of building permit. The lighting plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval 10. The applicant shall submit a lighting plan which includes ornamental lighting within the vicinity of the primary entrance and bicycle parking in order to adequately illuminate the area for pedestrians and bicyclists. The lighting plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. 11. The applicant shall provide iron -rod fencing in place of chain link fencing around the perimeter of the proposed detention pond. A fencing detail plan shall be submitted to, and approved by, the Current Planning Project Manager prior to utility construction permit approval. 12. The applicant shall be required to provide an additional pedestrian connection directly from the proposed entrance to the SW 43`d St sidewalk. Additionally, all designated pedestrian area shall be differentiated, in material, from drive aisles. A revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. HEX Report City of Renton Deportment of Com. ity & Economic Development 4eoring Examiner Recommendation IKEA REDEVELOPMENT LUA1 0951, SA -H, ECF, MOD, MOD, MOD Report of October 14, 2014 Page 24 of 24 13. The applicant shall be required to demonstrate compliance with the Blanket Adjustment-Americast Filterra Memo, dated lune 26, 2014 (Exhibit 10), prior to utility construction permit in order to provide water quality treatment using the proposed Filterra unit. 14. The applicant shall be required to provide a 5.5 foot wide dedication (subject to a survey) along SW 41st St for the allowance of existing improvements to remain as they are. The applicant shall be required to provide street lighting on all street frontages according the current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. 15. The applicant shall be required to provide improvements back of existing SW 43`d St curb to include: 8 - foot wide landscape planter, 8 -foot wide sidewalk, and 1 foot back of sidewalk (subject to survey). The applicant shall be required to provide street lighting on all street frontages according the current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. 16. The applicant shall be required to provide a 5.5 foot wide dedication (subject to a survey) along Lind Ave SW for sufficient enough width to accommodate the code required improvements back of existing curb to include: 8 -foot wide landscape planter, 8 -foot wide sidewalk, and 1 foot back of sidewalk (subject to survey). The applicant shall be required to provide street lighting on all street frontages according the current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. 17. The applicant shall be required to provide a Traffic Impact Fee at a rate of $1.30 per square foot of new development to be applied to the difference in square footage between the future building and the existing 397,972 square foot building. The fee shall be paid at the time of building permit issuance and is valid through to the expiration of the Site Plan Approval. 18. The applicant shall be required to submit a Final Construction Mitigation Plan with measures to reduce noise, control dust, traffic controls, and reductions in pedestrian conflicts. The Final Construction Mitigation Pian shall be submitted to, and approved by the Plan Reviewer, prior to demolition permit or construction permit approval whichever comes first. EXPIRATION PERIODS: Site Plan Approval expires two (2) years from the date of approval. An extension may be requested pursuant to RMC section 4-9-200. HEX Report HP M X 2 1W �e6�FFGFGFGGSGG�eGG tGeCzG� p���D�lQOQQlORm 99499449;999999RR9q�9R999R4� $IllM949999R, rrrsrsrrrsrrrrrssrrrrrrrrrrr #r######RMiR##M sr rr ■ r r ~rr rr r - rr r r i4� Jim y� ik IF m H 16836 T 414A r, rR ww�eaA�N�� COIKEA PROPERTY ° COLORED LANDSCAPE PLAN n x i4� ss, sue 420 ALAN WOOD ROAD IKEA RENTON REDEVELOPMENT _ l]SiOUN 25 4792 — NSHOHOCKEN, PA 19428 601 SW 41ST. RENTON, WA PHONE 610.834.0180 Aerial Photo Notes Nane 19 0 128 256 Feet _1984_W eb_Mercator_Auxil is ry_Sphere Cityof on e Finance & IT Division Legend City and County Boundary L I other Oty of Renton Addresses Parcels EXHIBIT 4 Information Technology - GIS This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be RentonMapSupport@Rentonwa.gov accurate, cu.7ent, or otherwise reliable. 4128/2014 THIS MAP IS NOT TO BE USED FOR NAVIGATION rri X x H U3 � . ■�� {i \§ c Ri ,is S �■ jm ��■� � J ;■ \§ , $ rri X x H U3 � . ■�� {i \§ �■ jm \§ �� # § B. �ES3IGNz PRELIMINARY REPORT OF GEOTECHNICAL ENI Commercial Warehouse Building Tukwila, Washington For Greenberg Farrow Architects March 8, 2013 GeoDesign Project: Greenberg -3-01 EXHIBIT 7 TECHNICAL INFORMATION REPORT Cjty of Denten IKEA pIn-,ilifZg.D01'� �ion NWC - S.W. 43rd Street and Lind Avenue S.W. jL;{,4, Renton, WA 98057 q- Co" A tj m 1Z n � u Z � rr� G EmC' Prepared for: GreenbergFarrow 19000 MacArthur Boulevard, Suite 250 Irvine, CA 92612 July 11, 2014 Our ,lob No. 16836 EXHIBIT 8 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES 0 TumwATER, WA a LONG BEACH, CA ♦ ROSEVILLE, CA ♦ SAN DIEGO, CA www,barghausen.com 1'� N v CA O City of Renton Plai";I;'int7 Uvj"�:b- IKEA Renton Q � �' L.a r��J��develo meat Re p Prepared for: Greenberg Farrow Architecture, Inc. 1430 West Peachtree Street, NW Suite 200 Atlanta, Georgia 30309 Prepared by: 'PTENW Transportation Engineering NorthWest 11400 SE 8th Street, Suite 200 Bellevue, WA 98004 Office: (425) 889-6747 Fax: (425) 889-8369 EXHIBIT 9 Rocale Timmons From: Karen Walter <KWalter@muckleshoot.nsn.us> Sent: Tuesday, August 12, 2014 12:55 PM To: Rocale Timmons Subject: RE: City of Renton SEPA (DNSM) Notice of Application - IKEA Redevelopment - LUA14-000951, ECF, MOD, SA -H Attachments: Landscape Ecotoxicology of Coho Salmon Spawner Mortality in Urban watersheds.pdf; Copper-effects_on_Salmonids_-Abstracts_C A Woodyl.pdf; copper toxicity -visibility vulnerability juv coho salmon predation by cutthroat trout -McIntyre et al 2012.pdf Rocale, Thank you for sending us the site plan; flood hazard data figure; and the Technical Information Report. We have reviewed this information along with the Notice of Application and Proposed MDNS and the checklist and have some initial comments and questions: J. The project is proposing to only treat, but not detain stormwater. Why is the project exempt from stormwater detentionlinfiltration requirements? How does the applicant intend to meet the City's flood plan compensatory requirements without detention or storage? 2. The project is proposing to treat stormwater using basic methods without oil/water separators. Instead, we recommend that the project be required to use enhanced treatment methods to treat stormwater as the stormwater will be discharged, to Springbrook Creek. Springbrook Creek is a known salmon -bearing water and salmon can be adversely affected by stormwater pollutants, particularly, metals and oils found in stormwater (see attached); therefore, we recommend that the project maximize its pollutant reduction methods by using enhanced treatment methods. We appreciate the opportunity to review this proposal and look forward to Renton's responses. We may have further comments subsequently. Best regards, Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division Habitat Program 39015 172nd Ave SE Auburn, WA 98092 253-876-3116 From: Rocale Timmons [mailto:RTimmons@Rentonwa.gov] Sent: Tuesday, August 12, 2014 11:20 AM To: Karen Walter Subject: RE: City of Renton SEPA (DNSM) Notice of Application - IKEA Redevelopment - LUA14-000951, ECF, MOD, SA -H Second Part ofTIR From: Karen Walter [maiito:KWalter muckleshoot.nsn.usl Sent: Tuesday, August 12, 2014 11:11 AM To: Rocale Timmons Subject: RE: City of Renton SEPA (DNSM) Notice of Application - IKEA Redevelopment - LUA14-000951, ECF, MOD, SA -H Thanks Rocale. 1 EXHIBIT 10 g``'' DEPARTMENT OF COMMUNITY p ar toll AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 3, 2014 TO: Rocale Timmons, Senior Planner FROM: Steve Lee, Development Engineering Manager �.. SUBJECT: Traffic Concurrency Test — Copperwood Preliminary Plat; File No. LUA14-000951, ECF, SA -H, MOD The applicant is requesting SEPA Environmental Review, Preliminary approval, and a street modification for a site redevelopment to replace the existing 397,972 square feet IKEA store with a larger store of up to 451,000 square feet with surface parking. The subject property is a collection of two parcels located at 601 and 800 SW 43rd Street in the City of Renton. Thes two parcels are west of Lind Avenue SW, south of SW 41St Street and north of SW 43rd Street. Access to the two parcels is currently via 3 driveways on SW 41" Street, 3 driveways on SW 43rd Street and 1 driveway on Lind Avenue SW. The proposal includes no new proposed driveway locations but improvements anticipated along Lind and SW 43rd Street. The proposed redevelopment would generate approximately 1061 net new weekday daily trips. During the weekday AM peak hour, the project would generate approximately 30 net new trips (19 inbound and it outbound). During the weekday PM peak hour, the project would generate approximately 51 net new trips (23 inbound and 28 outbound). During the Saturday peak hour the redevelopment of the IKEA Renton site is anticipated to generate 187 net new trips with 81 entering and 106 existing. The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes EXHIBIT 11 Transportation Concurrency Tess Page 2 of 3 October 3, 2024 Traffic Concurrency Test Passes Evaluation of Test Criteria Implementation of citywide Transportation Plan: As shown on the attached citywide traffic concurrency summary, the city's investment in completion of the forecast traffic improvements are at 130% of the scheduled expenditure through 2013. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2014 is 96,550 trips, which provides sufficient capacity to accommodate the 1061 additional trips from this project. A resulting 95,879 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for each new single family residence. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the plat prior to recording. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 2 Transportation Concurrency Tess Page 3 of 3 October 3, 2014 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page XI -65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS -tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements. 2 Cof DEPARTMENT OF COMMUNITY al��� AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS -M) PROJECT NUMBER: LUA14-000951, ECF,SA-H, MOD, MOD, MOD APPLICANT: Jay Grubb, Barghausen Consulting Engineers PROJECT NAME: IKEA Redevelopment PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications for the construction of a new 451,000 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). The subject property is located on the north side of SW 43rd St between Lind Ave SW and Oakesdale Ave SW at 601 41st St. The project site totals 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements within two existing buildings. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (1,579 stalls following proposed expansions). Access to the site is proposed to be realigned/consolidated into three driveways along SW 41st St, three driveways along SW 43rd St, and one driveway along Lind Ave SW. The applicant has submitted a Drainage Report, Traffic Impact Analysis, Flood Hazard Data, and Geotechnical Engineering study with the subject application. The subject site is located outside of the 100 -year flood plain according to FEMA's 1995 Flood Insurance Rate Map (FIRM) however is located within the 100 -year flood plain according to FEMA's un -adopted Digital FIRM (DFIRM) map. The site is also located within a Seismic Hazard Area. Construction is anticipated to commence in the Summer of 2015 and complete in early 2017. PROJECT LOCATION: 800 SW 43`d St LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 26, 2014. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: September 12, 2014 EXHIBIT 12 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE OF DECISION: SIGNATURES: Gregg Zim ma minis 'rator Public Work $ partment Terry Higashiyama, Administrator Community Services Department of September 8, 2014 Lif - _JL, Mark Peterson, Administrator Date Fire & Emergency Services C.E. "Chip" Vincent, Administrator Date Department of Community & Economic Development Date -7 f T d Date N z ggb z 0 W U, .1k �z A as a: w ------------- -- --------- -- - - - - - - - - - .1k �z A as a: w ------------- -- --------- Denis Law Cl� Mayor - tiV _ r mono fr� September 12, 2014 Community& Economic Development Department C.E."Chip"Vincent, Administrator Jay Grubb Barghausen Consulting Engineers, Inc 18215 72nd Ave S Kent, WA 98032 SUBJECT: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION IKEA Redevelopment, LUA/14-000951, ECF, MOD, SA -H Dear Mr. Grubb: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have.issued a threshold Determination of Nan -Significance -Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 26, 2014, together with the required fee with: Hearing Examiner, City of Renton,1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City. Clerk's Office, (425) 430-6510. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified. (Delete this paragraph if no public hearing).Also, a public hearing has been scheduled -by the Hearing Examiner in the Council Chambers'on the seventh floor of City Hall on October 14, 2014 at 11:00 am to consider the redevelopment site plans and modifications. The applicant or representatives) of the applicant is required to be present at the public hearing. A copy of the staff recommendation will be mailed to you prior to the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. If you have any further questions, please call meat (425) 430-7219. For the Environmental Review Committee, Renton City Hall . 1055 South Grady Way . Renton,Washington 98057 . rentonwa.gov Jay Grubb Barghausen Consulting Engineers, Inc 18215 72nd Ave S Kent, WA 98032 Page 2 of 2 September 12, 2014 Rocale Timmons Senior Planner Enclosure cc_ IKEA Property, Inc / Owner(s) Marilyn Lauderdale / Party(ies) of Record Document40 Denis Law city,071 Mayor r : b \f Iwoo I' . r September 12, 2014 Washington State Department of Ecology Environmental Review Section PC Box 47703 Olympia, WA 98504-7703 Community & Economic Development Department C.E."Chip"Vincent, Administrator Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on September 12, 2014: SEPA DETERMINATION: Determination of Non -Significance Mitigated (DNSM) PROJECT NAME: IKEA Redevelopment PROJECT NUMBER: LUA14-000951, ECF, SA -H, MOD, MOD, MOD Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 26, 2014, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. 1f you have questions, please call me at (425) 430-7219. For the Environmental Review Committee, Rocale Timmons Senior Planner Enclosure cc; King County Wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region Boyd Powers, Department of Natural Resources Larry Fisher, WDFW Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwamish Tribal Office Melissa Calvert, Muckleshoot Cultural Resources Program U5 Army Corp. of Engineers Gretchen Kaehler, Office of Archaeology & Historic Preservation Renton City Hall . 1055 South Grady Way - Renton, Washington 98057 - rentonwa.gov clxy of, r Dli NOTIC OF ENVIRONMENTAL DETERM W ATION AND PUBLIC HEARING LSSUANCE OF A DETERMINATION OF TJCIW9GNIRCANCE- MTITGATEO jDNS-M) POSTED TO NOTIFf INTERESTED PERSONS OF AN EWRONMENrAI ACTION nwcy NAME: 11DA RFD1L'FLOPMENT PRO]ECF NUIILIA1400a9S2.W, SAHA MOD, MOD, Mdl LOCAMGM ET25W 41MSt iE005W 1i�11 DES,OdmON.Tp. aPPTo,d h n4�.dnE Na&O EXanapw SNa Man R.rMw. &Nbamnoal 4SEPPI pwMw, and th:u nM,Alluiimu h+ w. m,ab:aPal d a oaw 453AD0 a.aA Foot IPPA mpll 4tlIRY h.hNh trdada. tw AAvm .aPodlma taMSnE aSADD w� Ant}. 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Ma- [o:abvfiian h antkip.dd m moNoanw In W SummM: d 2015 and umPMa M W1V 2017, THECHY 0% RLNTON ENVIRONMENTAL RENEW COMMn EE [EAC) HAS OETERMINED THAT THE PROPOSED AET10N HAS PROBABLL SIGNIFIfAW IPA ACIS THATCAN HE MFOGATED THROUGH MMGATiON MEASURES Appaah of Ih! MNirynlTlental detaminwd- moot W TMd In wNHnT ae of 6.Ian 1055 S. III 26, =4,1 wkh th. nqulr.d Fw .1IM: H-dF9 [amino, try of R -I Re:Ton, WA 49057. Appola to tfi. Eaamin.. an Tor .d TT Cyd RTA[ 4-s,230 and inFmmaMan F.d9MInT A •PPd PT°La' m+Y MopSaMM ham tM 9anton Qnf �al2f ORLa. [125143 41510, A PVTOC HEARING WILL BE HELD BY THE RENON MEWING E MINER AT HIS REGULAR 6AEEnNG IN THE [OONCIL CHTN AMBERS ON THE 7FLOOR OF CFFY HALT, 1055 SOUTH ('My WAY, RENTON' WASHINGTON, ON OCfOBlR 14, 201i AT lld]0 AM TO CONSIDER THE SNE Pow AND MODIFICATIONS IF THE ENWRONMENTAL DETEAININATIDN IS APPEALED, THE APPEAL WELL SE HEARD AS PART OF THIS PUBLIC HEARING. gas Try OF FOR FLRTNECOMMUNITY&�CONQMIf DEVE OPMEEN AT {47j]]463a7200TMENT OF DII NOT REMOVE THIS N[7T[CE WriHc)uT PROPER AUTHORFSATION PLEASE INCLUDE THE PR0IECT NUMBER WHEN CALLING FOR PROPER RLE IDE3TRFlUlT10N. CERTIFICATION &K4'14 hereby certify that were posted in' conspicuous places or nearby the d sb Date: Sige Led. STATE OF WASHINGTON ) SS COUNTY OF KING copies of the above document I certify that I know or have satisfactory evidence that R �cale signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes Dated' v mentioned in the instrument. k NotaWP blit in and for the State of Washington 41 • r �A L Notary (Print):�lur y�o ray �• ? J My appointment expires: -are of Agencies See Attached Jay Grubb, Barghausen Consulting Engineers Applicant IKEA North America Owner Merilyn Lauderdale I Party of Record (Signature of Sender): �/ V �������rrrr1t OWE � +1fr STATE OF WASHINGTON ) ��i o��,r'�'1j",� SS r -' y COUNTY OF KING U L� 8�9 f, I certify that I know or have satisfactory evidence that Sabrina Mirante � signed this instrument and acknowledged it to be his/her/their free and voluntary act #or't#J s` ki pbrposes mentioned in the instrument. Itl1�r�� Dated: Notary (Print): My appointment expires: No4rk Public in and for the State of Washington Prc��et#� IKEA Redevelopment r 04ufber LUA14-000951, ECF, SA -H, MOD, MOD, MOD template - affidavit of service by mailing I' AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** WDFW - Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept. Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015-172 nd Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., M5-240 Seattle, WA 98106-1514 39015 172"d Avenue SE PO Bax 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation* Seattle District Office Environmental Planning Supervisor Attn: Gretchen Kaehler Attn: SEPA Reviewer Ms. Shirley Marroquin PO Box 48343 PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers *** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Tim McHarg Attn: Jack Pace 35030 SE Douglas St. #210 Director of Community Development Acting Community Dev. Director Snoqualmie, WA 98065 12835 Newcastle Way, Ste 200 220 Fourth Avenue South Newcastle, WA 98056 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Kathy Johnson, Steve Lancaster, Responsible Official Gary Kriedt 355 110`h Ave NE 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 Mailstop EST 11W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98004 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 9 8124-40 18 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.aov template -affidavit of service by mailing IKEA•NOR-H AMERICA SERVICES Marilvn Lauderdale Jay Grubb 420 ALAN WOOD RD PO Sox 834 Barghausen Consulting Engineers CONSHOHOCKEN, PA 19428 Milton, WA 98354 18215 72nd Ave S Kent, WA 98032 DEPARTMENT OF COMMwNITY U► City yoof AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS -M) PROJECT NUMBER: LUA14-000951, ECF,SA-H, MOD, MOD, MOD APPLICANT: Jay Grubb, Barghausen Consulting Engineers PROJECT NAME: IKEA Redevelopment PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications for the construction of a new 451,000 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). The subject property is located on the north side of SW 43rd St between Lind Ave SW and Oakesdale Ave SW at 601 41st St. The project site totals 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the 1KEA showroom, retail area, restaurant, parking, and associated improvements within two existing buildings. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (1,579 stalls following proposed expansions). Access to the site is proposed to be realigned/consolidated into three driveways along SW 41st St, three driveways along SW 43rd St, and one driveway along Lind Ave SW. The applicant has submitted a Drainage Report, Traffic Impact Analysis, Flood Hazard Data, and Geotechnical Engineering study with the subject application. The subject site is located outside of the 100 -year flood plain according to FEMA's 1995 Flood Insurance Rate Map (FIRM) however is located within the 100 -year flood plain according to FEMA's un -adopted Digital FIRM (DFIRM) map. The site is also located within a Seismic Hazard Area. Construction is anticipated to commence in the Summer of 2015 and complete in early 2017. PROJECT LOCATION: 800 SW 43rd St LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 26, 2014. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: September 12, 2014 DEPARTMENT OF COMMUNITY CityoE��jj''�� AND ECONOMIC DEVELOPMENT DATE OF DECISION: September 8, 2014 SIGNATURES: Gregg Zimma , minis rator Mark Peterson, Administrator Public Work partment Date Fire & Emergency Services Date Terry Higashiyama, Administrator C.E. "Chip" Vincent, Administrator Community Services Department Date Department of Community & Date Economic Development DEPARTMENT OF AMUNITY D cryof , AND ECONOMIC DEVELOPMENT DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: LUA14-000951, ECF, SA -H, MOD, MOD, MOD APPLICANT: Reed Lyons, esq; IKEA Property, Inc., 420 Alan Wood Rd., Conshohocken,PA 19428 PROJECT NAME: IKEA Redevelopment PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications for the construction of a new 451,000 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). The subject property is located on the north side of SW 43rd St between Lind Ave SW and Oakesdale Ave SW at 60141st St. The project site totals 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements within two existing buildings. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (1,579 stalls following proposed expansions). Access to the site is proposed to be realigned/consolidated into three driveways along SW 41st St, three driveways along SW 43rd St, and one driveway along Lind Ave SW. The applicant has submitted a Drainage Report, Traffic Impact Analysis, Flood Hazard Data, and Geotechnical Engineering study with the subject application. The subject site is located outside of the 100 -year flood plain according to FEMA's 1995 Flood Insurance Rate Map (FIRM) however is located within the 100 -year flood plain according to FEMA's un -adopted Digital FIRM (DFIRM) map. The site is also located within a Seismic Hazard Area. Construction is anticipated to commence in the Summer of 2015 and complete in early 2017. PROJECT LOCATION: 601 SW 41St St & 800 SW 43rd St LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division MITIGATION MEASURES: 1. The applicant shall provide a Final Geotechnical Report containing specific recommendations in order to mitigate potential geotechnical impacts. The Final Geotechnical Report shall be submitted to and approved by the Department of Community and Economic Development prior to, or concurrent with, building permit approval. 2. The applicant shall be required to submit a Biological Assessment prior to construction permit approval. Should the assessment include unanticipated mitigation recommendations for the applicant shall be required to comply with such recommendations. ADIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these motes are provided as information only, they are not subject to the appeal process for the land use actions. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. 2. A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan submittal. Water 1. The domestic water meter proposed for the building will require a reduced backflow prevention assembly (RPBA). The RPBA shall be installed behind the meter and inside a heated enclosure ("hot- box") per City standard plan no. 35 2. Sizing of the meter shall be done in accordance with the Uniform Plumbing Code meter sizing criteria. Meter size 3 -inch and above shall be installed inside a concrete vault located outside of the building per City Standard Plan No. 320.4. 3. The applicant/design engineer shall provide adequate room in the parking lot or in the landscape areas for the installation of the water meter(s) vault and fire sprinkler vault. 4. Depending on the street frontage improvements/modifications along SW 41st Street, the existing water main may need to be relocated. 5. The development is subject to applicable water system development charges (SDC) fee and water meter installation fees based on the number and size of the meters for domestic, landscape and fire sprinkler uses. The SDC fee is paid prior to issuance of the construction permit. 6. Civil pians for the water main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. Sanitary Sewer 1. Sewer service is provided by the City of Renton. A conceptual sewer plan has been submitted. 2. Requesting a Construction Phasing or Construction Sequence to determine when the existing sewer line can be abandoned and the building to be demolished while continuing to serve the existing building during construction. 3. System development charge (SDC) fee for sewer is based on the size of the new domestic water meter. The current SDC fee for a 1" wastewater is $2,033.00. The SDC fee is paid prior to issuance of the construction permit. 4. Depict Grease Interceptor on the civil plans, to include size (dimensions & volume) with a detail. Surface Water I. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 2. Storm report is acceptable for preliminary review. It will be reviewed in full detail at the time the project is submitted for a construction permit. ERC Mitigation Measures and Advisory Notes Page 2 of 3 Transportation/Street 1. Street lighting as per the current City standards is required to be provided on the public street frontages on SW 41st Street, Lind Ave SW, and SW 43rd Street. 2. Pavement thickness must follow city of Renton standards. 3. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. Fire 1. Fire impact fees would be charged at the rate of $0.54 per square foot (2014 rate). Credits would be granted for the removal of all existing buildings. This fee is paid at the time of building permit issuance. 2. The preliminary fire flow is 4,000 gpm. A minimum of one hydrant is required within 150 -feet of the structure and four additional hydrants are required within 300 -feet of the structure. Minimum hydrant spacing is 300 feet on center around the building. A looped water main is required to be installed around the building. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150 -feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25 -feet inside and 45 -feet outside. Roadways shall be a minimum of 20 -feet wide. Roadways shall support a minimum of a 30 -tan vehicle and 322 -psi point loading. 5. An electronic site plan is required prior to occupancy for pre -fire planning purposes. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. 7. Applicant shall provide a completed Hazardous Material Inventory Statement prior to building permit issuance. Use of City of Renton form or approved equivalent is required. Police 1. 633 CFS Estimated Annually. Moderate impact on police services. Community Services 1. Street trees on SW 41ST Street shall be Gleditsia triacanthos "5hademaster'. 2. Where parking lot light in island is shown -place light at one end and tree at other end. 3. Between parking lot and sidewalk -use a variety of species. General Comments 1. Separate permits and fees for side sewer connection and storm connection will be required. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. ERC Mitigation Measures and Advisory Motes Page 3 of 3 City of c. s OF ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS -M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: IKEA REDEVELOPMENT PROJECT NUMBER: LUA14-000951, ECF, SA -H, MOD, MOD, MOD LOCATION: 601 SW 41th St & $00 SW 43rd 5t DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications for the construction of a new 451,000 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). The subject property is located on the north side of SW 43rd St between Lind Ave SW and Oakesdale Ave SW at 601 41st St. The project site totals 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements within two existing buildings. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (1,579 stalls following proposed expansions). Access to the site is proposed to be realigned/consolidated into three driveways along SW 41st St, three driveways along SW 43rd St, and one driveway along Lind Ave SW. The applicant has submitted a Drainage Report, Traffic Impact Analysis, Flood Hazard Data, and Geotechnical Engineering study with the subject application. The subject site Is located outside ofthe 100 -year flood plain according to FEMA's 1995 Flood Insurance Rate Map (FIRM) however is located within the 100 -year flood plain according to FEMA's un -adopted Digital FIRM (OFIRM) map. The site is also located within a Seismic Hazard Area. Construction is anticipated to commence in the Summer of 2015 and complete in early 2017. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 26, 2014, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON OCTOBER 14, 2014 AT 11:00 AM TO CONSIDER THE SITE PLAN AND MODIFICATIONS, IF THE ENVIRONMENTAL DETERMINATION 15 APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC I.IaI_1,i10110 FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. DEPARTMENT OF COMM ITY City of a, , AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: September 8, 2014 Project Name: IKEA Redevelopment Project Number: LUA14-000951, ECF, SA -H, MOD, MOD, MOD Project Manager: Rocaie Timmons, Senior Planner Owner: IKEA Property, Inc.; 420 Alan Wood Rd; Conshohocken, PA 19428 Applicant: Reed Lyons, esq; IKEA Property, Inc.; 420 Alan Wood Rd; Conshohocken, PA 19428 Contact: Jay Grubb; Barghausen; 18215 72nd Ave S; Kent, WA 98032 Project Location: 601 SW 41't St & 800 SW 43`d St Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications for the construction of a new 451,000 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). The subject property is located on the north side of SW 43rd St between Lind Ave SW and Oakesdale Ave SW at 601 41st St. The project site totals 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements within two existing buildings. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (1,579 stalls following proposed expansions). Access to the site is proposed to be realigned/consolidated into three driveways along SW 41st St, three driveways along SW 43rd St, and one driveway along Lind Ave SW. The applicant has submitted a Drainage Report, Traffic Impact Analysis, Flood Hazard Data, and Geotechnical Engineering study with the subject application. The subject site is located outside of the 100 -year flood plain according to FEMA's 1995 Flood Insurance Rate Map (FIRM) however is located within the 100 -year flood plain according to FEMA's un -adopted Digital FIRM (DFIRM) map. The site is also located within a Seismic Hazard Area. Construction is anticipated to commence in the Summer of 2015 and complete in early 2017. Site Area: 28.99 acres STAFF Staff Recommends that the Environmental Review Committee issue a Determination of RECOMMENDATION: Non -Significance - Mitigated (DNS—M). Project Location Mop FRC Report City of Renton Department of Community & Economic Development Environmental Review Committee Report IKEA REDEVELOPMENT LUA14-000951, ECF, SA -H, MOD, MOL), MOO Report of September 8, 2014 Page 2 of 11 PART ONE: PROJECT DESCRIPTION/ BACKGROUND The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications for the construction of a new 451,000 square foot IKEA retail facility. The new retail store includes two future expansions totaling 45,000 square feet along the buildings northern and southern facades. The subject property is located on the north side of SW 43rd St between Lind Ave SW and Oakesdale Ave SW at 60141st St. The project site is composed of two parcels totaling 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements within two existing buildings. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (and a reduction to 1,579 stalls following future expansions of the proposed facility). The proposed facility would not exceed 48 feet in height at the tallest point of the flat roof. Exterior materials would be primarily concrete (tilt up construction). The subject site is rectangular in shape and is bordered by SW 4V St to the north, SW 43rd St to the south, and Lind Ave SE to the east. Access to the site is proposed to be realigned/consolidated into three driveways along SW 41st St, three driveways along SW 43rd St, and one driveway along Lind Ave SW. The applicant is requesting a street modification from RMC 4-6-060 in order to reduce the required dedication along SW 41st St from 7 feet to 5.5 feet and along Lind Ave SW from 11.5 feet to 5.5 feet. The applicant is requesting a parking modification from RMC 4-4-080 in order to: exceed the maximum number of allowed parking stalls by no more than 697 parking spaces (499 stalls upon full buildout of future expansions); provide less than the required number of parking stalls during construction; the provision of off-site parking during construction; provide 54 less than the 108 required bicycle parking stalls; and to allow bicycle parking no more than 75 feet beyond the allowed 50 -foot maximum distance from the primary building entrance. The applicant is also requesting a refuse and recycle modification from RMC 4-4-090 in order to reduce the required refuse and recycle deposit area from 6,660 square feet to a 500 square foot deposit area. The applicant has submitted a Drainage Report, Traffic Impact/Parking Analysis, Flood Hazard Data, and Geotechnical Engineering study with the subject application. Approximately 75,000 cubic yards of earthwork would occur across the entire property for building construction, site grading, landscaping, and water quality mitigation. The applicant is proposing approximately 50,000 cubic yards of excavation and 25,000 cubic yards of fill. Approximately 25,000 cubic yards of export would occur with most of the balance of excavated material being used to backfill the site. The site contains 172 significant trees; a mix of evergreen and deciduous trees. The applicant is proposing to retain 72 trees (50 along the street and 20 interior to the site). The applicant is proposing to plant a total of 422 replacement trees. The applicant is proposing to phase the demolition of the existing facilities in order maintain operations for the existing store. The first phase includes the demolition of the existing parking structure in order to site the new structure. Once the new structure is open for business the existing store would be demolished and the remaining balance if the new site work would commence. During construction, the applicant is proposing limited parking on site. The applicant is proposing off-site parking with shuttle service to the store. Construction is anticipated to commence in the Summer of 2015 and complete in early 2017. ERC Report City of Renton Department of Communi 7conomic Development Environmental Review Committee Report IKEA REDEVELOPMENT LUA14-000951, ECF, SA -N, MOD, MOD, MOD Report of September 8, 2014 _ Page 3 of 11 The subject site is located outside of the 100 -year flood plain according to FEMA's 1995 Flood Insurance Rate Map (FIRM). However the site is located within the 100 -year flood plain according to FFMA's un -adopted Digital FIRM (DFIRM) map. The applicant is proposing to use elevations within the 1995 FIRM map to base proposed finished floor elevations. In order to meet compensatory storage requirements set forth in RMC 4-3-050 the applicant has elected to use elevations within the un -adopted DFIRM map. Staff received a comment letter from the Muckleshoot Indian Tribe Fisheries Division (Exhibits 10) with questions related to the enhanced water quality. No other public or agency comments have been received. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS -M with a 14 -day Appeal Period. B. Mitigation Measures 1. The applicant shall provide a Final Geotechnical Report containing specific recommendations in order to mitigate potential geotechnical impacts. The Final Geotechnical Report shall be submitted to and approved by the Department of Community and Economic Development prior to, or concurrent with, building permit approval. The applicant shall be required to submit a Biological Assessment prior to construction permit approval. Should the assessment include unanticipated mitigation recommendations for the applicant shall be required to comply with such recommendations. C. Exhibits Exhibit 1 ERC Report Exhibit 2 Site Plan Exhibit 3 Landscape Plan Exhibit 4 Aerial Photo Exhibit 5 Elevations Exhibit 6 Flood Hazard Data Exhibit 7 Geotechnical Report (dated March 8, 2013) Exhibit 8 Drainage Report (dated July 11, 2014) Exhibit 9 Traffic Impact Study (dated July 14, 2014) Exhibit 10 Public Comment Letter: Muckleshoot Indian Tribe Fisheries Division D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers hove identified that the proposal is likely to have the following probable impacts: ERC Report City of Renton ,Department of Community & Economic Development Environmental Review Committee Report IKEA REDEVELOPMENT LUA14-000951, ECF, SA -H, MOD, MOD, MOD Report of September 8, 2014 Page 4 of 11 1. Earth Impacts: The site can best be characterized as flat with the highest grade elevation on site at 24.0 (NAV 88). The lowest elevation is approximately 20 feet along the perimeter of the site. There is minor topographic relief in order to drain areas to catch basins surrounding the two existing structures. The applicant is proposing to grade the site in order to establish a floor elevation according to the flood hazard regulations (Exhibit 6). Approximately 75,000 cubic yards of earthwork would occur across the entire property for building construction, site grading, landscaping, and water quality mitigation. The applicant is proposing approximately 50,000 cubic yards of excavation and 25,000 cubic yards of fill. Approximately 25,000 cubic yards of export would occur with most of the balance of excavated material being used to backfill the site. Approximately 85% of the site is proposed to be covered with impervious surfaces following construction. The soils on site consist of layers of silt and sand to the maximum depth explored. Interbedded layers of sandy silt and silty sand were encountered below approximately 3 -inches of existing asphalt concrete to depths ranging from 35-50 feet below grade. Silt soil was encountered below the upper silty sand/sandy silt to depths ranging from 95-110 feet below grade. A CPT probe indicates that groundwater would be found approximately 8-10 feet below grade. The applicant submitted a Geotechnical Report prepared by GeoDesign Inc, dated March 8, 2013 (Exhibit 7). The report states that the proposed structure can likely be supported by conventional shallow foundations bearing on undisturbed native soil or on structural fill overlying the native soil. Footings bearing on undisturbed or improved native soil or structural fill overlying undisturbed native soil can likely be designed of an allowable bearing pressure of 2,500 psf. The report states the site is susceptible to liquefaction during a design level earthquake. However, differential settlement would likely range from 1-2 inches and is not considered to be a life safety hazard. The geotechnical report provided was prepared in Order to assess feasibility for site development and did not include specific recommendations in order to mitigate potential geotechnical impacts including: site preparation, structural fill, foundations, drainage considerations, hazards including, and project design and monitoring. Therefore, staff recommends as a mitigation measure that the applicant provide a Final Geotechnical Report containing specific recommendations in order to mitigate potential geotechnical impacts. The Final Geotechnical Report shall be submitted to and approved by the Department of Community and Economic Development prior to, or concurrent with, building permit approval. Soil erosion is possible during demolition of existing structures and improvements especially if conducted in the wet season. The applicant will be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the current 2009 King County Surface Water Design Manual Erosion and Sediment Control Requirements. Mitigation Measures: 1. The applicant provide a Final Geotechnical Report containing specific recommendations in order to mitigate potential geotechnical impacts. The Final Geotechnical Report shall be submitted to and approved by the Department of Community and Economic Development prior to, or concurrent with, building permit approval. Nexus: SEPA Environmental Regulations, RMC 4-4-060 Grading, Excavation, and Mining Regulations 2. Water a. Storm Water Impacts: There are three separate drainage courses that discharge from the subject site into Spring8rook Creek less than a mile from the site. There are no upstream flows onto or through the site from an upstream area. FRC Report City of Renton Department of Community & Economic Development Environmental Review Committee Report IKEA REDEVELOPMENT LUA1.4-000951, ECF, SA -H, MOD, MOD, MOD Report of September 8, 2014 Page 5 of 11 Under current conditions the subject site is primarily impervious surface. The existing site contains 26.97 acres of impervious area, in which 17.48 acres is roof area, with the remaining area consisting of asphalt pavement, sidewalks and curb and gutter. There is currently no detention provided on site. The proposed site will contain 25.09 acres of impervious area and 3.91 acres of pervious surfaces. Since the proposed site plan will have less impervious area than the existing site design, the applicant is seeking an exemption from flow control requirements. The applicant submitted a Preliminary Drainage Report prepared by Barghausen, dated July 11, 2014 (Exhibit 8). The site lies within the Peak Rate Flow Control Standard (Existing Site Conditions). The report states that the runoff from the proposed project would continue to maintain the site's three natural discharge locations. There is a location near the northeast corner of the site, one at the northwest corner of the site, and one location at the southwest corner of the site. The conveyance system has been designed pursuant to the 2009 KCSWDM and the 2010 City of Renton Amendments to the KCSWDM. A conveyance system consisting of catch basins and storm pipes is proposed to be constructed in the parking areas to collect drainage from impervious surfaces and convey runoff to the proposed water quality facilities. Staff received a comment letter from the Muckleshoot Indian Tribe Fisheries Division (Exhibits 10) with questions related to requirements for enhanced water quality. Typically commercial developments are required to provide enhanced water quality treatment according to Core Requirement #8. However Enhance Water Quality Requirements can be reduced to Enhanced Basic Water Quality if the conditions in Section 1.2.8.1 of 2009 KCSWDM are met. The applicant would be required to demonstrate compliance with Section 1.2.8.1 of the 2009 KCSWDM as part of the utility construction permit submittal in order to provide Enhanced Basic Water Quality Treatment in place of Enhanced Water Quality treatment. Given the three separate drainage basins located on site, three separate water quality facilities would be used to treat the stormwater runoff, a wetpond, wetvault, and a Filterra unit. A wetpond, with an approximate volume of 80,095 cubic feet, would be used to treat the runoff from the eastern side of the site. An approximate 31,313 cubic foot wetvault would be used to treat the runoff from the northwestern side of the site. A 6 -foot x 10 -foot Filterra unit is proposed to be used to treat the runoff from the southwestern side of the site. As part of the recommendation to the Hearing Examiner staff will be recommending the applicant would be also required to demonstrate compliance with the Blanket Adjustment-Americast Filterra Memo, dated June 26, 2014 (Exhibit 10), prior to utility construction permit in order to provide water quality treatment using the proposed Filterra unit. Flood Impacts: As indicated by the FEMA Map included within the Drainage Report (Exhibit 8), the proposed site does not lie within a floodplain or floodway. However, the actual surveyed conditions reveal portions of the perimeter of the site are below the 100 -year base flood elevation of the Green River. Compensatory storage would be used to mitigate proposed fill within the flood plain (elevation 21.5) equaling, at a minimum, the volume of fill within the flood plain (Exhibit 6). The applicant is proposing to fill within an existing floodplain, therefore compensatory storage would be provided to mitigate proposed fill within the floodplain. There would be approximately 13,970 cubic yards of fill within the floodplain (below elevation 21.5). At a minimum, an equal amount of compensatory storage must be provided. The applicant is proposing to provide approximately 1.6,900 cubic yards of compensatory storage on-site. Additionally, new construction of any commercial, industrial or other nonresidential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above the level of the base flood elevation. The applicant shall be required to obtain and record the actual elevation (in relation to mean sea level) of the lowest floor for the new structure. A flood elevation certificate shall be submitted by the applicant to ERC Report City of Renton Department of Community & Economic Development Environmento1 Review Committee Report IKEA REDEVELOPMENT LUA14-000951, ECF, SA_ -N, MOD, MOD, MOD Report of September 8, 2014 Page 6 of 11 the Current Planning Project Manager prior to the building's finished floor construction. The finished floor elevation would be required to be verified by a preconstruction elevation certificate at the time of construction of a substantial structural element of the finished floor (i.e., foundation form for the concrete floor). An as -built elevation certificate would be required to be provided prior to issuance of final occupancy. Mitigation Measures: No further mitigation required. Nexus: Not Applicable 3. Noise Impacts: Existing noise within the vicinity of the subject site is primarily composed of vehicles on adjacent streets (SW 41" St and, SW 43`d St, and Lind Ave SW). Temporary construction noise is anticipated as a result of the subject project. Based on the provided construction mitigation description the applicant has indicated that construction is anticipated to begin in Summer of 2015 and complete in early 2017. At this time, the applicant has indicated that construction work would occur during typical construction hours. Furthermore, the site is surrounded by industrial activity and/or commercial development. Therefore, the temporary noise impacts are anticipated to be minimal and limited in duration. Mitigation Measures: No further mitigation required. Nexus: Not Applicable 4. Wildlife Impacts: Pursuant to RMC 4-8-120 all properties located within a floodplain are required to provide a biological assessment. The purpose of this assessment is to determine whether a proposed action is likely to: (1) adversely affect listed species or designated critical habitat; (2) jeopardize the continued existence of species that are proposed for listing, or unexpected, new or rare species; or (3) adversely modify proposed critical habitat. The proposal does not involve any in -water work and would not likely not in cause downstream impacts on listed species and their habitat. However, the assessment is needed to verify that project construction would implement best management practices to reduce potential turbidity from entering the existing storm system and will therefore have no impacts on wildlife. Therefore staff recommends, as a mitigation measure the applicant be required to submit a Biological Assessment prior to construction permit approval. Should the assessment include unanticipated mitigation recommendations for the applicant shall be required to comply with such recommendations. Mitigation Measures: The applicant shall be required to submit a Biological Assessment prior to construction permit approval. Should the assessment include unanticipated mitigation recommendations for the applicant shall be required to comply with such recommendations. Nexus: SEPA Environmental Regulations, RMC 4-3-050, Critical Area Regulations 5. Transportation Impacts: The subject site fronts onto SW 41" St to the north, SW 4V St to the south, and Lind Ave SE to the east. The applicant submitted a Traffic Impact Analysis prepared by TenW, dated July 14, 2013 (Exhibit 9). An analysis was conducted on the following Transportation items: Driveways/Access: There are five existing driveways along SW 41" St which would be consolidated into three driveways evenly spaced between Lind Ave SW and the western property line. The western most driveway, along SW 41St St, would be full access and shared with the property to the west. The eastern most driveway, along SW 41" St, would also be full access and the central driveway would be exit only. There are three existing driveways along SW 43rd St which would be realigned and evenly space between Lind Ave SW and the western property line. The western most driveway, along SW 43 d Ave SW, would also ERC Report City of Renton Department of Community & Economic Development Environmental Review Committee Report IKEA REDEVELOPMENT LUA14-000951, ECF, SA -N, MOD, MOD, MOD Report of September 8, 2014 Page 7 of 11 be full access and shared with the property to the west. The eastern most driveway, along SW 43rd St, would also be full access and the central driveway would be exit only. The two existing driveways along Lind Ave SW would be consolidated into one full access driveway centered between SW 41St St and SW 43rd St. Western driveways (along SW 41" St and SW 43rd St) would be used to provide access to truck loading bays along the shared drive aisle on the western boundary. Based on our analysis at the seven proposed access driveways to the site, the entering and exiting turn movements are estimated to operate at acceptable levels (LOS D or better) with minimal queues during the weekday AM, weekday PM, and Saturday peak hours. In addition, vehicle queues from adjacent intersections on Oakesdale Ave SW, Lind Ave SW, SW 41st Street, and SW 43rd Street are not expected to have a significant impact on operations of the site driveways. The proposed access configuration is an improvement over what is existing today. The new access configuration would provide a more even distribution of traffic compared to the existing store where the majority of customers enter/exit on SW 41st Street. Frontage Improvements: SW 41" St: SW 41st Street is a four/five-lane, east -west two-way collector providing a link between the SR 167 SB ramps and Oakesdale Ave SW. Along the project frontage, the roadway includes four lanes and includes curbs, gutters and sidewalks on both sides of the street. The existing half street right-of-way width is estimated at approximately 39 feet. The proposal is required to dedicate 7 feet according to the City's Complete Street Standards which include a 0.5 foot wide curb, 8 foot wide landscaped planter, 8 foot wide sidewalk, and 1 foot back of sidewalk back of the existing curb. The applicant has requested a modification in order to allow for a 5.5 foot wide dedication as opposed to a 7 foot dedication. As part of the Site Plan Review recommendation to the Hearing Examiner staff will be recommending approval of the 5.5 foot wide dedication (subject to a survey) and allowance for the existing improvements to remain as is. The approval would likely include a condition requiring the applicant to provide street lighting according to the current street standards. SW 43rd St: SW 43rd Street is a five -lane, east -west two-way Principal Arterial in the project vicinity providing access to the SR 167 NB ramps. Along the project frontage, the roadway includes two eastbound lanes, two westbound lanes, and a center two-way left -turn lane. Curbs, gutters and sidewalks exist on both sides of the street. The existing right-of-way width is estimated at approximately 78 feet of which approximately 20 feet exist behind the curb. The proposal is required to dedicate 3.5 feet according to the City's Complete Street Standards which include an 8 foot wide landscaped planter, 8 foot wide sidewalk, and 1 foot back of sidewalk back of the existing curb. The applicant has requested a modification in order to eliminate the need for dedication. The existing right-of-way would accommodate the 17 feet of required improvements behind the curb (8 foot wide landscaped planter, 8 foot wide sidewalk, and 1 -foot clear space behind back of the sidewalk). As part of the Site Plan Review recommendation to the Hearing Examiner staff will be recommending approval of the modification to allow the existing right-of-way width to remain as is with conditions for required improvements back of existing curb to include: 8 -foot wide landscape planter, 8 -foot wide sidewalk, and 1 foot back of sidewalk (subject to a survey). The approval would also likely include a condition requiring the applicant to provide street lighting according to the current street standards. Lind Ave SW: Lind Ave SW is a four to five -lane, north -south two-way Minor Arterial. Along the project frontage, the roadway includes two northbound lanes, two southbound lanes, and a center two-way left - turn lane. Curbs, gutters and sidewalks exist on both sides of the street. The existing right-of-way width is estimated at approximately 80 feet. The proposal is required to dedicate 11.5 feet according to the City's Complete Street Standards which include a 0.5 foot wide curb, 8 foot wide landscaped planter, 8 foot wide sidewalk, and 1 foot back of sidewalk back of the existing curb. The applicant has requested a modification in order to allow for a 5.5 foot wide dedication as opposed to an 11.5 foot dedication. As part of the Site Plan Review recommendation to the Hearing Examiner staff will be recommending approval of the 5.5 foot wide dedication or sufficient enough width to accommodate the code required improvements back of ERC Report City of Renton Department of Community & Economic Development Environmental Review Committee Report IKEA REDEVELOPMENT LUA14-000951, ECF, SA -N, MOD, MOD, MOD Report of September 8, 2014 Page 8 of 11 existing curb to include: 8 -foot wide landscape planter, 8 -foot wide sidewalk, and 1 foot back of sidewalk (subject to survey). The approval would also likely include a condition requiring the applicant to provide street lighting according to the current street standards. Level of Service: The provided transportation study included weekday AM, PM, and Saturday peak hour level of service analysis, queuing analysis, and traffic volume impacts at the following eight study intersections: 1. Oakesdale Avenue SW / SW 41st Street 2. Raymond Avenue SW / SW 41st Street 3. Lind Avenue SW / SW 41st Street 4. Oakesdale Avenue SW / SW 43rd Street 5. Lind Avenue SW / SW 43rd Street 6. E Valley Road / SW 41st Street / SR 167 SB Ramps 7. E Valley Road / SW 43rd Street 8. SR 167 NB Ramps / SW 43rd Street The completed project is anticipated to generate 1,061 net new weekday daily trips, 30 net new weekday AM peak hour trips, 51 net new weekday PM peak hour trips, and 187 net new Saturday peak hour trips. The results of the LOS analysis showed that all signalized study intersections would operate at acceptable levels (LOS D or better) in 2016 with or without the proposed project_ The left -turn movement at the intersection of Oakesdale Ave SW/SW 41st St (LOS F during the weekday PM peak hour in 2016 with or without the project) is the worst movement at the stop controlled intersection. Due to the proposed access configuration for the site, traffic volumes at Oakesdale Ave SW/SW 41st St are expected to decrease with the proposal resulting in a decrease in delay and improved operations for the westbound left -turn movement. In order to mitigate transportation impacts the applicant would be required to pay the appropriate Transportation Impact Fee. The City of Renton Ordinance 5670 allows for an independent fee calculation for the calculation of transportation impact fees as an alternative to payment of fees as provided in the impact fee schedule. The applicant has requested to proceed with an independent calculation. The result of the applicant's proposed independent fee calculation included in the provided Transportation study is an impact fee rate of $1.30 per square foot of new development (Exhibit 9). The proposed impact fee would be based on applying this rate to the difference in square footage between the future building and the existing 397,972 square foot building. Detailed analysis will be provided as part of Staff's Site Plan Review recommendation to the Hearing Examiner. However, based on preliminary review of the request City staff believe that calculations set forth in the City's Rate Study for retail uses are valid and therefore the request for independent calculation should be denied. The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. Parking: The existing site currently provides 1,352 parking stalls, of which 862 are covered within the parking garage areas and the remaining 490 stalls are located within surface parking areas surrounding the two existing structures. The applicant is proposing a total of 1,666 parking stalls (of which 28 would ADA stalls). The applicant's proposal includes expansions to the new facility which would include a reduction in the number of stalls by 87 parking spaces for a total of 1,579 stalls. The applicant is requesting a parking modification from RMC 4-4-080 in order to: exceed the maximum number of allowed parking stalls by no more than 697 parking spaces (499 stalls upon full buildout of future expansions); provide less than the required number of parking stalls during construction; the provision of off-site parking during construction; provide 54 less than the 108 required bicycle parking stalls; and to allow FRC Report City of Renton Deportment of Community & Economic Development Environmental Review Committee Report IKEA REDEVELOPMENT LUA.14-000953, ECF, 5A -H, MOD, MOD_, MOD Report of September 8, 2014 Page 9 of 11 bicycle parking no more than 75 feet beyond the allowed 50 -foot maximum distance from the primary building entrance. With respect to the number of stalls TENW conducted a parking demand study for the existing IKEA retail location. Weekday demands are vary from a range between 677 and 772 on the highest peak days, and between 466 and 525 on average days. The highest weekday is typically Friday and the lowest weekday is typically Wednesday. An approximate 1.,200 vehicles parked is the highest parking demand expected at the existing store using the existing counts and factors to account for seasonality. Average Saturday demand is approximately 951 vehicles. With the overall peak parking demand occurring on a Saturday, a peak parking demand rate of 3.01 vehicles per 1,000 square feet of gross floor area (1,200 existing vehicles / 397,972 existing square feet). The applicant is seeking to apply this parking demand rate to the full buildout of the proposed store (451,000 square feet). Using the applicant's demand it is estimated there would be a peak demand of 1,358 parked vehicles. The applicant is also requesting the City consider a "practical capacity" adjustment in order to ensure efficiency and convenience to customers searching for empty parking spaces, and to account for potential short term peak surges. The applicant contends this adjustment would minimize the need for customers to circulate through the parking lot multiple times searching for spaces, thus reducing traffic congestion and driver frustration. The proposed adjustment factor is to design the facility to operate at 85-90% of capacity. The applicant contends this adjustment is reasonable for a retail use where new customers may not be very familiar with the parking layout and circulation. This practical capacity adjustment factor also accounts for reserved spaces such as ADA spaces that might typically have low utilization to ensure they are always available when needed. The proposed parking supply for the future 451,000 square foot store, at 1,579 parking stalls, allows for a practical capacity adjustment factor of 86%. As part of the Site Plan Review staff will provide an analysis for all requested modifications as the Renton Municipal Code is capable of mitigating any potential parking impacts. Conditions of Site Plan Review approval will likely include a reduction in the proposed number of parking stalls to reflect a practical capacity adjustment factor close to 90% or slightly above, the provision of bicycle rack details, and the submittal of a Final Construction Mitigation Description which includes the provision of off-site parking and pedestrian crossing measures during construction. Concurrency: A concurrency recommendation will be provided in the staff report to Hearing Examiner based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS -tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation. The development will have to meet the City of Renton concurrency requirements. Mitigation Measures: No further mitigation needed Nexus: Not applicable E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ✓ Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on September 26, 2014. RMC 4-8-110 governs appeals to the Nearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall — 7t" Floor, (425) 430-6510. ERC Report City of Renton Department of Community & Economic Development Environmental Review Committee Report IKEA REDEVELOPMENT LUA14-000951, ECF, SA -H, MOD, MOD, MOD Report of September 8, 2014 Page 10 of 11 ADVISORY (VOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the Land use actions. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. 2_ A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan submittal. Water 1. The domestic water meter proposed for the building will require a reduced backflow prevention assembly (RPBA). The RPBA shall be installed behind the meter and inside a heated enclosure ("hot -box") per City standard plan no. 35 2. Sizing of the meter shall be done in accordance with the Uniform Plumbing Code meter sizing criteria. Meter size 3 - inch and above shall be installed inside a concrete vault located outside of the building per City Standard Plan No. 320.4. 3. The applicant/design engineer shall provide adequate room in the parking lot or in the landscape areas for the installation of the water meterf s) vault and fire sprinkler vault_ 4. Depending on the street frontage improvements/modifications along SW 41st Street, the existing water main may need to be relocated. 5. The development is subject to applicable water system development charges (SDC) fee and water meter installation fees based on the number and size of the meters for domestic, landscape and fire sprinkler uses. The SDC fee is paid prior to issuance of the construction permit. 6. Civil plans for the water main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. Sanitary Sewer 1. Sewer service is provided by the City of Renton. A conceptual sewer plan has been submitted. 2. Requesting a Construction Phasing or Construction Sequence to determine when the existing sewer line can be abandoned and the building to be demolished while continuing to serve the existing building during construction. 3. System development charge (SDC) fee for sewer is based on the size of the new domestic water meter. The current SDC fee for a 1" wastewater is $2,033.00. The SDC fee is paid prior to issuance of the construction permit. 4. Depict Grease Interceptor on the civil plans, to include size (dimensions & volume) with a detail. Surface Water 1. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 2. Storm report is acceptable for preliminary review. It will be reviewed in full detail at the time the project is submitted for a construction permit. Transportation/Street 1. Street lighting as per the current City standards is required to be provided on the public street frontages on SW 41st Street, Lind Ave SW, and SW 43rd Street. 2. Pavement thickness must follow city of Renton standards. 3. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements_ Fire 1. Fire impact fees would be charged at the rate of $0.54 per square foot (2014 rate). Credits would be granted for the removal of all existing buildings_ This fee is paid at the time of building permit issuance. 2. The preliminary fire flow is 4,000 gpm_ A minimum of one hydrant is required within 150 -feet of the structure and four additional hydrants are required within 300 -feet of the structure_ Minimum hydrant spacing is 300 feet on center around the building. A looped water main is required to be installed around the building. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150 -feet of all points on the building. Fire lane ERC Report City of Renton Department of Communis 'conomic Development Environmental Review Committee Report IKEA REDEVELOPMENT LUA14-000951, ECF, SA -N, MOD, MOD, MOD Report of September 8, 2014 Page 11 of 11 signage required for the on site roadway. Required turning radius are 25 -feet inside and 45 -feet outside. Roadways shall be a minimum of 20 -feet wide. Roadways shall support a minimum of a 30 -ton vehicle and 322 -psi point loading. 5_ An electronic site plan is required prior to occupancy for pre -fire planning purposes. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance_ Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. 7. Applicant shall provide a completed Hazardous Material Inventory Statement prior to building permit issuance. Use of City of Renton form or approved equivalent is required. Police 1. 633 CFS Estimated Annually_ Moderate impact on police services_ Community Services 1. Street trees on SW 41St Street shall be Gleditsia triacanthos "Shademaster. . 2. Where parking lot light in island is shown -place light at one end and tree at other end. 3. Between parking lot and sidewalk -use a variety of species. General Comments 1. Separate permits and fees for side sewer connection and storm connection will be required. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. ERC Report 0 r c t t c M 13 11M lit- C"Niti"Hi OWN" i HH++HHH O QdiNi+{P i i I I m1 H gi t Fy W H i. 11101111111111111111111111111111111111111 ���rrarrrrs*��• i111111iMmsaa11m c;inv an �i y s�iy��a3ii�iiia �ssa/a����� 'as»9�RS�9aR99;�������� � ! i � �� ■r � � � � I � 08L0'KR'W9 3NOHd _ ,.� ; o o„Y,rr:, .:p ► x31 VM'NO1N3d ISlVMS W9 RMVd'N3N0OHOHSNO0 _ u�rwecsnl I ' 1N3WdO-13A303a N0LN32i V3>11 0VOa 000M NVW 0Z4 surlsstu+l t i�grH4; NVId 3dVOSONVI 031801O0 ;wry ok-LU3dObd V3NI — runos rouu s m ��� I � r AAS 3AV-ON13- _ - 1 . i i I J�. 1. 14 ' : - _.. -,. iA1 i � •�..J .�.. .I�r.. maw.. .. ii Aerial Photo Notes I Legend None C• 56 0 128 256 Feet IGS_ 1984_Web_Mercator_Auxiliary_Sphere City o R-eo n e -,�, Finance & IT Division City and County Boundary L I Other `,� City of Renton Addresses Parcels EXHIBIT 4 Information Technology - GIS This map is a user generated static output from an Internet mapping site and is for reference only Data layers that appear on this map may or may not be RertorMapSupport@Rentonwa.gov accurate, current, or otherwise reliab'e. 4128/2014 THIS MAP IS NOT TO BE USED FOR NAVIGATION e n '��M� Jill! seY-=R4iA.AiiAAAAe,a,y.eA31�� � H CC H X W 3 If! r MDESEGNzu PRELIMINARY REPORT OF GEOTECHNICAL EN( Commercial Warehouse Building Tukwila, Washington For Greenberg Farrow Architects March 8, 2073 GeoDesign Project: Greenberg -3-01 EXHIBIT 7 TECHNICAL INFORMATION REPORT C,iy of Renton IKEA D;'li',i7r' NWC - S.W. 43rd Street and Lind Avenue S.W. Renton, WA 98057 \7 E Prepared for: GreenbergFarrow 19000 MacArthur Boulevard, Suite 250 Irvine, CA 92612 EXHIBIT 8 July 11, 2014 Our Job No. 16836 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES • TUMWATER, WA ♦ LONG BEACH, CA ♦ ROSEVILLE, CA • SAN DIEGO, CA www,barghausen.com W O City of Re3iton IKEA Renton Redevelopment Prepared for: Greenberg Farrow Architecture, Inc. 1430 West Peachtree Street, NW Suite 200 Atlanta, Georgia 30309 Prepared by: IPTENW Transportation Engineering Northwest 11400 SE 8th Street, Suite 200 Bellevue, WA 98004 Office: (425) 889-6747 Fax: (425) 889-8369 EXHIBIT 9 Rocale Timmons From: Karen Walter <KWalter@muckleshoot.nsn.us> Sent: Tuesday, August 12, 2014 12:55 PM To: Rocale Timmons Subject: RE: City of Renton SEPA (DNSM) Notice of Application - IKEA Redevelopment - LUA14-000951, ECF, MOD, SA -H Attachments: Landscape Ecotoxicology of Coho Salmon Spawner Mortality in Urban watersheds.pdf, Cop per_effects_on_Salmon ids_-_Abstracts_C A _Woodyl.pdf, copper toxic ity_visibiIity vulnerability juv coho salmon predation by cutthroat trout_McIntyre et al 2012.pdf Rocale, Thank you for sending us the site plan; flood hazard data figure; and the Technical Information Report. We have reviewed this information along with the Notice of Application and Proposed MDNS and the checklist and have some initial comments and questions: 1. The project is proposing to only treat, but not detain stormwater. Why is the project exempt from stormwater detentionlinfiltration requirements? Now does the applicant intend to meet the City's flood plan compensatory requirements without detention or storage? 2. The project is proposing to treat stormwater using basic methods without oil/water separators. Instead, we recommend that the project be required to use enhanced treatment methods to treat stormwater as the stormwater will be discharged, to Springbrook Creek. Springbrook Creek is a known salmon -bearing water and salmon can be adversely affected by stormwater pollutants, particularly, metals and oils found in stormwater (see attached); therefore, we recommend that the project maximize its pollutant reduction methods by using enhanced treatment methods. We appreciate the opportunity to review this proposal and look forward to Renton's responses. We may have further comments subsequently. Best regards, Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division Habitat Program 39015 772nd Ave SF Auburn, WA 98092 253-876-3116 From: Rocale Timmons [mailto:RTimmons@Rentonwa.gov] Sent: Tuesday, August 12, 2014 11:20 AM To: Karen Walter Subject: RE: City of Renton SEPA (DNSM) Notice of Application - IKEA Redevelopment - LUA14-000951, ECF, MOD, SA -H Second Part of TIR From: Karen Walter [mailto:KWalter@muckleshoot.nsn.us] Sent: Tuesday, August 12, 2014 11:11 AM To: Rocale Timmons Subject: RE: City of Renton SEPA (DNSM) Notice of Application - IKEA Redevelopment - LUA14-000951, ECF, MOD, SA -H Thanks Rocale. EXHIBIT 10 Department of Community and, of Economic Developr it NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non -Significance Mitigated (DNS -M) for the following project under the authority of the Renton municipal code. IKEA Redevelopment LUA14-000951 Location: 601 SW 41st St. The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications for the construction of a new 451,000 square foot IKEA retail facility, The project site totals 28.99 acres in area and is zoned 1M. ). Access to the site is proposed to be realigned/consolidated into three driveways along SW 41st St, three driveways along SW 43rd St, and one driveway along Lind Ave SW. Appeals of the DNS -M must be filled in writing on or before 5:00 p.m, on September 26, 2014. Appeals must be filed in writing together with the required fee with: Hearing Examiner c/o City Clerk, City of Renton, 1055 S Grady Way, Renton, WA 98057. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, 425-430-6510. A Public Hearing will be held by the Hearing Examiner in the Council Chambers, City Hall, on October 14, 2014 at 11:00 am to consider the submitted application. If the DNS -M is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: September 12, 2014 City of on Department of Community & Economic i lopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMUNITY SERVICES COMMENTS DUE' AUGUST 12, 2014 APPLICATION NO: LUA14-000951, ECF, MOD, SA -H. DATE CIRCULATED: JULY 29, 2014 APPLICANT: Jay Grubb, Barghausen PROJECT MANAGER: PROJECTTITLE: IKEA Redevelopment PROJECT REVIEWER: SITE AREA: 1,262,804 square feet EXISTING BLDG AREA (gross): LOCATION: 601 SW 41' & 800 SW 43`d St PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications for the construction of a new 444,351 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). The subject property is located on the north side of SW 43rd St between Lind Ave SW and Oakesdale Ave SW at 60141st St. The project site totals 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements within two existing buildings. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most.structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (1,579 stalls following proposed expansions). The applicant is requesting a parking modification from RMC 4-4-080 in order to: exceed the maximum number of allowed parking stalls by no more than 697 parking spaces (499 stalls upon full buildout of future expansions); provide less than the required number of parking stalls during construction; the provision of off-site parking during construction; provide 54 less than the 108 required bicycle parking stalls; and to allow bicycle parking no more than 75 feet beyond the allowed 50 -foot maximum distance from the primary building entrance. The applicant is also requesting a refuse and recycle modification from RMC 4-4-090 in order to reduce the required refuse and recycle deposit area from 6,660 square feet to a 500 square foot deposit area. Access to the site is proposed to be realigned/consolidated into three driveways along SW 41st St, three driveways along SW 43rd St, and one driveway along Lind Ave SW. The applicant is requesting a street modification from RMC 4-6-060 in order to reduce the required dedication along SW 41st St from 7 feet to 5.5 feet and along Lind Ave SW from 11.5 feet to 5.5 feet. The applicant has submitted a Drainage Report, Traffic Impact Analysis, Flood Hazard Data, and Geotechnical Engineering study with the subject application. The subject site is located outside of the 100 -year flood plain according to FEMA's 1995 Flood Insurance Rate Map (FIRM) however is located within the 100 -year flood plain according to FEMA's tan -adopted Digital FIRM (DFIRM) map. The applicant is proposing to use elevations within the 1995 FIRM map to base proposed finished floor elevations. In order to meet compensatory storage requirements set forth in RMC 4-3-050 the applicant has elected to use elevations within the unadopted DFIRM map. The site is also located within a Seismic Hazard Area. Construction is anticipated to commence in the Summer of 2015 and complete in early 2017. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources Element of the Probable Probable More Environment Minor Major information impacts Impacts Necessary Housing Aesthetics Li h Glore Recreation Utilities Trans wWr on Public Services historic/Cultural Preservation Airport Environment 1 D,a0P Feet 14,000 Feet 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 nee to properly assess this proposal. i J '� Signature of Director or Authorized Representative y Date —� 8. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS 7YlfC44k ' k4OwL4Ar-' Q Gp 0& I 1 M S � ,Q A' c �+�t i n ; �c G�}� 001 �6 nit j J SS r(r f + LE ! 5 c�ntL. r5%� . �� �•I`J� �i�rl,� �� 15 I,tZ�� IS S ri.�Wf1 - � J o 441 . 1 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 property assess this proposal. Signature of Director or Authorized Representative Date )TICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS -M) --ilarrdrlE WNabn�of th. CrY A.rmn. TM�feaan4q bflallY lfeeMellw Wlutlan andand tM ^acmT APW-11 aNO wAv TWra APy29.3011 U. MvN , WA1F0003SL EU. M00, S " Cr NAME: IPEA Aede.MaPmenl :Cf pF9pUrt30N: 17. appeont n --im H,aft Evrnh.r SRe pbn Pe . Fin9nro , l R.vfew, uq thrx mtrdlfkvhons b [Ira srlWs '-_ a a crew A 35l a9.. 1-t OnAIY. 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Ramco Orf Ita91oaled K 1055 SouN Grady war- Emavm,rldl ooeurnnaa+M En.harm.nwlST°N ITr�IIn EwrN.rA aw Rrope.� Fneiare o.valuP.Ma AYUIaas. .a to rueieR to rl. CINr SEPA urmr.rv. RMc�R-199x: a-3tu 13a.d Kr PP/wn Mftlpfiaru Th. PnKR dy ap.pa0, a-a>fla. assn .r� oNer .RPr 41e moo and xapl�. m . .PPna�u. n,. mIS..A. Mleaatbn Me.�m .W Ateh b. 1mpoMa m mimpale 1 proem. rrwPaeN ��� MURwas'• �Ie[t TrAM naaunanded MRquean aw.uoe addrea Puieir n red by emarq— antl n.vlarwnr M tl.d dp+e . CanWr3o.ov.Nh Trvl]3r me.e+MAd°Dp1i"�b�r�� CgnpOnw wM Rood NPmrd Ra•9.aot�onC 2hK F3-03GA [ernnr,nbvw a. aYrv. -PP aNO^ ^"'� w erhralnd m wrRW m,ual, tlmlllan4 awlYn plasma, lm - Pbmt4 9Mana [a5S Svuth Cr,a7 "" Rmbt W A WmT. M Lm pM m AUPar ]13arL lhb rpmar h ars.l etvHn ,4q abr b a phvwht m trpcbM k >au. k v9A AM, [curd QAmu.rA wnnb, 9hDdn 1055 South Gndrnl W. R.eeen R vun an hnMoa H a[¢rdiM a. h..^R- Pleb° arras•a avltk hoary wmtteN+ex3.duMd Mlt].51 a30ESri. FeRavrin or bv+ara atrw sFFA LWnnNvU you Ines• quI apwu n e.Irea'Ht arvd Aabrd wa'mmm<rrcs �'d� and nvlMa adamn,llydammbn by mm puRrs VuuWiLLabarttfa9nP�I.uwW mba madea wrlT .arfb.e aucwwaaux�beamea Pe.r PFaR. unrr>KT tl. Pn1W maMRer- Arryor. odor vbinlo wrinan mI. mqd nItl vrRl M mtRkd nl �I'I a�Iorl wr oar P°1ee- lnu vL],a aIm �. db'grAaed E.gbmn,IlE Ma W Yy fEAR1 on oI. err a ammry umPai.nor. GM Dx Mapaw Medbm hMrhW (wQm*3. CONTACF PERSON: RDcaleT{mmansa Sen{Gr Planner, Tel: (4-) 430-722.9; s Sara M'p rtlmrftom&enters a-9Vv aFVnEPT NUM9ER NRIETI CALi7N6 FdE PROYER FttE IUEHTIFItATIC Nn ARRDGnON pATF: AAy 14 xv; E yau.oub Ra m be n ie a prrry or+nmtl m raisin 1v s so.G.*lbn on tldl -P— 'j,kR >a aFwMPIaTE Apnlr�,nax: Aly ]R. ]old Im.,�mumml3tyaR,mm�, ct9-na.�rafoM.Ion, iDss waa. Rmlo.. wAvmsr. nam.Jstle Nor I FA Raaa.aaPm.m1 ruMaaopaSL E6, MOO, SM! wood iw m o< n.a. , wM d rwxd m retie hartrer mromwan m the PnPaxa woie[T. axnPi,te rob AAMn T.d mum m: Cal dRertmr4 an-rlar•raxnhman 3nss sl. ry,ay war, Ramm�, wA 9easr. NAufNG AooRez IM R,devebwHm l W A3+00Vf9L FG, MOO, SA -H ONI�u2P: AE UNG A00RP53, ', lOw NO- - CERTIFICATION Briton p=NT�N 4EA0 hereby certify that -�'` copies of the above document were posted ins^ conspicuous places or nearby the described property on Date: _ Signed:X- ;•, y STATE OF ASNINGTON ) SS COUNTY OF KING I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: Notary Public in and for the State of Washington Notary (Print): My appointment expires: € 4 :6&3 E E� g„, ��y( - E7. .. :. TDEPART PLANNING pivlSlQN ,MENT E E EF t 6 E E f t A IDA1x1T OF S RVtC 8X C A"UNG E F - 4 ........ .EI€ On the 29`' day of July, 2014, 1 deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: .,e i _._.. _ -� _ P `� �4h6.� _�..t..9.9.g', Q.. ($ y t. P,+t6i� g Fmk. m' ' : i@ IPrietrtl` ..11lii _ %$ :.� Agencies See Attached Jay Grubb, Barghausen Applicant IKEA, North America Services Owner See attached 300" surrounding property owners (Signature of Sender): STATE OF WASHINGTON SS COUNTY OF KING I certify that I know or have satisfactory evidence that Sabrina Mirante i,� signed this instrument and acknowledged it to be his/her/their free and voluntary act for the _ a*0 mentioned in the instrument. `. x 0 Dated: �9 '�''�ry�'9.17 Notary ` lic in and for the State of Waslifngn Notary (Print): My appointment expires: A 4�- zc(I ac L -i IKEA Redevelopment -1110- LUA14-000951, ECF, MOD, SA -H template - affidavit of service by mailing AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** WDFW - Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept.' Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015 —172nd Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS -240 Seattle, WA 98106-1514 39015 172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation* Seattle District Office Environmental Planning Supervisor Attn: Gretchen Kaehler Attn: SEPA Reviewer Ms. Shirley Marroquin PO Box 48343 PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers *** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Tim McHarg Attn: Jack Pace 35030 SE Douglas St. #210 Director of Community Development Acting Community Dev. Director Snoqualmie, WA 98065 12835 Newcastle Way, Ste 200 220 Fourth Avenue South Newcastle, WA 98056 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Kathy Johnson, Steve Lancaster, Responsible Official Gary Kriedt 355 1101h Ave NE 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR Q431 Ma1Istop EST 11W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98004 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.jzov ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template - affidavit of service by mailing 3623049001 3623049001 3623049001 AMB PROPERTY CORP Current Business Current Business 60 STATE ST STE 1200 700 SW 41st St 800 SW 41st St BOSTON, MA 2109 Renton, WA 98057 Renton, WA 98057 3623049001 3623049001 3623049001 Current Business Current Business Current Business 616 SW 41st St 1012 SW 41st St 1010 SW 41st St Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 3623049001 3623049001 3623049001 Current Business Current Business Current Business 820 SW 41st St 700 SW 41st St 800 SW 41st St Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 3623049001 3623049001 3926800010 Current Business Current Business Z V COMPANY INC 616 SW 41st St 1012 SW 41st St 3306 OLYMPIC BLVD W Renton, WA 98057 Renton, WA 98057 UNIVERSITY PLACE, WA 98466 3926800020 3926800020 3926800020 S & J YEN LLC Current Business Current Business 14100 SE 36TH ST STE 200 330 SW 43rd St UNIT J 330 SW 43rd St UNIT K BELLEVUE, WA 98006 Renton, WA 98057 Renton, WA 98057 3926800020 3926800020 3926800020 Current Business Current Business Current Business 302 SW 43rd St 330 SW 43rd St UNIT G 330 SW 43rd St Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 3926800020 3926800020 3926800020 Current Business Current Business Current Business 330 SW 43rd St UNIT P 330 SW 43rd St UNIT N 330 SW 43rd St UNIT L Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 3926800020 3926800020 3926800020 Current Business Current Business Current Business 330 SW 43rd St UNIT M 330 SW 43rd St UNIT A 330 SW 43rd St UNIT E Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 3926800020 3926800020 3926800070 Current Business Current Business SOUTHLIND SQUARE LLC 330 SW 43rd St UNIT D 330 SW 43rd St UNIT H 415 BAKER BLVD #200 Renton, WA 98057 Renton, WA 98057 TUKWILA, WA 98188 3926800070 3926800070 3926800070 Current Business Current Business Current Business 415 BAKER BLVD #200 419 SW 41st St 443 5W 41st St TUKWILA, WA 98188 Renton, WA 98057 Renton, WA 98057 3926800070 3926800070 3926800070 Current Business Current Business Current Business 401 SW 41st St 421 SW 41st St 403 SW 41st St Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 3926800070 3926800070 3926800070 Current Business Current Business Current Business 433 SW 41st St 437 SW 41st St 407 SW 41st St Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 3926800070 3926800070 3926800070 Current Business Current Business Current Business 425 SW 41st St 441 Lind Ave SW 423 SW 41st St Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 3926800070 3926800080 3926800080 Current Business Current Business Current Business 405 SW 41st St 435 SW 41st St 4130 Lind Ave SW Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 3926800080 3926800080 3926800080 Current Business Current Business Current Business 4150 Lind Ave SW 4174 Lind Ave SW 4134 Lind Ave SW Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 3926800080 3123059129 3123059151 Current Business GENUINE PARTS CO KENT CITY OF 4172 Lind Ave SW 4180 Lind Ave SW 220 4TH AVE S Renton, WA 98057 Renton, WA 98057 KENT, WA 98032 1253800170 1253800170 3123059097 4060 LIND AVE SW LLC 4060 LIND AVE SW LLC SKYLINE SERVICE STATIONS 3 300 SW 41ST ST 4060 Lind Ave SW 221 PINE ST #4TH FLOOR RENTON, WA 98057 Renton, WA 98057 SAN FRANCISCO, CA 94101 3123059121 3123059169 3623049001 KNUDSON INVESTMENTS LLC IKEA NORTH AMERICA SERVICES AMB PROPERTY CORP PO BOX 60196 420 ALAN WOOD RD 60 STATE ST STE 1200 RENTON, WA 98058 CONSHOHOCKEN, PA 19428 BOSTON, MA 2109 3623049001 3623049005 3623049113 AMB PROPERTY CORP HILL FAMILY II LLC IKEA NORTH AMERICA SERVICES 1010 SW 41st St PO BOK 700 420 ALAN WOOD RD Renton, WA 98057 MERCER ISLAND, WA 98040 CONSHOHOCKEN, PA 19428 3123059013 3123059013 3926800080 BNSF RAILWAY CO BNSF RAILWAY CO SOUTHLIND SQUARE LLC PO BOX 961089 Kent, WA 98032 415 BAKER BLVD #200 FT WORTH, TX 76161 TUKWILA, WA 98188 IKEA NORTH AMERICA SERVICES 420 ALAN WOOD RD CONSHOHOCKEN, PA 19428 lav Grubb Barghausen Consulting Engineers 15215 72nd Ave 5 Kent, WA 98032 Denis Law City MV.`� Mayor rc�_ Community & Economic Development Department July 29, 2014 C.E."Chip" Vincent, Administrator Jay Grubb Barghausen Consulting Engineers, Inc 1821572 n" Ave S Kent, WA 98032 Subject: Notice of Complete Application IKEA Redevelopment, LUA14-000951, ECF, MOD, SA -H Dear Mr. Grubb: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on August 25, 2014. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on October 14,. 2014 at 11:00 AM, Council Chambers, Seventh Floor,. Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7219 if you have any questions. Sincerely, Rocale Timmons Senior Planner cc: IKEA Property, Inc / Owner(s) Renton City Hall . 1055 South Grady Way . Renton, Washington 98057 - rentonwa.gov --- / ^ City , II J ri NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS -M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: July 29, 2014 LAND USE NUMBER: LUA14-000951, ECF, MOD, SA -H PROJECT NAME: IKEA Redevelopment PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications for the construction of a new 444,351 square fact IKEA retail facility (which includes two future expansions totaling 45,400 square feet). The subject property is located on the north side of SW 43rd St between Lind Ave SW and Oakesdale Ave SW at 601 41st St. The project site totals 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements within two existing buildings. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (1,579 stalls following proposed expansions). The applicant is requesting a parking modification from RMC 4-4-080 in order to: exceed the maximum number of allowed parking stalls by no more than 697 parking spaces 1499 stalls upon full buildout of future expansions); provide less than the required number of parking stalls during construction; the provision of off-site parking during construction; provide 54 less than the 108 required bicycle parking stalls, and to allow bicycle parking no more than 75 feet beyond the allowed SD -foot maximum distance from the primary building entrance. The applicant is also requesting a refuse and recycle modification from RMC 4-4-090 in order to reduce the required refuse and recycle deposit area from 6,660 square feet to a 500 square foot deposit area. Access to the site is proposed to be realigned/consolidated into three driveways along SW 41st St, three driveways along SW 43rd St, and one driveway along Lind Ave SW. The applicant is requesting a street modification from RMC 4-6-060 in order to reduce the required dedication along SW 41st St from 7 feet to 5.5 feet and along Lind Ave SW from 11.5 feet to 5.5 feet. The applicant has submitted a Drainage Report, Traffic Impact Analysis, Flood Hazard Data, and Geotechnical Engineering study with the subject application. The subject site is located outside of the 100 -year flood plain according to FEMA's 1995 Flood Insurance Rate Map (FIRM) however is located within the 100 -year flood plain according to FEMA's un- adopted Digital FIRM (DFIRM) map. The applicant is proposing to use elevations within the 1995 FIRM map to base proposed finished floor elevations. In order to meet compensatory storage requirements set forth in RMC 4-3-050 the applicant has elected to use elevations within the un -adopted DFIRM map. The site is also located within a Seismic Hazard Area. Construction is anticipated to commence in the Summer of 2015 and complete in early 2017. PROJECT LOCATION: 601 SW 41" St & 800 SW 436 St OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS -M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project_ Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS -M process to give notice that a DNS -M is likely to be issued. Comment periods for the project and the proposed DNS -M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non - Significance -Mitigated (DNS -M). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14 -day appeal period will follow the issuance of the DNS -M. PERMITAPPLICATION DATE: July 18, 2014 NOTICE OF COMPLETE APPLICATION: July 29, 2014 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED — Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: IKEA Redevelopment / LUA14-000951, ECF, MOD, SA -H NAME: MAILING ADDRESS: TELEPHONE NO.: City/State/Zip: -- - City '-J APPLICANT/PROJECT CONTACT PERSON: lay Grubb/Barghausen/18215 72"d Ave S/Kent, WA 98032/425-251- 6222/jgrubb@barghausen.com Permits/Review Requested: Environmental (SEPA) Review, Hearing Examiner Site Plan Review, Parking Modification, Street Modification, and Refuse and Recycle Modification Other Permits which may be required: Building, Construction, Sign, and Fire Permits Requested Studies: Drainage Report, Traffic Impact Analysis, Flood Hazard Data, and Geotechnical Engineering study Location where application may be reviewed: Department of Community & Economic Development (CED)— Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Benton, WA 98057 PUBLIC HEARING: Public hearing, is tentatively scheduled for October 14, 2014 before the Renton Hearing Examiner in Renton Council Chambers at 11:00 AM on the 7th floor of Renton City Hall located at 1055 South Grady Way. CONSISTENCY OVERVIEW: Zoning/Land Use: The subject site is designated Employment Area Valley (EAV) on the City of Renton Comprehensive Land Use Map and Medium Industrial (IM) on the City's Zoning Map. If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED — Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: IKEA Redevelopment/ LUA14-000951, ECF, MOD, SA -H NAME: MAILING ADDRESS: TELEPHONE NO.: City/State/Zip; Environmental Documents that Evaluate the Proposed Project: Environmental {SEPA) Checklist Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA ordinancer RMC 4-2-130A; 4-3-050, 4-4, 4-6-060, 4-9-200, 4-9-250 and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The fallowing Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. ■ Compliance with Trac recommendations in provided Transportation Impact Analysis. • Compliance with Flood Hazard Regulations; RMC 4-3-050F. Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, [ED — Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on August 12, 2014. This matter is also tentatively scheduled for a public hearing on October 14, 2014, at 11:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at {425) 43G-6578_ Following the issuance of the SEPA Determination, you may still appear at the hearing and present your comments regarding the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Rocale Timmons, Senior Planner; Tel: (425) 430-7219; Eml: rtimmons@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: October 8, 2014 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: IKEA Redevelopment LUA (file) Number: LUA-14-000951, ECF, SA -H, MOD, MOD, MOD Cross -References: AKA's: Project Manager: Rocale Timmons Acceptance Date: July 29, 2014 Applicant: Jay Grubb, Barghausen Owner: IKEA North America Contact: Jay Grubb, Barghausen PID Number: 362304-9113 & 312305-9169 ERC Determination: DNS -M Date: September 8, 2014 Appeal Period Ends: September 26 2014 Administrative Decision: Date: Appeal Period Ends: Public Hearing Date: October 14, 2014 Date Appealed to HEX: By Whom: HEX Decision: Date: Appeal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications for the construction of a new 444,351 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). The subject property is located on the north side of SW 43rd St between Lind Ave SW and Oakesdale Ave SW at 601 41st St. The project site totals 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements within two existing buildings. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (1,579 stalls following proposed expansions). The applicant is requesting a parking modification from RMC 4-4-080 in order to: exceed the maximum number of allowed parking stalls by no more than 697 parking spaces (499 stalls upon full buildout of future expansions); provide less than the required number of parking stalls during construction; the provision of off-site parking during constructionprovide 54 less than the 108 required bic parking stalls; and to allow bicyc arking no more than 75 feet beyond the allowed 50 -foot ...aximum distance from the primary --ilding entrance. The applicant is also requesting a refuse and recycle modification from RMC 4-4-090 in order to reduce the required refuse and recycle deposit area from 6,660 square feet to a 500 square foot deposit area. Access to the site is proposed to be realigned/consolidated into three driveways along SW 41st St, three driveways along SW 43rd St, and one driveway along Lind Ave SW. The applicant is requesting a street modification from RMC 4-6-060 in order to reduce the required dedication along SW 41st St from 7 feet to 5.5 feet and along Lind Ave SW from 11.5 feet to 5.5 feet. The applicant has submitted a Drainage Report, Traffic Impact Analysis, Flood Hazard Data, and Geotechnical Engineering study with the subject application. The subject site is located outside of the 100 -year flood plain according to FEMA's 1995 Flood Insurance Rate Map (FIRM) however is located within the 100 -year flood plain according to FEMA's un -adopted Digital FIRM (DFIRM) map. The applicant is proposing to use elevations within the 1995 FIRM map to base proposed finished floor elevations. In order to meet compensatory storage requirements set forth in RMC 4-3-050 the applicant has elected to use elevations within the unadopted DFIRM map. The site is also located within a Seismic Hazard Area. Construction is anticipated to commence in the Summer of 2015 and complete in early 2017. I Location: 601 SW 41th St & 800 SW 43rd St 1 Comments: ERC Determination Types: DNS - Determination of Non -Significance; DNS -M - Determination of Nan -Significance -Mitigated; DS - Determination of Significance. V s irurnrrn3�n*~i`nsu � � - AFFIDAVIT OF SERVICE B MAILIN :., On the 7th day of October, 2414, 1 deposited in the mails of the United States, a sealed envelope containing Hearing Examiner Report documents. This information was sent to: Phil Olbrechts Hearing Examiner IKEA North America Services Owner Marilyn Lauderdale Party of Record Jay Grubb Contact (Signature of Sender): STATE OF WASHINGTON ) \ SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: Otja q- -4 a0! Few iS� tary Public in and for the State of WashinkpW Notary (Print). 6 a~ T ~ + r y �d 4+V � � ! R11 My appointment expires: U f `' ,29,•- 0 I„t+) of W'ky;x`_t�C � 11.. We IKEA Redevelopment r��:..'" "Qe 11' LUA14-000951, ECF, SA -H, MOD,MOD,MOD template - affidavit of service by mailing IKEA NORTH AMERICA SERVICES 420 ALAN WOOD RD CONSHOHOCKEN, PA 19428 Mariivn Lauderdale av Grubb PO Box 834 Barghausen Consulting Engineers Milton, WA 98354 18215 72nd Ave S Kent, WA 98032 S-• •M A ^ I •�' �+ 'l' — :J � _�.' .. = U � � '� y r U J ;/: 7 � � L S.' .i � � .O. v (`-] .� � 1i �G �. P ;'•^;i::�_Q s J �� � :. ❑ a�= = � = .. � � � � ._ � .= y � ^ :/7 .� —y v � Y ;y y < .t✓ � � •- �' t > I. y 0 « a v+'n — y y T �. ✓'. O i C _. _ I. J F Lj Fa 7i;L�_• �J ❑ � � Z 2-- -T E.25; v � j H >nc cu COP. 71 3 00 � �, �a��Uo ��� •o F C3.�-'i C L G.1 •O : !Db W �' �0-4 say •w � � Z � C � • n, � � � �-. O � Imo-+ � � b tj o d a��' cl on 71 o� W p � � -� — �-- .. � � :.: 3 � 0 1..•o a7 a It CL� Erik PLAN REVIEW COMMENT (LUA14-094951) tt. btyof 3 t 1 ................... PLAN ADDRESS: SW 601 41ST ST RENTON, WA 98057-4811 APPLICATION DATE: 071l8/2014 DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications for the construction of a new 444,351 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). The subject property is located on the north side of SW 43rd St between Lind Ave SW and Oakesdale Ave SW at 601 41st St. The project site totals 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the 1KEA showroom, retail area, restaurant, parking, and associated improvements within two existing buildings. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (1,579 stalls following proposed expansions). The applicant is requesting a parking modification from RMC 44-080 in order to: exceed the maximum number of allowed parking stalls by no more than 697 parking spaces (499 stalls upon full buildout of future expansions); provide less than the required number of parking stalls during construction; the provision of off-site parking during construction; provide 54 less than the 108 required bicycle parking stalls; and to allow bicycle parking no more than 75 feet beyond the allowed 50 -foot maximum distance from the primary building entrance. The applicant is also requesting a refuse and recycle modification from RMC 4-4-090 in order to reduce the required refuse and recycle deposit area from 6,660 square feet to a 500 square foot deposit area_ Access to the site is proposed to be realignedlconsolidated into three driveways along SW 41st St, three driveways along SW 43rd St, and one driveway along Lind Ave SW. The applicant is requesting a street modification from RMC 4-6-060 in order to reduce the required dedication along SW 41 st St from 7 feet to 5.5 feet and along Lind Ave SW from 11.5 feet to 5.5 feet, The applicant has submitted a Drainage Report, Traffic Impact Analysis, Flood Hazard Data, and Geotechnical Engineering study with the subject application. The subject site is located outside of the 100 -year flood plain according to FEMA's 1995 Flood Insurance Rate Map (FIRM) however is located within the 100 -year flood plain according to FEMA's un -adopted Digital FIRM (DFIRM) map. The applicant is proposing to use elevations within the 1995 FIRM map to base proposed finished floor elevations. In order to meet compensatory storage requirements set forth in RMC 4-3-050 the applicant has elected to use elevations within the unadopted DFIRM map. The site is also located within a Seismic Hazard Area. Construction is anticipated to commence in the Summer of 2015 and complete in early 2017. Engineering Review Vicki Grover Ph: 425-430-7291 email: vgrover@rentonwa.gov Recommendations: I have reviewed the application for the IKEA Redevelopment located at 601 SW 41 st Street and 800 SW 43rd Street and have the following comments: EXISTING CONDITIONS WATER The proposed development is within the City of Renton's water service area and in the 196 -hydraulic pressure zone. There are several existing water lines around the subject property that are located at: • 16 -inch water main in Lind Ave SW (City water plan no. W-1197) • 12 -inch water main in SW 41st Street (City water plan no. W-0500 & W-1997) • 12 -inch water main in SW 43rd Street (City water plan no. W-0328) • 12 -inch water within an existing easement running north/south between the existing easterly and westerly buildings (City water pian no. W-0500) • 12 -inch water within an existing easement running north/south that is west of the existing westerly building (City water plan no. W-0500) The above looped water system can deliver a maximum flow capacity of 5,500 gallons per minute per minute (gpm). The static water pressure is about 70 psi at ground elevation of 25 feet. SEWER Sewer service is provided by the City of Renton. There is existing 8 -inch sewer along the east side of the site in Lind Avenue SW. 1. Confirm whether the adjacent building has sewer connection from the sewer serving the project site before the developer does cut and cap (abandon) the existing sewer line on the current IKEA parking structure site. 2_ System development charge (SDC) fee for sewer is based on the size of the new domestic water to serve the proposed project. Current SDC fee for a 1 -inch meter install is $2,033.00. STORM There is an existing detention and conveyance system on site. CODE REQUIREMENTS WATER The domestic water meter proposed for the building will require a reduced backflow prevention assembly (RPSA) will be required. The RPSA shall be installed behind the meter and inside a heated enclosure ("hot -box") per City standard plan no, 350.2. Sizing of the meter shall be done in accordance with the Uniform Plumbing Code meter sizing criteria. Meter size 3 -inch and above shall be installed inside a concrete vault located outside of the building per City Standard Plan No. 320.4. The applicant/design engineer shall provide adequate room in the parking lot or in the landscape areas for the installation of the water meter(s) vault and fire sprinkler vault_ Depending on the street frontage improvements/modifications along SW 41 st Street, the existing water main may need to be relocated_ SANITARY SEWER Requesting a Construction Phasing or Construction Sequence to determine when the existing sewer line can be abandoned and the building to be demolished while continuing to serve the existing building during construction. ... October 08,2014 .�............... Page 1 of 3 Please show the Grease Interceptor on the civil plans, to include size (dimensions & volume) with a detail SURFACE WATER 1. The project is co .... dered a commercial development. Per core requirem—i #8, commercial and industrial deveiopments are required to provide enhanced basic water quality treatment. The enhanced basic water quality menu is included in chapter 6 of the 2009 KCSWDM. The applicant has proposed to use a Filterra system for WQ mitigation. The Filterra System, if designed in accordance with the approved adjustment (http://www.rentonwa.govYuploadedFiles/Government/PW/UTILITI ESYSurface_Water/Blanket%20Adjustment%20Filterra%20Date d%20June%2026%202014.pdf) can be used to provide enhanced basic treatment. 2. All conveyance systems need to be analyzed in accordance with core requirement ##4. 3_ There is a reduction in impervious surface of more than an acre, therefore the project will be exempt from providing a flow control facility and/or a flow control BMP. 4. A fence will need to be provided along the entire perimeter of the wetpond (shown on sheet C 13) 5. A declaration of convent will need to be approved and recorded by the City. 6_ A Construction Stormwater General Permit from Department of Ecology will be required. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 7. Final drainage plans and final drainage report (TIR) based on the 2009 King County Surface Water Drainage Manual and City Amendments should be submitted with the Utility construction permit. TRANSPORTATION /STREET 1. Transportation impact fee rates and amount will be determined at the time of building permit associated with the project. 2_ A traffic impact study report prepared by TENW was submitted for the project. The report included the the redevelopment of the existing 397,972 square feet to a 451,000 square feet building (larger than the proposed building) with surface parking. This is a more conservative study and is therefore acceptable. The report mentions the 1,061 net new weekday daily vehicle trips, the 30 net new weekday AM peak hour trips, 51 net new weekday PM peak hour trips, and the 187 net new Saturday peak hour of the generator trips. The traffic study included the level of service (LOS) study of the 7 site driveways and 8 adjacent intersections and the parking study (both during and after construction). The LOS service results did not show a concern at the proposed site driveways. The adjacent intersections were studied to determine the potential effects of queuing on the operations at the IKEA driveways. Based on the study, the outbound traffic at the east driveway on SW 43rd Street will be restricted to right turns only. The queuing on the adjacent streets is not expected to have a significant impact on driveway operations. 3. The construction parking study included in the traffic impact study report mentioned that IKEA is working on obtaining an off-site parking lot for the off-site overflow parking. The report also mentioned that IKEA already has an agreement with the commercial building owners on the north side of SW 41st Street to utilize their parking spaces for employee overflow parking on weekends and holidays. Since some of the parking during construction will be located on the other side of the street, pedestrian crossing features (e.g. cross walks, signage, etc_) may be applicable on the project, with improvements specified during construction permit review. 4_ Street frontage improvements are required from development and redevelopment projects a) SW 41st Street (a Collector street with existing half street ROW width of 39 feet, as per King County assessor map) - a modification request was submitted to the City to reduce the ROW dedication from 7 feet to 5.5 feet. The request mentions that the City's code required 0,5 feet wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 1 feet width back of sidewalk totals 17.5 feet width, and that there is existing 12 feet from curb to existing property line. Transportation section has mentioned that the existing curb to curb width is sufficient. Therefore the 5.5 feet wide dedication (subject to final survey), which will allow the City's standard curb, planter, and side walk, and 1 feet clear space within the ROW is acceptable. Frontage improvements must be built by the developer. b) Lind Avenue SW (a Minor Arterial street with existing ROW width of 80 feet, as per King County assessor map) -a modification request was submitted to the City to reduce the ROW dedication from 11.5 feet to 5.5 feet. Transportation section has a corridor plan for Lind Ave SW which includes 56 feet paved curb to curb width, 0.5 feet wide curbs, 8 feet wide landscaped planter, 8 feet wide concrete sidewalk, and 1 feet clear width back of the sidewalk. The transportation corridor pian section includes a minimum ROW width of 91 feet, which requires a minimum ROW dedication of 5.5 feet, subject to survey. Therefore the 5.5 feet wide dedication (subject to final survey), which will allow the City's standard curb, planter, and side walk, and 1 feet clear space within the ROW is acceptable. Frontage improvements must be built by the developer. The curb to curb width of 56 feet is also applicable on Lind Ave SW and must be shown and labeled in the engineering plans submitted with the Utility Construction permit, a) SW 43rd Street - is a Principal Arterial with existing right of way (ROW) width of 78 feet (with 48 feet half street ROW width fronting the IKEA site), as per King County assessor map and an existing curb to curb pavement width of approximately 55 feet. As per RMC 4-6-060, the ROW width required on a 5 lane Principal Arterial is 103 feet, with 66 feet paved travel width, 0.5 feet wide curbs, 8 feet wide landscaped planter, and 8 feet wide sidewalks. This involves a minimum ROW dedication of 3.5 feet on the project frontage since as per King County assessor map there is 48 feet ROW width available on the project side of the October 08, 2014,�,.,�_y,.,..,,_a,_.a Page 2 of 3 street. A modification request was not submitted to the City regarding this street. Therefore the ROW dedication of 3.5 feet width (subject to final s, irvey), is applicable on the street. Frontage improvements must be built by the developer. 5. Street lighting as p -r the current City standards is required to be provide- un the public street frontages on SW 41 st Street, Lind Ave SW, and SW 43rd Street. GENERAL COMMENTS 1. Separate permits and fees for storm connections will be required. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan submittal. Fire Review - Building Corey Thomas Ph: 425-430-7024 email: cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. Fire impact fees would be charged at the rate of $0,54 per square foot. Credits would be granted for the removal of all existing buildings. This fee is paid at the time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 4,000 gpm. A minimum of one hydrant is required within 150 -feet of the structure and four additional hydrants are required within 300 -feet of the structure. Minimum hydrant spacing is 300 feet on center around the building. A looped water main is required to be installed around the building. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 3. Fire department apparatus access roadways are required within 150 -feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25 -feel inside and 45 -feet outside. Roadways shall be a minimum of 20 -feet wide. Roadways shall support a minimum of a 30 -ton vehicle and 322 -psi point loading. 4. An electronic site plan is required prior to occupancy for pre -fire planning purposes. 5_ An annual place of assembly permit is required for the restaurant dining area. City ordinance requires an automated external defibrillator for any assembly areas in excess of 300 persons_ Separate plans and permits required for the cooking hood area fire suppression system. 6_ The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. 7. Applicant shall provide a completed Hazardous Material Inventory Statement prior to building permit issuance. Use of City of Renton form or approved equiviliant is required. Police Review Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov Recommendations: 633 CFS Estimated Annually (based upon total square footage; unknown what the difference is between the existing building and the new one) Moderate impact on police services. October 08, 2014 Page 3 of 3 /A �'83d (OJECT INFORMATION (co_:nued City of Renton "enton LAND USE PERMIT,ng��;�'1'c1'�"S` MASTER APPLICATION: PROPERTY OWNER(S) NAME: IKEA PROPERTY, INC. ADDRESS: 420 ALAN WOOD RD CITY: CONSHOHOCKEN, PA ZIP: 19428 E PHONE NUMBER: (610) 834-0180 APP LICANTT (if other than owner) NAME: REED LYONS, ESQ.'&,-? y COMPANY (if applicable):/ IKEA PROPERTY, INC. [gir I7 aGl3'��/ ADDRESS: 420 ALAN WOOD RD_ CITY: /CONSHOHOCKEN, PA ZIP: 19428 SN f A,, --q- 'PS D 3 z TELEPHONE NUMBER: (610) 8340180 ext. 5058 l9as� psi .4 zzz CONTACT PERSON NAME: REED LYONS, COMPANY (if applicable): /IKEA PROPERTY, INC. ADDRESS: 420 ALAN WOOD RD. CITY: CONSHOHOCKEN, PA ZIP: 19428 W 9,qo3z ) TELEPHONE NUMBER AND EMAIL ADDRESS: (6 10) 834-0180 ext. 5058 e.3"- es 1!5 z z reed.lyons@IKEA_com lv'g!�arg'�R-vS-fiv. e0a _} 0- �- P ROJ ECT I N ATI O N PROJECT OR DEVELOPMENT NAME: IKEA Redevelopment PROJECTIADDRESS(S)ILOCATION AND ZIP CODE: 601 SW 41Street & 800 SW 43`d Street, Renton, WA KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 362304-9113 & 312305-9169 EXISTING LAND USE(S): IKEA showroom, retail area, restaurant, public self -serve warehouse space and associated non-public warehouse space. PROPOSED LAND USE(S): Same EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Employment Valley Area (EVA) PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) Not Applicable EXISTING ZONING: Industrial Medium (IM) PROPOSED ZONING (if applicable): Not Applicable SITE AREA (in square feet): 1,262,804 square feet SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 12,353 sq. ft. SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 120,000 sq. ft. (existing) PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) Not Applicable NUMBER OF PROPOSED LOTS (if applicable) Not Applicable NUMBER OF NEW DWELLING UNITS (if applicable): Not Applicable I )JECT INFORMA NUMBER OF EXISTING DWELLING UNITS (if applicable): Not Applicable SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable). Not Applicable SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): Not Applicable SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 399,351 sq. ft. (444,351 sq. ft. with future expansions) SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): Not Applicable NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): 387,697 sq. ft. C430,000 sq. ft. with expansions) NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 375 (approx.) TION col ued PROJECT VALUE; $75M - $100M IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFIER PROTECTION AREA ONE ❑ AQUIFIER PROTECTION AREA TWO ■ FLOOD HAZARD AREA -ora POO sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS & LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY I (Attach legal description on separate sheet with the following information included) PARTIALLY SITUATED IN THE NW QUARTER OF SECTION 31, TOWNSHIP 23 N, RANGE 5 East, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON; PARTIALLY SITUATED IN THE NW QUARTER OF SECTION 36, TOWNSHIP 25 N, RANGE 4 East, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Namels) Michael Maier and Douglas_Greenholz, declare under penalty of perjury under the laws of the State of Pennsylvania that I am (please check one) the current owner of the property involved in thisapplic tion or x the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing state nits and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and b lief. E Signature of OwnerlRepredentative Date Signature of Own r epresentative Date COMMONWEALTH OF PENNSYLVANIA ) SS COUNTY OF MONTGOMERY ) I certify that I know or have satisfactory evidence that Michael Maier and Douglas Greenholz signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. ] 4 / Dated Notary Public in and for the Commonwealth of Pennsylvania COMMONWEALTH OF PENNSYLVANIA N=NotaFyPublic Patricia Ceblic Notary (Print):1friPiynrouth lwuntyMy Cornmisslo, 2015 �� I � -7 MEMWJ? PENNSYLVANIA n�gpgnriON OF r�OTAWe' My appointment expires: , r- � i KF? �_ PRk 14m0004J9 CITY OF RFNTON Department of Community & Economic lifevelopm eni, Planning Division May 1, 2014 Contact Information: Planner: Rocale Timmons, 425.430.7210a Public Works Plan Reviewer: Rohini Nair, 425.430.7295 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project'as °a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre -application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). _ _ _ �I-- City of �{ . 87� NJ DATE: April 28, 2014 TO: Roca le Timmons, Planner FRONT: ROW Nair, Plan Reviewer SUBJECT: IKEA redevelopment pr _app 601 SW 43`d Street - PRE 14-000479 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision -makers. 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. I have completed a preliminary review for the above -referenced proposal. The following comments are based on the pre -application submittal made to the City of Renton by the applicant_ WATER The proposed development is within the City of Renton's water service area and in the 196 -hydraulic pressure zone. There are several existing water lines around the subject property that are located at: • 16 -inch water main in bind Ave SW (City water plan no. W-1197) • 12 -inch water main in SW 41rt Street (City water plan no. W-0500 & W-1997) • 12 -inch water main in SW 43rd Street (City water plan no. W-0328) • 12 -inch water within an existing easement running north/south between the existing easterly and westerly buildings (City water plan no. W-0500) • 12 -inch water within an existing easement running north/south that is west of the existing westerly building (City water plan no_ W-0500) The above looped water system can deliver a maximum flow capacity of 5,500 galons per minute pe lr minute (gpm). The static water pressure is about 70 psi at ground elevation of 25 feet. Based on the project information submitted by the applicant for the pre -application meeting for the proposed development, the City's Fire Prevention Department has determined that the preliminary fire flow demand for the proposed development is 4,500 gpm including the use of an automatic fire sprinkler system. €KEA redevelapmeit preapi E 14-000479 Page 2 of 5 April 28, 2014 In order to provide water service for domestic and for fire protection to the proposed development, the following improvements will be required per City Code and Development standards: 1. Protection or relocation of the existing on-site 12 -inch water mains if they are impacted by construction activities or from the re -grading of the site related to the new building and its utilities_ 2_ Removal of existing on-site hydrants that are in conflict with the proposed improvements and the installation of new hydrants based on the final site improvements plan. The number and location of the hydrants shall be determined based on the City's review of the final building plans and site plan. 3. Abandonment or removal of all existing domestic water services and meters, hydrants, fire protection service stubs and backflow assemblies that are no longer in use. The abandoned pipes and water service lines shall be disconnected at the existing water mains. 4. Installation of new fire sprinkler stub(s) a with detector double check valve assembly (DDCVA) for backflow prevention for each fire sprinkler stub. The DDCVA's shall be installed in outside underground vault(s). The DDCVA's may be installed inside the building if it meets the conditions as shown on City's standard plan 360.5 for the installation of a DDCVA inside a building. 5. Installation of a separate domestic water meter for the new building with a reduced backflow prevention assembly (RPBA). The RPBA shall be installed behind the meter and inside a heated enclosure ("hot -box") per City standard plan no. 350.2. The sizing of the domestic. water meters shall be done in accordance with Chapter 6 of Uniform Plumbing Code. 6. Installation of a landscape irrigation meter and double check valve assembly (DCVA). 7. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix 1 of the City's 2012 Water System Plan. The development is subject to water system development charges (SDC) fee and of meter installation fees based on the size of the new water meters and of the fire sprinkler feed. However, it is anticipated that these charges will be offset by the water system redevelopment credits from the abandonment of several existing domestic and fire sprinkler water stubs related to the demolition of the existing two buildings. The current SDC fee for 1" water meter is $2,809.00. City's utility billing records show the following existing water services: 2 -inch domestic water service (utility billing account ref. no_ 250841) 2 -inch domestic water service (utility billing account ref. no. 250853) ® 2 -inch domestic water service (utility billing account ref. no. 250854) 2 -inch domestic water service (utility billing account ref. no. 250855) ® 2 -inch landscape irrigation water service (utility billing account ref. no. 250842) a 10 -inch fire sprinkler water service (utility billing account ref. no. 250859) 9 10 -inch fire sprinkler water service (utility billing account ref. no. 250860) 4 10 -inch fire sprinkler water service (utility billing account ref. no. 250861) 0 8 -inch fire sprinkler water service (utility billing account ref. no. 310105) IKEA erievelopmen-L preapp .14-000479 Page 3 of 6 April 28, 2014 8 -inch fire sprinkler water service (utilit4f billing account ref. no. 316106) Saanitoi3/:SESher 1. Sewer service is provided by the City of Renton. 2. Confirm whether the adjacent building has sewer connection from the sewer serving the project site before the developer does cut and cap (abandon) the existing sewer line on the current IKEA parking structure site. 3. System development charge (SDC) fee for sewer is based on the size of the new domestic water to serve the proposed project. Current SDC fee for a.1 -inch meter install is $2,033.00. 4. A full grease interceptor will be needed. 5. Metro latecomer is not ap icahle since the project is connecting to City sewer directly and not to the Metro sewer line. SURFACE WATER 1. Drainage review is required for projects resulting in a. 2,000 square feet or more of new and/or replaced impervious surface, or b. 7,000 square fe.et or more of land disturbing activity, or c. proposes to construct or modify a drainage pipe or ditch that is 12 inches or more in size, or d. is located or is adjacent to a flood hazard area, erosion hazard area, steep slope hazard area, landslide hazard area, or located in a landslide hazard drainage area e. .the redevelopment project has a total of new plus replaced impervious surface of 5,000 square feet or more, and exceeds 50% of the assessed value of the existing site improvements. , The drainage review should comply with the City adopted 2009 King County Surface Water Manual and City of Renton 2009 Surface Water Design Manual Amendment, and drainage report and drainage plan must comply with the City of Renton 2009 Surface Water Design Manual Amendments_ eased on the City's flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Site Conditions). 2. The applicant will need to verify if there is an existing detention facility serving the existing site. If there is an existing detention facility serving the site, it must remain as a functioning facility to be maintained by the property owner. Should the detention facility require relocation as part of this development proposal, the applicant will be required to construct a replacement facility of the same size and function. 3. As required by the City's �EPDES Phase II stormwater ermit, the project will trigger basic water quality treatment in accordance with Core Requirement No. 8 of the City Amendments to the 2009 King County Surface Water Design Manual (Section ]..2.8) if it meets the following: IKEA redevelopment preap tE 14-000479 Page 4 of 6 April 28, 2014 If the total valuation of project's improvements (including interior improvements and excluding required mitigation) e;.ceeds 50% of the assessed value of the e:.isting site improvements or More than 5000 SF of new pollution generating impervious surface will be added. 4. Enhanced water quality treatment is required for commercial projects but can be reduced to basic veater quality treatment provided certain conditions are met (See Section 1.2.8.1 of the City amendments to the 2009 KCSWDM). Oil control will be required if the proposed project becomes is classified high use site. The project is high use if: e The expected average daily traffic (ADT) count is equal to or greater than 100 vehicles per 1000 5F of gross building area. e Is subject to petroleum storage or transfer in excess of 1500 gal. per year a Subject to use, storage or.maintenance of a fleet of 25 or more diesel vehicles that are over 10 tons net weight. 6. Compensator storage for fill within the regulated floodplain will be required for any fill below elevation 21.58 (NAV 88). 7. The Surface Water Utility has programmed a capital improvement project along Lind Ave. Design will begin in 2018 with construction tentatively planned for 2020. The project will install a 60" pipe between SW 43' Street and SW 19'� Street. 8. Stormwater System Development Charge (SDC) fee is applicable if there is an increase in impervious surface. The current rate is $0.491 per square foot of new impervious surface area, but not less than $1,228.00 9. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. Transportation 1. The project proposes the redevelopment of the existing IKEA store in Renton. The existing parking garage is proposed to be changed to a 451,000 square foot IKEA store and the existing 397,972 square feet IKEA store is proposed to be demolished and converted to surface parking lot. Payment of transportation impact fee is applicable on the construction of the building at the time of issuance of the building permit. The current rate of transportation impact fee for shopping center is $3.22 per square feet. Credit will be applicable on the demolished building. KEA redevelopment preap E 14-000479 Page 5 of 6 April 28, 2014 The impact fee rate is subject to yearly increase. The transportation impact fee that is current at the time of building permit will be applicable. 2. Street lighting analysis is to be done by the developer to determine the need for additional street lights and the required street lighting is to be provided by the developer. Sites than generate 20 vehicle trips per hour are required to provide a traffic analysis at site plan application. The analysis shall include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AiA and PM peak hours, and peak time for the development. A traffic scoping document has been submitted for the project. Traffic movement study at all the proposed site driveways on SW 41't Street, Lind Ave SV1I, and SW 43rd Street, including the left turn movement into the site, along with the level of service must be studied and information provided to the City. Additional information regarding the traffic study will be provided to the traffic consultant. 4. Frontage requirements a) SW 41' Street - is a Collector street with existing right of way (ROW) width of 80 feet, as per King County assessor map and an existing curb to curb pavement width that varies ; from approximately 43 feet to approximately 55 feet (which includes the left turn lane near the intersection with Lind Ave SW). As per RMC 4-6-060, the right of way (ROW) width required on a 3 lane Collector is 94 feet, with 41 feet paved travel width, 0.5 feet wide curbs, 8 feet wide landscaped planter,-and 8 feet'wide's7dewalks. This involves a minimum ROW dedication of 7 feet --- However, in discussion with transportation, unless the traffic study shows the need for additional lane widths, the existing curb to curb paved width is acceptable. 0.5 feet wide curb, 8 feet wide landscaped planter strip, 8 feet wide sidewalk, and minimum 1 feet back of sidewalk is required within the right of way on a Collector street. ROW dedication that is applicable to include all the street elements up to, at a minimum, the 1 feet wide area back of the sidewalk is required. A street modification request maybe submitted by the developer. b) Lind Ave SW- is a Minor Arterial with existing right of way (ROW) width of 80 feet, as per King County assessor map and an existing curb to curb pavement width of approximately 55 feet. As per RMC 4-6-060, the ROW width required on a 5 lane Minor Arterial is 103 feet, with 66 feet paved travel width, 0.5 feet wide curbs, 8 feet wide landscaped planter, and 8 feet wide sidewalks. This involves a ROW dedication of 11.5 feet. However, Transportation section has a corridor plan for this street which includes 56 feet paved curb to curb width, 0.5 feet wide curbs on both sides, 8 feet wide landscaped planter strips, 8 feet wide sidewalks, and minimuml feet wide area at the back of the sidewalk. Transportation's street section for Lind Ave SW includes a minimum ROW width of 91 feet, which will require a minimum ROW dedication of 5.5 feet, subject to final survey, on the project frontage. The developer may submit a street modification request. IKEA redevelOpMent preap «1-4-000479 Page 6 ai 6 April 28, 2014 c) 5k,r 43rd Street -is a Principal Arterial with e :isiing right of qday (ROVE) V'dth of 78 feet (with 48 feet half street ROijd width fronting the IKEA site), as per King County assessor map and an e,,Isting curb to curb pavemeni width of approximately 55 feet. As per RSC 4-6-060, the ROW width required on a 5 lane Principal Arterial is 103 feet, with 66 feet paved travel width, 0.5 feet wide curbs, 8 feet wide landscaped planter, and 8 feet wide sidewalks. This involves a minimum ROW dedication of 3.5 feet on the project frontage since as per King County assessor map there is 48 feet ROW width available on the project side of the street. However, in discussion with transportation, unless the traffic study shows the need for additional lane widths, the existing curb to curb paved width is acceptable. 0.5 feet wide curb, 8 feet wide landscaped planter strip, 8 feet wide sidewalk, and minimum 1 feet back of sidewalk is required within the right of way on Principal Arterial street. ROW dedication that is applicable to include all the street elements up to, at a minimum, the 1 feet wide area back of the sidewalk is applicable. A street modification request maybe submitted by the developer_ GeneralComments 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are compete, please su,bmi,t_three (3) copies of the drawings, two (2) copies — - of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. DATE: "ay 1, 2014 TO: Rocale Timmons, Senior Planner FROM: Corey Thomas, Plans Review Inspector 5iJF3J R f: IKf A L The preliminary fire flow is 4 Pm. A minimum of one hydrant is required within 150 -feet of the structure and four additional hydrants are required within 300 -feet of the structure. !Minimum hydrant spacing is 300 feet on center around the building. A looped water main is required to be installed around the building. 2. Fire impact fees would be charged at the rate of $0.54 per square foot. Credits would be granted for the removal of all existing buildings. This fee is paid at the time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150 - feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25 -feet inside and 45 -feet outside. Roadways shall be a minimum of 20 -feet wide. Roadways shall support a minimum of a 30 -tan vehicle and 322 -psi point loading. 5_ An electronic site`s plan is required prior to occupancy for pre -fire planning purposes. 5. An annual place of assembly permit is required for the restaurant dining area. City ordinance requires an automated external defibrillator for any assembly areas in excess of 300 persons. Separate plans and permits required for the cooking hood area fire suppression system. 7. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. IKEA Page 2 of 2 May 1, 2014 8. Applicant shall provide a completed Hazardous Material Inventory Statement prior to building permit issuance_ Use of City of Renton form or approved equiviliant is required. h:lcedlpIanninglcurrent planninglpreappsA 4-000479.rocalelfire comments_docx _ CJ City 0f _ r Indf E: 1D "t is+ DATE: Ma :L, 2014 i O: Pre -Application File No. 14-000479 FROMI: Rocale Timmons, Senior Planner SUBJECT: IKEA 601 SW 41st St General: We have completed a preliminary review of the pre -application for the above - referenced development proposal. The following cornriients on developi en -z and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, 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. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located on the north side of SW 43`d St between Lind Ave SW and Oakesdale Ave SW at 60141" St. The project site totals 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, and associated improvements within two existing buildings. The proposal includes the removal of the western most structure to site a new approximately 451,000 square foot IKEA store. The eastern most structure would be replaced with a surface parking lot in the amount of 1,686 parking stalls. Primary access would continue to be provided by SW 41st St, SW 43rd St, and Oakesdale Ave SW. The site is located within a Seismic Hazard Area and is also located within a Flood Hazard Area according to FEMA's un -adopted DFIRM map. Current Use: The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, and associated improvements within two existing buildings which are both proposed to be demolished in phases. Development Standards: The subject site is located within the Medium Industrial (IM) zoning classification on the City's Zoning Map. The site is also located within the Employment Area Valley overlay. Big Box retail uses are a permitted land use within the IM zone. i:\rtimmonslpreapps\14-000479 (im ikea expansion flood hazard).doc IKEA Page 2 of 6 May 1, 2014 rhe project would be subject to R[UiC 4-2-130A, "Development Standards for industrial Zoning Classifications" (noted as "IM standards" herein). A copy of these standards is included herewith. Lot Coverage —There is no minimum lot coverage requirement within the IM zone. srr2 app/lcnv,,'r,lF, i)e required, gt -che idr-;e -�;f2,ynrr lo-nd ?;se cj,�.41i o -dory, movie ; Ir I_ ouer,:Com''eF .nclysis. Setbacks The required setbacks in the IM zone are as follows: 20 feet for the front yard; zero for the rear yard; and zero for the interior side yards. Side yard along -a -street setbacks along principal arterial streets are 20 feet and all other streets would be 15 feet side yard along -a - street setback. Building Height —The height of the proposed structure wasn't noted in the pre -application materials. However, there is no maximum building height requirement within the IM zone. Scre_ _ ening — Screening must be provided for all surface -mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for proposed methods of screening. Refuse and Recycling Area — Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyciables Standards" (enclosed). For retail developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. A six foot (6') wall or.fe.nce shall enclose any outdoor refuse or recyc[,ables deposit area. _Refuse and recyclables deposit areas located in industrial developments that are greater than one hundred feet (100`) from residentially zoned property are exempt from this wall or fence requirement. However, staff would encourage the applicant to provide screening for refuse and recycle areas due to proposed retail use. Additionally, the Site Plan Review criteria includes an analysis of refuse and recycle screening (see below). Landscaping—Ali portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought -resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-220D.12, shall be submitted at the time of application for Site Plan Review. Please note surface parking lots with 100 or more stalls shall provide a minimum of 35 square feet of landscaping per parking space in addition to the 10 feet of required frontage landscaping. Perimeter parking lot landscaping standards are required to be met for those portions o the site where surface parking abuts the right of way. Tree Preservation — Where possible, existing trees, rock outcroppings, and mature ornamental landscaping shall be preserved and incorporated in the landscape layout and can be counted towards required landscaping. Development or redevelopment of properties shall retain existing trees when possible and minimize the impact of tree loss during development per RMC 4-4-130, 1:\rtimmons\preapps\14-000479 (im ikea expansion flood hazard).doc IKEA Page 3 of 6 May 1, 2014 :reG' ill :'r2� .EL _L: ;:1s.' L"reG r. -.us,.- sh—..., sr�Set-,/G'i:f :it �•'T': �"�_: � °/� 1 Sl�i�jfr�r'i�. .'"�?S, iri� (r!�};�C�1 �=G' fi '! 1r�I��SL� �:LFfl�flti7 f"':1%�'=!]!"il7'•.S r✓y,(Fl.t y� 5 .n - r,.� �� •�- 1. .. � A It`rflfja'•:'i^t �:i"oo5 �.'�C:a �'.�:6FtE� e:L re=':!?;eG�. �j^ _ iz�cl'- � .r,r:,,su. .; ger �•,,; ,'s_ of six to ere. Fences — If the applicant intends to insiall any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan as well. Parking --The following ratios would be applicable to the site: Use SQuare Footage ot Use Ratio Big Box Retail 451,000 A minimum and maximum of 2.5 per 1,000 square feet of net floor area The applicant is proposing a total of 1,686 parking stalls. The applicant should be aware that the parking ratio is based on net square footage; the total of all floor area of a building, excluding stairwells, elevator shafts, mechanical equipment rooms, interior vehicular parking or loading, and all floors below the ground floor, except when used for human habitation or service to the public. Based on gross square footage of the site the applicant would be limited to 1,128 parking stalls and the maximum allowance would be further reduced even following a calculation of net square footage. A maximum of 5 stalls / per 1,000 square feet of net floor area is allowed if shared and/or . structured parking is provided. Therefore the applicant would be required to reduce the number of parking stalls provided or provide sfructured parkh?4. " if the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request should be submitted by the applicant along with application for Site Plan Review. Additional information is needed in order determine support of a parking modification. It should be noted that the parking regulations specify standard stall dimensions, surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8% feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. Please note surface parking lots with 100 or more stalls shall provide a minimum of 35 square feet of landscaping per parking space in addition to the 10 feet required perimeter parking lot landscaping, ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces- The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Finally, the applicant would be required to demonstrate adequate parking is provided during each phase of the project. Bicycle Parking - The site plan indicates 1_80 bicycle_ parking stalls are proposed but it is unclear where they would be _sited. The proposal would be required to be revised in order to depict bicycle parking based on 10 % of the required number of parking stalls. i:\rtimmons\preapps\14-000479 (im ikea expansion flood hazard).doc IKEA Page 4 of 6 May 1, 2014 Loading Space Required: Adequate permanent off-sireet loading space shall be provided if the activity carried on in such building requires deliveries to it or shipments frorn it_ Loading space shall be in addition to required off-street parking spaces. No portion of a vehicle taking parL in loading or unloading activities shall project into a public street or alley. Ingress and egress points from public rights-of-way at designated driveways shall be designed and located in such a manner as to preclude off- site or on -street maneuvering of vehicles. Buildings which utilize dock -high loading doors shall provide a minimum 100 feet of clear maneuvering area in front of each door. Buildings which utilize ground level service or loading doors shall provide a minimum of 45 feet of clear maneuvering area in front of each door. The site plan would be required to be revised in arder to demonstrate adequate loading space for the proposed use. Lighting: Pursuant to RMC 4-4-075 parking lot or display lot light fixtures shall be non -glare and mounted no more than 25 feet above the ground to minimize the impact onto adjacent and abutting properties. The applicant would be required to provide a lighting plan, complying with RMC 4-4-075, prior to construction permit approval. Pedestrian Access — A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. A pedestrian connection is required between public building entrances and abutting streets. Critical Areas While the site is not mapped in a. Flood Hazard Area according to -.the adopted 1995 FIRM (including the Cedar River LOMR) the site is mapped in a Flood Hazard Area according to FEMA's DFIRM map_ Requirements on all projects located within the City, including BFE (Finished Floor Elevation) and Compensatory Storage requirements are based on the adopted 1995 FIRM (including the Cedar River LOMR) map. However, please note depending upon FEMA's future determinations a higher BFE, than those noted in the 1995 FIRM, may be required in order to obtain flood insurance in the future. The applicant will be required to provide Flood Hazard data in their SEPA check list and identify their intent to either use the 1995 FIRM or the DFIRM for Finished Floor Elevation and Compensatory storage requirements. The site is also located in an area of susceptibility to liquefaction during seismic events. Due to subsurface conditions, a geotechnical report would be required to be submitted with the formal land use application. Environmental Review Environmental (SEPA) Review is required due to the scope of the project. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. is\rtimmons\ppreapps\14-000479 (im ikea expansion flood hazard).doc WFA Page 5 of 6 May 1, 2014 The proposal would require Hearing Examiner Site Plan and Environmental `SEPA' Review. The proposal would also likely require a parking modification. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies General review criteria includes the following: a. ccc =-pl`«nca arrd Conformance with plans, policies, regulations and approvals, including: b. Of,-S'Le impacts. Mitigation of impacts to surrounding properties and uses. c. Or. -Site !m pacts. Mitigation of impacts to the site d. Access and Circulation. Safe and efficient access and circulation for all users. e. Opens Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; v. Vte ,,,s and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements — such as the number, size, brightness, lighting intensity, and location — to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Hearing Examiner Site Plan Review application fee is $2,000 and the application fee for SEPA review is $1,000. The fee for modifications is $100 each. There is an additional 3% technology fee at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land, use permits, but cannot be issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: s A Fire Mitigation fee currently assessed at $0.54 per square foot of retail space. 9 A Transportation Mitigation Fee As determined by City per current ITE Manual. Fees will increase January 1, 2014. A handout listing all of the City's Development related fees is attached for your review. is\rtimmons\preapps\14-000479 (im ikea expansion flood hazard).doc IKEA Page 6 of 6 May 1, 2014 Upon site pian approval, the site plan approval is valid for two years with a possible two-year e;:tension. i:\rtimmons\preapps\14-440479 (im ikea expansion flood hazard).doc Project Narrative IKEA Redevelopment 601 S.W. 43rd Street, Renton WA 98057 IKEA Retail Center Parcel Nos. 362304-9113 and 312305-9169 July 2014 Project Scope Description Overview: The project is to redevelop the existing IKEA site with a new 399,351 square foot retail store and associated site improvements including parking, sidewalks, landscaping, lot lighting, and utilities. The project also includes a future 20,000 square foot expansion of the north face and 25,000 square foot expansion of the south face of the new retail store that would result in a grand total building area of 444,351 square feet. The new store will house a showroom, retail area, restaurant, public self -serve warehouse space, and associated non-public warehouse space. Construction will commence in the summer of 2015 following issuance of all discretionary approvals and construction permits by the City of Renton and other agencies with jurisdiction. The construction phase is expected to take 18 to 24 months, with the re -opening of the store scheduled for the winter of 2016 to 2017. The applicant intends to phase the demolition of the existing facilities with a goal to keep the existing store operational during construction and remain operational until the new structure is complete and open for business. At that time the existing store would be completely demolished and the remaining balance of the new site work, including the surface parking and appurtenant features, would be finished according to the overall improvement plans for the project_ During the interim, customers will use off-site parking areas (to be determined) and shuttled to the store. A detailed phasing plan will be in place until the operations can be switched to the new building. The existing project site is 28.99 acres of Medium Industrial (MI) zoned property located on the north side of S.W. 43rd Street between Lind Avenue S.W. and Oakesdale Avenue S.W. The site is currently fully developed with the IKEA Retail Center with the structures totaling 397,972 square feet of building area. The site is essentially flat with minimal gradients to promote drainage. Site coverage is mostly impervious, consisting of existing building structures and paved area, and on-site vegetation is limited to landscaped elements. Site Improvements: The project is the complete demolition (phased) of two existing buildings totaling 397,972 square feet and associated site improvements for the full redevelopment of the property with a new IKEA retail store containing 399,351 square feet of gross retail floor area (444,351 square feet of gross floor area after future expansion), and 1,666 surface parking stalls (1,579 stalls after future expansion). Site preparation will also include the complete demolition all existing site improvements including asphalt and concrete pavements, on-site landscaping, and removal of some existing trees along S.W. 41st Street, Lind Avenue S.W., and S.W. 43rd Street frontages. New construction will include, in addition to the new IKEA store, the surrounding parking, drive aisles, landscaping, and driveways along the S.W. 41st Street, S.W. 43rd Street, and Lind Avenue S.W. frontages. New pedestrian walkways will be constructed connecting the store to S.W. 41st Street, S.W. 43rd Street, and Lind Avenue S.W. The site will be landscaped with both decorative plantings and trees City of Renton ]KEA Redevelopment Project Narrative - 2 - 601 S.W. 43rd Street in order to meet and exceed City landscaping requirements. A wet pond for water quality treatment and rain gardens for stormwater flow control will also be constructed along the north and east frontages of the site. Receiving and loading areas will be located behind the building along the west property line and will be screened according to City standards. A recycling/refuse area modification request is attached to this application to reduce the size of the recycling/refuse area required per code standards. Approximately 75,000 cubic yards of earthwork will occur across the entire property for building construction, site grading, landscaping and water quality mitigation. The total will be comprised of approximately 50,000 cubic yards of excavation and 25,000 cubic yards of fill. Most of the fill materials will come from areas of excavation. Approximately 25,000 cubic yards of export will occur to balance the earthwork. Some imported materials will be delivered from one or more local available sources. According to the U.S. Department of Agriculture Soil Conservation Service reaps, the soils in this area are Woodinville silt loam and Snohomish silt loam. The project proposes a catch basin and pipe conveyance system to direct stormwater to the appropriate water quality devices prior to discharge to the downstream system. The project includes a water quality wet pond, wet vault, media filter treatment, and a rain garden to provide runoff treatment. Site Access and Frontage Improvements: Access to the site will be realigned along the following frontages: • S.W. 41st Street — The five exiting driveways will be consolidated into three driveways evenly spaced between Lind Avenue S.W. and the western property line. The west driveway will be shared with the adjacent property. The central driveway will be limited to exit only, and the other two driveways will allow full access. • S.W. 43rd Street - Three existing driveways will be realigned and evenly spaced between Lind Avenue S.W. and the western property line. The central driveway will be limited to exit only, and the other two driveways will allow full access. • Lind Avenue S.W. — Two existing driveways will be consolidated into one driveway centered along the Lined Avenue S.W. frontage_ This driveway will allow full access. Right-of-way dedications and frontage improvements will be provided along S.W. 41st Street and Lind Avenue S.W. according to City standards and subject to the approval of a street modification request attached to this application. Parking: The existing site currently provides 1,352 parking stalls, of which 862 are covered within garage areas and the remaining 490 are exterior surface parking stalls. The new project will provide 1,666 parking spaces including 28 ADA -accessible stalls. After future expansion, the project will provide 1,579 parking stalls. The parking lot is designed for two-way circulation throughout and will meet City standards for minimum stall size and aisle widths. A parking modification request to allow parking to exceed the maximum allowed by City Code is attached to this application. The project will include 54 bicycle parking spaces located in proximity to the main entrance of the building. A bicycle parking modification request is attached to this application to allow fewer bicycle parking spaces than required, and to allow the stalls to be located further than 50 feet from the building entrance. Landscaping: The project will include approximately 125,000 square feet of landscaping distributed throughout the site. The project will also provide approximately 58,500 square feet of surface drainage City of Renton IKEA Redevelopment Project Narrative - 3 - 801 S.W. 43rd Street facilities (pond and rain gardens). A 10 -foot landscape buffer is provided along all street frontages, and total interior parking lot landscaping exceeds City standards by approximately 38,500 square feet. The existing site currently contains 172 significant trees, which are a mix of evergreen and deciduous species. Of these, 50 will remain along the street frontages, 20 will be preserved inside the site, and 102 will be removed during construction (43 of which are of poor health). The project will exceed the City's requirement for tree preservation, and will plant an additional 422 trees and 4,242 shrubs throughout the site. The landscape planting plan includes drought tolerant native and ornamental evergreen and deciduous shrubs, trees, groundcover, and lawn. Landscaping provided within stormwater facilities will be provided according to City of Renton engineering design standards. Tree species will be selected and located in accordance with City standards. Signs: The existing IKEA pylon sign located in the northeast corner of the site will remain. The location of building mounted signs will be determined at later date and will require approval of a City Sign Permit. Zoninst and Comprehensive Plan Designations: The site is currently zoned Medium Industrial (MI) and is designated as Employment Valley Area (EVA) under the City of Renton's current Comprehensive Plan. The properties to the north and west are zoned MI, the properties to the east zoned Commercial Office (CO), and the properties to the south zoned Industrial Park (MI) under the City of Kent jurisdiction. Land uses on surrounding properties include a variety of medium industrial, manufacturing, retail, and commercial office/warehouse uses. No changes in zoning are being requested under this proposal. The project will require the following land use approvals from the City of Renton: Site Plan Review, Parking Modification, Street Modification, and Recycling/Refuse Modification. The project will also require concurrent SEPA Review. Flood Hazard Area: The property is located outside of the FEMA 100 -year flood hazard area, according to the FEMA Flood Insurance Rate Map (Panel 978 of 1725). However, the site is located within a Flood Hazard Area according to FEMA's un -adopted DFIRM map. The project will grade the property to establish an appropriate floor elevation to accommodate flood hazard regulations, and to properly manage surface water runoff in the parking areas. The proposed grading will not significantly alter the topographic conditions of the property. Grading: Site Plan Review Findings a. Compliance and Consistency: Conformance with plans, policies, regulations, and approvals, including: i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially those of the applicable land use designation; the Community Design Element; and any applicable adopted Neighborhood Plan; ii. Applicable land use regulations; iii. Relevant Planned Action Ordinance and Development Agreements; and iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3-100. Response: The project is a permitted use in the underlying zoning district and will undergo Site Plan Review, SEPA Review, and obtain modifications for parking, recycling/refuse area, and street standards, as well as obtain construction permit approvals prior to construction. The project will be designed to meet the applicable development standards for construction on the site including zoning bulk standards, engineering design standards, public safety standards, and building code standards. City of Renton ]KEA Redevelopment Project Narrative - 4 - 601 S.W. 43rd Street b. Off -Site Impacts: Mitigation of impacts to surrounding properties and uses, including: i. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site; ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties; iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties; iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features; v. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project; and vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Response: The project is compatible with the commercial/industrial character of the surrounding area and is an allowed use in the underlying zone. The project will meet all development standards to mitigate impacts on adjacent properties including screening recycling/refuse facilities and providing landscaping throughout the site to provide attractive natural features and reduce glare. In particular, the site will exceed City standards for landscape area and significant tree preservation. Driveway locations will be distributed to provide safe and efficient access to the site without impacting driveways in the vicinity. in particular, the shared driveway along the property's west boundary will continue to be shared with the adjacent property. c. On -Site Impacts: Mitigation of impacts to the site, including: i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing, and orientation; ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs; iii. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces; and iv. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Response: The site is generally flat and is not located in a prominent view corridor. Landscaping will exceed City requirements and will be distributed throughout the parking lot to provide shade and soften the overall appearance. Landscaping will be protected by curbs so that it is not susceptible to pedestrian and vehicular damage. Grading will be limited to the minimum amount necessary to establish finished grades for the project. d. Access and Circulation: Safe and efficient access and circulation for all users, including: i. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties; ii. Internal Circulation: Promoting 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; iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas; iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Response: New driveways will be located along all three frontages and provide a more even distribution of vehicle access to the site, improving traffic distribution to the surrounding streets and intersections. Internal parking and circulation will meet design standards to ensure safe and efficient City of Renton IKEA Redevelopment Project Narrative - 5 - 601 S.W. 43rd Street movement of vehicles, cyclists, and pedestrians throughout the site. Loading and delivery areas are located near existing shared entrances in order to avoid conflicts between customer and delivery vehicles. Existing public transit stops will be maintained and bicycle parking will be located near the main entrance in order to provide alternative means of transportation to the site. Pedestrian paths will be integrated into the site to provide safe means of access and will be enhanced with landscaping. e. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Response: Pedestrian and landscaped areas have been designed to provide cohesive, directional pathways and entrance areas to both the site and the building. The orientation and location of pedestrian site entrances and species selection for adjacent landscaped areas will facilitate and enhance the use of these facilities. f. Views and Public Access: When possible, providing view corridors to shorelines and Mt_ Rainier, and incorporating public access to shorelines. Response: No views of Mt. Rainier, shorelines, or any other significant natural areas from the site or neighboring properties will be obstructed by the building or landscaping. The site is not located near a major shoreline, such as Lake Washington, or within a primary view corridor of Mt. Rainier. g. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Response: Water quality features have been designed and located in accordance with the City standards in order to direct surface water to the appropriate devices prior to discharge. Water quality features include a wet pond, wet vault, and rain garden, which will be integrated throughout the site to complement proposed landscaping. h. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. Response: Site access will be provided in accordance with City Code standards to allow public services, including fire and police protection, to service the site. All utilities will be extended and relocated in order to serve the project, and will comply with City development standards_ Transit service to and from the project vicinity is provided by King County Metro Transit. Public Transit stops are located on S.W. 43rd Street and Lind Avenue S.W. providing access to Metro Transit routes 153, 161, and 906, and will remain upon completion of the project. i. Phasinq: Including a detailed sequencing plan with development phases and estimated time frames, for phased projects. Response: Construction will commence in the summer of 2015, following issuance of all discretionary approvals and construction permits by the City of Renton and other agencies with jurisdiction. The construction phase is expected to take 18 to 24 months, with the re -opening of the store scheduled for the winter of 2016 to 2017_ The applicant intends to phase the demolition of the existing facilities with a goal to keep the existing store operational during construction and remain operational until the new structure is complete and open for business. At that time, the existing store would be completely demolished and the remaining balance of the new site work, including the surface parking and appurtenant features, would be finished according to the overall improvement plans for the project. During the interim, customers will City of Renton IKEA Redevelopment Project Narrative - 6 - 601 S.W. 43rd Street use off-site parking areas (to be determined) and shuttled to the store. A detailed phasing plan will be in place until the operations can be switched to the new building. Preliminary Project Cost Estimate The preliminary construction costs are estimated to be between $75 million and $100 million. Estimated Market Value of Project Using Building Valuation Data and methodology established by the International Code Council (February 2012) for a structure of Type 1113 and Class M Occupancy, the general project value estimate, using the latest figure of $115.47 / SF, is $51,309,210. Construction Mitigation Narrative Submitted in Conjunction with SEPA Environmental Review and Site Plan Review Conducted by the City of Renton, Department of Community and Economic Development Planning Division Under the Auspices of the State Environmental Protection Act (SEPA) Project Name IKEA Redevelopment Project Site 601 S.W. 43rd Street Renton, WA 98057 IKEA Retail Center Parcel Numbers 3620304-9113 and 312305-9169 July 2014 Construction Schedule Construction will commence in the summer of 2015, following issuance of all discretionary approvals and construction permits by the City of Renton and other agencies with jurisdiction. The construction phase is expected to take 18 to 24 months, with the re -opening of the store scheduled for the winter of 2016 to 2017. The applicant intends to phase the demolition of the existing facilities with a goal to keep the existing store operational during construction and remain operational until the new structure is complete and open for business. At that time, the existing store would be completely demolished and the remaining balance of the new site work, including the surface parking and appurtenant features, would be finished according to the overall improvement plans for the project. During the interim, the phasing plan would retain enough on-site parking to cover nearly all of the weekday peak demand. Customers will also use off-site parking areas (at locations to be determined) and be shuttled to/from the store. A detailed phasing plan will be in place until the operations can be switched to the new building. Hours of Operation Following a traditional workday schedule, construction is expected to occur during normal hours of operation as allowed by City of Renton standard requirements and ordinances. Hauling/Transportation Routes Vehicles and equipment involved in hauling during the demolition and construction phases of the project will be required to utilize adjacent public rights-of-way, specifically Lind Avenue and S.W. 41st Street, when en route to/from the construction site. 16836 014.doc City of Renton Construction Narrative Traffic Control Plan IKEA Redevelopment 601 S.W. 43rd Street Following best management practices associated with construction sites, the site will be fenced as a security and safety measure during site clearinglpreparation and construction of the facility_ Traffic and pedestrian control plan will be prepared and implemented as needed to provide for access and circulation during the construction process. 16836 014.doc City of Renton I KEA Redevelopment Construction Narrative 3 601 S.W. 43rd Street On-site Mitigation Measures Specific mitigation measures are discussed detailed in the SEPA Environmental Checklist, but a general summary of possible impacts and proposed mitigation is presented in the table below: Impact Mitigation w A construction Stormwater Pollution Prevention Plan (SWPPP) and Temporary Erosion and Sedimentation Control Plan (TESL) will be implemented to manage stormwater runoff; m beginning with site preparation and land clearing and concluding upon the completion of the LU'a project, or when the potential for erosion has passed. m N No light or glare is expected to occur as a result of construction activity. m� J Existing driveways will be utilized and improved to provide adequate access to the site. Construction equipment and vehicles will be restricted to the use of adjacent public roadways to access the site. Traffic and pedestrian control plans will be implemented as needed to establish a safe routes of travel. The impacts of emissions upon air quality are expected to be minimal; emanating from construction equipment initially, and later, on a more permanent basis, from future vehicle traffic. These impacts are mitigated by required air pollution controls and vehicle maintenance. CY Minimal levels of airborne dust particles may be realized during the excavation/filling processes 'a accompanying construction. These impacts will be fully addressed by the measures outlined in the TESC. Erosion controls will be maintained throughout construction in accordance with the provisions of the SWPPP and TESC plans as mentioned above. EStormwater runoff will be collected and discharged to the existing stormwater system, at the r existing point of discharges. Basic water quality treatment will be provided as required prior to discharge. The post -developed runoff rates will not exceed the existing. Short-term sources of noise pollution will originate from the use of construction equipment and will vary in their frequency and intensity. Maximum noise levels can typically be expected to Hrange between 72- to 90 -decibels, as measured from a distance of 50 -feet away from the .3 source. These impacts will be of limited duration and mitigated, to the extent possible, through the use and maintenance of efficient mufflers and noise abatement devices on construction vehicles and equipment. 16836 014.doc W City of Renton IMF TREE RETENTION WORKSHEET 1. Total number of trees over 6" in diameter' on project site: i . 172 trees 2_ Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerouS2 43 trees Trees in proposed public streets 50 trees Trees in proposed private access easements/tracts 6 trees Trees in critical areas3 and buffers 0 trees Total number of excluded trees: 2. 99 trees 3. Subtract line 2 from line 1: 3. 73 trees 4. Next, to determine the number of trees that must be retained4, multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 In all commercial and industrial zones 4. 4 trees 5. List the number of 6" or larger trees that you are proposing5 to retain 4: 5. 20 trees 6. Subtract fine 5 from line 4 for trees to be replaced: 6. -16 trees (If line 6 is less than zero, stop here. No replacement trees are required). 7. Multiply line 6 by 12" for number of required replacement inches: 7. inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. Inches per tree 9. Divide fine 7 by line 8 for number of replacement trees6: (if remainder is .5 or greater, round up to the next whole number) 9. trees ', Measured at chest height. 2. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. '' Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC). Count only those trees to be retained outside of critical areas and buffers. s' The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a e' Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6" but are greater than 2" can be used to meet the tree replacement requirement. H:\CED\Data\Forms-Teniplates\Self--Help Handouts\Planning\TreeRetentionWorksheet.doc 12108 Modification Narrative Recycling/Refuse Standards IKEA Redevelopment 601 S.W. 43rd Street, Renton WA 98057 IKEA Retail Center Parcel Nos. 362304-9113 and 312305-9169 July 2014 Project Location The existing project site is 28.99 acres of Medium Industrial (MI) zoned property located on the north side of S.W. 43rd Street between Lind Avenue S.W. and Oakesdale Avenue S.W. The site is currently fully developed with the IKEA Retail Center that includes two buildings totaling 397,972 square feet of building area. Project Scope The project is the complete demolition (phased) of the structures and associated site improvements, and the full redevelopment of the property with a new IKEA store containing 399,351 square feet of gross retail floor area (444,351 square feet of gross floor area after proposed expansion), and 1,666 surface parking stalls (1,579 stalls after future expansion). The building will house a showroom, retail area, restaurant, public self -serve warehouse space, and associated non-public warehouse space. Site work will include the complete demolition (phased) of the two existing buildings and all existing site improvements including asphalt and concrete pavements, and landscaping. The project will include the new IKEA store and associated parking, drive aisles, landscaping and modified driveways. New pedestrian walkways will be constructed from S.W. 41st Street, S.W. 43rd Street, and Lind Avenue S.W. to the store for improved pedestrian access, circulation, and safety. The site will be landscaped with both decorative plantings and street trees in order to meet City landscaping requirements. A wet pond for water quality treatment and rain gardens for stormwater flow control will also be constructed along the north and east frontages of the site. Modification Request — Recycling/Refuse Standards A modification is requested to reduce the area required by the Renton Municipal Code (RMC) for recycling and refuse facilities. The Renton Municipal Code requires retail developments to provide a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area for refuse deposit areas. Based on this standard the IKEA store would be required to provide 2,220 square feet of recyclable deposit area and 4,440 square feet of refuse deposit area. The IKEA store will provide compactors for refuse and recycling that will significantly reduce the deposit area required. Specifically the IKEA store will provide a screened area measuring less than 500 square feet for recycling and refuse facilities. The screening will consist of a sight -obscuring fence with gates for access. The modification request is justified based on the use of compactors to reduce the deposit area required. Modification Decision Criteria In order to grant approval of the requested modifications, the City of Renton must find that the project will meet the intent and purpose of the land use designation of the Comprehensive Plan, the Renton Municipal Code, and that the modifications: a. Substantially implement the policy direction of the policies and ob'ectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modifications are the minimum adiustment necessary to implement these policies and objectives. Response: The requested modification implements the Land Use policies and objectives of the Comprehensive Plan for the Employment Valley Area (EVA) by providing a designated deposit area for recycling and refuse that is sized according to the use and appropriately located and screened. b. Will meet the oboectives and safety, function appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering 'ud ment. Response: The proposed recycling/refuse area meets the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements by being located in a safe location behind the store, screened from view, and sized according to the facilities necessary to process the materials. c. Will not be injurious to other property0es) in the vicinity. Response: The proposed facilities will be smaller in size than required by Code and therefore less visible to other properties in the surrounding area, and will be screened as required by code. The facility is an appurtenant component of the larger store use that is a permitted use in the underlying zone and compatible with the adjacent commercial/industrial uses in the vicinity of the site. d. Conforms to the intent and numose of the Code. Response: The proposed modification is consistent with the intent and purpose of the Code to provide adequate facilities for recycling and refuse in an appropriate location onsite and screened from view. e. Can be shown to be justified and required for the use and situation intended. Response: The proposed modification is justified because the store will utilize compactors to significantly decrease the area required to process recycling and refuse materials_ f. Will not create adverse impacts to other propert ies.) in the vicinity. Response: The proposed facilities will be smaller in size than required by Code and therefore less visible to other properties in the surrounding area, and will be screened as required by code. The facility is an appurtenant component of the larger store use that is a permitted use in the underlying zone and compatible with the adjacent commercial/industrial uses in the vicinity of the site. Modification Narrative Parking Standards IKEA Redevelopment 601 S.W. 43rd Street, Renton WA 98057 IKEA Retail Center Parcel Nos. 362304-9113 and 312305-9169 July 2014 Project Location The existing project site is 28.99 acres of Medium Industrial (MI) zoned property located on the north side of S.W. 43rd Street between Lind Avenue S.W. and Oakesdale Avenue S.W. The site is currently fully developed with the IKEA Retail Center that includes two buildings totaling 397,972 square feet of building area. Project Scope The project is the complete demolition (phased) of the structures and associated site improvements, and the full redevelopment of the property with a new IKEA store containing 399,351 square feet of gross retail floor area (444,351 square feet of gross floor area after proposed expansion), and 1,666 surface parking stalls (1,579 stalls after future expansion). The building will house a showroom, retail area, restaurant, public self -serve warehouse space, and associated non-public warehouse space. Site work will include the complete demolition (phased) of the two existing buildings and all existing site improvements including asphalt and concrete pavements, and landscaping. The project will include the new IKEA store and associated parking, drive aisles, landscaping and modified driveways. New pedestrian walkways will be constructed from S -W. 41st Street, S.W. 43rd Street, and Lind Avenue S.W. to the store for improved pedestrian access, circulation, and safety. The site will be landscaped with both decorative plantings and street trees in order to meet City landscaping requirements. A wet pond for water quality treatment and rain gardens for stormwater flow control will also be constructed along the north and east frontages of the site. Modification Request — Vehicle and Bicycle Parking A modification is requested to exceed the maximum allowed number of parking stalls onsite. In addition, a modification is requested to allow fewer bicycle parking stalls than required, and to allow bicycle stalls to be installed beyond the 50' maximum allowed distance from the store entrance. Parking: The Renton Municipal Code (RMC) establishes a minimum and maximum parking standard for the development of Big Box uses. The minimum parking requirement is the same as the maximum number of stalls allowed. Therefore any deviation from the prescribed parking stall count requires a modification. The RMC requirement for Big Box Retail uses is a minimum and maximum of 2.5 spaces per 1,000 square feet of net floor area (NFA). Based on an estimated NFA of 387,697 square feet, the RMC would require 969 spaces. Based on future expansion increasing the NFA to 432,000 square feet, the RMC would require 1,080 spaces. Proposed parking for the project will include 1,666 parking spaces, which City of Renton IKEA Redevelopment Modifications Narrative - 2 - 601 S.W. 43rd Street will exceed the RMC maximum allowed by 697 parking spaces. After future expansion the project will provide 1,579 spaces, which will exceed the maximum allowed by 499 spaces. A modification is requested for the following: 1 _ To allow more on-site parking stalls than allowed by the RMC. To provide fewer on-site parking stalls than the RMC requirement on a temporary basis during construction. 3. To utilize off-site parking on a temporary basis during construction. Justification for greater parking is provided in the Transportation Impact Study (TIS) prepared by Transportation Engineering NorthWest, LLC. Projections for future parking were prepared using data compiled through a parking demand study conducted at the existing IKEA store, which currently has a total of 1,352 on-site spaces. The proposed parking for the site addresses the peak parking demand and efficiency circulation calculations described in the report. As a result, on-site parking will ensure efficiency and convenience to customers, as well as minimize traffic congestion. Also, parking is prohibited on the three adjacent streets, thus emphasizing the need to ensure that sufficient parking is provided on -site - During construction, on-site parking is planned to be provided to accommodate peak parking demands at the existing store on all weekdays_ On days when parking demand is expected to exceed on-site capacity, an off-site parking area is planned to accommodate overflow demand during these periods. IKEA is in the process of securing a private parking agreement with the owner of an off-site parking lot to implement the overflow parking plan. Off-site overflow parking will be temporary, and be implemented in accordance with construction phasing. Upon completion the project will accommodate all parking demand on-site. Bicycle Parking: The RMC requires that the number of bicycle spaces should be 10% of the required number of parking stalls for the site, and that they be located within 50 feet of the building entrance. Based on an estimated NFA of 387,697 square feet, the RMC would require 969 parking spaces, and 97 bicycle parking spaces. Based on future expansion increasing the NFA to 432,000 square feet, the RMC would require 1,080 parking spaces, and 108 bicycle parking spaces. Proposed bicycle parking for the project is 54 bicycle parking spaces, which is less than the minimum required. A modification is requested for the following: 1. To allow fewer bicycle parking spaces than required by the RMC. 2. To allow bicycle parking spaces to be located further than 50 feet away from the building entrance. The reduction of the required number of bicycle parking is warranted based on the scale and nature of the use. IKEA is a retail furniture store that is largely known for purchases of unassembled furniture in prepackaged boxes and crates. Products purchased at IKEA are typically too large to be transported by bicycle. Also, the sales floor area of the IKEA store is configured at a greater scale than typical retail stores because it contains furniture showrooms and the associated warehouse space for the products sold on site. Therefore it is highly unlikely that the demand for bicycle parking will be as significant as it would be for other retail stores_ The project will provide at least half of the required number of bicycle parking stalls, which is expected to far exceed the expected demand. The proposed location for bicycle parking is along the east wall of the store greater than 50 feet from the store entrance. This location is justified based on the activity that occurs in front of the store, the City of Renton IKEA Redevelopment Modifications Narrative - 3 - 601 S.W. 43rd Street proportional travel distances around and inside the store, and the quantity of stalls provided. Specifically, the proposed location for bicycle parking is located away from the general area in front of the store entrance where customers typically stage and transport bulky products to/from their vehicles. Also, the net distance beyond 50 feet to enter the store is approximately 50 to 75 feet, which is proportionally small compared to the distance typically traveled inside the store. Finally, the total number of bicycle parking spaces provided would make it nearly impossible to place them all within 50' of the store entrance. Specifically, 54 proposed stalls measuring 2 feet wide each will total 108' of bicycle parking length along the wall of the store_ Modification Decision Criteria In order to grant approval of the requested modifications, the City of Renton must find that the project will meet the intent and purpose of the land use designation of the Comprehensive Plan, the Renton Municipal Code, and that the modifications: a. Substantially implement the policy direction of the policies and obiectives of the Comprehensive Plan Land Use Element and the Community Desi n Element and the proposed modifications are the minimum adiustment necessary to implement these policies and objectives. Response: The project implements the land Use policies and objectives of the Comprehensive Plan for the Employment Valley Area (EVA) through the redevelopment of IKEA's current site to foster economic development, provide facilities for multimodal travel, and minimize impacts to public facilities. Specifically, the requested vehicle parking modification is justified and necessary for the economic vitality of the store based on evidence collected showing that parking demand will exceed the maximum number of stalls allowed by code. Also, on -street parking is not allowed, further emphasizing the importance of onsite parking in order to limit street congestion and dissuade illegal parking. Finally, the modification for bicycle parking is justified because fewer bicycle parking stalls are necessary based on the nature of the use, and the location of the stalls is appropriate based on the storefront activity and overall travel distance. b. Will meet the obEectives and safety, function appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering 'ud ment. Response: The proposed modifications take into consideration safety, function, appearance, and environmental protection intended by the Code requirements. Specifically, the modifications will allow an appropriate amount of parking for vehicles and bicycles according to the needs of the use and without overcrowding the site or adjacent roadways. The parking facilities will be placed in locations that are safe and predictable for travelers and will be designed to City standards for construction quality and maintenance. c. Will not be iniurious to other property(ies) in the vicinity_. Response: The modifications will allow an appropriate amount of parking for vehicles and bicycles according to the needs of the use and without overcrowding the site or adjacent roadways, and without adversely impacting adjacent properties in the vicinity. d. Conforms to the intent and puroose of the Code. Response: The modifications conform to the intent and purpose of the code by allowing parking onsite according to the needs to the use and thus facilitating multimodal transportation and minimizing impacts to adjacent properties and public facilities. City of Renton IKEA Redevelopment Modifications Narrative - 4 - 601 S.W. 43rd Street e. Can be shown to be justified and required for the use and situation intended. Response: The proposed vehicle parking increase is justified based on evidence collected at the existing store demonstrating that parking demand will exceed the maximum allowed by code. The propose bicycle parking reduction is justified based on the nature of shopping at the store the scale of products normally purchased and transported offsite. f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The modifications will allow an appropriate amount of parking for vehicles and bicycles according to the needs of the use and without overcrowding the site or adjacent roadways, and without adversely impacting adjacent properties in the vicinity. Modification Narrative Street Standards IKEA Redevelopment 601 S.W. 43rd Street, Renton WA 98057 IKEA Retail Center Parcel Nos. 362304-9113 and 312305-9169 July 2014 Project Location The existing project site is 28.99 acres of Medium Industrial (MI) zoned property located on the north side of S.W. 43rd Street between Lind Avenue S.W. acid Oakesdale Avenue S.W_ The site is currently fully developed with the IKEA Retail Center that includes two buildings totaling 397,972 square feet of building area_ Project Scope The project is the complete demolition (phased) of the structures and associated site improvements, and the full redevelopment of the property with a new IKEA store containing 399,351 square feet of gross retail floor area (444,351 square feet of gross floor area after proposed expansion), and 1,666 surface parking stalls (1,579 stalls after future expansion). The building will house a showroom, retail area, restaurant, public self -serve warehouse space, and associated non-public warehouse space. Site work will include the complete demolition (phased) of the two existing buildings and all existing site improvements including asphalt and concrete pavements, and landscaping. The project will include the new IKEA store and associated parking, drive aisles, landscaping and modified driveways. New pedestrian walkways will be constructed from S.W. 41st Street, S -W. 43rd Street, and Lind Avenue S.W. to the store for improved pedestrian access, circulation, and safety. The site will be landscaped with both decorative plantings and street trees in order to meet City landscaping requirements. A wet pond for water quality treatment and rain gardens for stormwater flow control will also be constructed along the north and east frontages of the site. Modification Request— Street Dedications Dedications of public rights-of-way (ROW) will be required for improvements to bring adjacent streets into compliance with Renton Municipal Code (RMC) standards. Modifications are requested to allow the width of the dedications on two streets to be reduced based on the following circumstances: • S.W. 41st Street: A modification is requested to reduce the frontage dedication from 7 feet to 5.5 feet. S.W. 41st Street is classified as a Collector street with three lanes of travel. The required right-of-way width for a three -lane Collector street is 94 feet, consisting of 41 feet of paved travel width, 0.5 foot wide curbs, 8 foot wide landscaped planters, and 8 foot wide sidewalks. The existing right-of-way width is 80 feet, which is 14 feet narrower than the City's standard. Therefore, in order to achieve the half -street right-of-way width along the property's frontage, a 7 foot dedication would be required. However, pursuant to the pre -application memorandum dated April 28, 2014, unless a traffic study shows the need for additional lane widths, City staff considers the existing curb to curb paved width acceptable and would only require a dedication to accommodate the sidewalk and planter strip. The width of the dedication would measure 5,5 feet instead of 7 feet. Specifically, the site currently provides 12 feet of width between the curb and property line and would require an additional 5.5 feet to meet the City's 17.5 foot standard for curb, planter strip, and sidewalk. The Traffic Impact Study prepared by Transportation Engineering Northwest does not recommend wider lane widths for this street. Therefore, the study's finding, in conjunction with City staffs evaluation, justifies the requested modification to reduce the frontage dedication from 7 feet to 5.5 feet. • Lind Avenue S.W.: A modification is requested to reduce the required frontage dedication from 11.5 feet to 5.5 feet. Lind Avenue S.W. is classified as a Minor Arterial with a minimum right-of-way width of 103 feet. The existing right -of way is 80 feet wide, which is 23 feet narrower than the City's standard. Therefore, in order to achieve the half -street right-of-way width along the property's frontage, an 11.5 foot dedication would be required. However, pursuant to the pre -application memorandum dated April 28, 2014, the Transportation Section has developed a corridor plan for this street with a minimum right-of- way width of 91 feet. The existing right -of way is 80 feet wide, which is 11 feet narrower than this design. Therefore, in order to achieve the half -street right-of-way width along the property's frontage, a 5.5 foot dedication would be required instead of 11.5 feet described above. A modification to reduce the dedication to 5.5 feet is justified based on the City of Renton's plan for this specific corridor. Modification Decision Criteria In order to grant approval of the requested modifications, the City of Renton must find that the project will meet the intent and purpose of the land use designation of the Comprehensive Plan, the Renton Municipal Code, and that the modifications: a. Substantially implement the Policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modifications are the minimum adjustment necessary to implement these policies and objectives. Response: The requested modifications will implement the Land Use policies and objectives of the Comprehensive Plan for the Employment Valley Area (EVA) by allowing redevelopment of the site in a manner that fosters economic development and achieves objectives for multimodal travel and long range transportation planning. Specifically, the project will construct frontage improvements that will improve the appearance and functionality of the pedestrian and vehicular travel along the adjacent streets in a manner that benefits the transportation needs of the area as a whole. b. Will meet the objectives and safety, function appearance, environmental protection and maintainability intended by the Code re uirements based upon sound engineering 'ud ment. Response: The modifications will meet the above objectives by allowing redevelopment of the site in a manner meeting current design requirements for frontage sidewalks and landscaping, c. Will not be incurious to other property(ies) in the vicinity. Response: The standards applied to this modification will be the same as standards that would be applied to other properties along the street corridor. The proposed frontage improvements will represent an upgrade over the existing condition to the benefit of properties in the vicinity. d. Conforms to the intent and purpose of the Code. Response: The proposed modification is consistent with the intent and purpose of the Code to provide adequate public facilities for pedestrian and vehicular travel and street corridor aesthetics. e. Can be shown to be justified and required for the use and situation intended. Response: The proposed modification is justified because both City staff and the traffic impact study have found that lane widening is unnecessary based on the current functionality of the adjacent streets. Therefore, frontage dedications are only necessary for improvements for sidewalks and landscaping planters. f. Will not create adverse impacts to other ro ert ies in the vicinit . Response: The standards applied to this modification will be the same as standards that would be applied to other properties along the street corridor. The proposed frontage improvements will represent an upgrade over the existing condition to the benefit of properties in the vicinity. Landscaping, Lot Coverage, and Parking Analysis Narrative IKEA Redevelopment 601 S.W. 43rd Street, Renton WA 98057 IKEA Retail Center Parcel Nos. 362304-9113 and 312305-9169 July 20'14 Project Location The existing project site is 28.99 acres of Medium Industrial (MI) zoned property located on the north side of S.W. 43rd Street between Lind Avenue S.W. and Oakesdale Avenue S.W. The site is currently fully developed with the IKEA Retail Center that includes two buildings totaling 397,972 square feet of building area. Project Scope The project is the complete demolition (phased) of the structures and associated site improvements, and the full redevelopment of the property with a new IKEA Retail store measuring 399,351 square feet of gross retail floor area upon initial construction (444,351 square feet of gross floor area after future expansion), and 1,666 surface parking stalls (1,579 stalls after future expansion). The building will house a showroom, retail area, restaurant, public self -serve warehouse space, and associated non-public warehouse space. Site work will include the complete (phased) demolition of the two existing buildings and all existing site improvements including asphalt and concrete pavements, and landscaping. The project will include the new IKEA store and the associated parking, drive aisles, landscaping and modified driveways. New pedestrian walkways will be constructed from S.W. 41st Street, S.W. 43rd Street, and Lind Avenue S.W. to the store for improved pedestrian access, circulation, and safety. The site will be landscaped with both decorative plantings and street trees in order to meet City landscaping requirements_ A wet pond for water quality treatment and fain gardens for stormwater flow control will also be constructed along the north and east frontages of the site. Zoning and Comprehensive Plan Designation The site is currently zoned Medium Industrial (MI) and is designated as Employment Valley Area (EVA) under the City of Renton's current Comprehensive Plan. The properties to the north and west are zoned MI, the properties to the east zoned Commercial Office (CO), and the properties to the south zoned Industrial Park (MI) under the City of Kent jurisdiction. Land uses on surrounding properties include a variety of medium industrial, manufacturing, retail, and commercial office/warehouse uses. No changes in zoning are being requested under this proposal. Landscape Analysis Existing landscaping on site includes native and non-native deciduous and evergreen shrubs, ground cover and lawn, as well as street trees located along all three frontages. All of the existing shrubs and planter beds will be removed, as well as some of the trees along the frontages. 16836.017.doc City of Renton Landscape, Parking, IKEA Redevelopment and Lot Coverage Narrative - 2 - 601 S.W. 43rd Street The project will include approximately 125,000 square feet of landscaping distributed throughout the site. The project will also provide approximately 58,500 square feet of surface drainage facilities (pond and rain gardens). A 10 -foot landscape buffer is provided along all street frontages, and total interior parking lot landscaping exceeds City standards by approximately 38,500 square feet. The existing site currently contains 172 significant trees, which are a mix of evergreen and deciduous species. Of these, 50 will remain along the street frontages, 20 will be preserved inside the site, and 102 will be removed during construction (43 of which are of poor health). The project will exceed the City's requirement for tree preservation, and will plant an additional 422 trees and 4,242 shrubs throughout the site. The proposed landscape design includes drought tolerant native and ornamental evergreen and deciduous shrubs, trees, groundcover, and lawn. A tree retention plan has been prepared in accordance with Renton Municipal Code Standards. Landscape species, size, and location are specified in the attached Preliminary Landscape Plan. Decorative landscaping provided at driveway entrances will not obstruct views for turning vehicles. Landscaping will be provided along pedestrian pathways as an amenity and buffer. Lot Coverage There is no formal lot coverage requirement within the IM zone. An analysis of the lot coverage for the site is as follows: * Does not include future expansion. ** Does not include future right-of-way dedication area. Parking Analysis The RMC requirement for Big Box Retail uses is a minimum and maximum of 2.5 spaces per 1,000 square feet of net floor area (NFA). Based on an estimated NFA of 387,697 square feet, the RMC would 16836.017.doc Existing Site Coverage % Proposed Site Coverage % Lot Coverage 32% 287,950` 23% IKEA retail center (Building) 397,972 Paved Drives, Sidewalks, 61% 63% Parking & Wet Pond Below 776,508 805,124 Static Waterline (Impervious Surface) Interior & Perimeter 7% 10% Landscaping (Pervious 88,400 125,061 Surface) Landscaping J NIA 35,732 3% Rain Garden Wet Pond NIA - 9,013 1% Total Site Surface 1,262,880 100% 1,262,880'* 100% * Does not include future expansion. ** Does not include future right-of-way dedication area. Parking Analysis The RMC requirement for Big Box Retail uses is a minimum and maximum of 2.5 spaces per 1,000 square feet of net floor area (NFA). Based on an estimated NFA of 387,697 square feet, the RMC would 16836.017.doc City of Renton Landscape, Parking, IKEA Redevelopment and Lot Coverage Narrative - 3 - 601 S.W. 43rd Street require 969 spaces. Based on future expansion increasing the NFA to 432,000 square feet, the RMC would require 1,080 spaces. Proposed parking for the project will include 1,666 parking spaces, which will exceed the RMC maximum allowed by 697 parking spaces. After future expansion the project will provide 1,579 spaces, which will exceed the maximum allowed by 499 spaces. 54 bicycle parking stalls will also be provided near the main entrance to the store. The parking lot is designed for two-way circulation throughout. All parking on site will be 9 feet wide and 20 feet deep in compliance with City Code standards. No compact parking is proposed. Twenty-eight (28) stalls will be ADA -accessible. A modification request to allow vehicle parking to exceed the maximum allowed by City Code is attached to this application. A modification is also requested to allow fewer bicycle parking stalls than required by code, located outside the maximum allowed 50 foot travel distance. A detailed parking demand study is provided in the Transportation Impact Study provided by Transportation Engineering Northwest to further support this request. 16836.017.doc City of.:L DEPARTMENT OF COM,Y.JNITY r AND ECONOMIC DEVELOPMENT vim. _ =• PLANNING DIVISION ENVIRONMENTAL CHECKLIST City of Renton Planning Division 1055 South Grady Way -Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS: http://sepaquidance.epermitting.org/DesktoModules hel .as x? rol ect=0&node=471 This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not armlicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. The checklist questions apply to all parts of Your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. INSTRUCTIONS FOR LEAD AGENCIES: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: 16636.011 For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B even though questions may be answered "does not apply" In addition the SUPPLEMENTAL_ SHEET FOR NONPROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project", "applicant", and "property or site" should be read as "proposal", "proponent", and "affected geographic area" respectively. The lead agency may exclude (for non -projects) questions in Part B - Environmental Elements —that do not contribute meaningfully to the analysis of the proposal. A. BACKGROUND 1. Name of proposed project, if applicable: IKEA Redevelopment 2. Name of applicant: IKEA c/o Barghausen Consulting Engineers, Inc. 3. Address and phone number of applicant and contact person: IKEA c/o Jay Grubb, Barghausen Consulting Engineers, Inc. 18215 - 72nd Avenue South Kent, WA 98032 (425) 251-6222 jgrubb@barghausen.com 4. Date checklist prepared: June 23, 2014 5. Agency requesting checklist: City of Renton, Department of Community and Economic Development 6. Proposed timing or schedule (including phasing, if applicable): Construction will commence in the summer of 2015, following issuance of all discretionary approvals and construction permits by the City of Renton and other agencies with jurisdiction. The construction phase is expected to take 18 to 24 months, with the re -opening of the store scheduled for the winter of 2016 to 2017. 16836.011 The applicant intends to phase the demolition of the existing facilities with a goal to keep the existing store operational during construction and remain operational until the new structure is complete and open for business. At that time, the existing store would be completely demolished and the remaining balance of the new site work, including the surface parking and appurtenant features, would be finished according to the overall improvement plans for the project. During the interim, customers will use off-site parking areas (to be determined) and shuttled to the store. A detailed phasing plan will be in place until the operations can be switched to the new building. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. The project considers a future expansion of 20,000 square feet on the building's north face, and an expansion of 25,000 square feet on the building's south face. The timeframe for expansion is not known at this time. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Prepared and Attached: • Boundary and Topographic Survey prepared by Barghausen Consulting Engineers, Inc. dated March 10, 2014 • Transportation Impact Study (including Parking Demand Study) prepared by Transportation Engineering Northwest (TENW) dated July 2014 • Site Plan by Barghausen Consulting Engineers, Inc. dated June 12, 2014 • Preliminary Engineering Plans by Barghausen Consulting Engineers, Inc. dated June 12, 2014 • Preliminary Architectural Elevations by GreenbergFarrow dated May 15, 2014 + Conceptual Landscape Plans by Barghausen Consulting Engineers, Inc. dated June 23, 2014 • Preliminary Storm Drainage Plan prepared by Barghausen Consulting Engineers, Inc. dated June 12, 2014 • Technical Information Report prepared by Barghausen Consulting Engineers, Inc. dated July 11, 2014 • Preliminary Report of Geotechnical Engineering Services by GeoDesign, Inc. dated March 8, 2013 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. To our knowledge, there are no other pending applications directly affecting the property. 10. List any government approvals or permits that will be needed for your proposal, if known. 1sa3s.a11 City of Renton: • Site Pian Review • Environmental Review + Lot Boundary Adjustment • Demolition Permit • Building Permit • Sign Permit • Grading Permit King County Health Department • Food Service Permit Puget Sound Clean Air Authority • Permit to Construct/Operate Washington DOE • Water Quality Certification • 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.) The project site is approximately 28.99 acres of Medium Industrial (MI) zoned property located on the north side of S.W. 43rd Street between Lind Avenue S.W. and Oakesdale Avenue S.W. The site is currently fully developed with the IKEA Retail Center within the two structures totaling 397,972 square feet of building area. The project is the complete demolition (phased) of the existing structures and associate site improvements and the full redevelopment of the property with a new IKEA retail center with 399,351 square feet of gross retail floor area and 1,666 surface parking stalls. The project also includes a future 20,000 square foot expansion of the north face and 25,000 square foot expansion of the south face of the new retail store that would result in a grand total building area of 444,351 square feet and 1,579 surface parking stalls. The building will house a showroom, retail area, restaurant, public self -serve warehouse space, and associated non- public warehouse space. Site work will include the complete demolition of the existing building structures and all existing site improvements including asphalt and concrete pavements, on-site landscaping, and removal of some existing trees along S.W. 41st Street, Lind Avenue S.W., and S.W. 43rd Street frontages. The project will include, in addition to the new IKEA store, the surrounding parking, drive aisles, 16936.041 landscaping, and modifications to access driveways along the S.W. 41st Street, S.W. 43rd Street, and Lind Avenue S.W. frontages in order to improve vehicle access and on site circulation. New pedestrian walkways will be constructed from S.W. 41st Street, S.W. 43rd Street, and Lind Avenue S.W. for improved pedestrian access, circulation, and safety. The site will be landscaped with both decorative plantings and street trees in order to meet City landscaping requirements. A wet pond for water quality treatment and rain gardens for stormwater flow control will also be constructed along the north and east frontages of the site. The site is located within a Seismic Hazard Area as well as a Flood Hazard Area according to FEMA's un -adapted DFIRM Map. 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 property address is 601 S.W. 43rd Street, Renton, WA 98075. The site is located on the north side of S.W. 43rd Street between Lind Avenue S.W. and Oakesdale Avenue S.W. (partially located within Section 31, Township 23 N, Range 5 East, Willamette Meridian, King County, Washington; and partially located within Section 36, Township 25 N, Range 4 East, Willamette Meridian, King County, Washington). The subject tax parcel numbers are 362304-9113 and 312305-9169. See the legal description on the Boundary and Topographic Survey contained in the set of plans attached to the Site Plan Review/SEPA submittal. B. (ENVIRONMENTAL ELEMENTS 1. EARTH a. General descri tion of the site (circle one): Flat rolling, hilly, steep slopes, mountainous, other b. What is the steepest slope on the site (approximate percent slope)? The property is essentially flat with the highest grade elevation on the site being the existing finished floor elevations at 24.0 (NAV 88). The lowest elevation is approximately 20 feet along the perimeter of the site. The proposed project will re -contour the property to establish an appropriate floor elevation to accommodate flood hazard regulation and to properly manage surface water runoff in the parking areas. In general, the proposed re -contouring will not significantly alter the topography conditions of the property. As evidenced by the Boundary and 5 16836.011 Topographical Survey by Barghausen Consulting Engineers, Inc., there are no slopes in the central area of the western structure as shown on the City of Renton - Steep Slopes map. c. What general types of soils are found on the site (for example, day, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. According to the U.S. Department of Agriculture Soil Conservation Service maps, the soils in this area are Woodinville silt loam and Snohomish silt loam. A project -specific geotechnical engineering study will be prepared addressing site-specific geotechnical issues and how these conditions/issues impact the design and construction specifications for the project. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There are no known surface indications or history of unstable soils in the immediate vicinity. However, the site is located within a Seismic Hazard Area. Consequently, the design and construction will need to comply with all applicable regulatory requirements and guidelines. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Attached is a preliminary grading plan for the project, which provides the planned grade elevations. The entire property will be subject to some degree of earthwork. Based on the preliminary grading plan and according to preliminary earthwork calculations, approximately 75,000 cubic yards of earthwork will occur. The total will be composed of approximately 50,000 cubic yards of excavation and approximately 25,000 cubic yards of fill. Most of the fill materials will come from the areas of excavation. Approximately 25,000 cubic yards of export will occur to balance the earthwork. Some imported materials will be delivered by dump trucks and fill material will come from one or more local available sources. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Soil erosion is possible during the demolition of existing structures and removal of asphalt since most of the site will be stripped of existing improvements. The potential of erosion increases during inclement weather conditions and during the site work phase of the project. Once the project has been constructed, there will be very little potential for erosion. About what percent .)f the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 16836.011 Approximately 85% of the site will be covered with impervious surfaces after project construction. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR A Temporary Erosion and Sedimentation Control Plan (TESCP) will be prepared in accordance with City of Renton standard requirements. The TESCP and the construction practices will incorporate recommendations as described in the Preliminary Geotechnical Report prepared by GeoDesign, Inc. dated March 8, 2013. Erosion and sedimentation controls, such as interceptor swales, straw bale barriers, silt fences, and straw mulch for temporary erosion protection of exposed soils will be applied during construction. Stabilized construction entrances and wash pads will also be installed at the beginning of construction and maintained for the duration of the project. All erosion and sedimentation control measures shall be installed and maintained in accordance with City of Renton requirements. What types of emissions to the air would result from the proposal during construction operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. Development of the site, as proposed, would not result in significant impacts to existing air quality. The primary air quality impacts would be related to the demolition and construction activities, future vehicle traffic by customers, and service/delivery vehicles. With the addition of new vehicle trips associated with the net increase in retail sales areas, as described in Section 14 (Transportation), the project will result in a minor increase in air emissions. During construction there will be equipment using gasoline or diesel fuels that will emit exhaust. These emissions will be temporary in nature and will not have lasting or harmful effects on the project or adjacent properties. There may be airborne dust particles affecting air quality during the demolition and grading phases of the project. The amount of airborne dust particles will be controlled via watering and other dust control measures. Following construction, there could be an increase in air emissions resulting from the increase in customer vehicles as described in Section 14 (Transportation). However, we do not anticipate an increase in base line conditions. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. Off-site sources of emissions or odor that may affect this project are exhaust emissions from vehicles traveling along adjacent streets (S.W. 41st Street, S.W. 43rd Street, and Lind 16836.011 Avenue S.W.), but these will not impact this project. However, we do not anticipate an increase in base line conditions. c. Proposed measures to reduce or control emissions or other impacts to air, if any: During construction the implementation of a TESCP and use of certain construction equipment will reduce or control air emissions. For example, dust particles will be controlled by sprinkling the site, as necessary, before and after clearing and grading activities. The use of construction entrances with wheel washing will minimize off-site transport of soils and minimize dust in the right-of-way. Construction vehicles are typically equipped with factory installed mufflers and spark arrestors to control emissions. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There are no surface water bodies on the subject property. There is an existing manmade stormwater rain garden located on a neighboring property immediately south of the subject property within 200 feet, and is separated by S.W. 43rd Street. Springbrook Creek is located approximately 500 feet to the northwest of the project. 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 will be constructed within 200 feet of the stormwater rain garden noted above. See attached plan for more information. Otherwise, there are no other surface waters on or in the immediate vicinity. No work will occur within or near Springbrook Creek as a result of the project. 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. Not applicable, as there are no surface waters or wetlands that would be impacted by the project construction. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. The project will not require the withdrawal or diversion of surface water. Surface runoff will be controlled on site and then released to the natural point of discharge. 16836.011 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. The subject property is outside the FEMA 100 -year flood hazard areas, according to the FEMA Flood Insurance Rate Map (Panel 978 of 1725), revised May 16, 1995. The 1995 FIRM map does identify a 100 -year flood hazard area in close proximity to the site near the northwest property corner. The 100 -year base flood elevation near the site is at an elevation of 18 feet. This needs to be converted to the NAVD88 Datum by adding 3.542 feet, and as a result, the 100 -year based flood elevation is 21.58 feet. Based on actual survey conditions, low lying areas along the perimeter are at or slightly below the 21.5 - foot 100 -year base flood elevation. Therefore, any development and filling within areas below elevation 21.58 will need to comply with the City's Critical Area Ordinance, including provisions for compensatory storage. Attached is a Flood Hazard Data Exhibit illustrating compliance with the compensatory storage requirement. For the purpose of addressing the compensatory storage requirement, the applicant uses the 1995 FIRM base flood elevations. Furthermore, the site is within a Flood Hazard Area according to FEMA's un -adopted DFIRM Map. Therefore, the applicant intends to acknowledge the un -adapted DFIRM Map and accommodate the un -adopted 100 -year flood elevations in establishing the finished floor of the new building. The un -adopted DFIRM generally shows the base flood elevation of 23 feet at the site. In reviewing the attached preliminary grading plan, the applicant intends to set the finished floor at elevation 25 feet. 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. The project will not involve any discharges or waste material to surface waters. All sanitary sewer waste will be discharged to the City of Renton sanitary sewer system. Solid waste will be collected and disposed and/or recycled. Surface water runoff that may contain nonpoint sources of pollution would be managed on site with a pre- treatment and controlled release to the public stormwater system, in accordance with City and State regulatory requirements, as described in subsequent sections of this checklist. b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. 16B36-011 No groundwater will be withdrawn with the possible exception of temporary dewatering during construction for utility installation. Infiltration of surface water runoff could be reduced as a result of proposed impervious surface coverage. However, no groundwater will be withdrawn. Infiltration of stormwater and irrigation water within pervious surface areas (e.g. landscaped areas) would occur. No other sources of water would be discharged to the groundwater. 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. There will be no waste material discharged into the ground by the project, as the site will be connected to the City of Renton sanitary sewer system. 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. The source of runoff is that resulting from direct precipitation. There are no off-site sources of runoff with the exception shared runoff occurring within the common access area with the development to the west. Stormwater runoff occurs from the rooftops of the existing buildings and the surrounding pavement areas and landscaping. Runoff is collected on site and conveyed to the site's natural point of discharge into the City's public conveyance system that drains to Springbrook Creek. 2) Could waste materials enter ground or surface waters? If so, generally describe. Surface water runoff could contain oil and gasoline from parked cars in the parking lot and streets servicing the project. However, surface water runoff will be directed to the water quality facility prior to being released from the site to the downstream drainage course to minimize surface water contamination. Starmwater runoff calculations indicate that a water quality wet pond of approximately 100,000 cubic feet will meet the water quality requirements. A wet pond will be located in the northeast corner of the site. 10 16636.011 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. The proposal does not alter the drainage patterns in the vicinity of the site. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: The project will comply with the City adopted 2009 King County Surface Water Design Manual Amendments. Attached are a preliminary Storm Drainage Plan and Technical Information Report prepared by Barghausen Consulting Engineers, Inc. dated July 11, 2014 that identifies measures to reduce/control stormwater impacts. In general, based upon the City's flow control map, the site falls within the Peak Rate Flow Control Standard (requiring a match of existing site conditions). No formal detention, retention, or water quality facilities are known to exist. The project required Enhanced Water Quality treatment, which may be reduced to Basic Water Quality if certain conditions are met. The project proposes a catch basin and pipe conveyance system to direct the surface water to the appropriate water quality devices prior to discharge. The three existing discharge points will be utilized. The proposal includes a water quality wet pond, wet vault, media filter treatment, and a rain garden to provide runoff treatment. 4. PLANTS a. Check the types of vegetation found on the site: X deciduous tree X evergreen tree X shrubs X grass pasture alder, maple, aspen, the fir, cedar, ine other crop or grain orchards, vineyards or other permanent crops. wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants. water lily, eelgrass, milfoil, other other types of vegetation 11 16836.011 b. What kind and amount of vegetation will be removed or altered? Most of the existing vegetation on site will be removed or altered for construction of the buildings, parking areas, internal roads, and new landscape areas. c. List threatened and endangered species known to be on or near the site. To our knowledge, there are no threatened or endangered species on or near the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any.- New ny: New landscaping would be designed and installed according to City of Renton requirements. A Landscape Planting Plan and irrigation system would be designed by a licensed landscape architect and submitted to the City of Renton for review and approval. The proposed landscaping for the site will include native and introduced evergreen and deciduous shrubs, trees, and groundcover along with modified planting beds and lawns. e. List all noxious weeds and invasive species known to be on or near the site. To our knowledge, there are no noxious weeds or invasive species known to be on or near the site. 5. ANIMALS List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include: Birds: hawk, heron, eagle songbir other: Mammals: deer, bear, elk, beaver, other: Fish: bass, salmon, trout, herring, shellfish, other b. List any threatened and endangered species known to be on or near the site. To our knowledge, no threatened or endangered species exist on site. c. Is the site part of a migration route? If so, explain. The site lies within the Western Flyway for migratory birds. 12 16836.011 d. Proposed measures to preserve or enhance wildlife, if any: Enhanced landscaping would provide enhanced habitat for bird species. e. List any invasive animal species known to be on or near the site. To our knowledge, no invasive species are known to be on or near the site. 6. ENERGY AND NATURAL RESOURCES 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 for lighting, heating, refrigeration, and other mechanical equipment. Natural gas will be used for cooking equipment. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Due to the site grades and building placement, the project is not expected to affect the potential use of solar energy by adjacent properties. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The design of the building will be consistent with the 2012 Washington State Energy Code and as amended by the City of Renton. Energy conservation features would include insulated building envelopes, HVAC with heat recovery features for commercial equipment, energy efficient equipment and lighting, selective use of high performance glazing systems for windows, and automatic energy management systems to balance and limit the energy use as much as possible. 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. 1) Describe any known or possible contamination at the site from present or past uses. There are no known contamination areas identified on site from previous or current uses. 13 16836.011 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. A Puget Sound Energy gas easement for an existing gas pipe is located along the southern boundary of the site. The purpose of the gas pipe is to provide a utility service to provide the existing facility with natural gas. No other known underground hazardous liquid or gas transmission pipelines are located within the project area or nearby vicinity. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. The proposed project involves the continued use and storage of minor amounts of substances presenting and unusual risk to health. Specifically, some of the store merchandise may contain hazardous materials intended for home use. All consumer items are prepackaged and ready for retail sales when delivered to the store. The project would comply with all applicable building and Fire Code provisions for the storage of the merchandise packaged for retail consumption. Since all consumer goods sold at the store would be for off-site use, there would be no break -of -bulk merchandise into smaller containers. 4) Describe special emergency services that might be required. Upon completion of the project, fire, police, and ambulance services would be required at a level consistent with the current development of this site. 5) Proposed measures to reduce or control environmental health hazards, if any: None. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Existing noise within the vicinity of the site includes noise from vehicles principally on adjacent streets (S.W. 41st Street, S.W. 43rd Street, and Lind Avenue S.W.). 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. 14 16836.011 Construction activity at the project will vary considerably as the project progresses. Also, because the noise produced on the site depends on the equipment being used, the noise will vary from day to day. Maximum noise levels can be expected from 71 to 98 dB(A), as measured 50 feet from the noise source, based on the construction activity noise model described in "Noise from Construction Equipment and Operations, Building Equipment, and Home Appliances" (source: US EPA, NAD 300.1, 12/31/1971). Construction noise level will vary according to the number of and type of equipment being used from day to day. Since this project is the redevelopment of a fully developed site with similar uses, the project would not cause a net increase of noise. Furthermore, the IKEA retail facility and retail restaurant business on site will include modern technology for the mechanical and HVAC systems. This equipment will be an upgrade over the existing conditions and therefore would contribute to less noise on site than what currently exists. All noise on site will be consistent with the City of Renton's noise level regulations (RMC Chapter 7). 3) Proposed measures to reduce or control noise impacts, if any: Noise impacts associated with construction phases of the project will be limited in duration. To mitigate general noise impacts during the construction phases, measures such as using and regularly maintaining efficient mufflers and quieting devices on all construction equipment and vehicles will be taken. 8. LAND AND SHORELINE USE What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. The existing site consists of two industrial buildings that were converted to an IKEA Home Furnishing store and its associated parking. The existing 397,972 -square -foot IKEA includes the showroom, retail area, restaurant, and other associated facilities. Adjacent land uses include: • North: Various medium industrial and commercial office/warehouse uses. • South: Various commercial retail and office uses. • West: Warehouse and manufacturing use. • East: Commercial offices. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not 15 16836.011 been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non -forest use? Not known. 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? if so, how: The proposal will not affect or be affected by any known working farm or forest land in the nearby vicinity. c. Describe any structures on the site. The site currently contains a 397,972 -square -foot facility consisting of the IKEA showroom, retail area, restaurant, and associated improvements within two existing buildings. d. Will any structures be demolished? If so, what? The two existing structures on site totaling 397,972 square feet of gross floor area will be demolished as well as all existing site improvements. Demolition activities would include disassembling and removal of interior operational equipment for salvage, followed by conventional dismantling and demolition of buildings and site improvements. All demolition debris and material would be stockpiled and disposed off site at an approved disposal site. Any hazardous substances/materials potentially encountered would be handled and disposed of by qualified personnel, according to strict City, State, and Federal regulations. e. What is the current zoning classification of the site? The current zoning is Medium Industrial (IM). The site is also located within the Employment Area Valley (EAV) overlay. f. What is the current comprehensive plan designation of the site? The comprehensive plan designation for the site is Employment Area Valley (EAV). g. If applicable, what is the current shoreline master program designation of the site? Not applicable, as there is no shoreline adjacent or in the vicinity of the subject property. 16 16836.611 h. Has any part of the site been classified as a critical area by the city or county? If so, specify. No critical areas have been identified on the subject property. Additionally, the subject property is currently not mapped in a Flood Hazard Area according to the adopted 1995 FIRM (including the Cedar River LOMR). L Approximately how many people would reside or work in the completed project? The current employee count at the existing facility is 374 people. It is anticipated that the new IKEA facility would maintain this employment level. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: No measures are proposed. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Adherence to design guidelines and requirements including City of Renton, Puget Sound Clean Air Authority, King County Health Department, and the State of Washington. The proposed project is an allowed use within the Medium Industrial zoning district and will conform to all required development standards including setbacks, height limits, landscaping, and parking. The project is also consistent with the future land use objectives outlined in the City of Renton Comprehensive Plan for Employment Area Valley designated areas. m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: No nearby agricultural and forest lands of long-term commercial significance have been identified within the vicinity of the subject property. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. No new housing units are proposed. 17 16836.011 b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. No housing units would be eliminated by the proposed project. c. Proposed measures to reduce or control housing impacts, if any: No measures are proposed. 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? While this zone designation of the site (MI) does not have a height limitation, the IKEA facility will probably not exceed 48 feet in height. Exterior materials will be primarily concrete (tilt -up construction). b. What views in the immediate vicinity would be altered or obstructed? No views will be substantially obstructed by the project. Zoning and setback requirements that govern the placement of the buildings on the site will control views required for safety or aesthetics. c. Proposed measures to reduce or control aesthetic impacts, if any: Potential aesthetic impacts have been mitigated by careful and thoughtful design of the new building to remain consistent with the existing IKEA branding and design. Additionally, landscape and setback buffering will be used to reduce the visual impact of the building from adjacent streets and lots. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? No light or glare is expected to occur from construction activities. Upon project completion, primary light impacts will be generated from exterior lighting associated with the newly constructed buildings and parking lot lights. Any lighting impacts of this nature will occur during the evening hours and during the late afternoon in the winter months. Exterior lighting for the proposal will consist of wall mounted exterior lights and lot lights with single and multiple lamps appropriately spaced according to a photometric analysis. 18 16836.011 b. Could light or glare from the finished project be a safety hazard or interfere with views? Light and glare from the finished project are not anticipated to be a safety hazard or interfere with views. The proposed perimeter landscaping would be designed to minimize glare from headlights on adjacent streets and properties. c. What existing off-site sources of light or glare may affect your proposal? Existing off-site sources of light include street lighting and headlights from automobiles on the adjacent roadways. These are not expected to adversely affect this proposal. d. Proposed measures to reduce or control light and glare impacts, if any: The use of shielded lamp heads where necessary to avoid light spillover to neighboring properties and the adjacent rights-of-way. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? There are no designated recreational opportunities in the immediate vicinity of the site. b. Would the proposed project displace any existing recreational uses? If so, describe. No recreational areas will be displaced by the proposed project. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: No measures are proposed. 13. HISTORIC AND CULTURAL PRESERVATION Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers located on or near the site? If so, specifically describe. None to our knowledge. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Is there any material 19 16836.011 evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. To our knowledge, none exist in the immediate vicinity of the site. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. Not applicable. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. No impacts to historical resources are expected. 14. TRANSPORTATION a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. The site is served by S.W. 41st Street along the north boundary, S.W. 43rd Street along the south boundary, and Lind Avenue S.W. along the east boundary of the subject property. S.W. 41st Street is a collector, S.W. 43rd Street a principal arterial, and Lind Avenue S.W. a minor arterial, as classified by the City of Renton. Access will be provided from all three streets surrounding the site as follows: S.W. 41st Street —three driveways; S.W. 43rd Street - three driveways; and Lind Avenue S.W. —one driveway. One of the driveways along S.W. 43rd Street and one of the driveways along S.W. 41st Street will be restricted to exit only, while all the other driveways will allow vehicles to enter and exit to/from the parking lot. Driveways located at the western boundary on both S.W. 41st Street and S.W. 43rd Street will provide truck access to the loading bays located along the shared laneway with the neighboring property. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? The site is served directly by King County Metro Transit Routes 153, 155, 161, and 905 and bus stops are located along the street frontages at the northeast corner of the site on Lind Avenue S.W. and along S.W. 43rd Street. 20 96836.011 c. How many additional parking spaces would the completed project or non -project proposal have? How many would the project or proposal eliminate? The site currently has 1,352 parking spaces. Of these, 862 are covered within garage areas and the remaining 490 stalls are exterior surface parking. The current site plan proposes 1,666 parking spaces (1,579 spaces after expansions). The applicant realizes the proposed parking exceeds the allowed parking and a parking modification will be necessary. A request for the parking modification is included in the Transportation Impact Study by TENW. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). The completed project will not require widening of existing roads or streets, according to the Transportation Impact Study prepared by TENW. All frontages will be improved with new sidewalk improvements and landscaping modification in accordance with City of Renton requirements. Right-of-way dedications will be required along S.W. 41st Street and Lind Avenue S.W. according to current City standards. A request for street modification is attached. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. The project will not use water, rail, or air transportation. f. How many vehicular trips per day would be generated by the completed projector proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and non -passenger vehicles). What data or transportation models were used to make these estimates? The completed project is estimated to generate 1,061 net new weekday daily trips, 30 net new weekday AM peak hour trips, 51 net new weekday PM peak hour trips, and 187 net new Saturday peak hour trips. The methodology used to develop the trip generation estimates is explained in the Transportation Impact Study prepared by TENW. Traffic is primarily related to customers and employees, and truck traffic is expected to be minimal (less than 2%). Trip generation estimates for the project were based on traffic counts conducted at all driveways providing access the existing IKEA store in March 2014. The traffic counts include all vehicle movements to and from the site during the study period. 21 16836.011 g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. The project will not affect, or be affected by, the movement of agricultural or forest products within the nearby vicinity. h. Proposed measures to reduce or control transportation impacts, if any: Specific off-site mitigation measures are not required to reduce/offset potential site - generated traffic impacts. The project would provide frontage improvements including consolidation of driveways and frontage improvements along S.W. 41st Street and Lind Avenue S.W. and along S.W. 43rd Street. The payment of transportation impact fees will be required at building permit issuance which will help fund the City of Renton's planned transportation improvements throughout the City. Impacts associated with construction traffic would be mitigated through implementation of a construction management plan developed in conjunction with the City of Renton. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. The project would result in a minor increase in public services including fire protection and police protection commensurate with the net increase in retail floor area. b. Proposed measures to reduce or control direct impacts on public services, if any. Property taxes and sales taxes will benefit the public service providers, which will help offset the cost of the additional services. 16. UTILITIES a. Circle utilities currently available at the site: ectnci atural ga 4ate efuse service elephone sanitary sewer, eptic system, other 22 16836.011 b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: Electrical power currently serves the property provided by Puget Sound Energy. New service arrangements will be established with Puget Sound Energy, which is expected to be a 277/480/3 -phase service or greater through underground conduit to existing power vaults located on the S.W. 43rd Street and Lind Avenue S.W. frontages. Public Water and Sewer: The City of Renton currently provides and will continue to provide water and sewer service to the completed project from existing water mains and sewer mains serving the subject property. The proposed development is within the City of Renton's water service area and in the 196 -hydraulic pressure zone. There are several existing water lines around the subject property that are located at: • 16 -inch water main in Lind Avenue S.W. {City water plan no. W-1197) • 12 -inch water main in S.W. 41" Street (City water plan no. W-0500 & W-1997) • 12 -inch water main in S.W. 43rd Street (City water plan no. W-0328) + 12 -inch water within an existing easement running north/south between the existing easterly and westerly buildings (City water plan no. W-0500) • 12 -inch water within an existing easement running north/south that is west of the existing westerly building (City water plan no. W-0500) The above looped water system can deliver a maximum flow capacity of 5,500 gallons per minute (GPM). The static water pressure is about 70 psi at ground elevation of 25 feet. The proposed project will utilize as much of the existing infrastructure as possible. However, non -hydrant locations will be established as well as new fire service connections and domestic water service (and meters). The proposed sewer service will include a new service connection to the existing 8" sewer main located along the west property boundary. Stormwater: The project will maintain the site's three natural discharge locations. A new on-site collection and conveyance system will be provided as well as water quality treatment facilities in accordance with City requirements (See preliminary drainage plan). Telephone: Telephone cables are available through underground conduit located under the existing parking along the northern site boundary. An easement over the existing conduit has been granted to Pacific Northwest Bell Telephone Company. New service arrangements with Pacific Northwest Bell Telephone Company will be established. 23 16836.011 Natural Gas: Natural gas will be prodded by Puget Sound Energy. Gas mains are located under the existing parking area along the southern site boundary. New service arrangements with Puget Sound Energy will be established. 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. Proponent Signatu Name of Signee (printed): t/e ' Position and Agency/Organization:XV 1,gVje*- Date Submitted: � 24 16836.011 D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (These sheets should only be used for actions involving decisions on policies, plans and programs. You do not need to fill out these sheets for project actions. Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent of the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? 25 16836.011 Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Proposed measures to avoid or reduce shoreline and land use impacts are: 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. 26 16836.011 A Q86Q X88 069 3NOHd SMIM3s WIN3PNNoa AFA JNIn3naM C]Nb'l '.jNIii73N,�Nl lf:� ��� 70 i bM NO1N32i IS 6V MS W9 I SZt64 dd NgNC)OHOHSNOO c,o:wa`JNINt3Vld ;� ,`f1 '`- lN3AdOl3A303'1 NO1N3�1 V3>11 aeO�J DOOM NVIV QZ17 11 ZBLB-4SZ ZZZ9-4SZ(SZ7) x dVA IlViK ❑OOH2JOSHJ13N Ai�EdO�d d3NI H1nOS3M]AVONZL9lZg1 •`� a 9�89L A Y d I 2 � - z 0 z iv Law Offices LARSSON & SCHEURITZEL A Professional Corporation www.larssonlaw.com Centre Square West, Suite 3510 1500 Market Street Philadelphia, PA 19102 (215) 656-4200 (215) 656-4202 Fax David J. Larsson Direct Dial: (215) 656-4221 Email: dlarsson ca larssonlaw.com 575 Jericho Turnpike Suite 210 Please reply to Philadelphia office Jericho, Nr 11753 July 16, 2014 (516)681-7400 (516) 681-7444 Fax Via email rtimnzorrq.erenforn!� and via Fed Ex Rocale Timmons Project Manager Department of Community & Economic Development (CED) - Planning Division 1055 South Grady Way Renton, WA 98057 cc.. Via email reed Lyons@ikea. com IKEA Property, Inc. 420 Alan Wood Road Conshohocken, PA 19428 Attn: Reed Lyons, Real Estate Manager cc.: Via email iKi-t�hb!ti�l)ui- h(iii)eizf coiii Jay S. Grubb, P.E. Principal/Vice President Barghausen Consulting Engineers, Inc. 18215 72nd Avenue Kent, WA 98032 Re: Authorization of Douglas Greenholz and Michael Maier to execute applications and other documents on behalf of IKEA Property, Inc., a Delaware corporation in connection with the IKEA Seattle store located at 601 SW 41st Street, Renton, WA 98057 ("IKEA Renton ") Dear Ms. Timmons: Reference is made to the captioned IKEA Renton property. This law firm is counsel to IKEA Property, Inc., a Delaware corporation ("IKEA Property"). This letter will confirm that, pursuant to Unanimous Written Consent of the Board of Directors of IKEA Property dated March 1, 2014, Douglas Greenholz and Michael Maier are (i) the currently elected holders of their offices (respectively, President and Vice President of Real Estate of IKEA Property), and (ii) each authorized, in the name of and on behalf of IKEA Property, to perform any and all acts as may be necessary or desirable to execute, file, and deliver any and all applications, certificates, instruments, and other documents necessary to carry out the proposed on-site relocation of IKEA Renton. Please feel free to contact me with any questions or comments. Sincerrre)y yqur ,OM OA f David Larsson Counsel to IKEA Property �L ( 00349132; v l ) SUBDIVISION Guarantee/Certificate Number: Issued By: CHICAGO TITLE INSURANCE COMPANY 0009723-06 CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES Larsson & Scheuritzel herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Countersigned By: �4, \fir, Authorized Officer or Agent Chicago Title Insurance Company By: Attest: President Secretary Subdivision Guarantee/Certificate Printed: 03.03.14 @ 06:14PM Page 1 of 7 WA-CT-FNSE-02150.622476-SPS-1-14-0009723-06 CHICAGO TITLE INSURANCE COMPANY ISSUING OFFICE: GUARANTEEICERTIFICATE NO. 0009723-06 Title Officer: Commercial /Unit 6 Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Main Phone: (206)628-5610 Email: CTISeaTitleUnit6@ctt.com SCHEDULE A Liability Premium Tax $1,000.00 $500.00 $47.50 Effective Date: February 21, 2014 at 0$:00A1M The assurances referred to on the face page are: That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: Title to said real property is vested in: Ikea Property, Inc., a Delaware corporation subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A Subdivision Guarantee/Certificate Printed: 03.03.14 @ 06:14PM Page 2 of 7 WA-CT-FNSE-02150.622476-SPS-1-14-0009723-06 R&K" EXHIBIT "A" Legal Description Lots 13 and C, City of Renton Short Plat Number LUA99-703-SHPL, recorded under recording number 20000228900007, in King County, Washington; Together with non-exclusive easements for vehicular access, ingress and egress as created and more particularly described in reciprocal easement agreements recorded under recording numbers 20000228000507 and 20000228000508. Subdivision GuaranteelCertificate Printed: 03.03.14 @ 06:14PM Page 3 of WA-CT-FNSE-02160.622476-SPS-1-14-0009723-06 CHICAGO TITLE INSURANCE COMPANY fil 2. 3. ►1 C'1 SCHEDULE B SPECIAL EXCEPTIONS GUARANTEEXERTIFICATE NO. 0009723-06 Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Puget Sound Power & Light Company, a Washington corporation Purpose: Underground electric transmission and/or distribution system together with all necessary or convenient appurtenances Recording Date: March 6, 1979 Recording No.: 7903060824 Affects: A strip of land 15 feet in width as described in said instrument Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Pacific Northwest Bell Telephone Company, a Washington corporation Purpose: Underground communication lines and appurtenances Recording Date: April 5, 1979 Recording No.: 7904050914 Affects: The Northerly 20 feet of said premises Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: City of Renton Purpose: Slopes for cuts and fills Recording Date: May 27, 1981 Recording No-: 8105270722 Affects: Portion of said premises abutting Southwest 43rd Street Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: City of Renton, a municipal corporation Purpose: Underground public utilities (including water and sewer) with necessary appurtenances Recording Date: September 2, 1981 Recording No.: 8109020546 Affects: Portions of said premises as described in said instrument Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Puget Sound Power & Light Company, a Washington corporation Purpose: Underground electric transmission and/or distribution system together with all necessary or convenient appurtenances Recording Date: December 23, 1986 Recording No.: 8612231016 Affects- Portions of said premises as described in said instrument Subdivision Guarantee/Certificate Printed: 03.03.14 @ 06:15PM Page 4 of 7 WA-CT-FNSE-02150.622476-SPS-1-14-0009723-06 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 0009723-06 SCHEDULE B (continued) Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Puget Sound Power & Light Company, a Washington corporation Purpose: Underground electric transmission and/or distribution system together with all necessary or convenient appurtenances Recording Date: March 8, 1996 Recording No.: 9603080833 Affects- A portion of said premises as described in said instrument 8. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Purpose: Vehicular access and transient truck parking Recording Date: February 28, 2000 Recording No.: 20000228000507 Affects: The Westerly 67 feet of Lot B; and other property Said instrument contains provisions for bearing the cost of maintenance, repair or reconstruction of the right of way for vehicular access and transient truck parking area by the users. 9. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Purpose: Vehicular access and transient truck parking Recording Date: February 28, 2000 Recording No.: 20000228000508 Affects: The Easterly 67 feet of Lot B and the Westerly 67 feet of Lot C Said instrument contains provisions for bearing the cost of maintenance, repair or reconstruction of the right of way for vehicular access and transient truck parking area by the users. 10. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document.- Granted ocument: Granted to: Puget Sound Energy, Inc., a Washington corporation Purpose: One or more utility systems for transmission, distribution and sale of gas Recording Date: August 9, 2012 Recording No.: 20120809000800 Affects: The North 10 feet of the South 31 feet of Lot 1; and the North 10 feet of the West 330 feet of the South 31 feet of Lot 2 11. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes and statements, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on City of Renton Short Plat No. LUA99-103-SHPL: Recording No: 20000228900001 SubdMsxon Guarantee/Certificate Printed: 03.03.14 @ 06:14PM Page 5 of 7 wA-CT-FNSE-02150.622476-SPS-1-14-0009723-06 IN CHICAGO TITLE INSURANCE COMPANY 12 13 14. 15. GUARANTEEXERTIFICATE NO. 0009723-06 SCHEDULE B (continued) Right to make necessary slopes for cuts or fills upon property herein described as granted or reserved in deed In favor of: City of Renton Recording Date: May 27, 1981 Recording No.: 8105270723 Any rights, interests or claims which may exist or arise by reason of the following matters disclosed by a survey done by Chadwick & Winters Land Surveying, Inc., dated April 8, 2009, under Job No. 09-3921: A) Possible impairment of City of Renton utilities easement recorded under recording no. 8109020546 as shown in special exception 5 herein, by unidentified improvement located into said easement area Fast of Building 2. B) Possible impairment of Puget Power easement recorded under recording no. 8612231016 as shown in special exception 6 herein, by Building 3 being located over a portion of said easement area. Said matters also are disclosed in deed recorded under recording no. 20090422000520 General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value -Land: Assessed Value -Improvements General and Special Taxes: Affects: Lot B 2014 362304-9113-02 2100 $6,125,500.00 $6,977,700.00 Billed: $187,446.80 Paid: $0.00 Unpaid: $187,446.80 General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value -Land: Assessed Value -Improvements: General and Special Taxes: 2014 312305-9169-09 2100 $6,503,300.00 $9,912,100.00 Billed: $234,931.49 Paid: $0.00 Unpaid. $234,931.49 Note: If the tax amount is not evenly divisible into two payments, King County will require the half payment be rounded up to the next cent. Failure to round up the half payment may result in rejection of the tax payment by the County. Affects: Lot C Subdivisian Guarantee/Certificate Printed: 03.03.14 @ 06:14PM Page 6 of 7 WA-CT-FNSE-02150.622476-SPS-1-14-0009723-06 CHICAGO TITLE INSURANCE COMPANY GUARANTEEICERTIFICATE NO. 0009723-06 SCHEDULE B (continued) 16. An unrecorded lease with certain terms, covenants, conditions and provisions set forth therein as disclosed by the document Entitled: Memorandum of Lease Lessor: Pacific Northwest Group A, a joint venture Lessee: Elmhurst Limited Partnership, a Washington limited partnership Recording Date: October 20, 1994 Recording No.: 9410201269 17. A deed of trust, assignment of leases, security agreement and fixture filing to secure an indebtedness in the amount shown below, Amount: $24,000,000.00 Dated: March 5, 2010 Trustor/Grantor: Ikea Property, Inc., a Delaware corporation Trustee: Ticor Title Insurance Company, a California corporation Beneficiary: Ikea Capital BV, a corporation with limited liability registered under the laws of the Netherlands Recording Date: April 9, 2010 Recording No.: 20100409001280 18. Any additional unrecorded leaseholds, right of vendors and holders of security interests on personal property installed upon the Land and rights of tenants to remove trade fixtures at the expiration of the terms. 19. Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcel(s) of Land that you requested. If the legal description is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. 20. Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Lots B & C, City of Renton Short Plat recorded under recording no. 20000228900001. Tax Account Nos.: 362304-9113-02 and 312305-9169-09 Note: Any map furnished with this Guarantee/Certificate is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assumed by reason of reliance thereon. TEND OF SCHEDULE B Subdivision Guarantee/Certificate Printed: 03.03.14 [d 06:14PM Page 7 of 7 WA-CT-FNSE-02150.622476-SPS-1-14-0009723-06 CHICAGO TITLL INSURANCE COMPANY 701 FIFTH AVENUE, #3400, SEATTLE, WA 98104 PHONE: (206)628-6610 FAX (206)628-9717 N • 20090422000620.001 After Recording Return To: David J. Larsson, Esq. Larsson & Scheuritzel 1500 Market Street Centre Square West, Suite 3510 Philadelphia, PA 19102 Telephone: (215) 656-4200 Telecopy: (215) 656-4202 Email: dlarssonQa larssonlaw.com E2387489 I(J2 89:41 cRUNly, WA�+ gga�{{ SALE :32=600;•0®:1E PAGB001 OF 001 BARGAIN AND SALE DEED Grantor: AMB INSTITUTIONAL ALLIANCE FUND II, L.P. Grantee: IKEA PROPERTY, INC. Legal Description: All that certain real property situated in Icing County, Washington, described as follows; LOTS B AND C, CITY OF RBNTON SHORT PLAT NUMBER LUA99-103-SHPL, RECORDED UNDER RECORDING NUMBER 20000228900001, IN KING COUNTY, WASHINGTON. Assessor's Tax Parcel ID# 3623049113.-02 367-305-1/169 The Grantor, AMB INSTITUTIONAL ALLIANCE FUND 11, L.P., a Delaware limited partnership, for and in consideration of ten dollars in hand paid, bargains, sells and conveys to IKEA PROPERTY, INC., a Delaware corporation, the real estate legally described on attached Schedule 1 situated in the County of King, State of Washington, The Grantor(s) for itself and for its successors in interest does by these presents expressly limit the covenants of the deed to those herein expressed, and exclude all covenants arising or to arise by statutory or other implication, and does hereby covenant that -against all persons whomsoever lawfully claiming or claim by, through or under said Grantor and- not otherwise, it will forever warrant and defend the said described real estate. ;..r nprn �fTir".�I^1tR�nrn� �11 f.,..Ijjt- ,,::t COT] 4 pa -1324854 vae A_J�_. k­A_J__ n__- n__. —.1— n___ . _e n ­..i_s rte.. ---A. ^ Jnnnnr.. �.n .Ao n%A n • • 20090422000520.002 IN WITNESS WHEREOF, said corporation has caused this instrument to be executed this� day of April, 2009 GRANTOR: STATE OF CALIFORNIA COUNTY OF SAN FRANCISCO AMB INSTITUTIONAL ALLIANCE FUND II, L.P., a Delaware limited partnership By: AMB Prnpert)4 L.P., a Delaware limited partnership its general partner By: AMB Property Corporation, a Maryland corporation its general partner By: Name: Andr��ewS in Title: Senior Vice President On :M1001 _ before me, ZY4_,AY1 i AL 1C.001% o _ b iCpersonally (insert. name and title of the cer), app=cd_k5Art,vv who proved to me on the basis of satisfactory evidence to be the person(s)-Whose name(s)Wmv- subscribed to the within instrument and acknowledged to me tha&h, to r sxecuted the same in(yPherfflft authorized capacity(ia4, and that by is w t vi r-signature(a) on the instrument the persons), or the'entity upon behalf of which the persons) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph ishue an4eporreet• WITNESS my hand and ofFici� l seal. pa -1329854 flre{Pr• Nnn-rw for Csmrrh Ilnr• K!'•)nn0 7nA0AA) )AAA4)n 9:0�0 JCo0wi116849 (Seal) Uq WT 2L 20W N COIN, —2 Oona '] of 4 /'..o�4ur1 Q.•• f.lnarinl OrinfcA• i/'i017AIA 7•AO.dd SFU MY N 20090422000520.005 EXHIBIT A TO DEED REAL PROPERTY DESCRIPTIQN All that certain real property situated in Icing County, Washington, described as follows: LOTS B AND C, C17Y OF RENTON SHORT PLAT NUMBER LUA99-103-SHPL, RECORDED UNDER RECORDING NUMBER 20000228900001,1E KING COUNTY, WASHINGTON. pa -1329854 —1 nrrlar• Alan-r%Mar Ca�rrh Mr• yr •'lnno 1jnnarwnnnnc7n 0— 7 ng 0 r—,i-.A m— k1 --1d o.;M, -A- ")1,mMma v.na-ee DM OCT N • 20090422000520.004 EXHIBIT B TO DEED UNDERGROUND UTILITY EASEMENT AND THE TERMS AND CONDITIONS THEREOF. 'lei vMiIzi�A 21IKOIIA RECORDED: RECORDING NUMBER: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM TOGETHER WITH ALL NECESSARY OR CONVENIENT APPURTENANCES A STRIP OF LAND 15 FEET IN WIDTH AS DESCRIBED INSAID INSTRUMENT MARCH 6, 1979 7903060824 CONTAINS CONVENANT PROHIBITING STRUCTURES OVER SAID EASEMENT OR OTHER ACTIVITIES WHICH MIGHT ENDANGER THE UNDERGROUND SYSTEM. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PACIFIC NORTHWEST BELL TELEPHONE PURPOSE: COMPANY, A WASHINGTON CORPORATION PURPOSE: UNDERGROUND COMMUNICATION LINES AND APPURTENANCES AREA AFFECTED: THE NORTHERLY 20 FEET OF SAID RECORDING NUMBER: PREMISES RECORDED: APRIL 5, 1979 RECORDING NUMBER: 7904050914 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF RENTON PURPOSE: SLOPES FOR CUTS AND FILLS AREA AFFECTED: PORTION OF SAID PREMISES ABUTTING SOUTHWEST 43&A STREET RECORDED: MAY 27,1981 RECORDING NUMBER: 8105270722 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF RENTON, A MUNICIPAL CORPORATION PURPOSE: UNDERGROUND PUBLIC UMITIES (INCLUDING WATER AND SEWER) WITH NECESSARY APPURTENANCES pa -1329854 _.1 • AREA AFFECTED: • PORTIONS OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT RECORDED; SEPTEMBER 2, 1981 RECORDING NUMBER: .8109020546 UNDERGROUND UTILITY. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: 20090422000620.006 GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYS'T'EM TOGETHER WITH ALL NECESSARY OR CONVENIENT. 'APPURTENANCES PORTIONS.OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT DECEMBER 23, 1986 8612231016 CONTAINS COVENANT PROHIBITING STRUCTURES OVER SAID EASEMENT OR OTHER ACTWI TIES WHICH MIGHT ENDANGER THE UNDERGROUND SYSTEM. UNDERGROUND UTILITY EASEMENT AND THE TERMS AND CONDITIONS THEREOF.- GRANTER HEREOF: GRANTEE: PURPOSE: AREA AFFECTED; RECORDED: RECORDING NUMBER: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM TOGETHER WITH ALL NECESSARY OR CONVENIENT APPURTENANCES A PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT MARCH 8, 1996 9603080833 CONTAINS COVENANT PROHIBITING STRUCTURES OVER SAID EASEMENT OR OTHER ACTMTIES WIUCI4 MIGHT ENDANGER THE UNDERGROUND SYSTEM. RECIPROCAL EASEMENT AGREEMENT, INCLUDING THE TERMS AND 'CONDITIONS THEREOF: PURPOSE: VEHICULAR ACCESS AND TRANSIENT TRUCK PARKING AFFECTS: TfIE WESTERLY 67 FEET OF LOT B; AND OTHER PROPERTY RECORDED: FEBRUARY 28, 2000 pa -1329854 -2 20090422000520.006 RECORDING NUMBER 20000228000507 SAID INSTRUMENT CONTAINS PROVISIONS FOR BEARING THE COST OF MAINTENANCE, REPAIR. OR RECONSTRUCTION OF THE RIGHT OF WAY FOR VEHICULAR ACCESS AND TRANSIENT TRUCK PARKING AREA BY THE USERS. RECIPROCAL EASEMENT AGREEMENT, INCLUDING THE TERMS AND CONDITIONS THEREOF: PURPOSE: RECORDED: RECORDING NUMBER: VEHICULAR ACCESS AND TRANSIENT TRUCK PARKING THE EASTERLY 67 FEET OF IAT B AND THE WESTERLY 67 OF LOT C FEBRUARY 28, 2000 20000228000508 SAID INSTRUMENT CONTAINS PROVISIONS FOR BEARING THE COST OF MAINTENANCE, REPAIR OR RECONSTRUCTION OF THE RIGHT OF WAY FOR VEHICULAR.ACCESS AND TRANSIENT TRUCK PARKING AREA BY THE USERS, COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON SAID SHORT PLAT, COVENANTS, CONDITIONS AND RESTRICTIONS CONTAINED IN INSTRUMENT: RECORDED: OCTOBER 11, 1985 RECORDING NUMBER: 8510110737 RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: GRANTEE: CITY OF RENTON RECORDED: MAY 27; 1981 RECORDING NUMBER; 8105270723 SURVEY DONE BY CHADWICK & WINTERS LAND SURVEYING, INC,, DATED MAY 3, 2002, UNDER JOB NO 01-2514, DISCLOSED THE FOLLOWING MATTERS: A. POSSIBLE IMPAIRMENT OF CITY OF RENTON UT LITIES EASEMENT RECORDED UNDER RECORDING NUMBER 8109020546 AS SHOWN IN SPECIAL EXCEPTION 4 OF THE COMMITMENT, BY UNIDENTIFIED IMPROVEMENT LOCATED INTO -SAID EASEMENT AREA EAST OF BUILDING 2. pa -1329854 it v%. r• %I-- in+... C n..... Vr.nnnn fnMnw��nnnr �n -3 • • 20080422000520.007 B. POSSIBLE IMPAIRMENT OF PUGET POWER EASEMENT RECORDED UNDER RECORDING NUMBER 86.1221016 AS SHOWN IN SPECIAL EXCEPTION 5 OF THE COMMITMENT, BY BUILDING 3 BEING LOCATED OVER A PORTION OF SAID EASEMENT AREA. PAYMENT OF THE REAL ESTATE EXCISE TAX, IF REQUIRED. THE PROPERTY DESCRIBED HEREIN IS SITUATED WrFHTN THE BOUNDARIES OF LOCAL TAXING AUTHORITY OF CITY OF REN ON. PRESENT RATE IS 1,78°%.-. ANY CONVEYANCE DOCUMENT MUST BE ACCOMPANIED BY THE OFFICIAL WASHINGTON STATE EXCISE TAX AFFIDAVIT. THE APPLICABLE EXCISE TAX MUST BE PAID AND THE AFFIDAVIT APPROVED AT THE TIME OF THE RECORDING - OF THE CONVEYANCE DOCUMENTS. . GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND- HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES): YEAR: 2009 TAX ACCOUNT NUMBER: 362304-9113-02 LEVY CODE: 2100 ASSESSED VALUE -LAND: $ 4,900,400.00 ASSESSED VALUE -IMPROVEMENTS: $ 10,426,500.00 GENERAL & SPECIAL TAXES: BILLED: $ 153,141.35 PAID: $ 0.00 UNPAID. $ 153,141.35 AFFECTS: LOT B NOTE: IF THE TAX AMOUNT IS NOT EVENLY DIVISIBLE INTO TWO PAYMEN'T'S, KING COUNTY WILL REQUIRE THE HALF PAYMEM BE ROUNDED UP TO THE NEXT CENT. FAILURE TO ROTUND UP THE HALF PAYMENT MAY RESULT IN RE.fiEC'#'ION OF THE TAX PAYMENT BY THE COUNTY. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY I5, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF. DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND YEAR: 2009 TAX ACCOUNT NUMBER: 312305-9163-09 LEVY CODE: 2100 ASSESSED VALUE -LAND: $ 5,202,600.00 ASSESSED VALUE -IMPROVEMENTS: $ 13,839,700.00 pa -1329854 C)rr{ar• Nl n-nrrlar Comrrh hnr• Yr -?Ana 7{Ml3,l1A7'1f1M[9A n.,.,, 7 ..0 a 4---F-A o... 6,1 --Ad r%4- -I. '/f70f'1lli A '3 -M -AA MA nC-r A GENERAL & SPECIAL TAXES: AFFECTS: LOT C BILLED: $ 190,159.58 PAID: $ 0.00 UNPAID:' $ 190,159.58 20090422000520.008 MEMORANDUM. OF LEASE, INCLUDING THE TERMS AND CONDITIONS OF THE LEASE DISCLOSED THEREIN: LESSOR: PACIFIC NORTHWEST GROUP A, A JOINT VENTURE LESSEE; ELMHURST LIMITED PARTNERSHIP; A WASHINGTON LIMITED PARTNERSHIP RECORDED: OCTOBER 20, 1994 RECORDING NUMBER: 9410201269 UNRECORDED LEASEHOLDS, IF ANY, RIGHTS OF VENDORS AND HOLDERS OF SECURITY INTERESTS ON PERSONAL PROPERTY INSTALLED UPON SAID PROPERTY AND RIGHTS OF TENANTS TO REMOVE TRADE FIXTURES AT THE EXPIRATION OF THE TERM. pa -1329854 n -A--. hi..., r%.A ,. [`..-,_.a, n..... vr.nnnn nnnnnw ��nnnr�n --5 n... n!'ltl"n1A n.nn.AA nR■ no -r +T [V CO 4 *&4MTFM VN=GRQUND MCS1O1 JACK A. RnYA compANY, a Washington cot ration, I'YGrentor" hetafn), gnus, =ways and warrants to P11GEsi• SOUND POWER a i. QV CbMPAW. a Washington cor- poration ("Grantee" herein). for Ow purposes bereinOtu set i" a perpOW easement un*, across and over the fol- lowing described real property Idw ?roWW' herein) _- > ng _ Gounty. Washington. (See Attached Exhibit "A") Except as may be odw-Ms a set forth herein Grantees rights shall be exercised upon that portion of the Properly (the `RW of Way" herein) described as follows: A Righbd Way - 15 _ —feet in width %Wkw:------ -------- MPWOEltM- Wo described as follows: A strip of land along the north, south, east and west 15 feet of the above described property. 1% EXCISE TAX NOT REQUIRED Ki Co, RecorG; Division !�.~r-.•• . Deputy L Pwpm Grantee Ad have the right b eonsh ea ooppesrate. maintain. repair replace and enlarge an uWal"und elecirie sransmiuton and/or distribution system ttpan and Under the Right-of-Wey together with all necessary or ooavenisnt ap- purtemtrioes tleerefor. which may "edea, but are not limited to tha following underpmwd oon"ts, cables, communicalion Fina: vaults, manholes• switches, and trandormara, and a,mi-buttes" or Bound mounted facilities. Following the initial con- struction of its facilities, Grantee may from time lu time coast uct Vxh OMflonal facilities as it may require. I Access Grantee shall have the rW of eutYass to the Rlgitt d --Way over end across theProperty to enable Grantee to exert cise its rights heretmder- provided, that Grantee shall cDmpvmte Grantor for any damapeto Me Property cate,sd by the exer- cise of said right of ;meas. of Wa avel�da�i�. I. Grantee M IMM1lme.tiutim, remove trees. buibse, or oilier obaurrotions within tits Rigivi. Y Y 4d grade the Right d -Way to ibe arrest reseouably aaoeesaiy yp certy out the purposes set fettle is partrga 3 hereof, provided, that e�r�y surb work, Grantee shall, to iia sxteat rwronably restore th, Right tNay to the oandltioa it wasf �at�y prior..to rude viack. Paffowing cit, iaeEailatiorr vE �nd,agmand faciiitia, Grantor may any nrdlaery to th, iaddampiog of tb, Rigltt-0E Way. provided that no tree; or ,tier planta shall 6e plsosd thereon which �uareasctably: expemFve or impraraipll for Grantee ip retiwve and I 4 Gnator's'Usa d sy: Granter reserves ilia rlgist to use the Fjot-d-Way for any purross ml inconsident with the rights herein gran prev ed that Grantor strap trot motruct car maintain any b4 diva as outer oftc ere on the Rig}rt- of-Way which would interfere with the OWdse of Elis r4hb herein p that no digghrg, ftMdiug or other, form of oar*- strardion-activiy shall be done an the Property wh)rb woWd dMwt the mpwtkm,, Unearth Graaiea's fW11 ies on the ftigbt-of Way. Or,adenger the lateral "Wort to said fedlitiea; end that no blasting shell be doe within 15 feat of Ria Right d. Way. L� e�s�gtgg and recording this rsaamant; Casae, s to end hdd brtrm)gaa trlitor feces say and til ds4na�,ar }urlai aa�/W dwngwiW vd by enypt ywlri a¢aY ba by f>�i Qatniaa'i sotrrdss d the groin�1!t� ! ilii Gragtsd triad not be mpkim lio G a*w far'M t ld"'att ar damagaa to OW paean cauud aY sU a osdesltrai a Oraator, L .'71eltadl aontinto Until weir time ar Greateo mm so tet, dra Wey for a per(od d Yhvti {� ,ttooeedve ysetzs4 b vrldt:h wsttt thi. nsemetrtithell t,rmtaata seed all eighte'lrsreUodae stu1Te+evat h►C.ran- ttu, prarldsd that t tdo nossit sitaq be 'dmmod to have occurred by nmo d GeeeWs tali" to Wholly laatall its f ribs ort ane 1;1 14o �sa-WSY within any !� d.lbna ham the'data hared 7. 800aesaaea a A��app��y�,,Tbfs tstsd oblaiiatu d tha,pss shall rants IQ ti+e bwte(iE o! mrd, laludirtj tai diair rave auocwore ear i1MdR it, �I3 4 fILSR =RD A7 REQUEST OF. E Oil 133 ��u'' �} Np 2 a�R�7 IA _ i - r rhe at ref { N k 4 DATED this February - - GRANTOR JACK, ,MR QAt0�arnxary aG tBe raga, rmtd.ent. STA'C OF WASHINGTON j Ss Ar COUNTY OF I p on thio day parsonallv appeared before me 4pto me known to be the individual —de.afbed in and who executed the within and forepA* WwumenL and acknowle W [bat ff tF d :he same as free and voluntary ad and deed far the um and purposaa therein mendone O It GIVEN aider my hand and official seal tufa ay of Notary Public in and for the State of Washington, residing at STATE OF WASHIAI MN l Ss COUNTY OF i On this day personally appeared before me to me known to be the individual — deKribed in and who executed the within and foregoing inmwuant, and acknowledged that signed the same as — free and voluntary act and deed for tate uses and pu qmm therein tnentionad GIVEN under my hand and official seal this Notary PaWic in and for the State of Waehingtaa, residing at STATE OF M'ASHWGTON I . SS COUNTY OF l On this day personally appeared before me to me known to be the individual — damed In and who mm;A d the vddit and foretafatg instrument rind acknowledged that _ dped be same as free and voluntary ad and deed for the uses and purpmee therein mentioDs& " GIVEN under my hand and official seal this Notary. Public in and for the Slate of Waahinaton, residing at STATS OF WASHINGTON GaUl1tTY OF King } CORKIRATS ACKNOWLEDGMENT On this dray of. February , t9 79 bdara nae. the mtdersizaad: personally appeared Aft A., IVYAI and to me Intnnvn to be the . and re specOvAM K, Jli�� -COMPANYaly; d lite varporadon tMt atmsnted the fctrogalna"fnalitiat�ani, and acknoq ladped lbs said inNnt i to be ih free sad voluntary act and deed ar said' 'ration, far the tiass and prsrpoen the: sin rnentlarted. eitd:on.ai s.Owed' ibAt . ;e "s audwrlsad toaxscute do said irtelrattmnt and that the .eau arf3;ihepeptle +a4t said oolporatroei lNitt s any Mitd�` ,`j ai seer hereto a�iw6d die `day and"year titaj" days. yriittea I r r'if .'= u .i. Y - .� ti. r= " EXHIBIT AR i P J That portion of the. northeast quarter of the northeast quarter of Section 36,- J Township 23 north, rth. Range 4 East, WX. and of Govermpent Lot 1. Section 31, Township 23 North, Range 5 Fast.W.M., in the City os Renton, King County. Mashington described at follows: Beginning at the northwest corner of said northeast quarter of the northeast quarter of Section 36; thence South 01047"516 West along -the west line thereof 1278.87 feet to a I low 48 feet northtrly of and paral Tel. tk the ,,,ed pentirl i ne of S. W. 43rd Street. said proposed centerl.ine-beg ins t the intersection of the East Valley Highway with the south lifie of the nor*Jmst quarter of the northwest quarter of Section 11, T�mihip 23 North, Range 5 East, W. M. and runs thence westerly. in a.st:alght'line, to the intersection of the 'centerline of the West Valley Highway with the south line,of Goverment Lot 2 of Section 36, Township 23 North, Range 4 East, W. M.; thence South 8813613711 East alongsaid. parallel line a distance of. .39 feet to the true point of beginning; thence continuing South 88136'37* East along said parallel line 2029.52 feet, to. a point North 2500'340 East from apoint on the south line of said Goverment Lot') which is -North 89403'54 West 150.25 feet from the southeast corner of said Government Lot 1; thence north- 25*05'341 East a distance of 98.29 feet to the west line Of V*.,east 94.04 feet of said Goverment Lot 1; thence North 01104"451 East along said west line a distance of 761.23 feet; "..once along a curvi.: to the left having a radius of 55.00 feet, an arc distance of 86.10 feet th,-4)ugh a central angle of 89*41'22% thence North 88'36'371 West a ek!stance of 2004.23 feet; thence along a curve to the left hating a radius of 55.00 feet, an arc distance of 86.00 feet through a cen.�.ral angle of 89*35'33" to a line 90 feet east of and parallel to 66 w-+st line of said northeast quarter of the inortheitst quafrter'of Se.ction 36; thence South 01047151" Vast along'said line a distance of 795."95 feet; thence along acurve to the left having a radius of 55.00 feet an are distance of 86.78 feet through a central angle of'9002412811 to the true point of beginning. sod PZR;v 4- A? p, ;7S B 'C+74-7 KNOW ALL MEN BY THESE PRESENTS-. For good and valuable considcralion, receipt whereof Is harf+hy acknowledged, the undersigned hereby grants a 00patual re�atsementt to Pa�ccific Northwest Bell Telephale one �Company. pa�ctWasshinngton Corporation, Its suooeeeora and asmgn`Unae rOtlnd�COAnIIJnlGar1011 L7ne5GOnoUla�, ianG illann0ieruet, repair, replace and keep akar with wires, cables, fixtures and appurtenances attached thateto. as the grantee may from time to time require, upon, across, over and/or andgr the following described property situated in — Ki tl9_ _ .county, elate of — Wa5il1_ngt - A strip of land along the north and west twenty (20) feet of the following described property: That portion of the northeast quarter of the northeast quarter of Section 36, Township 23 North, Range 4 East, W.M., and of Government Lot 1, Section 31, Town- ship 23 North, Range a East, W.M., in the City of Renton, King County, Washington, described as follows: Beginning at the northwest corner of said northeast quarter of the northeast quarter of Section 36; thence South 01047'51" West along the west line thereof 1278.87 feet to a line 48 feet northerly of and parallel *o the proposed centerline of S.W. 43rd Street, said proposed centerline begit,s at the intersection of the East Valley Highway with the south line of the northeast quarter of the northwest tuarter of Section 31, Township 23 North, Range 5 East, W.M. and runs thence westerly, in a straight line, to the intersection of the centerline of the West Valley Highway with the south line of Government Lot 2 of Section 36, Township 23 North, Range 4 fast, W.H., (continued on reverse) Grantor reserves the right to use said property for driveways, parking, landscaping and any and all purposes consistent with the rights herein granted, reasonable Grantee Shan at alt+{imea have the right of full and tree in res to and egress from said property ter a!! pu sea herein mentioned, and 10 remove at any time, any or all of the �Jn erground Coimlunication Li nes, L�ondui t, and manhole a�nlssd��//oar whites, cfabless. f�ixtttuures and appurtenances (cause dorm the said ipttlarope�rty, with pthe understanding �that grantee shall be exercise of t rivlleps ng on rh C�Ogn 1 n 15 diprovisions ng itlslle Takh lyaprlr o o t a�ila�llsnchure ex rc e.a and nb�fndi upo314 n Vie heirs, executors, administrators. Successors and assigns of the respective parties hereto. In witness whereof the urdersigned has executed this instrument this day of February 14a 19 CK A. BE OWANY Wltness: gy; , rr. 1% EXCISE TAX NOT REQUIRED King tlydi,idwe Aclanorledpamarl} STATE OF COUNTY OF On this day personally appeared belore me aa.I to me known to be the Individual— deouribad In and who executed the within and loreyolng imstrum"I. and acknowledged that - •Ignad alae game as ^.tree and voluntary act and deed, for the uvea and purpoiee therein mai ioned. 1corporaar A4tc j STAtEOF WASHINGTON COUNTY O7Fr KING °6 Ontntg! '1y of February _ � 79 before me personaltyat"ared Jack A. Benaroy4 _ to me known to be the President Given under my hand and ar5crer Wal this day of the corporatloh that eeeculail U foregoing instrument, and of 1g acknewfadged sed kastaument to bqp the lane and voluntaay act and deed of said corporation, for the uses and purrosn Benin msattioned, and on path stated that he waijitiiNtll Rotary Pubk in and for the State of aulhertt ad to execute said Instrument. ' Melding or - In wf nm whereof t haw heirso it set my hand Ntd afdxad my Y4Rif APPAoYBD trfpaiert'nitl taw day and )ew Ilml abwa wM*n- p T f Date:. 3 /, tF1.79 _ l�.�c.T�cy2,,e -- �c No. Z' ^. „ Y wblity Publk In end alae State orf ashiJ]gf,�n lU Flt o Iirarthteaaf; 8a1>< +'� +roti.:,fa.^.,T„'r.Y44+_,T.sir.e��s�t•-.z ..:.�,..,w,ww.w.aw.�e...r. +,.rwnr>.._,+Y-: nN.-.-•r.ory-.n ... n-v>�..-.^,, ,-ry ..r _�1 _..F :. _. . • yrI O C' O ^ A m -a • -o n � 30 c r+ 0 m a Y - x r. w h%W s G ,4 v thence South 88036'37" East along said parallel line a distance of 145.39 feet to the true point of hegi,nningi thence continuing South 88°35137" East along said parallel line 2029.52 feet, to a point North 25"05'34" East from a point on the south line of said Governa►ent Lot 1 which is North 89°03'54" West 159.25 feet from the southeast corner of said Government Lot 1; thence North 25005134" East a distance of 98.29 feet to the west line of the east 94.04 feet of said Government Lot 1; thence North 01004'45" East along said gest line a distance of 761.23 feet; thence along a curve to the left having a radius of 55.00 feet, an arc distance of $5.10 feet through a central angle of 89°41'22"; thence North 88036'37" Test a distance of 2004.23 feet; thence along a curve to the left having a radius of 55,00 feet, an arc distance of 86.00 feet through,a'central angle of 89°35133" to a line 90 feet east of and parallel to the west line of said northeast quarter of the northeast quarter of Section 36; c thence South 01°47'51" West along said line w distance of 795.95 feet; thence 419ng a curve to the left having a radius of 55.00 feet an arc distance of 86.78 feet through a central angle of 90°24128" to the true point of beginning. i r - .Z Y• m a z o . o�� S O •1 w r O L +O i C:) ') a O tJ1 F. x i • yrI O C' O ^ A m -a • -o n � 30 c r+ 0 m a Y - x r. w h%W s G ,4 v thence South 88036'37" East along said parallel line a distance of 145.39 feet to the true point of hegi,nningi thence continuing South 88°35137" East along said parallel line 2029.52 feet, to a point North 25"05'34" East from a point on the south line of said Governa►ent Lot 1 which is North 89°03'54" West 159.25 feet from the southeast corner of said Government Lot 1; thence North 25005134" East a distance of 98.29 feet to the west line of the east 94.04 feet of said Government Lot 1; thence North 01004'45" East along said gest line a distance of 761.23 feet; thence along a curve to the left having a radius of 55.00 feet, an arc distance of $5.10 feet through a central angle of 89°41'22"; thence North 88036'37" Test a distance of 2004.23 feet; thence along a curve to the left having a radius of 55,00 feet, an arc distance of 86.00 feet through,a'central angle of 89°35133" to a line 90 feet east of and parallel to the west line of said northeast quarter of the northeast quarter of Section 36; c thence South 01°47'51" West along said line w distance of 795.95 feet; thence 419ng a curve to the left having a radius of 55.00 feet an arc distance of 86.78 feet through a central angle of 90°24128" to the true point of beginning. I i .Z %n O o . w :t +O i C:) ') O tJ1 F. .D _ M i of C:) © i ti. . a I fU CV r< O rft— f\} on�h t. ncitcaiuyd tu. City of Renton EASEMENT FOR SLOPES day of F -Sb 1 67A by and between 'e. hereinafter e Grantee: WITNESSETH: That Whereas the grantor herein is the owner of that certain parcel of land described as follows, to -wit: The Northeast 1/4 of the Northeast 1/4 of Section 36, Township 23 North, Range 4 East, W.M. and Government Jot 1 in the Northwest 1/4 of Section 31, Township 23 North, Range 5 East, W.M., LESS Roads. and, Situate in the County of King, State of Washington. Whereas, it has been found necessary in the construction and improvement of S.W. 43rd Street (Renton _ __ to make slopes on the said property of Grantor for cuts and fills, as follows: That portion of the above described parcel, described as follows: -'; Beginning at a point on the proposed centerline of S.W. 43rd Street, described ;x �! on attached Exhibit "A", South 88036'37" East 114.15 feet from the Southwest corner of the Northeast 1/4 of the Northeast 1/4 of said Section 36; thence North 1023123" East 58.00 feet to the True Point of Beginning; thence South 88*36137" East 2067.49 feet to the Westerly line of Lind Avenue; thence South 25005'34" West 10.92 feet; thence on a line 48 feet North of and parallel with said centerline, ?north 88°36'37" West, 2031.48 feet to a point of curva- tore; thence on a curve to the right, with a 55 foot radius, through an angle of 35°05'48", an arc distance of 33.69 feet to the True Point of Beginning. Contains an area of 24,559.57 Sq. Ft. or 0.47 Acres, M/L C: — .-. -� Now, therefore, in consideration of the premises, the said Grantor hereby agrees that the said slopes may be made on his property as hereinbefore set forth, in con— formity with standard plans and specifications for highway purposes and to the same extent and purposes as if the rights herein granted had been acquired by condemnation proceedings under Eminent Domain statutes of the State of Washington. w It is mutually agreed and understood by the parties hereto that this easement has been given to and accepted by Grantee subject to and upon the following conditions, to -wit: if any part of said right of way shall be abandoned or shall cease to be used or 'A maintained as a public highway by Grantee, or the route thereof changed, then as to such part all rights under *his easement shall thereafter be null and void, and such r^ portions of such rights of way shall automatically revert to the Grantor, successors or assigns, without any notice being required. In witness Whereof, the said Grantor has hereunto signed his na:s+e the day and year first above written. �per �. l3�All N)l 1{EIMg At 1116 haqUBwA {h a GRANTOR Kina County Real property wsior 40722 D _dkRt if DID STA're OF WASHINGTON ) t •i SHEL 170 COUNTY OF KING ) as 22 On this day personally appeared before me to me known to be the individuals described in and who executed the within instrument and acknowledged to me that they signed the same as their free and voluntary act and deed for the uses and purposes therein mentioned. SMO^{}�' vt�'; ad my hon¢ and official sea! this day of d0 %7J, t��Eit A 14 �` w+� NOTARY PUBLIC in and for the State of ' 0 Wku"'03 0 . Wnshington, residing at..-. STATE OF—fi���/ —1 N County 0NC-ss. r thi.ay of C!- -9 before signed, a Nn Public A. D. 9 f re me, the ttader- Q Lary Puh.'c in and for the State o _, and svram personally appeared duly comtxtieetianed to rite known to be th 11 L_Secretary. saapeariVOY. of tarporation that executed the for egoing imtrement, and acknowledged the said inatruroeltt to be the free and value• tarry act,ag' deed of said corporation, for the uses and p irposes therein mentioned, and on oath stated tha�_he W�$ authorized toexecute, the said instrument and that the seal affized is the corporate seal of said eatp�rattan. i WrTNESS ruy hand and official seal hereto affixed the day and year in this certificate above written. Notary Public in and for the Stat. rf_1.L1fd. residing &I. .1460RPL4 (Acict,6wIadgraaot 6y Corpbmtion, pioneer National r$Ue insgrruee Co. Form L 29) s,: I• 09 F)NIB1T "N' Description of Proposed Centerline, Southwest 43rd street 5 56 arcel 67A t Beginning at the intersection, of the cei)terlin a of the East Valley Uighway with the South line of the Northeast quarter of the Northwest quarter of Section 31, Township 23 North, Range 5 East, W.M., thence Westerly in a straight line to the intersection of the centerline of the West Valley Highway with the South line of Government Lot 2, Section 36, Township 23 North, Range 4 East, W.M., King County, Washington. F •- � ���{�'Cn ��f � viii*' 47 ' CORRECTED WATER LINE EASEMENT REQ; r THIS INSTRUMENT is made this day of July, 1981, by and between JACK A. BENAROYA COMPANY, a Washington corporation, hereinafter called "Grantor", and the CITY OF RENTON, a municipal corporation of King County, Washington, hereinafter called "Grantee". This instrument replaces and supersedes a previous easement dated December 14, 1978, recorded under Auditor's File No. 7903050658, .O Irr WITNESSETH LO CD Grantor, for the sum of $10.00 paid by Grantee, and other valuable consideration, hereby grants, bargains, sells, conveys and warrants to Grantee, its successors and assigns, an easement for underground public _ utilities (including water and serer) with necessary appurtenances including existing surface and above ground facilities such as hy,:rants and meters, under, through, across and upon certain properties in King County, Washington, which rights-of-way are more particularly described on Exhibits A, 8 and C annexed hereto. Grantee, its successors or assigns, shall have the right, without prior institution of suit or proceeding at law, at such times as may be reasonable and necessary, to enter upon the rights-of-way for the purpose of maintaining, repairing, altering or reconstructing said utilities, or making any connections thereto, without incurring legal obligation or liability therefor; provided the same shall be accomplished so that the private improvements existing in the rights -o -way shall not be disturbed or damaged. In the event they are disturbed or damaged, they will be replaced in as good a condition as they were immediately before the property was entered upon by Grantee. Grantor retains the right to fully use and enjoy the rights-of-way, including the right to use the surface thereof, if the use does not unduly interfere with maintenance of the utility lines. Grantor shall not erect buil4ings or like structures over, upon or across the rights-of-way during the existence of such utilities. This easement is a covenant running with the land and is binding on the Grantor, its successors and assigns. Grantor covenants that it is the lawful owner of the above described property and has good and lawful right to execute this easement. JACK A. BENAROYA COMPANY Joel eno el, Secretary f STATE OF WASHINGTON ) 01,,09/02 t 305:.£• F COUNTY OF KING�) 2 : t On this `- day of July, 1981, personally appeared before me JOEL -s. BENOLIEL, to mown to be the Secretaryof Jack A. Benaro a Company, and acknowledged to me that he was authorizeto sign the within and foregoing instrument on behalf of the corporation as its free and voluntary act and - deed for the uses and purposes mentioned therein. NOTARY PUBLIC in and for the State of. - Washington, residing at C"LB V ufi RECORD AT REQUEST #fir F 'o OFFICE OF FRE CITY CINK RUTON MUNICIPAL AI RC y EXHIBIT A WATERLINE EASEMENT Located around the permiter of Buildings 1, 2 and 3 ' •Benaroya Business Park, Renton 11 strip V. land ,}long the north, south, east and %,est 15.00 feet of the follc�.:ir:�• described parcel: f�T © Th;31: Vc.1'0011 of the n.1rthe;;st quarter of the northeast quarter of Section 36, Town,,ilip 23 1;orth, 4 East, lt.hf., and of uoverr� .Gent Lot 1, Section 31, Tar::�ship 23 i:orth, Rance 5 East,ii.i,., in tine City of RL-nton, King"County, ldashir-gtvn dr•scri+•_d as follo:-Is: Ceginrling at the nortirrest corner of said northeast quarter of the northeast quarter of Section 36; tl•�'nce Scuth 01"4751" lest alone the gest lint- thereof 1278.87 feet to a line 4` feet n3rtherly of and parallel to the proposed centerline of S.W. ' 43rd Street., said proposed centerline begins at the inter«ction of the East �'aliA;, l;igh'..av cath tare soJth line of the northeast quarter of the nortl ,-.est nuarter of Section 31, Toi:nshi p 23 North, Range 5 East, 1.11.1•t. arc runs Uli'r.ce '-resterly, in a straight line, to the intersection of the centerline of the jest Valley Hich- ay with the south line of Government Lot 2 of Section 35, Township 23 North, Range 4 East, W. 1.1. ; thence -South 89'36'37" East along said parallel Tine a distance of 145:39 feet to the true point of beginning; thence continuing South 88035'37" East along said parallel line 2329.52 feet, to a point north 25°05'34" East from a point on the south line of said Government Lot 1 vhich is i-lorth 89°03'54" Pest 159.25 "eet from the southeast corner of said Government Lot 1; thence :;orth 25°05'34" East a distance of 99.29 feet to the nest line of the east 94.04 feet of said Government Lot 1; .:.::. thence North 01°04'45" East along said gest line a distance of 761.23 feet; thence along a curve to the left having a radius of 55.00 feet, an arc distance of 86.10 feet through a central angle of 69°41'22"; thence l;orth 88036'37" West a distance of 2004.23 feet; thence along a curve to the left having a radius of 55.00 feet, an arc distance of 85.00 feet through a central anole of 89'35'33" to a line 90 feet east of and parallel to the west line of said northeast quarter Of the northeast quarter of Section 36; thence South 01°47'51" IJest along said line a distance of 795.95 feet; thence along a curve to the left having a radius of 55.00 feet an arc distance of £6.75 feet through a central angle of 90'24'28" -to the true point of beginning. �i Ex 40 EXHIBIT B WATERLINE EASEMENT Located betWeen Buildings I and 2 Benaroya Business Park, Renton N That portion of the northeast quarter of the northeast quarter of Section 36, Township 23 North, Range 4 East, W.M., in King County, Washington, described as follows: Beginning at the northwest corner of said northeast quarter of the north- east quarter of Section 36; thence 5 01°47'51" W along the west Tine thereof a distance of 1,278.87 feet to a line 48 feet northerly of the proposed centerline of S.W. 43rd Street, said proposed centerline begins at the intersection of the East Valley Highway with the south line of the north- east quarter of the northwest quarter of Section Range 5 East, W.M., in Kin31, Township 23 North, in a straight line g County, Washington, and runs thence westerly to the intersection of the centerline of the West Valley Highway with the south line of Government Lot 2 of Section 36, Township 23 Borth, Range 4 East, W.M., in King County, Washington; thence 5 88'36'37" E along said parallel line a distance of 798.87 feet to the true point of beginning; thence continuing S 88636137" E a distance of 33.77 feet; thence N 01°23'23" E a distance of 263.50 feat; thence S 88°36'37" E a distance of 40.00 feet; thence N 01'23'23" E a distance of 47.50 feet; thence N 88036'37" W a distance of 40.00 feet; thence N 01°23'23" E a distance of 207.00 feet; thence S 88036137" E a distance of 48.00 feet; thence N 01°23'23" E a distance Of 10.00 feet; thence H 88036'37" W a distance of 48.00 feet; thence N 01°23'23" E a distance of 69.50 feet; thence 5 88636'37" E a distance of 40.00 feet; thence N 01623'23" E a distance of 31.00 feet; thence a distance of 40.00 feet; thence N 01°23'23" E a distance of277.42 feet6'37" W thence N 88636'37" W a distance of 33.77 feet; thence S 01°23'23" W a distance of 371.92 feet; thence N 8836'37" W a distance of 49.00 feet; thence S 01°23'23" W a distance of 10.00 feet; thence S 88036'37" E 49.00 feet; thence S 01°23'23" W a distance of 52400 feet to the true point of beginning. **V e AF 49 EXHIBIT C WATER LINE EASEMENT Located between Buildings 2 and 3 Benaroya Business park, Renton LO O R 0 N 0 That portion of Government Lot 1, Section 31, Township 23 North, Range 5 co East, W.M., in King County, Washington, described as follows: Beginning at the northwest corner of the northeast quarter of the north- east quarter of Section 36, Township 23 North, Rance 4 East, W.M., in King County, Washington; tehnce 5 0147151" W along the west line of said northeast quarter of the northeast quarter of Section 36, a distance of 1,278.87 feet to a line 48 feet northerly of and parallel to the proposed centerline of S.W. 43rd Street, said proposed centerline begins at the intersection of the East Valley Highway with the south line of the north- east quarter of the northwest quarter of Section 31, Township 23 North, Range 5 East, W.M., in King County, Washington, and runs thence westerly in a straight line to the intersection of the centerline of the West Valley Highway with the south line of Government Lot 2 of Section 36, Township 23 North, Range 4 East, W.M., in King County, Washington; thence S 88°36'37" E along said parallel line a distance of 1,474.68 feet to the true point of beginning; thence continuing S 88°36'37" E a distance of 33.77 feet; thence N 01023'23" E a distance of 530.50 feet; thence S 88°35'37" E a distance of 49.00 feet; thence N 01023123" E a distance of 10.00 feet; thence N 88036137" W a distance of 49.00 feet; thence N 01`23123" E a distance of 365.42; thence N 88°36'37" W a distance of 33.77 feet; thence S 01°23'23" W a distance of 278.42 feet; thence N 88036'37" W a distance of 11.50 feet; thence S 01°23'23" W a distance of 32.50 feet; thence S 88°36'31" E a distance of 11.50 feet; thence S 01°23'23" W a distance of 52.00 feet; thence N 88036137" W a distance of 47.50 feet; thence 5 01°2323" W a distance of 10.00 feet; thence S 88°36'37" E a distance of 34.00 feet; thence S 01°23'23" W a distance of 14.00 feet; thence S 88°36137" E a distance of 13.50 feet; thence S 01°23'23" W a distance of 206.5 feet; thence N 88°36'37" W a distance of 14.00 feet; thence S 01°23'23" W a distance of 35.00 feet; thence S 88°36'37" E a distance of 14.00 feet; thence S 01°23'23" W a distance of 277.50 feet to the true point of beginning. 40 N ORDINAL pucEi EASIEMEI' VT FOR UNDERGR(I WD ELECTRIC SYSTEM, POV�A For and in consideration of One Dollar ($1,00) and other valuable consideration, the receipt of which i£ hereby acknowledged, PACIFIC NORTHWEST GROUP A, a California joint venture [" Oranlor' hareial, grants• conveys and warrants to PUGET SOUND POWER h L GHT COMPANY. a Washington cor- Por4on (''Grantee" herein). for &.. 1purpnes hereinafter set forth a perpe:ua) easement under, acroxs and over the lol- luwing described real property (the"Property" herein) Kin _ County. Washington. Those portions of the Northeast quarter of the Northeast quarter of Section 36, Township 23 North, Range 4 East, W.M. , in King County, WaEhington, and of Government ..ot 1, Section 31, Township 23 North, Range 5 East, W.M., in King County, Washington, lying south of Southwest 41st Street as conveyed to the City of Renton by Deed recorded under Auditor's File No. 8401050426 and lying north of Southwest 43rd Street as conveyed to the City of Renton by deeds recorded under Auditor's File Nos. 6010060645, 8011170558, 8105270723 and 6106010665, lying west of Lind Avenue as defined and described in deed recorded under Auditor's File No. 78080180517 and lying east of the west 90 feet of said Northeast quarter of the North- east quarter. L Purpouc. Grmtee shall have the right to construct operate. maintain. repair. replace and enlarge an underground el eGrir transmission and/or distribution system upon and under the Right.of.W&%, together with efl ttetxaaery or convenient Purtenat:ces therefor. which may include but are not litaited Io the following: underground condtdm cables. communication h-nea: vanits, manholes, —ftbm and tra.'►aformers: and dead -buried or ground mounted fadlities. Follming tha initial con. slrucpoa of its fadhties. Grantee Buy from time b time emistruct such additional facilities as it may require. i Aaceaa. Grantee shall hnie the right of access to the RighWt Way over and amass the property to enable Gnuatee to exer- cise � rights of provided. that Grantee shall compen"te Grantor for any damage to the by a exer- cright ise th iG Distr+rdioaf. LwHisrapinr Grantee mag from time to time remove trees, bushes. or ocher obstructions within the lk4ht. of -way and ma? kt�e1 arhd grade Tho R#gltt-0f-Way W the artTertt reasonably necessary carry tot the purposes set forth in paragrapi 3 serest. lun`'idel that fo adv anrh work Grantee ahalL to the extent reasonably practicable. restore the Rightt--o 1�4ay ro the waditioa It oras imine -ately prior to a»dh work. Fmlimwithg lite ithstaltatimo mi Grantee i rutdetgt-ottad facilities. Grantor cony handenake nay ordinary fatprovemsnts ro the landscaping of the Rigtht-0f-]Nay, provided that ns trees or miter plants thhhhli be platxd thereon which would >>r unrettsonebly expens}ve or impractical far Ctsnlee to remove and restore Crsatat's Use of 1QiaLt�f-H' . Gmruor reserves the richt 10 use the Righter Wsy for any l not incmmtstent with Ake tights harem granted that Grantor shift rot construct w maintain any building uu atter urncture on the RighT- of-Way wbfch world in err with dw exwcbc of the rights herein granted; that no digging, twmeliog or other form of sorb. structim am%* shall be done an the Property whk h would disturb the compaction or unearth Grantee's facilites on the Riot -d Wa?: sr endanger the lateral =PPmt to said fsch7iti= aid that no shall be done within is feel of lire Righ4 rr' way. blasts L >bader fp. 8r at:capaing sad reuasding this moans, Grantee agrees m and bold hunden Gratew from nay and ad da tin for injuries saWar damages suffered by any peen whim may be cry tike Grsa Ws ezmmdae o16 e r%h Ia awmad nY a� of C� no be reaposatibls to Gratttm for am iafuriss ahs& da ages m any perat�tt 4.�AbantionamaL [5� herein A sluM continue until such time as Gmtee ruses to use 0* 1140 -of -Way for a tur. f Ilhai na a)mll deemttd to peva tam to awl ail rights harrsurhder a revert Io Can- na the W WJ&ln reason d Grantee's faihae tin initially itrsell its eY eui' period of time [rain @he rials hereof. 7. 11mmosiarrs sad s Sao s is and obfiptiwn of Ise patties shelf inure IG the serhef t of and 6e binding sit their �d EA R-2240 Ki -38. AC.00r FILE? FOR RECORD AT REQUEST OF: 24570 234--141 Pu".7 Pa1klF 235-122 Rf��t FSTP;= RIViSIt�M WNS �b shassrtva PUGET POWER 81-013. AYM SELLEVUF, WIASNING7.0 MI 88008 Except as may be olhen-Ose set forth herein Grantee's rights shall I a exercised upon that portion of The Properly 46e "Qht. of Wayr'therein] 3escribed as foums: hitigiht.ef-YVer.--•_--------feefis-tidf}rksrit:s_.______�----feateEsueh-aridtlrad line n •a m 0 rrn de it+ed �tFeliews: � SEE ATTACHED EXHIBIT "A" -� C� 1USE TAX NOT n=; :i:�4i cA E)Y '�=. _ "` *1 * 06/12,,23 i#1016 G RECD F 9.00 CASHSL *x, 5.00 11 L Purpouc. Grmtee shall have the right to construct operate. maintain. repair. replace and enlarge an underground el eGrir transmission and/or distribution system upon and under the Right.of.W&%, together with efl ttetxaaery or convenient Purtenat:ces therefor. which may include but are not litaited Io the following: underground condtdm cables. communication h-nea: vanits, manholes, —ftbm and tra.'►aformers: and dead -buried or ground mounted fadlities. Follming tha initial con. slrucpoa of its fadhties. Grantee Buy from time b time emistruct such additional facilities as it may require. i Aaceaa. Grantee shall hnie the right of access to the RighWt Way over and amass the property to enable Gnuatee to exer- cise � rights of provided. that Grantee shall compen"te Grantor for any damage to the by a exer- cright ise th iG Distr+rdioaf. LwHisrapinr Grantee mag from time to time remove trees, bushes. or ocher obstructions within the lk4ht. of -way and ma? kt�e1 arhd grade Tho R#gltt-0f-Way W the artTertt reasonably necessary carry tot the purposes set forth in paragrapi 3 serest. lun`'idel that fo adv anrh work Grantee ahalL to the extent reasonably practicable. restore the Rightt--o 1�4ay ro the waditioa It oras imine -ately prior to a»dh work. Fmlimwithg lite ithstaltatimo mi Grantee i rutdetgt-ottad facilities. Grantor cony handenake nay ordinary fatprovemsnts ro the landscaping of the Rigtht-0f-]Nay, provided that ns trees or miter plants thhhhli be platxd thereon which would >>r unrettsonebly expens}ve or impractical far Ctsnlee to remove and restore Crsatat's Use of 1QiaLt�f-H' . Gmruor reserves the richt 10 use the Righter Wsy for any l not incmmtstent with Ake tights harem granted that Grantor shift rot construct w maintain any building uu atter urncture on the RighT- of-Way wbfch world in err with dw exwcbc of the rights herein granted; that no digging, twmeliog or other form of sorb. structim am%* shall be done an the Property whk h would disturb the compaction or unearth Grantee's facilites on the Riot -d Wa?: sr endanger the lateral =PPmt to said fsch7iti= aid that no shall be done within is feel of lire Righ4 rr' way. blasts L >bader fp. 8r at:capaing sad reuasding this moans, Grantee agrees m and bold hunden Gratew from nay and ad da tin for injuries saWar damages suffered by any peen whim may be cry tike Grsa Ws ezmmdae o16 e r%h Ia awmad nY a� of C� no be reaposatibls to Gratttm for am iafuriss ahs& da ages m any perat�tt 4.�AbantionamaL [5� herein A sluM continue until such time as Gmtee ruses to use 0* 1140 -of -Way for a tur. f Ilhai na a)mll deemttd to peva tam to awl ail rights harrsurhder a revert Io Can- na the W WJ&ln reason d Grantee's faihae tin initially itrsell its eY eui' period of time [rain @he rials hereof. 7. 11mmosiarrs sad s Sao s is and obfiptiwn of Ise patties shelf inure IG the serhef t of and 6e binding sit their �d EA R-2240 Ki -38. AC.00r FILE? FOR RECORD AT REQUEST OF: 24570 234--141 Pu".7 Pa1klF 235-122 Rf��t FSTP;= RIViSIt�M WNS �b shassrtva PUGET POWER 81-013. AYM SELLEVUF, WIASNING7.0 MI 88008 40 00 r Dated this l day of DE CFS ER 19x6. GRANTOR PACIFIC NORTHWEST GROUP A, a California joint venture BY: CALIFORNIA STATE TEACHERS' RETIRE- MENT SYSTEM, Joint Venturer -2- s BY - D las Sbeidan Its Sr. Inv s Real Estate By: STATE OF CALIFORNIA PUBLIC S EMPLOYEES' RETIREMENT - SySM, Joint Venturer r3 By 1� sv R' Its MORMUZ 1N"vwimUva c);n-7. . .n -2- of T1 STEM, a Jo f a fofornia Joint V inst Onto an acknowled -2- PACI -ST R-22FIC NQRTfii,T295 0 � A' A L R�224Q I'll 29570 �v State of California } ? SS County of San Francisco } On December 1, 1986, before me, the undersigned, a Notary Public in and :or the State Of California, Douglas Sheldon, proved to me on the basis of satisfactory evidence) to be the person Wuose name is subscribed to within the Instrument, and acknowledged that he executed it. WITNESS my hand and offietal seal. r' OFFICIAL SEAL %0 KAREN J IAAFFE! - hotAw PUBLIC - CALIFORNIA ': �: '�� l 5M FPNUM0 C3UMTY .� y rec n. =;43 WAR A, IM � N co Ririvsa� Y BAND A131} "Qss6FICIAL SEAL HERETO AFFIXED\this da of , I+9. TC7F%-1LED0EfW-7 FQR?i PERS-iW-K-16 Special (Rev. 6/S4 ` i State of Califoa=ia caunty of Sacramento - , before me,a undersigned, a Notary Public is tad for said Stave, pe;aoaslly appeared ` l ," 7 �P,c=aIzt o 11F knos.-a to me (or proveds to me on the basin of satisfaetorg evidence) to be the "i , a4 of State of California, Public Employees, (` 1'ko* officer of ageacp , (name of publio corpomtion, apacy, Retirement System dad &Okwwiedged to me 'that ouch State of California or �aLocal subCiyjtion y (pl;b3is ao , PuGiic Vaployees' Netirement System rporation executed the came, agency , or pali.ical cxb3irieion) w1rNESS my bw.d esi offlaina 6KKURr t A r ro � / 60 -M x,w. RM FOR RECORD AT REQUEST Off: PU U&T POWER Il1EAL MATE piVilsiM PUGET PI WHIZ BLDG. Jill. -3- BELLEVUF, W/ &MIGTON AM: DICK DOWNS PACIFIC NORTHWEST G10 O 1\ A L R-2240 R9�29570 5O EXHIBIT "A" Right of Way No. l Beginning at the northwest corner of said northeast quarter of the northeast quarter of Section 36; thence S 01.47151" W along the west line thereof, a distance of 1,278.87 feet to a line 48 feet northerly of the proposed centerline of S. W. 43rd Street, said proposed centerline begins at the intersection of the Centerline of the gust Valley Highway wit}: the south line of the northeast quarter of the :northwest quarter of Section 31, Township 23 North, Range 5 East, W. M. and runs thence westerly, in a straight line, to the intersection of the centerline of the West Valley Highway with the south line of Government Lot 2 of Section 36, Township 23 North, range 4 East, W. Mi.; thence 5 88'36'37' E along said parallel line a distance of 2,174.91 feet to a point N 25°05'34` E from a point on the south line of said Government Lot 1 which is N 89°03'54" W 159.29 feet from the southeast corner of said Government Lot 1; thence N 25'05'34" E a distance of 98.29 feet to the west line of the East 94.04 feet of said Government Lot 1; thence N 01°04'45" E along said west line a distance of 758.38 feet to the true point of beginning; thence N 88'36137" W a distance of 36.27 feet; thence N 01"23123" E a distance of 32.50 feet; thence N 88'36'37" W a distance of 18.75 feet; CD thence N 01623'23' E a distance of 25.05 feet to a point hereinafter referred to as Point 'A"; thence along a curve to the right having a radius of 55.00 N feet, an are distance of 86-10 feet through a central angle -40 Of 89'411220; OD thence S 01.01'45" W a distance of 2.85 feet to the true point of beginning; EXCEPT the northeasterly i5 fe-=.t thereof. R_ � t of way �o._ z AND ALSO be?innina at the aforesaid Paint "A"; thence along a curve to the righE, the center of which bears S 01'23'23' t5, having a radius of 55.00 feet, an arc distance of 86.10 feet through a central angle of 89'41'22'; thence 5 0_104'45• k, along the west margin of Lind Avenue, a distance of 276.75 feet; thence N 38"55'15' W a distance of 15.00 feet to the true pont of beginning; thence S 01`0414.5' W a d:starce of 18 30 feet; thEnze K 68`;5'„' 4: a exs_dr,4G of ail 0' Z e,�:a. -.�e cf 18 30 icet; • - a --' r ft='; thenca S 88'55117' E a distance of 111.94 feet to the true paint of beginning. Right ok Way No.�3 � p G M ALSO beginning at the aforesaid Faint ”A". thence N 88`35'37' W a distance of 719 89 feet to a pninr hereinafter rete -red to as Point '8."; thence S 01`23'23` W a distance of 15.00 feet to the true ti> point of beginning; thence continuing S 01'23123' W a distance of 9.73 feet; d thence S 43'36'37* E a distance of 79 42 feet to she property line between Buildings 2 and 3; thence S 01.23123' W along said line a distance cf 267.73 feet; 888 thence N 86'30.37' iii a distance of 67.50 feet; thence N 01'23123' E a distance of 56 00 feet; t thence 5 88'36'37" E a distance of 57.50 feet; thence N 01'23123' E a distance of 207.5,6 feet; thence N 43'36'37' W a distance of 85.28 feet; thence N 01'23'23' E a distance of 9.73 feet; thence S 88`36'37' E a distance of 14.14 feet to the true point of beginning. Go UKIJWL PACII'IC NORTIRIEST GROUP A R-2240 11%, 9570 EXHIBIT "A" continued Right of _Way No. 4 AND A%SO beginning at the aforementioned Point .B"; thence N88.36037- W a distance of 557.47 feet; thence S 01423'23" W a distance of 15.00 feet to the true point of beginning; thence continuing S 01°23'23' W a distance of 15.90 feet; thence S 02425129' E a distance of 60.13 feet; thence S 01°23123' W a distance of 270.50 feet; thence N 88"36137" W a distance of 15.00 feet; thence N 01=23123' E a distance of 30.00 feet; thence S 88.36137" E a distance of 5.00 feet; thence N 010231236 E a distance of 240.14 feet; thence N 02025'29" W a distance of 60.49 feet; thence N 88`361370 W a distance of 24.48 feet; thence N 01°23123" E a distance of 15,90 feet; thence S 88036137" E a distance of 34.50 to the true point of beginning. FILED FOR RECORD AT REQUEST OF: PUGL-T POWER REAL ESTATE DMSM PUGET POWER BLDG. SEiLEVM WAS"NGTON 88009 AT K: MCK DOWNS r f W&AA6L V V= renarnrru � Ulr L txhr - _ I APOWAM EASEMENT FOR UNDERGROUND ELECTRIC SYSTEM a i .o 8 ) i � For and In odnsideratbrtof One Dolor ($1.001 and other valuable consideratlon, the receipt of which is I , hereby acknowledged, ("Granw heroin), 1�1 ! grants, convoys and warrants to PUGET BOUND POWER 3 LIGHT COMPANY, a Washington corporation ("Grantee' heraln), for the purposes hereinafter set forth a perpetual easement under, across and aver the following described real property (09'Property" herein) King County, Washington, Those portions of the Northeast quitter, of the Northeast quarter of Section 36, s Township 23 North, Range 4 East, W.M., to King County, Washington, and of s Government Lot 1, Section 31, Township 23 North, Range 6 Gast, W.M., In King County, WUMIngton, lying South of Southwest 41st Street as conveyed to the City of Renton by Deed recorded under Audhors File No. 8404090426 and lying North of l Southwest 43rd street as conveyed to the City of Renton by deeds recorded under Audltoes File No. 801006064b, 0011170558, 8105270723 end 8106010685, lying ; West of Llnd Avenue as defined and described in deed recorded under Auditors ; File No. 78000180517 and lying East of the West 90 feet of said Northeast quarter of 8 a the Northeast quarter. Except as may be otherwise set forth herein Grantee's rights shall be exercised upon that portion of the _ Pmpeny (tho'Right-of-Way' herein) described as follows: t A 4 p See Attached Exhlblt "A' 1. Purpose. Grantee shell have the fight to construct, operale. malntain, repair, replace and enlarge an (' underground eloOlo transmission andfor distribution system upon and under the Right-of-Way together with all necessary of convenient sWJftnaraces tlleretore, which may InClude but are not Nmltbd to the �` following: underground conduits, cables, oommunicallon lines; vaults, manholes, switches, and I transformers; and semi-buried or ground mounted strides, Following the Initial conetruction of Its facilities. Grarrfee may from time 10 lime construx such additional facilities 8s It may require, ,a I 2 Acme Grantee shall have the right of access to 1118 Right•ol-Way over and acmes the Property to 'A enable Grantee to exercise Its. rights hereunder, provided, that Grantee shall compensate Grantor for any damage Property to the caused by the exerdss a1 said right of accede. ; 3, Obsbvctlona; landscaping. Grantee may from time to time remove Irees, bushes, or other q obstro0ons within the Right-of-Way and may IrM and grade the Right-of-Way to the extent reasonably :s necessary 10 carry out the purposes set forth In paragraph 1 hereof, provided, that following any such work, Grantee shall, to the extent rassonaby practicable, ra=re the Right-of-Way to the condition it was Immediately prior 10 such work. Following the inslasation of Grantee's underground taciAtiea, Grantor my undertake any ordlnery improvements to the lw dicaphrg of the Right-of-Way, provided that no trees or otter plants shall be placed thereon, which would be unreasonably agmstva or Impractical for Grams �. to remove and rsstofe. Grantee acknowledges that Grantors landscaping as of the data hereof Is not unreasonably expensive or Imprar fte 10 restore. i 4. Gfarrt es Use of Right-ot•Way. Grantor reserves the right to use the Right-of-way for any purpose •.r n:lr� ^ ;! nt with the riahis herein granted, oruvidad: the► Omnlor r;harl nnr rivistruct or maintain an; :) building or other structure on the Right-of-Way, which would Imerfere with the exemrise of the rights harem grained; that no digging, tunneling or other form of construction activity shall be done on the Property, which would dlsturb the compaction or unearth Grantee's facilities on the Rrom-ol-Way, or endanger the lateral support to said fact illes; and that no blasting shall be done within 15 feet of #19 Righwf.Way. 8. Indemnity By accepting and recording this easement, Grantee agrees to Indemnify and told harmless Grargmr from any and all cta rns for lnJursee anaror Cartages suffered by tray person, which may be caused by the Grantee's exercise of the rlghta herein granted: provided that Grantee shall not be resioonslbfs to Grantor for any Injuries ardor darnages to any person caused by acts or omtssiorrs of Grantor. IL Abandor><ment, The rtgtds herein granted shall oarifte until such time as Grantee ceases to use the Right-of--Way for a pemlod of five (5) successive years. In which event this easement sWI Sentinels and 79937 1-79 JEWSETAX NQT REUM NQ. ' z = �'m d rights hereunder Shell raven to Gmntw. provided than no abwWanmM Beall be deemed to have ocnaared by reason of Gntntw's faluve to inWily UxW fbf fadllGas an the Right-of-way whhlrt any period of tine Fran the date hereof. 7. Sueoesaons and Aaalgna. The rights and oN4gdane of the parties sheat Inure to the berWk d and be bWksg upon their respective et =myon and usigns. DATED this S r K day d C q-wry7r - t9—CLS- GRANTOR C S GRANTOR PACIRC NORTKWEST GROUP A. a CWkmia JOIN vendor BY: CAl1FORNIASTATE Tf.ACHER&RETIREMENT SYSTEM, an agency 9fthe State d Calif are �r• Elfeen Y. 0 w (ts:_n BY,. STATE OF CALIFORNIA FLWUC EMFLOYEES' RETIREMENT SYSTEM, an agency of the Stare of Cafiforrda, venturer SY Its: C7 m STATE OF CALIFCRNLA ) Q 001"m OF,r Ll+lKiw BS Q) On ft dry pewwndy appeared before me C7 - ttte corpora m do aoactrted the b Rgokrg kraut"Ira , and aclusorrfedysd ffM acid Iratutenterrt to tae ttre free and vnketlary act and deed d eaki cwporatlon, for the uses end purposes thanks rrrarnfarted, arc on oath s=d that (s)he Is atrf WhW to exactas the lead hrtrttmwst and did the sed adiboed la the corpori to ad of Bald owporadrn Wkmm my h@W end d,'Idd Sed Oft � day of PiIrR 0L+Y. we Of5 c �� kms 'de 'Rm allfomtaGO wCarraFreeruVe N. t4M MY consiftabn sm#+YJ,.g STATE OF CAUFORNiA) )Ss cOu?" OF ) On d * day petsondy appeared befara me�f 0woor �i �t Sakicuumd thea�fcr A ktommmoM and eof wwk gW fee dd kretrtari a W twbre: fres and vokeaary act and &W d laid ewporxft% for fee caws and pvpom thanks rtterrffuod, and on oath stated tfrel [s)tv k uulhaketl to exaccae the said ksatrMW and deli fee Seal aJfb V in the corporate sera d veld cc Pa mriorr mness nny hand and onlottf wd We -LL day d _, tWVAwhQr_ 1190S �04P 0 0- tL 4�t4sl &uLA- t) K oms tG sanw Nene a NOMY Pubic kl 2W IX ttM SM d WOW rr expksnr =?:I.-- z 40 0 - t, . EASEXENT FOR UNDERGROUND ZLRCTRIC SYSTEM PACIFIC NORTRNEBT GROUP A -- GRANTOR PUGET BOUND POWER f LIGHT COMPANY -- GRANTEE ETHIBIT "An That portion of the Northeast quarter of the Northeast quarter of Section 36, Township 23 Horth, Range 4 E.W.M. in King County, Washington, described as follows: Beginning at the Northwest corner of said Northeast quarter of the Northeast Quarter of Section 36; thence South 01.47151" West along the West line thereof, a distance Of 1,278.87 fact to a line 48 fest Northerly of the Proposed centerline of S.W. 43rd Street, said proposed centerline begins at the intexsection of the centerline of the East Valley Highway with the South line of the Northeast quarter of the Northwest quarter of Section 31, Township 23 North, Range 5 East, W.M. and runs thence Westerly, in a straight line, to the intersection of the centerline of the West Valley Highway with the South line of Government Lot 2 of Section 36, Township 23 North, Range 4 East, N.M.; thence South 88.36137" East along said parallel line a distance of 2,174,91 feat to a point North 25005134" East from a point on the South lire of said Gcvernmant Lot 1 Which is North 89.03154" West 159.29 feat from the Southeast corner of said Government Lot 1; thence North -250051340 East a distance of 98.29 feet to the West line of the East 94.04 feet of said Government Lot 1; thence North 01.04145„ East along said West line a distance of 758.38 feat; thence North 88.36137" West a distance of 36.27 feet; thence North 01.23123" East a distance of 32.50 feet; thence North 88*36937" West a distance of 18.75 feat; M thence North 01.23123" East a distance of 25.05 fast to a point of M tangency also referred to as Point "A" in that certain Easement for Gp Underground Electric Syntax dated 12/01/86 and recorded 1,2/23/86 O under Ding County recording no. 2612231016; thence Horth 88.36137" RC1 went a distance of 1,277.36 fest; thence South 019230230- Went a G distance of 15.00 feet to the TRUE POINT OF BEGINNING; thence Qcontinuing South 01023123" West a distance of 15.90 feat; thence South 02.28'29" East a distance of 60.13 feet; thence South 01"23123" West a distance of 3o0.50 feet; thancs North 88.36'37^ Wast a distance of 37.00 feet; thence North 03.73'^•3" East a distance of 105.00 feet; thence South 88.36137^ East a distance of 27.00 feet; thence North 01.29123" East a distance of 195.14 feet; thence North 02025'29" Wiest a distance of 60.49 feet; thence North 88.36137" Meat a distance of 24.48 feet; thence North 01.23'23" Fast a distance of 15.90 feet; thence South 88.36137" East a distance of 34.50 feet to the TRUE POINT of BEGINNING; EXCEPT that portion lying within Right of Way No. 4 as described in said Easement for Underground Electric System recorded under King County recording no. 8612231016. AV =0Rv"Q"v0RrMLa - 40 RECORDING REQUESTED BY AND AFTER RECORDING MAILTO GRAHAM & DUNN 1420 Fifth Avenue, 33rd Floor Seattle, Washington 48101 Attn Stephen A Crary I-- C=1 Un ea Cn Grantors: N cv, o Grantees: c' c.. Legal Description: Abbreviated: Full: Tax Parcel Nos.: RECIPROCAL EASEMENT AGREEMENT Pacific Northwest Group A, a California point venture (Parcel A Owner) Pacific Northwest Group A, a California joint venture (Parcel B Owner) Pacific Northwest Group A, a California joint venture (Parcel A Owner) Pacific Northwest Group A, a California joint venture (Parcel B Owner) Ptn. NE 1.14 of NE 114 of Section 36, Township 23 North, Range 4 East, W.M. See Exhibit C attached to this Reciprocal Easement Agreement Ptn. of 362304-9001-07 THIS EASEMENT AGREEMENT Is executed this 4th day of !February , 2000, by PACIFIC NORTHWEST GROUP A, a joint venture composed of the State of California Public Employees' Retirement System, an agency of the State of California, and the California State Teachers' Retirement System ("Grantor") to and for the benefit of PACIFIC NORTHWEST GROUP A, a joint venture composed of the State of California Public Employees' Retirement System, an agency of the State of California, and the California State Teachers' Retirement System ("Grantee") 1c020824m t 8 906103 5 02 N do RECITALS A Grantor is the owner in fee simple of certain real property situated in the City of Renton, King County, Washington, as more particularly described in Exhibit A attached hereto and incorporated herein for all purposes ("Parcel A"), B Grantor is also the owner in fee simple of an adjoining parcel of real property in the City of Renton, King County, Washington, as more particularly described in Exhibit B attached hereto and incorporated herein for all purposes ("Parcel B"), C Grantors desire to grant, and Grantees desire to accept, a non-exclusive easement and right-of-way for vehicular access and transient truck parking purposes, over that portion of Parcel A and Parcel B more particularly described and shown on Exhibit C attached hereto and incorporated herein for all purposes (the "Easement Area"), AGREEMENT NOW, THEREFORE, for and in consideration of the covenants and agreements contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Grantors do hereby grant, convey and warrant to Grantees, for the purposes hereinafter set forth, a non-exclusive easement ("Access Easement") for use by CD Grantors, Grantees and their successors, assigns, agents, employees, tenants, subtenants, customers, licensees and invitees (collectively, the "Permitees") of the Easement Area for vehicular access The Access Easement shall be subject to the limitations set forth in this o Easement 0 `14 1 Non -Exclusive Easement This Access Easement is not an exclusive easement but is subject to the equal right on the part of Grantors, its successors and assigns, of vehicular access, ingress and egress over the Access Easement, which right is hereby expressly reserved The owner of Parcel B reserves the nght to reasonably regulate and manage the Easement Area and to restrict parking thereon in such manner and duration as may be necessary to ensure that Permittees shall use such parking only in a way that fairly allows for equal and common use by other Permittees hereunder and to prevent trespassing thereon by persons not permitted to use the Easement Area 2 Im roveme is Located Within Easement Area Neither Grantors nor Grantees, nor their successors or assigns, shall change the configuration of the striping or concrete parking and traffic islands located within the Easement Area from the location of such items as they are depicted on Exhibit D attached hereto, without first obtaining the written consent of the owner of the other parcel of property that is subject to this Agreement, which consent shall not be unreasonably withheld 3 Maintenance and Repair The owner of Parcel B shall maintain and repair the pavement and striping within the Easement Area from time to time (a) as the owner of "2- 102082W 8 905107 502 i A N Parcel B deems reasonably necessary or appropriate, or (b) as the owner of .Parcel A deems reasonably necessary, with the owner of Parcel B commencing such maintenance or repairs within fifteen (15) days after the owner of Parcel A notifies the owner of Parcel B in writing that maintenance or repairs are needed Upon demand, the owner of Parcel A shall promptly reimburse the owner of Parcel B for fifty percent (50%) of the cost of such maintenance and repair of the Easement Area The owner of Parcel A shall remit its share of all such maintenance costs within thirty (30) days of receipt of written demand therefor from the owner of Parcel B The owner of Parcel A recognizes and agrees thal in order to maintain and repair the Easement Area, it may be necessary to temporarily interrupt access to the Easement Area The owner of Parcel B agrees to provide estimates of all maintenance and repair costs to the owner of Parcel A, and to notify the owner of Parcel A prior to the commencement of any maintenance or repair that may interrupt access to the Easement Area 4 Failure to Maintain If either party (the "Defaulting Party") fails to contribute its share rZ of the maintenance and repair costs or otherwise perform its obligation regarding maintenance and repair of the Easement Area within thirty (30) days following receipt 0 of written demand therefor by the other party, such other party may cause such e� maintenance to be performed at its expense and shall be entitled to reimbursement CO from the Defaulting Party for the Defaulting Party's share of such costs, together with � interest thereon at the lesser of ten percent (10%) or the maximum rate permitted by c:] law Each party shall have all rights and rernedies provided for at law or in equity in the event of a default by the other party hereunder, including without limitation the v rights of inunction and specific performance Defense of Access Easement The owner of Parcel B will defend the Access Easement against anyone claiming it or in any manner preventing free and unobstructed use of it by the owner of Parcel A and its Permittees in common with the owner of Parcel B and its Perrntttees The owner of Parcel B's defense of the Access Easement against anyone claiming rights to all or any portion of the Access Easement by, through or under the owner of Parcel B will be at the owner of Parcel B's sole cost and expense Otherwise, the expenses reasonably incurred in defending the Access Easement shall be shared equally between the owner of Parcel A and the owner of Parcel B in the manner set forth in paragraph 3 above b Inderringy By accepting and recording this Easement Agreement, the owner of Parcel B agrees to indemnify and hold harmless the owner of Parcel A from any and all claims for injuries and/or damages to persons or property which may be caused by the owner of Parcel B or its Permittees` exercise of the rights herein granted By accepting and recording this Easement Agreement, the owner of Parcel A agrees to indemnify and hold harmless the owner of Parcel B from any and all claims for injuries and/or damages to persons or property which may be caused by the owner of Parcel A or its Permitees' exercise of the rights herein granted -3- 11cQ2DB21m }84DG1Q75D2 N do Not in Public Dedication Nothing contained in this Easement Agreement shall be deemed to be a gift or dedication of any portion of the Easement Area to the general public or for the general public or for any public purpose whatsoever, and this Easement Agreement shall be strictly limited to and for the purposes expressed herein, and shall not affect any portion of any property except that portion within the Easement Area 8 Bindiniz Effect Runninp, with Land This Easement Agreement shall inure to the benefit of and bind the successors and assigns of the parties, and shall constitute a covenant running with Parcel A and Parcel B 0 9 No Merger The common ownership of Parcel A and Parcel B shall not have the c effect of terminating the easement created by this Agreement by a merger of the interests created hereby cv 0 10 Attorneys' Fees In the event of any dispute between the parties hereto pertaining to C= the performance, interpretation or enforcement of this Easement Agreement, the a substantially prevailing party shall be awarded its reasonable attorneys' fees and cost c1-4 of suit, including such fees and costs in any arbitration or on appeal 11 Transfer of Fee Title In the event any party to this Easement Agreement, or its successors or assigns, conveys its fee interest in all or any part of the real property affected hereby, the obliganons of the conveying party shall automatically terminate from and after the date of such conveyance with respect to all liabilities and performance under this Easement Agreement, it being intended that the owners of the real property affected hereby shall be personally obligated with respect to the restrictions, covenants and conditions contained in this Easement Agreement only during the period they own their respective property The release provided in this paragraph 11 shall not operate to terminate the binding effect of the conditions, covenants and restrictions contained in this Easement Agreement, as stated in paragraph 8 above, upon the real property affected hereby 12 Governing Law This Easement Agreement shall be governed by and interpreted in accordance with the laws of the State of Washington 13 Notices All notices provided for in this Easement Agreement shall be in writing and shall be sufficient if mailed, postage prepaid, to the following addresses, or such other addresses as the parties may designate in writing To Grantee Pacific Northwest Group A c/o Trammell Crow Company 5601 sixth Avenue South Seattle, Washington 98108 -4. j k0209Zm i 8906103 504 A To Grantor Pacific Northwest Group A c/o Trammell Crow Company 5601 Sixth Avenue South Seattle, Washington 98108 p. With copies to Lend Lease Real Estate Investments, Inc Ln 601 Union Street, Suite 2812 o Seattle, Washington 98101 Attn William G Williams III and to, 0 The RREEF Funds � 720 Olive Way, Suite 614 C" Seattle, Washington 98101 Arni Glen R Scott and to Graham & Dunn 1420 Fifth Avenue, Suite 3300 Seattle, Washington 98101 Atm Stephen A Crary 12 Severabili-q If any provision of this Easement Agreement is held to be unenforceable under applicable law, the remaining provisions shall remain in full force and effect to the greatest extent allowed by law 13 Countemarts This Easement Agreement may be executed in any number of counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument I4 Recordation of Easement This Easement shall be recorded in the office of the King County Recorder, King County, Washington, and shall serve as notice to all parties succeeding to the interest of the parties hereto that their use of such property shall be benefited and/or restricted in the manner herein described -5- k02082W 89M3502 40 IN WITNESS WHEREOF, Grantor and Grantee have executed tlus Easement Agreement as of the day and year first above set forth GRANTOR: By CALIFORNIA STATE TEACHERS' RETIR:1AM TEM, Venturer By (1�01 Its Pnncipal Innvestment Officer GRANTEE: PACIFIC NORTHWEST GROUP A, a California joint venture By STATE OF CALIFORNIA PUBLIC EMPLOYEES' RETIREMENT SYSTEM, an agency of the State of C lifornia, Venturer By. Glen R. Scott, Authorized Representative, RREEF America L L C , as Investment Manager of the State of California Public Employees' Retirement System, an agency of the State of California, Venturer -6- Ic0208Zm 1990003502 PACIFIC NORTHWEST GROUP A, a California joint venture a � By STATE OF CALIFORNIA PUBLIC EMPLOYEES' RETIREMENT SYSTEM, an � agency of the State of alifornia, Venturer By Glen R Scott, Authorized Representative, RREEF America L L C, as Investment Manager of the State of California Public Employees' Retirement System, an agency of the State of California, Venturer By CALIFORNIA STATE TEACHERS' RETIR:1AM TEM, Venturer By (1�01 Its Pnncipal Innvestment Officer GRANTEE: PACIFIC NORTHWEST GROUP A, a California joint venture By STATE OF CALIFORNIA PUBLIC EMPLOYEES' RETIREMENT SYSTEM, an agency of the State of C lifornia, Venturer By. Glen R. Scott, Authorized Representative, RREEF America L L C , as Investment Manager of the State of California Public Employees' Retirement System, an agency of the State of California, Venturer -6- Ic0208Zm 1990003502 0 Co ry to a By CALIFORNIA STATE TEACHERS' RETIREMENT TEM, Venturer By Its Principal Investment Officer STATE OF WASHINGTON } ) ss COUNTY OF KING } I certify that I know or have satisfactory evidence that GLEN R SCOTT is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the Authorized Representative of RREEF America LLC, the Investment Manager of THE STATE OF CALIFORNIA PUBLIC EMPLOYEES' RETIREMENT SYSTEM, an agency of the State of California, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument DATED / k02082W 890003502 L AXA&N /it adw 5 (P{ease print name legibly) NOTARY PUBLIC in and for the State of Washington, residing at &azw My commission expires /.U--0,3 NFA 7;0 CD 0 e� Cn m c� fl • M STATE OF CALIFORNIA } )ss COUNTY OF SACRAMENTO } I certify that I know or have satisfactory evidence that t Vk , , the person who appeared before me, and said person acknowledged that h -�- signed this instrument, on oath stated that V- was authorized to execute the instrument and acknowledged it as fire1,tj.4 I �,, �,,,`--4 Ccp✓ of CALIFORNIA STATE TEACHERS' RETIREMENT SYSTEM, to be the free and voluntary act of such party for the uses and purposes mentioned to the instrument DATED -2 - 3 - 0 Q ,D 0 M MO— WN AM X#M8W 10 conol Iwo 04 IwyGanrR�wli�'� k02O82Vn18906103502 C� (Signature) V" KvotS" (Please print n4ne legibly) NOTARY PUBLIC in and for the State of California, residing at '? (Q%2 [ c e ►� My commission expires -8- EXHIBIT A TO EASEMENT AGREEMENT Descnption of Parcel A THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER, SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, W M, KING COUNTY. WASHINGTON, LYING SOUTH OF SOUTHWEST 41ST STREET AS CONVEYED TO THE CITY OF RFNTON BY DEED RECORDED UNDER RECORDING NO 8401050426 AND LYING NORTH OF SOUTHWEST 43RD STREET AS CONVEYED TO THE CITY OF RENTON BY DEEDS RECORDED UNDER RECORDING NOS 8010060645, 8011170558, 8105270723 AND 8106010665 AND LYING EAST OF THE WEST 90 FEET OF SAID NORTHEAST QUARTER OF o THE NORTHEAST QUARTER, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS Q COMMENCING AT A BRASS CAP IN MONUMENT CASE AT THE INTERSECTION OF c� SOUTHWEST 41 ST STREET AND OAKESDALE AVENUE SOUTHWEST, c� THENCE SOUTH 88°36'51" EAST ALONG, THE MONUMENTED CENTERLINE. OF �., SOUTHWEST 41 ST STREET 763 87 FEET, c -Mo THENCE SOUTH 0127'31" WEST 3900 FEET TO THE SOUTHERLY RIGHT-OF-WAY LINE OF SOUTHWEST 41 ST STREET AND THE POINT OF BEGINNING, THENCE SOUTH 01°27'31" WEST 905 58 FEET TO THF NORTHERLY RIGHT-OF-WAY LINE OF SOUTHA FST 43RD STREET, THENCE NORTH 88°36'51" WEST ALONG SAID RIGHT-OF-WAY LINE 670 90 FEET', THENCE NORTHWESTERLY ALONG A CURVE TO THE RIGHT HAVING A CFNTRAI, ANGLE OF 9003 I'48" AND A RADIUS OF 55 00 FEET, FOR A DISTANCE OF 86 90 FLET, THENCE NORTH 01054' 57" EAST ALONG THE EASTERLY RICHT—OF-WAY LINE OF OAKESDALE AVENUE SOUTHWEST FOR A DISTANCE OF 795 61 FEET, THENCE NORTHEASTERLY ALONG A CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 89"28'1 I" AND A RADIUS OF 55 00 FEET, FOR A DISTANCE OF 85 89 FEE I, THENCE SOUTH 88036'51" EAST ALONG THE SOUTHERLY RIGHT-OF-WAY LINE OF SOUTHWEST 41 ST STREET 664 69 FEET TO THE POINT OF BEGINNING A-] 1 kf)ZOST%Jn189W03503 EXHIBIT B TO EASEMENT AGREEMENT Description of Parcel B THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER, SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, W M, AND OF GOVERNMENT LOT I OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, W M , KING COUNTY, P WASHINGTON, LYING SOUTH OF SOUTHWEST 41ST ST AS CONVEYED TO THE CITY OF RENTON BY DEED RECORDED UNDER AUDITOR'S FILE NO 8401050426 AND LYING NORTH OF SOUTHWEST 43RD ST AS CONVEYED TO THE CITY OF RENTON BY DEEDS c, RECORDED UNDER AUDITOR'S FILE NOS 8010060645, 8011170558, 8105270723 AND CID 8106010665, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS CSI C' COMMENCING AT A BRASS CAP IN MONUMENT CASE AT THE INTERSECTION OF cm SOUTHWEST 41 ST ST AND OAKESDALE AVE SW, 0 N TIiENCF SOUTH 880'36'51" EAST ALONG THE MONUME:NTED CENTERLINE OF SOUTHWEST 41ST ST 763 87 FEET, THENCE SOUTH 01027'31" WEST 3400 FEET TO THE SOUTHERLY RIGHT-OF-WAY LINE OF SOUTHWEST 41 ST ST AND THE POINT OF BEGINNING THENCE SOUTH 88°3651" EAST ALONG SAID RIGHT-OF-WAY LINE FOR A DISTANCE OF 676 42 FEET, THENCE SOUTH 0102731" WEST 905 58 FEET TO THE NORTHERLY RIGHT-OF-WAY LINE OF SOUTHWEST 43RD ST, THENCE NORTH 88036'51" WEST ALONG SAID RIGHT-OF-WAY LINE FOR A DISI ANCE OF 676 42 FEET, THENCE NORTH 01 °27'31" EAST 905 58 FEET TO THE POINT OF BEGINNING B-1 k02082Nm I RP04M3 503 EXHIBIT C TO EASEMENT AGREEMENT Description and Skctch of Easement Area DESCRIPTION OF RECIPROCAL INGRESS, EGRESS, AND PARKING EASEMENT BENEFICIAL TO PARCELS A AND B OF PNW GROUP A SHORT PLAT Ln c 0 0 THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER �., SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, W M, KING COUNTY, � WASHINGTON LYING SOUTH OF SOUTHWEST 41ST ST AS CONVEYED TO THE CITY OF RENTON BY DEED RECORDED UNDER AUDITOR'S FILE NO 8441050426 � AND LYING NORTH OF SOUTHWEST 43RD ST AS CONVEYED TO THE CITY OF � RENTON BY DEEDS RECORDED UNDER AUDITOR'S FILE NOS 8010060645, 8011170558, 8105270723 AND 8105010665 AND LYING EAST OF THE WEST 90 FEET OF SAID NORTHEAST QUARTER OF THE NORTHEAST QUARTER, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS COMMENCING AT A BRASS CAP IN MONUMENT CASE AT THE INTERSECTION OF SOUTIIWEST 41ST ST AND OAKESDALE AVE SW, THENCE SOUTH 88036'51" EAST ALONG THE MONUMENTED CENTERLINE OF SOUTHWEST 41ST ST 763 87 FEET, THENCE SOUTH 01°27'31" WEST 39 00 FEET TO THE SOUTHERLY RIGHT-OF-WAY LINE OF SOUTHWEST 41 ST ST AND THE POINT OF BEGINNING, THENCE SOUTH 88036'51 EAST ALONG SAID RIGHT OF WAY LINE 67 00 FEET, THENCE SOUTH 01 °27'31 " WEST 90558 FEET TO THE NORTHERLY RIGHT -OF-WAY LINE OF SOUTHWEST 43RD ST, THENCE NORTH 88°36'51" WEST ALONG SAID RIGHT-OF-WAY LINE 134 00 FEET, THENCE NORTH 0102731" EAST 90558 FEET TO THE SOUTHERLY RIGHT-OF-WAY LINE OF SW 41 ST ST. THENCE SOUTH 88°36'51" EAST 67 00 FEET TO THE POINT OF BEGINNING C-1 1 020821m 1 8 90610 3 503 P tin cra • U OAKESDALE Hol s.srr x 0�ss say+ I �1> ao 4 f� V! i i f `s 4I x a � m� Eli 11c02O8?lm 18906103302 5 C• CW 45 W LIND AW 09 C-2 1 k02O82vn 18906%03502 i. a EXHIBIT D TO EASEMENT AGREEMENT L.0 c r� � WI I Itililll'r` I I f `�, 111111 I� II I I C14 C14 I= _J -L! r I --D- D-r7—T ! J r 7 —TT -1 I J I J I T-1—rT ! I I I I i � I f I I { i l! I I f J l .19 lit 1111 1_1�• ��! J_J_L -i r f i i l f f l i i i I T-7— — — r 1 _r r -1 'T -1 T ---f T -L.J_LI E_ J i + + + r I I ► 111; '� 77- z I�1 I _k f I r 11 J I �_I �- In I ! I =! ! I I! 1 1 III f! f i J_ -L ± pit 11 1 K J J t r 1 k02O82vn 18906%03502 i. a RECORDING R£QL E4TED BY 4\D AFFLA RECORDING MAIL ro GRAHAM $ DUNN 1420 Fifth Avenue, 33rd Floor Seattle, Washington 98101 AM Stephen A Crary co CZP GO Grantors. c.J 0 C:k Grantees: v e� c., Legal Description: Abbreviated: Full: Tax Parcel Nos.: r--1 L --A RECIPROCAL EASEMENT AGREEMENT Pacific Northwest Group A, a California joint venture (Parcel B Owner) Pacific Northwest Group A, a California joint venture (Parcel C Owner) Pacific Northwest Group A, a California joint venture (Parcel B Owner) Pacific Northwest Group A, a California joint venture (Parcel C Owner) Ptn. NE 114 of NE 114 of Section 36, Township 23 North, Range 4 East, W.M. See Exhibit C attached to this Reciprocal Easement Agreement Ptn. of 362304-9001-07 THIS EASEMENT AGREEMENT is executed this 4th day of February , 2000, by PACIFIC NORTHWEST GROUP A, a joint venture composed of the State of California Public Employees' Retirement System, an agency of the State of California, and the California State Teachers' Retirement System ("Grantor") to and for the benefit of PACIFIC NORTHWEST GROUP A, a point venture composed of the State of California Public Employees' Retirement System, an agency of the State of California, and the California State Teachers' Retirement System ("Grantee") j W20821mI89MW3602 (T- RECITALS A Grantor is the owner in fee simple of certain real property situated in the City of Renton, King County, Washington, as more particularly described in Exhibit A attached hereto and incorporated herein for all purposes ("Parcel B"), B Grantor is also the owner in fee simple of an adjoining parcel of real property in the City of Renton, King County, Washington, as more particularly described in Exhibit B attached hereto and incorporated herein for all purposes ("Parcel C"), C Grantors desire to grant, and Grantees desire to accept, a non-exclusive easement and right-of-way for vehicular access and transient truck parking purposes, over that M portion of Parcel B and Parcel C more particularly described and shown on Exhibit C attached Ln hereto and incorporated herein for all purposes (the "Easement Area") 0 c:% C3 AGREEMENT W NOW, THEREFORE, for and in consideration of the covenants and agreements contained C= herein, and for other good and valuable consideration, the receipt and sufficiency of which are C= hereby acknowledged, Grantors do hereby grant, convey and warrant to Grantees, for the CM purposes hereinafter set forth, a non-exclusive easement ("Access Easement") for use by Grantors, Grantees and their successors, assigns, agents, employees, tenants, subtenants, customers, licensees and invitees (collectively, the "Permrtees") of the Easement Area for vehicular access The Access Easement shall be subject to the limitations set forth in this Easement Non -Exclusive Easement This Access Easement is not an exclusive easement but is subject to the equal right on the part of Grantors, its successors and assigns, of vehicular access, ingress and egress over the Access Easement, which right is hereby expressly reserved The owner of Parcel B reserves the right to reasonably regulate and manage the Easement Area and to restrict parking thereon in such manner and duration as may be necessary to ensure that Permittees shall use such parking only in a way that fairly allows for equal and common use by other Permittees hereunder and to prevent trespassing thereon by persons not permitted to use the Easement Area 2 Improvements Located Within Easement Area Neither Grantors nor Grantees, nor their successors or assigns, shall change the configuration of the striping or concrete parking and traffic islands located within the Easement Area from the location of such items as they exist as of the date of this Agreement without first obtaining the written consent of the owner of the other parcel of property that is subject to this Agreement, which consent shall not be unreasonably withheld Maintenance and Repair The owner of Parcel B shall maintain and repair the pavement and striping within the Easement Area from time to time (a) as the owner of -2- ko2O621m1 890"3602 Parcel B deems reasonably necessary or appropriate, or (b) as the owner of Parcel C deems reasonably necessary, with the owner of Parcel B commencing such maintenance or repairs within fifteen (15) days after the owner of Parcel C notifies the owner of Parcel B in writing that maintenance or repairs are needed Upon demand, the owner of Parcel C shall promptly reimburse the owner of Parcel B for fifty percent (50%) of the cost of such maintenance and repair of the Easement Area The owner of Parcel C shall remit its share of all such maintenance costs within thirty (30) days of receipt of written demand therefor from the owner of Parcel B The owner of Parcel C Lin recognizes and agrees that in order to maintain and repair the Easement Area, it may � be necessary to temporarily interrupt access to the Easement Area The owner of � Parcel B agrees to provide estimates of all maintenance and repair costs to the owner of Parcel C, and to notify the owner of Parcel C prior to the commencement of any � maintenance or repair that may interrupt access to the Easement Area 0 C= 4 Failure to Maintain If either party (the "Defaulting Party") fails to contribute its share 0 of the maintenance and repair costs or otherwise perform its obligation regarding maintenance and repair of the Easement Area within thirty (30) days following receipt of written demand therefor by the other party, such other party may cause such maintenance to be performed at its expense and shall be entitled to reimbursement from the Defaulting Party for the Defaulting Party's share of such costs, together with interest thereon at the lesser of ten percent (10%) or the maximum rate permitted by law Each party shall have all rights and remedies provided for at law or in equity in the event of a default by the other party hereunder, including without limitation the rights of inunction and specific performance 5 Defense of Access Easement Expenses reasonably incurred in defending the Access Easement shall be shared equally between the owner of Parcel C and the owner of Parcel B in the manner set forth in paragraph 3 above b Indemni By accepting and recording this Easement Agreement, the owner of Parcel B agrees to indemnify and hold harmless the owner of Parcel C from any and all claims for injuries and/or damages to persons or property which may be caused by the owner of Parcel B or its Permittees' exercise of the nghts herein granted By accepting and recording this Easement Agreement, the owner of Parcel C agrees to indemnify and hold harmless the owner of Parcel B from any and all claims for injuries and/or damages to persons or property which may be caused by the owner of Parcel C or its Permitees' exercise of the rights herein granted 7 Not in Public Dedication Nothing contained in this Easement Agreement shall be deemed to be a gift or dedication of any portion of the Easement Area to the general public or for the general public or for any public purpose whatsoever, and this Easement Agreement shall be strictly limited to and for the purposes expressed herein, -3- kO2082W 18906w3602 and shall not affect any portion of any property except that portion within the Easement Area Binding Effect, Running with land This Easement Agreement shall inure to the benefit of and bind the successors and assigns of the parties, and shall constitute a covenant running with Parcel B and Parcel C 9 No Mercer The common ownership of Parcel B and Parcel C shall not have the effect of terminating the easement created by this Agreement by a merger of the interests created hereby � 10 Attorneys'. Fees In the event of any dispute between the parties hereto pertaining to Ln the performance, interpretation or enforcement of This Easement Agreement, the o substantially prevailing party shall be awarded its reasonable attorneys` fees and cost of suit, including such fees and costs in any arbitration or on appeal 11 Transfer of Fee Title In the event any party to this Easement Agreement, or its successors or assigns, conveys its fee interest in all or any part of the real property affected hereby, the obligations of the conveying party shall automatically terminate from and after the date of such conveyance with respect to all liabilities and performance under this Easement Agreement, it being intended that the owners of the real property affected hereby shall be personally obligated with respect to the restrictions, covenants and conditions contained in this Easement Agreement only during the period they own their respective property The release provided in this paragraph 11 shall not operate to terminate the binding effect of the conditions, covenants and restrictions contained in this Easement Agreement, as stated in paragraph 8 above, upon the real property affected hereby 12 Governina Law This Easement Agreement shall be governed by and interpreted in accordance with the laws of the State of Washington 13 Notices All notices provided for in this Easement Agreement shall be in writing and shall be sufficient if mailed, postage prepaid, to the following addresses, or such other addresses as the parties may designate in writing To Grantee Pacific Northwest Group A c/o Trammell Crow Company 5601 Sixth Avenue South Seattle, Washington 98148 To Grantor Pacific Northwest Group A c/o Trammell Crow Company 5601 Sixth Avenue South Seattle, Washington 98108 -4- 1 WMAm 4_11c0MAm 18946103604 With copies to Lend Lease Real Estate investments, Inc 641 Union Street, Suite 2812 Seattle, Washington 98101 Attn William G Williams III and to CD C --.,L) The RREEE Funds fl 720 Olive Way, Suite 614 Seattle, Washington 98101 CID Attn Glen R Scott and to ca o Graham & Dunn 1420 Fifth Avenue, Suite 3300 Seattle, Washington 98101 Attn Stephen A Crary 12 Severability If any provision of this Easement Agreement is held to be unenforceable under applicable law, the remaining provisions shall remain in full force and effect to the greatest extent allowed by law 13 CounteMarts This Easement Agreement may be executed in any number of counterparts, each of which shall be deemed an onginal, but all of which together shall constitute one and the same instrument 14 Recordation of Easement This Easement shall be recorded in the office of the King County Recorder, King County, Washington, and shall serve as notice to all parties succeeding to the interest of the parties hereto that their use of such property shall be benefited and/or restricted in the manner herein described (SIGNATURES ON FOLLOWING PAGE] -5- 1c02 Mn10906%03602 IN WITNESS WHEREOF, Grantor and Grantee have executed this Easement Agreement as of the day and year first above set forth GRANTOR: PACIFIC NORTHWEST GROUP A, a California point venture By STATE OF CALIFORNIA PUBLIC EMPLOYEES' RETIREMENT SYSTEM, an cn agency of the State of California, Venturer CCP r.+ Q By Glen R Scott, Authonzed Representative, RREEF America L L C , as Investment Manager of the State of California Public Employees' Retirement System, an agency of the State of California, Venturer By CALIFORNIA STATE TEACHERS' RETIREMEN STEM, Venturer 01 By 76 'If its Pnncipal Investment Ufficer PACIFIC NORTHWEST GROUP A, a California joint venture By STATE OF CALIFORNIA PUBLIC EMPLOYEES' RETIREMENT SYSTEM, an agency of the State of California, Venturer By Glen R Scott, Authorized Representative, RREEF America L L C , as Investment Manager of the State of California Public Employees' Retirement System, an agency of the State of California, Venturer -6- t020821m1$906W36D2 CID 0 CD CNA 0 0 CN 0 40 By CALIFORNIA STATE TEACHERS' RETIREMENT TEM, Venturer Y B 6 ' l� . Its Principal Investment Officer STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that GLEN R. SCOTT is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the Authorized Representative of RREEF America L L C, the Investment Manager of THE STATE OF CALIFORNIA PUBLIC EMPLOYEES' RETIREMENT SYSTEM, an agency of the State of Califanua, to he the free and voluntary act of such party for the uses and purposes mentioned in the instrument DATED /&Z ea dP 1 ZR N <k ►w ' .k r ttiti J tc020821m 189W03602 (Please print name legibly) NOTARY PUBLIC in and for the State of Washington, residing at Law" My commission expires / J2 03 _7_ STATE OF CALIFORNIA ) s5 COUNTY OF SACRAMENTO ) I certify that I know or have satisfactory evidence that P vvk rti ,� � 1__ is the person who appeared before me, and said person acknowledged that iti -e_ signed this instrument, on oath stated that^ was authorized to execute the instrument and acknowledged it as the C1n►Un ��� 2� �c Vof CALIFORNIA STATE cm TEACHERS' RETIREMENT SYSTEM, to be the free and voluntary act of such party for the co uses and purposes mentioned in the instrument c� aea CD cm sv DATED *;7,-77-.) --00 ANN AW� F40 : dwvlvl�m 1cc020821m 16906143602 Y (sign •� vN_--\. J Lit vt s (K o (Please pent name legibly) NOTARY PUBLIC in and for the State of Califomsa, residing at &17 sd� My cornmission expires -8- EXHIBIT A TO EASEMENT AGREEMENT Descri0ion of Parcel B THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER, SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST, W M, AND OF GOVERNMENT LOT 1 OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, W M , KING COON FY, WASHINGTON, LYING SOUTH OF SOUTHWEST 41 ST ST AS CONVEYED TO THE CITY O1 RENTON BY DEED RECORDED UNDER AUDITOR'S FILE NO 8401050426 AND LYING co NORTH OF SOUTHWEST 43RD ST AS CONVEYED TO THE CITY OF RENTON BY DEEDS RECORDED UNDER AUDITOR'S FILE NOS 8010060645, 8011170558, 8105270723 AND C:) 8 106010665, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS c:p a COMMENCING AT A BRASS CAP IN MONUMENT CASE AT THE INTERSECTION OF SOUTHWEST 41 ST ST AND OAKESDALE AVE SW, C=) THENCE SOUTH 88036'51" EAST ALONG THE MONUMENTED CENTERLINE OF C= SOUTHWEST 41 ST ST 763 87 FEET, THENCE SOU 1'H 01 °27'31" WEST 39 00 FEE F TO THE SOUTHERLY RIGHT-OF-WAY LINE OF SOUTHWEST 41ST ST AND THE POINT OF BEGINNING THENCE SOUTH 88°36'51" EAST ALONG SAID RIGHT-OF-WAY LINE FOR A DISTANCF OF 676 42 FEET, THENCE SOUTH 01°27'31" WEST 905 58 FEET TO THE NORTHERLY RIGHT-OF-WAY LINE OF SOUTHWEST 43RD ST, THENCE NORTH 88°36'51" WEST ALONG SAID RIGHT-OF-WAY LINE FOR A DIS I ANCE OF 676 42 FEET, THENCE NORTH 01 °27'31" EAST 905 58 FEET TO THE POINT OF BEGINNING A -I 1 k620821m 1 890610 3 6[13 & 40 EXHIBIT B TO EASEMENT AGREEMENT Description of Parcel C THAT PORTION OF GOVERNMENT LOT l OF SECTION 31, TOWNSHIP 23 NORTH, RANGES EAST, W M, KING COUNTY, WASHINGTON, LYING SOUTH OF SOUTHWEST 41ST ST AS CONVEYED TO THE CITY OF RENTON BY DEED RECORDED UNDER AUDITOR'S FILE NO 8401050426 AND LYING NORTH OF SOUTHWEST 43RD ST AS CONVEYED TO THE CITY OF RENTON BY DEEDS RECORDED UNDER AUDITOR'S FILE NOS 8010060645, 8011170558, 8105270723 AND 8106010665, AND LYING WEST OF THE � WESTERLY RIGHT-OF-WAY LINE OF LIND AVE, BEING MORE PARTICULARLY .n DESCRIBED AS FOLLOWS 0 C= m COMMENCING AT A BRASS CAP IN MONUMENT CASE AT THE INTERSECTION OF 9�4 SOUTHWEST 41ST ST AND OAKESDALE AVE SW, � THENCE SOUTH 89"36'51" EAST ALONG THE MONUMENTFD CENTERLINE OF 0 SOUTHWEST 41ST ST 1440 30 FEET, cm THENCE SOUTH 01°27'31" WEST 3900 FEET TO THE SOUTHERLY RIGHT-OF-WAY LINE OF SOUTHWEST 41 ST ST AND THE POINT OF BEGINNING THENCE SOUTH 88°36'51" EAST ALONG SAID RIGHT-OF-WAY LINE FOR A DISTANCE OF 663 13 FEET, THENCE SOUTHEASTERLY ALONG A CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 89041'36", AND A RADIUS OF 55 00 FEET, FOR A DISTANCE OF 86 10 FEET, THENCE SOUTH 01°04'45" WEST ALONG THE WESTERLY RIGHT-OF-WAY LINE OF LIND AVE FOR A DISTANCE OF 760 88 FEET, THENCE CONTINUING ALONG SAID RIGHT-OF-WAY LINE SOUTH 25°053]" WEST 98 29 FEET TO THE NORTHERLY RIGHT-OF-WAY LINE OF SOUTHWEST 43RD ST, THENCE NORTH 88°36'51" WEST ALONG SAID RIGHT-OF-WAY LINE FOR A DISTANCE OF 683 84 FEET, THENCE NORTH 01027'3 1" EAST 905 58 FEET TO THE POINT OF BEGINNING B-1 WMZIml M\03604 EXHIBIT C T4 EASEMENT AGREEMENT Description and Sketch of Easement Area m DESCRIPTION OF RECIPROCAL INGRESS, EGRESS, AND PARKING EASEMENT n BENEFICIAL TO PARCELS B AND C OF PNW GROUP A SHORT FLA f 0 Q THAT PORTION OF GOVERNMENT LOT 1 OF SECTION 31, TOWNSHIP 23 NORTH, m RANGE 4 EAST, W M, KING COUNTY, WASHINGTON LYING SOUTH OF s•, SOUTHWEST 41ST ST AS CONVEYED TO THE CITY OF RENTON BY DEED o RECORDED UNDER AUDITOR'S FILE NO 8401054426 AND LYING NORTH Op SOUTHWEST 43RD ST AS CONVEYED TO THE CITY OF RENTON BY DEEDS RECORDED UNDER AUDITOR'S FILE NOS 8010060645, 8011170558, 8105270723 �-+ AND 8106010665 AND LYING EAST OF THE WEST 90 FEET OF SAID NORTHEAST QUARTER OF THE NORTHEAST QUARTER, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS COMMENCING AT A BRASS CAP IN MONUMENT CASE AT THE INI ERSECTION OF SOUTHWEST 41 ST ST AND OAKESDALE AVE SW, THENCE SOUTH 88°36'51" EAST ALONG THE MONUMENTED CENTERLINE OF SOUTHWEST 41ST ST 1440 30 FEET, THENCE SOUTH 01"27'31" WEST 39 00 FEET TO THE SOUTHERLY RIGHT-OF-WAY LINE OF SOUTHWEST 41 ST ST AND THE POINT OF BEGINNING, THENCE SOUTH 88°36'51" EAST ALONG SAID RIGHT-OF-WAY LINE 67 00 FEET, THENCE SOUTH 01"27'31" WEST 905 58 FEET TO THE NORTHERLY RIGHT OF WAY LINE OF SOUTHWEST 43RD ST, THENCE NORTH 88036'51 " WEST ALONG SAID RIGHT-OF-WAY LINE 134 00 FEET, THENCE NORTH 01°27'31" EAST 905 58 FEET TO THE SOUTHERLY RIGHT-OF-WAY LINE OF SW 41 ST ST, THENCE SOUTH 88°35'51" EAST 67 00 FEET TO THE POINT OF BEGINNING C-1 I k02082uu IS 906\03603 j 1e020821m1R4 03602 u OAKESDALE c r — f — h1 wd—� 1 'I teti m�$ a ` o ii •� klx Ch k or 2731' F `J F; 1 S plW43 w LJND i 0 C-2 n r,VL Papel Sound Energy, Inc. Puget Sound Energy, 11111111111111111 20120809000800 Attention: R1W Dapvtmant Pricer saurq Fp�r "S 83.99 PO Hu= 970341 Est 08W PRCE OF 983 tUA Bellevtre, WA9�Ni0 4942 KING COWITV, (Zech Bergman) `"`ME" ORIGINAL REFERENCE A; GRANTOR: IKEA Property, Inc. GRANTEE: PUGET SOUND ENERGY, INC. SHORT LEGAL: Parcel B d C, SPA LUA99-103-SHPL, KC Rae. 020004228900001 ASSESSOR'S PROPERTY TAX PARCEL: 312305.9189 9 382304.9113 For and in consideration of One Dollar ($1.00) and other valuable consideration in hand paid, IKEA. PROPERTY. INC.. a Delaware Corporation _ ("Grantor' herein), hereby conveys and warrants to PUGET SOUND ENERGY, INC., a Washington Corporation ('Grantee' harem), for the purposes hereinafter set forth, a nonexclusive porpekril easernem ove(. under, along across and Ihrough the following described rest property (Properly` herein) in Kine County, Washinplon: LOT 1: PARCEL B OF THE CITY OF RENTON SHORT PLAT NUMBER LUA99-103SHPL, AS RECORDED UNDER KING COUNTY RECORDING NUMBER 20000228900001; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON, LOT 2: PARCEL C OF THE CITY OF RENTON SHORT PLAT NUMBER LUA99-103SHPL, AS RECORDED UNDER KING COUNTY RECORDING NUMBER 20000228900001; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. Except as may be otherwise eat forth herein G(antae's rights shall be exercised upon that portion of the Property ('Easement Area" herein) described as follows: EASEMENT AREA NUMBER 1: THE NORTH TEN (10) FEET OF THE SOUTH THIRTY-ONE (311) FEET OF THE ABOVE DESCRIBED LOT 1. EASEMENT AREA NUMBER 2: THE NORTH TEN (10) FEET OF THE WEST THREE HUNDRED THIRTY (330) FEET OF THE SOUTH THIRTY-ONE (31) FEET OF THE ABOVE-DESCRIBED LOT 2, 1. Purpose. Grantee shall have the right to use the Easement Area to eonstneet, operate, maintain, repair, replace, Improve, remove, retire, and antarge, one or more utility systems for purposes of uawnirwian, dietdbullon and sale of gas. Such system may InGude, but are not ftW tic: Underground facilities. Pipes, pipelines, mains, laterals, coadults, regulators and feeders for pas. Following the tnlbaal oonatrixAm of all or a portion of Its systema, Grantee may, from time to time, construct such additional facilites as R may require for such systems. Grantee shalt have the right of access to Bre Easement Area over and across the Property to enable Grantee to exercise its rights hereunder. Grantee shall wmpenaale Grants( for any damage to the Property caused by Bre exercise of such right of access by Grantee. Grantee shallat all times euemise Its rights henln In accordance with the requirements (as from time to 11me amended) of any public eutirorlpr havhrgJurisdlCNon over Grantee or Its operations, end aflappliceble statutes, orders, rut" and regulations, including aft applicable environmental laws. 2. Easement Ana Clearing and Mainbnanca. Grantee shall have the right to cut, remove and dispose of any and all trust,, kens or other vegetation In the Easement Area Grease shall also have the right to cantrot, on Gas Main 41" SL 1090719891081124 Page 1 of 2 i n..... Vr•'Inln nnr-rnonnnnnonn n .sv r -4—A D,„ tin. A.1 D.in+.A-'r11Q()n1A ).1n.nZ OM DCT a continuing basis and by any prudent and reasonable means, the establishment and growth of brush, trees or other vegetatbn In the Easement Area. 3. Grantees Use of Easement Area Grantor reserves the 69M to use the Easement Area for any purpose not inconsistent with the rights therein granted, provided, however, Grantor shall not construct or maintain any buil%ngs, structures or other objects on"Easement Area and Grantor shall do no blasting within 300 feet of Grantee's facilities wdthout Grantees prior written cone o. 4. lndemnky_ Grantee agrees to indemnify Grantor from and against liability Incurred by Grantor as a result of Grantee's exercise of ttre rights herein granted to Grantee, but nothing herein shall raauire Grantee to Indemnify Grantor for that portion of any such W* attributable to the negligence of Grantor or the negligence of others. 3. Abandonment The rights herein granted shall Continue until such Imo as Grantee ceases fo use the Easement Area far a period of We (5) successive year*, In which event, this easement shall terminate and all rights hereunder, and any Improvements remaining in the Easement Area, shag revert to or otherwise boom* the property of Grantor. 6. Successors and Assigra. Grantee shall have the right to assign, apportion or otherwise transfer any or all of its rights, benefits, privileges and Interests arising In and under this easea nl Without uniting the generality of the foregoing, the rights and obigalicns of the parties shall Inure to the benefit of end be binding upon their respecOw successors and assigns. Gas Main 41 K 51. 108071889/061124 Page 2 of 2 0 & � DATED thisT day of �I UI L �A 2012. GRANTOR: IKEA, PROPERTY, IFIC„ s DalswanCorpo n BY: 6fte-* 21J S / CHRe��S 4_ �C41Sct~ ` -most STATEOFPLW ) ^ COUNTY OF + On this % fh G 2012 before me the undersigned, a Pubis in , g �wY a Yte fate of duly commissioned and swum. personasy peered C,lia� 5 o me kn.am to be the person who signed as 1z4.5tatrntTr r1. 19 of IKVJ P OPERTY, INC., a Delaware Corporation, the corporation that executed the within and foregoing instrument, and acknowledged said instrument to be hleRter fres and voluntary act and doed and the free and voluntary ad and deed of IKEA, PROPERTY, INC. for the uses and purposes therein nentloned; and on oath staled that he/she was authorized to execute the said instrument on behalf of said IVAA, PROPERTY, INC. IN WITNESS WHEREOF I have hereunto set my twD4 and official &Wthe Jahr and year WW" written, ign fixe of Notary} rat or clamp name of Notary) NUTPW-WMIC in and b6uh¢3fSt�oi wn rnn� wM.rrr....a .r r p.r rr.r,.y. ' N V i mow Seti loanrla Y, trliltar fifty p%ft GRAEE: 7� NT PtNMMWXLhXEXKXC"UFQF Puget Sound Energy, Ino. 8 ennt r ltaehuler ITS: Supervisor Real Estate STATE OF WASHINGTON) COUNTYOF krI On this __j_ defy of 2012, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Janni(er Afpchular, to me known to be the person who signed as Supervisor Real Estate, of Puget Sound Energy, Inc., the Corporation that exacted the within and fD vong Instrument, end ocivowledgad geld Instnanent to be hisAter free and votuntary ad and deed surd the hoe and voluntary ed and deed of Puget Sound Energy, Inc. for the uses and purposes therein mentioned; and an oath stated tial she was authorised to execute the said itslrumont on behalf of said Puget Sound Energy, Inc. Gas Main 41" SL 109071989/ D81124 Page 3 of 2 hereunto set my hand and official seal the day and year first above wrfiten. (S aturow+aE- �— Ma. (Print or stamp'of Notary} NOTARY PUBLIC in and fthe State of wasr�ngton, residMg at My Appoinlnaont Expires: D1WA0fj-- n. ae.• nr, . _n pro, ear, a, n .- vr- hnr h ane �nonnnnnonn n--- '� ..a '� r)—f A M,- KI—Ael Mirhul- II)RI7nlA 3.1 n -n1 DM DCt- FR �i E-4 14 � CQ ; Ti i 'NA V (IN17 1 6 - W -m -- --------- ----- ------ M; - - co -DIV M; - - co Q ab ;T -ivOt#ro ------ Q ;T -ivOt#ro ------ Q AA V GAU'l ------- - - - - - -- - - - - - - alp 11 - - -JIIt "40 ------ A .60"wo S a— P. WJ IV O' IN tot g. ere _ .......:. f nd '4nn 4888$$$$88$ 88nrr.� ^`Ar 9ig8�R$8$9i88888$n � n twW &,��$-888"n.hn$'$N�R�3,8�$8$$$ n R:ad MFn�u i^O+O *-.r UONtl�6���i.-.�. .•f^n^ ryry' [1��M....��' O �FM W V W'90�.( �1'S�•uh CF�fS ^•���b-n. viO.i On� - R�R�li nIW OiO$h,^n��; .. n,N� n;uin -NCO ^inn^ A 3wwwww I W; w'•+#w waw#iw#w#ws„3w#ww 3wwtw;twwww Wfww wlww##3 Z3www'wwwwW n r$�an 1r' -9' h. •nn rvi�. Sv.h�tn�3EpP�NNNq h;. 1`Sn'�h M., "lrt {aY 3 i 44444aq�g4 ggaa4'a444q i IN tot g. ere _ .......:. nd R:ad IN IN tot g. O �e V I ere _ .......:. nd IN rL'iir J _OV.iL 10 k - O �e V I 0b] 72 L q 2 -01 CL t 4 -2 -1), 5 Li Ji o a a t CL t 4 -2 -1), 5 Li CL t 4 -2 -1), 5 Ji 2!X pU 5-5 6 JIT. CLAIM DEED eel 67 A. Corporate Form The grantor ........ herein ......... ,?ACI€ABRIAMYA._a)�PAKZY,..a-fWashington..coxpor_at.inn------- --- -------- for the condderatsoaofr__ _DOLiARS_-AND.. R.1'A rUA _01MVK1QK.........................Dollars and also of benefits to accrue to._ the ..... — ............ by reason of laying out and establishing a public road Hugh-th .__—Property, and which is hereinafter described, convey.._., release__._, and quitclaim.... to the e0tMt7 t.. C1.T.X-01 .yXMM------------- ------ _.__..--- - ------- State of Washington, for use of the Public forever, as a public toad and highway, all interest in the following described real estate, viz.: That portion of Gaverrment Lot 1 of the No-thwest quarter of Section 31, Totatship 23 North, Range 5 East, W.M., lying North of the South 30 feet of said Government Lot 1, and lying South of a line 48 feet North of the proposed centerline of SX. 43rd Street, which proposed centerline begins at the inter- section of the centerline of the East Palley Highway with the South line of the Northeast quarter of the Northwest darter of Section 31, Township 23 North, Range 5 East, 11.1+1., thence Westerly in a straight Zine to the intersection of the centerline of the 1Vest Valley Highway with the South line of Government. Lot 2, Section 36, Township 23 North, Range 4 East, W.M., LESS that portion lying East of a line distance 40 feat lVest of and parallel to the centerline of Lind Avenue S.11. Contains an area of 26,424.89 Sq. Ft. or 0.607 Acres. HVL S.W. 43rd Street together with the right to make all necessary slopes for cuts and hila upon the abutting and on each side of said described right-of-way, in conformity with standard plans and apeciiicati-'' for high- way purposes, and to the same extent and purpose as if the rights herein granted had been acquired by condemnation proceedings under Eminent Domain statutes of the State of Washington, situated in vee County of -------------------KI..................................... State of Washington. Dated this---_ 11th ------day of. ----------- pri.2 .............-...-•--- ..__ A. D. 19_.x -1 --- IN 1VMESS WHEREOF, said corporation has causes this instrument to be executed by its proper officers and its corporate seal to be hereunto affixed this 17th day of Apri 1, 1981 At irw kegiieatt u- "I'll Uounty Real Proper!Divisiq: STATE OF WASHINGTON, s t JACK A. BENAROYA COMPANY 1Y 1T 2 44 Pig '8 t .......................... clr' i!• S .Socnewy. KING ss. RECD F .00 County of CASHSL 4: on thif 17th day of April, 1981, before rue, the uudersigoed,� a Notary ftblic in and for the State of Washington, duly eoaunissioned and sworn, personally appeared MAX JOEL BENOLIEL to one known to be the FaddWOM& very. ceXcOWAX, of JACK A. BEl1AROYA COMPANY the carpoeatioo that executed the foregoing instrument, and acknowledged the said instmmmt to be the free sad voluntary act and deed of said corporation, for the uses and purposes therein mmtiarxed, and on oath stated that Nowsed to execute the said instrument and that the seal affiXed is the corporate seal of said W,tDm my hand and odicial seal hereto missed the day and year in this eeruUate above written. 7 PA sed Rk Stats a W" ift .4 - tel � !a 1 �t 0 0 •u o THIS MEMORANDUM OF EASE (this "Memorandum") is made and entered into as of the J day oP�_r 1994, by and between PLINXTEDNORTHWEST PARTNE PARTNERSHIP, a, nt u Landlord") and RLWashington limited partnership l4iI[il1T ("Tenant"). WITNESSETH, that for and in consideration of the agreements to be performed and observed by Landlord and Tenant pursuant to that certain Lease Agreement dated February 25, 1994 (the "Lease") and in consideration of one Dollar ($1.00) and other good and valuable consideration by id by Landlord, LaTenantt ndlordiand and ant herebt and sufficiency whichOf agree as follows: 1. Landlord leases to Tenant, and Tenant hires from Landlord, upon the terms and conditions set forth in the Lease, those certain premises set forth in the lease located on the land descri"Property"). the Exhibit the termaofached hereto and the Lease shall be one hereofart h hundred the eighty (160) months, commencing an December 1, 1994 (unless Tenant commences doing business earlier or the Premises are not completed rl as provided in the Lease) and ending one hundred eighty (180) 0 months after such date of commencement, unless extended or earlier p terminated as in the Lease provided. T4 %T 2. Subject to the conditions more particularly set forth in Paragraph 31 of the Additional ProVisioins to Lease dated April 27, 1994, Tenant shall have the option to r perthe term of the Lease for three (3) consecutive five (5) y periods. 3. It is mutually understood and agreed that: (a) this Memorandum is given for all of purpose of the terms, covenants, ing record notice of te Lease: (b) agreexents, representations, conditions and provisioin contained in the Lease are hereby adopted and incorporated herein by reference to the some extent as if such were herein stated in full; and (c) this Memorandum shall not supersede, nor be deemed an amendment or modification to, the Lease. This instrument Prepared in Chicago, Illinois By & and After Recording Return Te: O �. Terence 4. Venezia J� McDermott, Will t Emery Et 227 West Monroe Street Chicago, Illinois 60606 r � x IN qW SOS UMtiNt11 1w aa�dttim 6' j-aZ0t16 4. The lease is binding upon and inures to the benefit of Landlord and Tenant and their respective successors and assigns. IN WITNESS WHEREOF, the parties herato have executed this Memorandum as of the date and year first abowi written. LANDLORD: TENANT: PACIFIC NORTHWEST GROUP A, ELMHULfT LIMITED PARTHERSHIP, a joint venture comprised of a Washington limited partnership California Public Employees' Retirement System and California State Teachers' By: SAYLUND, INC., its Retirement System general partner By:a.46-..'By: William . Williams III, Its: Vice President, Equitable Real Estate Investment Management, Inc., as Advisor to California State 'Feathers' Retirement System, Venturer, and as Advisor to State of California Public Employees' Retirement system, Venturer t: tcamm"wea2loaamyu.444 - 2 - D 4. The Lease is binding upon and inurea to the benefit of Landlord and Tenant and their respective successors and assigns. IN VITNU8 ESOP, the parties hereto have executed this Memorandum as of the date and year first above written. LtNDLURD: TENANT: PACIFIC Venture F.RSH NORTHWEST CROUP A, ventur a joint BLMHULT LIMITED PAKTNIp, e a Washington limited partnership By: BYE INC., its Its: general pertn By: kto:. 2ID97/010/60M "j V, 001 i x a STATE OF WASHINGTON ) J ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that mrLLIAH G. WILLIAMS III, is the person who appeared before me, and said Person acknowledged that he signed this instrument, on oath stated that he was authorised to execute the instrument and acknowledged it as the Vice President of EQUITABLE REAL ESTATE INVESTMENT MANAGEMENT, INC., as Advisor to State of California Public Employees' Retirement system, Venturer, to be the free and voluntary act of such party far the uses and purposes mentioned in the instrument. 2 DATED: �:Icoxaalr+:�+e�woexas«, qJ (Sigaatura) (Please pr nt name legibly) NOTARY PUBLIC in and for the State of Washi,Ggton,_residing at My commission expires: - 3 - STATE OF WASHINGTON ss . COUNTY OF } On this day of , 1994, before me personally appeared RigoW EWVjE.V to me known to be the President of SAYE.D, INC.,' the general partner of ELMHULT LIMITED PARTNERSHIP, who executed the within the foregoing instrument, and acknowledged said instrument to be the free and voluntary act and dead of said corporation, for the uses and purposes therein mentioned, and on oath stated that � _ was authorized to execute said instrument. IN WITNESS WHEREOF, I have hereunto set my hand and affixed by official seal the day and year first above written. ignaturif ,41276&A JW41,011 Printed Name Notary Public in and for the State of Washington residing at m Hy Commission Expiress_ O� a _. A EXHIBIT A Legal Description of Building 3 B.B.F. Renton. That portion of Government Lot 1, Section 31, Township 23 Yorth, Range 5 East, N. M. in the City of Ronton, Ring County, Washington described as follows: Beginning at Us northwest corner of the northeast quarter of thQ northeast quarter of Section 36, Tw m ship 23 North, Range 4 East, N. H. in said City of Menton; Thence 5 01947451,, W along the west line of said northeast quarter of the northeast quarter of Section 36 a distance of 127047 lest to a line 48 feet northerly of and parallel to the proposed centerline of s. H. 43rd Street, said ' proposed conterline begins at the intersection o: the East Valley }lighway with the south line of the northeast qc�uuarter of the northwest quarter of Section 31, Township 23 North, Range 5 East, W. M. and runs thence westerly, i in a straight lino „ to the intersection of the centerline of the test Valley Highway with the South line of i Government Lot 2 of Section 36, Township 23 Horth, Range 4 East, i4. H.; N Thence S 880360371, 8 along said parallel linea .distance G Of 1491.56 fact to the true point of beginning; Thence Continuing S 88036037" E along said parallel line a distance of 683.35 feet to a point tI 25005134" E from a point on the south line of said Government ]Got 1 which is g 69003454" N 159.29 feet from the southeast corner of said Government Lot 1; Thence N 25°PS134" E a distance of 98.29 feet to the west line of the east 94.04 feet of said Government Lot 1; Thence N 01°04145* E 41ong said West line a distance of 761.23 foot; Thence along a curva to the left having a radius of 55.00 feett an arc distance of 86.10 feet through'a central angle of 89.411220; Therce N 88036*37P N a distance of 663.73 feet; Thence S 01923123" N a distance of 905.92 fee. to the true point of beginning. TOGETHER WITH AND St1BJ,ECP TO an easement for ingress and egress over, across and upon a strip of land 90 feet in width, having 4S feet of said Width cn each side of ,the wast line of the above described tract. Contakning 650,626 square feet or 14.936 acral. 20100409001280.001 AFTER RECORDING, RETURN TO: Donna M. More, Esquire Larsson & Scheuritzel 1500 Market Street Centre Square West, Suite 3510 Philadelphia, PA 19102 DEED OF TRUST, ASSIGNMENT OF LEASES, SECURITY AGREEMENT AND FIXTURE FILING Grantor: IKEA PROPERTY, INC., a Delaware corporation Trustee: TICOR TITLE INSURANCE COMPANY, a California corporation Beneficiary: IKEA CAPITAL BV, a corporation with limited liability registered under the laws of the Netherlands Legal Description (Abbreviated): Lots B and C, City of Renton, Short Plat Number LUA99-103-SHPL, recorded under Recording Number 20000228900001, in King County, W.A. Assessor's Tax Parcel No.: 362304-9113-02 and 362305-9169 THIS DEED OF TRUST, ASSIGNMENT OF LEASES, SECURITY AGREEMENT AND FIXTURE FILING (this "Deed of Trust") is made as of the 5th day of March, 2010, by and between IKEA PROPERTY, INC., a Delaware corporation, having its office at 420 Alan Wood Road, Conshohocken, Pennsylvania 19428 ("Grantor"), to TICOR TITLE INSURANCE COMPANY, a California corporation, having its office at 600 SW 39th Street, Suite 100, Renton, Washington 98057 ("Trustee") for the benefit of IKEA CAPITAL BV, a corporation with limited liability registered under the laws of the Netherlands having its office at P.O. Box 42, NL -2300 AA Leiden, The Netherlands ("Beneficiary"). WHEREAS, Beneficiary has made a loan to Grantor in the stun of $24,000,000, which loan is evidenced by a Loan Agreement dated July 21, 2009 (as modified, supplemented, extended, renewed or replaced from time to time, the "Loan Agreement"); Ar,i— KI—r),A., Cep k nnr- yr-'lni n 'Pni nnAmnninon n....., s if 4n G... 4.I., -A -t a;..►...1. nYloiomiA )-na-r0 ou DCT • • 20100409001280.002 WHEREAS, the Loan Agreement requires Grantor to repay the loan on or before July 24, 2015; and WHEREAS, as a condition to making the loan to Grantor, Beneficiary has required, and Grantor has agreed to execute and deliver, this Deed of Trust. NOW, THEREFORE, for good and valuable consideration, receipt of which is hereby acknowledged, and for the purpose of securing the Obligations described in Section 1.1 below, Grantor irrevocably grants, bargains, sells, conveys, assigns, and transfers to Trustee in trust for the benefit and security of the Beneficiary, with power of sale and right of entry and possession, al l of Grantor's right, title, and interest in and to the real property located in King County, Washington, and more particularly described in Exhibit A attached hereto and incorporated herein (the "Property"); TOGETHER WITH all interests, estates, and rights that Grantor now has or may acquire in (i) the Property; (ii) any and all options, agreements, and contracts for the purchase or sale of all or any part or parts of the Property or interests in the Property; (iii) all easements, rights-of- way, and rights used in connection with the Property or as a means of access to the Property; and (iv) all tenements, hereditaments, and appurtenances in any manner belonging, relating, or appertaining to the Property; and TOGETHER WITH all interests, estates, and rights of Grantor, now owned or hereafter acquired, in and to any land lying within any streets, sidewalks, alleys, strips, and gores adjacent to or used in connection therewith; and TOGETHER WITH all rights, titles, and interests of Grantor, now owned or hereafter acquired, in and to any and all buildings and other improvements of every nature now or hereafter located on the Property and all fixtures located on the Property or attached to, contained in, or used in any such buildings and other improvements, and all appurtenances and additions to and substitutions and replacements of the Property (all of the foregoing being collectively referred to below as the "Improvements"); and TOGETHER WITH any and all mineral, oil and gas rights, air rights, development rights, water rights, water stock, and water service contracts, drainage rights, zoning rights, and other similar rights or interests that benefit or are appurtenant to the Property or the Improvements or both, and any of their proceeds; and TOGETHER WITH all present and future rights in and to all books and records belonging to Grantor relating to the use and operation of all or any portion of the Property and Improvements; all right, title, and interest of Grantor in, to, and under all present and future plans, specifications, and contracts relating to the design, construction, management, or inspection of any Improvements; all rights, titles, and interests of Grantor in and to all present and future licenses, permits, approvals, and agreements with or from any municipal corporation, county, state, or other governmental or quasi -governmental entity or agency relating to the development, improvement, division, or use of all or any portion of the Property to the extent 100113940;v1} 2 nrrfcr- Alnn_rkeAl� GnnrA% n,,.. irr-7rkin )nf nnArbanni wn n...., i ..r in r -,--+-A o... 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'frfo"m a nM nrr • 20100409001280.003 such trade names, licenses, permits, approvals, and agreements are assignable by law; and all other general intangibles relating to the Property, the Improvements, or their use and operation; and TOGETHER WITH all rights of Grantor in and to any escrow or withhold agreements, title insurance, surety bonds, warranties, management contracts, leasing and sales agreements, and service contracts that are in any way relevant to the ownership, development, improvement, management, sale, or use of all or any portion of the Property or any of the Improvements; and TOGETHER WITH Grantor's rights under any payment, performance, or other bond in connection with construction of any Improvements, and all construction materials, supplies, and equipment delivered to the Property or intended to be used in connection with the construction of any Improvements; and TOGETHER WITH all rights, interests, and claims that Grantor now has or may acquire with respect to any damage to or taking of all or any part of the Property or the Improvements, including without limitation any and all proceeds of insurance in effect with respect to the Improvements, any and all awards made for taking by eminent domain or by any proceeding or purchase in lieu thereof, of the whole or any part of the Property or the Improvements, and any and al l awards resulting from any other damage to the Property or the Improvements, all of which are assigned to Beneficiary, and, subject to the terms of this Deed of Trust, Beneficiary is authorized to collect and receive such proceeds, to give proper receipts and acquittances for the proceeds, and to apply them to the Obligations secured by this Deed of Trust. All of the above is sometimes referred to below as the "Trust Property." TO HAVE AND TO HOLD the Trust Property to Trustee and its successors and assigns for the benefit of Beneficiary and its successors and assigns, forever. PROVIDED ALWAYS, that if all the Obligations shall be paid, performed, and satisfied in ful 1, then the lien and estate granted by this Deed of Trust shall be reconveyed. This Deed of TrusE the Loan Agreement, and all other agreements or instruments executed at any time in connection therewith, as they may be amended or supplemented from time to time, are sometimes collectively referred to below as the "Loan Documents." TO PROTECT THE SECURITY OF THIS DEED OF TRUST, GRANTOR HEREBY COVENANTS AND AGREES AS FOLLOWS; Particular Covenants and Warranties of Grantor. 1.1 Obligations Secured. This Deed of Trust secures the following, collectively referred to as the "Obligations": (a) The performance of all covenants and obligations of Grantor, under the Loan Agreement, whether such payment and performance is now due or becomes due in the future; 1001 13940;v I) fl.A— Alww A.J... Il..... V/".9ni n -tiny RnA Mnn. ann -- -- I — — ---J R.. 61--J-1 1.nn.rn — n 20100409001280.004 (b) The payment and performance of any and all other indebtedness and obligations of Grantor to Beneficiary of any nature whatsoever, whether direct or indirect, primary or secondary, joint or several, liquidated or unliquidated, whenever and however arising, and whether or not reflected in a written agreement or instrument. 1.2 Payment of Indebtedness; Performance of Covenants. Grantor shall duly and punctually pay and perform all of the Obligations. 1.3 Property. Grantor warrants that it holds good and merchantable title to an infeasible fee simple estate in the Property. Grantor covenants that it shall forever defend Beneficiary's and Trustee's rights under this Deed of Trust against the adverse claims and demands of all persons. 1.4 Further Assurances, Filing; Refiling; Etc, (a) Grantor shall execute, acknowledge, and deliver, from time to time, such further instruments as Beneficiary or Trustee may require to accomplish the purposes of this Deed of Trust. (b) Grantor, immediately upon the execution and delivery of this Deed of Trust, and thereafter from time to time, shall cause this Deed of Trust, any supplemental security agreement, mortgage, or deed of trust and each instrument of further assurance, to be recorded and rerecorded in such manner and in such places as may be required by any present or future law in order to perfect, and continue perfected, the lien and estate of this Deed of Trust. (c) Grantor shalt pay all filing and recording fees, and all expenses incident to the execution, filing, recording, and acknowledgment of this Deed of Trust; any security agreement, mortgage, or deed of trust supplemental hereto and any instrument of further assurance; and all federal, state, county, and municipal taxes, assessments and charges arising out of or in connection with the execution, delivery, filing, and recording of this Deed of Trust, any supplemental security agreement, mortgage, or deed of trust and any instrument of further assurance. 1.5 Compliance with Laws. Grantor further represents, warrants, and covenants that: (a) The Property has been developed, and all Improvements have been constructed and maintained, in full compliance with all applicable laws, statutes, ordinances, regulations, and codes of all federal, state, and local governments (collectively "Laws"), and all covenants, conditions, easements, and restrictions affecting the Property (collectively "Covenants"); and (b) Grantor and the property currently comply, and will hereafter comply in all material respects, with all applicable Laws and Covenants. (00113940.v1) 1.6 Definitions; Environmental Covenants; Warranties and Compliance. 4 nrrlo.• Ll ­nM.. Ge ,k M... of .inIA 9n7 AnA nnnnl'ion n...... A --In r.- $.-A a.. i.ln Av l h.4n4. - 111011MA )-in-nn 6M OCr • 20100409001280.003 (a) For purposes of this section, "Environmental Law" means any federal, state, or local law, statute, ordinance, or regulation pertaining to Hazardous Substances, health, industrial hygiene, or environmental conditions, including without limitation the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 ("CERCLA"), as amended, 42 USC §§ 9601-9675, and the Resource Conservation and Recovery Act of 1976 ("RCRA"), as amended, 42 USC §§ 6901-6992. (b) For the purposes of this section, "Hazardous Substance" includes without limitation, any material substance or waste that is or becomes regulated or that is or becomes classified as hazardous, dangerous or toxic under any federal, state or local statute, ordinance, rule, regulation or law. (c) Grantor will not use, generate, manufacture, produce, store, release, discharge, or dispose of on, under or about the Property or the Property's groundwater, or transport to or from the Property, any Hazardous Substance and will not permit any other person to do so, except for such Hazardous Substances that may be used in the ordinary course of Grantor's business and in compliance with all Environmental Laws, including but not limited to those relating to licensure, notice, and recordkeeping. (d) Grantor will keep and maintain the Property in compliance with, and shall not cause or permit all or any portion of the Property, including groundwater, to be in violation of any Environmental Law. (e) Grantor shal l hold Beneficiary, its directors, officers, employees, agents, successors, and assigns, harmless from, indemnify them for, and defend them against any and all losses, damages, liens, costs, expenses, and liabilities directly or indirectly arising out of or attributable to any violation of any Environmental Law, any breach of Grantor's warranties in this Section 1.6, or the use, generation, manufacture, production, storage, release, threatened release, discharge, disposal, or presence of a Hazardous Substance on, under, or about the Property, including without limitation the costs of any required repair, cleanup, containment, or detoxification of the Property, the preparation and implementation of any closure, remedial or other required plans, attorney fees and costs (including but not limited to those incurred in any proceeding and in any review or appeal), fees, penalties, and fines. (f) All representations, warranties, and covenants in this Section 1.6 shall survive the satisfaction of the Obligations, the reconveyance of the Trust Property, or the foreclosure of this Deed of Trust by any means. 1.7 Maintenance and Improvements. Grantor shall not permit all or any part of the Improvements to be removed, demolished, or materially altered without Beneficiary's prior written consent; provided, however, that Grantor may remove, demolish, or materially alter such Improvements as become obsolete in the usual conduct of Grantor's business, if the removal or material alteration does not materially detract from the operation of the Grantor's business and if all Improvements that are demolished or removed are promptly replaced with Improvements of like value and quality. Grantor shall maintain every portion of the Property and Improvements in good repair, working order, and condition, except for reasonable wear and tear, and shall at Beneficiary's election restore, replace, or rebuild all or any part of the Improvements now or (00113940;vi1 20100409001280.006 hereafter damaged or destroyed by any casualty (whether or not insured against or insurable) or affected by any Condemnation (as defined in Section 2.1 below). Grantor shall not commit, permit, or suffer any waste, strip, or deterioration of the Trust Property. 1.8 Liens. Grantor shall pay when due all claims for labor, materials, or supplies that if unpaid might become a lien on all or any portion of the Trust Property. Grantor shall not create, or suffer, or permit to be created, any mortgage, deed of trust, lien, security interest, charge, or encumbrance upon the Trust Property prior to, on a parity with, or subordinate to the lien of this Deed of Trust. 1.9 Impositions. (a) Grantor shall pay or cause to be paid, when due and before any fine, penalty, interest, or cost attaches, all taxes, assessments, fees, levies, and all other governmental and nongovernmental charges of every nature now or hereafter assessed or levied against any part of the Trust Property (including, without limitation, Ievies or charges resulting from Covenants), or on the lien or estate of Beneficiary or Trustee (collectively, the "Impositions"); provided, however, that if by law any such Imposition may be paid in installments, whether or not interest shall accrue on the unpaid balance, Grantor may pay the same in installments, together with accrued interest on the unpaid balance, as the same become due, before any fine, penalty, or cost attaches. (b) Grantor may, at its expense and after prior notice to Beneficiary, contest by appropriate legal, administrative, or other proceedings conducted in good faith and with due diligence, the amount, validity, or application, in whole or in part, of any Imposition or lien on the Trust Property or any claim of any laborer, materialman, supplier, or vendor or lien, and may withhold payment of the same pending completion of such proceedings if permitted by law, provided that (i) such proceedings shall suspend collection from the Trust Property; (ii) no part of or interest in the Trust Property will be sold, forfeited, or lost if Grantor pays the amount or satisfies the condition being contested, and Grantor would have the opportunity to do so in the event of Grantor's failure to prevail in the contest; (iii) neither Beneficiary nor Trustee shall, by virtue of such permitted contest, be exposed to any risk of liability for which Grantor has not furnished additional security as provided in clause (iv) below; and (iv) Grantor shall have furnished to Beneficiary cash, corporate surety bond, or other additional security in respect of the claim being contested or the loss or damage that may result from Grantor's failure to prevail in such contest in an amount sufficient to discharge the Imposition and all interest, costs, attorney fees, and other charges that may accrue in connection with the Imposition. Grantor shall promptly satisfy any final judgment. (c) Grantor shall furnish to Beneficiary, promptly upon request, satisfactory evidence of the payment of all impositions. Beneficiary is hereby authorized to request and receive from the responsible governmental and nongovernmental personnel written statements with respect to the accrual and payment of all Impositions. 1.10 Intentionally Omitted. 1.11 Intentionally Omitted. t00113940;viI 6 f% A— RL... r% -A-. C..-. n--. Vi^,'gA1 n nn ^nAn M^.• DA 11--- a -[ .^ f`.....i..d e... LJ.... 4_1 n.:.,Fna. 7 no P1M A 1 -1n -nn DM DR 20100409001280.007 1.12 Insurance. (a) Properly and Other Insurance. Grantor shall obtain and maintain in full force and effect during the term of this Deed of Trust: (a) all risk property insurance together with endorsements for replacement cost, inflation adjustment, malicious mischief, and sprinkler damage coverages, all in amounts not less than the full replacement cost of all Improvements, without reduction for co-insurance; (b) comprehensive general liability insurance, including liabilities assumed under contract, with limits, coverages, and risks insured acceptable to Beneficiary, and in no event less than $1,000,000 combined single limit coverage; and (c) unless Beneficiary otherwise agrees in writing, rent loss or business interruption insurance in an amount no less than the total annual rents provided for in all leases for the Trust Property. In addition, Grantor shall obtain and maintain all such other insurance coverages, which at the time are commonly carried for similar property, in such amounts as Beneficiary may require. (b) Insurance Proceeds. All proceeds from any insurance on the Trust Property shall be used in accordance with the provisions of Section 1.14. 1.13 Assignments of Policies upon Foreclosure. In the event of foreclosure of the lien of this Deed of Trust or other transfer of title, or assignment of the Trust Property in whole or in part, all right, title, and interest of Grantor in and to all policies of insurance procured under Section 1.12 shall inure to the benefit of and pass to the successors in interest of Grantor or the purchaser or grantee of all or any part of the Trust Property. 1.14 Casualtylioss Restoration. (a) After the occurrence of any casualty to the Property, whether or not required to be insured against as provided in this Deed of Trust, Grantor shall give prompt written notice of the casualty to Beneficiary, specifically describing the nature and cause of such casualty and the extent of the damage or destruction to the Trust Property. Beneficiary may make proof of loss if it is not made promptly and to Beneficiary's satisfaction by Grantor. (b) Grantor assigns to Beneficiary all insurance proceeds that Grantor may be entitled to receive with respect to any casualty. Beneficiary may, at its sole option, apply the insurance proceeds to the reduction of the Obligations in such order as Beneficiary may determine, whether or not such obligations are then due, or apply all or any portion of the insurance proceeds to the cost of restoring and rebuilding the portion of the Trust Property that was damaged or destroyed. In the event that Beneficiary elects to apply the insurance proceeds to rebuilding and restoration, Beneficiary shall be entitled to hold the proceeds, and the proceeds shall be released only on such terms and conditions as Beneficiary shall require in its sole discretion, including but not limited to prior approval of plans and release of liens. No proceeds shall be released if Grantor is in default under this Deed of Trust. 1.15 Actions to Protect Trust Property lInsurance Warning. (a) If Grantor shall fail to obtain the insurance required by Section 1.12, make the payments required by Section 1.9 (other than payments that Grantor is contesting in accordance with Section 1.9(b)), or perform or observe any of its other covenants or (00113%0;v1 ) 7 20100409001280.008 agreements under this Deed of Trust, Beneficiary may, without obligation to do so, obtain or pay the same or take other action that it deems appropriate to remedy such failure. All sums, including reasonable attorney fees, so expended or expended to maintain the lien or estate of this Deed of Trust or its priority, or to protect or enforce any of Beneficiary's rights, or to recover any indebtedness secured by this Deed of Trust, shall be a lien on the Trust Property, shall be secured by this Deed of Trust, and shall be paid by Grantor upon demand, together with interest at the rate provided in the Loan Agreement. No payment or other action by Beneficiary under this section shall impair any other right or remedy available to Beneficiary or constitute a waiver of any default. (b) Unless Grantor provides Beneficiary with evidence of the insurance coverage required by this Deed of Trust, Beneficiary may purchase insurance at Grantor's expense to protect Beneficiary's interest. This insurance may, but need not, also protect Grantor's interest. If the Trust Property becomes damaged, the coverage Beneficiary purchases may not pay any claim Grantor makes or any claim made against Grantor, Grantor may later cancel this coverage by providing evidence that Grantor has obtained property coverage elsewhere. Grantor is responsible for the cost of any insurance purchased by Beneficiary. The cost of this insurance may be added to Grantor's loan balance. If the cost is added to Grantor's loan balance, the interest rate on the underlying loan will apply to this added amount. The effective date of coverage may be the date Grantor's prior coverage lapsed or the date Grantor failed to provide proof of coverage. The coverage Beneficiary purchases may be considerably more expensive than insurance Grantor can obtain on its own and may not satisfy any need for property damage coverage or any mandatory liability insurance requirements imposed by applicable law. 2. Condemnation. 2.1 Condemnation. (a) Should any part of or interest in the Trust Property be taken or damaged by reason of any public improvement, eminent domain, condemnation proceeding, or in any similar manner (a "Condemnation"), or should Grantor receive any notice or other information regarding such action, Grantor shall give immediate notice of such action to Beneficiary. (b) Beneficiary shall be entitled to all compensation, awards, and other payments or relief ("Condemnation Proceeds") up to the full amount of the Obligations, and shall be entitled, at its option, to commence, appear in, and prosecute any Condemnation proceeding in its own or Grantor's name and make any compromise or settlement in connection with such Condemnation. In the event the Trust Property is taken in its entirety by condemnation, all Obligations secured by this Deed of Trust, at Beneficiary's election, shall become immediately due and collectible. (c) Beneficiary may, at its sole option, apply the Condemnation Proceeds to the reduction of the Obligations in such order as Beneficiary may determine, or apply all or any portion of the Condemnation Proceeds to the cost of restoring and improving the remaining Trust Property. In the event that Beneficiary elects to apply the Condemnation (00113440-M) S A_J�_. L��.� AJ�_P____L �__. vA_^.n.n nn. nn�nnnn. nnn ..___ n _e .w rt___�_J n. _. L.__J_1 n__a_J. 1F'.A /yAaw '�.�A.AA n.a nfti• w w 20100409401280.009 Proceeds to restoration and improvement, the proceeds shall be held by Beneficiary and shall be released only upon such terms and conditions as Beneficiary shall require in its sole discretion, including but not limited to prior approval of plans and release of liens. No Condemnation Proceeds shall be released if Grantor is in default under this Deed of Trust. 3. Assignment of Leases, Rents, Issues, and Profits. 3.1 Assignment. Grantor assigns and transfers to Beneficiary (i) all leases, subleases, licenses, rental contracts, and other agreements, whether now existing or hereafter arising, and relating to the occupancy or use of all or any portion of the Trust Property, including all modifications, extensions, and renewals thereof (the "Leases"), and (ii) all rents, revenues, issues, profits, income, proceeds, and benefits derived from the Trust Property and the lease, rental, or license of all or any portion thereof, including but not limited to lease and security deposits (collectively, the "Rents"). This assignment is intended by Grantor and Beneficiary to create a present and unconditional assignment to Beneficiary, subject only to the license set forth in Section 3.4 below. 3.2 Rights of Beneficiary. Subject to the provisions of Section 3.4 below giving Grantor a revocable, limited license, Beneficiary shall have the right, power, and authority to: (a) Notify any and all tenants, renters, licensees, and other obligors under any of the Leases that the same have been assigned to Beneficiary and that all Rents are to be paid directly to Beneficiary, whether or not Beneficiary shall have foreclosed or commenced foreclosure proceedings against the Trust Property, and whether or not Beneficiary has taken possession of the Trust Property; (b) Discount, settle, compromise, release, or extend the time for payment of, any amounts owing under any of the Leases and any Rents, in whole or in part, on terms acceptable to Beneficiary; (c) Collect and enforce payment of Rents and all provisions of the Leases, and to prosecute any action or proceeding, in the name of Grantor or Beneficiary, with respect to any and all Leases and Rents; and (d) Exercise any and all other rights and remedies of the lessor in connection with any of the Leases and Rents. 3.3 Application of Receipts. Beneficiary shall have the right, power, and authority to use and apply any Rents received under this Deed of Trust (i) for the payment of any and al I costs and expenses incurred in connection with enforcing or defending the terms of this assignment or the rights of Beneficiary, and in collecting any Rents; and (ii) for the operation and maintenance of the Trust Property and the payment of all costs and expenses in connection therewith, including but not limited to the payment of utilities, taxes, assessments, governmental charges, and insurance. After the payment of all such costs and expenses, and after Beneficiary shall have set up such reserves as it shall deem necessary in its sole discretion for the proper management of the Trust Property, Beneficiary shall apply all remaining Rents collected and received by it to the reduction of the Obligations in such order as Beneficiary shall determine. (00113940;vi) 9 0 20100409001280.010 The exercise or failure by Beneficiary to exercise any of the rights or powers granted in this assignment shall not constitute a waiver of default by Grantor under this Deed of Trust, the Loan Agreement, or any of the other Loan Documents. 3.4 License. Beneficiary hereby grants to Grantor a revocable license to collect and receive the Rents. Such license may be revoked by Beneficiary, without notice to Grantor, upon the occurrence of any event of default under this Deed of Trust, including any default by Grantor of its covenants in this Section 3. Unless and until such license is revoked, Grantor agrees to apply the proceeds of Rents to the payment of the Obligations and to the payment of taxes, assessments, governmental charges, insurance premiums, and other obligations in connection with the Trust Property, and to the maintenance of the Trust Property, before using such proceeds for any other purpose. Grantor agrees to (i) observe and perforin every obligation of Grantor under the Leases; (ii) enforce or secure at its expense the performance of every obligation to be performed by any lessee or other party under the Leases; (iii) promptly give notice to Beneficiary of any default by any such lessee or other party under any of the Leases, and promptly provide Beneficiary a copy of any notice of default given to any such lessee or other party; (iv) not collect any Rents more than 30 days in advance of the time when the same shall become due, or anticipate any other payments under the Leases, except for bona fide security deposits not in excess of an amount equal to two months' rent; (v) not further assign or hypothecate any of the Leases or Rents; (vi) except with Beneficiary's prior written consent, not waive, release, or in any other manner discharge any lessee or other party from any of its obligations under any of the Leases; (vii) except with Beneficiary's prior written consent, not modify or amend any of the Leases; (viii) except with Beneficiary's prior written consent, not cancel, terminate, or accept surrender of any of the Leases unless Grantor shall have entered into a Lease for the space to be vacated on terms at least as favorable to Grantor, commencing within 30 days after such cancellation, termination, or surrender; (ix) obtain Beneficiary's prior written approval as to the form and content of all future leases and any modifications of any present or future leases; (x) deliver copies of all present and future leases to Beneficiary promptly; and (xi) appear in and defend, at Grantor's sole cost and expense, any action or proceeding arising out of or in connection with the Leases or the Rents. 3.5 Limitation of BeneJlclary's Obligations. Notwithstanding the assignment provided for in this Section 3, Beneficiary shall not be obligated to perform or discharge, and Beneficiary does not undertake to perform or discharge, any obligation or liability with respect to the Leases or the Rents. This assignment shall not operate to place responsibility for the control, care, maintenance, or repair of the Trust Property upon Beneficiary, or to make Beneficiary responsible for any condition of the Property. Beneficiary shall be accountable to Grantor only for the sums actually collected and received by Beneficiary pursuant to this assignment. Grantor shall hold Beneficiary fully harmless from, indemnify Beneficiary for, and defend Beneficiary against any and all claims, demands, liabilities, losses, damages, and expenses, including attorney fees, arising out of any of the Leases, with respect to any of the Rents, or in connection with any claim that may be asserted against Beneficiary on account of this assignment or any obligation or undertaking alleged to arise therefrom. 3.6 Termination. The assignment provided for in this Section 3 shall continue in full force and effect until all the Obligations have been fully paid and satisfied. At such time, 00113940;v1) 10 flrr— m—n. —C—r fl— ve.7nin ininnAmmm ion n-.... in ..0 in 1"....,4..A a.. 4.—AA 1),IM-^A. i1i0i'7n1A 7.1(1/1/1 n ncr , rt 0 20100409001280.011 this assignment and the authority and powers herein granted by Grantor to Beneficiary shall cease and terminate. 3.7 Attornekin-Fact. Grantor irrevocably constitutes and appoints Beneficiary, and each of its officers, as its true and lawfully attorney-in-fact, with power of substitution, to undertake and execute any and all of the rights, powers, and authorities described in this Section 3 with the same force and effect as if undertaken or performed by Grantor, and Grantor ratifies and confirms any and all such actions that may be taken or omitted to be taken by Beneficiary, its employees, agents, and attorneys. 4. Security Agreement and Fixture Filing. To secure the Obligations, Grantor grants to Beneficiary a security interest in the following: (i) the Trust Property to the extent the same is not encumbered by this Deed of Trust as a first priority real estate lien; (ii) all personal property that is used or will be used in the construction of any Improvements on the Trust Property; (iii) all personal property that is derived from or used in connection with the use, occupancy, or enjoyment of the Trust Property; (iv) all property defined in the Uniform Commercial Code as adopted in the State of Washington, as accounts, equipment, fixtures, and general intangibles, to the extent the same are used at, or arise in connection with the ownership, maintenance, or operation of, the Trust Property; (v) all causes of action, claims, security deposits, advance rental payments, utility deposits, refunds of fees or deposits paid to any governmental authority, refunds of taxes, and refunds of insurance premiums relating to the Trust Property; and (vi) all present and future attachments, accessions, amendments, replacements, additions, products, and proceeds of every nature of the foregoing. This Deed of Trust shall constitute a security agreement and "fixture filing" under the Uniform Commercial Code Secured Transactions statutes of the State of Washington. The mailing address of Grantor and the address of Beneficiary from which information may be obtained are set forth in the introductory paragraph of this Deed of Trust. 5. Events of Default, Remedies. 5.1 Events of Default. Each of the following shall constitute an event of default under this Deed of Trust and under each of the other Loan Documents: (a) Breach of Covenants. Failure of Grantor to perform or abide by any other covenant included in the Obligations. (b) Misinformation. Falsity when made in any material respect of any representation, warranty, or information furnished by Grantor or its agents to Beneficiary in or in connection with any of the Obligations. (c) Other Indebtedness, Secondary Financing. Grantor's default beyond the applicable grace periods in the payment of any other indebtedness owed by Grantor to any person, if such indebtedness is secured by all or any portion of the Trust Property. (d) Bankruptcy. The occurrence of any of the following with respect to Grantor, any guarantor of the Obligations, or the then -owner of the Trust Property: (a) appointment of a receiver, liquidator, or trustee for any such party or any of its properties, (00I13940;vl) 11 ( Mor, Nnn_rkriar C =a h n.+.-• vr•imrk im nnnnanni ion O— ii —FIG r—tu{ [h,• H_.Ad 6.:n+nil• 1I'M 17nid I.1 C1•fln DM DST w a 20180409001280.012 (b) adjudication as a bankrupt or insolvent; (c) filing of any petition by or against any such party under any state or federal bankruptcy, reorganization, moratorium or insolvency law; (d) institution of any proceeding for dissolution or liquidation; (e) inability to pay debts when due; (f) any general assignment for the benefit of creditors; or (g) abandonment of the Trust Property. (e) Transfer; Due -on -Sale; Due -on -Encumbrance. Any sale, gift, conveyance, contract for conveyance, transfer, assignment, encumbrance, pledge, or grant of a security interest in all or any part of the Trust Property, or any interest therein, either voluntarily, involuntarily, or by the operation of law (a "Transfer"), without Beneficiary's prior written consent, shall constitute an event of default. For the purpose of clarification, and without limiting the generality of the foregoing, the occurrence at any time of any sale, conveyance, assignment, or other transfer of, or the grant of pledge of or security interest in, any shares of the capital stock of Grantor shall be deemed to be a Transfer in violation of this paragraph. Notwithstanding the foregoing, any transfer of stock in Grantor to an entity controlled by Grantor or under the common control of an entity owning a majority interest of stock in Grantor and such transferee shall be exempt from the operation of this Section 5.1(e). The provisions of this Section 5.1(e) shall apply to each and every Transfer, regardless of whether or not Beneficiary has consented or waived its rights in connection with any previous Transfer. Beneficiary may attach such conditions to its consent under this Section 5.1(e) as Beneficiary may determine in its sole discretion, including without limitation an increase in the interest rate or the payment of transfer or assumption fees, and the payment of administrative and legal fees and costs incurred by Beneficiary. 5.2 Remedies In Case of Default. If an Event of Default shall occur, Beneficiary or Trustee may exercise any one or more of the following rights and remedies, in addition to any other remedies that may be available by law, in equity, or otherwise: (a) Acceleration. Beneficiary may declare all or any portion of the Obligations immediately due and payable. (b) Receiver. Beneficiary may have a receiver appointed for the Trust Property. Beneficiary shall be entitled to the appointment of a receiver as a matter of right whether or not the apparent value of the Trust Property exceeds the amount of the indebtedness secured by this Deed of Trust. Employment by Trustee or Beneficiary shall not disqualify a person from serving as receiver. Grantor consents to the appointment of a receiver at Beneficiary's option and waives any and all defenses to such an appointment. (c) Possession. Beneficiary may, either throw a receiver or as lender -in -possession, enter and take possession of all or any part of the Trust Property and use, operate, manage, and control it as Beneficiary shall deem appropriate in its sole discretion. Upon request after an Event of Default, Grantor shall peacefully relinquish possession and control of the Trust Property to Beneficiary or any receiver appointed under this Deed of Trust. (d) Renis. Beneficiary may revoke Grantor's right to collect the Rents, and may, either itself or through a receiver, collect the same. Beneficiary shall not be deemed to be in possession of the Property solely by reason of exercise of the rights contained in this (00113440;v11 12 r ,4— pa—n-4— ca. -k r%-- vr`.')n1n'in im.smmi 90n n-...., i^I ..e 1A 4---- A Q... I+l—Asl n«I-4,. 11'101"IMA 1.in.nn OM DCr 20140409001280.013 Section 5.2(d), If Rents are collected by Beneficiary under this Section 5.2(d), Grantor hereby irrevocably appoints Beneficiary as Grantor's attorney-in-fact, with power of substitution, to endorse instruments received in payment thereof in the name of Grantor and to negotiate such instruments and collect their proceeds. After payment of all Obligations, any remaining amounts shall be paid to Grantor and this power shall terminate. (e) Power of Sale. Beneficiary may direct Trustee, and Trustee shall be empowered, to foreclose the Property by advertisement and sale under applicable law. (f) Foreclosure. Beneficiary may judicially foreclose this Deed of Trust and obtain a judgment foreclosing Grantor's interest in all or any part of the Property and giving Beneficiary the right to collect any deficiency remaining due after disposition of the Trust Property. (g) Fixtures and Personal Property. With respect to any Improvements and other personal property subject to a security interest in favor of Beneficiary, Beneficiary may exercise any and all of the rights and remedies of a secured party under the Uniform Commercial Code. (h) Abandonment. Beneficiary may abandon all or any portion of the Trust Property by written notice to Grantor. 5.3 Sale. In any sale under this Deed of Trust or pursuant to any judgment, the Trust Property, to the extent permitted by law, may be sold as an entirety or in one or more parcels and in such order as Beneficiary may elect, without regard to the right of Grantor, any person claiming under Grantor, or any guarantor or surety to the marshalling of assets. The purchaser at any such sale shall take title to the Trust Property or the part thereof so sold, free and clear of the estate of Grantor, the purchaser being hereby discharged from all liability to see to the application of the purchase money. Any person, including Beneficiary, its officers, agents, and employees, may purchase at any such sale. Beneficiary and each of its officers are irrevocably appointed Grantoes attorney-in-fact, with power of substitution, to make all appropriate transfers and deliveries of the Trust Property or any portions thereof so sold and, for that purpose, Beneficiary and its officers may execute all appropriate instruments of transfer. Nevertheless, Grantor shall ratify and confirm, or cause to be ratified and confirmed, any such sale or sales by executing and delivering, or by causing to be executed and delivered, to Beneficiary or to such purchaser or purchasers all such instruments as may be advisable, in the judgment of Beneficiary, for such purpose. 5.4 Cumulative Remedies. All remedies under this Deed of Trust are cumulative and not exclusive. Any election to pursue one remedy shall not preclude the exercise of any other remedy. An election by Beneficiary to cure under Section 1.15 shall not constitute a waiver of the default or of any of the remedies provided in this Deed of Trust. No delay or omission in exercising any right or remedy shall impair the full exercise of that or any other right or remedy or constitute a waiver of the default. 5.5 Receiver or Trustee -in -Possession. Upon taking possession of all or any part of the Trust Property, Trustee, Beneficiary, or a receiver may: 100113940:V1} 13 C7 20100409001280.014 (a) Management. Use, operate, manage, control, and conduct business with the Trust Property and snake expenditures for such purposes and for such maintenance and improvements as are deemed reasonably necessary. (b) Rents and Revenues. Collect all rents, revenues, income, issues, and profits from the Trust Property and apply such sums to the reasonable expenses of use, operation, management, maintenance, and improvements. (c) Construction. At its option, complete any construction in progress on the Property, and in that connection pay bills, borrow funds, employ contractors, and make any changes in plans and specifications as it deems appropriate. (d) Additional Indebtedness. if the revenues produced by the Trust Property are insufficient to pay expenses, Beneficiary, Trustee, or the receiver may borrow or advance such sums upon such terms as it deems reasonably necessary for the purposes stated in this section. All advances shall bear interest, unless otherwise provided, at the rate set forth in the Loan Agreement, and repayment of such sums shall be secured by this Deed of Trust. 5.6 Application of Proceeds. All proceeds realized from the exercise of the rights and remedies under this Section 5 shall be applied as follows: (a) Costs and Expenses. To pay all costs of exercising such rights and remedies, including the costs of maintaining and preserving the Trust Property, the costs and expenses of any receiver or lender -in -possession, the costs of any sale, and the costs and expenses provided for in Section 6.7 below. (b) Indebtedness. To pay all Obligations, in such order as Beneficiary shall determine in its sole discretion. (c) Surplus. The surplus, if any, remaining after satisfaction of all the Obligations shall be paid to the clerk of the court in the case of a judicial foreclosure proceeding, otherwise to the person or persons legally entitled to the surplus. 5.7 Deficiency. No sale or other disposition of all or any part of the Trust Property pursuant to this Section 5 shall be deemed to relieve Grantor of any of the Obligations, except to the extent that the proceeds are applied to the payment of such Obligations. If the proceeds of a sale, a collection, or other realization of or upon the Trust Property are insufficient to cover the costs and expenses of such realization and the payment in full of the Obligations, Grantor shall remain liable for any deficiency to the fullest extent permitted by law. 5.8 Waiver of Stay, Extension, Moratorium, and valuation Laws. To the fullest extent permitted by law, Grantor waives the benefit of any existing or future stay, extension, or moratorium law that may affect observance or performance of the provisions of this Deed of Trust and any existing or future law providing for the valuation or appraisal of the Trust Property prior to any sale. 6. General Provisions. {00113940,x1} 14 h_L _. a-- n_J__ -- ^--. --- - n. nn------ -- . w -L 4n ---A n... 44-4-1 n.4 -*-A- n 11 MALA 7.1 n.nn da OCT Ob 20140409001280.015 6.1 Time is of the Essence. Time is of the essence with respect to all covenants and obligations of Grantor under this Deed of Trust. 6.2 Reconveyance by Trustee. At any time upon the request of Beneficiary, payment of Trustee's fees, if any, and presentation of this Deed of Trust, without affecting liability of any persons for the payment of the Obligations, Trustee may reconvey, without warranty, all or any part of the Trust Property. The grantee in any reconveyance may be described as the "person or persons legally entitled thereto," and the recitals therein of any facts shall be conclusive proof of the truthfulness thereof. 6.3 Notice. Except as otherwise provided in this Deed of Trust, all notices pertaining to this Deed of Trust shall be in writing and may be delivered by hand, or mailed by first class, registered, or certified mail, return -receipt requested, postage prepaid, and addressed to the appropriate party at its address set forth at the outset of this Deed of Trust. Any party may change its address for such notices from time to time by notice to the other parties. Notices given by mail in accordance with this paragraph shall be deemed to have been given upon the date of mailing; notices given by hand shal I be deemed to have been given when actually received. 6.4 Substitute Trustee. In the event of dissolution or resignation of Trustee, Beneficiary may substitute one or more trustees to execute the trust hereby created, and the new trustee(s) shall succeed to all the powers and duties of the prior trustee(s). 6.5 Deed of Trust Binding on Successors and Assigns. This Deed of Trust shall be binding upon and inure to the benefit of the successors and assigns of Grantor, Trustee, and Beneficiary. If the Trust Property or any portion thereof shall at any time be vested in any person other than Grantor, Beneficiary shall have the right to deal with such successor regarding this Deed of Trust, the Trust Property, and the Obligations in such manner as Beneficiary deems appropriate in its sole discretion, without notice to or approval by Grantor and without impairing Grantor's liability for the Obligations. 6.6 Indemnity. Grantor shall hold Beneficiary and Trustee and their respective directors, officers, employees, agents, and attorneys, harmless from and indemnify them for any and all claims, demands, damages, liabilities, and expenses, including but not limited to attorney fees and court costs, arising out of or in connection with Trustee's or Beneficiary's interest under this Deed of Trust, except Grantor shall not be liable for acts performed by Beneficiary or Trustee in violation of applicable law. 6.7 Expenses and Attarney Fees. If Beneficiary refers any of the Obligations to an attorney for collection or seeks legal advice following a default; if Beneficiary is the prevailing party in any litigation instituted in connection with any of the Obligations; or if Beneficiary or any other person initiates any judicial or nonjudicial action, suit, or proceeding in connection with any of the Obligations or the Trust Property (including but not limited to proceedings under federal bankruptcy law, eminent domain, under probate proceedings, or in connection with any state or federal tax lien), and an attorney is employed by Beneficiary to (i) appear in any such action, suit, or proceeding, or (ii) reclaim, seek relief from a judicial or statutory stay, sequester, protect, preserve, or enforce Beneficiary's interests, then in any such (001139401) 15 r%rA-- KP—n-A— Goz k n— vj".'fni n )n, nnn nnnnl' Gn n___ , r -e -0 a.. "k... A-1 nd.,.r..a. n ina r�n, w ' ., n.M MA n 20100409001280.018 event Grantor shall pay reasonable attorney fees, costs, and expenses incurred by Beneficiary or its attorney in connection with the above-mentioned events or any appeals related to such events, including but not limited to costs incurred in searching records, the cost of title reports, and the cost of surveyors' reports. Such amounts shall be secured by this Deed of Trust and, if not paid upon demand, shall bear interest at the rate specified in the Loan Agreement. 6.8 Applicable Law. The Deed of Trust and the validity, interpretation, performance, and enforcement of the Deed of Trust shall be governed by the laws of the State of Washington. 6.9 Captions. The captions to the sections and paragraphs of this Deed of Trust are included only for the convenience of the parties and shall not have the effect of defining, diminishing, or enlarging the rights of the parties or affecting the construction or interpretation of any portion of this Deed of Trust, 6.10 Person Defined. As used in this Deed of Trust, the word person shall mean any natural person, partnership, trust, corporation, or other legal entity of any nature. 6.11 Severability. If any provision of this Deed of Trust shall be held to be invalid, illegal, or unenforceable, such invalidity, illegality, or unenforceability shall not affect any other provisions of this Deed of Trust, and such other provisions shall be construed as if the invalid, illegal, or unenforceable provision had never been contained in the Deed of Trust. 100113M;v1► 16 n,.J..-. ei..., n..J.... r.,.. -..w f1..-. VP.n^ln 11 _c I^ M.. "1__J..1 9InOln to 9.1A.nn MA nCT 0 M 20100409001280.017 6.12 Endre Agreement. This Deed of Trig contains the entire agreement of the parties with respect to the Trust Property. No prior agement, statement, or promise made by any party to this Deed of Trust that is not contained herein shall be binding or valid. GRANTOR: {00113940;x1) PROPERTY,WEA Cr.�.A _0. r -- 17 A-4— Mnn� -4—Cse.-.k n.,,- Yr.'Intin Ini nnAnMM'10n n— I'y..r in m, kp--Ad D7 w—m-'1YlArmiA,)-in-nn OM GCT 20100409001260.018 COMMONWEALTH OF PENNSYLVANIA ) ss. County of Montgomery ) Before me, the undersigned notary public, appeared bye 4ek4ei as the of Grantor, oji thisl*day of 1,9A 1? , 2010 and he acknowledged that he executed the foregoing instrument on behalf of the Grantor for the purposes therein expressed. Notary Public for 1k,64 da±eT My commission expires: 1%1 20,11 COMMCWWEALTH OF PENNSYLVANIA N�-W 1 COMMONWEALTH OF PENNSYLVANIA ) Paplda Ow& -M Nolary Pic ) ss. PFy rmm Twp., Mw4arrvy+ OWV County of Montgomery } MyCanmluor, Errs.. Imn M2411 Member, Pan//ney--ak, .4jc0cwr-1-0 of NOW" Before me, the undersigned notary public, appeared by -dobj A,6v ,wy , as the Qn j=f/Qca1L of Grantor, on thisL? day of .. It _ , 2010 and he acknowledged that he executed the foregoing instrument on behalf of the Grantor for the purposes therein expressed. Notary Public for :Kf My commission expires: 2s�� (00113940;v1) 18 COMMONWEi6TH Cc PENNSYLVANIA No09 W seal PaWda C SkL Wary PLU c Plyrnotrsit Twp., MontVwwy C!1 W Cone 6810n Ex*.;q Jan. 23.2011 Member, Pennayl­ • P . � .a sn of Notarlga e)rriar- Al _nrAa, Cann_}, r%n K/`•7nin 7n i nnAnann i']Qn Dann 10 -tick P'r 4� A M,- 61-A-1 W,4.A- ).in•n1 DM OCT EXHIBIT A Legal Description a All that certain real property situated in King County, Washington, described as follows: 20100409001280.019 Lots B and C, City of Renton, Short Plat Number LUA99-103-SHPL, recorded under Recording Number 20000228 90000 1, in King County, Washington. 032611AM2/1922730v1 (00t *940:v1 ) 19 n.A.... Alnn n.A... n— vr.'onin ^rni nnAAnnni-ion n__, ,n ,-r.n 1--f..A v... L.f-4.1 O.in+eA• ")nc mn Id 7.7 f1•r11 OM OCT RECEIPT EGO0026093 City of . a rr n-��• Transaction Date: July 18, 2014 BILLING CONTACT Jay Grubb Barghausen Consulting Engineers 18215 72ND AVE S KENT, WA 98032 REFERENCE NUMBER FEE NAME TRANSACTION PAYMENT AMOUNT PAID TYPE METHOD TOTAL $3,398.00 Printed On: 719812014 Prepared BY: Rocale Timmons Page 1 of 1