HomeMy WebLinkAboutReg 2009-06-01 Item 6D.1 - Discussion - Introduction of Tukwila South Project
COUNCIL AGENDA SYNOPSIS
------------------------------ In itialr --------------------------------
ITElvI No.
lv[eetillo Date
Pre ared by
LV
LV
LV
LV
Council review
(p, O. 1-
04/13/09
04/20/09
OS/26/09
06 01 09
C\S Nl1~[HER: 09-041 I ORIGIN:\L AGENDA DXfE: APRIL 13, 2009
},(;I':ND.\ ITI':~[ TITLE Tukwila South Project
t. \TI.:(;ORY ~ Dl:rmJJion Ie o kiotion o Resolution []] Ordina1lce o Bid AlVard o Public Hearing o Other
I M{g Date ;tjO%~ Ai{g Date M{g Date M{g Da/P/ 1/09 M{g Dale M{g Dale MtgDale
SI'O~SOR o Council !Xl Mqyor o /idm 5 VlT ODCD o Finance o r-"ire o Legal OP&R o Police DpW
SI'( )NS( m's 4/13/09 - Introduction to Tukwila South Project and distribution of notebooks with background
Sl'\L\L\RY material to Councilmembers for use in a series of work sessions and Council meetings.
5/18/09 and 5/26/09 - Public Hearings. The Council is being asked to consider and authorize
the Mayor to sign the Development Agreement and approve land use actions, and ordinances
I relative to the project.
The review process for the upcoming work sessions will be discussed on 4/20/09.
!RI':\'II':\VI':D R\' XX] COW Mtg. o CA&P Cmte o F&S Cmte o Transportation Cmte
I o Utilities Cmte DArts Comm. o Parks Comm. o Planning Comm.
I
DATE: 5/26/09
RECOMMENDATIONS:
SPONSOR/ Am.fIN. Mavor's Office/ Administration: recommend aooroval
COl\f~fITrEE
COST IMPACT I FUND SOURCE
EXPENDITURI': REQUIRED AMOUNT BUDGETED ApPROPRIATION REQUIRED
I $ $ $
!
I Fund Source:
I COII/ments:
i
I MTG. DATE RECORD OF COUNCIL ACTION
04/13/09 Forward to the April 20 Regular Meeting to discuss and agree on the review process for
the upcoming work sessions
05/18/09 Public Hearing Held
i OS/26/09 F9rw~rd to 06/01/09 ReQular Meetinn to include strike-throunh aareernent
MTG.DATE ATTACHMENTS
04/13/09 Distribution of notebooks to Councilmembers at the meeting
I 04/20/09 Informational Memorandum dated 4/15/09
I 05/18/09 Memorandum dated 5/18/09; Draft Ordinance with Exhibits
i Informational
OS/26/09 Informational Memorandum dated 5/18/09; Draft Ordinance with Exhi bits
(Please bring your Tukwila South notebooks)
06/01109 New Informational Memorandum dated 6/1/09
I T ~ innailC. ndum dated 4/18/09
II,
Development Agreement in stri ke-through/under~!ine format, with Exhibits
City of Tukwila
Jim Haggerton, Mayor
INFORMATIONAL MEMORANDUM
TO:
City Council
FROM:
Lisa Verner, Project Manager
DATE:
June 1,2009
SUBJECT:
Tukwila South Project: "Unwind" Language in 4 Ordinances for Tukwila
South
ISSUE
1) Adopt all nine Tukwila South Project-related Ordinances and Resolution on the same
evening, pursuant to a City Attorney decision, and
2) Include new language for four of the ordinances addressing various aspects of the Tukwila
South Project is proposed to rescind or "unwind" the ordinances if the Development
Agreement is terminated.
DISCUSSION
1) Upon review of the proposed language causing the four ordinances to expire if the
Development Agreement is terminated (see #2 below), the City Attorney has determined that all
of the Ordinances, including the Ordinance approving the Development Agreement, and the one
Resolution on Tukwila South Project-related items should be adopted at the same meeting
because the ordinances/resolution are intertwined and refer to each other.
Since all of the ordinances/resolution have been forwarded and are on the Council's June 1
agenda and the June 1 meeting is a Regular Meeting where Council may take action, the
Council has two options:
. Discuss the Development Agreement and, as necessary, the other ordinances/ resolution
at the June 1 Regular Meeting and forward all items to a Special Meeting on June 8 for a
decision, OR
. Discuss the Development Agreement and, as necessary, the other ordinances/ resolution
at the June 1 Regular Meeting and take action on all items at the June 1 meeting.
2) The Tukwila South Project Development Agreement contains instances of language which
calls for termination of the Development Agreement if certain actions are not taken or do not
occur. The Development Agreement contains language terminating the Agreement if the
annexation fails to occur or if the Corps of Engineers "404" permit is not issued. If this happens,
there will not be any need for these four ordinances to adopt:
. The Master Plan
. Zoning Code Amendments, including the new TSO zone
. The Shoreline Master Plan map amendment
. Application of the Sensitive Area Master Plan Overlay designation
INFORMATIONAL MEMO
Page 2
Adding language to each ordinance to identify how it will terminate if the Development
Agreement terminates is prudent.
If the Development Agreement terminates, the property owner would need to start again
negotiating with the City to meet the City's requirements for development. At that point, the
property owner would decide whether to pursue development on a parcel-by-parcel basis or
whether to pursue negotiations on a new Development Agreement. In either case, it's in the
best interest of the City to not have ordinances which no longer serve a purpose or are not
needed "on the books."
Below is the language for revising the effective date and providing for termination for all the
ordinances; the appropriate language has been added to the particular ordinance.
FOR MASTER PLAN ORDINANCE:
Effective Date. This ordinance or a summary thereof shall be published in the official
newspaper of the City, and shall take effect and be in full force upon the date on which all the
property shown on the map attached hereto as "Exhibit B" is within the municipal boundaries of
the City of Tukwila.
Expiration. The City of Tukwila and La Pianta LLC have entered into a Development
Agreement dated June _' 2009 (the "Development Agreement") regarding the property shown
on the map attached hereto as "Exhibit B." If the Development Agreement terminates prior to
the expiration of its term in accordance with the terms therein, this Ordinance shall expire
without further legislative action and be of no further force or effect.
FOR ZONING CODE AMENDMENT ORDINANCE
Application of Overlay Zone. The City Council hereby applies the TSO to the properties
shown on the map attached as "Exhibit B" to Ordinance No. (which Ordinance adopts
the Master Plan for the subject property) (the "Master Plan Property").
Effective Date. This ordinance or a summary thereof shall be published in the official
newspaper of the City, and shall take effect and be in full force upon the date on which all the
Master Plan Property is within the municipal boundaries of the City of Tukwila.
Expiration. The City of Tukwila and La Pianta LLC have entered into a Development
Agreement dated June _' 2009 (the "Development Agreement") regarding the Master Plan
Property. If the Development Agreement terminates prior to the expiration of its term in
accordance with the terms therein, this Ordinance shall expire without further legislative action
and be of no further force or effect.
FOR SHORELINE DESIGNATION ORDINANCE
(The title of this ordinance says it will be effective upon annexation.)
Effective Date. This ordinance or a summary thereof shall be published in the official
newspaper of the City, and shall take effect and be in full force upon the date on which all the
property set forth in "Exhibit A" is within the municipal boundaries of the City of Tukwila.
W:\2009InfoMemos\TukwilaSouth6-1-09.doc
INFORMATIONAL MEMO
Page 3
FOR SAMP ORDINANCE
Effective Date. This ordinance or a summary thereof shall be published in the official
newspaper of the City, and shall take effect and be in full force upon the date on which all the
property shown on the map attached hereto as "Exhibit A" is within the municipal boundaries of
the City of Tukwila.
Expiration. The City of Tukwila and La Pianta LLC have entered into a Development
Agreement dated June _' 2009 (the "Development Agreement") regarding the property shown
on the map attached hereto as "Exhibit A. If the Development Agreement terminates prior to the
expiration of its term in accordance with the terms therein, this Ordinance shall expire without
further legislative action and be of no further force or effect.
RECOMMENDATION
Recommend Council
1) include the language revising the effective date and providing for termination in 1) the
Ordinance adopting the Tukwila South Master Plan, 2) the Ordinance Adopting the
amendments to Title 18 Zoning Code, 3) the Ordinance adopting the Shoreline Master
Plan map amendment, and 4) the Ordinance applying the Sensitive Area Master Plan
Overlay, as provided in the revised Ordinances in this Agenda packet, and
2) adopt the Ordinances as a package at either the Council's Regular Meeting on June 1 or
at a Special Meeting on June 8.
W:\2009InfoMemos\TukwilaSouth6-1-09.doc
City of Tukwila
Jim Haggerton, Mayor
INFORMATIONAL MEMORANDUM
TO:
Mayor Haggerton
City Council
FROM:
Lisa Verner, Mayor's Office
DATE:
May 18, 2009
SUBJECT:
Tukwila South Project Development Agreement
ISSUE
Review and approval of the Development Agreement for the Tukwila South Project.
BACKGROUND
The Council has received the draft Development Agreement dated April 15, 2009 with the
Mayor's recommendation for approval. An introductory briefing for the Council was held on
April 13, 2009 to include distribution of a notebook with Tukwila South Project documentation.
Council work sessions have been conducted to review various aspects of the Development
Agreement. The first work session was held on April 22,2009 and addressed the risk and
financial aspects of the Development Agreement. The second work session was conducted on
May 5, 2009 and addressed the infrastructure issues. The third work session was held
May 12, 2009 and covered the parks and open space and development process issues.
Additional work sessions are scheduled for May 19 and May 20, 2009 to finish review of the
Development Agreement and to complete discussion on fiscal impacts and risk assessment.
DISCUSSION
RCW 36.708.170 through .210 authorizes cities to adopt development agreements and requires
a public hearing prior to adoption. The public hearing on the Tukwila South Project
Development Agreement is set for May 18, 2009. This will be the Council's opportunity to hear
from members of the public regarding the proposed Development Agreement. While the public
hearing will be conducted on May 18, discussion by the Council on the Development Agreement
has been scheduled for the May 26,2009 Council meeting.
At the May 26, 2009 meeting, another public hearing will be conducted to receive comments on
the Tukwila South development regulations. These regulations are necessary if the
Development Agreement is approved. Additionally, by the May 26 Council meeting, the work
sessions on all aspects of the Development Agreement will be concluded. A discussion on both
the Development Agreement and regulations, after all public comments have been taken and
the work sessions have concluded, will allow a comprehensive review of the Tukwila South
proposal.
RECOMMENDATION
The public hearing will be conducted at the May 18, 2009 Council Meeting on the Development
Agreement and the ordinance authorizing the Mayor to sign the agreement. The Council is
being asked to conduct deliberations on this issue after the public hearing on development
regulations at the May 26, 2009 Committee of the Whole meeting. No action is required by the
Council at the May 18, 2009 Regular Meeting except to hear public comments.
ATTACHMENTS
Draft Ordinance, to include the Development Agreement and Exhibits
DRAFT
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWlLA,
WASHINGTON, ADOPTING BY REFERENCE A DEVELOPMENT
AGREEMENT BETWEEN THE CITY OF TUKWILA AND LA PlANT A LLC
FOR THE TUKWILA SOUTH DEVELOPMENT; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
vVHEREAS, the "Tukwila South Project" comprises approximately 512 acres of real
property, and La Pianta LLC owns or controls approximately 503 of those acres, which is
known as the "Tukwila South Property," generally located between the boundaries of
South 178th Street/South 180th Street on the north; South 204th Street on the south; Orillia
Road and Interstate 5 on the west; and the Green River on the east; and
WHEREAS, the Tukwila South Property is located within an Urban Growth Area and
is appropriate for urban development pursuant to the Growth Management Act and the
City's adopted Comprehensive Plan; and
WHEREAS, La Pianta intends to develop the Tubvila South Property consistent with
the Tukwila South Master Plan, which envisions the creation of a major new employment
and housing base on the TukwiIa South Property; and
WHEREAS, the City Council accordingly desires to enter into a Development
Agreement with La Pianta LLC for the Tukwila South development; and
vVHEREAS, a public hearing was held for this Development Agreement on May 18,
2009;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKvVILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Development Agreement Adopted. The City of Tukwila hereby adopts the
"Development Agreement by and between the City of Tukwila and La Pianta LLC, for the
Tukwila South Development," a copy of which is attached hereto as "Exhibit A" and by this
reference fully incorporated herein.
Section 2. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 3. Effective Date. This ordinance or a summary thereof shall be published in
the official newspaper of the City, and shall take effect and be in full force five days after
passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a
Regular Meeting thereof this day of .2009.
ATTEST/AUTHENTICATED:
Jim Haggerton, Mayor
Christy O'Flaherty, CMC, City Clerk
APPROVED AS TO FORM BY:
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Office of the City Attomey
Attachment Exhibit A - Development Agreement
W:\ Word Processing\Ordinances\ Tukwila South Development Agreement.doc
LV:ksn OS/28/2009
Page 1 of 1
Exhibit A
DEVELOPlVIENT AGREEMENT BY AL~D
BETWEEN THE CITY OF TUKW1LA
AL"\fD LA PIANTA LLC, FOR THE
TUKWILA SOUTH DEVELOPMENT
THIS DEVELOPMENT AGREEMENT ("Agreement") is made and entered into this _
day of , 2009, by and between the CITY OF TUKWILA ("CITY"), a non-charter,
optional code Washington municipal corporation, and LA PIANT A LLC, a Washington limited
liability company ("La Pianta").
I. RECITALS
~WHEREAS, the "Washington State Legislature has authorized the execution of
development agreements between a local government and a person having ownership or control
of real property within its jurisdiction and between a local government and a person owning real
property outside its boundaries as part of a proposed annexation, pursuant to RCW 36.70B.170
through RCW 36.70B.210.
WHEREAS, La Pianta mvns or controls the "Tukwila South Proiect" (hereinafter
defined) comprises approximately 512@ acres of real property, which site is shown on the
vicinity map attached hereto as Exhibit L and La Pianta owns or controls approximately 503 of
those acres, which is known as the "Tukwila South Property" and legally described in Exhibit 2.
knovm as the "Tukwilu South Property" The Tubvila South Proiect is generally located between
the boundaries of South.,. 178th Street.,./South 180th Street on the north; South.,. 204th Street on the
south; OriHia Road and Interstate-5 on the west; and the Green River on the east. The site is
5ho'.'.'n on the vicinity map attached hereto as Exhibit 1 and as legally described in Exhibit 2,
attached hereto. Approximately 259 acres will be annexed to the City pursuant to this
Agreement.
WHEREAS, the Tubvila South Property is located within an Urban Growth Area and is
appropriate for urban development pursuant to the Gwwth Management Act, and the City's
adopted Comprehensive Plan. The City will provide public services to the Tukwila South
Property, with the exception of power and water.
WHEREAS, La Pianta intends to develop the Tubvila South Property consistent with the
Tubvila South Master Plan ("Master Plan"). The Master Plan envisions the creation of a major
new employment and housing base on the Tukwila South Property. The plan calls for
approximately ten million square feet of development that would be accommodated in a
combination of campus style research and office environments with a mix of other supporting
uses such as retail, residential, commercial, hotel and flex tech ("Tukwila South Project"). The
Tukwila South Project will use the topographic and environmental constraints of the site to
define the limits of its development area, as shown on Exhibit 3 ("Development Areas" and
"Non-Development Areas"). The Tukwila South Project includes the extension of Southcenter
- 1 -
05-28-09
Parkway in an alignment along the west edge of the valley floor ("Southcenter Parkway
Project"); thus, functioning as the major transportation arterial through the site. The Tubvila
South Project will also contain an integrated, internal circulation system of streets, sidewalks and
pedestrian connections that link its various developments and will serve vehicles, cyclists and
pedestrians.
WHEREAS, La Pianta's goals for the Tukwila South Project are for a return on
investment, quality public infrastructure and service, certainty regarding the costs and flexibility
in how and when it develops. The City's goals in the development of the Tubvila South
Property include implementing its comprehensive plan, producing positive economic impacts to
the City and promoting environmental quality, mitigating financial risk for City funds, and
mitigation ofproject impacts.
.WHEREAS, a development agreement must be approved by ordinance or resolution after
a public hearing.
WHEREAS, a public hearing for this Development Agreement was held on _ and
the City Council approved this Development Agreement by Ordinance _ on_.
WHEREAS, this Agreement constitutes a fmal land use action pursuant to RCW
36.70C.020 and is subject to review pursuant to RCW 36.70C.I01 et seq.
NOW, THEREFORE, in consideration of the mutual promises set forth herein and the
long-term benefit to both the City and La Pianta, the parties hereby agree as follows:
II. AGREEMENT
1. Project Description.
The master-planned development to be sited on the Tubvila South Property in
accordance with the terms and conditions of this Agreement as well as other applicable
development regulations is called the "Tukwila South Project." As used in this Agreement, the
term Tukwila South Project (or "Project") means the proposed development of the Tukwila
South Property with a mix of uses, types and density of development, public and private
infrastructure and amenities consistent with the Tubvila South Master Plan and this Agreement.
2. Zonin2: Approvals.
2.1 Com{Jrehensive Plan Designation. The Tukwila South Property is described
within the "Tukwila South" element of the City's 1995 Comprehensive Land Use Plan, as
amended ("Comprehensive Plan"). This includes both the portion of the property currently
located within the City limits and the portion within the City's Potential Annexation Area
("PAA"). The City's Comprehensive Plan provides for use of a master plan in the Tukwila
South district to guide and authorize development. La Pianta has submitted a Master Plan which
- 2 -
05-28-09
identifies its development proposal. The City's Comprehensive Plan contemplates an overlay
district for the property subject to the Tukwila South Master Plan.
? ? Master Plan Approval. In accordance with the City's Comprehensive Plan and
TMC 18.40.075, the City approved the Tukwila South Master Plan on _,2009. This Master
Plan covers approximately 498-512 contiguous acres and provides the vision and framework for
the creation of a "campus-type environment" focused on office and research facilities for
emerging technology industries, along with a mix of supporting retail, residential, commercial
and flex-tech and hotel uses. The Master Plan is attached as Exhibit 4 to this Agreement and
incorporated by this reference. The first phase of the Master Plan implementation will involve
grading the entire site and installation of street and utility infrastructure. The approved Master
Plan will remain in effect for the tIerm of this Agreement. The Master Plan may not be
amended or superseded without the consent of both parties. In addition, A9:ny amendment to the
master plan must follow the process for such amendments that is in effect at the time of the
request.
2.3 Sensitive Areas Overlay and Master Plan. The City Council approved the
designation of Tukwila South Property as a Sensitive Area Master Plan Overlay district on _,
2009. La Pianta has submitted for City review a Sensitive Areas Master Plan ("SAl\1P") for the
Tukwila South Property. The Department of Ecology ("DOE") has issued a Section 401 water
quality certification for the Tukwila South Property (Certification Order No. 2877, dated
November 7, 2005) (the "401 Certification"). Pursuant to TMC 18.45.160.G.8, the City will
review the SAl\1P to ensure it conforms to the conditions of the 401 Certification. If the SA1\1P
conforms to the conditions of the 401 Certification and TMC 18.45.160, the Director of
Community Development will take action to approve the proposed SAl\1P, pursuant to TMC
18.45.160.G, within 30 calendar days after the effective date of the annexation. The Sensitive
Areas Overlay and associated SAlvIP require mitigation of impacts to sensitive areas associated
with the Tukwila South Project through build-out.
2.4 Land Use Permit Process. The above referenced plans will be implemented in
phases by a series of Land Use Permit Process applications. These include but are not limited to,
applications for clearing and grading permits, tree permits, building permits, shoreline substantial
development permits, development permits, design review approvals, conditional use permits,
planned residential developments, and such other permits and approvals described in Chapter
18.104 of the TMC and necessary to authorize development and implementation of the Master
Plan approval. The Land Use Permit process requires the applicant to demonstrate consistency
with the requirements of the approved Master Plan, as implemented through the Tukwila South
Overlay District described in Section 2.5 below. All land use fees not specifically addressed in
this Agreement will be paid at the time of permit application or when otherwise due.
2.5 Application of Tukwila South Overlay District. Consistent with the
Comprehensive Plan, the City has amended the Tukwila Municipal Code ("TMC") to adopt the
Tukwila South Overlay District as Chapter 18.40, a copy of which is attached hereto as Exhibit
2. The purpose of the Tukwila South Overlay District is to encourage innovative uses, sites and
comprehensive planning of large land parcels through a master plan. The Tukwila South
- 3 -
05-28-09
Overlay contains the development regulations, including commercial design guidelines, that will
apply to the Tukwila South Property. The City agrees to apply the Tukwila South Overlay
District regulations to the portion of the Tubvila South Property within its P AA, after that area is
am1exed to the City.
2.6 Shoreline Map Amendment. The City, by ordinance, has pre-designated a portion
of the Tukwila South Project as "Tukwila Urban" under its Shoreline Master Program/Plan,
TMC Chapter 18.44 ("SMP"). Upon completion of the annexation, the City shall, consistent
with this development regulation, amend its SMP map to include the Tukwila South Property as
urban. It is understood by the parties that this amendment is subject to the approval of the State
Department of Ecology. The parties agree that this map designation does not vest La Pianta to
any shoreline regulations under the SMP.
3. Allowable Development.
3.1 Maximum Allowable Development. Except as otherwise provided herein, the
maximum allowable development in the Development Area of the Tukwila South Project shall
be limited to a maximum development (including any mix of buildings and permitted uses) that
does not generate more than 10,166 Net New Trips (as defined below) from onsite development
and is limited to 10.3 million square feet of new building floor area ("Allowable Development").
For the purposes of determining Allowable Development, new "building floor area" shall include
new floor area generating vehicle trips, but shall not include floor area that does not generate
vehicle trips, such as parking areas and mechanical space.
3.2 Site Clearing, Grading and Coverage. Subject to the limitations of Section 3.5
below, (i) up to 100% of the Development Area, outside of sensitive area or shoreline buffers,
may be cleared and graded, and (ii) in the Development Area, up to 85% of the developable area
served by each stormwater facility may be covered with impervious surfaces.
3.3 Limit on Certain Uses. The following uses in the Tubvila South Project will be
subject to the restrictions set forth in this Section 3.3:
(a) Movie theaters with three (3) or fewer screens shall be a permitted use. Movie
theaters with more than three (3) screens shall be treated as special
permissionconditional uses (TMC 18.41.060).
(b) Regional malls shall be a prohibited use. For purposes of this Agreement,
"Regional Mall" shall mean an independent, retail complex of at least 500,000
square feet of building floor area (as that term is defined in Section 3.1 above)
containing privately-owned indoor and outdoor walbvays for shoppers traveling
to and from multiple retail uses. The square footage limitation under this
definition shall be applied on a project-by-project basis, and shall not be applied
to the Tukwila South Property as a whole.
- 4 -
05-28-09
(c) No warehouse uses will be allowed in the Tuhvila South Project beyond what is
in existence at the time of execution of this Agreement, and redevelopment of
existing warehouses to warehouse use will not be permitted. Notwithstanding the
foregoing, with respect to existing warehouse uses and buildings, La Pianta shall
be entitled to undertake normal maintenance and repair, reconstruction in the
event of casualty and condemnation, modifications necessary to meet current code
requirements, and for each building, a one-time "minor expansion" (not exceeding
5% of building floor area). The City shall require special permission uses (TMC
18.41.060). conditional BSe-approval for such "minor expansions".
3.4 Expansion Areas. Several parcels that are not currently o\vned by La Pianta are
located within the Project boundaries and are more particularly described and depicted in Exhibit
Q. These parcels were included within the 49-&-512 acres analyzed in the Tukwila South EIS
(hereinafter defined). The Tukwila South Overlay District regulations shall apply to these
parcels if they are acquired and developed by La Pianta during the Term of this Agreement.
Another parcel owned by La Pianta, hereinafter referred to as the "Arnold Parcel", also described
in Exhibit 6, was not studied as part of the Tuhvila South EIS. La Pianta and the City
acknowledge that the Tuhvila South Overlay District regulations shall apply to the Arnold
Parcel, but that additional environmental review may be necessary when La Pianta elects to
develop the Arnold Parcel. In the event that La Pianta desires to develop an Expansion Area
under the Development Agreement, La Pianta shall provide (i) written notice to the City, (ii)
evidence of its ownership or control of the Expansion Area(s) in question or the agreement by
La Pianta and the owner(s) of the Expansion Area in question to subiect such area to the terms of
the Agreement, and (iii) evidence that no further additional environmental analysis is required
beyond that covered in the Tukwila South EIS for the development proposed.
3.5 Floodplain Development Review. Development in any areas of the Tuhvila
South Property lying within a 100-year floodplain, as designated by the Federal Emergency
Management Agency ("FEMA"), shall be subject: (i) to review by the City and/or agencies with
jurisdiction to ensure that such development will not result in a "take" of any endangered species
in violation of federal law; and (ii) to all laws and regulations governing development within
such FEMA-designated 100-year floodplains that are in effect at the time of a complete
development application (the "Floodplain Regulations").
The clearing and grading permit for initial, overall site development for the Tuhvila
South Project ("Clearing and Grading Permit") shall be executed in accordance with the
Floodplain Regulations, as applicable. Upon completion of the clearing and grading, subject to
the Clearing and Grading Permit, and the Levee Modification, as defined herein, La Pianta will
prepare for review by the City a Letter of Map Revision CLOMR:~) or conditional Letter of Map
Revision ("CLOMR"). The City shall forward the LOMR or CLOMR, as applicable, to FEMA
for review and when the LOMR or CLOMR is approved by FEMA, future building applications
will not be subject to the Floodplain Regulations.
4. Parties Obligations Under this Agreement.
- 5 -
05-28-09
This Agreement establishes certain roles and responsibilities for the development of the
Tub-vila South Project, including but not limited to City commitments for partial funding and
construction of certain public infrastructure improvements benefiting the Tub-vila South Project,
as well as the community at large, and La Pianta commitments to participate in the funding of
certain public improvements, to fund all private aspects of the development and to develop the
Tub-vila South Property consistent with all applicable land use policies and regulations.
4.1 Annexation. Upon execution of this Agreement, La Pianta shall submit a signed
60% petition for annexation to the City of Tukwila for the portion of the Tub-vila South Property
located within the P AA. The City will take all steps necessary to consider the annexation in a
timely manner after submittal of a signed 60% petition. In the event that La Pianta fails to
submit the 60% petition, the City may terminate this Agreement upon giving 14 days notice to
La Pianta. Should the annexation fail to occur by December 31, 2009 (the "Outside Annexation
Date"), this Agreement will terminate and all obligations herein will be extinguished. The
Outside Almexation Date shall automatically be extended for the period of any review of the
annexation by the Boundary Review Board, if jurisdiction is taken, and/or the courts. For
purposes of this Agreement, the "effective date of the annexation" hereunder shall be the date on
which the ordinance of annexation of the Tukwila South Property adopted by the City Council is
effective, final and unappealable.
4.2 Levee Modification and 404 Permit Approval. The City has submitted to the U.S.
Army Corps of Engineers, Seattle District ("ACOE") an application for modification of the levee
system in the Tub-vila South Property which will, among other things, permit the removal of the
existing cross-levee structure at South 196th Street (the "Levee Modification"). La Pianta has
submitted to ACOE an application for a Section 404 permit under the Clean vVater Act, to permit
the grading, filling and development of the Tukwila South Property as contemplated in the
Tukwila South Master Plan (the "404 Permit"). The parties will take all reasonable steps
necessary to secure from the ACOE the issuance of the Levee Modification and the 404 Permit
in a timely manner. If either the Levee Modification or the 404 Permit has not been issued by
the Corps, and all appeal periods having passed with no appeals filed, by June 30, 2010 (the
"Outside Approval Date"), this Agreement will terminate and all obligations herein will be
extinguished. The Outside Approval Date may be extended by mutual agreement of the parties.
As provided herein, the parties will place in the Escrow (as established under Section 4.8.4.6
below) all documents, payments and other undertakings required to be delivered prior to the
Outside Approval Date. Upon approval of the Levee Modification and issuance of the 404
PermitIf this l\greement docs not terminate upon the Outside l\pproval Date as provided in this
Section 1.2, fuen-the Escrow Agent (hereinafter defined) shall be instructed to release, deliver or
record, as appropriate, all sums and documents held in escrow unless expressly provided
otherwise in this Agreement.
The City shall incur no costs for the maintenance of the new levee constructed as a result
of the Levee Modification. Failure of La Pianta to secure maintenance for the levee prior to
issuance of the Clearing and Grading Permit, shall result in denial of said permit.
- 6 -
05-28-09
4.3 Southcenter Parkway Proiect.
4.3.1 Southcenter Parkway Proiect Design. The City shall, using grant funds
secured for this Project, promptly complete the final design of the extension and relocation of
Southcenter Parkway from S. 180th Street to S. 200th Street ("Southcenter Parkway Project" or
"SCP Project"), including necessary sewer, water, stormwater, natural gas, power and
telecommunications utility system improvements associated with this roadway improvement
project (the "Final Design Plans"), as documented in the 90% drawings completed by David
Evans and Associates dated September 2005 (the "90% drawings") and on file with the City.
The City may use up to $300,000 of the grant funds identified in Section 4.3.7 below for the
purpose of completing the Final Design Plans; any costs to complete the Final Design Plans in
excess of $300,000 shall be borne by the City. The Southcenter Parkway Project will provide
additional access to the Tukwila Urban Center and the Tubvila South Project. Except as set
forth in this subsection, the Final Design Plans shall not materially deviate from the 90%
drawings without the written consent of both parties. For the purposes of this Section, the Final
Design Plans shall be deemed to "materially deviate" from the 90% drawings if the Final Design
Plans include modifications to the 90% drawings that will result in a construction cost increase in
the aggregate of more than $250,000. The Southcenter Parkway Project will not include the
relocated South 178th Street improvements or the bike lanes as specified on the 90% drawings.
4.3.2 Land Dedication for Southcenter Parbvay Proiect. La Pianta agrees to
dedicate, at no cost to the City, the land necessary to construct the Southcenter Parkway as
depicted in Exhibit 7. La Pianta waives all credit for this dedication of land against any traffic
impact fee assessed for the Project. In addition, La Pianta agrees to waive any claim for just
compensation pursuant to RCW 8.12 and any claims under the Washington and Federal
Constitutions in connection with the dedication of this right-of-way. La Pianta shall deliver +he
a signed but undated statutory warranty deeds (free of all encumbrances and easements
unacceptable to the City) for this land and a signed and dated right of way easement
encumbering the same property described in the deed, in commercially reasonable form
acceptable to the City,shull be deli':crcd to the Escrow no later than 5 days after the effective
date of the annexation specified in Section 4.1. Upon receipt, the City shall record the right of
way easement and retain the undated deed in Escrow until the City is prepared to vacate Frager
Road/Southcenter Parbvay as provided in Section 4.10. Simultaneously with the transfer of the
properties described in Section 4.10, the City shall cause the deed delivered by La Pianta into
Escrow to be dated and recorded. If the deeds and the right of way easement are not delivered in
the time specified by this Section, this Agreement will terminate. For the purpose of the real
estate excise tax, the City acknowledges that the transfer of property pursuant to this section shall
be for a "public use in connection with the development of real property" as provided under
WAC 458-61A-205.
4.3.3. Planning and Design \-Vork. La Pianta has provided the following
planning and design services in connection with the Southcenter Parbvay Project:
(i) Geotechnical reports and information;
(ii) Survey, topographical maps;
- 7 -
05-28-09
(iii) As-built survey of utilities;
(iv) Legal description of final right -of-way;
(v) Plans and designs for wetland and stream mitigation, including plans for
land, cost of restoration, permitting, on-going maintenance and
monitoring;
(vi) 30% design work; and
(vii) Plans and designs for temporary stormwater detention and treatment for
Southcenter Parkway Project during construction, and permanent
stormwater detention and \-vater quality facilities for Southcenter Parkway
and South 200th Street as more particularly described in Sections 4.3.5 and
SA.
4.3.4 HighlinelPSE/Southcenter Parkway Costs. La Pianta shall obtain power
and gas utility service for the Tukwila South Project from Puget Sound Energy ("PSE") and
water service from the Highline Water District ("Highline"). La Pianta shall pay for all costs
related to the design and construction of Highline Water systems and PSE systems for the
Tuk\vila South Project (not including costs for which PSE and Highline are responsible for
undergrounding and relocation of existing systems, as described herein). The City shall cause
Highline to relocate its existing water system facilities pursuant to its franchise agreement with
the City. The City shall cause PSE to relocate and underground existing power and gas system
facilities pursuant to its franchise agreement with the City and applicable tariff. Any costs or
fees assessed to the City by those utilities for invoking either of the franchise terms discussed in
this Section shall be paid to the City by La Pianta within 30 days of invoice.
4.3 A.l Highline vVater. The City will include the work for the relocation
and upgrade of the Highline Water system utilities in its SCP Project bid as a bid additive (the
"Highline Work"). The Highline Work will be accounted for and invoiced separately from the
SCP Project. The City shall enter into an agreement with Highline pursuant to which Highline
shall reimburse the City for the cost of the Highline Work. La Pianta shall enter into a separate
agreement with Highline pursuant to which La Pianta shall reimburse Highline for La Pianta's
portion of the costs of the Highline Work. Pursuant to Section 4.8A of this Agreement, La
Pianta shall provide the City with a letter of credit in the amount of 110% of La Pianta's portion
of the estimated cost of the Highline vVork as security for payment of those associated costs. In
the event that Highline fails to reimburse the City, pursuant to the terms of the agreement
between the City and Highline, for La Pianta's portion of the cost of the Highline Work, the City
may draw upon the letter of credit as provided in Section 4.8.4. In addition, La Pianta shall
provide the City with a copy of La Pianta's agreement with Highline and evidence of timely
payments to Highline thereunder.
4.3.4.2 PSE. The City will exclude the work for the PSE power and gas
utilities from the SCP Project bid. PSE will provide the specifications for such power and gas
utility work to serve the Tukwila South Project (the "PSE Work"), which will be constructed in
coordination with the SCP Project. The PSE Work will be conducted by third parties on behalf
of PSE. The bid documents and the final construction contract for the SCP Project shall include
a "cooperation clause," requiring cooperation and communication between the City (and the
- 8 -
05-28-09
City's contractor on the SCP Project) and PSE or PSE's designee uny contractor undertaking the
PSE Work. La Pianta shall indemnify and defend the City against delay claims made by the
City's contractor for the SCP Project because of the PSE Work. La Pianta shall pay (i) PSE
directly for La Pianta's share of the cost of the PSE Work in accordance with PSE Tariff
Schedule 85, and (ii) the City directly for the City's share of the cost of the PSE Work in
accordance with PSE Tariff Schedule 74. La Pianta's obligation under this Section 4.3.4.2 shall
be secured by an irrevocable standby letter of credit in the amount of 110% of the City's
estimated share of the PSE Work, naming the City as beneficiary as provided in Section 4.8.4.
In the event that La Pianta fails to pay the amount due under this Section 4.3.4.2 within thirty
(30) days of demand by the City, the City may draw upon the letter of credit as provided in
Section 4.8.4.
4.3.5 Southcenter Parbvay Storm Drainage. La Pianta shall provide, at no cost
to the City, sufficient capacity for all drainage from the Southcenter Parkway Project within the
regional stann drainage facilities more particularly described in Section 5.4 to be constructed by
La Pianta as pmi of the permanent stormwater drainage facilities for the Tukwila South Project.
La Pianta shall provide easements granting the City the right to discharge stormwater from
Southcenter Parkway and South 200th Street to La Pianta's regional stormwater facilities. La
Pianta covenants that the regional stormwater facilities will be sized to accommodate stormwater
run-off from the Tubvila South Project, including Southcenter Parbvay, South 200th Street and
all other development proposed as part of the Tubvila South Project. The stormwater system
includes a "South Facility" and a ''North Facility", both as defined in Section 5.4 below.
4.3.5.1 South Facility. Easements and stormwater facilities for the South
Facility may, at the discretion of La Pianta, be temporary, provided however, that except as
provided in Section 4.3.5.3 below, La Pianta shall: (i) provide permanent, no-cost easement and
stormwater facilities in the South Facility prior to the issuance of the first construction permit for
a new building development in the Tukwila South Project; and (ii) ensure that the South Facility
will be operational and ready for use prior to the completion of the Southcenter Parkway Project.
4.3.5.2 North Facility. At La Pianta's option, stormwater to be treated in
the North Facility may be piped to the South Facility for treatment and discharge on an interim
basis. The development of the North Facility shall occur prior to the date on which the capacity
of the South Facility is fully utilized.
4.3.5.3 WSDOT/FHW A Approval. Immediately upon execution of this
Agreement, the City shall amend its submissions to \VSDOT/FHW A to describe the storm
drainage plan for the Southcenter Parbvay Project that is more particularly set forth in Section
5.4, and shall request approval for such change. La Pianta shall cooperate in good faith to
provide all necessary documentation reasonably necessary to secure \VSDOT's approval of such
stormwater plan for Southcenter Parbvay. In the event that the stormwater plan for Southcenter
Parkway described in Section 5.4 is not approved by \VSDOT/FHW A, the City shall construct
the stormwater ponds described in its original proposal to WSDOT, for treating and detaining
stormwater runoff from Southcenter Parkway and South 200th Street. In such case, La Pianta
shall, 'within thirty (30) days of the City's written demand therefore, grant at no cost to the City
- 9 -
05-28-09
temporary easements necessary to construct the stormwater ponds needed to accommodate the
stonnwater nm-off from Southcenter Parkway and South 200th Street that was described in the
City's original SCP Project proposal to WSDOT. The easement agreements shall provide that at
such time La Pianta completes the South Facility and it is available to accommodate the run-off
from Southcenter Parkway and South 200th Street, the temporary easements shall terminate and
shall be replaced by permanent easements to the South Facility.
4.3.6 Southcenter Parkway Bidding/Construction. Upon the issuance of the 404
Pem1it contemplated in Section 4.2, the City shall be responsible for the bidding and construction
of Southcenter Parkway ("Southcenter Parkway Project"). The City shall request formal bids
from contractors for the construction of the Southcenter Parkway Project as soon as all necessary
approvals and permits have been received. This Agreement is premised on the assumption that
the project costs for the Southcenter Parkway Project (including the up to $300,000 allocated to
completion of the Final Design Plans under Section 4.3.1 above) will not exceed available
financing in the amount of $26,800,928 ("Construction Cost Cap"). The total project cost of the
Southcenter Parkway Project ("Total Project Cost") shall be the lowest responsible bid received
by the City, and shall allow and include up to a 15% construction management allowance and a
15% project contingency allowance. For the purpose of determining whether the Total Project
Cost exceeds the Construction Cost Cap, the Total Project Cost shall not include the costs for the
Highline \Vork and PSE Work (which costs shall be paid by La Pianta and the utilities as
provided in Section 4.2.4), and shall not include the City's costs for its employees in connection
with or related to the management and/or supervision of the construction of the Southcenter
Parkway Project, which costs the City shall bear. The City shall use commercially reasonable
efforts to minimize the Total Project Cost of the Southcenter Parkway Project. For purposes of
this Agreement, "commercially reasonable efforts" means the actions normally taken to reduce
costs for any City project.
If the Total Project Cost exceeds the Construction Cost Cap, the City shall have
no obligation to construct the Southcenter Parkway Project unless La Pianta gives written notice
as provided herein to the City that La Pianta shall pay such difference ("Project Cost
Differential"). In such case, the City shall send written notice to La Pianta of the Project Cost
Differential, and La Pianta shall, within 15 days of receipt thereof, give the City written notice of
whether La Pianta elects to pay the Project Cost Differential. If La Pianta elects to pay the
Project Cost Differential, then La Pianta must provide the City cash security for such amount
("Cash Security") also within the 15 days. Provided that La Pianta timely provides the City such
notice and Cash Security, the City shall promptly execute a construction contract for the
Southcenter Parkway Project. If La Pianta does not timely provide the City with the notice
and/or the cash security, the City shall reject all bids and this Agreement shall immediately
terminate without further action required by any party.
If La Pianta pays the Project Cost Differential, the City agrees to utilize the funds
within the Construction Cost Cap prior to utilizing the Cash Security. Should any Cash Security
remain after completion of the Southcenter Parkway Project, said remainder shall be refunded to
La Pianta within thirty (30) days after final acceptance of the Southcenter Parkway Project. In
the event of cost overruns in excess of the Total Project Cost (including Cash Security for the
- 10 -
05-28-09
Project Cost Differential), the City shall promptly notify La Pianta, and La Pianta shall provide
additional Cash Security equal to or greater than the amount of any overruns within ten (10) days
of invoice. Upon completion of the Southcenter Parkway Project, if state or federal auditors
identify any charges that fall outside the scope of work, excluding mutually agreeable chang(t
orders and agreed to modifications to the scope of work, for the Southcenter Parkway Project, La
Pianta shall be entitled to a refund for those sums identified within thirty (30) days after
completion of said audit( s).
4.3.7 Southcenter Parkway Financing. The City shall use $18,530,345.00 in
state and federal grant money secured for the cost of design and construction of Southcenter
Parkway Project. The City shall also utilize limited tax general obligation debt ("General
Obligation Bonds") or other financing mechanisms to finance up to $8,250,000.00 dollars toward
the construction of the Southcenter Parkway Project. In the event that any state or federal grant
funds are withdrawn from the Southcenter Parkway Project prior to the Outside Approval Date
(as defined in Section 4.2), the parties will use best efforts to seek replacement grant funds
("Replacement Funds"). If the parties are unable to secure commitments for such Replacement
Funds by December 31, 2010, then this Agreement will immediately terminate, all obligations
hereunder will be extinguished, and the Escrow shall be terminated.
In the event that any additional state or federal grant funds, debt or credit
enhancements, including but not limited to interest rate reductions, tax credits or
reimbursements, and which are not Replacement Funds, are provided to the Southcenter Parkway
Project, the parties shall equally share the economic benefit of such additional measures.
4.3.8 Closure of Southcenter Parkway and Frager Road. The City shall close
the existing Southcenter Parkway and Frager Road from South 180th Street to South 200th Street
during the construction phase of the Southcenter Parkway Project, except for local traffic, and
agrees that La Pianta can use the roadway for project purposes, without compensation to the City
or the need for issuance of right-of-way permits, provided that La Pianta maintains the roadway
during that period of time and La Pianta's use does not umeasonably interfere with use for local
traffic. La Pianta shall ensure that local traffic may access their properties from the north access
point to Tukwila South. The City acknowledges that a certain portion of Frager Road and the
existing stOlIDwater pond near South 200th Street shall be permanently closed and removed upon
issuance of a grading permit to La Pianta for the purpose of constructing the :":Green River eOff-
eChannel hHabitat mitigation aArea.: Provided that vVSDOT approval for stormwater plan is
granted pursuant to Section 4.3.5.3, the City shall permit La Pianta to use said portions of the
right of way and existing detention pond for such purpose prior to conveying ownership of such
parcels to La Pianta pursuant to Sections 4.10 and 4.11, provided however, La Pianta shall
indemnify and hold the City harmless for any claims or damages because of or arising out of La
Pianta's use or possession of this land, except to the extent caused by the negligence of the City,
its employees or agents. Before commencing the construction of the Green River Off-
Channel Habitat Area, La Pianta shall provide temporary detention of stormwater from South
200th Street in place of the removed stormwater pond until the South Facility is complete and
operational.
- 11 -
05-28-09
4.4 Sanitary Sewer System. As outlined in the Tuk\vila South EIS, additional sewer
capacity may be required to serve the Tuk\vila South Project, as the Project develops. Sewer Lift
Station #2 may need to be upgraded to create sufficient pumping capacity; and the force sewer
main along Andover Park \Vest from Minkler Ave to Strander Blvd (the "Force Sewer Main")
may need to be upgraded to provide sufficient capacity to carry the additional flows generated by
the Tukwila South Project. If at any time during the tIerm of this Agreement, a capacity
analysis of the system shows that any of the Sewer Lift Station #2, the Force Sewer Main, or any
other facility within the City's sanitary sewer system necessary to provide service to the Tuk\vila
South Property (each a "Facility") is at 80% or more of its capacity, then the City shall promptly
initiate its standard process of planning, financing and construction for improvement to the
Facility (or more than one) necessary to provide adequate sanitary sewer service to accommodate
the Allowable Development. The City will finance the construction of the Facility through
bonds or any other source of City capital funding and/or through connection fees, sewer rates or
other charges to be paid by all the benefited ratepayers. If the City elects to form a Utility Local
Improvement District ("ULID") or other special district to pay for the Facility, La Pianta shall
execute a No Protest ULID Agreement for the formation of an ULID to provide improvements to
the sanitary sewer system as outlined herein. The No Protest agreement shall be in a form
acceptable to the City. La Pianta shall be responsible for paying citywide sewer system
connection charges and fees at the time of each building permit application, subject to the terms
of any applicable No Protest Agreement as described herein and La Pianta's participation in any
UUD or special district assessment.
Construction of the sewer lines serving the Tuk\vila South Property will be included in
the cost of the Southcenter Parkway Project, and therefore a portion of the cost of the sewer
improvements will be funded by sources other than the City. La Pianta or Parcel Builders
(hereinafter defined) shall pay sewer connection charges based on the total project cost. Each
sewer connection charge paid by La Pianta or a Parcel Builder shall be credited to La Pianta as 0
&M -Revenue pursuant to Section 4.8.3.
4.5 Parks and Open Space.
4.5.1 Bike/Pedestrian Trail. Within thirty (30) days of the effective date of the
annexation, La Pianta shall donate to the City an 11 foot "vide easement for a north-south trail
system through the Tukwila South Property from S. 180th Street to S. 204th Street, provided
however, that the City shall not permit the public to use the easement area until the later of: (i)
three (3) years after the conveyance of the easement, or (ii) completion of initial site grading and
the Green River eOfC -eChannel hHabitat aArea, but not later than four (4) years after the
conveyance of the easement. The width of the easement shall be 14 feet or such greater width as
may be required under the City's Shoreline Master Program. The easement shall be delivered
into the Escrow. The bike/pedestrian trail shall be located along the Green River within the -l-4-
fuet-crown of the levee. When the new levee is constructed, as contemplated by this Agreement,
the easements will be revised to follow the crown of the new levee configuration. La Pianta
waives any credit for this donation against any future park impact fee assessed against the
Project and waives all claims for just compensation pursuant to RCW 8.12 and State and Federal
- 12 -
05-28-09
Constitutions. La Pianta shall not be responsible for costs of construction or maintenance of any
improvements within the trail easement.
La Pianta will develop and submit to the City for approval a plan for trails and
bike/pedestrian connections within the Tukwila South Property. The Plan will identify the
general goals and objectives of a system of pedestrian connections for the Tukwila South
Property and will identify possible locations for ~eight (8) 14 foot wide pedestrian corridors
and connections from the bike/pedestrian trail described above through the Tuk:\vila South
Property, in locations approved by La Pianta, to off-site pedestrian trails and City rights-of-way.
The eight locations will include the City's existing trail connection points at South 180lh Street,
South 200lh Street and South 2041h Street. La Pianta will complete this plan and submit it for
approval to the Parks and Recreation Director by December 31, 2011.
4.5.2 Green River Pedestrian Bridge. La Pianta shall be responsible for
$500,000.00 toward the cost of construction of a pedestrian bridge across the Green River to the
Green River Trail and Briscoe Park (the "Bridge"). Any additional cost for this bridge project
and all permitting obligations shall be the responsibility of the City. Within thirty (30) days of
the date the City notifies La Pianta that the City will make application for a grant or grants for
any portion of the cost of construction of the Bridge, La Pianta shall provide to the City a letter
of credit in the amount of $500,000 pursuant to Section 4.8.4.3 of this Agreement. The letter of
credit shall have a term of one (1) year (or less than one year in the initial year, as set forth in
Section 4.8.4.4) and shall be renewed until the $500,000 payment is made to the City. In the
event that La Pianta fails to pay $500,000 to the City within thirty (30) days of the date the City
notifies La Pianta that any grant(s) have been awarded to the City, which grants, together with
other funds available to the City, will underwrite the full cost of construction of the Bridge, the
City may draw upon the letter of credit as provided in Section 4.8.4. The City will use best
efforts to obtain full funding to provide the additional funding necessary to complete
construction of the Bridge project. If the City is unable to obtain grant funding for construction
of the Bridge within five (5) years of the date of this Agreement, then La Pianta shall pay
$500,000 in cash to the City within thirty (30) days after such date, or the City may thereafter
draw upon the letter of credit as provided in Section 4.8.4. If the City is unable to secure
adequate funding for the Bridge, the City may utilize the $500,000.00 for general park facilities
within the Tukwila South area. La Pianta waives credit for this donation against any future park
impact fee assessed for the Tukwila South Project and waives any claim for just compensation
pursuant to RCW 8.12 and the State and Federal Constitutions. The City and La Pianta
acknowledge that construction of the Bridge will occur after December 31, 2012 when
significant development has occurred within the Tukwila South Project. Prior to commencement
of construction of the Bridge project, La Pianta shall grant to the City an easement in
commercially reasonable form on a portion of the Tuk:\vila South Property for the purpose of
installing and maintaining bridge supports and touchdowns (the "Bridge Easement"). The area
of the Bridge Easement shall not exceed 3,000 square feet and shall be located subject to mutual
agreement of the parties, provided such location shall be within the river buffer of the City's
Shoreline Master Program. If the City has obtained funding and is commencing construction of
the bridge, La Pianta shall grant the Bridge Easement within thirty (30) days of the City's
request.
- 13 -
05-28-09
4.5.3 Donation of Levee Easements. La Pianta will grant permanent easements,
at no cost to the City, on property under its ownership, to the City of Tukwila for improvements
to the City's levee system on the west side of the Green River. The easements will be sized to
accommodate (i) an overall slope gradient of 2.5: 1 on the river side of the levee from S. 1961h
Street to S. 204lh Street; (ii) a slope gradient of 2: 1 on the landward side of the levee from S.
1961h Street to S. 204lh Street and on both sides of the levee from S. 180lh Street to S. 1961h Street
and (iii) a 14-foot-wide levee crown. In each case, the easement area to be granted will
commence at the waterside toe of the existing levee. If levee improvements are made before
redevelopment in the existing Segale Business Park, the levee improvements shall not
unreasonably interfere with La Pianta's use of the existing Segale Business Park. "Unreasonably
interferes" shall be deemed to include, without limitation, any restriction on the use of the
existing buildings or the paved areas around them. If it is determined that additional easement
area is needed, the City will negotiate with La Pianta or take necessary legal action to acquire the
additional easement. The easements referenced in this section shall be delivered to the Escrow
within thirty (30) days of the effective date of the annexation.
4.6 Fire Service.
4.6.1 V oluntarv Fire Impact Fee. Pursuant to RCW 82.02.020, La Pianta agrees
to voluntarily pay a fire service Mmitigation Ffee of $0.50 per square foot for
commercial/industrial development and $500.00 per dwelling unit for residential development.
If the City adopts a fire impact fee pursuant to RCW 82.02 or other enabling legislation, those
impact fees will apply to the Tukwila South Project, replacing the fee set forth above, and will be
assessed at the time of building permit issuance. In either case, La Pianta will not be assessed an
impact fee for new development which replaces existing building square footage, currently
served by Tuhvila Fire, if redeveloped.
4.6.2 Donation of Land for Fire Station. La Pianta shall donate to the City up to
three (3) acres of undeveloped land along Southcenter Parkway south of South 180lh Street for
future use as a fire station. The location of the specific property must be mutually acceptable and
the property shall meet the following criteria of the City: (1) Able to accommodate a 25,000 gsf
building, parking and outdoor storage (more specific detail will be provided by the City's
architect no later than 180 days after execution of this Agreement); (2) level topography; (3)
rectilinear site; (4) clear title (i.e., subject to liens and encumbrances approved by the City,
created under this Agreement, or which are not inconsistent with the City's intended use); (5)
soils capable of bearing the load of the proposed fire station without shoring, bracing, piling, or
other extraordinary construction methods, and containing no hazardous substances; (6) direct
access onto an arterial street; (7) located in the vicinity of S. 180lh Street, but outside the
shoreline environment. La Pianta shall transfer such property to the City in its as-is, where-is
condition, without warranties other than good title. No credit will be given against any fire
impact fee for this land donation. The parcel will be identified and agreed upon, and the deed
therefore shall be delivered to the Escrow, prior to the City Council's adoption of the ordinance
vacating existing Frager Road, as provided in Section 4.11 below. La Pianta will be responsible
for all closing and escrow costs associated with this land donation. La Pianta waives any credit
- 14 -
05-28-09
for this land donation against any fire impact fee assessed under the Tukwila Municipal Code.
For the purpose of the real estate excise tax, the City acknowledges that the transfer of property
pursuant to this section shall be for a "public use in connection with the development of real
property" as provided under WAC 458-61A-205. The City agrees to cooperate with La Pianta to
implement modifications to the boundaries of the fire station parcel (prior to commencement of
construction of the fire station) to promote logical development of adjacent lands by La Pianta,
as long as such modifications are consistent with the parameters set forth above.
4.7 Impact Fees. Nothing in this Agreement shall preclude the City from assessing
. duly enacted impact fees to this }:}Eroject at the time of building permit issuance.
4.8 City Revenues and Costs; La Pianta Financial Guarantees.
4.8.1 Operations and Maintenance Services. Pursuant to the protocols set forth
in Section 4.8.3, the City will track the following revenue generated from the Tukwila South
Property (including all use and development thereon): sales tax, real estate excise taxes, utility
taxes, franchise fees, business license revenues, commercial parking taxes, hoteVmotel tax,
admission tax, where those taxes and/or fees are paid by the owners of property or businesses
developed as part of the Tukwila South Project (collectively, the "O&M Revenue"); provided,
however, that if the iN ashington State Department of Revenue begins to report liquor excise
taxes, motor vehicle excise taxes and/or fire insurance premium taxes in such a way that they can
be identified as having been generated from the Tubvila South Property, then each of those taxes
that is so reported shall be included in O&M Revenue. The O&M Revenue will not include any
increase in property tax revenue from the Tukwila South Property, or any revenue from any
business or land use existing or in operation on any portion of the Tukwila South Property as of
the date of this Agreement.
The City will also track expenditures related to providing operations and
maintenance public services to new development within the Project and pre-construction
expenses related to the Project, including vvithout limitation, the provision of police, fire, public
works and parks services allocable to new development at Tubvila South, the pro-rata capital
costs for such services (not covered by impact fees), and the pro-rata operations and maintenance
expenses related to the Southcenter Parbvay Project once completed (collectively, the "O&M
Expenses"). The City covenants to use commercially reasonable efforts to minimize the O&M
Expenses during the Term of this Agreement (i.e., the same efforts the City uses to minimize its
O&M Expenses city-wide).
On or before March 31, 2010 and each March 31 thereafter, the City shall provide
to La Pianta an Annual Statement (hereinafter defined). If for any year the Annual Statement
shows that O&M Expenses have exceeded O&M Revenue, La Pianta shall pay the difference to
the City within thirty (30) days of receipt of the Annual Statement ("O&M Guarantee"). If for
any year the Annual Statement shows that O&M Revenue has exceeded O&M Expenses, the
City is not prohibited from using the excess funds for general City purposes.
- 15 -
05-28-09
If La Pianta requests an audit of an Annual Statement pursuant to Section 4.8.3, it
shall nonetheless pay to the City any amount shown to be due by the Annual Statement within
thirty (30) days of receipt of the Annual Statement, and if the audit shmvs an error in the Annual
Statement then the City shall refund to La Pianta any sums it has paid that were not due pursuant
to this Section 4.8.1, or La Pianta shall make any additional payment due, in either case within
thirty (30) days of the Accountant's decision.
La Pianta's total obligation under this section 4.8.1 shall be limited to
$12,000,000.
4.8.2 General Obligation Bonds and Increased Property Tax Revenues.
Pursuant to the protocols set forth in Section 4.8.3, the City shall track the Increased Property
Tax Revenues from the Tukwila South Property. For the purposes of this section, "Increased
Property Tax Revenues" shall mean the property tax revenue attributable to that property
annexed to the City of Tukwila pursuant to this Agreement.
If any Annual Statement shows that the Increased Property Tax Revenue in that
year is less than the annual debt service for the General Obligation Bonds in that year ("Debt
Service Shortfall"), then La Pianta shall pay to the City within thirty (30) days of receipt of the
Annual Statement a sum equal to the Debt Service Shortfall. However, notwithstanding the
foregoing, (a) the City shall be responsible for debt service on the first $6,000,000 of bonds, and
(b) La Pianta's yearly obligation under this Section 4.8.2 shall not in any year exceed a sum
equal to the difference between the total annual debt service on the General Obligation Bonds in
that year minus the debt service on $6,000,000 of those bonds in that year. If, for any year, the
Annual Statement shows that Increased Property Tax Revenue has exceeded the City's annual
debt service for the General Obligation Bonds in that year, the City is not prohibited from using
the excess funds for general City purposes.
For example, if the City issues General Obligation Bonds totaling $7,000,000, the
City will be responsible for the first six-sevenths of the debt service ($6,000,000 divided by
$7,000,000) in each year, whether or not the Increased Property Tax Revenues are sufficient to
fully provide for that portion of the debt service. If there is no Debt Service Shortfall in a given
year, the City will be responsible for all of the debt service in that year. If, in this example,
however, there is a Debt Service Shortfall in a year, then for that year La Pianta will be
responsible for the Debt Service Shortfall up to one-seventh of the debt service on those General
Obligation Bonds and must make a shortfall payment to the City in that amount. In no event will
the City issue more than $8.25 million of General Obligation Bonds.
If La Pianta requests an audit of an Annual Statement pursuant to Section 4.8.3, it
shall nonetheless pay to the City any amount shown to be due by the Annual Statement within
thirty (30) days of receipt of the Annual Statement, and if the audit shows an error in the Annual
Statement then the City shall refund to La Pianta any sums it has paid that were not due pursuant
to this Section 4.8.2, or La Pianta shall make any additional payment due, in either case within
thirty (30) days of the Accountant's decision.
- 16 -
05-28-09
4.8.3 Proiect Revenue/City Expendihlres - Protocols. Within thirty (30) days of
execution of this Agreement, the parties will meet and confer regarding the development of
accounting protocols for tracking Project revenue and City expenditures related to the Tukwila
South Project, as required under this Section 4.8. 'Within thirty (30) days of said meeting, the
parties shall retain the services of a mutually agreeable certified public accountant with expertise
in municipal accounting (the "Accountant"). .With the assistance of the parties, the Accountant
will develop protocols for tracking revenue and expenditures consistent with the terms of this
Section 4.8. The protocols will be developed and will be reduced to writing in the form of a
memorandum of understanding signed by both parties within one hundred eighty (180) days of
the retention of the Accountant. Each party will share equally the cost for the Accountant's
services outlined in this section. In the event that the parties do not execute the memorandum of
understanding documenting the accounting protocols within one hundred eighty (180) days of
the retention of the Accountantdate of this Agreement, this Agreement shall terminate.
On or before March 31, 20 10 and each March 31 thereafter, the City shall prepare
a statement ("Annual Statement") showing the O&M Revenue, O&M Expenses, O&M
Guarantee, the Increased Property Tax Revenues, the annual debt service for the General
Obligation Bonds, any Debt Service Shortfall, and the portion of any Debt Service Shortfall
which La Pianta has guaranteed under the terms of this Agreement, consistent with the protocols
set forth in the memorandum of understanding. If La Pianta questions the City's determination
of any of the items set forth in the Annual Statement for the prior calendar year, La Pianta may
request an audit of the disputed matter from the Accountant who developed the protocols, or his
or her designee. Within thirty (30) days of La Pianta's request, the Accountant shall review the
Annual Statement and La Pianta's dispute therewith, and render a decision based on generally
accepted governmental accounting practices, the protocols, and the terms of this Agreement.
The Accountant's decision shall be final and binding on the parties, excepting manifest error by
the Accountant. The parties agree to cooperate in good faith with the Accountant concerning any
requests for information or documentation to resolve the issue. If there is a variance of 10% or
more between the Accountant's decision and the City's determination of revenue or
expenditures, the City shall pay the cost of the audit. If the variance is less than 10%, La Pianta
shall pay the cost of the audit.
4.8.4 Security for La Pianta's Financial Guarantees.
4.8.4.1 O&M Guarantee.
4.8.4.1.1
O&M Collateral.
La Pianta's obligation under Section 4.8.1 (not to exceed $12,000,000) shall be
secured during the Term of this Agreement by collateral comprised of: (i) an irrevocable standby
letter of credit naming the City as beneficiary ("O&M LC"), and (ii) a first-lien deed of trust on
Building No. 931 located in Segale Business Park, which is currently occupied by Qwest
Communications Corporation ("O&M Deed of Trust"). If La Pianta fails to pay timely any
amount due under Section 4.8.1, the City may draw upon the O&M LC anc1/or foreclose on the
O&M Deed of Trust as provided in this Section 4.8.4.
- 17 -
05-28-09
4.8.4.1.2
O&M LC.
(a) The O&M LC shall be in the form, and meet
the requirements, set forth in Section 4.8.4.4 below. The O&M LC shall be in the sum of
$6,000,000 and shall;::;_be delivered to the Escrow Agent following Boundary Review Board
action on the annexation described in Section 4.1 but no later than 10 days before the date on
which the City Council is scheduled to take final action on the annexation at a public meeting.
To the extent La Pianta makes any payments to the City under the O&M Guarantee, then the
amount of the letter of credit shall be reduced by 50% of the total of such payments, and the
credits set forth in Section 4.4, except that the amount of the O&M LC shall not be less than
$2,000,000 at any time during the Term. The amount of the O&M LC shall be determined
ammally pursuant to the foregoing upon renewal. If a longer term O&M LC is provided, the
amount shall be recalculated annually on the anniversary of the initial issuance date and may be
adjusted at that time. If La Pianta is not required to make any payments to the City under the
O&M Guarantee, then at any time, and from time to time, during the last five (5) years of the
Tenn, the parties may agree to a reasonable reduction in the amount of the O&M LC, taking into
consideration the remaining Term of this Agreement, the historical receipt of O&M Revenue by
the City, the likely obligation of La Pianta pursuant to the O&M Guarantee, the security
provided under the O&M Deed of Trust, and all other relevant factors.
(b) Failure of La Pianta to provide and maintain
the O&M LC at the time and in the amount required by this Section 4.8.4.1, where such failure
continues after written notice from the City specifying the nature of the default and 20 days'
opportunity to cure, shall entitle the City to accelerate that portion of the O&M Guarantee
obligation represented by the amount of the O&M LC, draw on the O&M LC, and deposit the
amount drawn ("O&M Deposit") into an escrow account with the Escrow Agent described in
Section 4.8.4.6 (the "Escrow Agent"), except that in the case of a failure to provide a
replacement of the O&M LC no later than 15 days prior to its stated expiration, no notice and
opportunity to cure shall be required prior to a City draw on the O&M LC. The City may
subsequently draw upon the O&M Deposit if La Pianta shall default on its obligations under the
O&M Guarantee. If the City shall draw on the O&M Deposit at any time during the Term ofthis
Agreement~ La Pianta shall, within 30 days of notice by the City, restore the O&M Deposit to the
amount required at the time the O&M Deposit was established. Upon expiration of the Term,
any remaining funds held in the escrow account, including any remaining accrued interest, shall
be released to La Pianta. La Pianta's obligation to provide the O&M LC, and the City's remedy
for failure to provide the O&M LC, shall not be subject to the Dispute Resolution Process set
forth in Section 7 of this Agreement.
4.8.4.1.3
O&M Deed of Trust.
(a) The remaining $6,000,000 of La Pianta's
total potential liability under the O&M Guarantee shall be secured by the O&M Deed of Trust.
The O&M Deed of Trust shall be in the form attached to this Agreement as Exhibit 8 and shall
be delivered to the City at the same time that the O&M LC is delivered to the Escrow Agent. La
- 18 -
05-28-09
Pianta shall have the right, to substitute as security from time to time one or more deeds of trust
in the same or similar form on other real estate acceptable to the City in the exercise of
reasonable discretion, so long as the unencumbered value of the substituted collateral is equal to
or greater than $9,000,000 as shown by a current appraisal performed by a neutral appraiser
having no less than 10 years' experience appraising commercial property in the area in which the
real estate is located, with appraisal cost shared equally between the parties. Any permitted
substitute deed of trust given under this Section 4.8 shall be delivered to the City in an escrow
arrangement (the cost of which shall be paid by La Pianta) that provides for delivery and
recording of the substitute deed of trust simultaneously with release of the original deed of trust.
Substituted collateral must be located in the State of Washington, shall have an appraised value
of nine million dollars ($9,000,000) or more, shall be income producing, shall be improved by
structures of a quality that is the same as or similar to the improvements existing on the land
encumbered by the initial deed of trust, and shall be of a character suitable as collateral for a
substantial commercial loan from a recegnized commercial real estate lender. The City shall not
have the right to umeasonably reject proposed substitute collateral, and the characteristics listed
in the previous sentence will be relevant in determining reasonableness of a City rejection.
(b) In the event of a default that entitles the City
to foreclose on the O&M Deed of Trust, then the O&M Deed of Trust shall provide that there
shall be no default entitling the City to foreclose the O&M Deed of Trust until (1) La Pianta shall
have failed after notice and 20 days to cure to pay the sum(s) required under the terms of this
Agreement, (2) the City has drawn on the letter of credit (or cash deposit) securing the obligation
in default to the maximum amount of the letter of credit (or cash deposit) and has applied the
sum(s) so drawn to the obligation in default, and (3) there remains outstanding an additional sum
due under the terms of this Agreement for which the deed of trust has been granted as security.
4.8.4.2 Southcenter Parkway Proiect General Obligation Bonds Guarantee.
La Pianta's obligation pursuant to Section 4.8.2 of this Agreement to
guarantee a portion of the General Obligation Bonds (the "Bond Guarantee") shall be secured
during the Term of this Agreement by a separate irrevocable standby letter of credit naming the
City as beneficiary ("SCPvV LC"). The amount of the SCPVV LC shall be determined annually
as of January I of each calendar year during the Term of this Agreement, and shall initially be in
the amount of $185,000, and, upon issuance of the General Obligation Bonds, shall be adjusted
to an amount equal to twice the average annual debt service on the Bonds for that portion of the
General Obligation Bonds that exceeds $6,000,000. The SCPW LC shall be delivered to the
Escrow Agent before the date on which the City awards the contract for construction of the
Southcenter Parkway Project. If La Pianta fails to pay timely any amount due under Section
4.8.2, the City may draw upon the letter of credit as provided in this Section 4.8.4.
Failure of La Pianta to provide and maintain the SCFW LC at the time and
in the amount required by this Section 4.8.4.2, where such failure continues after written notice
from the City specifying the nature of the default and 20 days' opportunity to cure, shall entitle
the City to accelerate that portion ofthe Bond Guarantee that is represented by the amount of the
SCPW LC, draw on the SCPW LC, and deposit the amount drawn ("SCPW Deposit") into an
- 19 -
05-28-09
escrow account with the Escrow Agent, except that in the case of a failure to provide a
replacement of the SCPW LC no later than 15 days prior to its stated expiration, no notice and
opportunity to cure shall be required prior to a City draw on the SCFW LC. The City may
subsequently draw upon the SCFW Deposit if La Pianta shall default on its obligation under the
Bond Guarantee. If the City shall draw on the SCP\-V Deposit at any time during the Term of
this Agreement, La Pianta shall, within 30 days of notice by the City, restore the SCPW Deposit
to the amount required at the time the SCPW Deposit was established. Upon expiration of the
Term, any remaining funds held in the escrow account, including any remaining accrued interest,
shall be released to La Pianta. La Pianta's obligation to provide the SCPW LC, and the City's
remedy for failure to provide the SCP\-V LC, shall not be subject to the Dispute Resolution
Process set forth in Section 7 of this Agreement.
4.8.4.3 Other Secured Obligations.
For each of the remaining obligations of La Pianta under this Agreement
for which security is required specifically, (i) the letter of credit required pursuant to Section
4.3.4.1 in the amount of 110% of La Pianta's portion of the Highline Work (the "Highline Work
LC"), (ii) the letter of credit required pursuant to Section 4.3.4.2 in the amount of 110% of the
City's share of the cost of the PSE Work in accordance with PSE Tariff Schedule 74 (the "PSE
Work LC"), and (iii) the letter of credit required pursuant to Section 4.5.2 in the amount of
$500,000 (the "Bridge LC"), La Pianta shall provide to the City an irrevocable standby letter of
credit naming the City as beneficiary. The Highline \-Vork LC and the PSE \-Vork LC shall be
delivered to the Escrow Agent at the same time that the SCP\-V LC is delivered, which shall be
prior to the award of the construction contract for the Southcenter Parkway Project. The Bridge
LC shall be delivered to the Escrow Agent no later than thirty (30) days after the date the City
notifies La Pianta that the City will make application for a grant or grants for any cost of
constructing a pedestrian bridge across the Green River to connect Tub-vila South to Briscoe
Park. Only upon La Pianta paying the amount due in fulfillment of an obligation secured by one
of the foregoing letters of credit, the City shall release the letter of credit for that obligation, and
La Pianta's obligation to provide that letter of credit shall terminate.
Failure of La Pianta to provide and maintain any letter of credit at the time
and in the amount required by this Section 4.8.4.3, where such failure continues after written
notice from the City specifying the nature of the default and 30 days' opportunity to cure, shall
constitute a default with respect to the obligation secured by that letter of credit ("Secured
Obligation in Default"), except that in the case of a failure to provide a replacement letter of
credit no later than 15 days prior to its stated expiration, no notice and opportunity to cure shall
be required prior to a City draw on the letter of credit for which no replacement has been
delivered. The default shall entitle the City to draw on the letter of credit securing the Secured
Obligation in Default, and deposit the amount drawn into an escrow account with the Escrow
Agent. The City may subsequently draw upon that deposit if La Pianta shall default in the
obligation so secured. Upon expiration of the Term or fulfillment of the obligation so secured
- 20-
05-28-09
(whichever shall first occur), any remaining funds held in the escrow account, including any
remaining accrued interest, shall be released to La Pianta. La Pianta's obligation to provide any
letter of credit under this Section 4.8.4.3, and the City's remedy for failure to provide a letter of
credit under this Section 4.8.4.3, shall not be subject to the Dispute Resolution Process set forth
in Section 7 of this Agreement.
4.8.4.4 General Terms and Conditions for the Letters of Credit.
Each letter of credit provided under this Section 4.8.4 (including the O&M
LC, the SCPvV LC and each letter of credit provided pursuant to Section 4.8.4.3) shall be in form
substantially similar to Exhibit 9. Each letter of credit shall be issued by Bank of America or, at
La Pianta's option, another financial institution having a branch in the State of Washington that
is reasonably acceptable to the City; provided, however, that the City shall not withhold its
consent to any institution having a long term debt rating of at least A from Standard and Poor's
Corporation, or at least Aa3 from Moody's Investors Service. Each letter of credit shall have at
least a one-year term (except that any initial letter of credit may have a shorter term so that when
all letters of credit have been issued they will expire simultaneously), and La Pianta shall provide
the City with a replacement letter of credit 15 days prior to the expiration of the respective letter
of credit, or within 90 days after the downgrade of an existing letter of credit below the long term
debt rating set forth above. Each letter of credit shall provide that it will be honored by
presentation or at sight at an office of the issuer upon presentation of a certificate signed by the
City stating that (i) La Pianta has defaulted on an obligation under this Agreement that is secured
by the letter of credit and (ii) the City is entitled to draw on the letter of credit. If any letter of
credit is drawn by the City because of La Pianta's failure to provided a replacement letter of
credit 15 days prior to the expiration of the existing letter of credit, or within 90 days after the
downgrade of an existing letter of credit below the long term debt rating set forth above (each
draw resulting in a "Deposit" pursuant to the terms of this Section 4.8), then within five (5) after
delivery to the Escrow Agent of a replacement letter of credit that complies with the
requirements of this Section 4.8, the resulting Deposit shall be refunded to La Pianta except to
the extent (if any) that the City shall have drawn upon the Deposit pursuant to the terms of this
Agreement.
4.8.4.5 Specific Remedy under Section 4.8.4.
The City shall have the right to specific performance of La Pianta's
obligations under this Section 4.8.4.
4.8.4.6 Escrow and Escrow Agent.
An escrow shall be established as set forth herein (the "Escrow"). The
Escrow Agent initially shall be The Bank of New York Mellon Trust, N.A. The Escrow Agent
shall hold funds as provided in Section 4.8.4.1.2 and in this Section 4.8.4.6, and various deeds
and easements as provided in this Agreement, pursuant to a written escrow agreement among the
Escrow Agent, La Pianta and the City to be agreed by the parties within one hundred twenty
(120) days after full execution of this Agreement. The Escrow Agent selected by the parties may
- 21 -
05-28-09
be replaced by another financial institution with trust powers that has a branch in Seattle,
Washington, selected by the City and approved by La Pianta (which approval shall not be
unreasonably withheld). The Escrow Agent shall hold each of the letters of credit on behalf of
the City and shall receive deposits of amounts and deliveries of documents as set forth in this
Agreement. Upon the direction of the City, the Escrow Agent shall present and make draws on
the letters of credit described in Section 4.8.4.1.1, Section 4.8.4.2 and Section 4.8.4.3. The
Escrow Agreement shall also provide that the Escrow Agent shall, with or without direction from
the City, draw the full amount of any letter of credit that is not replaced or extended on or before
the date that is 15 days prior to the expiry date of that letter of credit. Upon any such
withdrawal, the Escrow Agent will hold the amount drawn as an O&M Deposit, an SCPW
Deposit or a deposit made pursuant to Section 4.8.4.3 and apply such amounts on deposit
consistent with this Agreement. If this Agreement is not terminated following the Outside
Approval Date (as defined in Section 4.2 above), the Escrow Agent shall deliver all deeds and
easements in the Escrow to the City for recording, with the exception of the deed to the fire
station parcel pursuant to Section 4.6.2, which shall be delivered to the City at its request
following adoption of the ordinance vacating existing Frager Road. The parties shall share
equally the cost of the Escrow Agent for services performed pursuant to this Agreement.
4.9 Grading Permit Review. The City will complete review and issue a determination
regarding La Pianta's Clearing and gGrading permit application for the Tukwila South Project
within 30 days of determining that such application is complete for areas outside of the shoreline
jurisdiction. For areas within the shoreline iurisdiction, La Pianta shall submit a Shoreline
Substantial Development Permit along with the Clearing and Grading Permit. The City will
promptly review the Shoreline Substantial Development Permit, and forward its decision to the
Department of Ecology for review. Tthe City will complete review the Clearing and Grading
permit application within thirty (30) days and issue a decision after the expiration of the
Department of Ecology's review period for the Shoreline Substantial Development permit. aREl
promptly thereafter forv:ard the proposed approval thereof to the Department of Ecology for its
review. La Pianta shall segregate the Clearing and gGrading permit application into separate
applications for those portions of the Tukwila South Project inside and outside the 200-foot
shoreline environment, respectively, and the City shall review and issue such separate permits
independently. These grading permit applications shall not operate to vest La Pianta to the SMP
or any Floodplain Regulations.
4.10 South 178th Street Proiect. The Administration of the City shall recommend to
the City Council that the realignment of South 178th Street, as depicted in the 90% construction
drawings, be added to the City's Capital Improvement Plan.
4.11 Vacation of Frager RoadlSouthcenter Parkwav and the City Triangular Parcel.
Pursuant to RCW 35.79.010, the City has by resolution initiated a vacation of ill.Jhat portion of
Frager Road/Southcenter Parkway described in Exhibit 7, attached hereto, and (ii) the "City
Triangular Parce!," which is more particularly described in Exhibit 6 of this Agreement. The
City agrees that there will be no remaining public use or benefit to that portion of Frager
Road/Southcenter Parkway described in Exhibit 7 and the City Triangular Parcel, following
- 22-
05-28-09
dedication of the Southcenter Parkway right-of-way as set forth in Section 4.3.2 above.
Therefore, the City shall, simultaneous with La Pianta's dedication of the Southcenter Parkway
right-of-way set forth in Section 4.3.2 above, vacate Frager Road/Southcenter Parkway and the
City Triangular Parcel at no cost to La Pianta and the other adjoining landowners, as applicable.
The conveyance of the property to La Pianta pursuant to the vacation 'will occur within thirty
(30) days after the completion of the Southcenter Parkway Project.
4.12 Transfer of the City Detention PondCertain ProportieG. The City hereby
determines that there is no remaining public use or benefit to the following propertyies and shall
transfer to La Pianta, free and clear of all encumbrances and for no additional consideration, in
tfieH:-its as-is, where-is condition, the following properties: (i) the "City Detention Pond~" and (ii)
the "City Triangular Parcel," each of which are-is more particularly described in Exhibit 6 of this
Agreement. Subject to the terms set forth in Section 4.2.5, the City shall convey the City
Detention Pond within thirty (30) days of the completion of the annexation, and the Triangular
Parcel '.vithin thirty (30) days of the completion of the Southccnter Parkway Project. The City
shall undertake all necessary actions required to declare said parcels surplus, and convey the
parcels to La Pianta in the manner required by law.
5. Development Under This Agreement.
The Tukwila South Project will be developed under the jurisdiction of the City pursuant
to the terms and conditions of this Agreement. This Agreement sets forth the development
standards, mitigation measures, and other conditions of development for the Project. Proper
operation and maintenance of surface water management systems, adequate sewer service
capacity, adequate public safety facilities and services, and adequate transportation facilities will
be fully satisfied through La Pianta's compliance with the requirements of this Agreement.
Provided La Pianta satisfies its obligations under this Agreement as such obligations may arise,
the City shall provide on a timely basis the necessary City public infrastructure specified in this
Agreement needed to support build-out of the Project, subject to the condition of securing the
necessary funds to construct such improvements and City Council approval for such
improvements.
5.1 Native Gwwth Protection Areas (NGPA). No development shall be permitted to
occur in a Native Growth Protection Area except trails, the Orillia Road Connector and utilities,
including, but not limited to, electrical transmission lines, placement of which must be approved
by the City; water and sewer system lines; access roads for levy maintenance. Clearing
limitations within NGP A areas shall be those identified in the existing Tuhvila Municipal Code,
subject to the provisions of this Section 5.1. Clearing and ground disturbing activities associated
with mitigation activities are permitted, with City permits. Once the Sensitive Areas Master Plan
is implemented and mitigation areas are enhanced, restored, or created, NGP As shall be left
permanently in an undisturbed vegetated state and shall not be cleared or improved except as
necessary to (1) prune or remove dead or diseased trees, and vegetation reasonably adjacent to
developed areas of the Tukwila South Property, (2) ffi-remove invasive or exotic vegetation, (3)
prune or remove trees or other vegetation presenting a threat to life or safety or growing over
roadways, levees, drainage ditches, trails, or other corridors that must be kept clear, or (4) te
- 23 -
05-28-09
maintain mitigation areas; or (5) permit the work expressly described in this Section 5.1. For the
purposes of this Agreement, the NGP As on the Tukwila South Property are identified in Exhibit
1 attached hereto.
5.2 Vesting of Development Regulations. The proposed development as described in
this Agreement shall vest to the following development regulations in effect on the date of
execution of this Agreement (the "Development Regulations") for the Term of this Agreement:
The Tukwila Comprehensive Plan (Ord No. 2070 adopted November 22, 2004, as
amended by Ordinance 2218 adopted December 15, 2008); the Tukwila Zoning
Ordinance (Title 18, TMC); the Tubvila Subdivision Ordinance (Title 17, TMC};
Shoreline Master Program designations and pre-designations, transportation concurrency
regulations; stormwater, surface water treatment and quality, and surface water retention
and detention design standards and ordinances (including the requirement of the NPDES
permit effective February 2007); SEP A regulations and substantive SEP A policies.
Development of the Property shall not be subject, during the Term of this Agreement, to
any amendments to, or replacements of, the Development Regulations listed above. These are
rights vested under state law for purposes of RCW 36.70A.300 (3)(a). In accordance with
Section 3.5 above, La Pianta will comply with the provisions of the SMP and the Floodplain
Regulations in effect on the date of each complete development permit application.
5.2.1 Police Power/Pre-emption. Nothing herein relieves La Pianta of any
obligations it may have during the Term to comply with state or federal laws or regulations of
any kind, including but not limited to those related to storm, surface water and floodplain
management. The proposed development shall not be vested against the application of
development standards that are imposed by virtue of state or federal pre-emption of the City's
regulatory authority. As provided by RCW 36.70B.170(4), the proposed development shall not
vest against new development regulations to the extent the new regulations are required by a
serious threat to public health and safety.
5.2.2 International Codes. The International Building Code, International Fire
Code, and other construction codes in effect in the State of Washington as of the date of the
filing of a complete application for a building permit shall apply to all new development and the
redevelopment or modification of existing development.
5.2.3 Scope of Vesting. The vesting described herein shall apply for fifteen (15)
years from the effective date of the annexation provided in Section 4.1 (the "Term" of the
Agreement). For those development standards not specifically enumerated in this section or in
Section 5.2.1, the Land Use Process approvals shall be governed by the City codes and standards
in effect upon the date of complete application.
5.2.4 FEMA. La Pianta is obligated to comply with the--applicable FEMA
National Flood Insurance Program regulations that are in effect at the date of any building,
grading or clearing permit application.
- 24-
05-28-09
5.2.5 Optional Regulations. During the Term of this Agreement, La Pianta may
at its option develop the Property or portions thereof in accordance with new code provisions or
generally applicable standards for that subject adopted after the date of execution of this
Agreement, without the obligation to bring other portions of the Property into conformance with
newly-adopted codes or regulations.
5.3 Transportation.
5.3.1 Concurrency Approval. Pursuant to TMC 9.48 and TMC 21.04, the City
has determined that the Tukwila South Project, up to the Trip Ceiling (hereinafter defined),
meets the City's standards for transportation concurrency approval and mitigates significant
adverse impacts to the City's transportation system; provided that the Tukwila South Project
must be developed in compliance with the terms of this Agreement, including compliance with
requirements that La Pianta pay transportation impact fees applicable at the time of building
pel111it issuance.
5.3.2 Trip Ceiling for Tukvvila South Project. New development within the
Tukwila South Project under this Agreement is limited to new development generating net new
p.m. peak hour vehicle trips (inbound and outbound) ("Net New Trips") not exceeding the Trip
Ceiling. New development within the project exceeding the Trip Ceiling shall be subject to
mitigation and concurrency requirements applicable at the time of application. The number of
Net New Trips for the Project for which full mitigation and concurrency approval is established
under this Agreement (the "Trip Ceiling") shall be 10,166 Net New PM Peak Hour Trips from
new development, comprising not more than 2,646 Net New Trips inbound to the Project and not
more than 7,520 Net New Trips outbound from the Project. The methodology for determining
Net New Trips for any phase of the Tukvvila South Project (including assumed values for trip
generation and percentages for trip reductions) shall be as set forth in the Transportation Impact
Study incorporated in the Tukwila South EIS for the Tukvvila South Project. Trip counts shall be
estimated at the perimeter of the Project site; trips internal to the Project shall not count against
the Trip Ceiling. Transportation impact fees shall apply only to the Net New Trips allocated to
the proposed new development. Subject to the provisions of this Agreement, these 10,166 Net
New Trips shall be reserved by the City for use by La Pianta hereunder for the Term of this
Agreement. If La Pianta is in compliance with the requirements of this Section, La Pianta will
only be required to produce a trip generation study for each development project in order to
identify the associated Net New Trips for that project.
(a) Construction of Orillia Road Connector. La Pianta shall construct
at its own expense a new 4-lane arterial connector between Orillia Road S. and Southcenter
Parkway Extension ("Orillia Road Connector"). La Pianta shall complete construction of the
Orillia Road Connector within 6 years of the time 7500 Net New PM peak hour tIrips 8*it-are
generated by the Project area-(the "Orillia Road Completion Date"). After the Orillia Road
Completion Date, no Net New Trips from the remainder of the Trip Ceiling may be used by La
Pianta until this improvement is completed and accepted by the City. La Pianta shall, at its own
cost, obtain all state, federal, and local permits and approvals required for the Orillia Road
COill1ector. Subject to applicable laws and ordinances and the terms and conditions of this
- 25 -
05-28-09
Development Agreement, the City agrees to cooperate with La Pianta in obtaining such permits
and approvals. The Orillia Road Connector will consist of four lanes. A diagram of the Orillia
Road improvement is attached hereto as Exhibit 10.
(b) If the Orillia Road Connection, required hereunder cannot be
constructed within the time frame set out herein for reasons outside the control of La Pianta, then
if La Pianta desires to continue with new development absent the construction of either of this
improvement, La Pianta may, as an alternative to construction of the Orillia Road Connector (i)
reduce or defer the amount of development proposed in the Project; (ii) implement
Transportation Demand Management (TDM) strategies and/or (iii) construct other transportation
system improvements ("Alternative Mitigation"). The City shall approve such Alternative
Mitigation if, with such Alternative Mitigation in place, the Project passes a test under the City's
transportation concurrency requirements, applying the requirements ofTMC 9.48 and the City's
traffic concurrency ordinance. Provided that under no circumstance can the cap of 10.3 million
square feet of new building floor area (as that term is defined in Section 3.1) be exceeded by
implementing TDM strategies or Alternative Mitigation measures.
5.3.3 Credit for Existing Trips. As described in the Tukwila South EIS, the
existing development on the Project site generates a total of 1,241 p.m. peak hour vehicle trips
PM Peak Hour Vehicle Trips (298 trips inbound and 943 trips outbound) ("Existing
Development Trips"). Existing Development Trips shall not count against the Trip Ceiling, and
are not subject to impact fees hereunder. Existing Development Trips may be used as a credit
against trip generation from new development to the extent existing uses are permanently
discontinued and/or existing structures are removed ("Credit Trips"). The existing development
and Existing Development Trips are set forth in Exhibit II. La Pianta may allocate available
Credit Trips to the proposed new individual development, as development occurs.
5.3.4 No Additional Transportation Concurrency or SEPA Review Required.
Since the City has determined compliance with the mitigation requirements identified in this
Agreement satisfies transportation concurrency and substantive SEP A requirements for the
Tukwila South Project, no additional SEP A review or transportation concurrency review shall be
required for development that is within the Trip Ceiling for the Term of this Agreement, except
additional SEP A review may occur as set forth in Section 6.2 below.
5.4 Stormwater Regulation.
5.4.1 Description of Surface 'Water Control Facilities. The surface water control
facilities for the Project shall include:
5.4.1.1 Parcel storm drains. Parcel storm drains will provide collection
and conveyance of runoff from individual development parcels to a primary trunk storm drain
within Southcenter Parkway from S. 180lh Street to S. 200lh Street (the "Trunk Storm Drain").
5.4.1.2 Trunk: storm drain. The Trunk: Storm Drain will drain into two
detention/water quality facilities - the North Basin ("North Facility") and the South Basin
- 26-
05-28-09
("South Facility"), and are more particularly described in Section 5.4.1.3. The North Basin will
outflow into the S. 180th Street Pump station, which will route stormwater either to the Green
River or into the P-17 Drainage Basin. The South Basin will outflow into the Green River.
Emergency overflow of the South Basin will be discharged to Johnson Creek.
5.4.1.3 'vVater quality treatment and detention facilities. The stormwater
control system includes two major water quality treatment and runoff control facilities (one each
in the north and south portions of the site). Each facility shall be constructed as a combined
water quality/detention ponds and sized to meet the water quality treatment and runoff control
requirements for the area being served, including the Expansion Areas.
The South Facility shall provide at least Level 1 flow control as defined in
the 2005 King County SWDM. The North Facility shall control the peak flow magnitude of
runoff to at or below 75% of the designed pumping capacity of the S. 180th Street Pump Station.
Both the North and South Facilities will be open ponds, and a preliminary design of the facilities
are set forth in the Tukwila South EIS. The water quality/detention facilities will operate to
provide the required level of downstream peak flow control. The detention facilities will include
a dead storage component for water quality and a live storage component representing the
required detention volumes. The site development phasing may include phased construction of
detention and water quality facilities or the use of temporary facilities for the early site
development. Temporary use of the South Facility may also be used for site development within
the North Basin, provided that such use does not exceed the capacity of the South Facility.
5.4.2 Stormwater Standards. This Section specifies the surface water
management standards applicable to the Tukwila South Project during the Term of the
Agreement, including the existing Segale Business Park and the proposed Expansion Areas.
5.4.2.1 Vested Design Standards for Surface 'vVater Control Facilities.
City of Tub-vila Development Guidelines and Design and Construction Standards (Second
Edition, Revision 1,2005) and the 1998 King County S'vVDM provide the approved methods for
the analysis and design of the surface water management components for the Project during the
Term of this Agreement, except for the South Facility where conservation flow control is
required under the 2005 King County S'vVDM, and except for those modifications listed in Table
1 (the "Stormwater Standards"). Where not otherwise specified, design standards of the 1998
King County SWDM will apply. The Stormwater Standards supersede any other applicable
TMC, SWDM, and basin/water quality plan requirements during the Term of this Agreement.
The Stormwater Standards include the Code Modifications specified in Table 1. Furthermore,
some adjustments in the natural location of discharge (including minor inter-subbasin diversions
of runoff) will be permitted as a result of changes in development area drainage collection,
detention, treatment, and outfall locations. Other adjustments from the applicable S'vVDM,
design standards or other applicable surface water management regulations may be requested
during the site plan review process and evaluated in accordance with the criteria in TMC
18.4ID.090. Nothing herein shall relieve La Pianta from any obligation to comply with
applicable state and federal stormwater regulations currently in effect or adopted in the future.
- 27 -
05-28-09
TABLE 1. Code Modifications
I
I SWDM Manual SWDM Manual! TMC - Code Modifications Rationale
I Section! TMC Reference Text
!
! SWDM Core Discharge at the Natural . During development, minor . Other minor on-site sub-basin routing
i Requirement #1 Location changes to natural drainage shed through detention ponds and
i
i boundaries and tributary areas are discharges to on-site wetlands etc.
! . "All surface and storm water
i runoff from a proposed inevitable due to grading of are not formal variances from core
I project that proposes to roadways etc. requirement #1 but shall be reviewed
i construct new, or modify . Interpretation that existing during the preliminary plat technical
I existing drainage facilities discharge points to the Green review or the detailed engineering
I must be discharged at the River do not constitute separate drainage review.
I natural location so as not to "natural" discharge points . The existing discharge points are
: be diverted onto, or away man-installed culverts through the
i from, the adjacent levee system. The Green River is a
downstream property... ff "managed" flow system and is a
I direct receiving water above and
below the project site. Proposed
I future discharge points from post
I developed basins will not pose an
adverse impact to the River.
SWDM Core Flow Control . The Manual prescribed Level 1 . All runoff from the North Basin drains
Requirement #3 . Level 1 flow control identified flow control is not proposed for the to City stormwater pump stations.
for the Site area of Tukwila North Basin runoff. The control of runoff and stormwater
South detention design is geared to the
capacity of these existing pump
stations. This is not specifically listed
in the Manual as an allowed
exemption.
I SWDM Core Basic Water Quality Treatment Sizing methods utilizing the HSPF Would best meet the intent of the
! . .
I Requirement #8 Design model from the project Master design standard by utilizing
I . Water quality design flow per Drainage Plan continuous simulation and historic
I KCSWOM Sec. 6.2.1 data.
I
TMC 14.30 TMC 14.30.070 Standards . All facilities would be in . To allow for maximum flexibility of the
Storm Water requires that all activities be accordance with the 1998 King site, and acknowledging the site
Management undertaken in accordance with County Surface Water Design design particulars, adequate water
the 1998 King County Surface Manual, unless site constraints or quality and detention will be provided,
Water Design Manual other provisions such as LID but may vary from Manual design
require variation to design specifics.
specifics.
- 28 -
28-09
5.4.2.2 Gradin,g Ordinance Design Standard Modifications. The
following exceptions from Grading Ordinance No. 2062 shall apply to the Project during
the Term ofthis Agreement:
a. A significant tree survey and tree replacement plan is-are not required.
b, Slope grading - Slope stability and slope grading limitations shall be
evaluated within site development areas based on geotechnical evaluation
and applicable codes.
c. A vegetative restoration plan is not required except for the wetland
mitigation portions of the NGP As.
d. Project notification and permanent NGP A signs are required.
e. Points of drainage discharge are not limited to the nearest practicable
drainageway - Required methods of managing natural discharge from
springs, streams, or other natural sources are to be defined in the approved
Master Stormwater Infrastructure PlanMIW (hereinafter defined).
f. Proposed modifications to surface water management provisions are
governed by TMC 18.41D.090.
g. Any construction activities, including site grading and building, during wet
or dry seasons shall be allowed provided such activities meet with the
stormwater quality requirements set forth in the NPDES Permit.
5.4.2.3 Impervious Area Limitations. In the "Development Area",
up to 85% of the developable area served by each stormwater facility may be covered
with impervious surfaces, unless otherwise altered with City approval in the design
phase. Expansion Areas described in Section 3.4 of the Development Agreement are
included in the impervious area calculations. The sizing of surface water control
facilities may be adjusted to reflect achlal land use impervious areas in final design as
indicated in the final approved Master Stormwater Infrastructure PlanMIW.
5.4.2.4 TESCP and 1\TFDES Requirements for all Construction.
Temporary Erosion and Sedimentation Control Plans ("TESCPs") will use SWDM Best
Management Practices ("B.M.Ps") to minimize the extent of soils disturbance in contact
with surface runoff during construction, and to maximize disturbed soil
stabilization/cover practices to reduce erosion potential. This will apply to both dry and
wet season construction. The TESCPs will be developed to comply with Core
Requirement No. 5 and Appendix D of the Sv\TIM, and Department of Ecology
requirements as identified in the NPDES Permit. The TESCPs will be implemented in
Project grading permits, which shall be submitted for City review and approval. Multiple
TESCPs will be required to accommodate the phasing of site development. La Pianta
shall comply with all project inspection requirements concerning surface water TESC
plans that are set forth in the NPDES Permit.
- 29-
05-28-09
5.4.3 Stormwater Infrastructure Development.
5.4.3.1 La Pianta Obligations. La Pianta shall implement the
following stormwater mitigation conditions at its sole expense, in accordance with the
timing requirements set forth below:
Mitigation JVleasures Timing
1. A temporary stormwater treatment During the first construction season.
system shall be installed per the
requirements of the 1998 King County
SWDM during the first construction season.
Prior to its completion, all stormwater from
construction or cleared areas shall be
retained on site.
2. Install a long-term construction Constructed and operational prior to the
stormwater polymer treatment system. start of any discharges from the site.
3. Construct the elevation of the separating During the first construction season and
berm between the Green River and the prior to first wet season construction
Green River Off-_€Channel Habitat Area activities.
excavation to prevent Green River inflow to
the excavation during the high flow season.
4. Install a sediment curtain or similar Installation before breaching the berm
measures to minimize sediment release to adjacent to the off-channel habitat
the Green River when the separating berm restoration proj ect, during a time window
between the Green River Of(-eChannel defined in the Hydraulic Project Approval
Habitat Area and the river is removed. (HP A) for the project.
5. Prepare and implement the SA1\1lP Approval of SAMP plan by the
wetland mitigation plan to compensate for Department of Community Development
the filling oflow-value 'wetlands. Director prior to the start of site mass
grading during the first construction
season; wetland mitigation construction
will start the first year of construction and
be complete during the third year of
construction.
6. Prepare and implement a fisheries Approval of the SA1\1lP plan by the
mitigation plan -pursuant to the SAMP. Department of Community Development
Director prior to the start of site mass
grading during the first construction
I season; mitigation construction will start
I the first year of construction and be
I
complete during the third year of
construction.
7. Construct a temporary North Facility and Approval of the temporary North and
- 30-
05-28-09
the South Facility as part of the permanent permanent South Facilities plans shall
stormwater management system. occur prior to the start of site grading
during the first construction season.
8. Prepare a Master Drainage Plan. Approval shall be obtained prior to start of
site grading.
5.4.3.2 City Obligations. During construction of the Southcenter
Parkway Project, the City shall install stormwater conveyance infrastructure, including
the Trunk Storm Drain, within Southcenter Parkway to connect to the North Facility and
the South Facility.
5.4.4 Master Stormwater Infrastructure Drainage Plan. Master
Stormwater Infrastructure Plan. La Pianta shall prepare and submit as part of the
Tuhvila South Proiect's application for a Clearing and Grading Permit, a Master
Stormwater Infrastructure Plan for Tukwila South. The plan shall substantially comply
with all the criteria of Secion 5.4 of this Agreement including this Section 5.4.4, and be
consistent with the Stormwater Standards of this Agreement and shall address the
Tukwila South Proiect's compliance with the eight core requirements and five special
requirements specified in Section 1.1.2.4 of the 1998 King County Surface Water Design
Manual - Large Site Drainage Review. The City shall review the Stormwater
Infrastructure Plan and may require changes if necessary to ensure overall compliance.
Issuance of the Clearing and Grading Permit shall be governed by Section 4.9 herein, and
approval of a final Master Stormwater Infrastructure Plan shall not be required prior to
issuance of the Clearing and Gradin,g Permit.
La Pianta shall prepare and the City shall administratively approve the
TukYv'ila South Mastcr Drainage Plan ("MDP"), ':v'hich shall bc submitted "'v'ith the
Projcct's permit application for the overall mass earth"vork plan. The MDP shall bc
consistent '.vith the Stormwater Standards, and Implementing ,'\pprovals shall comply
"'.'ith drainage pro'v'isions set forth in the MDP.
5.4.5 Monitoring. Monitoring shall be performed as required under the
401 '.Vater Quality Certification and the 1\TpDES permit for construction discharge issued
and administered by the Washington Department of Ecology, and for Total Suspended
Solids ("TSS") as shown in Table 2.
TABLE 2
NORTH A1~D SOUTH RA..SIN PONDFACILITIES
TOTAL SUSPENDED SOLIDS (TSS) :l\10NITORING PLAN
Plan Element Implementation I Comments
Objective Report Facility j36fl4-water quality performance to the City as
estimated by TSS monitoring (used as performance measure in the
- 31 -
05-28-09
Plan Element Implementation Comments
1998 SWDM).
lVlonitoring Upon 70% buildout in the Begin monitoring when there is
Start for Each catchment served by each sufficient buildout to generate
P-GH4Facilitv FacilitweOO TSS, but not while active
construction influence persists
(construction discharge to be
monitored under NPDES permit
requirements) .
Monitoring o Five times per year Collect samples under a range
Frequency o During storms exceeding lit of conditions through the year,
inch of rain in 24 hours but concentrating on the wetter
o Four times during Oct 1 season when the majority of
through March 30 (wetter discharge volume will occur.
season)
o One time during May 1 through
Sept 30 (drier season)
Monitoring Three consecutive years per
Duration ~
Monitoring Grab samples at Facility peOO Samples analyzed at a
lVlethod outlet during active rainfall Washington Certified analytical
laboratory
Criterion TSS (cumulative average during The 1998 King County
the monitoring for each SvVDM's treatment goal is to
~) shall be lower than remove 80% ofTSS for flows
20 mg/L or volumes up to and including
the WVV design flow or volume.
Flows and volumes in excess of
the WQ design flow or volume
can be routed around the vVQ
facility or can be passed
through untreated. The
monitoring plan assumes that
the inflow WQ will behveen 30
to 100 mg/L TSS and therefore
proposes a criterion of 20 mg/L
(80% removal of the upper
I estimate).
Reporting Once annually to the City Within 60 days of last wet
season result from the analytical
laboratory.
Response to The water quality performance data shall be provided to the City for
Data its use in making future decisions on stormwater management. If the
- 32 -
05-28-09
Plan Element Implemen tation I Comments
data indicates that the North and South Facilities ponds are not
functioning properly due to improper construction or lack of required
maintenance by La Pianta, then La Pianta shall remedy such
condition promptly at its expense.
6. SEP A Compliance.
6.1 Prior SEP A Documents. Development within the Project areas as
contemplated in this Agreement has been addressed and analyzed in prior environmental
documents, including but not limited to environmental impact documents prepared for
Tukvvila's Comprehensive Plan and the Tukwila South environmental impact statement
(collectively, the "SEP A Documents"). The SEP A documents shall constitute
compliance to the fullest extent possible under SEP A for all hnplementing Approvals.
For purposes of this Agreement, an "hnplementing Approval" means a land use approval
or permit subsequent to the execution of this Agreement which implements or otherwise
is consistent with this Agreement, including but not limited to plats, short plats, binding
site plans, site development permits, grading and building permits and utility permits.
Subject to the provisions of this Section, no further SEP A review is required, and no
additional substantive SEP A mitigation measures are required beyond those set forth in
this Agreement.
6.2 Further SEP A Review Limited. Except as set forth herein, no further
SEP A review shall be required for the Project. The City may require additional SEP A
review based only the following conditions:
(a) An hnplementing Approval or requested modification materially
exceeds the Project Envelope (herein-after defined) and governing
Development Regulations; or
(b) The City concludes (pursuant to SEP A, SEP A Rules, and City
SEP A regulations) that substantial changes have been made to the
Tukvvila South Project so that, as mitigated, it is likely to have
significant adverse impacts not previously analyzed in a SEP A
environmental document, and which impacts cannot be mitigated
below a level of significance by applicable local, state or federal
regulations; or
(c) The City concludes (pursuant to SEP A, SEP A Rules, and City
SEP A regulations) that there is new information indicating
probable significant adverse environmental impacts of the Tukvvila
South Project not previously analyzed in a SEP A environmental
..,..,
- .).) -
05-28-09
document which cannot be mitigated below a level of significance
by applicable local, state or federal regulations.
For purposes of this Agreement, "Project Envelope" means the level and
range of development (including maximum structure height, floor area, bulk and use)
analyzed within one of the alternatives reviewed in the Tukwila South EIS and any
subsequent addenda or SEP A Documents which may be issued by the City. The Project
Envelope includes all of the physical aspects of a general development plan, individual
project, or other on-site or off-site physical improvements as disclosed and analyzed in
the Project Tukwila South EIS. As used herein, "materially exceeds" means the proposal,
as mitigated, is likely to have significant adverse impacts not previously analyzed in the
SEP A Documents or any other SEP A environmental document prepared for property
within the Tukwila South Project area and which impacts cannot be mitigated below a
level of significance by applicable local, state or federal regulations.
6.3 'Written Notice. If the City determines at any time during the Term that it
intends to require additional SEP A review for any Implementing Approval, the City shall
give La Pianta written notice thereof and provide La Pianta an opportunity to modify the
Implementing Approval application so as to render such additional SEP A review
unnecessary.
7. Dispute Resolution Process.
7.1 The parties shall use their best efforts to resolve disputes arising out of or
related to this Agreement using good faith negotiations by engaging in the following
dispute escalation process should any such disputes arise:
(a) Level One - La Pianta's Pgroject Mmanager and a City staff member
appropriate to the nature of the dispute (selected from among the
City's Deputy Director of DCD, Building Official, Fire Marshall or
City Engineer, or a designee of any of the foregoing identified bv the
Administration)) shall meet to discuss and attempt to resolve the
dispute in a timely manner. If they cannot resolve the dispute within
fourteen (14) calendar days after referral of that dispute to Level One,
either party may refer the dispute to Level Two.
(b) Level Two - La Pianta's principal and the City's Community
Development Director or Public \^lorks Director (or a designee of
either of the foregoing identified bv the Administration) shall meet to
discuss and attempt to resolve the dispute, in a timely manner. If they
cannot resolve the dispute within fourteen (14) business days after
referral of that dispute to Level Two, either party may refer the dispute
to Level Three.
- 34-
05-28-09
(c) Level Three - La Pianta's principal (or Designeedesignee) and the
Mayor and the City Administrator (or the City Administrator's
Designeedesi,gnee) shall meet to discuss and attempt to resolve the
dispute in a timely manner. Counsel for the parties shall be permitted
to attend Level Three meetings.
7.2 Except as otherwise specified in this Agreement, in the event the dispute is
not resolved at Level Three within fourteen (14) calendar days after referral of that
dispute to Level Three, either party may refer the dispute to binding arbitration, as set
forth herein. At all times prior to resolution of the dispute, the parties shall continue to
perform and make any required payments under this Agreement in the same manner and
under the same terms as existed prior to the dispute.
7.3 In the event that a dispute is referred to binding arbitration, the parties
agree to the following procedure:
(a) Binding arbitration between the parties pursuant to this Section shall
be governed by the rules and procedures set forth in this Section,
(b) Within seven (7) calendar days of the date the dispute is referred to
binding arbitration, each party shall provide the other party with the
names of three neutral arbitrators having significant experience in the
subject matter of the dispute and in arbitrating disputes. The parties
will thereafter attempt in good faith to select an arbitrator from this
panel of six candidates.
( c) If the parties to the dispute are unable to agree upon a single arbitrator
within twenty-eight (28) calendar days of the date the dispute is
referred to binding arbitration, then each party shall designate one
arbitrator from its panel of three, the two arbitrators selected in that
manner will choose a third arbitrator from among the remaining panel
members, and this third arbitrator so selected would act as the single
arbitrator for the dispute.
(d) Upon selection of the arbitrator, said arbitrator shall determine the
question(s) raised within fourteen (14) calendar days, unless a different
period of time is otherwise agreed upon by the parties in writing,
provided that issues of arbitrability may not be decided by the
arbitrator. Said arbitrator shall then give both parties reasonable notice
of the time (which time shall be within thirty (30) calendar days of the
arbitrator's determination of the questions raised, unless a different
period of time is otherwise agreed upon by the parties), and place of
hearing evidence and argument; take such evidence as the arbitrator
- 35 -
05-28-09
deems relevant, with witnesses required to be sworn; and hear
arguments of counselor others.
(e) After consideration of all evidence, testimony and arguments, said
single arbitrator shall, within thirty (30) days of completion of the
hearing, promptly state such decision or award in writing. Said
decision or award shall be [mal, binding, and conclusive on all parties
to the arbitration when delivered to them, except as provided in
Subsection 7.3(fh) and 7.3(g). Until the arbitrator issues the first
decision or award upon any question submitted for the arbitration,
performance under the Agreement shall continue in the manner and
form existing prior to the rise of such question. After delivery of said
first decision or award, each party shall forthwith comply with said
first decision or award immediately after receiving it.
(f) La Pianta and the City shall share equally the compensation, costs, and
expenses of the arbitrators, but each shall be responsible for their own
fees and expenses of its own witnesses, exhibits, and counsel. La
Pianta and the City shall pay the compensation, costs and expenses of
the single arbitrator or the additional arbitrator in the board of
arbitrators in equal shares.
(g) The arbitrator shall have the authority to enter awards of equitable
remedies consistent with the obligations of the City and La Pianta
under this Agreement.
(h) The arbitrator shall not have the authority to enter any award, the
satisfaction of which by the party to be bound, would be impermissible
under any law, regulation, or funding agreement to which the bound
party is subject. The determination of any such impermissibility shall
be made by a court of competent jurisdiction within the State of
vVashington and under the laws of the State of Washington. Any such
determination shall be appealable.
7.4 This dispute resolution process will not apply to the following disputes: (i)
disputes regarding the accounting of Project revenues and City expenditures; and (ii)
disputes concerning the letters of credit. Any disputes regarding revenues/expenditures
must utilize the dispute resolution process outlined in Section 4.8.1~. Issues of
arbitrability of a dispute shall be determined by the Presiding Judge, King County
Superior Court.
7.5 Nothing in this Section 7 shall preclude either party from seeking
injunctive or equitable relief prior to the initiation or completion of this dispute resolution
process.
- 36-
05-28-09
8. .Modifications to Agreement. This Agreement contains all terms, conditions and
provisions agreed upon by the parties hereto, and shall not be modified except by written
amendment executed by both parties. Amendments to this Agreement that materially
modify the intent and policy of the Agreement must be approved by the City Council.
Other amendments may be approved by the City Mayor.
9. General Provisions.
9.1 Governing Law. This Agreement shall be governed by and interpreted in
accordance with the laws of the State of Washington.
9.2 Recording. This Agreement or a memorandum thereof shall be recorded
against the Tukwila South Property as a covenant running with the land and shall be
binding on La Pianta, its heirs, successors and assigns until this Agreement expires on its
own terms pursuant to Section 5.2.3.
9.3 Agreement Binding on Successors; Respective Obligations of La Pianta
and Parcel Builders. This Agreement shall be binding upon and shall inure to the benefit
of the heirs, successors and assigns of La Pianta, and upon the City, except as limited and
conditioned in this Agreement. La Pianta's general duties and obligations under this
Agreement for the Tukwila South Project are not intended to be delegated to Parcel
Builders unless a particular duty or obligation, specifically and directly related to the
Development Parcel in question, is expressly imposed by the City as a term or condition
of an Implementing Approval for that Parcel.
9.4 Parcel Builders' Obligations; Notice to City re Parcel Builder; Declaration
of Covenants for Tukwila South Project. The parties acknowledge that development of
the Tubvila South Project may involve transfer of undeveloped or partially-developed
development parcels in the Tukwila South Property or the Expansion Areas~ each a
"Development Parcet" to one or more Parcel Builders. Those Parcel Builders will in
turn own, develop and/or occupy portions of the Tukwila South Property and buildings
thereon as part of the Tubvila South Project. Parcel Builders shall be obligated with
respect to all conditions of Implementing Approvals applicable to their respective
Development Parcels, unless such an obligation is specifically identified in this
Agreement or in the Implementing Approval as that of La Pianta. For purposes of this
Agreement, a "Parcel Builder" shall mean an owner or lessee of all or a portion of the
Development Area authorized for development pursuant to this Agreement, or a
successor or assign of an owner or lessee, who develops and/or occupies portions of the
Tukwila South Property or an Expansion Area, or develops and/or occupies buildings
thereon as part of the Tukwila South Project, provided however, that building tenants
shall be excluded from this definition.
9.5 Interpretation; Severability.
- 37-
05-28-09
9.5.1 Interpretation. The parties intend this Agreement to be interpreted
to the full extent authorized by law as an exercise of the City's authority to enter into
development agreements pursuant to RCW 36.70B.170 et seq., and this Agreement shall
be construed to exclude from the scope of this Agreement and to reserve to the City, only
that police power authority which is prohibited by law from being subject to a mutual
agreement with consideration. If a Tukwila South Development Standard conflicts with
an otherwise applicable provision of the Tukwila Municipal Code, the Tukwila South
Development Standard shall control.
9.5.2 Severability. If any provisions of this Agreement are determined
to be unenforceable or invalid in a final decree or judgment by a court of law, then the
remainder of this Agreement not decreed or adjudged unenforceable or invalid shall
remain unaffected and in full force and effect. In that event, this Agreement shall
thereafter be modified, as provided immediately hereafter, to implement the intent of the
parties to the maximum extent allowable under law. The parties shall diligently seek to
agree to modify the Agreement consistent with the final court determination, and no party
shall undertake any actions inconsistent with the intent of this Agreement until the
modification to this Agreement has been completed. If the parties do not mutually agree
to modifications within forty-five (45) days after the final court determination, then either
party may initiate the arbitration process under Section 7 for determination of the
modifications that will implement the intent of this Agreement and the final court
decision.
9.6 Authority. Each party respectively represents and warrants that it has the
power and authority, and is duly authorized, to enter into this Agreement on the terms
and conditions herein stated, and to deliver and perform its obligations under this
Agreement.
9.7 Exhibits and Appendices Incorporated. Exhibits 1 through 11 are
incorporated herein by this reference as if fully set forth.
9.8 Headings. The headings in this Agreement are inserted for reference only
and shall not be construed to expand, limit or otherwise modify the terms and conditions
ofthis Agreement.
9.9 Time of the Essence. Time is of the essence of this Agreement and of
every provision hereof. Unless otherwise set forth in this Agreement, the reference to
"days" shall mean calendar days. If any time for action occurs on a weekend or legal
holiday in the State of vVashington, then the time period shall be extended automatically
to the next business day.
9.10 Entire Agreement. This Agreement represents the entire agreement of the
patiies with respect to the subject matter hereof. There are no other agreements, oral or
written, except as expressly set forth herein and this Agreement supersedes all previous
agreements, oral or written.
- 38 -
05-28-09
9.11 Default and Remedies.
9.11.1 Cures Taking More Than Thirty Days. Except as expressly
provided otherwise in this Agreement, no party shall be in default under this Agreement
unless it has failed to perform as required under this Agreement for a period of thirty (30)
days after written notice of default from any other party. Each notice of default shall
specify the nature of the alleged default and the manner in which the default may be
cured satisfactorily. If the nature of the alleged default is such that it cannot be
reasonably cured within the thirty (30) day period, then commencement of the cure
within such time period and the diligent prosecution to completion of the cure shall be
deemed a cure.
9.11.2 Rights of Non-Defaulting Party. A party not in default under this
Agreement shall have all rights and remedies provided by law or equity, including
without limitation damages, specific performance, or writs to compel performance or
require action consistent with this Agreement.
9.11.3 Attorneys' Fees. In any action to enforce or determine a party's
rights under this Agreement, the prevailing party shall be entitled to attorney's fees and
costs.
9.12 Relief Against Defaulting Party or Portion of Tukwila South Property. In
recognition of the anticipated transfers by La Pianta of parcels of the Tukwila South
Property to Parcel Builders, remedies under this Agreement shall be tailored to the
Tukwila South Property or parties as provided below.
9.12.1 Relief Limited to Affected Development Parcel. Any claimed
default shall relate as specifically as possible to the portion or Development Parcel of the
Tukwila South Property involved, and any remedy against any party shall be limited to
the extent possible to the owners of such portion or Development Parcel of the Tukwila
South Property.
9.12.2 Relief Limited to Affected Owner. To the extent possible, the City
shall seek only those remedies that do not adversely affect the rights, duties or obligations
of any other nondefaulting owner of portions of the Tukwila South Property under this
Agreement, and shall seek to utilize the severability provisions set forth in this
Agreement.
9.13 Term. The tlerm of this Agreement shall be as set forth in Section 5.2.3
above. Until such time as the City revises the comprehensive plan or development
regulations which apply to Tukwila South during the tlerm of this Agreement, the goals
of the comprehensive plan and the development regulations to which the project vests
will continue to apply to the Tubvila South Property following the expiration of this
Agreement.
- 39 -
05-28-09
9.14 No Third-Party Beneficiary. This Agreement is made and entered into for
the sole protection and benefit of the parties hereto and their successors and assigns. No
other person shall have any right of action based upon any provision of this Agreement.
Parcel Builders in Tubvila South shall be deemed to be successors under this provision.
9.15 Interpretation. This Agreement has been reviewed and revised by legal
counsel for both parties, and no presumption or rule construing ambiguity against the
drafter of the document shall apply to the interpretation or enforcement of this
Agreement.
9.16 Notice. All communications, notices, and demands of any kind that a
party under this Agreement requires or desires to give to any other party shall be in
writing and either (i) delivered personally, (ii) sent by facsimile transmission with an
additional copy mailed first class, or (iii) deposited in the u.s. mail, certified mail
postage prepaid, return receipt requested, and addressed as follows:
If to the City:
City of Tukwila
6300 Southcenter Boulevard
Tubvila, .Washington 98188
Attn: Mayor's Office and
Director of Public 'vVorks and
Director of Community Development
If to La Pianta:
La Pianta LLC
P.O. Box 88028
Tukwila, Washington 98138-2028
Attn: Mr. Mark A. Segale
Notice by hand delivery or facsimile shall be effective upon receipt, provided that
notice by facsimile shall be accompanied by mailed notice as set forth herein and shall be
evidenced by a machine-printed confirmation of successful transmission. If deposited in
the mail, certified mail, return receipt requested, notice shall be deemed delivered forty-
eight (48) hours after deposited. Any party at any time by notice to the other party may
designate a different address or person to which such notice or communication shall be
gIven.
9.17 Delays. If either party is delayed in the performance of its obligations
under this Agreement due to Force Majeure, then performance of those obligations shall
be excused for the period of delay. For purposes of this Agreement, economic downturns,
loss in value of La Pianta assets, inability to obtain or retain financing, do not constitute a
force majeure event.
- 40-
05-28-09
9.18 Payments. Any payments made pursuant to the terms of this Agreement
shall be made within thirty days of invoice, unless otherwise specified in the Agreement.
Any late payments shall be subject to interest charges at the rate of 12% per annum.
9.19 Indemnification. Except as otherwise specifically provided elsewhere in
this Agreement and any exhibits hereto, each party shall protect, defend, indemnify and
hold harmless the other party and their officers, agents, and employees, or any of them,
from and against any and all claims, actions, suits liability, loss, costs, expenses, and
damages of any nature whatsoever, which are caused by or result from any negligent act
or omission of the party's own officers, agents, and employees in performing services
pursuant to this Agreement. In the event that any suit based upon such a claim, action,
loss, or damage is brought against a party, the party whose negligent action or omissions
gave rise to the claim shall defend the other party at the indemnifying party's sole cost
and expense; and if final judgment be rendered against the other party and its officers,
agents, and employees or jointly the parties and their respective officers, agents, and
employees, the parties whose actions or omissions gave rise to the claim shall satisfy the
same; provided that, in the event of concurrent negligence, each party shall indemnify
and hold the other parties harmless only to the extent of that party's negligence. The
indemnification to the City hereunder shall be for the benefit of the City as an entity, and
not for members of the general public.
9.20 Tuk\vila South Proiect is a Private Undertaking. The Tuk\vila South
Project is a private development and the City has no interest therein except as authorized
in the exercise of its governmental functions.
In "Witness Whereof, the parties have caused this Agreement to be executed, effective on
the day and year set forth on the first page hereof.
- 41 -
05-28-09
CITY OF TUKWILA, a \Vashington municipal corporation
By:
Jim Haggerton, Mayor
Date:
ATTEST:
Christy O'Flaherty, City Clerk
APPROVED AS TO FORlY1:
City Attomey
La Pianta LLC, a \Vashington limited liability corporation
By: Metro Land Development, Inc.,
Its: Manager
By:
M.A. Segale, President
Date:
- 42-
05-28-09
J- c----' I J/ "
11A1II;11~~~ ~ ~L~~~
a~~i:rme~ I c ~ ~ RBlVO( ~
.~\n 1rrrm ~! - g f---j
BffiB ~"E 'H-ffi!-Hi ! ~ ~ -
! ,~:" ~ Hr
",1' ;;: 1 II
r- 1 ~,: /;
c '",
- 8 188 8T ~
0~~~\ /, Iff-, '-^~I ^ V
~ '..w II/, 1 \
~ V "<4 ~'^V
~~ ~.
~ ,. -r'j
~ ~<v'<;,
ANGLE ~~ #"?-
$-<<)
I~ ~.
~~ /~
/1 ,iii
/0/ .L
f--
-, I
\
I;
:1\
8118' 8T - ~ =- JlI17 '. \
-n~
9Jf-
tiffi en
~TV ')(5
I 1 rnEBP ~
/' nl H,-~l
-
-
-
t--
-r--
r--
,
;
~
-=., \
v~
~
o
=~- ~f/
~~~
I ~\\',\
"r
. ~ljr;m;A))JI
: ;; '\~
;~ ; \ ~ ~ ..
ru '~
) , ~ .-
, . . ,~
\ I ,._ . -'
',L ,"] . 1.
;.",,;0' ~'
I ~,,' o};~ ~ r---
{;Q~ Ket~
va.m
= -
.
~
~
V(j
in
I
:;
:;
-
-
-
::=::
6
~
~
~- ~
..~--=:w.....--_~
., -~
11JK'I'IILA SOUTH PROJ~CT .
VICINITY MAP
TUKWllA. KING COUNTY. WAS/'!lNGTON
Exhibit 1
BJB. IGOLDSMITH
1& ASSOCtATES1
--.-.....-.....-.-..-
EXIllBIT 2
T~A SOUTH PROPERTY LEGAL DESCRIPTION
PARCEL 022204-9008:
THAT PORTION OF THE NORTHWEST ~ OF THE NORTHWEST ~ OF SECTION
2, TOWNSHIP 22 NORTH, RANGE 4 EAST, W.M., LYING EASTERL Y OF THE
EASTERLY RIGHT OF WAY MARGIN OF PRIMARY STATE HIGHWAY NO.1,
WESTERLY OF FRAGER ROAD (MESS COUNTY ROAD NO. 76), SOUTHERLY
OF THE NORTH LINE OF SAID SECTION 2, AND NORTHERLY OF THE
FOLLOWING DESCRIBED LINE: BEGINNING AT THE NORTHWEST CORNER
OF SAID SECTION 2; THENCE SOUTH 870 59' 06" EAST, ALONG THE NORTH
LINE OF SAID SECTION, TO .THE WESTERLY MARGIN OF FRAGER ROAD
(MESS COUNTY ROAD NO. 76); THENCE SOUTHERLY ALONG SAID MARGIN,
SOUTH 01053' 23" EAST, 15.28 FEET; THENCE CONTINUING SOUTH ALONG
SAID MARGIN, ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF
1,780.00 FEET, 11IROUGH A CENTRAL ANGLE OF 060 10' 20", AN ARC
DISTANCE OF 191.75 FEET TO THE TRUE POINT OF BEGINNING OF SAID
LINE; THENCE NORTH 72037' 15" WEST 338.36 FEET; THENCE SOUTH 570 55'
05" WEST 320.85 FEET; THENCE SOUTH 730 44' 15" WEST 208.18 FEET;
THENCE SOUTH 17047' 50" \VEST 250.67 FEET; THENCE NORTH 450 27' 10"
WEST TO THE SOUTHEASTERLY RIGHT OF WAY MARGIN OF PRIMARY
STATE HIGHWAY NO. 1, AND THE TERMINUS OF SAID LINE; SITUATE IN THE
COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 022204-9011:
THAT PORTION OF GOVERNMENT LOT 9 IN SECTION 2, TOWNSHIP 22
NORTH, RANGE 4 EAST, W.M., LYING EASTERLY OF A LINE DESCRIBED AS
FOLLOWS: BEGINNING AT A POINT ON THE WEST LINE OF SAID SECTION 2,
AT A POINT 1392.41 FEET SOUTH OF THE NORTHWEST CORNER THEREOF;
THENCE SOUTH 88045' 19"EAST 145.55 FEET TO THE SOUTHWEST CORNER
OF THE M. A. SEGALE PROPERTY, AS SHOWN ON THE RECORDED SURVEY
UNDER KING COUNTY RECORDING NO. 7707280568 (VOLUME 4 OF
SURVEYS, PAGE 239) AND THE COMlvfENCEMENT OF SAID LINE; THENCE
SOUTH 110 41' 30" WEST 352.30 FEET; THENCE SOUTH 780 09' 50" WEST 68.29
FEET TO INTERSECTION WITH THE WEST LINE OF SAID SECTION 2 AND THE
TERMINUS OF SAID LINE;
EXCEPT THAT PORTION THEREOF DESCRIBED AS FOLLOWS: BEGINNING AT
THE SOUTHEAST CORNER OF THE SOUTHWEST ~ OF THE NORTHWEST ~
OF SAID SECTION; THENCE NORTH 890 16' 32" WEST ALONG THE EAST-
WEST CENTERLINE OF SAID SECTION, 458.30 FEET; THENCE NORTH 020 40'
47" EAST 53.72 FEET TO THE TRUE POINT OF BEGINNING; THENCE
Exhibit 2-1
CONTINUING NORTH 020 40' 47" EAST 68.04 FEET; THENCE NORTH 200 24' 53"
EAST 88.72 FEET; THENCE NORTH 490 07' 02" EAST 82.00 FEET TO THE
INTERSECTION WITH THE SOUTHWESTERLY MARGIN OF FRAGER ROAD;
THENCE SOUTH 40052' 58" EAST, ALONG SAID SOUTHWESTERLY MARGIN,
117.97 FEET TO A POINT ON A CURVE FROM WHICH THE RADIAL CENTER
BEARS SOUTH 490 07' 02" WEST 798.51 FEET; THENCE SOUTHEASTERLY
ALONG AN ARC OF SAID CURVE, CONCAVE TO THE SOUTHWEST, 93.58
FEET TO A POINT ON A NON-TANGENT CURVE FROM WHICH RADIAL
CENTER BEARS SOUTH 840 31' 00" \VEST 40.00 FEET; THENCE
SOUTHWESTERLY ALONG THE ARC OF SAID CURVE, CONCAVE TO THE
NORTHWEST, 67.17 FEET; THENCE NORTH 89016' 32" WEST 190.00 FEET TO
THE TRUE POINT OF BEGINNING; AND EXCEPT ROADS; AND EXCEPT THAT
PORTION THEREOF CONVEYED TO THE CITY OF KENT FOR ROAD RIGHT-
OF-WAY AND STORM WATER RIGHT-OF WAY BY DEED RECORDED UNDER
KING COUNTY RECORDING NO. 9705281237; AND EXCEPT THAT PORTION
THEREOF CONVEYED TO THE CITY OF KENT FOR FRAGER ROAD RIGHT-OF-
WAY BY DEED RECORDED UNDER RECORDING NO. 9705281238; SITUATE IN
THE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 022204-9015:
GOVERNMENT LOT 8 IN SECTION 2, TOWNSHIP 22 NORTH, RANGE 4 EAST,
W.M.;
EXCEPT THE SOUDI 40 FEET THEREOF TO KING COUNTY FOR ROADWAY
AS RECORDED UNDER RECORDING NO. 258128; AND EXCEPT THE NORTH
22.8 FEET THEREOF TO KING COUNTY FOR ROADWAY AS RECORDED
UNDER RECORDING NO. 1731274; AND EXCEPT THOSE PORTIONS THEREOF
CONDEMNED UNDER KING COUNTY SUPERIOR COURT CAUSE NO. 47302
FOR DRAINAGE DITCHES BY THE BOARD OF COMMISSIONERS OF
DRAINAGE DIS1RICT NO.2 OF KING COUNTY, WASHINGTON; AND EXCEPT
THAT PORTION THEREOF CONVEYED TO THE CITY OF KENT BY DEED
RECORDED UNDER RECORDING NO. 9705231403;
TOGETHER WITH TIIAT PORTION OF THE NORTHEAST 1/4 OF THE
SOUTHEAST 1/4 OF SECTION 3, TOWNSHIP 22 NORTH, RANGE 4 EAST, W.M.,
DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORl"lER OF
SAID SOUTHEAST 1/4 OF SECTION 3, (SAID POINT ALSO BEING THE
NORTHWEST CORNnR OF GOVERNMENT LOT 8 IN SECTION 2, TOWNSHIP 22
NORTH, RANGE 4 EAST, W.M.); THENCE SOUTH 00030'45" EAST ALONG THE
EAST LINE OF SAID SOUTHEAST 1/4 OF SECTION 3, A DISTANCE OF 22.8
FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 89054'02" WEST
ALONG A LINE 22.8 FEET SOUTH OF At'ID PARALLEL TO THE EAST-WEST
CENTER LINE OF SAID SECTION 3, A DISTANCE OF 711.96 FEET; THENCE
SOUTH 00025'36" EAST, A DISTANCE OF 1,264.25 FEET TO A POINT 40 FEET
NORTH OF THE SOUTH LINE OF SAID NORTHEAST 1/4 OF THE SOUTHEAST
Exhibit 2-2
1/4 OF SECTION 3; THENCE NORTH 89040'00" EAST ALONG A LINE 40 FEET
NORTH OF AND PARALLEL TO THE SOUTH LINE OF SAID NORTHEAST 1/4 OF
THE SOUTHEAST 1/4, A DISTANCE OF 713.84 FEET TO THE EAST LINE OF
SAID SOUTHEAST 1/4 OF SECTION 3; THENCE NORTH 00030'45" WEST
ALONG SAID EAST LINE, A DISTANCE OF 1,262.59 FEET TO THE TRUE POINT
OF BEGINNING;
EXCEPT THOSE PORTIONS THEREOF CONDEMNED UNDER KING COUNTY
SUPERIOR COURT CAUSE NO. 47302 FOR DRAINAGE DITCHES BY THE
BOARD OF COMMISSIONERS OF DRAINAGE DISTRICT NO.2 OF KING
COUNTY, WASHINGTON; AND EXCEPT THAT PORTION THEREOF
CONVEYED TO THE CITY OF KENT BY DEED RECORDED UNDER
RECORDING NO. 9705231403; SITUATE IN THE COUNTY OF KING, STATE OF
WASHINGTON.
PARCEL 022204-9033:
THAT PORTION OF GOVERNNffiNTS LOTS 10 AND 11 IN SECTION 2,
TOWNSHIP 22 NORTH, RANGE 4 EAST, \-V.M., DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE WEST LINE OF SAID SECTION 2, FROM
WHICH THE NORTHWEST CORNER OF SAID SECTION BEARS NORTH 010 55'
10" WEST, A DISTANCE OF 217.06 FEET; THENCE, ALONG SAID WEST LINE,
SOUTH 01055' 10" EAST 343.94 FEET; THENCE NORTH 880 04' 50" EAST, 181.50
FEET; THENCE SOUTH 01055' 10" EAST 347.90 FEET TO THE NORTH LINE OF
THAT CERTAIN TRACT OF LAND CONVEYED TO JOSEPH GUNTER UNDER
KING COUNTY RECORDING NO. 3526897; THENCE SOUTH 890 38' 20" EAST,
ALONG SAID NORTH LINE, AND THE SAME PRODUCED TO THE WESTERLY
BANK OF GREEN RIVER; THENCE NORr.dERL Y AND EASTERLY, ALONG
SAID RIVER BANK, TO THE NORTH LINE OF SAID SECTION 2; THENCE
NORTH 890 03' 20" WEST, ALONG SAID NORTH LINE, TO A POINT FROM
WHICH THE NORTHWEST CORNER OF SAID SECTION BEARS NORTH 890 03'
20" WEST, A DISTANCE OF 1,314.12 FEET; THENCE SOUTH 77019' 20" EAST,
269.06 FEET; THENCE SOUTH 150 04' 10" WEST 311.46 FEET; THENCE SOUTH
88033' 10" WEST 198.77 FEET; THENCE NORTH 02041' 45" EAST 140.14 FEET;
THENCE NORTH 72037' 15" WEST 373.20 FEET; THENCE SOUTH 570 55' 05"
WEST 320.85 FEET; THENCE SOUTH 73044' 00" WEST 208.18 FEET; THENCE
SOUTH 170 47' 50" WEST 250.67 FEET; THENCE NORTH 450 27' 10" w'EST 549.48
FEET, TO THE POINT OF BEGINNING; EXCEPT THAT PORTION THEREOF
L YING WESTERLY OF THE EASTERLY MARGIN OF FRAGER ROAD;
TOGETHER WITH THAT PORTION OF GOVERNMENT LOT 10 IN SECTION 2,
TOWNSHIP 22 NORTH, RANGE 4 EAST, W.M., LYING EASTERLY OF FRAGER
ROAD, WESTERLY OF THE WESTERLY BANK OF THE GREEN RIVER, AND
SOUTHERLY OF THE EASTERLY EXTENSION OF THE NORTH LINE OF THAT
CERTAIN TRACT OF LAND CONVEYED TO JOSEPH GUNTER UNDER KING
ExhIbit 2-3
COUNTY RECORDING NO. 3526897; SITUATE IN THE COUNTY OF KlNG,
STATE OF WASHINGTON.
PARCEL 022204-9037:
THAT PORTION OF GOVERNMENT LOTS 10 AND 11 IN SECTION 2, TOWNSHIP
22 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLO\VS: BEGINNING .ON
THE NORTH LINE OF SAID SECTION, AT A POINT SOUTH 890 03' 20" EAST,
1,314.12 FEET FROM THE NORTHWEST CORNER THEREOF; THENCE SOUTH
770 19' 20" EAST 269.06 FEET; THENCE SOUTH 15004' 10" WEST 311.46 FEET;
THENCE SOUTH 880 33' 10" WEST 198.77 FEET; THENCE NORTH 020 41' 45"
EAST 140.14 FEET; THENCE NORTH 720 37' 15" WEST TO THE EAST LINE OF
THE 40 FOOT COUNTY ROAD, AS ESTABLISHED AND USED ON APRIL 30,
1951 'FRAGER ROAD'; THENCE NORTHERLY ALONG SAID EASTERLY ROAD
LINE TO THE NORTH LINE OF SAID SECTION; THENCE EAST ALONG SAID
NORm SECTION LINE TO THE POINT OF BEGINNING;
EXCEPT THAT PORTION THEREOF LYING SOUTHERLY AND EASTERLY OF
THE FOLLOWING DESCRIBED LINE: BEGINNING ON THE EASTERLY LINE OF
SAID TRACT, AT A POINT 164.83 FEET SOUTHERLY OF THE NORTHEAST
CORNER THEREOF; THENCE NORTH 74001' 20" WEST 96.81 FEET; THENCE
NORm 670 09' 20" \VEST 131.54 FEET; THENCE SOUTH 050 44' 15" WEST 225.46
FEET TO THE SOUTHERLY LINE OF SAID TRACT Ai'ID THE TERMINUS OF
SAID LINE; AND EXCEPT THAT PORTION, IF ANY~ LYING WITHIN FRAGER
ROAD; SITUATE IN THE COUNTY OF KlNG, STATE OF WASHINGTON.
PARCEL 022204-9040:
THAT PORTION OF GOVERNMENT LOTS 10 AND 11 IN SECTION 2, TOWNSHIP
22 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT
A POINT ON THE NORTH LINE OF SAID SECTION, FROM WHICH POINT THE
NORTHWEST CORNER THEREOF BEARS NORm 890 03' 20" WEST, A
DISTANCE OF 1,314.12 FEET; THENCE SOUTH 77019' 20" EAST, 269.06 FEET;
THENCE SOUTH 15004' 10" WEST, 164.83 FEET TO THE POINT OF BEGINNING;
THENCE CONTINUING soum 15004' 10" WEST 146.63 FEET;
THENCE soum 880 33' 10" WEST 198.77 FEET; THENCE NORTH 050 44' 15"
EAST 225.46 FEET; THENCE SOUTH 670 09' 20" EAST, 131.54 FEET; THENCE
SOUTII 74001' 20" EAST, 96.81 FEET TO THE TRUE POINT OF BEGINNING;
EXCEPTING THEREFROM ANY PORTION OF FRAGER COUNTY ROAD, IF
ANY, THAT LIES WITHIN THE LAND HEREINABOVE DESCRIBED; SITUATE IN
THE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 022204-9043:
Exhibit 2-4
THAT PORTION OF GOVERNMENT LOT 10 IN SECTION 2, TOWNSHIP 22
NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT A
POINT ON THE NORTH LINE OF SAID SECTION 2, WHICH IS SOUTH 870 59' 06"
EAST 835.00 FEET FROM THE NORTHWEST CORNER OF SAID SECTION 2;
THENCE SOUill 42048' 17" EAST 165.27 FEET TO THE TRUE POINT OF
BEGINNING; THENCE SOUTH 570 55' 05" "VEST 320.85 FEET; THENCE SOUTH
73044' 15" WEST 208.18 FEET; THENCE SOUTH 17047' 50" "VEST 250.67 FEET;
THENCE SOUill 45027' 10" EAST 216.97 FEET; THENCE SOUTH 310 12' 21"
WEST 731.63 FEET; THENCE SOUill 880 43' 44" EAST 896.82 FEET TO THE
WESTERLY MARGIN OF MESS COUNTY ROAD NO. 76 (FRAGER ROAD) AND
A POINT ON THE ARC OF A CURVE, FROM WHICH THE RADIUS POINT
BEARS NORTH 740 07' 22" WEST, A DISTANCE OF 710.00 FEET; THENCE
NORTHEASTERLY ALONG SAID WESTERLY MARGIN, ALONG A CURVE TO
THE LEFT, THROUGH A CENTRAL ANGLE OF 01058' 59", HAVING A RADIUS
OF 710.00 FEET, AN ARC DISTANCE FO 24.57 FEET; THENCE NORill 13053'
39" EAST 353.86 FEET TO A POINT ON A CURVE TO THE LEFT, HAVING A
RADIUS OF 1,090.00 FEET, THROUGH A CENTRAL ANGLE OF 060 30' 49", AN
ARC DISTANCE OF 123.92 FEET; THENCE NORill 070 22' 50" EAST 584.35 FEET
TO A POINT OF CURVE; THENCE ALONG A CURVE TO THE LEFT, HAVING A
RADIUS OF 1,780.00 FEET, THROUGH A CENTRAL ANGLE OF 030 05' 53", AN
ARC DISTANCE FO 96.25 FEET; THENCE NORTH 72037' 15" WEST 338.36 FEET
TO THE TRUE POINT OF BEGINNING; SITUATE IN THE COUNTY OF KING,
STATE OF WASHINGTON.
PARCEL 022204-9057:
THAT PORTION OF GOVERNMENT LOT 10 IN THE NORTHWEST ~ OF THE
NORTHWEST ~ OF SECTION 2, TOWNSHIP 22 NORTH, RANGE 4 EAST, W.M.,
BEING MORE P ARTICULARIL Y DESCRIBED AS FOLLOWS: BEGINNING AT
THE NORTHWEST CORNER OF SAID SECTION 2; THENCE SOUill 010 09' 08"
EAST 217.06, ALONG THE WEST LINE OF SECTION 2, TO THE TRUE POINT OF
BEGINNING; THENCE SOUTH 45027' 10" EAST 766.45 FEET; THENCE SOUTH
31012' 21" WEST 731.63 FEET; THENCE SOUill 880 45' 19" EAST 896.82 FEET
TO THE WEST MARGIN OF FRAGER ROAD; THENCE SOUTIffiRL Y ALONG
SAID WEST :rvlARGIN OF FRAGER ROAD, TO THE SOUTH LINE OF SAID
NORTHWEST ~ OF THE NORTHWEST ~; THENCE WEST ALONG SAID SOUTH
LINE TO THE WEST LINE OF SAID NORTHWEST ~ OF THE NORillWEST ~;
THENCE NORTH ALONG SAID WEST LINE TO THE TRUE POINT OF
BEGINNING;
EXCEPT TIIAT PORTION THEREOF, DESCRIBED AS: BEGINNING AT THE
NORTHWEST CORNER OF SAID SECTION 2, PROCEED SOUill 010 09' 08"
EAST 1,392.41, ALONG THE WEST LINE OF SECTION 2, TO THE TRUE POINT
OF BEGINNING; THENCE SOUill 880 45' 19" EAST 145.55 FEET TO THE
SOUTHWEST CORNER OF THE M. A. SEGALE PROPERTY AS SHOWN ON THE
RECORDED SURVEY NO. 7707280568, FILED IN VOLUME 4 OF SURVEYS,
Exhibit 2-5
PAGE 239, RECORDS OF KING COUNTY; THENCE SOUTH 11041' 30" WEST
352.30;THENCE SOUTH 780 09' 50" WEST 236.01 FEET; THENCE NORTH 290 00'
00" WEST 99.12 FEET; THENCE NORTH 11026' 35" EAST 51.27 FEET; THENCE
NORTH 36052' 33" EAST 324.55 FEET TO THE TRUE POINT OF BEGINNING;
AND EXCEPT THAT PORTION THEREOF, DESCRIBED AS FOLLOWS:
BEGINNING ON TIffi WEST LINE OF SAID SECTION 2, AT A POINT SOUTH 010
55' 10" EAST 812.83 FEET FROM TIffi NORTHWEST CORl'\1ER TIffiREOF;
TIffiNCE NORTH 370 42' 25" EAST 12.78 FEET; THENCE SOUTH 42049' 45"
EAST 193.04 FEET; THENCE SOUTH 300 11' 35" "VEST 85.52 FEET; THENCE
NORTH 580 59' 10" WEST 104.89 FEET TO THE WEST LINE OF SAID SECTION 2;
TIffiNCE NORTH 01055' 10" WEST 150.65 FEET TO THE POINT OF BEGINNING;
AND EXCEPT THAT PORTION WITHIN PRIMARY STATE HIGHWAY NO.1
(INTERSTATE HIGHWAY NO. 5); SITUATE IN TIffi COUNTY OF KING, STATE
OF WASHINGTON.
PARCEL 023900-0352:
THAT PORTION OF GOVERNMENT LOT 6 IN SECTION 3, TOWNSHIP 22
NORTII, RANGE 4 EAST, W.M., L TING EASTERLY OF ORILLIA ROAD SOUTH
AS CONVEYED BY DEED RECORDED UNDER RECORDING NO. 6016781, AND
NORTII OF SOUTH 200TH STREET;
EXCEPT THAT PORTION TIffiREOF CONDEMNED IN KING COUNTY
SUPERIOR COURT CAUSE NO. 98-2-18787-5 KNT; (BEING ALSO KNOWN AS A
PORTION OF LOTS 105 AND 106 IN ANGLE LAKE SHORE ACRES DIVISION 2
UNRECORDED); SITUATE IN TIffi COUNTY OF KING, STATE OF
WASHINGTON.
PARCEL 032204-9006:
TIffi SOUTHEAST 1/4 OF THE NORTHEAST 'l4 OF SECTION 3, TOWNSHIP 22
NORTII, RANGE 4 EAST, W.M.; EXCEPT THE WEST 610.50 FEET CONVEYED
TO.THE SEATILE AND WALLA RAILROAD AND TRAi"\TSPORTATION
COMPANY BY DEED RECORDED UNDER VOLUME 9 OF DEEDS, PAGE 42;
AND EXCEPT THE WEST 160 FEET OF THE EAST 709.5 FEET OF TIffi SOUTII
240 FEET OF SAID SUBDIVISION; AND EXCEPT THAT PORTION THEREOF
L TING WITHIN THE FOLLOWING DESCRIBED TRACT, TO-WIT: BEGINNING
AT THE NORTHWEST CORNER OF SECTION 2 IN SAID TOWNSHIP 22 NORTII,
PROCEED SOUTII 01009' 08" EAST 1,392.41, ALONG THE "VEST LINE OF SAID
SECTION 2, TO TIffi TRUE POINT OF BEGINNING; THENCE SOUTH 880 45' 19"
EAST 145.55 FEET TO THE SOUTHWEST CORNER OF THE M. A. SEGALE
PROPERTY AS SHOWN ON THE RECORDED SURVEY NO. 7707280568, FILED
IN VOLUME 4 OF SURVEYS, PAGE 239, RECORDS OF KING COUNTY; THENCE
SOUTII 110 41' 30" WEST 352.30;
THENCE SOUTH 78009' 50" WEST 236.01 FEET; THENCE NORTH 29000' 00"
WEST 99.12 FEET; THENCE NORTII 11026' 35" EAST 51.27 FEET; TIffiNCE
Exlnbit 2-6
NORTH 360 52' 33" EAST 324.55 FEET TO THE TRUE POINT OF BEGINNING;
AND EXCEPT COUNTY ROAD (SOUTH 200TH STREET); AND EXCEPT THAT
PORTION THEREOF CONVEYED TO THE CITY OF KENT FOR ROAD RIGHT-
OF-WAYS AND STORMWATERRIGHT-OF-WAYS AND STORM\VATER
RIGHT-OF- WAY BY DEED RECORDED UNDER KING COUNTY RECORDING
NO. 9705281237; SITUATE IN THE COUNTY OF KING, STATE OF
WASHINGTON.
PARCEL 032204-9047:
THAT PORTION OF THE NORTHEAST Y4 OF THE NORTHEAST 1;4 IN SECTION 3,
TOWNSHIP 22 NORTH, RANGE 4 EAST, \V.M., LYING SOUTHEASTERLY OF
ORILLIA ROAD EXTENSION COUNTY ROAD AND PRIMARY STATE
HIGffiV A Y NO.1 (INTERSTATE 5); EXCEPT THAT PORTION THEREOF LYING
WITHIN THE FOLLOWING DESCRIBED TRACT: BEGINNING AT THE
NORTHWEST CORNER OF SECTION 2 IN SAID TOWNSHIP 22 NORTH; THENCE
PROCEED SOUTH 01009' 08" EAST, 1,392.41 FEET ALONG THE WEST LINE OF
SAID SECTION 2, TO THE POINT OF BEGINNING; THENCE SOUTH 880 45' 19"
EAST 145.55 FEET TO THE SOUTHWEST CORNER OF THE M.A. SEGALE
PROPERTY AS SHOWN ON THE RECORDED SURVEY NO. 7707280568, FILED
IN VOLUME 4 OF SURVEYS, PAGE 239, RECORDS OF KING COUNTY; THENC
SOUTH 110 41' 30" WEST 352.30 FEET;
THENCE SOUTH 780 09' 50" WEST 236.01 FEET; THENCE NORTH 290 00' DO"
WEST 99.12 FEET; THENCE NORTH 11026' 35" EAST 51.27 FEET; THENCE
NORTH 360 52' 33" EAST 324.55 FEET TO THE POINT OF BEGINNING; MT])
EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY BY DEED
RECORDED UNDER RECORDING NO. 6013508;
SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 032204-9056:
THE NORTHEASTERLY 424.1 FEET OF THE SOUTHERLY 822.5 FEET OF THE
WEST 150 FEET OF THAT PORTION OF THE SOUTHEAST 1;4 OF SECTION 3,
TOWNSHIP 22 NORTH, RANGE 4 EAST, W:M., IN KING COUNTY,
WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT WHICH IS
412.5 FEET SOUTH AND 1,930.5 FEET EAST FROM THE NORTHWEST CORNER
OF THE SOUTHEAST 1;4 OF SAID SECTION 3; THENCE SOUTH 875 FEET, MORE
OR LESS, TO THE NORTH MARGINAL LINE OF THE ROAD; THENCE WEST 746
FEET; THENCE NORTH 875 FEET, MORE OR LESS, TO A POINT WHICH IS
WEST OF THE POINT OF BEGINNING; THENCE EAST 746 FEET TO THE POINT
OF BEGINNING; TOGETHER WITH AN EASEMENT FOR INGRESS AND
51ST PLACE SOUTH "ORILLA ROAD SOUTH" AND THE TERMINUS OF SAID
LINE; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 032204-9062:
PARCEL A:
THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHEAST
QUARTER OF SECTION 3, TOWNSHIP 22 NORTH, RANGE 4 EAST, \V.M.,
DESCRIBED AS FOLLOWS: BEGINNING AT AN IRON PIPE MARKING THE
SOUTHEAST CORNER OF SAID SECTION 3, SAID PIPE BEING 335.00 FEET
EASTERLY FROM A CONCRETE MONUMENT; THENCE NORTH, ALONG THE
EAST LINE OF SAID SECTION 3, 2,139.83 FEET; THENCE \VEST, AT RIGHT
ANGLES TO SAID EAST LINE, 1,472.93 FEET TO THE TRUE POINT OF
BEGINNING; THENCE NORTH 88057'43" WEST, 234.57 FEET; THENCE SOUTH
27037'40" WEST, 264.86 FEET; THENCE SOUTH 48011 '25" WEST, 269.46 FEET;
THENCE SOUTH 51058'10" EAST, 310.00 FEET, MORE OR LESS, TO THE
INTERSECTION WITH THE NORTHERLY LINE OF A COUNTY ROAD (ALLEN
CLARK ROAD NO. 665); THENCE EASTERLY, SOUTHERLY, EASTERLY
ALONG NORTHERL Y, EASTERLY AND NORTHERLY LINE OF SAID COUNTY
ROAD, TO A POINT, WHICH BEARS SOUTH 0013'04" WEST FROM THE TRUE
POINT OF BEGINNING; THENCE NORTH 0013'04" EAST, 760.00 FEET, MORE
OR LESS, TO THE TRUE POINT OF BEGlN1\TJNG; EXCEPT THAT PORTION
THEREOF CONDEMNED FOR ROAD IN KING COUNTY SUPERIOR COURT
CAUSE NO. 653033; ALSO EXCEPT THAT PORTION THEREOF CONVEYED TO
THE COUNTY OF KING FOR ORILLIA ROAD SOUTH BY DEED RECORDED
UNDER RECORDING NO. 5975360; ALSO EXCEPT THAT PORTION THEREOF,
LYING EAST OF A LINE 1,184.50 FEET EAST OF AND PARALLEL WITH THE
WEST LINE OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER
OF SAID SECTION 3; ALSO EXCEPT THAT PORTION THEREOF, LYING NORTH
OF A LINE 412.50 FEET SOUTH OF AND PARALLEL WITH THE NORTH LINE
OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID
SECTION 3; AND EXCEPT THAT PORTION THEREOF, LYING SOUTH OF THE
NORTH LINE OF SOUTH 204TH STREET (ALLEN CLARK ROAD NO. 665);
TOGETHER WITH THAT PORTION OF VACATED SOUTH 204TH STREET
ADJOINING, PURSUANT TO KING COUNTY ORDINANCE 3430, AS RECORDED
UNDER RECORDING NO. 7710120661, RECORDS OF KING COUNTY, AS
WOULD ATTACHED TO SAID PROPERTY BY OPERATION OF LAW;
PARCEL B:
THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHEAST
QUARTER OF SECTION 3, TOWNSHIP 22 NORTH, RANGE 4 EAST, W.M., LYING
SOUTHERLY OF A TRACT OF LAND DEEDED TO CHARLES N. ANDERSON
AND LOUISE ANNA ANDERSON RECORDED UNDER RECORDING NO.
4738153, EASTERLY OF ORILLIA ROAD AND WESTERLY OF SOUTH 204TH
Exhibit 2-8
STREET (ALLEN CLARK ROAD NO. 665); EXCEPT THAT PORTION THEREOF
CONDEMNED FOR ROAD IN KING COUNTY SUPERIOR COURT CAUSE NO.
653033; ALSO EXCEPT THAT PORTION THEREOF CONVEYED TO THE
COUNTY OF KING FOR ORILLIA ROAD SOUTH BY DEED RECORDED UNDER
RECORDING NO. 5975360; AND EXCEPT THAT PORTION THEREOF, LYING
SOUTH OF THE NORTH LINE OF SOUTH 204TH STREET (ALLEN CLARK ROAD
NO. 665); SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 032204-9090:
THE WEST 160 FEET OF THE EAST 709.5 FEET OF THE SOUTH 240 FEET OF
THE SOUTHEAST Y4 OF THE NORTHEAST 1;4 OF SECTION 3, TOWNSHIP 22
NORTH, RANGE 4 EAST, W.M.; EXCEPT THE WEST 20 FEET THEREOF; MT])
EXCEPT ANY PORTION OF THE COUNTY ROAD, IF ANY, THAT LIES WITHIN
THE LAND HEREINABOVE DESCRIBED; AND EXCEPT THAT PORTION
THEREOF CONVEYED TO THE CITY OF KENT FOR ROAD RIGHT-OF-WAYS
BY DEED RECORDED UNDER KING COUNTY RECORDING NO. 9705281237;
SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 032204-9092:
THAT PORTION OF THE SOUTHEAST 1;4 OF SECTION 3, TOWNSHIP 22 NORTH,
RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE EAST
QUARTER CORNER OF SAID SECTION 3, TURNING THENCE SOUTH 890 II' 06"
WEST ALONG THE NORTH LINE OF THE SOUTHEAST Y4 OF SAID SECTION 3,
A DISTANCE OF 723.80 FEET; THENCE SOUTH 010 II' 00" EAST 30 FEET TO
THE TRUE POINT OF BEGll\TNING; THENCE CONTINUING SOUTH 010 II' 00"
EAST 300 FEET; THENCE SOUTH 890 II' 06H WEST, PARALLEL WITH SAID
NORTH LINE, 220 FEET; THENCE NORTH 010 II' 00" WEST 300 FEET TO THE
SOUTH LINE OF THE NORTH 30 FEET OF SAID SOUTHEAST Y4; THENCE
NORTH 890 II' 06" EAST 220 FEET TO THE TRUE POINT OF BEGINNING;
SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 032204-9093:
THAT PORTION OF SOUTHEAST 1/4 OF SECTION 3, TOWNSHIP 22 NORTH,
RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 30
FEET SOUTH AND 723.80 FEET WEST OF THE NORTHEAST CORi'lliR OF
SOUTHEAST 1/4; THENCE SOUTH TO THE NORTH LINE OF SOUTH 204TH
STREET; THENCE WEST 746 FEET; THENCE NORTH TO A POINT 527.5 FEET
SOUTH OF THE NORTH LINE; THENCE WEST TO ORILLIA ROAD SOUTH;
THENCE NORTHERLY ALONG ROAD TO A POINT 30 FEET SOUTH OF THE
NORTH LINE OF SOUTHEAST 1/4; THENCE EAST TO BEGINNING; EXCEPT
THE NORTH 300 FEET OF THE EAST 220 FEET THEREOF, AND EXCEPT THAT
PORTION, BEGINNING 398.4 FEET NORTH OF THE SOUTHWEST CORNER
THEREOF;THENCE NORTH 424.1 FEET; THENCE EAST 150 FEET; THENCE
Exlubit 2-9
SOUTH 424.1 FEET; THENCE WEST 150 FEET TO BEGINNING, AND EXCEPT
THAT PORTION, BEGINNING 1,565.30 FEET WEST AND 385.52 FEET SOUTH OF
THE NORTHEAST CORNER OF SAID SUBDIVISION; THENCE NORTH 89011 '06"
EAST 120 FEET; THENCE NORTHEASTERLY 138 FEET TO A POINT 284 FEET
SOUTH AND 1,340.72 FEET WEST OF THE NORTHEAST CORNER OF SAID
SUBDIVISION; THENCE NORTH 01011 '00" WEST 284 FEET; THENCE WEST TO
THE EASTERLY LINE OF ORILLIA ROAD SOUTH; THENCE SOUTHERLY
ALONG ROAD TO A POINT NORTH OF BEGINNING; THENCE SOUTH TO
BEGINNING; AND EXCEPT ROAD; AND EXCEPT DITCH; SITUATE IN THE
COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 032204-9100:
THE WEST 37 RODS (610.5 FEET) OF THE SOUTHEAST 1;4 OF THE NORTHEAST
1;4 OF SECTION 3, TOWNSHIP 22 NORTH, RANGE 4 EAST, W.M.; EXCEPT
THOSE PORTIONS THEREOF CONVEYED TO KING COUNTY FOR ROAD
PURPOSES BY DEEDS RECORDED UNDER RECORDING NOS. 1168064,2751663,
AND 6016780; AND EXCEPT THAT PORTION CONVEYED TO THE STATE OF
WASHINGTON FOR PRIMARY STATE HIGHWAY NO.1, BY DEED RECORDED
UNDER RECORDING NO. 5191889; AND EXCEPT THAT PORTION LYING
NORTHWESTERLY OF 51ST PLACE SOUTH (ORILLIA ROAD SOUTH); AND
EXCEPT THAT PORTION CONDEMNED By'THE CITY OF KENT, FOR RIGHT
OF WAY IN KING COUNTY SUPERIOR COURT CAUSE NO. 98-2-18787-5 KNT;
SITUATE IN THE COUNTY OFKING, STATE OF 'W ASHINGTON.
PARCEL 032204-9106:
A PORTION OF THE WEST ~ OF THE NORTHWEST 1;4 OF SECTION 2 AND THE
EAST ~ OF THE NORTHEAST Y4 OF SECTION 3, TOWNSHIP 22 NORTH, RANGE
4 EAST, W.M., BEING MORE P ARTICULARIL Y DESCRIBED AS FOLLO\VS:
BEGINNING AT THE NORTHWEST CORNER OF SAID SECTION 2, PROCEED
SOUTH 01009' 08" EAST 1,392.41, ALONG THE WEST LINE OF SECTION 2, TO
THE TRUE POINT OF BEGINN1NG; THENCE SOUTH 880 45' 19" EAST 145.55
FEET TO THE SOUTHWEST CORi'ffiR OF THE M. A. SEGALE PROPERTY AS
SHOWN ON THE RECORDED SURVEY NO. 7707280568, FILED IN VOLUME 4
OF SURVEYS, PAGE 239, RECORDS OF KING COUNTY;THENCE SOUTH 11041'
30" WEST 352.30;THENCE SOUTH 780 09' 50" WEST 236.01 FEET; THENCE
NORTH 29000' 00" WEST 99.12 FEET; THENCE NORTH 11026' 35" EAST 51.27
FEET; THENCE NORTH 360 52' 33" EAST 324.55 FEET TO THE TRUE POINT OF
BEGINNING; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 262304-9065:
THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF
SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., BEGINNING AT
THE SOUTHEAST CORNER OF SAID SOUTHEAST 1/4 OF THE SOUTHWEST 1/4
Exhibit 2-10
OF SECTION 26; THENCE NORTH 87045'57" "VEST ALONG THE SOUTH LINE
OF SAID SOUTHEAST 1/4 OF THE SOUTHWEST 114, A DISTANCE OF 481.05
FEET TO THE WESTERL Y MARGIN OF SOUTHCENTER P ~W A Y; THENCE
CONTINUING NORTH 87045'57" WEST ALONG SAID SOUTH LINE, A
DISTANCE OF 680 FEET, MORE OR LESS, TO A POINT ON A LINE WHICH IS
PARALLEL WITH AND 39.0 FEET NORTHWESTERLY OF THE CENTER LINE OF
A 19 FOOT RAILROAD EASEMENT ESTABLISHED BY INSTRUMENT
RECORDED UNDER RECORDING NO. 6643573 AND THE TRUE POINT OF
BEGINNING; THENCE NORTH 16018'55" EAST ALONG SAID PARALLEL LINE
92 FEET, MORE OR LESS, TO THE CENTER LINE OF A 40 FOOT DRAINAGE
EASEMENT GRANTED TO THE STATE OF WASHINGTON BY INSTRUMENT
RECORDED UNDER RECORDING NO. 6233536; THENCE NORTH 50038'32"
WEST ALONG SAID DRAINAGE EASEMENT CENTER LINE 224 FEET, MORE
OR LESS, TO THE WEST LINE OF THE SOUTHEAST 114 OF THE SOUTHWEST
114 OF SAID SECTION 26; THENCE SOUTH 00056'36" WEST ALONG SAID WEST
LINE TO THE SOUTHWEST CORNER OF SAID SUBDIVISION; THENCE EAST
ALONG THE SOUTH LINE OF SAID SUBDIVISION TO THE TRUE POINT OF
BEGINNING; TOGETHER WITH ALL RIGHTS IN THOSE CERTAIN 15 FOOT
EASEMENTS RESERVED IN DOCUMENTS RECORDED UNDER KING COUNTY
RECORDING NOS. 7701050685 AND 7701050686; SITUATE IN THE CITY OF
TUKWILA, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9008:
THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE
NORTHWEST QUARTER OF SECTION 35, TOWNSHIP 23 NORTH, RANGE 4
EAST, W.M., LYING SOUTHERLY OF MUSIEL ROAD; SITUATE IN THE CITY
OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9009:
THAT PORTION OF THE NORTHEAST 114 OF THE NORTHWEST 1/4 OF
SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., DESCRIBED AS
FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID NORTHEAST
1/4 OF THE NORTHWEST 1/4; THENCE NORTH 87045'57" WEST, ALONG THE
NORTH LINE OF SAID NORTHEAST 1/4 OF THE NORTHWEST Y4, A DISTANCE
OF 481.05 FEET TO THE WESTERLY MARGIN OF SOUTHCENTER PARKWAY
AND THE TRUE POINT OF BEGINNING; THENCE SOUTH 11059'33" EAST,
ALONG SAID WEST MARGIN, A DISTANCE OF 41.27 FEET; THENCE NORTH
87045'5r WEST A DISTANCE OF 229.11 FEET; THENCE SOUTH 42030'2r WEST
A DISTANCE OF 695.97 FEET; THENCE SOUTH 52044'03" EAST TO THE SOUTH
LINE OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF THE NORTHWEST
1/4 OF SAID SECTION 35; THENCE VlESTERL Y, ALONG SAID SOUTH LINE, TO
THE EAST LINE OF THE NORTHWEST 1/4 OF THE NORTHWEST 114 OF SAID
SECTION 35; THENCE NORTH 01049'41" EAST, ALONG SAID EAST LINE, TO
THE NORTHEAST CORNER OF SAID NORTHWEST 114; THENCE SOUTH
Exhibit 2-11
87045'57" EAST, ALONG THE NORTH LINE, OF SAID NORTHWEST 1;4, A
DISTANCE OF 831.10 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT
THAT PORTION OF SAID TRACT LYING WITHIN THE BOUNDARIES OF CITY
OF TUKWILA BOUNDARY LINE ADJUSTMENT NO. BLA-8-79, RECORDED
UNDER KING COUNTY RECORDING NO. 7908230752; SITUATE IN THE CITY
OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9013:
THAT PORTION OF THE SOUTHEAST Y4 OF THE NORTHWEST 1;4 OF SECTION
35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS:
BEGINNING ON THE SOUTHERLY LINE OF SAID SUBDIVISION AT A POINT
657.02 FEET WESTERLY OF THE INTERSECTION OF SAID SOUTHERLY LINE
WITH THE WESTERLY LINE OF COUNTY ROAD NO. 540 (57TH AVENUE
SOUTH), SAID POINT BEING THE SOUTHWESTERLY CORNER OF THAT
CERTAIN TRACT OF LAND DESCRIBED IN INSTRUMENT RECORDED UNDER
RECORDING NO. 4744487; THENCE NORTH 16021'00" EAST 831.38 FEET TO
THE NORTHWESTERLY CORNER OF SAID CERTAIN TRACT OF LAND;
THENCE SOUTH 87053'30" EAST 504.80 FEET; THENCE NORTH 60047'30" EAST
206.43 FEET TO THE WESTERLY LINE OF SAID COUNTY ROAD; THENCE
NORTHERLY ALONG SAID WESTERLY LINE TO THE NORTHERLY LINE OF
SAID SUBDIVISION; THENCE WESTERLY ALONG SAID NORTHERLY LINE TO
THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE SOUTHERLY
ALONG THE WESTERLY LINE THEREOF TO THE SOUTHWEST CORNER OF
SAID SUBDIVISION; THENCE EASTERLY ALONG THE SOUTHERLY LINE
THEREOF TO THE POINT OF BEGINNING; EXCEPT THAT PORTION THEREOF
DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF
SAID SUBDIVISION; THENCE SOUTH 87051'01" EAST, ALONG THE NORTH
LINE OF SAID SUBDIVISION 800 FEET TO THE TRUE POINT OF BEGINNING;
THENCE SOUTH PERPENDICULAR TO THE SAID NORTH LINE OF SAID
SUBDIVISION 250 FEET; THENCE EAST PARALLEL WITH THE SAID NORTH
LINE OF SAID SUBDIVISION TO THE WEST LINE OF COUNTY ROAD NO. 540;
THENCE NORTHERLY ALONG THE SAID WESTERLY LINE OF SAID COUNTY
ROAD TO THE INTERSECTION WITH THE SAID NORTH LINE OF SAID
SUBDIVISION; THENCE NORTH 87051'01" WEST ALONG SAID NORTH LINE OF
SAID SUBDIVISION 335 FEET, MORE OR LESS, TO THE TRUE POINT OF
BEGINNING; AND EXCEPT THAT PORTION THEREOF, DESCRIBED AS
FOLLOWS: BEGINNING AT THE SOUTH\VEST CORNER OF SAID
SUBDIVISION; THENCE NORTH 01049'45" EAST ALONG THE WEST LINE OF
SAID SUBDIVISION 566.20 FEET; THENCE NORTH 63006'45" EAST 485.45 FEET
TO AN IRON PIPE AT THE NORTHWESTERLY CORNER OF SAID CERTAIN
TRACT OF LAND DESCRIBED IN INSTRUMENT RECORDED UNDER
RECORDING NO. 4744487; THENCE SOUTH 18030'20" WEST ALONG THE
WESTERLY LINE OF SAID TRACT 835.35 FEET TO THE SOUTH LINE OF THE
SOUTHEAST Y4 OF THE NORTHWEST Y4 OF SAID SECTION; THENCE NORTH
87056'03" WEST ALONG SAID SOUTH LINE 186.03 FEET TO THE POINT OF
Exlubit 2-12
BEGINNING; AND EXCEPT COUNTY ROADS; SITUATE IN THE CITY OF
TUKWILA, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9015:
PARCEL A OF CITY OF TUKWILA BOUNDARY LINE ADmSTMENT NUMBER
L06-029 RECORDED UNDER RECORDING NO. 20060913900003; SITUATE IN
THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9016:
THAT PORTION OF THE SOUTHWEST 1/4 OF THE SOUTHWEST 114 OF
SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS
FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID
SUBDIVISION; THENCE SOUTH 87059'06" EAST ALONG THE SOUTH LINE
THEREOF 507.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE
CONTINUING SOUTH 87059'06" EAST 328.00 FEET; THENCE NORTH 16056'40"
EAST 262.12 FEET; THENCE NORTH 4JDll '37" WEST TO THE EASTERLY
RIGHT-OF-WAY MARGIN OF PRIMARY STATE HIGHWAY NO. 1; THENCE
SOUTHERLY ALONG SAID MARGIN TO A POINT AT ITS INTERSECTION WITH
TtIE NORTHEASTERLY LINE OF THAT CERTAIN TRACT OF LAND
PREVIOUSLY CONVEYED BY DEED RECORDED IN VOLUME 1522 OF DEEDS,
PAGE 526, UNDER KING COUNTY RECORDING NO. 2722034; THENCE
SOUTHEASTERLY ALONG THE NORTHEASTERLY LINE OF SAID TRACT TO
THE TRUE POINT OF BEGINNING; SITUATE IN THE COUNTY OF KING, STATE
OF WASHINGTON.
PARCEL 352304-9018:
LOT B OF BOUNDARY LINE ADmSTMENT NO. L99-0008, RECORDED UNDER
KING COUNTY RECORDING NO. 9906099010, RECORDS OF KING COUNTY,
\V ASHINGTON; BEING A PORTION OF GOVERNMENT LOT 5 IN SECTION 35,
TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M.; SITUATE IN THE CITY OF
TUKWILA, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9019:
THAT PORTION OF THE SOUTHWEST 1;4 OF THE NORTHEAST Y4 OF THE
NORTH\VEST 1;4 OF SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M.,
LYING SOUTH AND WEST OF P.J. MUSIEL ROAD (SOUTH 178TH STREET),
DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF
SAID SOUTHWEST 1;4 OF THE NORTHEAST Y4 OF THE NORTHWEST 1;4 OF SAID
SECTION; THENCE SOUTH 87050'57" EAST 286.71 FEET TO THE TRUE POINT
OF BEGINNING; THENCE NORTH 23027'57" EAST 147.13 FEET; THENCE SOUTH
87050'57" EAST 25 FEET; THENCE NORTH 23027'57" EAST 180 FEET, MORE OR
LESS, TO A POINT ON THE SOUTHERLY MARGIN OF SAID P.J. MUSIEL ROAD;
Exhibit 2-13
THENCE SOUTH 55013'03" EAST ALONG SAID SOUTHERLY MARGIN 195.78
FEET; THENCE ALONG THE WESTERLY MARGIN OF SAID MUSIEL ROAD
SOUTH 29037'57" WEST 224.57 FEET TO THE SOUTH LINE OF SAID
SUBDIVISION; THENCE NORTH 87050'57" WEST ALONG SAID SOUTH LINE TO
THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION OF THE
SOUTHWEST 1;4 OF THE NORTHEAST Y4 OF THE NORTHWEST Y4 OF SECTION
35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID SUBDIVISION; THENCE
ALONG THE SOUTH LINE THEREOF, SOUTH 87050'57" EAST 365.16 FEET;
THENCE NORTH 02009'03" EAST 137.09 FEET; THENCE NORTH 23027'57" EAST
179.32 FEET TO THE SOUTHWESTERLY MARGIN OF SOUTH 178TH STREET;
THENCE ALONG SAID MARGIN SOUTH 60038'09" EAST 10.11 FEET; THENCE
ALONG SAID MARGIN SOUTHEASTERLY ALONG THE ARC OF A CURVE TO
THE RIGHT, HAVING A RADIUS OF 208.74 FEET, A DISTANCE OF 10.02 FEET
TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID
MARGIN AND SAID CURVE A DISTANCE OF 70.00 FEET; THENCE SOUTH
21038'27" WEST 120.39 FEET; THENCE NORTH 68052'03" WEST 70.06 FEET;
THENCE NORTH 23027'57" EAST 145.00 FEET TO THE TRUE POINT OF
BEGINNING; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE
CITY OF TUKWILA BY DEED RECORDED UNDER RECORDING NO. 6405581;
TOGETHER WITH THOSE PORTIONS OF MUSIEL ROAD (SOUTH 178TH
STREET) VACATED BY THE CITY OF TUKWILA BY ORDINANCE NO. 556
WHICH ATTACHED THERETO BY OPERATION OF LAW; SITUATE IN THE
CITY OF TUKWILA, COUNTY OF KING, STATE OF 'WASHINGTON.
PARCEL 352304-9025:
THAT PORTION OF THE NORTHWEST 114 OF THE NORTHWEST 1/4 OF
SECTION 35, TOWNSHIP 23 NORTH, RAi'lGE 4 EAST W.M., DESCRIBED AS
FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE NORTHWEST
114 OF THE NORTHWEST 1/4 OF SAID SECTION 35; THENCE SOUTH 01049'41"
WEST, ALONG THE EAST LINE OF THE NORTHWEST 1/4 OF THE NORTHWEST
114 OF SAID SECTION 35, A DISTANCE OF 757.08 FEET TO THE NORTHERLY
MARGIN OF SOUTH 178TH STREET (p.J. MUSIEL COUNTY ROAD); THENCE
NORTH 65022'03" WEST, ALONG SAID NORTHERLY MARGIN, A DISTANCE OF
240.64 FEET; THENCE NORTH 47046'03" WEST, ALONG SAID NORTHERLY
MARGIN, A DISTANCE OF 341.00 FEET TO THE EAST RIGHT -OF- WAY LINE OF
PRIMARY STATE HIGHWAY NO. 1 (JUNCTION S. S. H. NO. 5A TO SOUTH
178TH STREET); THENCE NORTH 09032'33" EAST, ALONG SAID EAST RIGHT-
OF-WAY LINE, A DISTANCE OF 240.39 FEET; THENCE ALONG A CURVE TO
THE RIGHT, HAVING A RADIUS OF 11,199.16 FEET, AN ARC DISTANCE OF
209.74 FEET, THROUGH A CENTRAL ANGLE OF 01004'23", TO THE NORTH
LINE OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 35;
THENCE SOUTH 87045'57" EAST, ALONG SAID NORTH LINE, A DISTANCE OF
419.14 FEET TO THE TRUE POINT OF BEGINNING; TOGETHER WITH THAT
PORTION OF VACATED SOUTH 178TH STREET ADJOINING, PURSUANT TO
Exhibit 2-14
ORDINANCE NO. 8238, WHICH UPON VACATION, ATTACHED TO SAID
PROPERTY BY OPERATION OF LAW; SITUATE IN THE CITY OF TUK\VILA,
COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9027:
THE NORTH 25.25 FEET OF THAT PORTION OF THE NORTHEAST 1/4 OF THE
NORTHWEST 1/4 OF SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M.,
DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF
SAID NORTHEAST 1/4 OF THE NORTHWEST 1/4; THENCE NORTH 87045'57"
WEST, ALONG THE NORTH LINE OF SAID NORTHEAST 1/4 OF THE
NORTHWEST 1;4, A DISTANCE OF 481.05 FEET, TO THE WESTERLY MARGIN
OF THE SOUTHCENTER PARKWAY; THENCE SOUTH 11059'33" EAST, ALONG
SAID WESTERLY MARGIN, A DISTANCE OF 1,007.07 FEET; THENCE
CONTINUING SOUTH 11059'33" EAST, ALONG SAID MARGIN, A DISTANCE OF
94.05 FEET; THENCE SOUTH 78000'27" WEST A DISTANCE OF 68.93 FEET TO
AN ANGLE POINT ON THE OLD ALIGNMENT OF SOUTH 178TH STREET
(FORMERLY KNOWN AS P.J. MUSIEL COUNTY ROAD); THENCE SOUTH
20003'27" WEST, ALONG THE OLD CENTERLINE OF SAID STREET, A
DISTANCE OF 221.29 FEET TO A LINE 30 FEET NORTH OF AND PARALLEL
WITH THE SOUTH LINE OF SAID NORTHEAST 1/4 OF THE NORTHWEST Y4,
BEING THE NORTHERLY MARGIN of THE NEW ALIGNMENT OF SAID SOUTH
178TH STREET; THENCE NORTH 87050'57" WEST, ALONG SAID NORTHERLY
MARGIN, A DISTANCE OF 233.08 FEET TO A POINT OF CURVE; THENCE
ALONG SAID NORTHERLY MARGIN ON A CURVE TO THE RIGHT, HAVING A
RADIUS OF 113.24 FEET, AN ARC DISTANCE OF 169.17 FEET, THROUGH A
CENTRAL ANGLE OF 85035'34", TO A POINT OF REVERSE CURVE; THENCE
ALONG SAID NORTHERLY MARGIN, ON A CURVE TO THE LEFT HAVING A
RADIUS OF 268.74 FEET, AN ARC DISTANCE OF 29.43 FEET, THROUGH A
CENTRAL ANGLE OF 06016'32", TO THE OLD CENTERLINE OF SAID SOUTH
178TH STREET; THENCE NORTH 29042'27" EAST, ALONG SAID OLD
CENTERLINE, A DISTANCE OF 52.69 FEET TO AN ANGLE POINT; THENCE
NORTH 55008'33" WEST, ALONG SAID OLD CENTERLINE, A DISTANCE OF
64.04 FEET TO THE NORTHERLY MARGIN OF THE NEW ALIGNMENT OF SAID
SOUTH 178TH STREET TO THE TRUE POINT OF BEGINNING, AND FROM
WHICH SAID TRUE POINT OF BEGINNING, POINT "A" WHICH IS TO BE USED
FOR LATER REFERENCE HEREIN, LIES NORTH 37055'55" EAST, A DISTANCE
OF 173.09 FEET; THENCE ALONG SAID NORTHERLY M.A...RGIN ON A CURVE
TO THE LEFT, THE CENTER OF WHICH BEARS SOUTH 62056'38" WEST,
HAVING A RADIUS OF 268.74 FEET, AN ARC DISTANCE OF 157.50 FEET,
THROUGH A CENTRAL ANGLE OF 33034'48"; THENCE NORTH 60038'10" WEST,
ALONG SAID NORTHERLY MARGIN, A DISTANCE OF 204.96 FEET; THENCE
ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 508.59 FEET, AN ARC
DISTANCE OF 25.52 FEET, THROUGH A CENTRAL ANGLE OF 02052'29";
THENCE NORTH 63030'39" WEST, ALONG SAID NORTHERLY MARGIN, A
DISTANCE OF 290.59 FEET TO THE WEST LINE OF SAID NORTHEAST 1/4 OF
Exlubit2-15
THE NORTHWEST 1/4; THENCE NORTH 01049'41" EAST, ALONG SAID WEST
LINE, TO THE SOUTH LINE OF THE NORTHWEST 114 OF THE NORTHEAST 114
OF THE NORTHWEST 1/4 OF SAID SECTION 35; THENCE EASTERLY, ALONG
SAID SOUTH LINE, TO INTERSECT A LINE WHICH BEARS NORTH 52044'03"
WEST FROM THE AFOREMENTIONED POINT "A"; THENCE SOUTH 52044'03"
EAST TO SAID POINT "A", WHICH POINT IS THE MOST SOUTHERLY CORNER
OF A TRACT OF LAND CONVEYED TO AMERICAN NATIONAL INSURANCE
BY DEED RECORDED OCTOBER 16, 1970 UNDER RECORDING NO. 6704630;
THENCE SOUTH 37055'55" WEST 173.09 FEET TO THE TRUE POINT OF
BEGINNING; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE
OF WASHINGTON.
PARCEL 352304-9032:
THAT PORTION OF THE SOUTHEAST Y4 OF THE NORTHWEST Y4 OF SECTION
35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID SUBDIVISION; THENCE
NORTH 880 53' 32" WEST ALONG THE NORTH LINE THEREOF, 101.47 FEET;
THENCE SOUTH 080 43'18" WEST 477.17 FEET; THENCE SOUTH 170 59' 30"
WEST 247.69 TO THE TRUE POINT OF BEGINNING; THENCE CONTINING
SOUTH 170 59' 30" WEST 151.00 FEET; THENCE SOUTH 71043' 40" EAST 203.51
FEET; THENCE NORTH 16028' 50" EAST 151.08 FEET; THENCE NORTH 71 043'
40" WEST 199.53 FEET TO THE TRUE POINT OF BEGINNING; EXCEPTING
THEREFROM THE COUNTY ROAD; SITUATE IN THE CITY OF TUKWILA,
COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9033:
THE SOUTH 660 FEET OF THE SOUTHWEST Y4 OF THE NORTHWEST 1;4 OF
SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M.; EXCEPT THE WEST
792 FEET THEREOF; AND EXCEPT THAT PORTION LYING NORTHWEST OF
THE CITY OF SEATAC - CITY OF TUKWILA CORPORATE BOUNDARY AS
ESTABLISHED BY TUKWILA ORDINANCE #269.
PARCEL 352304-9036:
PARCEL C OF CITY OF TUKWILA BOUNDARY LINE ADJUSTMENT NO. L99-
0008, AS RECORDED UNDER RECORDING NO. 9906099010, RECORDS OF KING
COUNTY; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF
WASHINGTON.
PARCEL 352304-9038:
PARCEL A:
Exlubit 2-16
THAT PORTION OF THE NORTHEAST 1/4 OF THE NORTffiVEST 114 OF
SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST \V.M., DESCRIBED AS
FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID NORTHEAST
114 OF THE NORTHWEST 114; THENCE NORTH 87045'57" WEST, ALONG THE
NORTH LINE OF SAID NORTHEAST 1/4 OF THE NORTHWEST V4, A DISTANCE
OF 481.05 FEET, TO THE WESTERLY MARGIN OF THE SOUTHCENTER
PARKWAY; THENCE SOUTH 11059'33" EAST, ALONG SAID WESTERLY
MARGIN, A DISTANCE OF 1,007.07 FEET; THENCE CONTINUING SOUTH
11059'33" EAST, ALONG SAID MARGIN, A DISTANCE OF 94.05 FEET; THENCE
SOUTH 78000'27" WEST A DISTANCE OF 68.93 FEET TO AN ANGLE POINT ON
THE OLD ALIGNMENT OF SOUTH 178TH STREET (FORMERLY KNOWN AS P.J.
MUSIEL COUNTY ROAD); THENCE SOUTH 20003'27" WEST, ALONG THE OLD
CENTERLINE OF SAID STREET, A DISTANCE OF 221.29 FEET TO A LINE 30
FEET NORTH OF AND PARALLEL WITH THE SOUTH LINE OF SAID
NORTHEAST 1/4 OF THE NORTHWEST 1;4, BEING THE NORTHERLY MARGIN
OF THE NEW ALIGNMENT OF SAID SOUTH 178TH STREET;THENCE NORTH
87050'57" WEST, ALONG SAID NORTHERLY MARGIN, A DISTANCE OF 233.08
FEET TO A POINT OF CURVE; THENCE ALONG SAID NORTHERLY MARGIN
ON A CURVE TO THE RIGHT, HAVING A RADIUS OF 113.24 FEET, AN ARC
DISTANCE OF 169.17 FEET, THROUGH A CENTRAL ANGLE OF 85035'34", TO A
POINT OF REVERSE CURVE; THENCE ALONG SAID NORTHERLY MARGIN,
ON A CURVE TO THE LEFT HAVING A RADIUS OF 268.74 FEET, AN ARC
DISTANCE OF 29.43 FEET, THROUGH A CENTRAL ANGLE OF 06016'32", TO
THE OLD CENTERLINE OF SAID SOUTH 178TH STREET; THENCE NORTH
29042'27" EAST, ALONG SAID OLD CENTERLINE, A DISTANCE OF 52.69 FEET
TO AN ANGLE POINT; THENCE NORTH 55008'33" WEST, ALONG SAID OLD
CENTERLINE, A DISTANCE OF 64.04 FEET TO THE NORTHERLY MARGIN OF
THE NEW ALIGNMENT OF SAID SOUTH 178TH STREET TO THE TRUE POINT
OF BEGINNING, AND FROM WHICH SAID TRUE POINT OF BEGINNING, POINT
"A" WHICH IS TO BE USED FOR LATER REFERENCE HEREIN, LIES NORTH
37055'55" EAST, A DISTANCE OF 173.09 FEET; THENCE ALONG SAID
NORTHERLY MARGIN ON A CURVE TO THE LEFT, THE CENTER OF WHICH
BEARS SOUTH 62056'38" WEST, HAVING A RADIUS OF 268.74 FEET, AN ARC
DISTANCE OF 157.50 FEET, THROUGH A CENTRAL ANGLE OF 33034'48";
THENCE NORTH 60038'10" WEST, ALONG SAID NORTHERLY MARGIN, A
DISTANCE OF 204.96 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING
A RADIUS OF 508.59 FEET, AN ARC DISTANCE OF 25.52 FEET, THROUGH A
CENTRAL ANGLE OF 02052'29"; THENCE NORTH 63030'39" WEST, ALONG SAID
NORTHERLY MARGIN, A DISTAi"\fCE OF 290.59 FEET TO THE WEST LINE OF
SAID NORTHEAST 1/4 OF THE NORTHWEST 1/4; THENCE NORTH 01049'41"
EAST, ALONG SAID WEST LINE, TO THE SOUTH LINE OF THE NORTHWEST
1/4 OF THE NORTHEAST 114 OF THE NORTHWEST 114 OF SAID SECTION 35;
THENCE EASTERLY, ALONG SAID SOUTH LINE, TO INTERSECT A LINE
WHICH BEARS NORTH 52044'03" WEST FROM THE AFOREMENTIONED POINT
"A"; THENCE SOUTH 52044'03" EAST TO SAID POINT "A", WHICH POINT IS
THE MOST SOUTHERLY CORNER OF A TRACT OF LAND CONVEYED TO
Exlubit 2-17
AMERICAN NATIONAL INSURANCE BY DEED RECORDED OCTOBER 16, 1970
UNDER RECORDING NO. 6704630; THENCE SOUTH 37055'5511 WEST 173.09
FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THE NORTH 25.25 FEET
THEREOF; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF
WASHINGTON. PARCEL B: THAT PORTION OF THE NORTHEAST 114 OF THE
NORTHWEST 1/4 OF SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M.,
DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF
SAID NORTHEAST 1/4 OF THE NORTffiVEST 1/4 ; THENCE NORTH 87045'5711
WEST, ALONG THE NORTH LINE OF SAID NORTHEAST 1/4 OF THE
NORTHWEST 1/4, A DISTANCE OF 481.05 FEET, TO THE \VESTERL Y MARGIN
OF SOUTHCENTER P ARKW A Y; THENCE SOUTH 11059'33" EAST, ALONG SAID
WESTERLY MARGIN, A DISTANCE OF 1,007.07 FEET TO THE TRUE POINT OF
BEGINNING; THENCE CONTINUING SOUTH 11059'33" EAST, ALONG SAID
MARGIN, A DISTANCE OF 94.05 FEET; THENCE SOUTH 78000'27" WEST A
DISTANCE OF 68.93 FEET TO AN ANGLE POINT OF THE OLD ALIGNMENT OF
SOUTH 178TH STREET (FORMERLY KNOWN AS P.J. MUSIEL COUNTY ROAD);
THENCE SOUTH 20003'27" WEST, ALONG THE OLD CENTERLINE OF SAID
STREET, A DISTANCE OF 221.29 FEET TO A LINE 30 FEET NORTH OF AND
PARALLEL WITH THE SOUTH LINE OF SAID NORTHEAST 1/4 OF THE
NORTHWEST 1/4, BEING THE NORTHERLY MARGIN OF THE NEW
ALIGNMENT OF SAID SOUTH 178TH STREET; THENCE NORTH 87050'57"
WEST, ALONG SAID NORTHERLY MARGIN, A DISTANCE OF 233.08 FEET TO
A POINT OF CURVE; THENCE ALONG SAID NORTHERLY MARGIN, ON A
CURVE TO THE RIGHT HAVING A RADIUS OF 113.24 FEET, AN ARC
DISTANCE OF 169.17 FEET, THROUGH A CENTRAL ANGLE OF 85035'34" TO A
POINT OF REVERSE CURVE; THENCE ALONG SAID NORTHERLY MARGIN ON
A CURVE TO THE LEFT, HA VINGA RADIUS OF 268.74 FEET, AN ARC
DISTANCE OF 29.43 FEET, THROUGH A CENTRAL ANGLE OF 06016'3211 TO
THE OLD CENTERLINE OF SAID SOUTH 178TH STREET; THENCE NORTH
29042'27" EAST, ALONG SAID OLD CENTERLINE, A DISTANCE OF 52.69 FEET
TO AN ANGLE POINT; THENCE NORTH 55008'33" WEST, ALONG SAID OLD
CENTERLINE, A DISTANCE OF 64.04 FEET TO THE NORTHERLY MARGIN OF
THE NEW ALIGNMENT OF SAID SOUTH 178TH STREET; THENCE NORTH
37055'55" EAST 173.09 FEET TO THE MOST SOUTHERLY CORNER OF A TRACT
OF LAND CONVEYED TO AMERICAN NATIONAL INSURANCE BY DEED
RECORDED OCTOBER 16, 1970 UNDER RECORDING NO. 6704630; THENCE
ALONG THE SOUTHEASTERLY LINE OF SAID CONVEYED TRACT, NORTH
42030'27" EAST, A DISTANCE OF 106.34 FEET, ALONG THE SOUTHEASTERLY
LINE OF A.1'v1ERICAN NATIONAL INSURANCE'S TRACT TO THE
INTERSECTION OF THE SOUTHWESTERLY LINE OF A TRACT CONVEYED TO
LAUREL DEVELOPMENT CO., A WASHINGTON CORPORATION, BY DEED
RECORDED UNDER KING COUNTY RECORDING NO. 7611100056; THENCE
ALONG THE SOUTHERLY LINE OF SAID LAUREL DEVELOPMENT CO.
TRACT, SOUTH 51025'11" EAST, A DISTANCE OF 57.27 FEET;
THENCE SOUTH 45056'15" EAST A DISTANCE OF 62.15 FEET; THENCE SOUTH
51032'16" EAST A DISTANCE OF 47.25 FEET; THENCE SOUTH 76031'22" EAST A
Exb1bit 2-18
DISTANCE OF 72.20 FEET; THENCE SOUTH 87045'51" EAST A DISTANCE OF
120.00 FEET TO THE TRUE POINT OF BEGINNING; SITUATE IN THE CITY OF
TUKWILA, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9040:
THAT PORTION OF THE SOUTHEAST 1;4 OF THE NORTHWEST 1;4 OF SECTION
35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE
SOUTH 87051'01" EAST ALONG THE NORTH LINE OF SAID SUBDIVISION
800.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH
PERPENDICULAR TO THE SAID NORTH LINE OF SAID SUBDIVISION 250.00
FEET; THENCE EAST PARALLEL WITH SAID NORTH LINE OF SAID
~ SUBDIVISION TO THE WEST LINE OF COUNTY ROAD NO. 540; THENCE
NORTHERLY ALONG THE SAID WESTERLY LINE OF SAID COUNTY ROAD TO
THE INTERSECTION, WITH THE SAID NORTH LINE OF SAID SUBDIVISION;
THENCE NORTH 87057'01" WEST ALONG SAID NORTH LINE OF SAID
SUBDIVISION 335.00 FEET, MORE OR LESS, TO THE TRUE POINT OF
BEGINNING; EXCEPT COUNTY ROAD; EXCEPT THAT PORTION CONDEMNED
IN KING COUNTY CAUSE NO. 698092 BY THE CITY OF TUKWILA FOR ROAD
PURPOSES; AND EXCEPT THAT PORTION CONVEYED TO THE CITY OF
TUKWILA IN CONCOMITANT ZONING AGREEMENT RECORDED UNDER
RECORDING NO. 8708270391; SITUATE IN THE CITY OF TUKWILA, COUNTY
OF KING, STATE OF WASHINGTON.
PARCEL 352304-9041:
THAT PORTION OF THE SOUTHWEST 1;4 OF THE SOUTHWEST 1;4 AND OF
GOVERNMENT LOT 7 IN SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST,
W.M., DESCRIBED AS FOLLOWS: BEGThTNING AT A POINT ON THE EASTERLY
LINE OF THE COUNTY ROAD IN GOVERNMENT LOT 7 OF SAID SECTION,
FROM WHICH POINT THE SOUTffiVEST CORNER OF SAID SECTION 35,
BEARS SOUTH 00056' 40" WEST 1,048.79 AND NORTH 89003' 20" WEST
1,656.75 FEET, MEASURED RESPECTIVELY AT RIGHT ANGLES TO AND
ALONG THE SOUTH LINE OF SAID SECTION; THENCE SOUTH 080 13' 05"
EAST 36.70 FEET; THENCE SOUTH 190 59' 25" WEST 520.10 FEET; THENCE
SOUTH 73005' 40" EAST 233.32 FEET; THENCE NORTH 160 29' 55" EAST 474.00
FEET; THENCE SOUTH 640 17' 20" EAST 232 FEET, MORE OR LESS, TO THE
BANK OF THE GREEN RIVER; THENCE SOUTHERLY AND EASTERLY, ALONG
SAID RIVER BANK, TO THE SOUTH LINE OF SAID SECTION 30; THENCE
NORTH 890 03' 20" WEST ALONG SAID SOUTH LINE TO THE EASTERLY LINE
OF SAID COUNTY ROAD; THENCE NORTHERLY FOLLOWING SAID ROAD
LINE TO THE POINT OF BEGINNING; EXCEPT THAT PORTION DESCRIBED AS
FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID SECTION 35;
THENCE SOUTH 870 58' 28" EAST 1,312.95 FEET, ALONG THE SOUTH LINE
THEREOF, TO A POINT ON THE EASTERLY LINE OF FRAGER ROAD (40.00
Exhibit 2-19
FEET WIDE); THENCE NORTH 01054' 58" \VEST 145.53 FEET ALONG SAID
LINE; THENCE ALONG THE CENTERLINE OF A 20.00 FOOT WIDE EASEMENT
FOR PURPOSES OF INGRESS AND EGRESS, THE FOLLOWING COURSES AND
DISTANCES: NORTH 880 05' 02" EAST 131.00 FEET TO THE BEGINNING OF A
50.00 FOOT RADIUS CURVE TO THE LEFT; THENCE ALONG SAID CURVE
THROUGH A CENTRAL ANGLE OF 620 10' 00" AND AN ARC LENGTH OF 54.25
FEET; THENCE NORTH 250 55' 02" EAST 13.34 FEET TO THE BEGINNING OF A
50.00 FOOT RADIUS CURVE TO THE RIGHT; THENCE ALONG SAID CURVE
THROUGH A CENTRAL ANGLE OF 83013' 26" AND AN ARC LENGTH OF 44.41
FEET; THENCE SOUTH 70051' 32" EAST 121.13 FEET TO THE END OF SAID
EASEMENT; THENCE SOUTH 19008' 28" WEST 10.00 FEET TO THE TRUE
POINT OF BEGINNING; THENCE CONTINUE SOUTH 19008' 28" WEST 100.00
FEET; THENCE NORTH 70051' 32" WEST 100.00 FEET; THENCE NORTH 19008'
28" EAST 100.00 FEET; THENCE SOUTH 700 51' 32" EAST 100.00 TO THE TRUE
POINT OF BEGINNING; SITUATE IN THE COUNTY OF KING, STATE OF
WASHINGTON.
PARCEL 352304-9045:
THAT PORTION OF THE SOUTHWEST 1;4 OF THE SOUTHWEST 1;4 OF SECTION
35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF THE SOUTHWEST 1;4 OF SAID
SECTION 35; THENCE SOUTH 870 59' 06" EAST, ALONG THE SOUTH LINE OF
SAID SOUTHWEST Y4, 835.00 FEET TO THE TRUE POINT OF BEGINNING;
THENCE CONTINUING SOUTH 870 59' 06" EAST, ALONG SAID SOUTH LINE,
438.99 FEET TO THE WESTERLY MARGIN OF MESS COUNTY ROAD NO. 76;
THENCE NORTH 01053' 23" WEST, ALONG SAID MARGIN, 216.74 FEET;
THENCE ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 306.48
FEET, THROUGH A CENTRAL ANGLE OF 020 52' 12", AN ARC DISTANCE OF
15.35 FEET TO A SURVEY MONUMENT ON THE SOUTH LINE OF THE NORTH
1,089.31 FEET OF SAID SOUTHWEST 1;4 OF THE SOUTHWEST 1;4 OF SECTION
35; THENCE NORTH 870 57' 17" WEST ON THE SOUTH LINE, 331.09 FEET,
MORE OR LESS, TO A SURVEY MONUMENT; THENCE NORTH 470 11' 37"
WEST 32.95 FEET; THENCE SOUTH 160 56' 40" WEST 262.12 FEET TO THE
TRUE POINT OF BEGINNING; SITUATE IN THE CITY OF TUKWILA, COUNTY
OF KING, STATE OF WASHINGTON.
PARCEL 352304-9049:
THE NORTH 490 FEET OF THE EAST 100 FEET OF THAT PORTION OF THE
SOUTHWEST 1;4 OF THE SOUTHWEST Y4 OF SECTION 35, TOWNSHIP 23
NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT A
POINT ON THE SOUTH BOUNDARY LINE OF THE SOUTHWEST 1;4 OF THE
SOUTHWEST 1;4 OF SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M.,
FROM WHICH POINT THE SOUTHWEST CORNER OF SAID SECTION BEARS
NORTH 89003'20" WEST, A DISTANCE OF 507.00 FEET; THENCE ALONG SAID
Exhibit 2-20
SOUTH LINE SOUTH 89003 '20" EAST TO THE WESTERLY LINE OF COUNTY
ROAD; THENCE NORTHEASTERLY ALONG SAID WESTERLY LINE OF SAID
COUNTY ROAD, TO ITS INTERSECTION WITH THE EAST LINE OF THE
SOUTHWEST 1;4 OF THE SOUTHWEST Y4 OF SECTION 35; THENCE
NORTHERLY ALONG SAID EAST LINE TO THE NORTHEAST CORNER OF
SAID SUBDIVISION; THENCE WESTERLY ALONG THE NORTH LINE
THEREOF, 100.00 FEET; THENCE SOUTHERLY PARALLEL TO THE EAST LINE
OF SAID SUBDIVISION 490.00 FEET; THENCE WESTERLY ALONG A LINE
PARALLEL TO THE NORTH LINE OF SAID SUBDIVISION, 1238.31 FEET, MORE
OR LESS, TO THE WEST LINE OF SAID SUBDIVISION; THENCE SOUTHERL Y
ALONG SAID WEST LINE TO ITS INTERSECTION WITH THE
NORTHEASTERLY LINE OF THE ORILLIA ROAD EXTENSION; THENCE
SOUTHEASTERLY ALONG SAID NORTHEASTERLY LINE OF SAID ROAD TO
ITS INTERSECTION WITH THE NORTHEASTERLY LINE OF THAT CERTAIN
TRACT OF LAND HERETOFORE CONVEYED TO KING COUNTY BY DEED
RECORDED IN VOLUME 1522 OF DEEDS, PAGE 526, RECORDS OF KING
COUNTY, RECORDED UNDER RECORDING NO. 2722034; THENCE
SOUTHEASTERLY ALONG SAID NORTHEASTERLY LINE TO AN ANGLE
POINT HEREIN;THENCE CONTINUING SOUTHEASTERLY ALONG THE
NORTHEASTERLY LINE OF SAID TRACT, 731.2 FEET TO THE PLACE OF
BEGINNING; EXCEPT ANY PORTION THEREOF L llNG WITHIN A TRACT OF
LAND CONVEYED TO KING COUNTY BY DEED RECORDED UNDER
RECORDING NO. 3353356; SITUATE IN THE, CITY OF TUKWILA, COUNTY OF
KING, STATE OF WASHINGTON.
PARCEL 352304-9050:
THAT PORTION OF GOVERNMENT LOT 7 IN SECTION 35, TOWNSHIP 23
NORTH, RANGE 4 EAST, W.M., LYING NORTHWESTERLY OF COUNTY ROAD
KNOWN AS 57TH AVENUE SOUTH; EXCEPT THAT PORTION THEREOF
DESCRIBED AS FOLLOWS: BEGINNING AT AN IRON PIPE SET AT THE
INTERSECTION OF THE NORTH LINE OF SAID GOVERNMENT LOT 7, WITH
THE WEST LINE OF SAID COUNTY ROAD; THENCE VlEST ALONG THE SAID
NORTH LINE, 210 FEET, MORE OR LESS, TO AN IRON PIPE AT THE FOOT OF
THE HILL; THENCE SOUTHERLY ALONG THE FOOT OF THE HILL 259 FEET,
MORE OR LESS, TO AN IRON PIPE SET IN THE WESTERLY LINE OF THE SAID
COUNTY ROAD; THENCE NORTHWESTERLY 313 FEET, MORE OR LESS,
ALONG SAID COUNTY ROAD, TO THE TRUE POINT OF BEGINNING; SITUATE
IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9051:
THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER OF SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M.,
LYING EASTERLY OF THE ORILLIA ROAD EXTENSION, DESCRIBED AS
FOLLOWS: BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION
Exhibit 2-21
35;THENCE SOUTH 87056'00" EAST ALONG EAST AND WEST CENTER LINE
960 FEET; THENCE SOUTH 53024'59" WEST 727.57 FEET TO THE TRUE POINT
OF BEGINNING; THENCE SOUTH 38042'02" EAST 1144.63 FEET TO SOUTH
LINE OF NORTHWEST QUARTER OF SOUTH\VEST QUARTER; THENCE
SOUTH 87057'00" EAST ALONG SAID SOUTH LINE 100 FEET TO SOUTHEAST
CORNER SAID SUBDIVISION; HENCE NORTH 04004'00" EAST ALONG EAST
LINE TO A POINT BEARING SOUTH 85056'00" EAST FROM BEGINNING;
THENCE NORTH 85056'00" WEST TO THE TRUE POINT OF BEGINNING;
EXCEPT ANY PORTION LYING WITHIN THAT CERTAIN TRACT CONVEYED
TO CHARLES C. STRONG AND OTHERS, DATED JULY 5, 1904, AND
RECORDED UNDER RECORDING NO. 322573; AND EXCEPT THAT PORTION
CONDEMNED IN KING COUNTY SC# 590470 FOR PRIMARY STATE HIGHWAY
NO. 1. SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF
WASHINGTON.
PARCEL 352304-9055:
LOT 1 OF SHORT PLAT NO. 86-45-SS, RECORDED UNDER KING COUNTY
RECORDING NO. 8609081152; SITUATE IN THE CITY OF TUKWILA, COUNTY
OF KING, STATE OF W ASHlNGTON.
PARCEL 352304-9065:
THAT PORTION OF THE SOUTHWEST 1/4 OF THE SOUTHWEST 1/4 OF
SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS
FOLLOWS: BEGINNING AT INTERSECTION OF EASTEP~ Y MARGIN OF
ORILLA COUNTY ROAD EXTENSION WITH SOUTH LINE OF SUBDIVISION;
THENCE SOUTH 87058'28" EAST 165 FEET TO THE TRUE POINT OF
BEGINNING; THENCE CONTINUING SOUTH 87058'28" EAST 80 FEET; THENCE
NORTH 15000'00" WEST TO NORTH LINE OF SOUTH 125 FEET OF SAID
SUBDIVISION; THENCE NORTH 87058'28" WEST 80 FEET; THENCE SOUTH
15000'00' EAST TO THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION
LYING WITHIN PRIMARY STATE HIGffiVAYNO. 1 (SRS) (SOUTH 188TH
STREET INTERCHANGE); SITUATE IN THE COUNTY OF KING, STATE OF
WASHINGTON.
PARCEL 352304-9066:
THAT PORTION OF THE SOUTHWEST 1/4 OF SOUTHWEST 1/4 OF SECTION 35,
TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS:
BEGINNING AT INTERSECTION OF EASTERLY MARGIN OF ORILLA COUNTY
ROAD EXTENSION WITH SOUTH LINE OF SUBDIVISION; THENCE EAST
ALONG SOUTH LINE 245 FEET TO THE TRUE POINT OF BEGINNING; THENCE
CONTINUING EAST ALONG SOUTH LINE TO A POINT 507 FEET EASTERLY OF
SOUTH\VEST CORNER OF SECTION; THENCE NORTH 26048'20" WEST TO
Exhibit 2-22
NORTH LINE OF SOUTH 125 FEET OF SUBDIVISION; THENCE NORTH
87058'28" WEST 86 FEET, MORE OR LESS; THENCE SOUTH 15000'00' EAST TO'-
BEGINNING; EXCEPT THAT PORTION LYING WITHIN PRIMARY STATE
HIGHWAY NO.1 (SR 5) (SOUTH 188TH STREET INTERCHANGE); SITUATE IN
THE COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9068:
THAT PORTION OF THE SOUTHWEST Y4 OF THE SOUTHWEST Y4 OF SECTION
35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID SUBDIVISION; THENCE
SOUTH 040 04' 20" WEST, ALONG THE EASTERLY LINE OF SAID
SUBDIVISION, A DISTANCE OF 490 FEET TO THE TRUE POINT OF
BEGINNING; THENCE NORTH 87057' 17" WEST, PARALLEL \VITH THE
NORTHERLY LINE OF SAID SUBDIVISION, A DISTANCE OF 843.32 FEET TO A
POINT WHICH IS SOUTH 870 57' 17" EAST 495 FEET FROM THE WESTERLY
LINE OF SAID SUBDIVISION; THENCE SOUTH 282.00 FEET TO THE THREAD
OF A CREEK FLOWING SOUTHEASTERLY; THENCE SOUTH 470 11' 37" EAST
486.74 FEET TO A POINT ON THE THREAD OF SAID CREEK; THENCE SOUTH
87057' IT' EAST 338.76 FEET TO AN INTERSECTION WITH THE WESTERLY
MARGIN OF MESS BROS. COUNTY ROAD NO. 76 (57TH AVENUE SOUTH) AS
PRESENTLY LOCATED AND HAVING A TOTAL RIGHT OF WAY WIDTH OF 40
FEET; THENCE ALONG SAID ROAD MARGIN, ALONG A CURVE TO THE
RIGHT, HAVING A RADIUS OF 306.48 FEET, THE CENTER OF WHICH BEARS
SOUTH 880 40' 12" EAST, AN ARC DISTANCE OF 143.56 FEET; THENCE NORTH
28010' 08" EAST 191.48 FEET TO AN INTERSECTION OF SAID ROAD MARGIN
WITH THE EASTERLY LINE OF SAID SUBDIVISION; THENCE NORTH 040 04'
20" EAST 289.11 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THAT
PORTION THEREOF LYING WITHIN PRIMARY STATE HIGHWAY NO.1 AS
CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 672088;
SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF
\V ASHINGTON.
PARCEL 352304-9078:
THAT PORTION OF THE SOUTHWEST 1/4 OF THE SOUTHWEST 1/4 OF
SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., DESCRIBED AS
FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID SECTION 35;
THENCE NORTH 05044' 13" EAST ALONG THE WESTERLY LIMIT OF SAID
SECTION 833.82 FEET; THENCE SOUTH 87057' 17" EAST PARALLEL TO THE
NORTH LINE OF SAID SUBDIVISION 433.99 FEET TO THE EASTERLY RIGHT-
OF-WAY MARGIN OF PRIMARY STATE HIGHWAY NO. 1, SOUTH 188TH
STREET INTERCHANGE, AND THE TRUE POINT OF BEGINNING OF THIS
DESCRIPTION; THENCE CONTINUING SOUTH 87057'17" EAST 61.01 FEET;
THENCE SOUTH 228.89 FEET TO A POINT ON SAID RIGHT -OF - WAY MARGIN
OPPOSITE ENGINEER'S STATION JR 36-00; THENCE SOUTH 82046'30" WEST
Exhibit 2-23
59.85 FEET; THENCE NORTH 07013'30" WEST 106.15 FEET; THENCE ALONG A
CURVE TO THE RIGHT HAVING A RADIUS OF 315 FEET, AN ARC DISTANCE
OF 134.83 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT ANY PORTION,
IF ANY, LYING WITHIN PRIMARY STATE mGHW A Y NO.1 (SR5) (SOUTH
188TH STREET INTERCHANGE); SITUATE IN THE COUNTY OF KING, STATE
OF WASHINGTON.
PARCEL 352304-9090:
THAT PORTION OF THE SOUTHWEST 1/4 OF THE NORTHEAST 1/4 OF THE
NORTHWEST 1/4 OF SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M.,
DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF
SAID SUBDIVISION; THENCE ALONG THE SOUTH LINE THEREOF SOUTH
87050'57" EAST 365.16 FEET; THENCE NORTH 02009'03" EAST 137.09 FEET;
THENCE NORTH 23027'57" EAST 179.32 FEET TO THE SOUTHWESTERLY
MARGIN OF SOUTH 178TH STREET; THENCE ALONG SAID MARGIN SOUTH
60038'09" EAST 10.11 FEET; THENCE ALONG SAID MARGIN SOUTHEASTERLY
ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 208.74
FEET, A DISTANCE OF 10.02 FEET TO THE TRUE POINT OF BEGINNING;
THENCE CONTINUING ALONG SAID MARGIN AND SAID CURVE A DISTANCE
OF 70.00 FEET; THENCE SOUTH 21038'27" WEST 120.39 FEET; THENCE NORTH
68052'03" WEST 70.06 FEET; THENCE NORTH 23027'57" EAST 145.00 FEET TO
THE TRUE POINT OF BEGINNING; SITUATE IN THE CITY OF TUKWILA,
COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9104:
THAT PORTION OF GOVERNMENT LOT 5 AND OF THE SOUTHWEST 1;4 OF
THE NORTHEAST 1;4 OF SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST,
W.M., DESCRIBED AS FOLLOWS: BEGINNING AT A MONUMENT AT
NORTHEAST CORNER OF SAID SOUTHWEST Y4 OF THE NORTHEAST 1;4;
THEN~E SOUTH 07044'56" WEST 956.67 FEET TO A POINT OF A CURVE;
THENCE ALONG A CURVE TO THE RIGHT WITH A RADIUS OF 2500 FEET
THROUGH A CENTRAL ANGLE OF 05022'20", AN ARC DISTANCE OF 234.41
FEET; THENCE NORTH 76052'44" WEST 30 FEET TO THE TRUE POINT OF
BEGINNING; THENCE NORTH 69015'04" WEST 55.31 FEET; THENCE NORTH
30055'15" WEST 56.43 FEET; THENCE NORTH 82015'04" \VEST 185.24 FEET;
THENCE SOUTH 07044'56" WEST 51.23 FEET; THENCE ALONG A CURVE TO
THE RIGHT RADIUS 447.465 FEET THROUGH A CENTRAL ANGLE OF 13000'00"
AN ARC DISTANCE OF 108.33 FEET; THENCE SOUTH 20044'56" WEST 396
FEET; THENCE SOUTH 69015'04" EAST 180 FEET; THENCE SOUTH 20044'56"
WEST 15 FEET; THENCE SOUTH 69015'04" EAST 85.77 FEET; THENCE ALONG
A CURVE TO THE LEFT WITH A RADIUS OF 2470 FEET THROUGH A CENTRAL
ANGLE OF 13022'12" Ai\T ARC DISTANCE OF 576.38 FEET TO THE TRUE POINT
OF BEGINNING; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING,
STATE OF WASHINGTON.
Exhibit 2-24
PARCEL 352304-9108:
A 20.0 FOOT WIDE STRIP OF LAND LOCATED \VITHIN THAT PORTION OF
THE EAST 112 OF SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M.,
LYING SOUTHERLY OF THE SOUTHERLY LINE OF SOUTH 180TH STREET,
HAVING 10.0 FEET OF SUCH WIDTH ON EITHER SIDE OF THE FOLLOWING
DESCRIBED CENTERLINE: BEGINNING AT A MONUMENT AT THE
INTERSECTION OF THE CENTERLINE OF ANDOVER PARK WEST \VITH THE
CENTERLINE OF SOUTH 180TH STREET; THENCE SOUTH 87050'09" EAST,
309.00 FEET TO A POINT OF CURVE; THENCE ALONG A CURVE TO THE LEFT,
HAVING A RADIUS OF 300.00 FEET, THROUGH A CENTRAL ANGLE OF
08025'33", AN ARC DISTANCE OF 44.12 FEET; THENCE ALONG A CURVE TO
THE RIGHT, WHOSE CENTER BEARS NORTH 77023 '28" WEST, HAVING A
RADIUS OF 572.96 FEET, THROUGH A CENTRAL ANGLE OF 03049'21 ", AN ARC
DISTANCE OF 38.23 FEET, TO THE TRUE POINT OF BEGINNING; THENCE
CONTINUING ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 572.96
FEET, THROUGH A CENTRAL ANGLE OF 00025'46", AN ARC DISTANCE OF
4.29 FEET, TO A POINT OF COMPOUND CURVE; THENCE ALONG A 140
CURVE TO THE RIGHT, THROUGH A CENTRAL ANGLE OF 58014' 17", AN ARC
DISTANCE OF 415.99 FEET; THENCE SOUTH 75005'56" WEST, 139.64 FEET TO
A POINT OF CURVE; THENCE ALONG A 140 CURVE TO THE LEFT, THROUGH
A CENTRAL ANGLE OF 55041 '00", AN ARC DISTANCE OF 397.74 FEET;
THENCE SOUTH 19024'56" WEST, 161.29 FEET TO A POINT OF CURVE;
THENCE ALONG A 120 CURVE TO THE LEFT, THROUGH A CENTRAL ANGLE
OF 11040'00", AN ARC DISTANCE OF 97.22 FEET; THENCE SOUTH 07044'56"
VTEST, 261.95 FEET TO A POINT OF CURVE; THENCE ALONG A 120 CURVE TO
THE RIGHT, THROUGH A CENTRAL ANGLE OF 13000'00", AN ARC DISTANCE
OF 108.33 FEET; THENCE SOUTH 20044'56" WEST, A DISTANCE OF 400.00 FEET
TO THE TERMINUS OF THIS CENTERLINE; SITUATE IN THE CITY OF
TUKWILA, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9109:
THAT PORTION OF THE SOUTHWEST 1;4 OF THE NORTHEAST 1;4 OF THE
NORTHWEST 1;4 OF SECTION 35, TUWNSHIP 23 NORTH, RANGE 4 EAST, M.M.,
LYING SOUTH AND WEST OF P.J. MUSIEL ROAD (SOUTH 178TH STREET),
DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF
SAID SOUTHWEST 1;4 OF THE NORTHEAST Y4 OF THE NORTHWEST Y4 OF SAID
SECTION; THENCE NORTH 01049' 41" EAST ALONG THE WEST LINE OF SAID
SOUTHWEST 1/4 , 503.47 FEET TO A POINT ON THE SOUTHERLY MARGIN OF
SAID P.J. MUSIEL ROAD; THENCE SOUTH 6502633" EAST ALONG SAID
SOUTHERLY MARGIN, 374.01 FEET; THENCE SOUTH 550 13' 03" EAST 104.12
FEET; rclENCE SOUTH 23027' 57" WEST 180 FEET; THENCE NORTH 87050' 57"
WEST 25 FEET; THENCE SOUTH 23027' 57" WEST 147.13 FEET; THENCE
NORTH 870 50' 57" WEDT 286.71 FEET TO THE POINT OF BEGINNING;
Exhibit 2-25
TOGETHER WITH THAT PORTION OF SOUTH 187TH STREET, MUSIEL ROAD,
AS VACATED BY THE CITY OF TUKWILA BY ORDINANCE NO. 556 AND
RECORDED UNDER RECORDING NO. 64055081; EXCEPT THAT PORTION
CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER
RECORDING NO. 64055081. SITUATE IN THE CITY OF TUKWILA, COUNTY OF
KING, STATE OF WASHINGTON.
PARCEL 352304-9112:
LOT 1 OF CITY OF TUKWILA SHORT PLAT NO. 85-19-SS, RECORDED UNDER
KING COUNTY RECORDING NO. 8505090619; SITUATE IN THE CITY OF
TUKWILA, COUNTY OF KING, STATE OF \V ASHINGTON.
PARCEL 352304-9115
PARCEL E OF CITY OF TUKWILA BOUNDARY LINE ADWSTMENT NO. L02-
029 RECORDED UNDER KING COUNTY RECORDING NO. 20021007900001;
TOGETHER WITH AN EASEMENT FOR INGRESS At'ID EGRESS AND UTILITIES
OVER, ALONG, ACROSS, IN AND THROUGH PARCEL A (SHOWN AS "SEGALE
DRIVE C") OF CITY OF TUKWILA BOUNDARY LINE ADWSTMENT NO. L02-
0029 AS RECORDED ill\TOER KING COUNTY RECORDING NO. 20021007900001;
SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF
WASHINGTON.
PARCEL 352304-9116:
P .ARCEL D OF CITY OF TUKWILA BOUNDARY LINE ADWSTMENT NO. L02-
029, AS RECORDED UNDER RECORDING NO. 20021007900001, RECORDS OF
KING COUNTY; SITUATE IN THE CITY OF TUK\VILA, COUNTY OF KING,
STATE OF WASHINGTON.
PARCEL 352304-9117:
THAT PORTION OF THE SOUTHEAST Y4 OF THE SOUTHWEST 1;4 OF SECTION
35, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID SECTION 35; THENCE
SOUTH 87058'28" EAST 1,312.95 FEET, ALONG THE SOUTH LINE THEREOF, TO
A POINT ON THE EASTERLY LINE OF FRAGER ROAD (40.00 FEET WIDE);
THENCE NORTH 01054'58" WEST 145.53 FEET ALONG SAID LINE; THENCE
ALONG THE CENTERLINE OF A 20.00 FOOT WIDE EASEMENT FOR PURPOSES
OF INGRESS AND EGRESS THE FOLLOWING COURSES AND DISTANCES;
NORTH 88005'02" EAST 131.00 FEET TO THE BEGINNING OF A 50.00 FOOT
RADIUS CURVE TO THE LEFT; THENCE, ALONG SAID CURVE, THROUGH A
CENTRAL ANGLE OF 62010'00" AND AN ARC LENGTH OF 54.25 FEET;
THENCE NORTH 25055'02" EAST 13.34 FEET TO THE BEGINNING OF A 50.00
FOOT RADIUS CURVE TO THE RIGHT; THENCE, ALONG SAID CURVE,
Exhibit 2-26
THROUGH A CENTRAL ANGLE OF 83013 '26" AN ARC LENGTH OF 44.41
FEET;THENCE SOUTH 70051 '32" EAST 121.13 FEET TO THE E1\TD OF SAID
EASEIvlliNT; THENCE SOUTH 19008'28" WEST 10.00 FEET TO THE TRUE POINT
OF BEGINNING; THENCE CONTINUE SOUTH 19008'28" WEST 100.00 FEET;
THENCE NORTH 70051 '32" WEST 100.00 FEET; THENCE NORTH 19008'28"
EAST 100.00 FEET; THENCE SOUTH 70051 '32" EAST 100.00 FEET TO THE POINT
OF BEGINNING; SITUATE IN THE COUNTY OF KING, STATE OF
WASHINGTON.
PARCEL 352304-9118:
PARCEL F OF CITY OF TUKWILA BOUNDARY LINE ADmSTMENT NO. L99-
0008, AS RECORDED UNDER RECORDING NO. 9906099010, RECORDS OF
KING COUNTY, LOCATED WITHIN SECTION 35, TOWNSHIP 23 NORTH,
RANGE 4 EAST, W.M.; SITUATE IN THE CITY OF TUKWILA, COUNTY OF
KING, STATE OF WASHINGTON
PARCEL 352304-9119:
PARCEL A OF CITY OF TUKWILA BOUNDARY LINE ADmSTMENT NO. L02-
029, AS RECORDED UNDER RECORDING NO. 20021007900001, RECORDS OF
KING COUNTY; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING,
STATE OF WASHINGTON.
PARCEL 352304-9120:
THAT PORTION OF THE SOUTHWEST 1/4 OF THE NORTHEAST 1/4 OF
SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS
FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTHWEST
114 OF THE NORTHEAST 1/4 OF SAID SECTION 35; THENCE SOUTH 87050'09"
EAST ALONG THE NORTH LINE THEREOF 449.30 FEET; THENCE SOUTH
02009'51" WEST 36.00 FEET TO THE SOUTH MARGIN OF SOUTH 180TH
STREET AND THE TRUE POINT OF BEGINNING; THENCE SOUTH 87050'09"
EAST ALONG SAID SOUTH MARGIN 786.92 FEET; THENCE ALONG A CURVE
TO THE RIGHT HAVING A RADIUS OF 50.00 FEET THROUGH A CENTRAL
ANGLE OF 95035'05" AN ARC DISTANCE OF 83.41 FEET; THENCE SOUTH
07044'56" WEST 348.56 FEET; THENCE NORTH 87050'09" WEST 802.76 FEET;
THENCE NORTH 02009'51" EAST 401.77 FEET TO THE TRUE POINT OF
BEGINNING; (ALSO KNOWN AS LOT 3 OF CITY OF TUKWILA BOUNDARY
LINE ADmSTMENT NO. 93-0085, RECORDED UNDER KING COUNTY
RECORDING NO. 9311301961); SITUATE IN THE CITY OF TUKWILA, COUNTY
OF KING, STATE OF WASHINGTON.
PARCEL 352304-9121:
Exhibit 2-27
LOT 4 OF BOUNDARY LINE ADJUSTMENT NO. 93-0085, RECORDED UNDER
KING COUNTY RECORDING NO. 9311301961, RECORDS OF KING COUNTY,
WASHINGTON; BEING A PORTION OF THE SOUTHWEST Y4 OF THE
NORTHEAST 1;4 AND GOVERNMENT LOTS 2 AND 5 IN SECTION 35, TOWNSHIP
23 NORTH, RANGE 4 EAST, W.M. SITUATE IN THE CITY OF TUKWILA,
COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9017:
THAT PORTION OF GOVERNMENT LOT 7, SECTION 35, TOWNSHIP 23 NORTH,
RANGE 4 EAST, W. M., DESCRIBED AS FOLLOWS:. BEGINNING ON THE
EASTERLY MARGIN OF COUNTY ROAD IN GOVERi'lMENT LOT 7, IN SAID
SECTION AT A POINT SOUTH 89003'20" EAST 1,656.75 FEET AND NORTH
00056'40" EAST 1,048.79 FEET NORTH OF THE SOUTffiVEST CORNER OF THE
SOUTHWEST 1/4 OF SAID SECTION 35; THENCE SOUTH 08013'05" EAST 36.70
FEET; THENCE SOUTH 19059'25" WEST 520.10 FEET TO THE TRUE POINT OF
BEGINNING; THENCE SOUTH 73005'40" EAST 233.32 FEET;
THENCE NORTH 16029'55" EAST 374.00 FEET; THENCE NORTH 66002'38"
WEST 211.14 FEET TO A POINT WHICH BEARS NORTH 19059'25" EAST FROM
THE TRUE POINT OF BEGINNING; THENCE SOUTH 19059'25" WEST 420.10
FEET TO THE TRUE POINT OF BEGINNING; SITUATE IN THE CITY OF
TUKWILA, COUNTY OF KING, STATE OF WASHINGTON.
TOGETHER WITH ALL RIGHTS, TITLE, INTERESTS, LICENSES, PRIVILEGES,
REVERSIONS AND EASEMENTS APPURTENANT OR ATTACHING THERETO
BY OPERATION OF LAW TO ALL OF THE ABOVE DESCRIBED PARCELS.
Exhibit 2-28
. '1r,;)?' l
~ /'~;:(!~jii ;
<:0.. IF =
~'-j
l) il
i ~ ~ ~
'do ._-'. /"O~~
~ \3 -- _F'/' /- ../;/.>>]... ~
r7 -/, ",-c, B
b; -,i)~// /:::/';~~;~'I i ~ ~ ~
~.//' .//';~~}}3f/:- ~ 0 ·
/' '/ ,. ?'." Y J.---;-. ...
, /l~,):::~~;<~>~~!' {~ >
~ 1/::;t" ,'.'.' , " ~~.
--- -,
/
(=-~Tt=~<~f1-----:!
,,II ~ ~'rfiiFf{;j ~
- i ~~, r--;, ' '-0.1---_:2 h'
J:""'" !l!l
(/)C ~ .
....wl ~t
~~~ i~
~~f d
OO~ ~~
o ~ _
...J (/).9 ~ ~
O(/)<(g ~~
'= ==::0-
X . <:
;,,; ~~~ II
: iTT;-" ." '-' ~ Q&j n
u ~ _. ~1:~ ;-~ ,~,'~~~ :: ~.'~ J j i\';~.~~~L\~.~~
J.SlllS
~-:
! ~
-c-~-r--,
~ -----n
"....,
! ~..~
;: ::::
b
tt: ~
-- --'-.-
, ,
, ,
'- -"":0
N g
.~
w,
o
o
~
j;
.---
/
Ii
~ ~
- '
t
"
:-
LJ
';"--.
_J
-----;-
- r- -"; {~-;
i
~3
--.
~H-- ~'L._:
~. . . . .
H- -i! ' i i I
:!
, , . , :
- :~-~-~.."....~~~ --.':
: j..-H_ -; ~VEM---: _;
'~ E
~-..... -". {f\ ~ N
"', 'v\~ ~ 0
'\ " S
~ /
~.r
o
Z
<l:
I-(j)
z<l:
wW
;20::
O-<l:
01-
-1z
Ww
>;2
Wo-
OD
:1:-1
I-W
:J>
OW
(j)0
I
<l:Z
-10
~Z
~
:J
I-
ii
o
"
\\\ i
Exhibit 3
I-
ro
I'"
x
ill
"
o
\;
"
~
..
..
..
--'
;0
'"
~
...
o
>-
l-
i}
Exhibit 4
In its entirety is located on
Page
Unfinished Business
Item 6.d(2)
Exhibit 4
.- ~:..
TUKWILA SOUTH PROJECT
TUKWILA SOUTH OVERLAY ZONING DISTRICT Exhibit 5
TUK"nlA. KING COUNTY, WASblNGTCN
EXHIBIT 6
EXPANSION AREAS LEGAL DESCRIPTION
PARCEL 032204-9049:
THOSE CERTAIN 30 AND 40 FOOT STRIP(S) LYING WITHIN THE SOUTHEAST
1;4 OF SECTION 3, TOWNSHIP 22 NORTH, RANGE 4 EAST, W.M., AS
CONDEMNED ON OCTOBER 7, 1905, FOR DRAINAGE DITCH RIGHT-OF-WAY,
FOR THE BENEFIT OF DRAINAGE DISTRICT NO.2 OF KING COUNTY, IN KING
COUNTY SUPERIOR COURT CAUSE NO. 47302; EXCLUDING THAT PORTION
LYING SOUTH OF THE NORTH MARGIN OF SOUTH 204TH STREET; SITUATE
IN THE CITY OF KENT, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 032204-9052:
THAT PORTION OF THE NORTH HALF OF THE SOUTHEAST 1/4 OF SECTION 3,
TOWNSHIP 22 NORTH, RANGE 4 EAST, W. M., DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT SOUTH 89011'16" \VEST 1,565.30 FEET AND SOUTH
010 11' 00" EAST 385.52 FEET OF THE EAST QUARTER CORNER; THENCE
NORTH 010 11' 00" WEST 171.01 FEET; THENCE NORTH 100 39' 06" EAST 137.87
FEET; THENCE NORTH 460 52' 13" EAST 73.354 FEET; THENCE NORTH 890 11'
06" EAST 144 FEET, MORE OR LESS, TO A POINT WHICH IS SOUTH 89011' 06"
WEST 1,340.72 FEET AND SOUTH 010 11' 00" EAST 30 FEET FROM EAST
QUARTER CORNER; THENCE SOUTH 010 11' 00" EAST 254 FEET; THENCE
SOUTHWESTERLY 138 FEET TO A POINT 120 FEET EAST OF THE POINT OF
BEGINNING; THENCE SOUTH 890 11' 06" WEST 120 FEET TO THE POINT OF
BEGINNING; EXCEPT PORTION FOR ORILLIA ROAD AND SOUTH 200TH
STREET AS DEEDED, CONDEMNED, OR ESTABLISHED BY EASEMENT AS OF
AUGUST 1,1999; TOGETHER WITH AN EASEMENT FOR ROADWAY AS
ESTABLISHED BY DEED RECORDED OCTOBER 16, 1947 UNDER KING
COUNTY RECORDING NO. 3734338; SITUATE IN THE COUNTY OF KING,
STATE OF WASHINGTON.
PARCEL 352304-9014:
THAT PORTION OF GOVERNMENT LOT 6 IN SECTION 35, TOWNSHIP 23
NORTH, RANGE 4 EAST, W.M., LYING EASTERLY OF ANNA MESS COUNTY
ROAD (SOUTHCENTER P ARKW A Y, FORMERLY 57TH AVENUE SOUTH) MT])
SOUTHWESTERLY OF A LINE, DESCRIBED AS FOLLOWS: BEGINNING AT A
POINT IN THE SOUTHEASTERLY MARGIN OF SAID ANNA MESS COUNTY
ROAD (SOUTHCENTER PARKWAY, FORMERLY 57TH AVENUE SOUTH),
WHICH POINT IS MARKED BY AN IRON PIPE AND FROM WHICH POINT THE
SOUTHWEST CORNER OF SAID GOVERNMENT LOT 6 BEARS SOUTH 000 58'
10" WEST 313.17 FEET SOUTH AND NORTH 890 01' 50" WEST 505.54 FEET,
Exhibit 6-1
SAID DISTANCES BEING MEASURED RESPECTIVELY AT RIGHT ANGLES TO
AND ALONG THE SOUTH BOUNDARY LINE OF SAID GOVERNMENT LOT;
THENCE SOUTH 670 36' 00" EAST 380.45 FEET TO AN IRON PIPE; THENCE
CONTINUING SOUTH 670 36' 00" EAST 50 FEET, MORE OR LESS, TO THE
BANK OF GREEN RIVER; SITUATE IN THE CITY OF TUKWILA, COUNTY OF
KING, STATE OF WASHINGTON.
PARCEL 352304-9081
THAT PORTION OF GOVERNMENT LOT 7 IN SECTION 35, TOWNSHIP 23
NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT A
POINT FROM WHICH THE NORTHWEST CORNER OF SAID GOVERNMENT
LOT 7 BEARS SOUTH 000 58' 10" WEST 313.17 FEET AND NORTH 890 01' 50"
WEST, 505.54 FEET, SAID DISTANCES BEING MEASURED RESPECTIVELY AT
RIGHT ANGLES TO AND ALONG THE NORTH BOUNDARY LINE OF SAID
GOVERNMENT LOT, SAID POINT BEING MARKED BY A CONCRETE
MONUMENT SET BY R. W. JONES AND ASSOC. ENGINEERS AND SURVEYORS
ON OCTOBER 4, 1966;THENCE SOUTH 67036' 00" EAST 248.63 FEET; THENCE
SOUTH 230 57' 22" WEST 352.69 FEET TO THE TRUE POINT OF BEGINNING;
THE NORTH 660 02' 38" WEST 250 FEET, MORE OR LESS, TO THE EAST LINE
OF ANNA MESS COUNTY ROAD (SOUTHCENTER PARKWAY, FORi\1ERL Y
57TH AVENUE SOUTH); THENCE NORTH 23027' 22" EAST 5.14 FEET TO THE
NORTH LINE GOVERNMENT LOT 7; THENCE SOUTH 89001' 50" EAST TO
BANK OF GREEN RIVER; THENCE SOUTHWESTERLY ALONG SAID RIVER
BANK, TO A POINT THAT BEARS SOUTH 66002' 38" EAST FROM THE TRUE
POINT OF BEGINNING; THENCE NORTH 660 02' 38" WEST TO THE TRUE
POINT OF BEGINNING; SITUATE IN THE CITY OF TUKWILA, COUNTY OF
KING, STATE OF WASHINGTON.
PARCEL 352304-9034:
PARCEL B OF CITY OF TUKWILA BOUNDARY LINE ADJUSTMENT NUMBER
L06-029 RECORDED UNDER RECORDING NO. 20060913900003; SITUATE IN
THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 352304-9082:
THAT PORTION OF GOVERNMENT 7, SECTION 35, TOWNSHIP 23 NORTH,
RANGE 4 EAST, W. M., DESCRIBED AS FOLLOWS: BEGINNING ON THE
EASTERLY MARGIN OF ANNA MESS COUNTY ROAD (SOUTHCENTER
PARKWAY, FORMERLY 57TH AVENUE SOUTH) IN GOVERNMENT LOT 7, IN
SAID SECTION AT A POINT SOUTH 89003'20" EAST 1,656.75 FEET AND NORTH
00056'40" EAST 1,048.79 FEET NORTH OF THE SOUTHWEST CORNER OF THE
SOUTHWEST 1/4 OF SAID SECTION 35; THENCE SOUTH 08013'05" EAST 36.70
FEET; THENCE SOUTH 19059'25" WEST 520.10 FEET; THENCE SOUTH 73005'40"
Exlu'bit 6-2
EAST 233.32 FEET; THENCE NORTH 16029'55" EAST 474.00 FEET TO THE TRUE
POINT OF BEGINNING; THENCE CONTINUING NORTH 16029" 55" EAST 100
FEET; THENCE SOUTH 64017'20" EAST 232.26 FEET TO THE BANK OF GREEN
RIVER; THENCE NORTHERLY ALONG SAID BANK OF GREEN RIVER TO A
LINE ESTABLISHED BY DEED RECORDED UNDER KING COUNTY
RECORDING NO. 7308030425; THENCE ALONG SAID LINE NORTH 66002'38"
WEST 250 FEET TO A POINT ON THE EASTERLY MARGIN OF COUNTY ROAD
WHICH BEARS SOUTH 25001'18" WEST 5.14 FEET FROM THE NORTH LINE OF
SAID GOVERNMENT LOT 7; THENCE SOUTH 25001'18" WEST ALONG SAID
ROAD MARGIN TO A POINT SOUTH 89003'20" EAST 1,656.75 FEET AND NORTH
00056'40" EAST 1,048.79 FEET NORTH OF THE SOUTHWEST CORNER OF THE
SOUTHWEST 1/4 OF SAID SECTION 35; THENCE SOUTH 08013'05" EAST 36.70
FEET; THENCE SOUTH 19059'25" WEST TO A POINT WHICH BEARS NORTH
66002'38" EAST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH
66002'38" EAST 211.14 FEET TO THE TRUE POINT OF BEGINNING; SITUATE IN
THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON.
PARCEL 022204-9061 ("CITY DETENTION POND")
BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST 1/4 OF THE
NORTHWEST 1/4 OF SECTION 2, TOWNSHIP 22 NORTH, RANGE 4 EAST, W.M.;
THENCE NORTH 89016'32" WEST, ALONG THE EAST-WEST CENTERLINE OF
SAID SECTION, 458.30 FEET; THENCE NORTH 02040'47" EAST 53.72 FEET TO
THE POINT OF BEGINNING; THENCE CONTINUING NORTH 02040'47" EAST
68.04 FEET; THENCE NORTH 20024'53" EAST 88.72 FEET; THENCE NORTH
49007'02" EAST 82.00 FEET TO AN INTERSECTION WITH THE
SOUTHWESTERLY MARGIN OF FRAGER ROAD; THENCE SOUTH 40052'58"
EAST, ALONG SAID SOlJTHWESTERL Y MARGIN, 117.97 FEET TO A POINT ON
A CURVE FROM WHICH THE RADIAL CENTER BEARS SOUTH 49007'02" WEST
798.51 FEET; THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE
CONCAVE TO THE SOUTHWEST 93.58 FEET TO A POINT ON A NON-TANGENT
CURVE FROM WHICH THE RADIAL CENTER BEARS SOUTH 84031 '00" WEST
40.00 FEET; THENCE SOUTHWESTERLY ALONG THE ARC OF SAID CURVE
CONCAVE TO THE NORTHWEST, 67.17 FEET; THENCE NORTH 89016'32" WEST
190.00 FEET TO THE POINT OF BEGINNING; SITUATE IN THE COUNTY OF
KING, STATE OF WASHINGTON.
"CITY TRIANGULAR PARCEL":
THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHWEST
QUARTER OF SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M.,
DESCRIBED AS: BEGINNING AT THE SOUTHEAST CORNER OF SAID
SUBDIVISION; THENCE NORTH 87050'57" WEST, 243.15 FEET; THENCE NORTH
02009'03" EAST 248.09 FEET TO THE TRUE POINT OF BEGINNING; THENCE
NORTH 78000'27" EAST 38.15 FEET TO THE WESTERLY MARGIN OF SOUTH
CENTER P ARKW A Y, AS CONVEYED BY DEED RECORDED UNDER KING
Exhibit 6-3
COUNTY RECORDING NO. 6343848; THENCE SOUTH 11059'33" EAST 164.65
FEET; THENCE ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A
RADIUS OF 537.14 FEET, THROUGH A CENTRAL ANGLE OF 00008'00", AN ARC
DISTANCE OF 1.25 FEET; THENCE NORTH 24056'33" WEST 170.23 FEET TO THE
TRUE POINT OF BEGINNING; TOGETHER WITH THAT PORTION OF THE EAST
HALF OF P. J. MUSIEL ROAD ABUTTING THE WEST LINE OF THE PROPERTY
ABOVE DESCRIBED, AND BOUNDED ON THE WEST BY THAT PORTION
VACATED UNDER CITY OF TUKWILA VACATION ORDINANCE NO. 626, ON
THE SOUTH BY THE NORTH MARGIN OF THE NEW ALIGNMENT OF P. J.
MUSIEL COUNTY ROAD AND ITS EXTENSION EASTERLY AND NORTHERLY
(ALONG THE 50 FOOT RADIUS CURVE) TO THE INTERSECTION WITH THE
WEST MARGIN OF SOUTH CENTER P ARKW A Y, AS CONVEYED BY DEED
RECORDED UNDER KING COUNTY RECORDING NO. 6343848, AND ON THE
NORTH BY THE SOUTHWESTERLY EXTENSION OF THE NORTH LINE OF THE
PROPERTY DESCRIBED ABOVE; SITUATE IN THE COUNTY OF KING, STATE
OF WASHINGTON.
PARCEL 352304-9037
[A PORTION OF THE FOLLOWING DESCRIBED PARCEL THAT MAY BE
ACQUIRED BY LA PIANTA]
THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER OF SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M.,
DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE EAST LINE OF PRIMARY STATE
HIGHWAYNO. 1 (SR 5) AS CONVEYED TO THE STATE OF WASHINGTON BY
DEEDS RECORDED UNDER RECORDING NOS. 5517861 AND 6120867, AND THE
NORTH LINE OF SAID SUBDIVISION;
THENCE SOUTH 87056'03" EAST, ALONG THE NORTH LINE OF SAID
SUBDIVISION, TO A POINT WHICH IS SOUTH 87056' EAST, 960 FEET FROM
THE WEST QUARTER CORNER OF SAID SECTION 35;
THENCE SOUTH 53024'59" WEST TO A POINT ON THE NORTHERLY LINE OF
SAID PRIMARY STATE HIGHWAY NO.1 (SR 5);
THENCE WESTERLY AND NORTHERLY, ALONG SAID PRIMARY STATE
HIGHWAY NO.1 (SR 5), TO THE POINT OF BEGINNING;
EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY FOR
ORILLIA ROAD EXTENSION NORTH BY DEED RECORDED UNDER
RECORDING NO. 2748338;
PARCEL 352304-9124
[A PORTION OF THE FOLLOWING DESCRIBED PARCEL THAT lUAY BE
ACQUIRED BY LA PIANTA]
Exhibit 6-4
THAT PORTION OF THE WEST HALF OF THE SOUTHWEST QUARTER OF
SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., LYING WESTERLY
OF A LINE DRAWN PARALLEL WITH AND 700 FEET EASTERLY MEASURED
AT RIGHT ANGLES TO THE L\V LINE SURVEY OF SR 5 (pSHNO. 1), JCT. S.S.H.
NO. 5-A TO SOUTH 178TH STREET AND WESTERLY OF A LINE DRAWN
PARALLEL WITH AND 700 FEET EASTERLY MEASURED AT RIGHT ANGLES
TO THE LW LINE SURVEY OF SR 5 (pSHNO. 1), SOUTH 188TH STREET
INTERCHANGE;
EXCEPT THAT PORTION LYING NORTHERLY OF A LINE DRAWN AT RIGHT
ANGLES FROM SAID L\VLINE SURVEY AT HIGHWAY ENGINEERS STATION
L W 2455+00.0;
AND EXCEPT THAT PORTION L YING SOUTHERLY OF A LINE DRAWN AT
RIGHT ANGLES FROM SAID L W LINE SURVEY FROM HIGHWAY ENGINEERS
STATION LW 2445+33.3;
AND EXCEPT THAT PORTION L YING WESTERLY OF A LINE DRAWN
PARALLEL WITH AND 215 FEET EASTERLY OF THE SAID LW SURVEY LINES;
ALL SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF
WASHINGTON.
TOGETHER WITH ALL RIGHTS, TITLE, INTERESTS, LICENSES, PRIVILEGES,
REVERSIONS AND EASEMENTS APPURTENA1'-H OR ATTACHING THERETO
BY OPERATION OF LAW TO ALL OF THE ABOVE DESCRIBED PARCELS.
Exhibit 6-5
r
o
:0.
,[,!{,!{&J;s lf7003' D,[1108
II
""
....
'"
o 111
roo roo
mm ~~
OZ >0
m~ Onl
8m ~~
~~ Po
o~ ~
o
~ 11
:i ~
~ ~
a a
IANTA LLC I
LA P
S51~~;:~~
I
, .
ReturD. 10:
DEED OF TRUST
(For Use In the State of Washington Only)
THIS DEED OF TRUst, made this _day of
. between
, GRANTOR,
whose address is
. TITLE COMPANY, a corporation, TRUSTEE, whose address is
BENEFICIARY,
sells, and conveys 10 Truslee in trust, with power of sale, th~
County,
whose address is .
WITNESSETH: Oranto.r hereby bargains,
following descnoed real property in
Washington:
Additional on page _
Assessor's Tax Parcel ~#
which real property Is nbl used principally for agriculwraI or farming purposes, together with all the tenements,
hercdilaments, and app~ces now or hereafter thereunto belonging or in any wise apperWning, and the
rents, issues and profits jh~!.
1bis ~ is for the purppse of securing perforinance o'f each agreement of grantor herein contained, and
Grantor's obligation under Section 4.8.1 ofiliat certain Development Agreement between Grantor and
Beneficiary dated the ~ day of ,2009 and approved by the Beneficiary's City Council as
Ordinance .' on .2009,
and also such further sums
as may be advanced or UOllllcd by Beneficial)' to Granlor, or any of their successors or assigns, together with
interesl thereon at such *tc as shall be agreed upon. .
To protect the security ol'this Deed ofTrus!, Grantor covenants and agrees:
1. To keep the property in &00<1 condlUon and repair; La pcnnIl no W4Sle thereof; La complelC my building, ,uucturc or lmprovcnlenls
1><10& built or >bontto be built t!><=n: to retlOre promptly any buildIng, !lrUcture, or lnlprovem<nt thereon "filch may I>< damaged or
destroytd; and to comply wllI1 all laws, ordln!necs, rezulations, covenants, condltloll!!lId ~ictlon< aJfC<tlng the Propcrtf.
2. To psy I><fOlC dellnqu<Ill ~llAwM laXes and weume"" upon the property; to keep the property free and etest of all other ehuges,
11= orcncumbrantC! lmpalrlpg the security of this Deed of Trust
3. To keep all bulldings now or hereafter erected on the property described herein continuously insured
against loss by fire or other hazards in an amount not less than 90% of the insurable value thereot: All
policies shall name Beneficial)' as a loss payee as its interest may appear. In the event offoreclosure, all
rights of the Grantor in insurance policies then in force shall pass to the purchaser at the foreclosure sale.
4. To defend any actlOll or pn;<Udlng'pwporting to affect the '''''';'Y bcrcoforthc rlgbl< or powers ofBcncficWy or Trwtce, and 10 psy'
all CO!lS Illd cxpcnses, loelud\nz cost oftlUe scm:lt and attorney's fees in a =ruble smounl. In any sueb action or proceeding, in my
!lilt brought by Benefic\aJy tn;'forcclosethls Dc<d of Trust.
5. To PlY all C03l<, fees and e~pcll!es in conn<<-tlon with this Deed of Trust, Includlng the.cxpeMes of the TNSlCelneurnd 10 enforcing the
obllgatlon secured hereby e.ndJrusue" and attorney'. fees aetually InCUlTCd, .. provided by statute.
6. Sbould Grantor taiI La pay when due My tax... amssmcnts, Insuranec prcmillllll, lieM encumbranees or other chuges against the
property bcrelnWove dc>crll><!l Benefielary may pay the umc, and the llllOWU so pald, with InlCrot .. the 1'!1< ,ct forth in the no..
secured hcrcby, ,ball be add<!lJO and become a pan ofthc debl..eured In this Deed of Trust.
Exhibit 8
,;,-
IT IS MlITUALL Y AGREED THAT
l. In Ulc event any portion ofthc property is taken or da.m.ag;d in an eminent domain procee-ding. the enfuc.amount of the award or such
portion as may be necessary to lilIly ,atisfy !he obligation ,=<I a.reby, ,hall be pald to Benefici!!)' to ba applied to said obligation.
2. By acc<pting payment of any sum secured hereby after ilS due date, BeneficIary docs not waive ilS rigl)t to require prompt payment
when due ofall other ,oms so ,ewred or to decl"" default for failure to so pay.
l. Th. T1\lSICC shall reconv.y all or any part of the property cov.red by !his Deed of Trust to the pclSOl1 ",tiUed !hereto, on written request
of the Grantor and the Beneficiary, .or upon satisfaction of the obligation secured and l\Titten reque:st fc.1 re-coovqance made by the
Bc-ncficlary Dr the person entitl~ thereto.
4. Upon detiiult by Grantor in the payment of any Inll<:btedncss secured hereby or In !he performance of illY agrc<m.nt contained herein,
all sums =ured hereby sholl immcdlately become due and payable at the option of the Beneficiary. In sucl1 ~vent and upon ",Tilteo request
of B.llCficiary, Trustee sholl seU th. tnlSt property, in a=rdance with th. Ilc<d of Trust Act of the Sllllc ofWashinglon. at public auction
to tho highest bidder. Any pc""n except Trusteo may bid at Tl1ISlCC". sala. Trusteo ,hall apply the procec<ls. of the sales IS fullo.." (I) to
lb. expense of the ,ale, including a reasonable Trustee', fee and attorn.y" fee; (2) to the obUgation ,ecured by this Deed of Trust; and 0)
the surplus. if any, shall be distributed to the persons enUUed th....to.
S. TruslCC shall deliv.r to the purcbascr at the saI. its deed. without wamnty, which shall conv.y to the.purchaser the intercsl in th.
property which Grantor had or had the powu to convey at the lime of his execution of this Deed of TnISl. and such IS h. may have
acqulmlthcreafter. Trustee" deed sIWl recite the faclS showing that the saI. wS.s <<Inducted in .compliance v.jJh all th. requircmenlS of law
and lhb: D<<-d ofTru.st, which "~iUJ shall be primA facie. ~idenc= of such ~plj~ and ~nclu.sivc r:vl~ the.reofin favor oebona
fide purchaser and eU<Ulllbrances for value.
6. The power of sale ",uferred by ibis Deed of Trust and by the need of Trust Act of the Sale ofWashin&U?" is not an exclusive rnnedy;
Ben<:fieiSlj' may..... this Deed ofTrust to be foreclosed IS a mortgage. .
7.ln the event ofth. dealh, Incapacity. disability, or resignation of Trustee, Ilencliciary may appoint in ",j;ting a su=or truslCC. and
upon the =rding of such appolnlment In the mortgage reconls.ofthe county in which this Ilc<d ofTrust is recorded, the successor trwte<
,hall be vested with all powers of the original trustee. The trust<e is not obligated to notify any party beIito of pendIng ,ale under any
other Deed of Trust or ofan actlon or proceeding in which GnmtOr. TrusCee or Bcnefi<lary shall be. party wlIess such action or proce<ding
is brougbt by the Truste<. . ;
g. This Deed ofTrust applies to. Inures to the bcucfit o~ and is binding not only on the parties hcroto, but orith.1r bctn, d.vls....I.gatees,
.admi:nmrato~ cx.CCUlOrs and assigns. 11lt: term Bene-ficiary shall mean the holder and owner of the note s<<ured bereby, whether or not
uamed as BeneficilD'Y h....in,
9. Tbe Addendum to Deed of Trust is incorporated by tbis reference as iffully set forth herein.
Dated
STATE OF WASHINGTON, }
ss.
r---------------,
I Notary Soal I
I . ,
, I
I I
I I
I I
, I
I I
I I
I I
I I
I I
I I
I I
-----------------
County of
I hereby certify that I know or have satisfactory evidence
that
is the person(s) who appeared before me, and said person(s) acknowledged that (he, she, they) signed this
instrument, on oath stated that
authorized to execute the instrument and acknowledged it as ilie
of
to be the free and voluntary act of such party for the uses and pwposes mentioned in ilii's instrument
Dated
Notary Public in and for:lhe State of Washington
residing at
My appointment expires
Printed Name
REQUEST FOR FULL RECONVEYANCE
Do not re<:ord. To be used oniy when note has bun paid.
TO: TRUSTEE.
The W1d.rsigned is the logaI owner and bolder of the nole and all other indebtedness ~ by lite within Deed of'
Trost. Said note, logcther with all other indebtedness secured.by said Deed ofTrust, has been fully paid and satisfied; and
you are hereby requested and directed, un payment to you of any sums owning to you under th.,terms of said Deed of Trust,
10 cancel said note above mentioned, and all other evidences of indcbledncss secured by said ~ ofTrust deUvcrcd to you
hcmvllh, together with lite said Deed of Trust, and to reconvey, without wammty, 10 lite partieS designated by the terms of
said De<<! of Trust. all the estate now held by you thereunder. .
Dated ' 19_.
Addendum to Deed of Trust
In the event of a default that entitles Beneficiary to foreclose on this Deed of
Trust, Beneficiary shall not foreclose this Deed of Trust until (1) Grantor shall
have failed after notice and 20 days to cure to pay the sum(s) required under the
terms of the Development Agreement, (2) Beneficiary has drawn on any letter of
credits (or cash deposit) provided by Grantor securing the obligation in default to
the maximum amount of the letter of credit (or cash deposit) and has applied the
sum(s) so drawn to the obligation in default, and (3) there remains outstanding
an additional sum due under the terms of the Development Agreement for-which
this Deed of Trust has been granted as security.
BANK OF AMERICA - CONFIDENTIAL
PAGE: 1
BE;N-J!:FICIARY
THE CITY bF TUKWILA
6200 SOUTH CENTER BLVD.
TU1\WrIJ!;./WA 98lgS
APPLICANT
LA FIANTA LLC
PO BOX 88028
T~WI~A, vT.A 9~138
AMOUNT
NOT EXCEEDING USD 6,000,000.00
NOT EX~EDING SIX MILLION ~~ 00/100'S US DOLLARS
EXPIRATION
:o;g~ER 3.11 2009 AT OUR COUNTERS
AT THE: REQUEST AND ON THE INSTRUCTIONS OF OUR CUSTOMER, LA prANTA LLC
(THE "ACCOUNT PARTY"), WE HEJ<EBY IS$UEOlIR IRREVOCABLE STANDBY LETTER
OF CREDIT NUMBER IN YOURPIWOR. SUBJECT TO THE OTHER
PR,OV,I$IONS OF THIS LETTEg OF CREDIT, YOU MAY OBTAIN THE FUNDS
AVAILAELE UNDER THIS LE1"l'ER OF CREDIT BY PRESENTMENT TO US OF Oi"\fE OR
MOR;E:bRAFTS pAAWN ON BANK OF AMERlc..J:>" N. A. BEARING TIHS LETTER OF
CREDIT NUMBER AND ACCOMPJl..NIED BY TEE DOCUMENTS DETAILED BELOW. THIS
LETTER OF CREDIT IS ISSUED IN' CQ-mmCTI9N WITlf THE
(tHE tt CONTRACT 11) .
THIS LETt$R QF CI?-;EDX'rIS EFFECTIVE IMMEDIATELY AL'ill SHALL. EXPIRE AT
5:00 P.M. AT THE OFFICE OF BANK OF 'k~RICA, M.A., 1000 WEST TEMPLE
STREET, 7TH FLOOR, MAIL CODE: CA9-70S-07-05, LOS ANGELES 1 CA
90012-1514. ON THE DATE OF EXPIRY SHOWN.
THE. FQLLOWING SW\LL A~COMPA1'IT YOUR SIGHT DRAFT{S) UPON EACH DRAW
UNDER THIS LETTER OF CREDIT:
. .. .
1. A: 'CERTIFlCATIoN SIGNED BY AN AUTHORIZED OFFICER OF THE CITY, TO
THE EFFECT THAT THE ACCOUNT PARTY H-l\S F.~ILED TO PERFORM AN OBLIGATION
AS SET FORTH nJ SECTION(S) OF THE CONTRACT
DESPITE, WHERE APPLJ;CABLE 1 PRIOR DEM:.7>;Np TO SO CURE AND THE EXPIRATION
OF tt'Jrii: A.J;>PLICABLE CURE PERIOD 1 AJID THAT AS A RESULT 1 THE CITY HAS
m~EP CO$TS .QR ~ONABLY EXPECTS TO INC""lJR 'COSTS NOT IN EXCESS OF
THE AMOUNT DRAWN i 'OR
2. A CERTIFlCAT.!ON SIGNED BY AN AUTHORIZED OFFICER OF THE CITY, TO
TIm EFFECT THAT THE ACCOUNT PARTY HAS NOT pROVIDED THE CITY WITH A
Exhibit 9
DRAFT
(
BAN'K OF AMERICA - CONF'IDENTJlli,
PAGE: 2
THIS IS AN INTEGRAL PART OF LETTER OF CREDIT NUMBER: '098959
~PLACEMENT LET~R OF CREDIT WITHIN THE TIME PERIOD REQUIRED IN
SltC'I':tON OF THE COIirTRAcT.
3. A CERTIFICATION SIGNED BY AN AUTHORIZED OFFICER OF THE CITY OF
TtJI{v-l1~, WASHIN;GT01\l' , TO THE EFFECT THAT THE ACCOUNT PARTY HAS NOT
PROV1D~D ~BE CITY WITH A REPLACEMENT LETTER OF CREDIT SATISFACTORY TO
THEM.
ADDITIONJI-..L CONDITIONS:
1. PARTIAL DRAWINGS. ARE AIJ:.,QWlID BUT NOT REQUIRED. TOTAL DRAWS
OUTST~ING AT ANy 'l;'.IME S-a-l\LL N.OT EXCEED THE AMOUNT SET FORTH AJ,30VE.
2. THE CJ:TY S~t. RE~ TlITS ORIfl.:i:W1.;r. LETTER OF CREDIT, AND EACH
SUBSEQuENT AMENbMENT~S) AND YOdRAtITHORIZATIbNTO CANCEL TO BANK OF
AMERICA, N.A uPON RECEIPT OF A 'REPIJI.CEMEN'T LETTER OF CREDIT THAT
CONFORMS TO THE REQUIREMENT$OF THE CONTRACT.
3;. 'l'lIlt: CITY OF TUJ\WIW\ SHALL RE'r'Ofu'\]' Tl!;rS ORIGINAL LETTER OF CREDIT,
AND EAOI $tJBSEQuEN'r Af1E1'lI)MENT (S) ~ YOUR AUTHORIZATION TQ CANCEL TO
BAi'fK OF AMERICA, ~LA. uPON THE TERMINATION OF THE REQUIREMENT FOR
-SUCH LETTER OF CREDIT UNDER SECTION OF THE
CONTRACT.
4. THE AMOONT OF EACH DRAWING MUST BE ENDORSED ON THE REVERSE SIDE OF
THIS LETTER OF CREPIT BY THE BANK AND THIS CREDIT SF~L BE RETOFU~D
TO THE BENEFICIARY l]NLESS THE AMOUNT OF THE DRAW SHALL ;BE FOR THE
;FULL OR ENTIRE ~J10UNT REMAINING UNDER THIS LETTER OF CREDIT.
5. AN Il AUTHORIZED OFFICER OPTHE CITY" SHALL MEAN THE MAYOR OR THE
CITY ADMINISTRATOR.
. WH~:t'1 WERE9EIVE A. PRAFT ACCOMt>A.1qIED BY bOCUI-4EN.I'ATION AS DESCRIBED
ABOVE AND YOUR REMIT'rA:NCE INSTRUCTIONS AT OR PRIOR TO 8~ 00 A.M.,
PACIl;"IC TIME, ON A BUSINESS DAY, WE WILL MAKE PAYMENT BY 5; 0 0 P.M.,
PACIFIC TIM-E, ON THE NEXT BUSINESS DAY. IF WE RECEIVE SUCH ITEMS
AFTER THE TIMES SPECX.FIED, WE WILL MME PAYMENT BY 8: 00 A.M. ,PACIFIC
'flME:" QN 'mE SECOIro BUSINESS DAY THEREAFTER.
EA~l:f DRAFT P~ESENTED FOR .PAYM~NT AGA.I~S~ THIS LETTER OF CREDIT AND
EACH' AtCOMPA..liJYING CERTIFIcATION MOST BE DATED THE DATE OF ITS
PRESEij'i'ATION TO US, AND MAY BE PRESENTED ONLY ON A BUSINESS DAY. AS
OSED IN Tl1IS LETTER OF CREDIT, "BUSINESS DAY" SHALL MEF-..N ANY DAY
OTHER THAN (I) A SATURDAY OR A SUNDAY, (II) A DAY ON WHICH COMMERCIAL
B~ IN LOS ANGELES, CALIFORNIA A-~ AUTHORIZED OR REQUIRED BY LAW OR
EXECOTlVE ORDER TO CLOSE
DRJ\FTS MUST BE MARKED CONSPICUOUSLY "DRAWN UNDER BANK OF AI'o'IERlCA,
N'.A. IRREVOCABLE STANDBY LETTER OF CREDIT NO. ." THE
CERTIFICATIONS yOU ARE REQUIRED TO SUBMIT T-D US ALONG WIY.d YOUR DRAFT
DRAFT
BANK OF AMERICA - CCTh1FIDENTIAL
PAGE: 3
THIS IS. AN JNTEGRAL p~T OF LETTER OF CREDIT NU~ER; 1P98959
OR DRAFfS SHOUlJD BE PREF1\RED EITHER (I) ;rn THE FORM OF A LETTER ON
YOURLE'TTERHEAD SIGNED BY YOUR AUTHORIZEb OFFICERS OR (II) IN THE
FO~1 DF A FACSIMILE COpy OF SUCH A bB.TTER SENT BY ONE OF THEM TO:
213.-457-'$e4:1,. IN S'UCH EVENT, THE ORIGINAL LETTER OF CREDIT AND
AMENDME;mS, IF ANY, ARE NOT REQUIRED FOoR l?RE$ENTATION.
OTHE~ THAN THE FOREGOING PROVISIONS FOR COMMUNICATION BY FACSIMILE
COPY, COMMUNICATIONS WITH RESPECT TO THIS LETTER OF CREDIT SHALL BE
IN WRITING AND SHALL BE ADDRESSED TO US AT BAWL<: OF AMERICA, N.A.,
1QQO WEST TEMPLE STREET, 7TH FLOOR, MAIL CODE: CA9-705-07-05, LOS
ANGELES, CA. 90012-1514 ATTN: $T~BY ~ETTER OF CREDIT DEPT.,
SPE~IFIcALLY REFERRING TO THE NUMBER 1u~ DATE OF THIS LETTER OF
CREDIT. EXQEPT AS PROVIDED ABOVE WITH RESPECT TO COMMUNICATION BY
FACSIMILE, ALL COMMDNICATIO:NS SHALL BE DELIVERED IN PERSON OR SENT BY
NATIONALLY RECOGNIZED COURIER (SUCH AS FEDERAL EXPRESS, DEL, U.S.
POSTAL SERVICE EXPRESS MAIL, ETC.), WITH ALL CHARGES PREPAID.
Il!' A I)~. FOE- p~~ M@E BY YOU B.~tJ:t\lJ)ER DOES NPT t IN ANY
WS~NfCE, CQW.\JORM TO THE; -TER!1s .ANb .C01:IDITION'S ()F TtrJ;S :LEYrER OF
CREDI';f,') WE. SID\LL GIVE you ~OMPT NOTICE TRA.T THE DEMAND ~iAS ~OT
EFFECTED IN ACCORDANCE WITH TEIS LETTER OF CREDIT, STATING THE
IffiASONS "THEREFORE fu"m 'fRAT WE ARE HOLDING ANY DOCUMENTS AT YOuR
DISPOSAL OR ARE RETURNING THEM TO YOU, AS WE MAY ELECT. uPON BEING
NQTIFIED THAT THE DEMAND WAS NOT EFFECTED IN CONFORMITY WITH THIS
LETTER OF CREDIT, YOU MAY ATTEMPT TO CORRECT ~ SUCH NONCONFORMING
DjSMANIJ paR l?AXMENT IF! Af!D TO THE. EXTENT TflAT, YOU ARE ENTITLED
{WITEODT REGARD TO TfIE PROVISIOirS OF THIS SENTENCE) AND ABLE TO DO
SO.
BY P~YING YOU AN AMOUNT PE~~$D IN ACCORDANCE WITH THIS LETTER OF
CREP:.tT I WE MAIOsl:'fO REPREi?ENTATION AS TO TEE CORRECTNESS OF nm 1>-.l10UNT
DE~E~ OR YoUR CALCUk~TIONS AND REPRE$ENTATIONS ON THE CERTIFICATES
REQUIRED OF YOU BY THIS LETTER OF CREDIT. OUR PAYMENT OF THE AMOUNT
DEMANDED IN ACCORDANCE WITH THIS LETTER OF CREDIT SHALL NOT BE
CONSTRUED TO LIMIT ANY OTHER REMEDIES THAT YOU MAY HA VB AT LAW OR
EQUITY TQ COLLECT AMOUNTS DOE FROM BENEFrCIARY.
THIS LETTER OF cR~IT CAl.'m()T BE MODJ:F.IEDOR- REVOKED WITHOUT YOUR
CONSEm'.
PARTIAL DAAWING AND MULTIPLE PRESENTATIOi"\lB ARE PERMITTED UNDER TBIS
LETTER OF CREDIT.
THIS LETTER OF CREPT+' S~L BE GOVERNED E-Y AND CQ~STRUED IN
ACC9;ROANcE WITH Th'"E INTEfu'11\'rIONAL ClIAMaER OF COMMERCE INTERNATIONAL
"STANDBY PRACTICES, PUBLICATION NO. 590 (J.998 REiTIS'tON) AND, TO THE
EXTENT ~OT INCONSISTENT THEREWITH, THE LAWS OF THE STATE OF
WASHINGTON.
DRll..FT
t_
BANK OF AMERICA - CONFIDENTIAL
PAGE: 4
THIS IS AN INTEGRAL PAET OF LETTER OF CREDIT Nill'lBER; '09~959
~F.YOU.:RE9UI:RE ANY.A$SISTANCE OR HAIlE ANY QUESTIONS REGARDING THIS
TIL~ACTIONr PLEASE CALL1-80b~54i-6096 OPT 1.
\ /~
--~-----~-------------
AUTHORIZED SIGNATURE
THIS DOCUMENT CONSISTS OF 4 PAGE(S) .
:::;t;;:~~;;~;;~~;~~
~ _~ _ ",,,,,!,~.7.~,,,:;;:;~iii?i; !1) .~-;/tg)
~ _-......~_..; f,~ _.::i' '-lo.-- ._~.-...~v.
'" ?~~,.$;:,",- <".' _~... ,H
DRAFT
'" ~ PROPOSEO ORILLlA ROAO CONNECTOR
~ ~ FOR
-; TUKWILA SOUTH PROJECT
e
GOLDSMITH
I I Exhibit 10
I .'
~~~~~~~';;~~~~V;~
l
~
~
[1
w
~
~
w
?'
..
"
!::
>
z
"
~
m
[1
~
"
w
~
~
~
?'
"
..
m
"
!::
I~"I
EXISTING DEVELOPMENT TRIPS
page 1
~~15-PM t(-P Ger.~.oo
Soua-. TUKwlra EIS
Trjp-Ge!ie~~on - _.
TENW P~ojei:tNo. 2252
d
P,M.. Peak Hour Tdp- G~n~ration -- --- d
"TnpS. Ger.erated
ITE _OirediQn~ Spf;t C%) PM P.a.~ ~:,:.~:a.. .p.~~_P~k H~~.:~.:".-:
l200 USe_ Area .Units' LUC , :-In\!'- --Out % Trip Rate IIi -_Out:--- :-:tOtil
Piiicels 1\.1 -& A -~ -- --
-
=~2150 iR P.r:t.i"" for No ..1# Nc"flQ~fntt; 210 67% "33_i'> 1.01 4 2 6
--- -- -- --- Subiotaf - -_4 2 6
Paicei B 3 ---
0
oFFICt iii.ij47 GFA 710 1}% 83% .2.38 16 18 94
WAREi-)O:ljSl!'lG 1~4.:5CO GF" lqG 24% 76% 0,S1 20 62 82
-- SubtOtal - ---36- HO _:176
Parcel 9" , c_
officE 8.595 Gf'A no 17% 83% 3_49 $ 25 3D
DRIVING AA.'lGE . . ~ _65 - T... 432 44% 59% 1_25 :i6 45 :Bl
(Dit;j;;il1.ngeiop-~'-A terNa &:do!:ipj,_.mati,..j
d -- _d :- -' :-: -
-- --- ---- . .subtOtal - 41 70 111
Parcels F & G , -- --
OFFi<?t 1S7.25.9 GFA 710 17% 8~% 1.52 5'- 249 300
'l!AREHOusiNG ;.05;3.142 !:iFA i;O 2s6At 7$% 0.40 _,O~ :117 422
MANUFACTURING t-19.034 -GFA 140 36~ 54% 0.69 ";37 "66 103
-- : -- Subtotal - 19-3 -- 632 825
Parcel H ' (Parcel_ E in- NciAdio_ii AJt~friatiVe) ---
OFFICE U,(J09 GFA 7io i~% 82"-;,: 3.~3 7 32 ~9
WAREHOUSING 'h.S11 GFA 150 24% i6'!, 0.69 13 -41 54
-- Subtotai ~ -io_- 73 -- :~3
Parcel L 3 (Parcel D in No"ActiQn A1ter~riati1ie)
LIGHT INOusi'RIAL 29.Q86 GFA 110 10% 90% 0.98 -3 26 29
- - -
Sub-total ~ 3 26 -29
Parcel 0 3 ~P~rcel J ili No ACtion Alternative)- -- -- --
RESI~"ITIAL 1 lJni~ 210 1~% Q% i.Ol 1 il 1
d- 0_ -- Subtotal - -,- 0 ,
-- -- -Gross p_M. Peak -Hour TriPs Geiieratea -:298 -:::943 -- 1,241
_d -- --
-- - -- --
Existing Trip GEmerati6n
~_c~' _
l(;iAis~~ke?
:i ~~-T~~~ Tr1p~~_~. 71hEdIr%Yt. 2003 t.mi~~
_: p:.~-~.2tk."lS-ror-ttePid~'~-MeiT.a(t.~.-
Exhibit 11