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Document Title(s) (or transactions contained therein):
1. Development Agreement for Renton Plant Redevelopment
Reference Number(s) of Documents assigned or released:
(on page _ of documents(s))
Grantor(s) (Last name first, then first name and initials):
1. The Boeing Company
Grantee(s) (Last name first, then first name and initials):
1. City of Renton
Legal description (abbreviated: i.e. lot, block, plat or section, township, range)
Portions of Renton Farm Plat, Renton Farm Plat No. 2, Plat of Sartorisville, Renton Boiler Works Short Plat,
Renton Farm Acreage Plat, City of Renton Short Plat, C.H. Adsit's Lake Washington Plat, and Government
Lots 1, 2, and 3 — STR 082305 TAXLOT 55 PCL 1 BOEING, STR 082305 TAXLOT 115 PCL 2 BOEING,
STR 082305 TAXLOT 880 PCL 3 BOEING, STR 082305 TAXLOT 19 PCL 4 BOEING, STR 082305
TAXLOT 9 PCL 5 BOEING, STR 082305 TAXLOT 37 PCL 6 BOEING, STR 082305 TAXLOT 105 PCL
7 BOEING, STR 082305 TAXLOT 152 PCL 8 BOEING, STR 072305 TAXLOT 1 PCL 9 BOEING, STR
072305 TAXLOT 46 PCL 10 BOEING, STR 082305 TAXLOT 11 PCL 11 BOEING, STR 082305
TAXLOT 187 PCL 12 BOEING, STR 082305 TAXLOT 79PCL 13 BOEING,
STR 072305 TAXLOT 100 PCL 14 BOEING, STR 082305 TAXLOT 204 PCL 15 BOEING.
QFull legal is on pages through of document.
Assessor's Property Tax Parcel/Account Number
Portions, of the following: #756460-0055-04, #722300-0115-08, #722400-0880-00, #082305-9019-00,
#082305-9209-00, #082305-9037-08, #722300-0105-00, #082305-9152-07, #072305-9001-01, #072305-
9046`-08, #082305-9011-08, #082305-9187-06, #082305-9019-07, #072305-9100-01, #082305-9204-05.
3
t/BOEING Dev ftreement 11.24.03.doc]
11/24/03
l
DEVELOPMENT AGREEMENT BETWEEN
THE BOEING COMPANY AND THE CITY OF RENTON
FOR REDEVELOPMENT OF A PORTION OF THE BOEING RENTON
AIRCRAFT MANUFACTURING FACILITY
I. PREAMBLE
This DEVELOPMENT AGREEMENT ("Agreement") between THE
BOEING COMPANY ("Owner" or "Boeing"), a Delaware corporation, and the CITY
OF RENTON ("Renton"), a municipal corporation of the State of Washington, is
entered into pursuant to the authority of RCW 36.70B.170 through .210, under which
a local government may enter into a development agreement with an entity having
ownership or control of real property within its jurisdiction.
H. RECITALS
A. Owner owns approximately 280 acres of real property, known as the
Boeing Renton Aircraft Manufacturing Facility ("Renton Plant" or "Plant"), located
in Renton, King County, Washington, as more particularly described in Exhibit 1,
attached. Since the early 1940s, the Plant has been used to manufacture military and
commercial airplanes.
B. The majority of the Renton Plant site has historically been zoned for
heavy industrial use and has, for several years, been designated Employment Area -
Industrial by the Renton Comprehensive Plan. Since 2000, a parcel along the Plant's
eastern boundary has been zoned IH and designated by the Comprehensive Plan as
Employment Area -Transition (Interim) and a nearby parcel has been zoned CO and
designated by the Comprehensive Plan as Employment Area -Office.
C. In 2002, Owner informed Renton of its plan to consolidate its Renton
Plant operations to the site area west of Logan Avenue, an effort commonly known as
the "Move -to -the -Lake." Move -to -the -Lake is, among other things, intended to
release underutilized land as surplus for eventual sale and redevelopment.
D. To provide certainty and efficiency to Owner with respect to further
development of the Renton Plant for airplane manufacturing purposes, to encourage
continued airplane manufacturing by Owner at the Renton Plant, and in anticipation
of potential future redevelopment efforts, Owner and Renton entered into a
Development Agreement ("2002 Agreement") on June 28, 2002, by Resolution
[BOEING Dev Agreement 11-24-03.8oc] 11/24/03
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No. 3568 which, among other things, established baseline trip counts,
redevelopment credit and vesting of land use regulations under certain circumstances
for ongoing Renton Plant operations and potential redevelopment.
E. Based on further discussions between Owner and Renton regarding
potential opportunities for redevelopment of the Renton Plant site, in phases, over
time, Renton resolved, by Resolution 3589, on October 14, 2002, to conduct
environmental review in the form of an environmental impact statement ("EIS")
pursuant to the State Environmental Policy Act ("SEPX) of (a) potential alternatives
for redevelopment of all or a portion of the Renton Plant site and (b) related public
infrastructure. Resolution 3589 also established a conceptual public/private
framework for the eventual mitigation of the impacts of Renton Plant redevelopment
on transportation infrastructure and public services.
F. On December 4, 2002, Owner and Renton entered into an agreement
concerning the funding and construction of the extension of Strander Blvd. across
Owner's Longacres property ("Strander Agreement' ). Among other things, the
Strander Agreement establishes a $1.7 million transportation mitigation credit to
Boeing that may be used to pay for transportation improvements needed to support
development of Owner's properties located in Renton.
G. On December 16, 2002, Owner submitted an application to Renton for
amendment of the Comprehensive Plan designation applicable to the Renton Plant site
("Comprehensive Plan Application") from IH to Employment Area — Transition
("EAT"). Renton elected to designate the area under a new Comprehensive Plan
designation and combine the Comprehensive Plan Application with amendments
proposed by Renton to the zoning text, zoning map and development standard for the
Renton Plant site
H. On December 20, 2002, Renton imposed, by Resolution 3609, a
Moratorium on development in areas of Renton, including the Renton Plant, zoned
IH. One stated reason for the Moratorium was Renton's desire to "provide adequate
time for Renton staff to prepare and present proposed changes to the Comprehensive
Plan and zoning" of those areas zoned heavy industrial (III.
I. On January 13, 2003, the City Council held a public hearing on the
Moratorium. At the request of the Boeing Company, Renton amended the
Moratorium to allow Boeing to consolidate its facilities within the Renton Plant.
After the January 13, 2002 public hearing, the Renton City Council adopted
Resolution 3613 which continued the Moratorium in those areas of Renton zoned
[BOEING Dev Agreement I 1-24-03.doc] 11/UM
Page 2
heavy industrial (", but also agreed to support Boeing's "Move -to -the -Lake"
including any required building modification or construction.
J. On June 9, 2003, the City Council amended the Moratorium for a
second.time by the adoption of Resolution 3639. Resolution 3639 lifted the
Moratorium over I-H zoned areas located within the Employment Area -Valley
Comprehensive Plan designation. The Renton Plant is the only I-H zoned property of
any significant size that continues to be bound by the Moratorium, which is scheduled
to expire on December 2, 2003.
K. On March 4, 2003, Renton's Environmental Review Committee
("ERC") adopted a determination of significance for the Proposal. Renton issued a
Scoping Notice and Scoping Document for the EIS on March 10, 2003. On March
25, 2003, a public scoping meeting was held to receive written and oral comments on
the proposed scope of study. A Draft Environmental Impact Statement (DEIS) was
issued by the ERC on July 9, 2003. A public hearing was held on July 30, 2003. A
thirty day comment period on the DEIS was closed on August 8, 2003. The Final EIS
was issued on October 21, 2003.
L. Portions of the Proposal were the subject of a Renton Planning
Commission hearing held November 12, 2003; the Proposal and related modifications
to Renton's existing parking code, site development plan review ordinance, and
binding site plan ordinance were the subject of the City Council Hearing held on
November 17, 2003. The City Council adopted all by ordinance on November 24,
2003.
M. Owner has determined that the portions of the Renton Plant Site known
as Lot 3 and the 10-50 site will become under-utilized at the completion of Move -to -
the -Lake. Consequently, those portions of the Plant may be surplused and made
available for sale, in the near future.
IN LIGHT OF THE FOREGOING, and because successful redevelopment of
all or portions of the Renton Plant site will be of long-term benefit to both Renton and
Owner, Renton and Owner do hereby agree as follows:
III. AGREEMENT
1. Definitions
1.1 Arterial Roads means the primary public roads supporting District 1 and
2 Redevelopment, as diagrammed in plan and section and described on Exhibit 2
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attached, with typical sections of the individual Arterial Roads shown in Exhibits 2A
through 2E (herinafter collectively referred to as Exhibit 2).
1.2 Boeing means The Boeing Company, a Delaware corporation, and
related. or subsidiary entities.
1.3 Design Guidelines means the Urban Center Design Overlay Regulations
established by Renton to supplement the Development Regulations with respect to the
design of certain uses permitted within the UC-N zone.
1.4 Development Regulations means those portions of the Renton
Municipal Code (RMC) zoning provisions that govern certain aspects of site planning,
building design, landscape requirements and other elements of development within a
given zone.
1.5 District 1 means that area of the Renton Plant Site located east of Logan
Avenue, as designated on Exhibit 3 attached.
1.6 District 2 means that area of the Renton Plant Site located west of
Logan Avenue, as designated on Exhibit 3.
1.7 Economic Benefit Analysis means the calculation of estimated one time
and recurring revenues and jobs generated by a proposed Redevelopment project.
1.8 Franchise Utilities means electricity, natural gas, telecommunications,
and other utilities not provided by Renton.
1.9 Interchanges mean access points from Renton roadways to and from
Interstate 405.
1.10 Intersections mean the general areas where two or more roadways join
or cross, including the roadways and roadside facilities for traffic movement within
them.
1.11 Land Use Policies and Regulations means Renton Comprehensive Plan
policies, Development Regulations and Design Guidelines.
1.12 Local Roads means all on -site roads that are not Arterial Roads and that
are necessitated by Redevelopment.
1.13 Off -Site Intersections means intersections not included within District 1
or District 2.
{BOEING Dev Agreement 11-24-03.doc] 11t24/03
Page 4
.4, Y
1.14 On -Site Intersections means the intersections shown on Exhibit 4.
1.15 Owner means Boeing and any transferee or successor -in -interest of all
or any portion of the Renton Plant.
1.16 Proposal means, collectively, Owner's Comprehensive Plan Application
and related zoning and Development Regulation amendments proposed by Renton.
1.17 RMC means the Renton Municipal Code.
1.18 Redevelopment means construction of improvements to the Renton
Plant for uses other than airplane manufacturing or uses supporting or associated with
airplane manufacturing.
1.19 Renton Plant Operations means airplane manufacturing and supporting
or associated uses conducted on the Renton Plant Site.
1.20 Renton Plant Site means District 1 and District 2, collectively, as shown
on Exhibit 3.
1.21 Site Plan Process means the master planning and site plan requirements
of the RMC applicable to Redevelopment within the UC-N zone.
1.22 Subdistrict lA means that portion of District 1 commonly known as
Parking Lot 3 and the 10-50 Building as shown on the Subdistrict lA Conceptual
Plan.
1.23 Subdistrict 1B means that portion of District 1 commonly known as the
10-80 site, Lot 10, and other Boeing -owned parcels east of Logan Avenue and south
of a Street.
1.24 Subdistricts means Subdistrict IA, Subdistrict 1B, and District 2,
collectively.
1.25 Utilities means water, sewer and stormwater system improvements that
serve the Renton Plant Site.
2. Basis of Agreement
2.1 Intent
This Agreement establishes certain roles and responsibilities for the potential
phased Redevelopment of all or a portion of the Renton Plant Site, including but not
[BOEING Dev Agreement 11-24-03.doel I It24/03
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limited to Renton commitments for corresponding potential funding and construction
of certain public infrastructure improvements benefiting the Renton Plant Site and the
community at large and Owner commitments to participate in the funding of certain
public improvements, to fund all private aspects of Redevelopment, and to redevelop
the Reilton Plant Site consistent with applicable Land Use Policies and Regulations.
2.2 SEPA Decision Document
This Agreement is entered into in lieu of a SEPA "Decision Document" and, as
such, establishes all SEPA-based conditions necessary to mitigate potential adverse
impacts of the Proposal, and Renton's approval of the Subdistrict 1 A Conceptual
Retail Plan.
3. Redevelopment Planning
Redevelopment of the Renton Plant Site may occur incrementally starting with
properties within Subdistrict IA. Conceptual planning for the possible surplus and
sale of property will occur in three areas of the Renton Plant Site, Subdistrict 1 A,
Subdistrict 113, and District 2, as illustrated in Exhibit 3. Conceptual planning,
pursuant to the requirements of this Agreement, will be supplemented by master
planning and site planning pursuant to the requirements of RMC 4-9-200.
3.1 Conceptual Plan
At the time at which Owner wishes to subdivide, develop, sell, or otherwise
alter any property within the Subdistricts for uses not related to airplane
manufacturing or supporting uses, it will submit to Renton a Conceptual Plan
including:
3.1.1 A narrative describing the conceptual Redevelopment proposal
and its relationship to the Renton's Comprehensive Plan Vision and Policies for the
Urban Center —North;
3.1.2 The estimated timing and sequencing of property surplus and sale
(if applicable);
3.1.3 A description of the proposed uses including the general mix of
types, estimated square footage of each building and parking for each structure,
heights and residential densities;
3.1.4 The general location of use concentrations (i.e., residential
neighborhoods, office or retail cores, etc.);
[BOEING Dev Agreement 11-24-03.doc]
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3.1.5 Vehicular and pedestrian circulation that includes a hierarchy and
general location of type, including arterials, pedestrian -oriented streets, other local
roads and pedestrian pathways;
3.1.6 General location and size of public open space; and
3.1.7 An economic benefit analysis demonstrating the conceptual
development's anticipated economic impact to local, regional and state governments.
3.2 Conceptual Plan Approval
Owner will submit the Conceptual Plan to the City Council for approval. The
Council will base its approval on the proposed Conceptual Plan's fulfillment of the
adopted Comprehensive Plan Vision and Policies for the Urban Center —North.
3.3 Subsequent Land Use Approvals
Renton will evaluate all subsequent development permit applications within
the Subdistricts based on consistency with the approved Conceptual Plan. The process
for subsequent master plan and site plan approval is outlined in RMC 4-9-200.
3.4 Modifications to Approved Conceptual Plans
3.4.1 Modifications to an approved Conceptual Plan may be made after
an administrative determination of the significance of the proposed modification.
3.4.2 Minor modifications to an approved Conceptual Plan may be
approved administratively as long as the proposed modifications remain consistent
with the spirit and intent of the adopted Plan.
3.4.3 If it is determined that a proposed modification is inconsistent
with the spirit and intent of the adopted Conceptual Plan, or if an entirely new
Conceptual Plan is proposed, City Council approval is required.
3.5 Subdistrict 1A Conceptual Retail Plan
Owner has produced a Subdistrict 1 A Conceptual Retail Plan, attached as
Exhibit 5, that meets the requirements of Section 3, outlining proposed
Redevelopment of Subdistrict IA. By adoption of this Agreement, the City Council
approves this plan as the Conceptual Plan for Subdistrict IA.
3.5.1 The Subdistrict I Retail Conceptual Plan includes development
of approximately 450,000 sq. ft. of large- and medium -format retail stores and
[BOEING Dev Agreement 11-24-03.doc] 11/24/03
Page 7
approximately 110,000 sq. ft. of small retail shops, as well as potential locations for
structured parking and upper story multi -family residential units or office uses.
3.5.2 An Economic Benefit Analysis for Subdistrict I of the
Redevelopment, attached as part of Exhibit 5, demonstrates that the Subdistrict I
Retail Conceptual Plan, which is forecast to produce estimated revenues to Renton of
approximately $1.2 million in one-time, construction related revenues and an
escalation to approximately $1.5 million in recurring annual revenues to support
Subdistrict IA Retail Redevelopment beginning in 2009, demonstrates revenues
sufficient to fund Renton's obligation to construct public infrastructure supporting
Subdistrict IA Retail Redevelopment subject to Section 4, below.
3.6 Additional Planning Applicable
Owner acknowledges that additional site planning based on the requirements of
the RMC will be required for potential Redevelopment within the Subdistricts. For
example, should Subdistrict lA be further divided by short plat, lot boundary
adjustment or otherwise, master planning and site planning for each parcel and
building site pursuant to RMC 4-9-200 would be required.
4. Infrastructure Required to Support Redevelopment
Transportation and trunk utilities anticipated to be necessary to support
Redevelopment and the manner in which each will be funded and developed are
discussed below. Exhibit 2 generally illustrates each segment of Arterial Roads.
Exhibits 6A, 6B, 7, 7A, 7B and 8 illustrate supporting trunk utilities. Exhibit 9
describes infrastructure components and corresponding anticipated cost.
4.1 Transportation Improvements
4.1.1 Arterial Roads Required at Full Build Out
The parties agree that the Arterial Roads diagrammed on Exhibit 2 and listed
on Exhibit 9, will be necessary to support full redevelopment of the Renton Plant Site,
including District 2, assuming an intensity of total site Redevelopment no greater than
Alternative 4 studied in the EIS.
4.1.2 Subdistrict 1A Arterial Roads
The parties agree that the Arterial Roads or portions thereof diagrammed on
Exhibit 10 as District 1, Subdistrict I roads and listed by segment on Exhibit 9 are
anticipated to be necessary for full Subdistrict I Redevelopment.
[/BOEING Dev Agreement 11-24-03.doe]
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4.1.3 Subdistrict IB Arterial Roads
The parties agree that the Arterial Roads or portions thereof diagrammed on
Exhibit 10, with typical sections of the individual Arterial Roads shown in Exhibits
l0A through l0E (hereinafter collectively referred to as Exhibit 10) as District 1,
Subdistrict 113 and listed by segment on Exhibit 9 are anticipated to be necessary for
full Subdistrict 113 Redevelopment.
4.1.4 Other Arterials
The cost of required improvements to arterial roads not addressed by this
Agreement will be paid by property owners or developers benefited by the
improvement based on a fair share allocation of total cost.
4.1.5 Arterial Road and Other Public Infrastructure
Funding
4.1.5.1 Renton agrees to design and construct the Arterial Roads
and certain other elements of public infrastructure specified below at Renton's sole
cost and expense; provided, that Renton will rely on revenues from. sales tax on
construction, increased sales tax from Redevelopment improvements and the property
tax and other revenues generated by Redevelopment to fund its share of the public
infrastructure anticipated under this Agreement.
4.1.5.2 Renton will retain one-third (1/3) of the collected tax and
other revenues generated by Redevelopment, and will set aside the remaining two-
thirds (2/3) for infrastructure improvements anticipated in this Agreement as
necessary to timely support Redevelopment within the Subdistricts.
4.1.5.3 Renton intends to utilize limited tax general obligation
debt to fund Arterial Roads and other public infrastructure under this Agreement, to
be paid for by revenues generated by Redevelopment pursuant to the terms of
Section 4.1.5.1. For example, $12,000,000 in bonds would require approximately
$1,000,000 per year in debt service for a 20-year bond at 5% interest. Similarly,.
$7,500,000 in bonds would require approximately $625,000 per year in debt service
and $4,000,000 in bonds would require approximately $333,000 in debt service.
4.1.5.4 Should tax revenues fall short of those necessary to timely
install all infrastructure improvements required for a particular Redevelopment
project, Renton may delay infrastructure construction until the tax revenue shortfall is
remedied.
[BOEING Dev Agreement 11-24-03.doe] I U24/03
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4.1.5.5 In the .event of an infrastructure delay, Renton will
immediately notify Owner and (if Owner is a non -Boeing entity) Boeing of its need to
delay and representatives of the parties will meet to discuss a cure, which may include
(at Owner's or Boeing's option) the provision of alternative financing pursuant to
Section 5 of this Agreement.
4.1.6 Arterial Rights of Way
4.1.6.1 Owner agrees to dedicate, at no cost to Renton, the land
necessary for the rights of way described in Exhibit 2, at the time that land on which
the rights of ways are located is sold; provided, that (a) Renton may request earlier
dedication, which Owner may approve in its sole discretion, which approval shall not
be unreasonably withheld, and (b) easements or license agreements will be provided
by Renton to Boeing, as Boeing deems necessary, to allow continued operation of
facilities within the right of way that support Renton Plant Operations. That is, the
parties intend that, if approved, such early dedication would not result in additional
cost to or dislocation of Renton Plant Operations.
4.1.6.2 Should there be Owner buildings located in the rights of
way, it shall be the responsibility of Owner to, at such time as the road needs to be
constructed, and upon Renton's request, (a) demolish such buildings and (b) cap and
abandon any underground facilities that would interfere with Renton's use of the
dedicated property for right of way purposes.
4.1.6.3 Park Avenue is constructed asymmetrically within the
current right of way. Expansion of Park Avenue anticipates use of the existing road.
Some additional realignment may be necessary to connect Park Avenue to Logan.
Owner will dedicate the necessary right of way to realign Park Avenue to provide
symmetrical right of way and as anticipated for expansion under Exhibit 2. Renton
will vacate any excess right of way created by such realignment, at no expense to
Owner. Should Owner have a building occupying property that would need to be
dedicated to Renton for right of way, then Owner shall grant the right of way, except
for the portion occupied by the building. In such case Owner will reserve the right of
way for Renton, and provide the dedication at no cost to Renton when the building is
demolished.
4.1.6.4 Renton shall not vacate any right of way dedicated by
Boeing necessary to serve Redevelopment, until redevelopment is complete or upon
the approval of Boeing and Owner.
[/BOEING Dev Agreement 11-24-03.doe]
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4.1.7 Design Fund and Timing
4.1.7.1 Renton agrees, within 30 days of the date of this
Agreement, to earmark $1.5 million for funding of Arterial Road design and
engineering ("Arterial Road Design Fund" or "Fund"). The Fund will be utilized, as
needed; to ensure that design and engineering of the Arterial Roads occur in
collaboration with Owner and sufficiently in advance of Redevelopment project
construction to produce needed Arterial Roads in time to serve such Redevelopment.
The parties agree that Renton shall begin the consultant selection process for design
of Arterial Roads within 30 days of the date of this Agreement.
4.1.7.2 With respect to Subdistrict IA Arterial Roads, Renton will
begin design, through its consultant, of the intersection of Park and Logan as the first
task of the consultant selected pursuant to Section 4.1.7.1. This early design shall be
completed as soon as reasonably possible for the purpose of defining the location and
extent of the needed right of way of the intersection of Park Avenue and Logan
Avenue. Owner and Renton will consult on a right of way definition sufficient to
permit Owner to establish its property lines for purposes of sale.
4.1.8 General Construction Timing
Construction of all or portions of Arterial Roads required for each increment of
Redevelopment will occur based upon (a) need for that portion of the Arterial Road as
demonstrated by a SEPA environmental checklist prepared for that increment of
Redevelopment, a traffic study, or other documentation agreed to by the parties, and
(b) a construction schedule established by Renton and approved by Owner to ensure
final completion of such Arterial Roads, for each increment of Redevelopment, prior
to issuance of the first occupancy permit for that increment; provided, that if such
Arterial Road construction is not timely completed, Renton shall identify and
construct, at its cost, mutually acceptable interim access.
4.2 Intersections
4.2.1 On -Site Intersections
The cost of On -Site Intersections will be paid by Renton according to the
principles set forth in Section 4.1.5, except that Owner will pay (a) the cost of left turn
lanes necessary to provide access to Redevelopment and (b) that portion of the cost of
the traffic signal necessary to support left turn movements.
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4.2.2 Off -Site Intersections
The cost of Off -Site Intersections will be paid jointly by the parties in shares
proportionate to the amount of predicted traffic using the development and the amount
of predicted traffic that is general pass -through traffic. These traffic predictions will
be made by use of a mutually acceptable traffic forecasting model. Owner's
contribution will be proportionate to the percentage of the traffic trips using the
development, and Renton's contribution will be proportionate to the percentage of the
traffic trips that are general purpose pass through trips.
4.2.3 Boeing Trip Allocation
Boeing agrees that it will allocate up to 1,500 of the "baseline trips"
established by the 2002 Agreement for Redevelopment of District 1. It is understood
that this Agreement is based upon reallocation of up to 1,500 trips in order to mitigate
or minimize the need for additional transportation improvements. The method, timing
and distribution of each trip shall be at Boeing's sole discretion. If, however, Boeing's
reservation of all or a portion of the.1,500 trips results in the need for transportation
improvements that would have been otherwise unnecessary, Boeing will bear the cost
of those improvements.
4.3 Interchanges
The parties agree to collaborate on lobbying and other efforts to receive state
and federal, funding of 1-405 interchange improvements that benefit Redevelopment.
4.4 Local, Roads
Owner agrees to pay for all Local Roads required for Redevelopment.
4.5 TransportationtMitigationYees
Renton agrees that Renton transportation mitigation fees assessed as mitigation
for Redevelopment will be used to fund off site improvements, required to support
Redevelopment, in proportionate_ share of the cost of such_ improvements.
Notwithstanding the foregoing, transportation impact fees shall not be devoted to On -
Site Improvements or for site access improvements required by Redevelopment, such
as left turn lanes on periphery streets.;
4.6 Strander Agreement Transportation Mitigation Fee Credits.
The parties acknowledge that, at Boeing's sole discretion, all or a portion of
the reserve account established by the Strander Agreement may be utilized to pay for
[/BOEING Dev Agreement 11-24-03.doc] 11/24/03
Page 12
all or a portion of Boeing's transportation obligations associated with Redevelopment,
except that such credit may not be applied to reduce Boeing's share of the On -Site
Intersection improvements addressed by Section 4.2.1.
4.7 Water
4.7.1 Renton shall, according to the principles set forth in Section
4.1.5, install water lines to support redevelopment in coordination with the
construction of Arterial Roads.
4.7.2 Water lines installed shall be consistent with the "Option 1" plan
provided by Renton's Department of Planning, Building and Public Works, described
on Exhibits 6A and 6B, attached.
4.7.3 Owner and Renton will work together to create a water plan to
ensure provision of adequate routine (non -emergency) water and emergency water,
including fire flow protection, to the Renton Plant Site, for continued Renton Plant
Operations and for Redevelopment, including but not limited to an agreement that
water for Renton Plant Operations will be of adequate pressure, quantity, quality and
have required system redundancy.
4.8 Stormwater Conveyance
Renton shall, according to the principles set forth in Section 4.1.5, install a
stormwater drainage and collection system to support Redevelopment, in coordination
with the construction of Arterial Roads. The system to be installed is referred to as
Option 1 B in Exhibit 7, which anticipates reuse of a portion of the Boeing stormwater
drainage and collection system. The segment lengths, type of improvement, needed
right of way, length of laterals and estimated costs of these segments is set forth in
Exhibit 7A. If all or a portion of Boeing's stormwater drainage and collection system
is used, Boeing agrees to grant Renton an easement for maintenance, repair and
replacement of that system and title to the stormwater drainage and collection system
being used by Renton.
4.9 Sanitary Sewer
4.9.1 Renton shall, according to the principles set forth in Section
4.1.5, install sewer main lines to support redevelopment, in coordination>with the
construction of Arterial Roads.
[BOEING Dev Agreement 11-24-03.doc] 11/24/03
Page 13
4.9.2 Sewer main lines shall be installed consistent with the proposed
plan provided by Renton's Department of Public Works, described on Exhibit. 8,
attached.
4.10 Franchise Utilities
Provision for Franchise Utilities must be made, in conjunction with installation
of the ArterialRoads. Franchise Utilities and Owner shall bear the cost of any out-of-
pocket design costs, extra trenching, conduit, sleeves or other installations to provide
for Franchise Utilities. Owner and Renton agree to reuse existing assets, if both
parties agree that such reuse is feasible.
5. Alternative Financing
5.1 Triggering Events
Should Renton be unable to timely fund public infrastructure improvements or
should Owner or Boeing (if Owner is a non -Boeing -entity) determine that it requires
construction of all or a portion of public infrastructure for Redevelopment on a
schedule more expedited than this Agreement provides, then, subject to the provisions
of Section 5.1 hereof; the parties hereto agree that, Owner or Boeing may choose, at
its sole discretion, to provide alternative financing for all or a portion of public
infrastructure by one of the following means:
5.2 Potential: Alternative Financing Methods
5:2J; Owner or Boeing or some other party may build all or a. portion
of the Arteriat Roads and other infrastructure improvements described in Section 4 of
this Agreement and sell all or any portion of the public infrastructure to Renton or
other. applicable governmental authority pursuant to a conditional sales contract; lease
purchase or installment purchase arrangement or. similar method, the effect of which
shall be to cause the lease or purchase payment obligation to qualify' as a promise to
pay within the meaning of Section 103 of the Internal Revenue Code of 1986, as.
amended.
5.2.2 Renton, or some other governmental authority, may issue
revenue bonds if and to the extent that the property to be financed is to be included in
a utility, system or similar enterprise with respect to which revenues are expected to
be available for the ultimate repayment of the capital cost of such property.
[A36EING Dev Agreement 11-24.03.doc)' " ` 11l24/03
Page 14
5.2.3 Renton may issue such other or further debt or other obligations,
including any tax increment obligations, which Renton is now or hereafter legally
authorized to issue.
5.2.4 To the extent that any alternative financing may be structured in
a manner which will permit nationally recognized bond counsel to opine that the
interest on any obligation is excludable from gross income of the holder of any
obligation for federal income tax purposes, then Renton and Owner or Boeing
covenant and agree to cooperate in good faith to structure the alternative financing in
such manner.
5.3 Repayment
5.3.1 In the event that Owner or Boeing exercises its right of
alternative financing pursuant to Section 5.1, the parties shall cooperate in good faith
to enter into an agreement, pursuant to which the parties shall identify any and all
fees, user charges, revenues, taxes and' other benefits which are expected to result
directly or indirectly, either from the public infrastructure so constructed or acquired
or from the transactions contemplated hereby, in order to determine the aggregate
benefits to Renton and any other funds that Renton may obtain from other
governmental authorities.
5.3.2 The parties agree that they shall, to the maximum extent not
prohibited by law, directly or indirectly allocate two-thirds (2/3) of such taxes,
revenues and other benefits identified in 5.3.1, over time, to pay amounts due with
respect to alternative financing, or to reimburse Renton or related governmental
authority therefor. To the extent that such benefits are not permitted by law to be
directly allocated to pay debt service or similar obligations, the parties hereto agree
that such benefits shall nonetheless be taken into account directly or indirectly in
determining the total amounts of public resources which shall be allocated to repay
such costs, so that the net benefits resulting from the transactions and public
infrastructure are allocated or deemed allocated- for such purposes, in a fair and
equitable manner. It is further agreed that any costs of issuance of such public
financings, any capitalized interest thereon or any similar fees and expenses shall, to
the extent permitted by law, be included in the amount so financed and shall be
similarly repaid.
[BOEING Dev Agreement 11-24-03.doc] r 11/24/03
Page 15
6. Vesting
6.1 Site -Wide Vesting to Comprehensive Plan, Zoning Use
Tables, and Site Plan Process for Term of Agreement
Upon signing of this Agreement, the Renton Plant Site is vested through the
term of this Agreement to the Comprehensive Plan and Zoning Use tables, and Site
Plan Process in place as of the date of this Agreement.
6.2 Additional Vesting to Development Regulations and Design
Guidelines at Time of Conceptual Plan Approval
6.2.1, Generally
Vesting to Development Regulations and Design Guidelines shall occur at the
time of Conceptual Plan -approval pursuant to Section 3.2 of this Agreement. Such
vesting shall extend for three years from the date of Conceptual Plan approval for
Subdistricts 1 A andI B, and" extend for five years from the date of Conceptual. Plan
Approval for District 2 ("Conceptual Plan Vesting Period"). Development
Regulations and Design Guidelines may be extended beyond the Conceptual Plan
Vesting Period if a materially complete. application for master plan approval, pursuant
to RMC, for all or wportion of the Conceptual Plan area is submitted to Renton prior
to the end of the Conceptual Plan Vesting Period, in which case such vesting shall be .
extended as to duration and area only for the master plan area according to the terms
of the master plan approval. .
6.2.2 Vesting to Development Regulations and Design
Guidelines for Subdistrict IA Conceptual Plan
The Subdistrict I Conceptual Retail Plan approved pursuant to Section 3.2' of,
this Agreement is hereby vested for three years as provided by Section 6.2.1.
6.2.3 Additional Time Necessary to Finalize Non -Retail
Development Regulations and Design Guidelines.
The parties acknowledge that non -retail Development Regulations and Design
Guidelines will not be in final form as of the date of this Agreement. Renton shall "
consult with Boeing as it finalizes such standards and guidelines and make, best efforts
to submit such non -retail Development Regulations and Design Guidelines to City
Council for adoption, no later, than April 1, 2004. 1 ' , , , 1,
[HOEING Uev Agreement 11-24-03.docl 11/24/03
Page 16
6.2.4 Changes to Applicable Land Use Policies and
Regulations
During any vested period, should Renton amend its Land Use Policies and
Regulations, Boeing may elect to have such amended Policies and Regulations apply
to Redevelopment; provided, that the Development Services Director must agree to
such election, which agreement shall not be unreasonably withheld.
Notwithstanding the foregoing, Renton reserves the authority under RCW
36.70B.170(4) to impose new or different regulations, to the extent required by the
federal or state governments, or by a serious threat to public health and safety, such as
changes or additions to the family of building and fire codes, as determined by the
Renton City Council, after notice and an opportunity to be heard has been provided to
Owner.
7. Additional Development Agreements May Be Necessary
The parties agree that other, development agreements, in addition to and
following this Agreement, may be necessary to guide Redevelopment over time. That
is, should all or'a portion of District 2 be surplused, the parties anticipate that this
Agreement would be supplemented by one or more additional development
agreements, addressing issues such as open space, and new internal public and private
road network and public facilities.
For example, the parties anticipate that construction of additional water,
sanitary and stormwater utility infrastructure, necessary for the Redevelopment of
District 2, beyond that associated with the Arterial Roads discussed in Section 4, and
which have been conceptually reviewed by Renton; as shown in Exhibits 6, 7 and 8,
will be covered by future development agreements, and that the cost of such will
generally be the responsibility of Owner.
In addition, the parties anticipate that District 2 Redevelopment will include
public and private open space amenities. Such amenities may include one or more
contiguous parcels that provide recreational amenities and public access to Lake
Washington, create view corridors to Lake Washington and Mount Rainier, and serve
asfocal points for Redevelopment.
8. Marketing Information
Boeing will generally share with Renton marketing information for Renton
Plant Redevelopment efforts so that Renton will be informed about the marketing
[/BOEING Dev Agreement 11-24-03.doe] 1124/03
Page 17
process, and additionally, so that Renton can adequately respond to inquiries by
prospective purchasers.
9. Potential Renegotiation
Based upon changed or unforeseen circumstances, Renton or Boeing may
request renegotiation of one or more of the provisions of this Agreement, which
request shall not be unreasonably denied.
10. Termination of Moratorium
Renton agrees that the Moratorium shall terminate or expire on December 2,
2003 or on the date that the Proposal takes effect, whichever occurs first.
11. 2002 Agreement
This Agreement shalt not be deemed to amend or supercede the 2002
Agreement, which remains in full force and effect.
12. Recording
This Agreement, upon execution by the parties and approval of the Agreement
by resolution of the City Council, shall be recorded with the Real Property Records
Division of the King County Records and Elections Department.
13: Successors and Assigns
This Agreement shall bind and inure: to the benefit of Owner and Renton and
their successors in interest, and may be assigned to successors m interest to all or a
portion of the Renton Plant Site.
14. .,,Counterparts _
This Agreement maybe execute& in counterparts, each of which shall :be
deemed an' original.
15. Termination
This Agreement shall terminate on December 31, 2020.
AGREED this %sue day of �gZZdl , 2003.
[/BOEING Dev Agreement 1 I-24-03.doc] 11/24/03
Page 18
CITY OF RENTON ATTEST:
By: Jesse Tanner, l<; BY: Bonnie 1. Walton
Its Mayor Its City Clerk
G� Approv to fo
�
City Attorney
T $O ING COMPA►Nf,��i�frJrmnntutn�t�
By: cows Iremmink BY:
Its: Atc thsSic9W__0_W Its: Vice President
STATE OF WASHINGTON )
) ss.
COUNTY OF i L; )
On this day of be c e rj-,-j e-,- , 2003, before me, the undersigned,
a Notary Public in and for the State of Washington, duly commissioned and swom,
personally appeared- T-&_ _!;S e_.tome
known to be the person who signed as, ,�-r o r_ of the
CITY OF RENTON, the corporation that execu ed the within and foregoing
instrument, and acknowledged said instrument to be the free and voluntary act and.
sa deed of ideprporation for the uses and purposes therein mentioned, and on oath
stated that c was duly elected, qualified and acting as said officer of the
corporation, that e. was authorized to execute said instrument and that the seal.
affixed, if any, is the corporate seal of said corporation.
[BOEING Dev Agreement 11-24-03.doe], 1 MUM
Page 19
IN WITNESS WHEREOF I have hereunto set my hand and official seal the
day and year fast above written.
(SignaVure of Notary)
r.0•.•.r....4
i�
s (Print or stamp name of Notary)
i .
NOTARY PUBLIC in and for the S to
of Washington, residing at
My appointment expires: cfbid
[/BOEING Aev. Agreement 11-24-03.doc] 11/24/05,
Page 20
STATE OF WASHINGTON )
) ss.
COUNTY OF 6JJA )
On this llday of 2003, before me, the undersigned,
a Notary Public in and for the State of ashinpton, duly commissioned and sworn,
personally appeared LAY& WA . to me
known to be the person who signed as of THE
BOEING COMPANY, the corporation that executed the within and foregoing
instrument, and acknowledged said instrument to be the free and voluntary act and
deed of said corporation for the uses and purposes therein mentioned, and on oath
stated that -6hLwas duly elected, qualified and acting as said officer of the
corporation, that was authorized to execute said instrument and that the seal
affixed, if any, is the corporate seal of said corporation.
IN WITNESS WHEREOF I have hereunto set my hand and official seal the
day and year first above written.
xA i 1\�
(Signature of Notary)
s 0 t=Any
tt
:vPLOWPPCYYlFiL�.ii�
�lyj.,,�,s_o�,;2� (Print or stamp name of Notary)
est��W.ASt�N,
NOTARY PUBLIC in andfig�r the State
of Washington, residing at,�iT .
My appointment expires:
[/BOEING Dev Agreement 11-24-03.doe] I M24/03
4 Page 21
LEGAL DESCRIPTION
Tracts A, B, C,' DE, F, G and H located in Sections 5, 6, 7 and 8, all in Township 23
North, Range 5 East, W.M., described as follows:
TRACT A ('Tax Parcel Nos. 082305-9019, 082305-9209 & 722300-0105 - portion)
Parcels A andB of City of Renton of Renton Short Plat No. 093-89, according to the
short plat recordedunder King County Recording No. 891.1149006, records of King
County, Washington;' TOGETHER WITH that portion of the northwest quarter of the
southwest quarter of said Section 8, lying southerly and easterly of Parcel B of said short
plat and westerly'and northerly of Park Ave N, and N. 6'h St., respectively.
TRACT B" ('Tax Parcel No. 756460-0055)
Lots 1 through '13 inclusive, Block 11 of Renton Faun Plat, according to the plat thereof
recofd4 hi Volume 10 of Plats, page 97, records of King County, Washington;
TOGETHER WITH Lots -1 through 12, inclusive, of Sartorisville, according to the plat
thereof record4in Volume 8 of Plats, page 7, records of King County, Washington;
EXCEPT that portion known as Lot 3 of City of Renton Short Plat No. 282-79, according.
to the short plat recorded under King County Recording No. 7907109002, records of
King County, Washington; and EXCEPT roads.
TRACT C (Tax Parcel Nos. 722300-0115 & 722300-0105 - portion)
4"
Blocks 3 and 4 of RentonFarm Acreage, according to the plat thereof recorded in.
Volume l2 of Plats, page 37;=records of King County,. Washington; TOGETHERWITH
those porhorfs of the alley, vacated, under City of Renton Vacatigm Ordinance Nos. 3319
and 4048 and the street vacated under City of Renton. Ordinance Nos. 3319 and 3327 as.
would attach by operation of law; and TOGETHER WITH that portion of the northwest
quarter of the `southwest quarter of said S.ection:8.lying southerly of the southerly right of
way margin of,,N. 8�h .St,� easteriy. of the easterly right of way margin of Park Ave N. and
north of the south 315 feet thereof.
TRACT D (Tax Parcel -Nos. 082305=9220,'082305-9221, 082305-9222. & Q82305-9U11)
Lots 1 2 3 and'4 of City of Renton Short Plat No:;LUA-01�Q56-SHPL, according to the
short plat recorded under King CountyRecording No. 20011205900004, records of King
County, Washington.: >. 4
�,.. ,
F,.� •Ir
TRACT E (Tax Parcel Nos. 082305-9037, 082305-9152, 082305-9079, 082305-9204)
Those portions of said Government Lots 1 and 2 of Section 7, lying within the abandoned
Burlington Northern Railroad right of way (formerly Northern Pacific, Lake Washington
Belt Line) and northerly of the northerly right of way margin of N.66' St.; TOGETHER
WITH said northwest quarter of the southwest quarter of Section 8, lying northerly of the
northerly right of way margin of N. 6a' St and westerly of the westerly right of way
margin of Park Ave N.; EXCEPT City of Renton Short Plat No. 89-093, as recorded
under King County Recording No. 8911149006; and EXCEPT that portion of said
northwest quarter of the southwest quarter lying southerly and easterly of said short plat;
and TOGETHER WITH those portions of said Government Lots 1, 2 and 3 and the
southeast quarter of the northwest quarter of Section 8, lying westerly and northwesterly,
respectively, of the westerly right of way margin of Park Ave N. and the northwesterly
right of way margin of the North Renton Interchange (SR 405), westerly of a line that
intersects with said northwesterly right of way margin of the North Renton Interchange,
said line being described as beginning at Station 6+50 on the A -Line of the North Renton
Interchange, SR 405, as shown on Sheet 2 of 5 of PSH 1(SR 405) North Renton
Interchange, Washington State Department of Transportation Right of Way Plan, and
ending northwesterly, perpendicular to said Station, at a point on the southeasterly margin
of the 100 foot main track of Burlington Northern Railroad, easterly and southeasterly of
the northwesterly right of way line of the abandoned Burlington Northern Railroad right
of way (formerly Northern Pacific, Lake Washington Belt Line); EXCEPT from said
abandoned railroad right of way that portion lying northwesterly of a line described as
follows:
Beginning at a point 50 feet southeasterly, measured radially and at right
angles to the centerline of the Burlington. Northern main track as now
constructed, from Survey Station 1068+00, said point being on the
southeasterly right of way margin of the 100 foot wide right of way;
Thence northwesterly along said radial line a distance of 25 feet; Thence
southwesterly in a straight line to a point 25 feet northwesterly, measured
from the southeasterly right of way line at Station 1074+00; Thence
continuing southwesterly at an angle to the right, to a point on the
northwesterly margin of the 100 foot Burlington Northern Railroad right of
way, said point also being on the southeasterly line of the Spur Tract at
Headblock Station 8+85.5 and the end of said described line: and
EXCEPT that portion of said Government Lot 2 described as follows:
Beginning at an intersection of the southeasterly right of way margin of said Burlington
Northern Railroad and the northwesterly margin of vacated Mill St (Park Ave N) per
Vacation Ord. 2513; Thence southwesterly along said southeasterly margin of the
railroad right of way, a distance of 60 feet; Thence southeasterly, at right angles -to said
railroad right of way, a distance of 10 feet, more or less, to a point on the northwesterly
right of way margin of said vacated Mill St (Park Ave N.); Thence northeasterly along
said Mill St. to the point of beginning: TOGETHER WITH portion of Vacated Lake
Washington Boulevard adjoining.
TRACT F (Tax Parcel Nos. 072305-9046 & 072305-9001— portion)
That portion of the SE 1/ of the SE 1/ of said Section 7, lying southerly of N. 61h St.,
westerly of Logan Ave N., easterly of the Cedar River Waterway (Commercial Waterway
No. 2), and northerly of that certain tract of land conveyed to the Renton School District
by Deed recorded under King County Recording No. 5701684.
TRACT G (Tax Parcel No. 072305-9001 & 082305-9187)
That portion of said NE i/ and SE 1/ of Section 7, NW 1/ of Section 8, SW 1/ of Section
5, and the SE 1/ of Section 6, lying north of N. 6`h Street, easterly of the Cedar River
Waterway (Commercial Waterway No. 2), westerly and northwesterly of the westerly
right of way line of the abandoned Burlington Northern Railroad (formerly Northern
Pacific, Lake Washington Belt Line) and northwesterly of the northwesterly line of the
railroad spur track beginning at Headblock Station 8+85.5, westerly of Lots "A" and `B"
of City of Renton Lot Line Adjustment No. LUA-98-176-LLA as recorded under King
County Recording No. 9902019014, and southerly of the Lake Washington Inner Harbor
Line; EXCEPT Logan Ave N.
TRACT H (Tax Parcel No. 072305-9100)
That portion of 'the Burlington Northern Inc. (formerly Northern Pacific Railway Co.)
100 foot railway right of way in said SE 1/ of Section 7 and SW 1/ of Section 8, lying
north of the northerly right of way margin of N. 4th Street and southerly of the southerly
right of way margin of N. a Street.
All situate in.the City of Renton, King County, Washington.
Nay
Loqan Ave, N
ro
MI uIril, Kill 1.111 Win 3.10 u 91
1111 ME 111111/11111
H OW . 311111 Up011ill 0 Park Ave,
III
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67
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a
TYPICAL SECTION 1: PARK AVENUE NORTH EXHIBIT 2A
FROM PROPOSED LOGAN ;AVENUE TO NORTH 8TH STREET
4 LANES OF TRAFFIC WITH A MEDIAN/TURNING LANE
8' 16' 32'• FULL BUILDOUT
SCALE: 1 =16'
NO
SECTIONS ARE DRAWN IN ACCORDANCE WITH TIME
KING COUNTY ROAD STANDARDS AND THE CITY OF
RENTON STREET STANDARDS
ALL ROADWAY SECTIONS ARE ILLLISTRATIV6
• Consulting Englneers
101 Stewart Street Sulte 800
Seattle, Washington 98101
(206) 382-0600 Fax (206) 282-0500
.10 NOVEMBER 2003
TYPICAL SECTION 2: PARK AVENUE SOUTH EXHIBIT 2B
FROM NORTH 8TH STREET TO NORTH 6TH STREET
4 LANES OF TRAFFIC WITH- A M1 DIAN/TURNING LANE
;.
- _ 79' 04STINO PARK
- - AVENUE RIGHT OF WA
S9' EKISTINO PARK
AVENUE ROADWAY
10 t "ma IY NEW io.S' NEW
- .ROADWAY TO MEDIANS'• COSTING ROADWAY AND
cc ROUSED TURNING LANE .ROADWAY TO BE ACM LANDSCAPE
CDNSTRUCRON
CURB A
SR)EWALK _ �TYP-) SIDEWALK
-__
nt�A,,,Dj rY1C ,MEDIAN/ TRAFFIC�- --1RARIC
S, LANE LANE TVRNINO,LANE.- Wit LANE- -
. -.- S•., -TREES WITH cRAra . , TREES WITH CRATES$ S'
' UTNTIEs - -- SIDEWALK.
)' RIONT-OF WAY WiD UTIUnEs
8. 16,32 FULL BUILDOUT
SCALE: , -16'
Consulting Engineers
SECTIONS ARE DRAWN IN ACCORDANCE WITH THE a Stewart Street Suite 800
KING COUNTY ROAD STANDARDS AND THE C17Y OF Seattle. Washington 98101
RENTON, STREET STANDARDS (206) 382-0600 Fax (206) 382-0500
ALL ROADWAY SECTIONS ARE ILLUSTRATIVE. 10 NOM BER 2003
TYPICAL SECTION 4: LOGAN AVENUE NORTH
S LANES OF TRAFFIC WITH A MEDIANITURNINQ LAME
6' BICYCLE LANES ON EACH SIDE OF ROADWAY
FULL BUILDOUT
0 8' 16' 32'
SCALE: 1 "-16'
NO
SECTIONS ARE DRAWN IN ACCORDANCE WITH THE
KING COUNTY ROAD STANDARDS AND THE CITY OF
RENTON STREET STANDARDS.
ALL ROADWAY SECTIONS ARE fLLUSTRATIM
EXHIBIT 2C
Consulting Engineers
101 Stewart Street Suite 800
Seattle, Washington 98101
(206) 382-0600 Fax (206) 382-0500
10 NOVS6ER 2003
TYPICAL SECTION 6: NORTH 8TH STREET
4 LANES OF TRAFFIC WITH 'A -MEDIAN/TURNING LANE
i
}
FULL BUILDOUT
0 8' 16' 32'
SCALE: 1"-16'- --
J.Y�L:Lirj
SECTIONS ARE DRAWN IN ACCORDANCE WITH THE
KING COUNTY ROAD STANDARDS AND TI-E CITY OF
RENTON STREET STANDARDS.
ALL ROADWAY SECTIONS ARE ILLUSTRATIVE
Consulting Engineers
101 Stewart Street Suite 800
Seattle, Washington 98101
(206) 382-0600 Fax (206) 382-0500
10 NOVEMBER 2008
TYPICAL SECTION 8: NORTH 10TH STREET
4 LANES OF TRAFFIC WITH A MEDIAN/TURNING LANE
FULL 'BUILD.OUT
0 8' 16' 32'
SCALE: 1 "-16'
NOTE;
SECTIONS ARE DRAWN IN ACCORDANCE WITH THE
KING COUNTY ROAD STANDARDS AND THE CITY OF
RENTON STREET STANDARDS.
ALL ROADWAY SECTIONS ARE ILLUSTRATIVE
EXHIBIT 2E
w Consulting Engineers '
101 Stewart Street, Suite 800.
Seattle, Washington 98101
(206) 382-0600 Fax (206) 382-0500
10 NOVEMBER 2003
I
I
EXHIBIT - 5 -
B.OEING"S
CONCEPTUAL URBAN RETAIL PLAN
Renton, Washington
Subm-itted-to the City`of Renton
November 17,, 2003
CONCEPTUAL URBAN RETAIL PLAN
Lot 3 and 10-50 Sites
Renton, Washington
Background
The Boeing Company has been working with the City of Renton for more than a year
in evaluating potential redevelopment strategies associated with its 737 facility in
Renton, Washington. This Conceptual Plan illustrates the: Boeing Company.'s vision
for the redevelopment of the first piece of the Renton Plant to be made available for
non -industrial uses. The Plan includes that portion of the property commonly
referred to as the Lot 3 and 10-50 sites, which have been determined to be non-
essential to the ongoing airplane manufacturing activities as Boeing completes it's
"Move -to -the -Lake" consolidation plan.
The Plan covers approximately 53 to 55 acres of gross land, of which approximately
8 acres are reserved for the development of four new arterial streets that are
essential to the ultimate redevelopment of the entire 280=acre campus. The.
remaining 45 to 47 acres of land will be marketed to entities interested in developing
an integrated retail center on the site, consistent with this Conceptual Plan.
Included within this submittal are a narrative description of Boeing's proposal, a
Conceptual Planning Diagram with supporting pedestrian street sections, and an
economic benefit analysis demonstrating a range of potential one-time and recurring
revenues generated by the proposed development. Boeing seeks the City's approval
of this Conceptual Plan so that Boeing can complete the necessary lot line
adjustments and begin actively marketing the property to local, regional and national
developers and users.
The aerial on the following page highlights the location of the proposed retail site in
relation to Boeing's remaining land holdings and the surrounding. North Renton
neighborhood.
Conceptual Urban Retail Plan
Boeing believes that high -quality retail development is essential to the successful
transition of the area from its industrial roots to the City's vision for the Urban
Center -North. A well -designed retail center will provide employment, diversify the
economic base, offer a new source of municipal revenue, and will attract other
alternative and potentially higher and better uses to the surrounding area.
The Conceptual Plan for the Lot 3 and 10-50 sites, located on the following page,
Illustrates the cohesive redevelopment of the parcels into an urban retail center. The
Plan contains a mix of large format "destination" retailers, mid -sized retail anchors,
as well as small shop space concentrated along Park Avenue, envisioned as the
significant pedestrian -oriented street in the area. The Plan responds to the presence
of the existing Fry's building on the property to the east of Garden Avenue, and
anticipates that ultimate redevelopment of the northern portion of that site will relate
directly to the development occurring on Boeing's property.
The site Is bound by a combination of existing and new public roadways, which
segregate the property into four quadrants ranging between 6 and 19 acres in size.
Boeing, is seeking buyers for the 45- to 47-acre property to undertake a. cohesive,.
redevelopment. Generally, the large format retail development (users with
footprints of 50,000 square feet and larger and building feature heights up to 45 feet
tall) is planned to occur along 8a', Logan and Garden Avenues, facing inward and
supported by well -organized parking areas internal to the site. These destination
retail uses will naturally locate themselves along the widest portions of the property,
with good freeway visibility, much like the recently completed Fry's development on
the eastern side of Garden Avenue.
Medium format retailers (ranging between 10,000 and 50,000 square feet in area,
with building feature heights up to 40 feet tall) are assumed infill between the large
format tenants, with primary pedestrian entrances facing inward or directed toward
Park Avenue. Again, parking is assumed to be concentrated within each segment of
the site, to allow for potential "second -generation" redevelopment at higher
densities, if achievable.
The northwest quadrant of the property is Identified as one potential location for a
mid- to high-rise development, which could take the form of a multi -level podium.
parking structure, with multifamily residential or office uses above. This ultimate
development could initiate the truly urban vision for the area and, together with
pedestrian scale. treatments. at the corner of Park and Logan, would identify this as
the "gateway" to the Urban -Center North.
Small, specialty retail shops and amenities would be concentrated primarily along'
Park Avenue. The scale of development is more intimate here, with an eclectic mix
of uses, architectural styles and gathering places. In some instances, single story
retail uses may be topped with. one to three levels of apartments or professional
office uses, all overlooking Park Avenue and the activity along the street edge.
Together,. the large- and medium -format users total approximately 450,000 square
feet of space; the smaller shop space totals approximately 110,000 square feet, or
20% of the center.
CONCEPTUAL
URBAN
RETAIL
PLAN
Potential gateway
Site of potential
future parking *ucturo
and mullf-day us"
shown dotted
Optional
retail to&
LL
lined
va
M144"
tot o"00 a tedafttd above
■
CONCEPTUAL PLANNfNG DIAGRAM
Future
N 10th Street
13
FULLER -SEARS J�L ""►EiAVV
ARCHITECTS
Hierarchy of Streets
Key to the successful development of the property is the reconfiguration and
improvement of Park Avenue to serve as a critical pedestrian -oriented street in the
project. To accommodate full redevelopment of the Renton Plant properties, the
ultimate build out of Park Avenue will need to allow for four travel lanes and a center
turn lane, designed for vehicular travel up to 35 miles per hour. To support the
vision for the development of an urban retail center in this location, a generous
sidewalk with street trees and on -street parking for Park Avenue is being proposed
to enhance the environment in the public realm and encourage people to make Park
Avenue a pedestrian street. An illustrative street section for Park Avenue can be
found on the following page.
The other major north -south connection is Logan Avenue, which extends from 61h
Avenue to the south and joins Park Avenue in the north. The construction of Logan,
providing direct access to I-405, will be an important alternative through connection:
to ensure Park Avenue functions as a pedestrian -oriented shopping street. At the
outset of redevelopment in the area, Logan is envisioned as a three -lane street, with
one travel lane in each direction and a center -turn lane: Ultimately, Logan will
expand and function even more so as a higher -speed arterial.
The east=west arterial roadways, 10t' and 8a' Avenues, are less critical to the
successful development of.the urban retail center, other than serving as access
points to the center off of Park Avenue. Connections from 10`h and a to Logan
Avenue, if constructed, would be favorable, but the center would function as well
with access only off of Park, the existing leg of 8th and Garden Avenues.
Urban Center —North Vision and Policies
This proposed Conceptual Urban Retail. Plan meets many of the City's vision and
policy statements for the Urban Center -North, which call for "retail integrated, into
pedestrian -oriented shopping districts" and recognizes that:
"At the beginning of this transition, uses such as retail ... may be viable without the
office and residential components that ultimately will contribute to the urban
character of the district." The City's vision plans for the transition of the area over a
30=year horizon and anticipates that redevelopment. will need to address -the ,
potentialfor future infill to allow areas to further grow to urban densities. This site is
located within District 1, where the City identifies its first objective as follows:
"Create a major commercial/retail district developed with uses that add significantly
to Renton's retail tax base, provide additional employment opportunities within the
City, attract businesses that serve a broad market area and act as a gathering place
within the community."
Boeing's Conceptual Urban Retail Plan seeks to both allow for the near -term
redevelopment of Boeing's underutilized assets while advocating for a mix of uses
that improves the City's tax and employment base. As is illustrated within the
attached economic benefit analysis, more than 1,300 jobs would be created in the
City of Renton by a redevelopment of this scale. The City would collect more than
$1.2 million in one-time revenues during development and the City would receive
over $1.5 million in annually recurring tax revenues affull build, out. -T
. '`n� two 4 } • .
a W Alt
1-k
G�JoUT
,'
62 A> �'�'
Summary
Boeing believes that its Conceptual Urban Retail Plan illustrates the optimal
development plan for this 45 to 47 acres of land in North Renton. The Plan offers the
opportunity to contribute to the transition of the area from a primarily industrial
neighborhood to a higher intensity and range of viable uses, providing both jobs and
a significant source of new revenue to support the City's objectives for the area.
���=-
lry�
,'.. � sxx;
1, � S !:
Summary
City of Renton
Economic Benefits
11
JU lU
CITY OF RENTON ECONOMIC BENEFITS
Retail Redevelopment on Part of Boeing s Renton Plant Site
Economic benefits to the City of Renton of re -developing 46 acres of the Boeing
Renton, Washington plant site follow. Derivation of these benefit estimates is based
on a set of realistic assumptions that correspond to development of 451,000 square
feet of retail big/medium box space and 110,000 square feet of retail shop space.
➢ At full absorption of the above 561,000 square feet of retail space on a
redeveloped portion of the Boeing Renton plant site, it is estimated that 2,197
permanent jobs would be created throughout the region.
➢ Of this total, a projected 1,132 direct jobs would be created at the targeted 46-
acre Boeing Renton site plus 266 additional indirect jobs within the City of
Renton, assuming a 25 percent capture rate.
➢ It is estimated that these 1,398 direct and indirect jobs in the City of Renton
would generate an additional $45.4 million in recurring annual income earned
inside the City once full occupancy of this new retail space occurs at the
Boeing Renton plant site.
➢ The corresponding increase in property values by redeveloping this 46-acre
portion of the Renton Boeing site into retail uses is forecast to total nearly $66
million upon completion in 2009.
➢ The increase in annually recurring tax revenues to the City of Renton at full
build -out is estimated at over $1.5 million starting in 2009.
➢ This is in addition to over $1.2 million in one-time City .revenues collected
during land.redevelopment and the construction of 561,000 square feet of retail
space on a part of the Boeing Renton plant site during the 2004-2008 period.
11/13/03 REAL ESTATE ECONOMICS
The data and calculations presented herein while not guaranteed. are obtained from sources deemed reliable.
PERMANENT JOBS CREATED IN 2009
CITY OF RENTON
160o
1,398
1200,
as
0
800
m
Z
400
0
0
With Project. Without Project
NEW JOB ANNUAL INCOMECREATED IN 2009
$50.0
CITY OF R NTON
-$46A
a $40.0
0
Q $30.0,
0
0 $20.0
0
$10.0
0
$0.0
With Project Without Project
NEW CITY OF RENTON TAX REVENUES
$1,800
$1;600
$1,400
p
51,200
O $1,000
tR
$800
m $600
0 $400
~ $200
$0
2003
2004 2005 2006 2007 2008. 2009 2010 2011 2012 2013
® Land Dev. ® Building Dev. ® Permanent Taxes
CURRENT ZONING SCENARIO REAL ESTATE ECONOMICS
Charts
Jobs I 2,197 I
Income -'millions $ 80 -
Property Market Values - millions $ 97.74 $ 31.75
Selected State Revenues - millions $ _ _ 10.47 3 0.114
2,500
2,0()6
1,500
1,000
sw
$90
$75
S
asso
�
:4s
o
3
$u
i1S
s-
NEW PERMANENT JOBS CREATED BY 2009
With Project Without Project
NEW JOB ANNUAL INCOME IN'2009
With Project Without Project
Rer4on Uftn vma9e-P-IFINA w1 par 7
�4amand cWwbftnsaeseamhaeinvMle"aaa :hmbeenobtainedraneau«char ndtoberermae. RFitlEsrareEconroeacs
Charts
PROPERTY VALUE INCREASES BY 2009
Without Project
2,WO
zoom
1,Soo
m
m
0
1,000
Go0
2003 2m 2005 2006- NOT 2009 2009 20102011 2012 2013
■LandDev. MBuilding Dev.OPermanentJobs
Renton U`ban Vdlage4P-FiHA 1111303-
TM data end mladaaans parent dherelnwW not MweAee4 tombeen ogak*dbomsmwm berwvea to be re0able.
Page 2
MU ESTATMOWOU=
Charts
NEW STATE TAX REVENUES
$12M
$10.00
$8m
M
Z
$am
_J
f4.00
$2.00
2009 2004 2005 2008 200T 2008 2009 2010 2011 2012 2013
Land Dev. Taxes ■Building Dev. Taxes OPermanent Taxes
Renton Un lei tage-0—FlNA llfl3N;1ftp
g rba
Thedata aw cftfto nsc beronww rw gxmfted, nave beenobWed ban awroea eekved to be rerabb. REAL ESralEECO CS
Assumptions
DEVELOPMENT ASSUMPTIONS"
VALUE
SOURCE
Redevelopment Land
Total buildable redevelopment land area —"net" acres
45.68
Heartland
Total buildable redevelopment land area —"net" sq. ft.
1,989,821
Heartland
Land Development
Land Development Construction Costs
$ 14,314,177
Heartland
Land improvement construction duration - years
1.0
REE/ Heartland
Percent design & management
10.0%
REE
Percent construction labor
36.0%
REE
Percent materials
54.0%
REE
Building Development Parameters
Change in assessed value
$ 65,996,257
From AV estimates
Percent design and management —commensal
10.0%
REE
Percent construction labor - commercial .
36.0%
REE
Percent construction materials & services - commercial
54.0%
REE
Billing multiplier for design and management
2.5
REE
Billing multiplier for construction
2.0
REE
Properly development duration - years
4.0
Heartland
Retail—Big/Med Box
Gross square feet of retail space
451,000
Heartland
Load factor --retail space
51/16
Heartland
Building construction cost /sq.fL—retail space
$ 120
Heartland
Sq ft per employee — big box retail
600
REE
Retail sales per sq. fL—big box retail
276
REE
Retail -Shop Space
Gross square feet of retail space
110,000
Heartland
Load factor —retail space
5%
Heartland:
Building construction cost /sq.ft.--retail space
$ 130
Heartland
Sq ft per employee -Shop Space
250
REE
Retail sales per sq.fL
$ 250
ULI & REE
ECONOMIC ASSUMPTIONS
Indirect Jobs Multiplier for recurring jobs
1.941
REE
Indirect jobs multiplier for land development construction jobs
2.486
REE
Indirect jobs multiplier for regular construction jobs
2.667
REE
Share of indirect jobs captured by Renton
250/9
REE
Share of indirect income captured by Renton
25%
REE
ICingCo. est. average FTE wage for direct recurring retail jobs on -site
$30.000
ESD & REE
King Co. average annual wage for all indirect jobs
$43,000
ESD & REE
King. Co. average annual wage for project designlmanagement
$65,000
REE
Average annual wage for one-time construction jobs
$49,000
REE
Gross receipts per employee -state averse
$111 000
WDR & ESD
TAX BASE AND REVENUE ASSUMPTIONS
Improved land as %of total assessed value of redeveloped property
30.0%
REE
Real estate turnover rate
10.0%
REE
Total assessed value of "existing" reuse property land
$ 16,548,400
Heartland
Total assessed value of "exisbn " reuse propeft Improvements
$ 15198 200
Heartland
*Model results are not guaranteed, but are. based on what ate deemed "reasonable" assumptions.
Renton Urban Village-P—FIN.A.11/13/03 Page 1
The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS
Summary
One-time Land
One-time Building
Recurring
Develo ment
Development 2005-2008
in 2009
JOBS
Direct Jobs
61
73
1,132
Indirect Jobs
91
122
1,065
153
196
2,197
Total Jobs
INCOME
Direct Income
$
3,149,119
$
15,052,400
$
33,962,500
Indirect Income
$
3 922 789
$
21,034.316
45,807,488
$
7,071,908
$
36,086,716
$
79,769,988
Total Income
PROPERTY VALUE INCREASES
Not applicable
Not applicable
$
65,996,257
TAX BASE INCREASES
Assessed Valuation
Not applicable
Not applicable
$
65,996,257
Retail Sales
$
12,8$2,759
$
61,578,000
$
143,948,750
Real Estate Sales
Not applicable
$
97,742,857
$
6,599,626
Gross Business Receipts
$
14,314,177
$
68,420,000
$
143,948,750
SELECTED TAX REVENUE INCREASES
(Property, sales, B&O and real estate)
State Taxes
$
1,189,652
$
5,143,454
$
10,356,729
Local Taxes
City of Renton —property 100% in city
$
245,167
$
959,786
$
1,554,562
King County —property 0% in county
$
17,392
$
83,130
$
95,695
Renton Urban Village-P—ANx1,11/13103 Page 1
The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS
Business Receipts
Land Use
Net Retail Sales
Annual
Annual
Sqft per sgft
Retail Sales.
Employment
Gross receipts
Retail—Big/Med Box
428,450 $ 275
$ 117,823,760
714
$ 117,823,750
Retail —Shop Space
104,500 $ 250
$ 26125 000
418
$ 26,125,000
TOTAL
532,950
$143,948,750
1,132
$143,948,750
0
Renton Urban Village P-FINA.11H3/03 w Page 1
The data and cWcu►ations presented herein while not guaranteed, have been obtained from sources beneved to be reliable. REAL ESTATE ECONOMICS
Taxbases
One-time through One-time Building
Land Development I Development 2005 thru 2008 O oin at 2009
Assessed Valuation
$ 65,996,257
Real Estate Sales
$29,322:857
$ 97,742,857
$ 6,509,626
Retail Sales
$ 12,882759
$ 61,578,000
$ 143948,750
Gross Business Receipts
$ 14,314,177
$ 68,420,000
$ 143:948,750
Renton Urban Village-P—FINA,11/13/03 Page 1
The data and.calculations presented herein while not guaranteed; have been obtained from sources believed to be reriable. REAL ESTATE ECONOMICS
Assessed Valuation
Bldg. Start Year 2005
ASSESSED VALUATION
Gross
Const.
Construction
% Land
Total New
By Land Use
Sq Ft
Cost /Sq Ft
Value/Sq Ft
of Total
Land
AV
Retail—Big/Med Box
451,000
$ 120.00
$54,120,000
30%
$23,194,286
$77,314,286
Retail —Shop Space
110,000
$ 130.00
$14,300,000
30%
$6,128,571
$20,428,571
SUBTOTAL
$ 68.420,000
$29,322,857
$97,742,857
Less existing land valuation
($16,548,400)
Less existing improvement valuation
($15,198,200)
TOTAL INCREASES
661,000
$
65,996,257
a
Renaon,iA ti Vdiage-P-FINjd 11/13103 Page 1
The data and calctdations presented herein while not guaranteed, have been obtained trem sources believed to be reliable. REAL ESTATE ECONOMICS
Start Year 2005
Commercial
New SgFt Per Net Gross
Retail--Big/Med Box I 714 600 428,450 451,000
Retail —Shop Space 418 250 164,500. 110,000
TOTALS 1 1.132 532.950 561.000
Renton Urban Village-P—FINxl,11/13/03 Page 1
The data and calculafans presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS
Onetime Jobs
Jtem
From Development
Of Land
From Development
Of Buildings
PROFESSIONAL JOBS
Design and management costs
$
1,431,418
$
6,842,000
Average salary
$
65,000
$
65,000
Billing multiplier
2.5
2.5
Professional job years
9
42
Total professional wages
$
572,567
$
2,736,800
Annual professional wages
$
572,567
$
684,200
Project duration in years
1
4
Professional jobs created
9
11
CONSTRUCTION JOBS
Construction labor costs only
$
5,153,104
$
24,631,200
Average salary :
$49,000
$49,000
Billing multiplier
2.0
2.0
Construction job years
53
251
Total construction wages
$
2,576,552
$
12,315,600
Annual construction wages
$
2,576,552
$
3,078,900
Project duration. in years
1
4
Construction jobs. created
53
63
Total Equivalent New Jobs
61
73
Annual Wage Income for New Jobs
3,149,119
3,763,100
Total Wage Income for New Jobs
$
3,149,119 1
$
_ 15,052,400
Renton Urban Vdlage-P--FIN.A,11/13/03 Page 1
The data and calcufaWns presented herein why not guaranteed, have been obtained from sources berwed to be reliable. REAL ESTATE ECONOMICS
Onetime Revenue
WA State
Land Dev.
Building Dev.
2002 Tax
Land Dev.
Building Dev.
One time revenues
Period Tax Base
Tax Base
Rate
Leaks a
Revenues
Revenues
Sales Tax
$ 12,882,769
$ 61,578,000
6.50%
10.00%
$753,641
$ 3,602,313
B & O Tax' •
$ 14,314,177
$ 68,420,000
0.471 %
10.000A
$60,678
$ 290,032
Real Estate Transfer
$ 29;322,857
$ 97 742,857
1.28%
0,00%
$375,333
$ 1,251,109
TOTAL
$1,189,652
$ 6,143,454
King County
Land Dev.
Building Dev.
2002 Tax
Land Dev.
Building Dev.
One time revenues
Period Tax Base
Tax Base
Rate
Leakage
Revenues
Revenues
Sales Tax
$ 12,882,759
$ 61,578,000
0.15%
10.000/0
$17,392
$ 83,130
B & O Tax
$ 14,314,177
$ 68,420,000
0.00%
10.00%
$0
$ -
Real Estate Transfer
$ 29,322,857
$ 97 742,857
0.00%
0.00%
$0
$
TOTAL
. $17,392
$ 83,130
City of Renton
Land Dev.
Building Dev.
2002 Tax
Land Dev.
Building Dev.
One time revenues
Period Tax Base
Tag Base
Rate
Leakage
Revenues
Revenues
Sales Tax
$ 12,882,759
$ 61,578;000
0.85%
10.00%
$98,$53
$ 471.072
B & O Tax
$ 14.314,177
$ 68,420,000
0.00%
10.001%
$0
$ -
Real Estate Transfer
$ 29,322'857
$ 97,742'
0.50%
0.00%
$146 614
$ 488,714
TOTAL
$245,167
$ '959,786
-We State B&O Tax rate for retaffing
Renton Urban Village-P—FINA,11113103 Page 1
The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS
Recurring Revenue
WA State
Recurring revenues
2009
Tax Base
2002 Maximum
Tax Rate
2009
Revenues
Property Tax
$65,996.257
$3.6000
$237,587
Sales Tax
$143,948,750
6.50%
$9,356,669
B & OTW
$143,M.750
OA71%
$677.999
Real Estate Transfer
$6,599,626
1280/0
$84,475
TOTAL
$10.356.729
King County
Recurring, revenues
2009
Tax Base
2002
Tax Rate
2009
Revenues
Property Tax
$65,996,2;U
$1.4500
$95,695
Sales Tax
$0
1.000/
$0
B & O Tax
$0
0.00%
$0
Real Estate Transfer -
$0..
0.50%
$0
TOTAL
1
$95,695
City of Renton
Recurring revenues
2009
Tax Base
2602
Tax Rate
2009
Revenues
Property Tax
$65.996,757
$3.3500
$221,087
Sales Tax
$143,948,T50
0.85%
$1,223,564
B & O Tax
$143,948,750
0.00%
$0
Real Estate Transfer
$6.699,626
0.50%
$32,998
Employee Head TaxlYr
1,398
$55.00
$76,912
TOTAL
$1.554.562
'Wa State B&O Tax rate for retailing
Renton Urban Village-P—FIN.xi.11113103 Page 1
The data and calculations presented herein while not guaranteed. have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS
Boeing CPA - Estimated Cost for Water Infrastructure Improvements
10/16/03
Phase 1
Cost without
Length
Cost with' street
street restoration
Location
From
To
in ft.
restoration
**
1 Park Ave N.
Garden Ave N.
N. 8th St
2000
$
600,000
$
459,500
2 N. 8th St. extension
Park Ave N.
Logan Ave N.
1300
$
325,000
$
298,675
3 Logan Ave N.
N. 8th St.
N. 6th St.
1300
$
325,000
$
298,675
1- Pressure reducing
4 station at West Hill Pump
$
200,000
$
200,000
5 N. 10th St.
Park Ave N.
Garden Ave N.
650
$
162,500
$
149,338
Subtotal 1 to 4
$
1,512,500
$
1,406,188
Phase 2
6
Logan Ave N. Garden Ave N.
N. 8th St. 2700 $
675,000
$
620,325
7
N. 10th St Houser Way
Garden Ave N. 900 $
225,000
$
206,775
8
N. 10th St Park Ave N.
Logan Ave N. 950 $
237,500
$
218,263
2 -Pressure reducing
9
stations at Highlands
$
200,000.00
$
" 200,000.00
3-200 ft water stubs to
10
properties west of Logan
600 $
150,000
$
137,850
Subtotal 6 to 10
$
1,487,500
$
1,383,213
Total 1 to 10
$
3,000,000
$
2,789,400
Future Reservoir in Kennydale 320-zone
$
5,000,000
$
5,000,000
* Note:
,,ost excluding street patching for 6 ft wide x 6" thick asphalt patch over water line trench within streets
vhere new water lines will be installed - Asphalt cost estimated at $90/ton
i/Abdoul/boeing/boeing-infrastructure-cost-est.01.xis-I0/6/03
Exhibit 6A
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N
Boeing Comp. Plan Amendment
Phase 1 Stomrwater System Improvements - Option B
Stom1
ROW ROW Length of Cost Water Quality Water Total Cost
1
BOC John's Creek to N 10th St
12"laterals - _
1,800
264.600
691
$107141
1
$240 634
$347 675
2
SOC. N 10th St to N 8th St
New 24" & 12" laterals
1,100
161,700
422
$307 482
1
$146 993
$464 476
3
BOO IN 8th St to N 6th St
New 24" & 12" laterals
1,200
176,400
461
$335 419
1
$160 358
$495 776
4
Park Ave N BOC to N 1 Oth St)'
12" laterals _
1
670
69,010
397
$61 479
1
$62 733
$124 212
5
Park Ave N IN 1Oth St to'N 8th St
1T' laterals
840
86.620
497
$77 078
1
$78 661
$155 729
6
N 10th St Park Ave Nlo.Garden Ave N
New 18" & 1T' laterals
685
69,595
406
$192 994
2
$64 175
$247168
,— V,LOJ GI f,OLQ L,4/Y "'I'Vo f'o7,7
• BOO - Boulevard of Champions (Logan Ave)
"Assume ROW 90% Impervious, 10% landscaping.
Assumed costs Include pennttdng, engineering, design, materials,
construction, and inspection of pipe, cbs, backftlt, etc.
• Assume. half -width improvements on SOC
'Water Quality Facilities
-Facility #1 At Logan and Park Ave N
-Treatment Area: Logan Ave IN eth St to Park Ave N) & Park Ave N (N 8th St to Logan)
-Size: 440' x 20' x12'
-Facility #2 At N 1 oth St and Garden Ave N (W of Garden Ave N)
-Treatment Area: N 10th St (Garden Ave.N to Park Ave N)
Phaselandilstormids
Diameter
Cost t$IM)
12
166
1e
190
24
220
30
385
36
610
48
665
411441-Al 51,Uz0.V:t4
Exhibit 7
Bbeing Comp. Plan Amendment
Phase II Stomnvater System Improvements - Option B
Storm
Total Total
ROW ROW Length of Water Quality Water Cost w/ Cost w/out
1
BOC John's Creek to N 10th St
12" laterals
1 800
264.600
922
2
$0
...............v,
$165,960
n
$142 910
2
BOC N 10th St to N 8th St
12" laterals
1,100
161,700
564
1
$0
$101 520
. $87 420
3
BOC N 8th St to N 6th St
12" laterals
1,200
176,400
614
1
$0
$110 520
$95 170
4
Park Ave N . Lake WA to BOC
New 12" & 12" laterals
1200
123,600
710
7
$112 35
$456158
$408,408
5
Park Ave N N 8th St to N 6th St
12" laterals -
1,320
135,960
781
2
$123 694
$264174
$244,649
6
Park Ave N N 6th St to N 5th St
12" laterals
660
67,980
391
.2
$61 797
$132177
$122 402
7
N 10th St BOC to Park Ave N '.
New 18" & 12" laterals
930
80.910
651
1
$73.551
$372 681
$335 656
8
N 10th St Garden Ave N to 1-405
New 18" & 12" laterals
1 015
88,305
601
4
$80 273
$406 678
$366,276
9
N 8th St BOO to Park Ave N
New 18" & 12" laterals
1 080
108,000
688
1
$98177
$438 217
$394 617
10
N 8th St Park Ave N to Garden Ave N
12" laterals
805
80 500
438
5
73178
$152 018
$141,068
11
N 8th St Garden Ave N to 1-405
New 48" & 12" laterals
1,250
125 000
680
6
$113 631
$:I 111 031
$1,037,781
12
N 6th St Cedar River to 0C
U size to 30"
1,280
160,000
758
$512 000
$467 200
13
N 6th St BOC to Park Ave N
U size to 30"
1 050
87 200
822
$420 000
$383,260
14
Outfall #10 lake WA to BOC
U size to 36"
1 800
$990 000
$918 000
I VU11 10,,4vv 1,09V, 1a0 o,ccv
)100.00v ao.C37,714 4,o.744,luw
Exhibit 7
Boeing Comp. Plan Amendment
Total Buildout (Option B) Stommwater System Improvements Total Total
Storm ROW ' ROW Length of Water Quality Water Cost w/ Cost w/out
1
-
BOC John's Creek to N 10th St
_ .... ._._..._..,-
12" laterals
,,.... .., ..
1 800
—. .,r
264 600
--ton
1 813
rawin s
2
wum a
$240 634
Kessoration s
$630.8741
Restoration $
$490 649
2
BOC N 10th St to N 8th St
New 24" & 12" laterals
1,100
161700
986
1
$148 993
$599.4731
$641623
3
BOC N 8th St to N 6th. St
New 24" & 12" laterals
1,200
178 400
1,076
1
$160 368
$653 856
$590 981
4
Park Ave N Lake WA10 BOC
New 12" & 12" laterals
1200 _
123,600
710
7
358
$4661.58
$408 408
6
Park Ave,N 800 to N 10th St
12" laterals
670
69 610 -
397
2
733
$134193
$124 288
8
Park Ave N N 10th St to Nth
12" laterals
840
88 620
497
2
661
168111
$155 688
7
Park ve N N 8th St to N 6 h St )
12" laterals _
1 320
13S 980
781
2
694
473551
284 174
$244 849
8
Park Ave N N 8th St to N 6th St
12" laterals
680 = ,
67 980
.391,
2
797
132177
$1.22 402
9
N tOth St BOC to Park Ave N
New 18" & 12" laterals
930
$0 910
561
1
372 681
$335 65810
N 10th St Park Ave N to Garden Ave N
New 18"& 1 " laterals
685
59 605
408
3176
$274 530
$247 255
11
N 10th St. Garden Ave. N to 1-406
New 18" & 12" laterals
1 015
88 305
601
4
80 273
$406 678
$366 278
12
N 8th St BOO to Park Ave N
New 18" & 12" laterals
1,080
108,000
588
1
$98,177
$436,217
$394 517
13
N 8th St Park Ave N to Garden Ave N
12".;laterals
805
80,500
438
5
$73178
$152,018
$141068
14
N 8th St Garden Ave N to 1-405
New 48"A 12" laterals
1,250
126,000
680
6
$113 631
$1 111 031,
$1 037 781
15 _
N 6th St Cedar River:to SOC
U size to 30"
1,280
160,000
758
-
$512 000
$467 200
16
N 6th St BOC to Park Ave
U size to 30"
1,050
67 200
622
$420 000
$383 250
17
Outfall #10 take WA to 80C
U size to 36"
1 800
-
-
-
-
$990 000
$918 000
• HOC a Boulevard of: Champions (Logan Ave)
• Assume ROW 90% Impervious,10% landscaping.
• Assumed costs include permitting, engineering, design, materials,
construction, and inspection of pipe, cbs, back}ill, etc.
*Assume full cross -sections on all streets
-. , , ,..•+V ,,,vas JI"Wou,uuU .�l,Ol4,llV .yC,illi8,!/U
Cost wl Cost w/out
Diameter An.) Restoration ($/If testoratlon ($/It)
12 180 155
18 215 190
24 no 220
30 400 385
36 550 510
48 700 655
Exhibit X
1. 5-200' STUBS _
FROM LOGAN
TO THE WEST
AT $20,000 EACH
TOTAL = $100,000
2. 5 LF OF
66 $ 50 PE
TOT L A
R02-7
R02-S
3. 100 LF O�12-
@ $250 PER FOOT
02-4 TOTAL = $250,000
EXISTING KING CO.
Roe-3 EASTSIDE INTERCEPTOR
1 4. 1200 LF OF 12"
@ $250 PER FOOT
I TOTAL = $300,000
243 122
146 123
r/ 5. 1300 LF �EPLACE
EX. 8" WlTf NEW.1�..
1 (AND LOVUE CA E)
@ $300 PE�,2 O�T
(EX. CONC. `fit AD)
♦ i 1 a TOTAL = $3 .0�00 .
L .
iS6 ,
}
1 .
t
z
20'
�02-2 13 _ _
2261 N
II 194 B 176 171
I b 8 6 . 0270 02
k2-1
237800 ; b 0 271
190 I 806279 0.0274 02
1I
201 8'
TOTAL COST
-3 A 2 1. WEST.STUBS = 100,000
2.. LOGAN/PARK CONNECTOR. = 125,000
4-. _ 3..1N. 10TH-,LOGAN TO PARK 250,000
- 4. N. 8TH - LOGAN TO PARK = 300,000
— - S. GARDEN REPLACEMENT — 390,000
I -- $1,165,000
I OR $1.2 MILLION
PROPOSED 80EING CPA DEVELOPMENT AGREEMENT
SEWER EXTENSIONS
DCHIBIT 8
J
EXHIBIT 9
ESTIMATED PLANNING LEVEL INFRASTRUCTURE COSTS
mrr r.rnen •r'n •rc.r ..�. e,rnr ........
For Selected Application as Development Occurs (2003 dollaml
• w y
s t�NOW
_
f kwp
LOGAN AVENUE NORTH (New 3lanes Park to fam)
a
�
Yu:3t+t1
Logan Avenue North (Phased expansion to 9 lanes
A. Garden assumes nes
::: i:<. ?.}...
1r 0
Park to 10M
• tUthto6lh
:..;. ; K>;i,. • : F: ;..s.:.'.
��qayy,y `?i.`.iiilii?ji.. ;,? :rx:z `?;.,}:?::..,i.:.:... 'iiiti:• -',-„t.;.e:>.
:i4$ . ?'
;:.Y`'..:.. siEi ''•.'•:ai^Fu'°. ..: r.i .... s,,:g.::. ... E..: ...:r+::?a
J!fi?�}:�: ?...:s�a�.,:4�". tk
'
$798,000
6th to
iilii s i :::! s::: ?;?3?rill:},..34.:....
'E`1i( €'•.«'":•'^'•:°•i?i?i.: .. >';1i`:•:`s;'•''^„:";:•<':::'r•E?Ff?'r:?!:?:,;?:'!:S.a.. • ,.......:..,..:
?? ..�.... ,x....... s i•ix>?3iEYi: F s t+go „ .: _:::???y ? ,
"} �4:p$ is iifi4:3iE:Ei:liE3; slEiFl??ip? p `. }• E?}... Eli?? FF:=5= }: F•i} , L?.?':.Fi? 3ii€ l :.::..
$143 000 -
$992 000 -
s6 21 000
$1,080.000
$1,080,000
$2soz000
4th
6ih to 4th
_ _ .:. ,••",?i?i l iii l E ?€€ < <>s 1s =1'ii'il`=.=.i€i'l l b ....
$1 216.000 $96,000 -
-
-
$1.312,000
$2,872.000
PARKAVENUE NORTH den existing to 5lanes
- - $0
$1.491.000 - -
$t•491,000
$1591,000
$1,491,000
Logan pa ng
O. loth'to 8th wI I�in9)
iEei�'iip?}lyaii?x.!ti?i??sE:?
°'s� �??? :arii•:i:,:: }lill•Y;i?k � €€>`gE: � :::?E �E?,? �:?::::.:: -
ii ':- } :•
Park Avenue North (New 5lanes)
_ -
. 81h.t0 6th (Iran5160ned iO4lanes)
3ilii'ili?.R`<r+�.l3istV V, :L xEiE?'!?iE:!E'?!i f 3 : � {:z;. 2'• 'S:E?::x•:J?z[??::iYi ff .:
� $337,000 •*:?:. . . • 1 :f!{i?:iiii+':i? iir?4i?xi?I:1:tiiCi3i;� }:tl ;•7�E+Ili{;X �}'IF�i;�.•., `..:s.
-
— .- _
_
•
6th to 5th storrravater cods if any road improvements)
$245,000 $582 000
- -
- - -
-
$0
$594,000
NORTH 10th STREET (New 2 lanes, noon s4trkeet parking)
- — $o
— $1z3.000 =
-
$0
$123.000
$594,000
$123•000
1. Park to Logan
_
North 8th Street hosed e )
xpansion to 5 lanes
Garden to Park
mouser to Garden at grade)
_
i!}!; m -? a �] h � ,.x. T :
li?',. ! l:. : i#? y,jf ;?.:••}},}sF.'.xiION- E?F§ '?:X':T:i(:Ex r::?.'•?rxi : y,!x3'r•%':E::>F:x:.
iM Fi?3 .,i,.::i:. <.: �.. ,, a:!::??:. _:,!}f: •^???ii??P�•,.'y.: .!-,^-.{.!! .. .,1.. J..n,lµi:..•:<:: ;.z.: A;.. :.:i:..,ro•p•:
x.E::: i!E:':3-:x .� } x.. i-a::, -:.:x 3•Fi,= =!
:! "Mil Rio ;€€ ' <::;...:....i,....x.:.:.,.....,.......:...::...:,r..-
:...iii ie.'<sx?..!. .::r"o-;%:}; •i e:'•E??:>"?`??i:EF... .:.•f.ii?x:;>?o-=:::
} ..:.: (1 :,::.,::i i::.!::?:::: FStY .:.
3•
$188,000 _
$1.00B 000 s367.o00 W
North 8th Street (Phased expansion to 5 tones)
-
azoT.000
•166
$000
s,:seo;000
$941,000
$,.r3o.000
NORTH 8th STREET (New 2 iahes, no on -sheet parking)
Logan -.q:.
-$918,0003 -
$482.00o
-
$142.000
E1;038,000
-
_
0
$624,1700
_ E1,038,000
0
$624,000
� $1,337,000
W.
Garden to Park
Houser to Garden ""
- - .$0
~ C,' S? 5r:•.':. nr'::":i r M "r ?S7?.; Y :" "r:.z'`? _' € T'x, .: }°x?; ?'!: ?
...
i ' :: ,;rr:?
petted-) - - _ - -
NORTH 6th STREET (No road improvements ctt ex
Cedar venue -
- _ _ -
Stormwaker costs
would be necessary ff any
improvements
to 6th
-
Logan Avenue to Park Avenue
-_
_
_
.
PARK AVENUE NORTH EXTENSION
_-
$384.000
$384,600
p00
$384,000
V.ogan
e a !
Logan Avenue Intersections
an.1/2 Width
2.
Logan at a
Logan et 10th
}r. is};;,:??i-
:xt... ..:.. ,.E.i?i.w..rt.::: r.<. i iif+:a'.•{::? ''i?'rE.r ? E:-?,::si}4!i?!'r-f :?:::'�.:
?--:?x :i::,.;,,,,??? +7 ::_
.._.,.. i .:` .:....:.,.,�oi4aty;: m4`.?ax<.:.x<•::.,.i3ia:?e ?� ;rill}:€€€ill, �i:..:: i .,... �
Logan Full Width
—- -
-
3.
Logan at8th
Logan at 6th
Logan (Park Or) at tialden.»
5796,000 - $b
N. rFl ji'? . Tl 'I1 �'C}}thy rn' tt ';�? 'n":i€rr: ;� q ,<r:} : n;.::: ?: , , $196.000
.. ..:;....:.x.:;->::Fx•,?s::::r,.::i:.:::s':..:::>: •.;xi:`:r;is:•�k ::. } I:.:: t:fj! 5;:,"•.,}w! i"::•`p ": ':?'"E! ' }.:"•;tm?.?..:..
Irt?i'i' ;i �1-1��y�, ,i:?},? ,::?. ?i•::-„•., : ; .:":?-,e':n :.... , g.};; .n, q.s.... , :r,!: a ::a::::=:::,::::.:.:•::::fi}! _: ?? ?i! i
:isWMfH{f}w E "!. !i L.4f:::i:: iiHrFilliEhE. Ni:?S ::..:.¢:.,c:•:.• •:•
. li. .:.:�'.'!y._,::::i l,:iii ii?} �M+i'+4?.s.!YY
10th Street east of Park and 8th Street west of Park- 2 Lanes
fill??i}e^:,:,ii?`!if`•!K iik:Z,ti',l:hffg!i:i n
' } �.fi:'!:iii� x.li ii ill
E',• 1}f:le: !?:Sins :.y..E •JF?{i:Ef:f-:? i:lei: xE;::?!E•}E`e' :,�iy:?:E?,n i` i!:�Fi!}::,i=>!}};•`•?i E:,�?t s31E:.......... a.
$966,000 - -
$914,000 _ _
$660.000 -
_ _ -
19th and 8th Streets - Phased expansion to 5 lanes
— ..
-
_
-
_
$966.000
.$914.000
$66�:OOD
$O
1
002,
. $966.000
$1.110,000
$775,D00
$ 000
$
37.
9-1
Park Avenue Intersections
FR-8TTW—
Park 8t Bthriz:f•x:.t�:.::E•.;:x!i=a9:::
1.
Park at 6th
.,7.Aoyn.'rf !': :i'ii5i
u } 3 kr iau I x cE i:r r::ags : i } "^ #E li?n, „u i!iE�!} ;i}€t0i! fire :'.:
$119.000 - _
_
5119,000
$687.000
Garden Avenue intersections
10th Street 2 lanes $0
- - _
_
$0
$0
9.
��� stIft?.
!iU ri..:.:..: i....:.. ?}}' : I?s"q?i;:e }!?:,:.}!?:ii :: fe.:f:s :...::..:....i ........::.} ?r •..; ..., ,,:.,.:,>:::.,.:
10th and 8th Streets . Phased expansion to 5 lanes
Garden at 8th widened 10 5 Lanes)
- ... w....,-os.: xe•is.. ,..,•xfE.>; .n:f ::.: ''^'"'i}SSrii i,il? Y },+! :..:.:yii?}
_ _ .. f d,,.:::Fi. ,iy:- :z ..:b0
8
-
$792 000 -
_
s792,000
.000
$792,000
Pressure reducing station et West Hill pump
:!< --:: E;=:: ; rr, ::•.::>.;r.•;x :E ,i ::nc *.; sa-:.,,,s r•:s • . 0
• �.,.:r:......... . :: i :. .:... !.:::.
... ... =?5:3!?.:'M:=a;:E:Es:?:::'r r » •.n::F.� I! :}=c:;"•:. �
..,..'.,. •...,x.:s:x:.: 3::<:.r," j`9;'�•r.{{..:.:WFiiEn`ili? :}:F
- - -
-
0
0
Pressure redtrcirig.sta8onsatMrghlarrds
_ ...... :.:x .:$iiiizi•^i.
$O
$200,000
it water s� lo Properties west of Logan
_
- -
_ _
$200.000
$200,000
STORM
- _ $0
- -_ $0
- - -
$138,000
$�•000
Outran #10 (lake WA to Logan
_
- -
$0$0
$O
TOTAL
DMONAL FIXED-COT45,000000
$9.754,005 $2:468.000 $615000$1,408000 $14,245,000
- $918,000
$4,13•o00$_oo0
$1,385,000
$15918.
9,293.0001
$918,00
$33.538.000
WATER -Future Reservoir in Kemiydale 320-zone
nv 1 ea: -wsry segmems may not exam match roadway segnmft Please see bade up sheet ror precise details. Pdrate eerWm are the respora@Isty of are developer.
-- Stonnrrater Op6m 6 uses WMng infrashidure to-OubW 13 on Johru Creek and therefore n MA- rrWrrWr*V e!dsting encun brans, pddNonal Slormwater costs may be necessary in District 1.
3lanes lanes from Logan and the 5lanes from Park and the Warnate Logan Avenue Lxdldout Pat* Is than AIMMOd to r!anowdown to ascent w1dM alter, Garden►
-'-- Roadway assumed to t o nsMon back to original width at Houser Way. Therefore, no *dersectIon costs estimated.
-= Not relevant to Mat pfmsh Bmerrame
Mrict 1 Is.d-MM into twocar}bdlsMds.WIN" WxMc 1. estimated Subdlstfid 1A hf mVucttm ms s are shaded. Srrbdl;blct 18 casts ate riot shaded.
r: ;_j \lJ
` I LOT 8
eg
''•'.;;,i':;�j•,'�.';e%,• .v — ELNO97 BF
RTN
AO K
' t r
' AREA ! I Iwo A I LOT a
:��> �'% • l:'�iEcr FARO8L SOVTH
UT,Lw $F
10.47 AC
• ram. * _.. ��; '
..'MS -:ram+!+•: �,.
aijj
+ I
_.
rD
ykfir`VQFND
i e j j1 p �I t ❑ 4 t .. .
c1 " pww PAW.
emmmm TO
mm Rio
rc w S }yt'�►JI �_ 1
' supra le
now mm
C3I
x2. �•,•t?Si_"iY.' Itn• '' t i' ,�3' .-ti'�1=.:, riff=] I'1,n.,-� i -1 Rp1m SE 1 LOOM
,
• ...:� �..��_Rf::) ..ems •_•...-.:�.... _.. _. _ ,. (
.;�'i .",,. � ,'' �a_,t__�t'.�17 ❑ '�( ill jl �.,y.. ;l.__._..__.' }
„ CJ
.:•d: A::� �; '�-"•{�j N �i_r.� ,,� rt lima C ❑
non
NOTE-Z�, a.uuoea+.+
aa' as 1. MU IS AVM= FgILOW G ffAt GMAM OF PAW asm"ft.K a» Ew
"ram AVENeE. AREA SN " R�NglM N TM AM swllk »�Mqm aF,� t
PLAN VIEW _ swt W nu. GLgAA1NN Nlt ARO1 A / leT S MW K aymseraeao arwa'eerosx
saut .1". too'-o O fA)kEABEq �OGCi
PROPOSED ARTERIAL'RIGHT OF WAY
TO SUPPORT DLSTR.IGT '(FEO
XH11T 10
.tr
11 will
i
c
TYPICAL SECTION 1: PARK .AVENUE NORTH
FROM PROPOSED LOGAN AVENUE TO NORTH 8TH STREET
4 LANES OF TRAFFIC°'WITH A MEDIAN/TURNING LANE
60' E70MO- .
_ �-1W EfMW ROADWAY
fflf-�
li�l
.. - PARKMOSAIM MEDIAN/ �TRIAFFIC+iRAFFlC•--•PARKIN
6.8' TREESE4
NE TURNINO LANE LANE LANE 9. EWALK, WIIN;ORA= - WIiN I
V71LIt1ES ice,
RIOW OF WAY WIDrX -
° $' 's' 32' PARTIAL BUILDOUT
SCALE: (SAME AS FULL BUILDOUT)
NOTE:
SECTIONS ARE DRAWN. IN ACCORDANCE WITH THE
KING COUNTY ROAD STANDARDS AND THE CITY OF
RENTON STREET STANDARDS
ALL ROADWAY SECTIONS ARE ILLUSTRATIVE
EXHIBIT 10A
w Consulting Engineers
101 Stewart street Suite 800
Seattle Washington 98101
(206) 382-0600 Fax (206) $82-0500
10 NOVEMMER 2003
s
TYPICAL SECTION 2: PARK AVENUE SOUTH
FROM NORTH STH STREET TO NORTH 6TH STREET
4 LANES OF TRAFFIC WITH A MEDIAN/TURNING LANE
79' f%ISTNO
AVENUE RIGHT
69' EXISTNO
o ,AVENUE REA
Ir NCDIAN% RD
T%mrm%o uNE
mom
%r �r ,r
mmr
5.6'
V' c LANE TURNNO UNE �LANEc TRAM(
S' TREES %NTH CRATES TREES %NTH
SIDEWAT� -
vmITIE
' RIOHT OF WAY WID^I
° 8' 32' PARTIAL BUILDOUT
SCALE: 1"=16' (:SAME AS FULL BUILDOUT)
NOTE:
SECTIONS ARE DRAWN IN ACCORDANCE W17H THE
KING COUNTY ROAD STANDARDS AND THE CITY OF
RENTON STREET -STANDARDS.
ALL _ROADWAY SECTIONS ARE ILLUSTRATIVE
ION NEW
ROADWAY AND
APE
c"31RUSCC ON
EXHIBIT 10B
® Consulting Engineers
101 Stewart Street Suite 800
Seattle, Washington 98101
(206) 382-0600 Fax (206) 382-0500
10 NOVEMBER 2003
TYPICAL SECTION 3,00-LOGAN. AVENUE NORTH
I .. - I ., . EXHIBIT 10C
2 LANES OF TRAFFIC WITH A TURNING LANE
PARTIAL BUILDOUT
TO. SUPPORT -SOB.DISTRICT. 1A
0 8, 16'.
SCALE: 1"-16' 7 Consulting Engineers
NOTE 101 Stewart Street Suite 800
SECTIONS ARE DRAM IN ACCORDANCE WITH THE
KING COUNTY ROAD STANDARDS AND THE C17Y OP Seattle. WashIngton 98101
RVTON STREET STANDARD& (206) 382-0600 Fax (206) 382-0500
ALL ROADWAY SECTIONS ARE ILLUSTRATIVE 10 NOVEMBER 2003
I
TYPICAL. SECTION 5: NORTH 8TH STREET
2 LAM OF TRAFFIC WITH A -MEDIAN iTU.RNIN.Q LANE
ve Ir III
MMIAN/ —"AMC--J—TRAML1
ANING LANE LANE LANE
TREES ViTm
4S.V - ROADWAY CONSTRU0II0
TO SUPPORT SUBDISTRICT. Is
RMKV OF WAY
PARTIAL BUILDOUT*
TO SUPPORT SUBDISTRICT 1B
0 8 16, 32,
60m-mi - I
SCALE: 1"-16'
NO
SECTIONS ARE DRAWN IN ACCORDANCE WITH P-E
KING COUNTY ROAD STANDARDS AND THE CITY OF
REN70N STREET STANDARDS
ALL ROADWAY SECTIONS ARE ILLUSTRATIVE
EXHIBIT 10D
Consulting Englneers
101 Stewart Street Sulte 800
Seattle. Washington 98101
(206) 382-0600 Fax (206) 362-0500
10 NOMBER 2003
I
TYPICAL SECTION 7: N0:RTH 10TH STREET
2 LANES OF TRAFFIC WITH A MEDIANITURNING LANE
PARTIAL BUILD.OUT
TO SUPPORT SUBDISTRICT .1A
0 8' 16' 32'
SCALE: 1 "-16'
NO
SECTIONS ARE DRAWN IN ACCORDANCE WITH THE
KING COUNTY ROAD STANDARDS AND THE CITY OF
RENTON STREET STANDARDS.
ALL ROADWAY SECTIONS ARE ILLUSTRATIVE
EXHIBIT 10E
Consulting Engineers
101 Stewart Street. Suite 800
Seattle. Washington 98101
(206) 382-0600 Fax (206) 382-0500
10 NOVEMBER 2003
Return Address
Office of the City Clerk
Renton City Hall
1055 South Grady Way
Renton, WA 98055
20031210001637,
CITY OF RENTON AG
KING COUNTY, WA
Document Title(s) (or transactions contained therein):
1. Development Agreement for Renton Plant Redevelopment
Reference Number(s) of Documents assigned or released:
(on page _ of documents(s))
Grantor(s) (Last name first, then first name and initials):
1. The Boeing Company
Grantee(s) (Last name first, then first name and initials):
1. City of Renton
Legal description (abbreviated: i.e. lot, block, plat or section, township, range)
Portions of Renton Farm Plat, Renton Farm Plat No. 2, Plat of Sartorisville, Renton Boiler Works Short Plat,
Renton Farm Acreage Plat, City of Renton Short Plat, C.H. Adsit's Lake Washington Plat, and Government
Lots 1, 2, and 3 — STR 082305 TAXLOT 55 PCL 1 BOEING, STR 082305 TAXLOT 115 PCL 2 BOEING,
STR 082305 TAXLOT 880 PCL 3 BOEING, STR 082305 TAXLOT 19 PCL 4 BOEING, STR 082305
TAXLOT 9 PCL 5 BOEING, STR 082305 TAXLOT 37 PCL 6 BOEING, STR 082305 TAXLOT 105 PCL
7 BOEING, STR 082305 TAXLOT 152 PCL 8 BOEING, STR 072305 TAXLOT 1 PCL 9 BOEING, STR
072305 TAXLOT 46 PCL 10 BOEING, STR 082305 TAXLOT 11 PCL 11 BOEING, STR 082305
TAXLOT 187 PCL 12 BOEING, STR 082305 TAXLOT 79 PCL 13 BOEING,
STR 072305 TAXLOT 100 PCL 14 BOEING, STR 082305 TAXLOT 204 PCL 15 BOEING.
0 Full legal is on pages through of document.
Assessor's Property Tax Parcel/Account Number
Portions. of the following: #756460-0055-04, #722300-0115-08, #722400-0880-00, #082305-9019-00,
#082305-9209-00,#082305-9037-08,#722300-0105-00,#082305-9152-07,#072305-9001-01,#072305-
9046'08, #082305-9011-08, #082305-9187-06, #082305-9079-07, 4072305-9100-01, #082305-9204-05.
[/BOEING Dev Agreement 11-24-03.docj
11/24/03
J
DEVELOPMENT. AGREEMENT BETWEEN
THE BOEING COMPANY AND THE CITY OF RENTON
FOR REDEVELOPMENT OF A PORTION OF THE BOEING RENTON
AIRCRAFT MANUFACTURING FACILITY
I. PREAMBLE
This DEVELOPMENT AGREEMENT ("Agreement") between THE
BOEING COMPANY ("Owner" or "Boeing"), a Delaware corporation, and the CITY
OF RENTON ("Renton"), a municipal corporation of the State of Washington, is
entered into pursuant to the authority of RCW 36.70B.170 through .210, under which
a local government may enter into a development agreement with an entity having
ownership or control of real property within its jurisdiction.
II. RECITALS
A. Owner owns approximately 280 acres of real property, known as the
Boeing Renton Aircraft Manufacturing Facility ("Renton Plant" or "Plant"), located
in Renton, King County, Washington, as more particularly described in Exhibit 1,
attached. Since the early 1940s, the Plant has been used to manufacture military and
commercial airplanes.
B. The majority of the Renton Plant site has historically been zoned for
heavy industrial use and has, for several years, been designated Employment Area -
Industrial by the Renton Comprehensive Plan. Since 2000, a parcel along the Plant's
eastern boundary has been zoned IH and designated by the Comprehensive Plan as
Employment Area -Transition (Interim) and a nearby parcel has been zoned CO and
designated by the Comprehensive Plan as Employment Area -Office.
C. In 2002, Owner informed Renton of its plan to consolidate its Renton
Plant operations to the site area west of Logan Avenue, an effort commonly known as
the "Move -to -the -Lake." Move -to -the -Lake is, among other things, intended to
release underutilized land as surplus for eventual sale and redevelopment.
D. To provide certainty and efficiency to Owner with respect to further
development of the Renton Plant for airplane manufacturing purposes, to encourage
continued airplane manufacturing by Owner at the Renton Plant, and in anticipation
of potential future redevelopment efforts, Owner and Renton entered into a
Development Agreement ("2002 Agreement") on June 28, 2002, by Resolution
[/BOELNG Dev Agreement 11-24-03.doc] 11/24/03
Page 1
No. 3568 which, among other things, established baseline trip counts,
redevelopment credit and vesting of land use regulations under certain circumstances
for ongoing Renton Plant operations and potential redevelopment.
E. Based on further discussions between Owner and Renton regarding
potential opportunities for redevelopment of the Renton Plant site, in phases, over
time, Renton resolved, by Resolution 3589, on October 14, 2002, to conduct
environmental review in the form of an environmental impact statement ("EIS")
pursuant to the State Environmental Policy Act ("SEPA") of (a) potential alternatives
for redevelopment of all or a portion of the Renton Plant site and (b) related public
infrastructure. Resolution 3589 also established a conceptual public/private
framework for the eventual mitigation of the impacts of Renton Plant redevelopment
on transportation infrastructure and public services.
F. On December 4, 2002, Owner and Renton entered into an agreement
concerning the funding and construction of the extension of Strander Blvd. across
Owner's Longacres property ("Strander Agreement"). Among other things, the
Strander Agreement establishes a $1.7 million transportation mitigation credit to
Boeing that may be used to pay for transportation improvements needed to support
development of Owner's properties located in Renton.
G. On December 16, 2002, Owner submitted an application to Renton for
amendment of the Comprehensive Plan designation applicable to the Renton Plant site
("Comprehensive Plan Application") from IH to Employment Area — Transition
("EAT"). Renton elected to designate the area under a new Comprehensive Plan
designation and combine the Comprehensive Plan Application with amendments
proposed by Renton to the zoning text, zoning map and development standard for the
Renton Plant site
H. On December 20, 2002, Renton imposed, by Resolution 3609, a
Moratorium on development in areas of Renton, including the Renton Plant, zoned
IH. One stated reason for the Moratorium was Renton's desire to "provide adequate
time for Renton staff to prepare and present proposed changes to the Comprehensive
Plan and zoning" of those areas zoned heavy industrial (IH).
I. On January 13, 2003, the City Council held a public hearing on the
Moratorium. At the request of the Boeing Company, Renton amended the
Moratorium to allow Boeing to consolidate its facilities within the Renton Plant.
After the January 13, 2002 public hearing, the Renton City Council adopted
Resolution 3613 which continued the Moratorium in those areas of Renton zoned
[BOEING Dev Agreement 11-24-03.doc] 11/24/03
Page 2
heavy industrial (IH), but also agreed to support Boeing's "Move -to -the -Lake"
including any required building modification or construction.
J. On June 9, 2003, the City Council amended the Moratorium for a
second time by the adoption of Resolution 3639. Resolution 3639 lifted the
Moratorium over I-H zoned areas located within the Employment Area -Valley
Comprehensive Plan designation. The Renton Plant is the only I-H zoned property of
any significant size that continues to be bound by the Moratorium, which is scheduled
to expire on December 2, 2003.
K. On March 4, 2003, Renton's Environmental Review Committee
("ERC") adopted a determination of significance for the Proposal. Renton issued a
Scoping Notice and Scoping Document for the EIS on March 10, 2003. On March
25, 2003, a public scoping meeting was held to receive written and oral comments on
the proposed scope of study. A Draft Environmental Impact Statement (DEIS) was
issued by the ERC on July 9, 2003. A public hearing was held on July 30, 2003. A
thirty day comment period on the DEIS was closed on August 8, 2003. The Final EIS
was issued on October 21, 2003.
L. Portions of the Proposal were the subject of a Renton Planning
Commission hearing held November 12, 2003; the Proposal and related modifications
to Renton's existing parking. code, site development plan review ordinance, and
binding site plan ordinance were the subject of the City Council Hearing held on
November 17, 2003. The City Council adopted all by ordinance on November 24,
2003.
M. Owner has determined that the portions of the Renton Plant Site known
as Lot 3 and the 10-50 site will become under-utilized at the completion of Move -to -
the -Lake. Consequently, those portions of the Plant may be surplused and made
available for sale, in the near future.
IN LIGHT OF THE FOREGOING, and because successful redevelopment of
all or portions of the Renton Plant site will be of long-term benefit to both Renton and
Owner, Renton and Owner do hereby agree as follows:
III. AGREEMENT
1. Definitions
1.1 Arterial Roads means the primary public roads supporting District 1 and
2 Redevelopment, as diagrammed in plan and section and described on Exhibit 2
[/BOEING Dev Agreement 11-24-03.doc] 11/24/03
Page 3
attached, with typical sections of the individual Arterial Roads shown in Exhibits 2A
through 2E (herinafter collectively referred to as Exhibit 2).
1.2 Boeing means The Boeing Company, a Delaware corporation, and
related or subsidiary entities.
1.3 Design Guidelines means the Urban Center Design Overlay Regulations
established by Renton to supplement the Development Regulations with respect to the
design of certain uses permitted within the UC-N zone.
1.4 Development Regulations means those portions of the Renton
Municipal Code (RMC) zoning provisions that govern certain aspects of site planning,
building design, landscape requirements and other elements of development within a
given zone.
1.5 District 1 means that area of the Renton Plant Site located east of Logan
Avenue, as designated on Exhibit 3 attached.
1.6 District 2 means that area of the Renton Plant Site located west of
Logan Avenue, as designated on Exhibit 3.
1.7 Economic Benefit Analysis means the calculation of estimated one time
and recurring revenues and jobs generated by a proposed Redevelopment project.
1.8 Franchise Utilities means electricity, natural gas, telecommunications,
and other utilities not provided by Renton.
1.9 Interchanges mean access points from Renton roadways to and from
Interstate 405.
1.10 Intersections mean the general areas where two or more roadways join
or cross, including the roadways and roadside facilities for traffic movement within
them.
1.11 Land Use Policies and Regulations means Renton Comprehensive Plan
policies, Development Regulations and Design Guidelines.
1.12 Local Roads means all on -site roads that are not Arterial Roads and that
are necessitated by Redevelopment.
1.13 Off -Site Intersections means intersections not included within District 1
or District 2.
[BOEING Dev Agreement 11-24-03.doc]
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�ti
1.14 On -Site Intersections means the intersections shown on Exhibit 4.
1.15 Owner means Boeing and any transferee or successor -in -interest of all
or any portion of the Renton Plant.
1.16 Proposal means, collectively, Owner's Comprehensive Plan Application
and related zoning and Development Regulation amendments proposed by Renton.
1.17 RMC means the Renton Municipal Code.
1.18 Redevelopment means construction of improvements to the Renton
Plant for uses other than airplane manufacturing or uses supporting or associated with
airplane manufacturing.
1.19 Renton Plant Operations means airplane manufacturing and supporting
or associated uses conducted on the Renton Plant Site.
1.20 Renton Plant Site means District 1 and District 2, collectively, as shown
on Exhibit 3.
1.21 Site Plan Process means the master planning and site plan requirements
of the RMC applicable to Redevelopment within the UC-N zone.
1.22 Subdistrict IA means that portion of District 1 commonly known as
Parking Lot 3 and the 10-50 Building as shown on the Subdistrict IA Conceptual
Plan.
1.23 Subdistrict I means that portion of District 1 commonly known as the
10-80 site, Lot 10, and other Boeing -owned parcels east of Logan Avenue and south
of 8t' Street.
1.24 Subdistricts means Subdistrict IA, Subdistrict 1B, and District 2,
collectively.
1.25 Utilities means water, sewer and stormwater system improvements that
serve the Renton Plant Site.
2. Basis of Agreement
2.1 Intent
This Agreement establishes certain roles and responsibilities for the potential
phased Redevelopment of all or a portion of the Renton Plant Site, including but not
[/BOEING Dev Agreement 11-24-03.doc] 11/24/03
Page 5
limited to Renton commitments for corresponding potential funding and construction
of certain public infrastructure improvements benefiting the Renton Plant Site and the
community at large and Owner commitments to participate in the funding of certain
public improvements, to fund all private aspects of Redevelopment, and to redevelop
the Renton Plant Site consistent with applicable Land Use Policies and Regulations.
2.2 SEPA Decision Document
This Agreement is entered into in lieu of a SEPA "Decision Document" and, as
such, establishes all SEPA-based conditions necessary to mitigate potential adverse
impacts of the Proposal, and Renton's approval of the Subdistrict 1 A Conceptual
Retail Plan.
3. Redevelopment Planning
Redevelopment of the Renton Plant Site may occur incrementally starting with
properties within Subdistrict IA. Conceptual planning for the possible surplus and
sale of property will occur in three areas of the Renton Plant Site, Subdistrict 1 A,
Subdistrict 1B, and District 2, as illustrated in Exhibit 3. Conceptual planning,
pursuant to the requirements of this Agreement, will be supplemented by master
planning and site planning pursuant to the requirements of RMC 4-9-200.
3.1 Conceptual Plan
At the time at which Owner wishes to subdivide, develop, sell, or otherwise
alter any property within the Subdistricts for uses not related to airplane
manufacturing or supporting uses, it will submit to Renton a Conceptual Plan
including:
3.1.1 A narrative describing the conceptual Redevelopment proposal
and its relationship to the Renton's Comprehensive Plan Vision and Policies for the
Urban Center —North;
3.1.2 The estimated timing and sequencing of property surplus and sale
(if applicable);
3.1.3 A description of the proposed uses including the general mix of
types, estimated square footage of each building and parking for each structure,
heights and residential densities;
3.1.4 The general location of use concentrations (i.e., residential
neighborhoods, office or retail cores, etc.);
[/BOEING Dev Agreement 11-24-03.doc] 11/24/03
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3.1.5 Vehicular and pedestrian circulation that includes a hierarchy and
general location of type, including arterials, pedestrian -oriented streets, other local
roads and pedestrian pathways;
3.1.6 General location and size of public open space; and
3.1.7 An economic benefit analysis demonstrating the conceptual
development's anticipated economic impact to local, regional and state governments.
3.2 Conceptual Plan Approval
Owner will submit the Conceptual Plan to the City Council for approval. The
Council will base its approval on the proposed Conceptual Plan's fulfillment of the
adopted Comprehensive Plan Vision and.Policies for the Urban Center —North.
3.3 Subsequent Land Use Approvals
Renton will evaluate all subsequent development permit applications within
the Subdistricts based on consistency with the approved Conceptual Plan. The process
for subsequent master plan and site plan approval is outlined in RMC 4-9-200.
3.4 Modifications to Approved Conceptual Plans
3.4.1 Modifications to an approved Conceptual Plan may be made after
an administrative determination of the significance of the proposed modification.
3.4.2 Minor modifications to an approved Conceptual Plan may be
approved administratively as long as the proposed modifications remain consistent
with the spirit and intent of the adopted Plan.
3.4.3 If it is determined that a proposed modification is inconsistent
with the spirit and intent of the adopted Conceptual Plan, or if an entirely new
Conceptual Plan is proposed, City Council approval is required.
3.5 Subdistrict 1A Conceptual Retail Plan
Owner has produced a Subdistrict 1 A Conceptual Retail Plan, attached as
Exhibit 5, that meets the requirements of Section 3, outlining proposed
Redevelopment of Subdistrict IA. By adoption of this Agreement, the City Council
approves this plan as the Conceptual Plan for Subdistrict 1A.
3.5.1 The Subdistrict 1 A Retail Conceptual Plan includes development
of approximately 450,000 sq. ft. of large- and medium -format retail stores and
[/BOEING Dev Agreement 11-24-03.doc] 11/24/03
Page 7
approximately 110,000 sq. ft. of small retail shops, as well as potential locations for
structured parking and upper story multi -family residential units or office uses.
3.5.2 An Economic Benefit Analysis for Subdistrict 1 A of the
Redevelopment, attached as part of Exhibit 5, demonstrates that the Subdistrict I
Retail Conceptual Plan, which is forecast to produce estimated revenues to Renton of
approximately $1.2 million in one-time, construction related revenues and an
escalation to approximately $1.5 million in recurring annual revenues to support
Subdistrict IA Retail Redevelopment beginning in 2009, demonstrates revenues
sufficient to fund Renton's obligation to construct public infrastructure supporting
Subdistrict I Retail Redevelopment subject to Section 4, below.
3.6 Additional Planning Applicable
Owner acknowledges that additional site planning based on the requirements of
the RMC will be required for potential Redevelopment within the Subdistricts. For
example, should Subdistrict 1 A be further divided by short plat, lot boundary
adjustment or otherwise, master planning and site planning for each parcel and
building site pursuant to RMC 4-9-200 would be required.
4. Infrastructure Required to Support Redevelopment
Transportation and trunk utilities anticipated to be necessary to support
Redevelopment and the manner in which each will be funded and developed are
discussed below. Exhibit 2 generally illustrates each segment of Arterial Roads.
Exhibits 6A, 6B, 7, 7A, 7B and 8 illustrate supporting trunk utilities. Exhibit 9
describes infrastructure components and corresponding anticipated cost.
4.1 Transportation Improvements
4.1.1 Arterial Roads Required at Full Build Out
The parties agree that the Arterial Roads diagrammed on Exhibit 2 and listed
on Exhibit 9, will be necessary to support full redevelopment of the Renton Plant Site,
including District 2, assuming an intensity of total site Redevelopment no greater than
Alternative 4 studied in the EIS.
4.1.2 Subdistrict 1A Arterial Roads
The parties agree that the Arterial Roads or portions thereof diagrammed on
Exhibit 10 as District 1, Subdistrict I roads and listed by segment on Exhibit 9 are
anticipated to be necessary for full Subdistrict 1 A Redevelopment.
[/BOEING Dev Agreement 11-24-03.doe] 11/24/03
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4.1.3 Subdistrict 111 Arterial Roads
The parties agree that the Arterial Roads or portions thereof diagrammed on
Exhibit 10, with typical sections of the individual Arterial Roads shown in Exhibits
l0A through l0E (hereinafter collectively referred to as Exhibit 10) as District 1,
Subdistrict I and listed by segment on Exhibit 9 are anticipated to be necessary for
full Subdistrict 113 Redevelopment.
4.1.4 Other Arterials
The cost of required improvements to arterial roads not addressed by this
Agreement will be paid by property owners or developers benefited by the
improvement based on a fair share allocation of total cost.
4.1.5 Arterial Road and Other Public Infrastructure
Funding
4.1.5.1 Renton agrees to design and construct the Arterial Roads
and certain other elements of public infrastructure specified below at Renton's sole
cost and expense; provided, that Renton will rely on revenues from sales tax on
construction, increased sales tax from Redevelopment improvements and the property
tax and other revenues generated by Redevelopment to fund its share of the public
infrastructure anticipated under this Agreement.
4.1.5.2 Renton will retain one-third (1/3) of the collected tax and
other revenues generated by Redevelopment, and will set aside the remaining two-
thirds (2/3) for infrastructure improvements anticipated in this Agreement as
necessary to timely support Redevelopment within the Subdistricts.
4.1.5.3 Renton intends to utilize limited tax general obligation
debt to fund Arterial Roads and other public infrastructure under this Agreement, to
be paid for by revenues generated by Redevelopment pursuant to the terms of
Section 4.1.5.1. For example, $12,000,000 in bonds would require approximately
$1,000,000 per year in debt service for a 20-year bond at 5% interest. Similarly,
$7,500,000 in bonds would require approximately $625,000 per year in debt service
and $4,000,000 in bonds would require approximately $333,000 in debt service.
4.1.5.4 Should tax revenues fall short of those necessary to timely
install all infrastructure improvements required for a particular Redevelopment
project, Renton may delay infrastructure construction until the tax revenue shortfall is
remedied.
[BOEING Dev Agreement 11-24-03.doe] 11/24/03
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4.1.5.5 In the .event of an infrastructure delay, Renton will
immediately notify Owner and (if Owner is a non -Boeing entity) Boeing of its need to
delay and representatives of the parties will meet to discuss a cure, which may include
(at Owner's or Boeing's option) the provision of alternative financing pursuant to
Section 5 of this Agreement.
4.1.6 Arterial Rights of Way
4.1.6.1 Owner agrees to dedicate, at no cost to Renton, the land
necessary for the rights of way described in Exhibit 2, at the time that land on which
the rights of ways are located is sold; provided, that (a) Renton may request earlier
dedication, which Owner may approve in its sole discretion, which approval shall not
be unreasonably withheld, and (b) easements or license agreements will be provided
by Renton to Boeing, as Boeing deems necessary, to allow continued operation of
facilities within the right of way that support Renton Plant Operations. That is, the
parties intend that, if approved, such early dedication would not result in additional
cost to or dislocation of Renton Plant Operations.
4.1.6.2 Should there be Owner buildings located in the rights of
way, it shall be the responsibility of Owner to, at such time as the road needs to be
constructed, and upon Renton's request, (a) demolish such buildings and (b) cap and
abandon any underground facilities that would interfere with Renton's use of the
dedicated property for right of way purposes.
4.1.6.3 Park Avenue is constructed asymmetrically within the
current right of way. Expansion of Park Avenue anticipates use of the existing road.
Some additional realignment may be necessary to connect Park Avenue to Logan.
Owner will dedicate the necessary right of way to realign Park Avenue to provide
symmetrical right of way and as anticipated for expansion under Exhibit 2. Renton
will vacate any excess right of way created by such realignment, at no expense to
Owner. Should Owner have a building occupying property that would need to be
dedicated to Renton for right of way, then Owner shall grant the right of way, except
for the portion occupied by the building. In such case Owner will reserve the right of
way for Renton, and provide the dedication at no cost to Renton when the building is
demolished.
4.1.6.4 Renton shall not vacate any right of way dedicated by
Boeing necessary to serve Redevelopment, until redevelopment is complete or upon
the approval of Boeing and Owner.
[BOEING Dev Agreement 11-24-03.doe] 11/24/03
Page 10
4.1.7 Design Fund and Timing
4.1.7.1 Renton agrees, within 30 days of the date of this
Agreement, to earmark $1.5 million for funding of Arterial Road design and
engineering ("Arterial Road Design Fund" or "Fund"). The Fund will be utilized, as
needed, to ensure that design and engineering of the Arterial Roads occur in
collaboration with Owner and sufficiently in advance of Redevelopment project
construction to produce needed Arterial Roads in time to serve such Redevelopment.
The parties agree that Renton shall begin the consultant selection process for design
of Arterial Roads within 30 days of the date of this Agreement.
4.1.7.2 With respect to Subdistrict 1 A Arterial Roads, Renton will
begin design, through its consultant, of the intersection of Park and Logan as the first
task of the consultant selected pursuant to Section 4.1.7.1. This early design shall be
completed as soon as reasonably possible for the purpose of defining the location and
extent of the needed right of way of the intersection of Park Avenue and Logan
Avenue. Owner and Renton will consult on a right of way definition sufficient to
permit Owner to establish its property lines for purposes of sale.
4.1.8 General Construction Timing
Construction of all or portions of Arterial Roads required for each increment of
Redevelopment will occur based upon (a) need for that portion of the Arterial Road as
demonstrated by a SEPA environmental checklist prepared for that increment of
Redevelopment, a traffic study, or other documentation agreed to by the parties, and
(b) a construction schedule established by Renton and approved by Owner to ensure
final completion of such Arterial Roads, for each increment of Redevelopment, prior
to issuance of the first occupancy permit for that increment; provided, that if such
Arterial Road construction is not timely completed, Renton shall identify and
construct, at its cost, mutually acceptable interim access.
4.2 Intersections
4.2.1 On -Site Intersections
The cost of On -Site Intersections will be paid by Renton according to the
principles set forth in Section 4.1.5, except that Owner will pay (a) the cost of left turn
lanes necessary to provide access to Redevelopment and (b) that portion of the cost of
the traffic signal necessary to support left turn movements.
[BOEING Dev Agreement 11-24-03.doel 11/24/03
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4.2.2 Off -Site Intersections
The cost of Off -Site Intersections will be paid jointly by the parties in shares
proportionate to the amount of predicted traffic using the development and the amount
of predicted traffic that is general pass -through traffic. These traffic predictions will
be made by use of a mutually acceptable traffic forecasting model. Owner's
contribution will be proportionate to the percentage of the traffic trips using the
development, and Renton's contribution will be proportionate to the percentage of the
traffic trips that are general purpose pass through trips.
4.2.3 Boeing Trip Allocation
Boeing agrees that it will allocate up to 1,500 of the "baseline trips"
established by the 2002 Agreement for Redevelopment of District 1. It is understood
that this Agreement is based upon reallocation of up to 1,500 trips in order to mitigate
or minimize the need for additional transportation improvements. The method, timing
and distribution of each trip shall be at Boeing's sole discretion. If, however, Boeing's
reservation of all or a portion of the 1,500 trips results in the need for transportation
improvements that would have been otherwise unnecessary, Boeing will bear the cost
of those improvements.
4.3 Interchanges
The parties agree to collaborate on lobbying and other efforts to receive state
and federal funding of I-405 interchange improvements that benefit Redevelopment.
4.4 Local Roads
Owner agrees to pay for all Local Roads required for Redevelopment.
4.5 Transportation Mitigation Fees
Renton agrees that Renton transportation mitigation fees assessed as mitigation
for Redevelopment will be used to fund off -site improvements, required to support
Redevelopment, in proportionate share of the cost of such improvements.
Notwithstanding the foregoing, transportation impact fees shall not be devoted to On -
Site Improvements or for site access improvements required by Redevelopment, such
as left turn lanes on periphery streets.
4.6 Strander Agreement Transportation Mitigation Fee Credits
The parties acknowledge that, at Boeing's sole discretion, all or a portion of
the reserve account established by the Strander Agreement may be utilized to pay for
[BOEING Dev Agreement 11-24-03.doc] 11/24/03
Page 12
all or a portion of Boeing's transportation obligations associated with Redevelopment,
except that such credit may not be applied to reduce Boeing's share of the On -Site
Intersection improvements addressed by Section 4.2.1.
4.7 Water
4.7.1 Renton shall, according to the principles set forth in Section
4.1.5, install water lines to support redevelopment in coordination with the
construction of Arterial Roads.
4.7.2 Water lines installed shall be consistent with the "Option 1" plan
provided by Renton's Department of Planning, Building and Public Works, described
on Exhibits 6A and 613, attached.
4.7.3 Owner and Renton will work together to create a water plan to
ensure provision of adequate routine (non -emergency) water and emergency water,
including fire flow protection, to the Renton Plant Site, for continued Renton Plant
Operations and for Redevelopment, including but not limited to an agreement that
water for Renton Plant Operations will be of adequate pressure, quantity, quality and
have required system redundancy.
4.8 Stormwater Conveyance
Renton shall, according to the principles set forth in Section 4.1.5, install a
stormwater drainage and collection system to support Redevelopment, in coordination
with the construction of Arterial Roads. The system to be installed is referred to as
Option 1 B in Exhibit 7, which anticipates reuse of a portion of the Boeing stormwater
drainage and collection system. The segment lengths, type of improvement, needed
right of way, length of laterals and estimated costs of these segments is set forth in
Exhibit 7A. If all or a portion of Boeing's stormwater drainage and collection system
is used, Boeing agrees to grant Renton an easement for maintenance, repair and
replacement of that system and title to the stormwater drainage and collection system
being used by Renton.
4.9 Sanitary Sewer
4.9.1 Renton shall, according to the principles set forth in Section
4.1.5, install sewer main lines to support redevelopment, in coordination with the
construction of Arterial Roads.
[BOEING Dev Agreement 11-24-03.doe] 11/24/03
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4.9.2 Sewer main lines shall be installed consistent with the proposed
plan provided by Renton's Department of Public Works, described on Exhibit. 8,
attached.
4.10 Franchise Utilities
Provision for Franchise Utilities must be made, in conjunction with installation
of the Arterial Roads. Franchise Utilities and Owner shall bear the cost of any out-of-
pocket design costs, extra trenching, conduit, sleeves or other installations to provide
for Franchise Utilities. Owner and Renton agree to reuse existing assets, if both
parties agree that such reuse is feasible.
5. Alternative Financing
5.1 Triggering Events
Should Renton be unable to timely fund public infrastructure improvements or
should Owner or Boeing (if Owner is a non -Boeing entity) determine that it requires
construction of all or a portion of public infrastructure for Redevelopment on a
schedule more expedited than this Agreement provides, then, subject to the provisions
of Section 5.1 hereof, the parties hereto agree that, Owner or Boeing may choose, at
its sole discretion, to provide alternative financing for all or a portion of public
infrastructure by one of the following means:
5.2 Potential Alternative Financing Methods
5.2.1 Owner or Boeing or some other party may build all or a portion
of the Arterial Roads and other infrastructure improvements described in Section 4 of
this Agreement and sell all or any portion of the public infrastructure to Renton or
other applicable governmental authority pursuant to a conditional sales contract, lease
purchase or installment purchase arrangement or similar method, the effect of which
shall be to cause the lease or purchase payment obligation to qualify as a promise to
pay within the meaning of Section 103 of the Internal Revenue Code of 1986, as
amended.
5.2.2 Renton, or some other governmental authority, may issue
revenue bonds if and to the extent that the property to be financed is to be included in
a utility, system or similar enterprise with respect to which revenues are expected to
be available for the ultimate repayment of the capital cost of such property.
[BOEING Dev Agreement 11-24-03.doe] 11/24/03
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5.2.3 Renton may issue such other or further debt or other obligations,
including any tax increment obligations, which Renton is now or hereafter legally
authorized to issue.
5.2.4 To the extent that any alternative financing may be structured in
a manner which will permit nationally recognized bond counsel to opine that the
interest on any obligation is excludable from gross income of the holder of any
obligation for federal income tax purposes, then Renton and Owner or Boeing
covenant and agree to cooperate in good faith to structure the alternative financing in
such manner.
5.3 Repayment
5.3.1 In the event that Owner or Boeing exercises its right of
alternative financing pursuant to Section 5.1, the parties shall cooperate in good faith
to enter into an agreement, pursuant to which the parties shall identify any and all
fees, user charges, revenues, taxes and other benefits which are expected to result
directly or indirectly, either from the public infrastructure so constructed or acquired
or from the transactions contemplated hereby, in order to determine the aggregate
benefits to Renton and any other funds that Renton may obtain from other
governmental authorities.
5.3.2 The parties agree that they shall, to the maximum extent not
prohibited by law, directly or indirectly allocate two-thirds (2/3) of such taxes,
revenues and other benefits identified in 5.3.1, over time, to pay amounts due with
respect to alternative financing, or to reimburse Renton or related governmental
authority therefor. To the extent that such benefits are not permitted by law to be
directly allocated to pay debt service or similar obligations, the parties hereto agree
that such benefits shall nonetheless be taken into account directly or indirectly in
determining the total amounts of public resources which shall be allocated to repay
such costs, so that the net benefits resulting from the transactions and public
infrastructure are allocated or deemed allocated for such purposes, in a fair and
equitable manner. It is further agreed that any costs of issuance of such public
financings, any capitalized interest thereon or any similar fees and expenses shall, to
the extent permitted by law, be included in the amount so financed and shall be
similarly repaid.
[/BOEING Dev Agreement 11-24.03.doa] 11/24/03
Page 15
6. Vesting
6.1 Site -Wide Vesting to Comprehensive Plan, Zoning Use
Tables, and Site Plan Process for Term of Agreement
Upon signing of this Agreement, the Renton Plant Site is vested through the
term of this Agreement to the Comprehensive Plan and Zoning Use tables, and Site
Plan Process in place as of the date of this Agreement.
6.2 Additional Vesting to Development Regulations and Design
Guidelines at Time of Conceptual Plan Approval
6.2.1 Generally
Vesting to Development Regulations and Design Guidelines shall occur at the
time of Conceptual Plan approval pursuant to Section 3.2 of this Agreement. Such
vesting shall extend for three years from the date of Conceptual Plan approval for
Subdistricts 1 A and 1 B, and extend for five years from the date of Conceptual Plan
Approval for District 2 ("Conceptual Plan Vesting Period"). Development
Regulations and Design Guidelines may be extended beyond the Conceptual Plan
Vesting Period if a materially complete application for master plan approval, pursuant
to RMC, for all or a portion of the Conceptual Plan area is submitted to Renton prior
to the end of the Conceptual Plan Vesting Period, in which case such vesting shall be
extended as to duration and area only for the master plan area according to the terms
of the master plan approval.
6.2.2 Vesting to Development Regulations and Design
Guidelines for Subdistrict 1A Conceptual Plan
The Subdistrict I Conceptual Retail Plan approved pursuant to Section 3.2 of
this Agreement is hereby vested for three years as provided by Section 6.2.1.
6.2.3 Additional Time Necessary to Finalize Non -Retail
Development Regulations and Design Guidelines
The parties acknowledge that non -retail Development Regulations and Design
Guidelines will not be in final form as of the date of this Agreement. Renton shall
consult with Boeing as it finalizes such standards and guidelines and make best efforts
to submit such non -retail Development Regulations and Design Guidelines to City
Council for adoption, no later than April 1, 2004.
[BOEING Dev Agreement 11-24-03.doc] 11/24/03
Page 16
6.2.4 Changes to Applicable Land Use Policies and
Regulations
During any vested period, should Renton amend its Land Use Policies and
Regulations, Boeing may elect to have such amended Policies and Regulations apply
to Redevelopment; provided, that the Development Services Director must agree to
such election, which agreement shall not be unreasonably withheld.
Notwithstanding the foregoing, Renton reserves the authority under RCW
36.70B.170(4) to impose new or different regulations, to the extent required by the
federal or state governments, or by a serious threat to public health and safety, such as
changes or additions to the family of building and fire codes, as determined by the
Renton City Council, after notice and an opportunity to be heard has been provided to
Owner.
7. Additional Development Agreements May Be Necessary
The parties agree that other development agreements, in addition to and
following this Agreement, may be necessary to guide Redevelopment over time. That
is, should all or a portion of District 2 be surplused, the parties anticipate that this
Agreement would be supplemented by one or more additional development
agreements, addressing issues such as open space, and new internal public and private
road network and public facilities.
For example, the parties anticipate that construction of additional water,
sanitary and stormwater utility infrastructure, necessary for the Redevelopment of
District 2, beyond that associated with the Arterial Roads discussed in Section 4, and
which have been conceptually reviewed by Renton, as shown in Exhibits 6, 7 and 8,
will be covered by future development agreements, and that the cost of such will
generally be the responsibility of Owner.
In addition, the parties anticipate that District 2 Redevelopment will include
public and private open space amenities. Such amenities may include one or more
contiguous parcels that provide recreational amenities and public access to Lake
Washington, create view corridors to Lake Washington and Mount Rainier, and serve
as focal points for Redevelopment.
8. Marketing Information
Boeing will generally share with Renton marketing information for Renton
Plant Redevelopment efforts so that Renton will be informed about the marketing
[/BOEING Dev Agreement 11-24-03.doo] 11/24/03
Page 17
process, and additionally, so that Renton can adequately respond to inquiries by
prospective purchasers.
9. Potential Renegotiation
Based upon changed or unforeseen circumstances, Renton or Boeing may
request renegotiation of one or more of the provisions of this Agreement, which
request shall not be unreasonably denied.
10. Termination of Moratorium
Renton agrees that the Moratorium shall terminate or expire on December 2,
2003 or on the date that the Proposal takes effect, whichever occurs first.
11. 2002 Agreement
This Agreement shall not be deemed to amend or supercede the 2002
Agreement, which remains in full force and effect.
12. Recording
This Agreement, upon execution by the parties and approval of the Agreement
by resolution of the City Council, shall be recorded with the Real Property Records
Division of the King County Records and Elections Department.
13. Successors and Assigns
This Agreement shall bind and inure to the benefit of Owner and Renton and
their successors in interest, and may be assigned to successors in interest to all or a
portion of the Renton Plant Site.
14. Counterparts
This Agreement may be executed in counterparts, each of which shall be
deemed an original.
15. Termination
This Agreement shall terminate on December 31, 2020.
AGREED this / s� day of , 2003.
[/BOEING Dev Agreement 11-24-03.doe] 11/24/03
Page 18
CITY OF RENTON
By: Jesse
Its mayor
ATTEST:
By: Bonnie I. Walton
Its City Clerk
01
Approv to fo
C7
City Attorney
T BO ING COMPANY%��>irunnnmm�iN,����"�°`.
By:
Its: Vice President
STATE OF WASHINGTON )
ss.
COUNTY OF k 1 L )
On this day of be c e ry-l) e-t-- , 2003, before me, the undersigned,
a Notary Public in and for the State of Washington, duly commissioned and sworn,
personally appeared I -f- -�;S e.- 60�-n f\ a c- , to me
known to be the person who signed as o r- of the
CITY OF RENTON, the corporation that execu ed the within and foregoing
instrument, and acknowledged said instrument to be the free and voluntary act and
deed of said rporation for the uses and purposes therein mentioned, and on oath
stated that e_ was duly elected, qualified and acting as said officer of the
corporation, that K e._. was authorized to execute said instrument and that the seal
affixed, if any, is the corporate seal of said corporation.
[BOEING Dev Agreement 11-24-03.doc] 11/24/03
Page 19
IN WITNESS WHEREOF I have hereunto set my hand and official seal the
day and year first above written.
(Sign d e of Notary)
(Print or stamp name of Notary)
NOTARY PUBLIC in and for the State
of Washington, residing at(c.
My appointment expires: b
[BOEING Dev Agreement 11-24-03.doc]
11/24/03
Page 20
STATE OF WASHINGTON )
ss.
COUNTY OF )
On this day of , 2003, before me, the undersigned,
a Notary Public in and jorthe State of Washinoon, duly commissioned and sworn,
personally appeared (, M . , to me
known to be the person who signed as of THE
BOEING COMPANY, the corporation that executed the wi in and oregoing
instrument, and acknowledged said instrument to be the free and voluntary act and
deed of said corporation for the uses and purposes therein mentioned, and on oath
stated that 5hQ` was duly elected, qualified and acting as said officer of the
corporation, that 4V_ was authorized to execute said instrument and that the seal
affixed, if any, is the corporate seal of said corporation.
IN WITNESS WHEREOF I have hereunto set my hand and official seal the
day and year first above written.
.t X%ti!
Q . ��,s+oN y it
N (Signature of Notary)
t loft * � --ca
*•• ftsue 1" P(YYi1'il eJPc ��. l�ls��i
��y'• ,� g_pg `o?� (Print or stamp name of Notary)
NOTARY PUBLIC in and f r the State
of Washington, residing at 1�
My appointment expires: 2r,41,06
[BOEING Dev Agreement 11-24-03.doc] 11/24/03
Page 21
10.14 .II
LEGAL DESCRIPTION
Tracts A, B, C, D, E, F, G and H located in Sections 5, 6, 7 and 8, all in Township 23
North, Range 5 East, W.M., described as follows:
TRACT A (Tax Parcel Nos. 082305-9019, 082305-9209 & 722300-0105 - portion)
Parcels A and B of City of Renton of Renton Short Plat No. 093-89, according to the
short plat recorded under King County Recording No. 8911149006, records of King
County, Washington; TOGETHER WITH that portion of the northwest quarter of the
southwest quarter of said Section 8, lying southerly and easterly of Parcel B of said short
plat and westerly and northerly of Park Ave N, and N. 6d' St., respectively.
TRACT B (Tax Parcel No. 756460-0055)
Lots 1 through 13, inclusive, Block 11 of Renton Farm Plat, according to the plat thereof
recorded in Volume 10 of Plats, page 97, records of King County, Washington;
TOGETHER WITH Lots 1 through 12, inclusive, of Sartorisville, according to the plat
thereof recorded in Volume 8 of Plats, page 7, records of King County, Washington;
EXCEPT that portion known as Lot 3 of City of Renton Short Plat No. 282-79, according
to the short plat recorded under King County Recording No. 7907109002, records of
King County, Washington; and EXCEPT roads.
TRACT C (Tax Parcel Nos. 722300-0115 & 722300-0105 - portion)
Blocks 3 and 4 of Renton Farm Acreage, according to the plat thereof recorded in
Volume 12 of Plats, page 37, records of King County, Washington; TOGETHER WITH
those portions of the alley vacated under City of Renton Vacation Ordinance Nos. 3319
and 4048 and the street vacated under City of Renton Ordinance Nos. 3319 and 3327 as
would attach by operation of law; and TOGETHER WITH that portion of the northwest
quarter of the southwest quarter of said Section 8 lying southerly of the southerly right of
way margin of N. 8d' St, easterly of the easterly right of way margin of Park Ave N. and
north of the south 315 feet thereof.
TRACT D (Tax Parcel Nos. 082305-9220, 082305-9221, 082305-9222 & 082305-9011)
Lots 1, 2, 3 and 4 of City of Renton Short Plat No. LUA-01-056-SHPL, according to the
short plat recorded under King County Recording No. 20011205900004, records of King
County, Washington.
TRACT E (Tax Parcel Nos. 082305-9037, 082305-9152, 082305-9079, 082305-9204)
Those portions of said Government Lots 1 and 2 of Section 7, lying within the abandoned
Burlington Northern Railroad right of way (formerly Northern Pacific, Lake Washington
Belt Line) and northerly of the northerly right of way margin of N.6t' St.; TOGETHER
WITH said northwest quarter of the southwest quarter of Section 8, lying northerly of the
northerly right of way margin of N. 6 h St and westerly of the westerly right of way
margin of Park Ave N.; EXCEPT City of Renton Short Plat No. 89-093, as recorded
under King County Recording No. 8911149006; and EXCEPT that portion of said
northwest quarter of the southwest quarter lying southerly and easterly of said short plat;
and TOGETHER WITH those portions of said Government Lots 1, 2 and 3 and the
southeast quarter of the northwest quarter of Section 8, lying westerly and northwesterly,
respectively, of the westerly right of way margin of Park Ave N. and the northwesterly
right of way margin of the North Renton Interchange (SR 405), westerly of a line that
intersects with said northwesterly right of way margin of the North Renton Interchange,
said line being described as beginning at Station 6+50 on the A -Line of the North Renton
Interchange, SR 405, as shown on Sheet 2 of 5 of PSH 1 (SR 405) North Renton
Interchange, Washington State Department of Transportation Right of Way Plan, and
ending northwesterly, perpendicular to said Station, at a point on the southeasterly margin
of the 100 foot main track of Burlington Northern Railroad, easterly and southeasterly of
the northwesterly right of way line of the abandoned Burlington Northern Railroad right
of way (formerly Northern Pacific, Lake Washington Belt Line); EXCEPT from said
abandoned railroad right of way that portion lying northwesterly of a line described as
follows:
Beginning at a point 50 feet southeasterly, measured radially and at right
angles to the centerline of the Burlington Northern main track as now
constructed, from Survey Station 1068+00, said point being on the
southeasterly right of way margin of the 100 foot wide right of way;
Thence northwesterly along said radial line a distance of 25 feet; Thence
southwesterly in a straight line to a point 25 feet northwesterly, measured
from the southeasterly right of way line at Station 1074+00; Thence
continuing southwesterly at an angle to the right, to a point on the
northwesterly margin of the 100 foot Burlington Northern Railroad right of
way, said point also being on the southeasterly line of the Spur Tract at
Headblock Station 8+85.5 and the end of said described line: and
EXCEPT that portion of said Government Lot 2 described as follows:
Beginning at an intersection of the southeasterly right of way margin of said Burlington
Northern Railroad and the northwesterly margin of vacated Mill St (Park Ave N.) per
Vacation Ord. 2513; Thence southwesterly along said southeasterly margin of the
railroad right of way, a distance of 60 feet; Thence southeasterly, at right angles to said
railroad right of way, a distance of 10 feet, more or less, to a point on the northwesterly
right of way margin of said vacated Mill St (Park Ave N.); Thence northeasterly along
said Mill St. to the point of beginning: TOGETHER WITH portion of Vacated Lake
Washington Boulevard adjoining.
TRACT F (Tax Parcel Nos. 072305-9046 & 072305-9001 — portion)
That portion of the SE 1/ of the SE 1/4 of said Section 7, lying southerly of N. 6th St.,
westerly of Logan Ave N., easterly of the Cedar River Waterway (Commercial Waterway
No. 2), and northerly of that certain tract of land conveyed to the Renton School District
by Deed recorded under King County Recording No. 5701684.
TRACT G (Tax Parcel No. 072305-9001 & 082305-9187)
That portion of said NE 1/ and SE 1/ of Section 7, NW 1/ of Section 8, SW 1/ of Section
5, and the SE 1/ of Section 6, lying north of N. 6th Street, easterly of the Cedar River
Waterway (Commercial Waterway No. 2), westerly and northwesterly of the westerly
right of way line of the abandoned Burlington Northern Railroad (formerly Northern
Pacific, Lake Washington Belt Line) and northwesterly of the northwesterly line of the
railroad spur track beginning at Headblock Station 8+85.5, westerly of Lots "A" and `B"
of City of Renton Lot Line Adjustment No. LUA-98-176-LLA as recorded under King
County Recording No. 9902019014, and southerly of the Lake Washington Inner Harbor
Line; EXCEPT Logan Ave N.
TRACT H (Tax Parcel No. 072305-9100)
That portion of the Burlington Northern Inc. (formerly Northern Pacific Railway Co.)
100 foot railway right of way in said SE 1/ of Section 7 and SW 1/ of Section 8, lying
north of the northerly right of way margin of N. 4th Street and southerly of the southerly
right of way margin of N. 6th Street. ,
All situate in the City of Renton, King County, Washington.
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Y ®Economic Development, Neighborhoods & Strategic Planning 1 ; '7200 + Akx Pietwk Administrator
G. Del Rosano
N 5 Decanbu 2003
TYPICAL SECTION 1: PARK AVENUE NORTH
FROM PROPOSED LOGAN ;AVENUE TO NORTH 8TH STREET
4 LANES OF TRAFFIC WITH A MEDIAN/TURNING LANE
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CURB AND
CURB AND GUTTER
GUTTER
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TREES 5.3' 7F
GRATES WITH GR/
105'
RIGHT OF WAY WIDTH
8' 32' FULL BUILDOUT
SCALE: 1 =16*
NOTE:
SECTIONS ARE DRAWN IN ACCORDANCE WITH THE
KING COUNTY ROAD STANDARDS AND THE CITY OF
RENTON STREET STANDARDS
ALL ROADWAY SECTIONS ARE ILLUSTRATIVE
EXHIBIT 2A
• Consulting Engineers
101 Stewart Street. Suite 800
Seattle, Washington 98VI
(206) 382-0600 Fax (206) 382-0500
10 NOVEMBER 2003
I
TYPICAL SECTION 2: PARK AVENUE SOUTH
FROM NORTH 8TH STREET TO NORTH 6TH STREET
4 LANES OF TRAFFIC WITH A MEDIAN/TURNING LANE
70' FYISnNn PARK
° $' 16, 3z' FULL BUILDOUT
SCALE: 1 "=16'
NOTE:
SECTIONS ARE DRAWN IN ACCORDANCE WITH THE
KING COUNTY ROAD STANDARDS AND THE CITY OF
RENTON STREET STANDARDS.
ALL ROADWAY SECTIONS ARE ILLUSTRATIVE
EXHIBIT 2B
• Consulting Engineers
i
101 Stewart Street Suite 600
Seattle, Washington 98101
(206) 362-0600 Fax (206) 382-0500
TYPICAL SECTION 4: LOGAN AVENUE NORTH
8 LANES OF TRAFFIC WITH A MEDIAN/TURNING LANE
5' BICYCLE LANES ON EACH SIDE OF ROADWAY
FULL BUILDOUT
EXHIBIT 2C
0 8' 16' 32'
SCALE: 1"=16'
ffm4o Consulting Engineers
NO 101 Stewart Street Suite 800
SECTIONS ARE DRAWN IN ACCORDANCE WITH THE Seattle, Washington 98101
KING COUNTY ROAD STANDARDS AND THE CITY OF (206) 382-0600 Fax (206) 382-0500
RENTON STREET STANDARDS.
10 NOVEMBER 2003
ALL ROADWAY SECTIONS ARE ILLUSTRATIVE
TYPICAL SECTION 6: NORTH 8TH STREET
4 LANES OF TRAFFIC WITH A MEDIAN/TURNING LANE
EXHIBIT 2D
FULL BUILDOUT
0 8' 16' 32'
SCALE: 1"=16'
Consulting Engineers
N 101 Stewart Street, Suite 800
SECTIONS ARE DRAWN IN ACCORDANCE WITH THE Seattle, Washington 98101
KING COUNTY ROAD STANDARDS AND THE CITY OF RENTON STREET STANDARDS. (206) 382-0600 Fax (206) 382-0500
10 NOVEWER 2003
ALL ROADWAY SECTIONS ARE ILLUSTRATIVE
TYPICAL SECTION 8: NORTH 10TH STREET
4 LANES OF TRAFFIC WITH A MEDIAN/TURNING LANE
EXHIBIT 2E
EXHIBIT " 5 "
BOEING'S
CONCEPTUAL URBAN RETAIL PLAN
Renton, Washington
Submitted to the City of Renton
November 17, 2003
----- - - - - -
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
N*411 I D C , A
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Conceptual Urban Retail Plan
Boeing believes that high -quality retail development is essential to the successful
transition of the area from its industrial roots to the City's vision for the Urban
Center -North. A well -designed retail center will provide employment, diversify the
economic base, offer a new source of municipal revenue, and will attract other
alternative and potentially higher and better uses to the surrounding area.
The Conceptual Plan for the Lot 3 and 10-50 sites, located on the following page,
illustrates the cohesive redevelopment of the parcels into an urban retail center. The
Plan contains a mix of large format "destination" retailers, mid -sized retail anchors,
as well as small shop space concentrated along Park Avenue, envisioned as the
significant pedestrian -oriented street in the area. The Plan responds to the presence
of the existing Fry's building on the property to the east of Garden Avenue, and
anticipates that ultimate redevelopment of the northern portion of that site will relate
directly to the development occurring on Boeing's property.
The site is bound by a combination of existing and new public roadways, which
segregate the property into four quadrants ranging between 6 and 19 acres in size.
Boeing is seeking buyers for the 45- to 47-acre property to undertake a cohesive
redevelopment. Generally, the large format retail development (users with
footprints of 50,000 square feet and larger and building feature heights up to 45 feet
tall) is planned to occur along 8th, Logan and Garden Avenues, facing inward and
supported by well -organized parking areas internal to the site. These destination
retail uses will naturally locate themselves along the widest portions of the property,
with good freeway visibility, much like the recently completed Fry's development on
the eastern side of Garden Avenue.
Medium format retailers (ranging between 10,000 and 50,000 square feet in area,
with building feature heights up to 40 feet tall) are assumed infill between the large
format tenants, with primary pedestrian entrances facing inward or directed toward
Park Avenue. Again, parking is assumed to be concentrated within each segment of
the site, to allow for potential "second -generation" redevelopment at higher
densities, if achievable.
The northwest quadrant of the property is identified as one potential location for a
mid- to high-rise development, which could take the form of a multi -level podium
parking structure, with multifamily residential or office uses above. This ultimate
development could initiate the truly urban vision for the area and, together with
pedestrian scale treatments at the corner of Park and Logan, would identify this as
the "gateway" to the Urban -Center North.
Small, specialty retail shops and amenities would be concentrated primarily along
Park Avenue. The scale of development is more intimate here, with an eclectic mix
of uses, architectural styles and gathering places. In some instances, single story
retail uses may be topped with one to three levels of apartments or professional
office uses, all overlooking Park Avenue and the activity along the street edge.
Together, the large- and medium -format users total approximately 450,000 square
feet of space; the smaller shop space totals approximately 110,000 square feet, or
20% of the center.
Optional
retail too
CONCEPTUAL
URBAN
RETAIL
PLAN
Potential gateway
Site of potential
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CONCEPTUAL PLANNING DIAGRAM
FULLER -SEARS BOEi�v�
ARCHITECTS
Hierarchy of Streets
Key to the successful development of the property is the reconfiguration and
improvement of Park Avenue to serve as a critical pedestrian -oriented street in the
project. To accommodate full redevelopment of the Renton Plant properties, the
ultimate build out of Park Avenue will need to allow for four travel lanes and a center
turn lane, designed for vehicular travel up to 35 miles per hour. To support the
vision for the development of an urban retail center in this location, a generous
sidewalk with street trees and on -street parking for Park Avenue is being proposed
to enhance the environment in the public realm and encourage people to make Park
Avenue a pedestrian street. An illustrative street section for Park Avenue can be
found on the following page.
The other major north -south connection is Logan Avenue, which extends from 6th
Avenue to the south and joins Park Avenue in the north. The construction of Logan,
providing direct access to I-405, will be an important alternative through connection
to ensure Park Avenue functions as a pedestrian -oriented shopping street. At the
outset of redevelopment in the area, Logan is envisioned as a three -lane street, with
one travel lane in each direction and a center -turn lane. Ultimately, Logan will
expand and function even more so as a higher -speed alterial.
The east -west arterial roadways, loth and 8th Avenues, are less critical to the
successful development of the urban retail center, other than serving as access
points to the center off of Park Avenue. Connections from loth and 8th to Logan
Avenue, if constructed, would be favorable, but the center would function as well
with access only off of Park, the existing leg of 8th and Garden Avenues.
Urban Center —North Vision and Policies
This proposed Conceptual Urban Retail Plan meets many of the City's vision and
policy statements for the Urban Center -North, which call for "retail integrated into
pedestrian -oriented shopping districts" and recognizes that:
"At the beginning of this transition, uses such as retail ... may be viable without the
office and residential components that ultimately will contribute to the urban
character of the district." The City's vision plans for the transition of the area over a
30-year horizon and anticipates that redevelopment will need to address the
potential for future infill to allow areas to further grow to urban densities. This site is
located within District 1, where the City identifies its first objective as follows:
"Create a major commercial/retail district developed with uses that add significantly
to Renton's retail tax base, provide additional employment opportunities within the
City, attract businesses that serve a broad market area and act as a gathering place
within the community."
Boeing's Conceptual Urban Retail Plan seeks to both allow for the near -term
redevelopment of Boeing's underutilized assets while advocating for a mix of uses
that improves the City's tax and employment base. As is illustrated within the
attached economic benefit analysis, more than 1,300 jobs would be created in the
City of Renton by a redevelopment of this scale. The City would collect more than
$1.2 million in one-time revenues during development and the City would receive
over $1.5 million in annually recurring tax revenues at full build out.
Summary
Boeing believes that its Conceptual Urban Retail Plan illustrates the optimal
development plan for this 45 to 47 acres of land in North Renton. The Plan offers the
opportunity to contribute to the transition of the area from a primarily industrial
neighborhood to a higher intensity and range of viable uses, providing both jobs and
a significant source of new revenue to support the City's objectives for the area.
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Summary
City of Renton
Economic Benefits
SUMMARY
CITY OF RENTON ECONOMIC BENEFITS
Retail Redevelopment on Part of Boeing s Renton Plant Site
Economic benefits to the City of Renton of re -developing 46 acres of the Boeing
Renton, Washington plant site follow. Derivation of these benefit estimates is based
on a set of realistic assumptions that correspond to development of 451,000 square
feet of retail big/medium box space and 110,000 square feet of retail shop space.
➢ At full absorption of the above 561,000 square feet of retail space on a
redeveloped portion of the Boeing Renton plant site, it is estimated that 2,197
permanent jobs would be created throughout the region.
➢ Of this total, a projected 1,132 direct jobs would be created at the targeted 46-
acre Boeing Renton site plus 266 additional indirect jobs within the City of
Renton, assuming a 25 percent capture rate.
➢ It is estimated that these 1,398 direct and indirect jobs in the City of Renton
would generate an additional $45.4 million in recurring annual income earned
inside the City once full occupancy of this new retail space occurs at the
Boeing Renton plant site.
➢ The corresponding increase in property values by redeveloping this 46-acre
portion of the Renton Boeing site into retail uses is forecast to total nearly $66
million upon completion in 2009.
➢ The increase in annually recurring tax revenues to the City of Renton at full
build -out is estimated at over $1.5 million starting in 2009.
➢ This is in addition to over $1.2 million in one-time City revenues collected
during land redevelopment and the construction of 561,000 square feet of retail
space on a part of the Boeing Renton plant site during the 2004-2008 period.
11/13/03 REAL ESTATE ECONOMICS
The data and calculations presented herein while not guaranteed, are obtained from sources deemed reliable.
PERMANENT JOBS CREATED IN 2009
1600 CITY OF RENTON
1,398
1200
N
O
800
3
m
z
400
0
0
With Project. Without Project
NEW JOB ANNUAL INCOMECREATED IN 2009
CITY OF RENTON
$50.0
5.4
e2`a $40.0
0
0 $30.0
4-
0
$20.0
0
$10.0
0
$0.0
With Project Without Project
NEW CITY OF RENTON TAX REVENUES
$1,800
,
$1,600
$1,400
p
$1,200
v-
O $1,000
H!
c $800
$600
0
$400
~
$200
$0
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013
® Land Dev. N Building Dev. ® Permanent Taxes
CURRENT ZONING SCENARIO REAL ESTATE ECONOMICS
Charts
With Protect
Without Pr 'ec=3117
Jobs
2,197
Income -millions
$
80
Property Market Values -millions
$
97.74
$
Selected State Revenues - millions
$
10.47
$
Renton Urban Village•P—FINAI, 11113103
The data and oaludafions presented herein wNle not guaranteed, have been obtained from sauroea beloved to be rerable.
Page 1
REAL ESTA TE ECONOMICS
Charts
PROPERTY VALUE INCREASES BY 2009
Without Project $31.7
With Project $97.7
$0 $10 $20 $30 $40 $50 $60 $70 $80 $90 $100
Dollars in millions
2,500
Z000
1,600
m
m
0
1,000
600
NEW JOB CREATION
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013
■ Land Dev. ■ Building Dev. O Permanent Jobs
U
Renton Urban Village-P—FlNA, 11/13/03 page 2S
The data and mNarla m presented herein while not guaranteed. have been obtained from sources believed to be rerable. REAL ESTA'/E[•CONOMlC
Charts
NEW STATE TAX REVENUES
$12.00
$10.00
$8.00
M
Z
0
J ;s.00
J
$4.00
$2.00
s•
2003 2004 2005 2005 2007 2008 2009 2010 2011 2012 2013
IN Land Dev. Taxes ■Building Dev. Taxes ❑Permanent Taxes
NEW RECURRING STATE REVENUES
Without Project $0.114
With Project $10.471 '
$- $2 $4 $6 $8 $10 -$12
Dollars in millions
Renton Urban Yllage•P-FINxl. 11/13/03 Page 3
The data and cakulalims presented lweln wtdle rot guaranteed have been obtained from spumes bekwed to be reliable. REAL ESTATE ECONOMICS
Assumptions
DEVELOPMENT ASSUMPTIONS"
VALUE
SOURCE
Redevelopment Land
Total buildable redevelopment land area —"net" acres
45.68
Heartland
Total buildable redevelopment land area —"net" sq. ft.
1,989,821
Heartland
Land Development
Land Development Construction Costs
$ 14,314,177
Heartland
Land improvement construction duration - years
1.0
REE/ Heartland
Percent design & management
10.0%
REE
Percent construction labor
36.0%
REE
Percent materials
54.0%
REE
Building Development Parameters
Change in assessed value
$ 65,996,257
From AV estimates
Percent design and management —commercial
10.0%
REE
Percent construction labor - commercial
36.0%
REE
Percent construction materials & services - commercial
54.0%
REE
Billing multiplier for design and management
2.5
REE
Billing multiplier for construction
2.0
REE
Property development duration - years
4.0
Heartland
Retail—Big/Med Box
Gross square feet of retail space
451,000
Heartland
Load factor --retail space
5%
Heartland
Building construction cost /sq.ft.—retail space
$ 120
Heartland
Sq ft per employee — big box retail
600
REE
Retail sales per sq. ft.—big box retail
275
REE
Retail -Shop Space
Gross square feet of retail space
110,000
Heartland
Load factor --retail space
5%
Heartland
Building construction cost /sq.ft.—retail space
$ 130
Heartland
Sq ft per employee —Shop Space
250
REE
Retail sales per s .fL
$ 250
ULI & REE
ECONOMIC ASSUMPTIONS
Indirect Jobs Multiplier for recurring jobs
1.941
REE
Indirect jobs multiplier for land development construction jobs
2.486
REE
Indirect jobs multiplier for regular construction jobs
2.667
REE
Share of indirect jobs captured by Renton
25%
REE
Share of indirect income captured by Renton
25%
REE
KingCo. est. average FTE wage for direct recurring retail jobs on -site
$30,000
ESD & REE
King Co. average annual wage for all indirect jobs
$43,000
ESD & REE
King Co. average annual wage for project design/management
$65,000
REE
Average annual wage for one-time construction jobs
$49,000
REE
Gross receipts per employee —state averse
$111 000
WDR & ESD
TAX BASE AND REVENUE ASSUMPTIONS
Improved land as %of total assessed value of redeveloped property
30.0%
REE
Real estate turnover rate
10.0%
REE
Total assessed value of "existing" reuse property land
$ 16,548,400
Heartland
Total assessed value of "existing" reuse property improvements
$ 15198 200
Heartland
"Model results are not guaranteed, but are based on what are deemed "reasonable" assumptions.
Renton Urban Village-P—ANA, 11/13/03 Page 1
The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS
Summary
One-time Land
One-time Building
Recurring
Development
Development 2005-2008
in 2009
JOBS
Direct Jobs
Indirect Jobs
Total Jobs
61
91
73
122
1,132
1 065
153
196
2,197
INCOME
Direct Income
$
3,149,119
$
15,052,400
$
33,962,500
Indirect Income
$
3,922,789
$
21,034,316
$
45,807,488
Total Income
$
7,071,908
$
36,086,716
$
79,769,988
PROPERTY VALUE INCREASES
Not applicable
Not applicable
$
65,996,257
TAX BASE INCREASES
Assessed Valuation
Not applicable
Not applicable
$
65,996,257
Retail Sales
$
12,882,759
$
61,578,000
$
143,948,750
Real Estate Sales
Not applicable
$
97,742,857
$
6,599,626
Gross Business Receipts
$
14,314,177
$
68,420,000
$
143,948,750
SELECTED TAX REVENUE INCREASES
(Property, sales, B&O and real estate)
State Taxes
$
1,189,652
$
5,143,454
$
10,356,729
Local Taxes
City of Renton —property 100% in city
$
245,167
$
959,786
$
1,554,562
King County —property 0% in county
$
17,392
$
83,130
$
95,695
Renton Urban Village-P—FIN.xi, 11/13/03 Page 1
The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS
Business Receipts
Land Use
Net
Retail Sales
Annual
Annual
Sqft
per sgft
Retail Sales
Employment
Gross receipts
Retail—Big/Med Box
428,450
$ 275 $
117,823,750
714
$ 117,823,750
Retail —Shop Space
104,500
$ 250 $
26,125,000
418
$ 26,125,000
TOTAL
532,950
$143,948,750
1,132
$143,948,750
f
Renton Urban Village-P—FIN.xi, 11/13/03 Page 1
The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS
Real Estate Sales
Retail Sales
Gross Business Receipts
Taxbases
One-time through
Land DeveloDmen
$29,322,857 $
12,882,759 $
14,314,177 1 $
One-time Building
lopment 2005 thru 2008 1 On -going at
97,742,857 1 $ 6,599,626
61,578,000 $ 143,948,750
68,420,000 $ 143,948,750
Renton Urban Village-P—FIN.xi, 11/13/03 Page 1
The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS
Assessed Valuation
Bldg. Start Year 2005
ASSESSED VALUATION
Gross
Const.
Construction
% Land
Total New
By Land Use
Sq Ft
Cost /Sq Ft
Value/Sq Ft
of Total
Land
AV
Retail-Big/Med Box
451,000
$ 120.00
$54,120,000
30%
$23,194,286
$77,314,286
Retail -Shop Space
110,000
$ 130.00
$14,300,000
30%
$6,128,571_
$20,428 571
SUBTOTAL
$ 68,420,000
$29,322,857
$97,742,857
Less existing land valuation
($16,548,400)
Less existing improvement valuation
($15,198,200)
TOTAL INCREASES
561,000
$ 65,996,257
Renton Urban Village-P-FINA, 11/13/03 Page 1
The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS
Commercial
Start Year 2005
New
SgFt Per
Net
Gross
Land Use
Jobs/Em to ees
Employee
S ft
S ft
Retail—Big/Med Box
714
600
428,450
451,000
Retail —Shop Space
418
250
104,500
110,00
TOTALS
1,132
532,950
561.000
Renton Urban Village-P—FIN.xl,11/13/03 Page 1
The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS
Onetime Jobs
Item
From Development
Of Land
From Development
Of Buildings
PROFESSIONAL JOBS
Design and management costs
$
1,431,418
$
6,842,000
Average salary
$
65,000
$
65,000
Billing multiplier
2.5
2.5
Professional job years
9
42
Total professional wages
$
572,567
$
2,736,800
Annual professional wages
$
572,567
$
684,200
Project duration in years
1
4
Professional jobs created
9
11
CONSTRUCTION JOBS
Construction labor costs only
$
5,153,104
$
24,631,200
Average salary
$49,000
$49,000
Billing multiplier
2.0
2.0
Construction job years
53
251
Total construction wages
$
2,576,552
$
12,315,600
Annual construction wages
$
2,576,552
$
3,0.78,900
Project duration in years
1
4
Construction jobs created
53
63
Total Equivalent New Jobs
61
73
Annual Wage Income for New Jobs
3,149,119
3,763,100
Total Wage Income for New Jobs
$
3,149,119
$
15,052,400
Renton Urban Village-P-171KA,11113/03 Page 1
The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS
Onetime Revenue
WA State
Land Dev.
Building Dev.
2002 Tax
Land Dev.
Building Dev.
One time revenues
Period Tax Base
Tax Base
Rate
Leakage
Revenues
Revenues
Sales Tax
$ 12,882,759
$ 61,578,000
6.50%,
10.00%
$753,641
$ 3,602,313
B & O Tax"
$ 14,314,177
$ 68,420,000
0.471%
10.00%,
$60,678
$ 290,032
Real Estate Transfer
$ 29,322,857
$ 97,742,857
1.28%,
0.00%
$375,333
$ 1,251,109
TOTAL
$1,189,652 1
$ 5,143,454
King County
Land Dev.
Building Dev.
2002 Tax
Land Dev.
Building Dev.
One time revenues
Period Tax Base
Tax Base
Rate
Leakage
Revenues
Revenues
Sales Tax
$ 12,882,759
$ 61,578,000
0.15%,
10.00%,
$17,392
$ 83,130
B & O Tax
$ 14,314,177
$ 68,420,000
0.00%,
10.00%
$0
$ _
Real Estate Transfer
$ 29,322,857
$ 97,742,857
0.00%
0.00^/
$0
$
TOTAL
$17,392
$ 83,130
City of Renton
Land Dev.
Building Dev.
2002 Tax
Land Dev.
Building Dev.
One time revenues
Period Tax Base
Taz Base
Rate
Leakage
Revenues
Revenues
Sales Tax
$ 12,882,759
$ 61,578,000
0.85%
10.00%
$98,553
$ 471,072
B & O Tax
$ 14,314,177
$ 68,420,000
0.00%.
10.00%
$0
$ _
Real Estate Transfer
$ 29,322,857
$ 97,742 857
0.50%
0.00%
$146,614
$ 488,714
TOTAL
$245,167
$ '959,786
Renton Urban Village-P—FINA, 11/13/03 Page 1
The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS
Recurring Revenue
WA State
Recurring revenues
2009
Tax Base
2002 Maximum
Tax Rate
2009
Revenues
Property Tax
$65,996,257
$3.6000
$237,587
Sales Tax
$143,948,750
6.50%
$9,356,669
B & O Tax'
$143,948,750
OA71%,
$677,999
Real Estate Transfer
$6,599,626
1.28%
$84,475
TOTAL
$10,356,729
King County
Recurring revenues
2009
Tax Base
2002
Tax Rate
2009
Revenues
Property Tax
$65,066257
$1.4500
$95,695
Sales Tax
$0
1.00%
$0
B & O Tax
$0
0.00%
$0
Real Estate Transfer
$0
0.50%
$0
TOTAL
I
I I $95,695
City of Renton
Recurring revenues
2009
Tax Base
2002
Tax Rate
2009
Revenues
Property Tax
$65,996,257
$3.3500
$221,087
Sales Tax
$143,948,750
0.85%
$1,223,564
B & O Tax
$143,948,750
0.00%
$0
Real Estate Transfer
$6,599,626
0.50%
$32,998
Employee Head Tax/Yr
1,398
$55.00
$76,912
TOTAL
1
1 $1,554,562
'Wa State B&O Tax rate for retailing
t�
t
Renton Urban Village-P—FIN.A.11/13/03 Page 1
The data and calculations presented herein while not guaranteed, have been obtained from sources believed to be reliable. REAL ESTATE ECONOMICS
Boeing CPA - Estimated Cost for Water Infrastructure Improvements
10/16/03
Phase 1
-
Cost without
Length
Cost
with street
street restoration
Location
From
To
in ft.
restoration
**
1
Park Ave N.
Garden Ave N.
N. 8th St
2000
$
500,000
$
459,500
2
N. 8th St. extension
Park Ave N.
Logan Ave N.
1300
$
325,000
$
298,675
3
Logan Ave N.
N. 8th St.
N. 6th St.
1300
$
325,000
$
298,675
1- Pressure reducing
4
station at West Hill Pump
$
200,000
$
200,000
5
N. 10th St.
Park Ave N.
Garden Ave N.
650
$
162,500
$
149,338
Subtotal 1 to 4
$
1,512,500
$
1,406,188
Phase 2
6
Logan Ave N.
Garden Ave N.
N. 8th St.
2700
$
675,000
$
620,325
7
N. 10th St
Houser Way
Garden Ave N.
900
$
225,000
$
206,775
8
N. 10th St
Park Ave N.
Logan Ave N.
950
$
237,500
$
218,263
2 -Pressure reducing
9
stations at Highlands
$
200,000.00
$
200,000.00
3-200 ft water stubs to
10
properties west of Logan
600
$
150,000
$
137,850
Subtotal 6 to 10
$
1,487,500
$
1,383,213
Total 1 to 10
$
3,000,000
$
2,789,400
Future Reservoir in Kennydale 320-zone
$
5,000,000
$
5,000,000
* Note:
.,ost excluding street patching for 6 ft wide x 6" thick asphalt patch over water line trench within streets
vhere new water lines will be installed - Asphalt cost estimated at $90/ton
I/Abdou l/boei ng/boe ing-infrastructu re-cost-est.01.xis-10/6/03
Exhibit 6A
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Boeing Comp. Plan Amendment
Phase I Stormwater System Improvements - Option B
Storm
ROW
ROW
Length of
Cost
Water Quality
Water
Total Cost
Item
Segment Improvements
Len th ft
Area S
Laterals ft
$
Facility #
Quality $
w/out Restoration
1
BOC John's Creek to N 10th St
12" laterals
1,800
264,600
691
$107 141
1
$240 534
$347 675
2
BOC N 10th St to N 8th St
New 24" & 17laterals
1,100
161,700
422
$307,482
1
$146,993
$454 475
3
BOC N 8th St to N 6th St
New 24" & 12" laterals
1,200
176.400
461
$335 419
1
$160,356
$495,775
4
Park Ave N BOC to N 10th St
12" laterals
670
69,010
397
$61.479
1
$62 733
$124 212
5
Park Ave N N 1 Oth St to N 8th St
12" laterals
840
86,520
497
$77 078
1
$78,651
$165 729
6
N 1 Oth St Park Ave N to Garden Ave N
New 18" & 12" laterals
685
59,595
406
$192 994
2
$54 175
$247 168
Total 6,295
817,825
2,874
$1,081,593
$743,441
$1,825,034
SOC = Boulevard of Champions (Logan Ave)
` Assume ROW 90% Impervious, 10% landscaping.
Diameter
Cost ($/If)
`Assumed costs include permitting, engineering, design, materials,
12
155
construction, and Inspection of pipe, cbs, backfill, etc.
18
190
` Assume half -width improvements on SOC
24
220
'Water Quality Facilities
30
365
-Facility #1 At Logan and Park Ave N
36
510
-Treatment Area: Logan Ave (N 6th St to Park Ave N) & Park Ave N (N 8th St to Logan)
48
655
-Size: 440' x 20' x12'
-Facility #2 At N 10th St and Garden Ave N (W of Garden Ave N)
-Treatment Area: N 10th St (Garden Ave N to Park Ave N)
Phaselandllstorm.xis
E x h i b i
7A
Boeing Comp. Plan Amendment
Phase II Stormwater System Improvements - Option B Total Total
Storm ROW ROW Length of Water Quality Water Cost w/ Cost w/out
1
BOC John's Creek to N 10th St
12" laterals
600
922
2
$0
...........
$165,969
.. .. .... .
$142,910
2
BOC N 10th St to N 8th St
12" laterals
700
564
1
$0
$101,520
$87,420
3
BOC N 8th St to N 6th St
12" laterals
400
614
1
$0
$110,520
$95,170
4
Park Ave N Lake WA to BOC
New 12" & 12" laterals
M6607
600
710
7
$112 358
$456,158
$408,408
5
Park Ave N N 8th St to N 6th St
12" laterals
,960
781
2 _
$123,594
$264 174
$244,649
6
Park Ave N N 6th St to N 5th St
12" laterals
80
391
2
$61 797
$132 177
$122,402
7
N 10th St BOC to Park Ave N
New 18" &:12" laterals
,10
551
1
$73,551
$372,681
$335,656
8
N 10th St Garden Ave N to I-405
New 18" & 12" laterals
1,015
88,305
601
4
$80 273
$406,678
$366,278
9
N 8th St BOC to Park Ave N
New 18" & 12" laterals
1 080-
108,000
588
1
$98 177
$436,217
$394,517
10
N 8th St Park Ave N to Garden Ave N
12" laterals
805
80,500
438
5
$73,178
$152,018
$141,068
11
N 8th St Garden Ave N to 1-405
New 48" & 12" laterals
1,250
125,000
680
6
$113,631
$1,111,031
$1,037,781
12
N 6th St Cedar River to OC
U size to 30"
1 280
160,000
758
$512,000
$467,200
13
N 6th St BOC to Park Ave N
U size to 30"
1,050
67,200
622
$420,000
$383,250
14
Outfall #10 lake WA to BOC
U size to 36"
1,800
$990 000
$918,000
I vial IO&VU I,OYU, IQ;) O,LLU
01,10,00v 00,0,11,144 �0,144,/Uki
Exhibit 7$
Boeing Comp. Plan Amendment
Total Buildout (Option B) Stormwater System
Improvements
Total
Total
Storm
ROW `
ROW
Length of
Water Quality
Water
Cost w/
Cost w/out
Item
Segment
Improvements
Lennth ft
Area SF
Laterals 8
Facility #
Quality $
Restoration $
Restoration $
1
BOC John's Creek to N 10th St
12" laterals
1,800
264,600
1,613
2
$240 534
$530 874
$490 549
2
BOC N 10th St to N 8th St
New 24" & 12" laterals
1 100
161,700
986
1
$146 993
$599 473
$541 823
3
BOC N 8th St to N 6th St
New 24" & 12" laterals
1,200
176,400
1,075
1
$160 356
$653 856
$590,981
4
Park Ave N Lake WA to BOC
New 12" & 12" laterals
1,200
123,600
710
7
$112 358
$456 158
$408,408
5
Park Ave N BOC to N 10th St
12" laterals
670
69,010
397
2
$62 733
$134 193
$124,268
6
Park Ave N IN 10th St to N 8th St
12" laterals
840
86,520
497
2
$78,651
$168 111
$155,686
7
Park Ave N N 8th St to N 6th St
12" laterals
1,320
135,960
781
2
$123 594
$264 174
$244,649
8
Park Ave N N 6th St to N 5th St
12" laterals
660
67,980
1 391
2
1 61,797
$132 177
$122,402
9
N 10th St BOC to Park Ave N
New 18" & 12" laterals
930
80,910
551
1
$73 651
$372,681
$335 656
10
N 10th St Park Ave N to Garden Ave N
New 18" & 12" laterals
685
59,595
406
3
$54 175
. $274 530
$247,255
11
N 1 Oth St Garden Ave N to 1405
New 18" & 12" laterals
1,015
88,305
601
4
$80,273
$406,678
$366,278
12
N 8th St BOC to Park Ave N
New 18" & 12" laterals
1,080
108,000
588
1
$98,177
$436,217
$394,517
13
N 8th St Park Ave N to Garden Ave N
12" laterals
805
80,500
438
5
$73,178
$152 018
$141,068
14
N 8th St Garden Ave N to 1-405
New 48" & 12" laterals
1,250
125,000
680
6
$113 631
$1 111,031.
$1 037,781
15
N 6th St Cedar River to BOC
U size to 30"
1,280
160 000
758
$512,000
$467,200
16
N 6th St BOC to Park Ave N
U size to 30"
1 056
67,200
622
$420,000
$383,250
17
Outfall #10 lake WA to BOC
U size to 36"
1,800
$990,0001
$918,000
Total 18,685
1,855,260
11,094
$1,480,000
$7,614,170
$6,969,770
Cost w/
Cost w/out
• SOC - Boulevard of Champions (Logan Ave)
Diameter (in.)
restoration ($/IfRestoration ($/If)
• Assume ROW 90% impervious, 10% landscaping.
12
180
155
• Assumed costs Include permitting, engineering, design, materials,
18
215
190
construction, and inspection of pipe, cbs, backfill, etc.
24
250
220
*Assume full cross -sections on all streets
30
400
365
36
550
510
48
700
655
Exhib
it 7C
f
243 � 122 .
\\\ - ✓i `` 1468 124123
2. So' LF OF 12" 0 169 e
$ 50 PE FOOT 1. 244 / 0 12
1. 5-200' STUBS `TOT L - $125 000
FROM LOGAN \ Rp -e 51
'
TO THE WEST �'j% 5. 1300 LF TO\R�EPLA
AT $20,000 EACH 2 E(, g° W� NEW. 12.
TOTAL = $100 000
i 1 3 (AND LOWE �I�CDE)
R02-7 @ $300 PER, , &T
(EX. CONC. ,ROAD)
"TOTAL = $3�0;00'0
fr I 15
R02-6
///J , q
CO.
' ' R02-5
156
3. 100 LF OF 12"
@ $250 PER FOOT 17
1 02-4 TOTAL = $250,000
1
J EXISTING KING CO. zo
+Ro2-3 EASTSIDE INTERCEPTOR 15
IN 6
20• 20•160— 20•
4. 1200 LF OF 12"
@ $250 PER FOOT I--
TOTAL = $300,000
02-2226948.51768 6 270 2�23278
co 71
0
�t02-1 190 j o 231-, 8 0 o a z 274 2
279 0 0 0
201 a197
TOTAL COSTKu
'
01-57 202 ......
R 1-3 A - -- 2 - 1. WEST STUBS = 100,000
--- 1 2. LOGAN/PARK CONNECTOR = 125,000
Zia- 3. N. LOTH-,LOGAN TO PARK 250,000
- — 4. N. 8TH - LOGAN TO PARK = 300,000
oI m
_... _ 5. GARDEN REPLACEMENT = 390,000
j $1,165,000
1 OR $1.2 MILLION
PROPOSED BOEING CPA DEVELOPMENT AGREEMENT
SEWER EXTENSIONS
EXHIBIT 8
EXHIBIT 9
ESTIMATED PLANNING LEVEL INFRASTRUCTURE COSTS
For Selected Application as Development Occurs (2003 dollars)
vucu Iv rrrt NltA LZJIM
AI k r'�r�`
�Cn'3n,'""'a`t'
GAN AVENUE NORTH (New 3 lanes Park to 6th)
en a assumes nes
tc to 1081
+
h to 8th
i�i€�:¢+; ....;.:..,.::.s:.�::[:��:�:tit#i:i��[�?:::....
to 6th
;
i i.. .
$i1 ;IX0(i ito
RK AVENUE NORTH (Widen existing to 5lanes)
an to 10th (wi parldng
26i
i to BOI w/ ld
( parking)oft
$337,000
to 6th (transitioned to 4 lanes)
to 5th (stom+water costs it any road improvements)
_
RTH 10th STREET (New 2 lanes, no on -street parking)
LoganK to
den to Park
_
Ii�50$'i)6Y7 iij€fiiif'€ii€
i>
iser to Garden at grade)
15i
RTH 8th STREET(New
(N 2 lanes, no on -street parking)
c to Logan
$918._
den to Park
_
ser to Garden »«
$
2TH 6th STREET (No road improvements currently expected.)»
ar Phw to Logan Avenue
an Avenue to Park Avenue
lK AVENUE NORTH EXTENSION
m toe as +
an -1/2 Width
an Avenue Intersections
In at Park
t'
m at 10th
_ ..:..:....
::.
m at 81h
$196,000
_
`
in at 6th
in(Park atGa rden«•
a voti
Avenue Intersections
10th Street east of Park and 8th Street west
of Park - 2 lanes
at 10Ox
€ii$....
:€'S€ �:::
at 8th
i>isii:�i
at 6th
:.:.:.� ::..........
len Avenue Intersections
10th Street - 2 lanes
'en
an at 8thwidened..:
(8th m 5
_
...
R
sure reducing station at West Hillpump
.......:......
ii'..20
sure reducing stations at HighlandsIt
........:
_.:.:........
..
water stubs to properties west of Logan-
RMWATER
_
_
ill #10 (Lake WA to Logan)
_
_-
_
kL
$9,754,000
$2,468,000
$615,000
$1,408,
nONAL FIXED COSTS -SSAOs,000
ER -Future Reservoir in Kennydale 320-zone
an Avenue North (Phased expansion to 9 lanes)
$798,000 $143,000 - $521
$992.000. $88,000 - -
$1,216,000 $96,000 - -
$1,491,000
c Avenue No (New 5 lanes)
$123,000 -
h 8th Street (Phased expansion to 5 lanes)
188 000 _
$1,006.000
$367 000
$207
h 8th Street (Phased expansion to 5 lanes)
$482:000 - 0 _
5142,000
1 038 000
mwater costs would be necessary if any improvements to 6th
000
$384.000 -
in Full Width
$966.000
$914,000
660 000
and 8th Streets - Phased e1 anslon to 5 lanes
185 000
$119:000
and 8th Streets - Phased expansion to 5 lanes
•0 - - -
$792,000
- - - $200.
$138,
5918.000 _
j NOTES: -Utility segments may not exactly match roadway segments. Please see back up sheet for precise details. Private services are the responslbllity, of the developer.
« Slomnrater Option 8 uses existing Wrasvucture to OWA 13 on Johns Creek and therefore requires maintaining eAsfing encumbrances. Additional Stonnwaler costs may be necessary in District 1.
3 lanes lanes from Logan and the 5 lames tram Park and the ultimate Logan Avenue buiidout Park Is Olen assumed to narrow down to ctm;it width after Garden. -
»•• Roadway assumed to transition balk to original widOn at Houser Way. Therefore. no irdersection costs estimated.
- = Not relevant to that phasing timeframe
District 1 is divided Into two subdistrids. Within District 1, estimated Subdistrict 1A infrastructure costs are shaded. Subdistrict 18 costs are not shaded.
$1
art - Y
�� �'k •r ,I III ��� �� ;\ ,
."'AREA I / LOT 3\�`1
i ;� +• :..����� -. _ .'r�""'c- t� . 944A4 OF
AREA 8 / 10.60 d 7A2 A_ ___. --1aat,` .
- PA EL NORTH !�----
.. 97 8F 1
9 AC
AREA 8/ 10.60 1 A A /LOT 8
e� PARCEL SOUTH
r f 847,940 8F
10.47 AC
y4 lh r'rfri-:�I
ivn
2.
r:
.I
j E i-
L 9 I M N
IV
k !•{ h ':
p.
jr
LEGEND
4
✓y '
I CI I
r
( 1
PROPOSED P.O.W.
ill I I r L; J 1 II n - III SUPPORTsSUBDISTRICT IAro
t IIII r1f?tI'!" l ROADWAY CONSTRUCMN TO
b 3 K .. r I I I •� r�''yy I ) I SUPPORT SUBOISIRIOT 19
ROADWAY $OXEN
III ,
`III,
>Q ! ( R. SECTpN U1CA710N
r_� QNWAY
L ❑ I i, \ I
L! - I I.r IIII_117�t11 fi �1-_fI
LI
-_ i, lu-�L".JII rn 2_�J I I(- I I� fII t,A+ �i+1 IP' �r •.`a �.- .
n.
NOTESurtno elol.v.
1. AREA 6 AVARABLE R)UAWING RFiLLIONAIEM OF PARK IO, etexst soex, eAro dfp
AVENUE. AREASHOWN 6.ONSUOED m TOTAL AREA xts'nrta, �p
PLAN VIEW - sel" m FEET CR UUTION FOR AREA A / LOT O NORM, mw sezaero F. '
M39R 2003E
I
svu r. 400•-V - 10 NOVE
PROPOSED ARTERIAL RIGHTS OF WAY
TO SUPPORT DISTRICT 1 EXHIBIT.
},
J
70o30Z1V0,&3-7
The City of Renton's Consent and Certificate
The undersigned (the "C_yt ') has entered into certain contracts and agreements including,
but not limited to, those listed on Exhibit A attached hereto and made a part hereof (as the same
may be amended or supplemented from time to time, the "Agreements") with Transwestern
Harvest Lakeshore, L.L.C., a Delaware limited liability company ("Owner"), or its predecessors
and assigns, pertaining to the development of, and construction of certain improvements (the
"Improvements") on, the land (the "Land") more particularly described on Exhibit B attached
hereto and made a part hereof. The City acknowledges that Owner will assign to Bank of
America, N.A., a national banking association ("Agent"), as administrative agent for itself and
other lenders ("Lenders"), for the benefit of Lenders, all of Owner's rights (but not Owner's
obligations) in and to the Agreements as security for the obligations of Owner under an
Amended and Restated Loan Agreement (the "Loan Agreement") to be entered into between
Owner, Agent and Lenders. The City consents to and agrees to be bound by that assignment.
The City further certifies to and agrees with Agent as follows:
1. The Agreements are in full force and effect, and neither Owner nor the City is in
default under any of the Agreements.
2. If Owner defaults in making any payment or in performing any other obligation
under any of the Agreements, or if any of the Agreements are terminated for any reason, the City
will give Agent written notice of the default or termination. Prior to exercising any remedy
available to the City under any of the Agreements as a result of a default, the City will afford to
Agent a period of thirty (30) days within which to cure the default (it being acknowledged by the
City that Agent shall have no obligation to cure any default by Owner). If any of the
Agreements are terminated, the City, at the request of Agent, will enter into a new agreement
with Agent upon substantially the same terms and conditions as set forth in the terminated
Agreement. Any notice of default or termination will be delivered by personal delivery or by a
nationally recognized overnight courier service or will be mailed by certified mail, return receipt
requested, to the following address:
Bank of America, N.A. — Real Estate Group
231 South LaSalle Street
IL1-231-12-15
Chicago, Illinois 60697
Attention: Marilyn Weisbrodt
Fax Number: (312) 828-2838
[Continued]
The Landing - City of Renton Consent and Certificate (4).DOC
With a copy to:
Through June 30, 2007:
Barack Ferrazzano Kirschbaum Perlman & Nagelberg LLP
333 West Wacker Drive, Suite 2700
Chicago, Illinois 60606
Attention: Howard J. Kirschbaum, Esq.
Fax Number: (312) 984-3150
After June 30, 2007:
Barack Ferrazzano Kirschbaum Perlman & Nagelberg LLP
200 West Madison Avenue, Suite 3900
Chicago, Illinois 60606
Attention: Howard J. Kirschbaum, Esq.
Fax Number: (312) 984-3150
3. In the event that Agent or any other party ("Owner's Successor") shall acquire
title to the Land through foreclosure or deed in lieu of foreclosure, the City, if requested by
Owner's Successor, will continue to perform its obligations under any of the Agreements,
provided that any past due amounts owed to the City under such Agreement are paid to the City
promptly following the request by Owner's Successor and provided that the City is thereafter
compensated for its services, if any, as provided in the Agreement. If the City is not requested
by Owner's Successor to continue to perform its obligations under any of the Agreements, then
any continuation of such performance by the City shall be solely for the account of Owner, and
the City will not assert any claim against Agent or Owner's Successor for any amounts owed to
the City under such Agreement.
4. From time to time from and after the date hereof, the City shall execute and
deliver such further consents and certificates as Agent may reasonably request to effectuate more
fully the purposes and intent of this Consent and Certificate and to further perfect the rights and
interests of Agent in and to the Agreements.
5. The City acknowledges that Agent and the Lenders will rely on this Consent and
Certificate in making the loan to Owner that is contemplated by the Loan Agreement.
[Signature Page to Follow]
The Landing - City of Renton Consent and Certificate (4).DOC
ram'
City has executed and delivered this Consent and Certificate on the a?/ day of Aay,
M1YA
CITY:
CITY OF RENTON
By:
Name: Kath Keolker
Title: Mayor
Attest: ,j( !2��D� _
Bonnie 1.Waltoii, City Clerk
The Landing - City of Renton Consent and Certificate (4).DOC
4
EXHIBIT A
CONTRACTS
Development Agreement for the Boeing Renton Aircraft Manufacturing Facility dated
June 28, 2002, by and between The Boeing Company ("Boeing") and the City of Renton
(the "City"), recorded as Document No. 20020802000224
2. Strander Agreement dated December 4, 2002, by and between Boeing and the City,
recorded as Document No. 20060420001032
3. Development Agreement for Renton Plant Development dated December 1, 2003, by and
between Boeing and the City, recorded as Document No. 20031210001637
4. Agreement for Improvements to Pubic Infrastructure for The Landing dated June 8, 2006,
by and between the City and Transwestern Harvest Lakeshore, L.L.C. ("Transwestern")
5. Parking Garage Agreement for the Landing dated February 16, 2007, by and between the
City and Transwestern
6. Parking Garage Operation and Easement Agreement, dated , _ „ __ _ 9 200— by and
between the City and Transwestern [To be executed post -closing]
The Landing - City of Renton Consent and Certificate (4).DOC
EXHIBIT B
LEGAL DESCRIPTION
THE LAND
PARCEL A:
LOTS I AND 4A OF KING COUNTY LOT LINE ADJUSTMENT, RECORDED AUGUST
8, 2006, UNDER RECORDING NO.20060808900001 IN KING COUNTY, WASHINGTON.
PARCEL B:
LOT 1 OF KING COUNTY SHORT PLAT, ACCORDING TO PLAT RECORDED
OCTOBER 24, 2006, UNDER RECORDING NO.20061024900005 IN KING COUNTY,
WASHINGTON.
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
TAX ACCOUNT NOS.: 088660-0010-04; 088660-0020-02; AND 088660-0029-03
The Landing - City of Renton Consent and Certificate (4).DOC