Loading...
HomeMy WebLinkAboutPermit 82-21-SPE - BENAROYA - PARKWAY PLAZA NORTH COOPERATIVE PARKING SPECIAL PERMISSION82-21-spe 82-20-cup PARKWAY PLAZA NORTH COOPERATIVE PARKING SPECIAL PERMISSION January 8, 1985 Re: Parkway Plaza Respec ick Beeler Associate Planner Greta Snodgrass Skipper's, Inc. 14450 NE 39th Place Suite 200 Bellevue, WA 98007 LRB:ks cc: Planning Director City of Tukwila 6200 Southcenter Boulevard' Tukwila Washington 98188 Dear Ms Snodgrass: Sufficient parking exists on this site per Cooperative Parking Agreement 82- 21 -SPE for conversion of approximately 2400 square feet of former •retail.space (Stereo Shop) to a Skipper's restaurant. Your description of the Skipper's restaurant operation was of 85 -88% seated dining with food served in plastic reusable baskets with silverware utensils and all beverages served in glass mugs or ceramic cups except for soft drinks. Approximately 12 -15% of the business will be take out service. This operation does not fall within the definition of a "fast food restau- rant" of Section 18.06.275, Tukwila Municipal Code. December 7, 1984 Nitya Nadesan Sherwood Group 2021 3rd Ave. Seattle, WA 98121 Re: Parkway Plaza Dear Mr. Nadesan: Res pe j y Ric Beeler Associate Planner RB /blk City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor Sufficient parking exists on this site per Cooperative Parking Agreement 82- 21 -SPE for conversion of 4,224 square feet of retail to a :restaurant which is not classified as "fast food." MICA ct 1908 Citf Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 July - 30, 1984 JOEL BENOLIEL Jack A. Benaroya Co. 5601 Sixth Ave. S. Seattle, WA 98108 Dear Joel: Resp Gary L VanDusen, Mayor RE: Cooperative Parking Agreement 82- 21 -SPE The Planning Commission's July 26, 1984 discussion of the status of this agreement concluded with satisfaction of the effectiveness of the agreement. Therefore, no action was taken. Rick Beeler Associate Planner RB /blk cc: Planning Director CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT V) A. 82- 21 -SPE: Benaroya Co. Cooperative Parking Review AGENDA ITEM On a routine annual basis staff is reviewing approved cooperative parking agreements for compliance with stipulated conditions and success of the arrange- ments. This •is the first of such reviews for this agreement. On November 18, 1982, the Planning Commission approved a cooperative parking faci- lity for Parkway Plaza North subject to conditions. Pursuant thereto the property owner, Jack A. Benaroya Co., executed and recorded a property, use and development agreement (attached) consumating the Commission's action. The Planning Commission's action in 1982 permitted a deficit of parking of 145 stalls for the existing theater and 155 stalls for contemplated retail expansion in the Jafco building (Exhibit C). The Jafco expansion is, currently in the building stages and requires less parking than anticipated in 1982. Only 42 stalls are required by the Zoning Code, thereby leaving a net of 113 stalls available for future application. Based on completion of the parking needs anticipated by the cooperative parking agreement, staff's routine annual evaluation of the cooperative parking facility reveals that the agreement has not caused adverse impacts to public safety or health and that the agreement•should be clarified for the remaining approved defi- cit (113 stalls) to avoid misunderstanding upon future applications not con- templated in 1982. At this time, staff has no recommendations for changes to the existing agreement. Continuing the cooperative parking agreement as is shall be interpreted to allow the 113 stalls to be available for any future tenant applications. ATTACHMENTS A - Letter of November, 1982 from the Planning Department to the Jack A. Benaroya Co. • B - Property Use and Development Agreement C - Planning Department 1982 analysis of Parkway Plaza Parking Allocation RB /blk (PC.PARKING) M.I ••••• .7.'47.; • Ng, t' [ • LEM& R A:LLTU1114. I tZE D Fam_l• REscomt.4. 0 tad Rua cesoENnAL A.E Paw( tea:Erma. ri vz.E Fh* EN LJTWO FAMLY JESCENTIal. Aro FoLAR.NLY cescem4. f LCw acRT1•ENTS l' Iti l TP.E RESCENCE Mr.0 DENSTY a • / 1 I a.-1•96 -4ts f r r. „_... •,, :Der •••••, • C•M 1 c. 1 1), . , ©047 ©F MEWL& ?MRS SITE 7, 11 A. / II icee 11 • 7 90S 0 November 22, 1982 Dear Mr. Benoliel: City Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor Mr. Joel Benoliel, General Counsel Jack A. Benaroya Co. 5950 Sixth' Avenue South Seattle, WA' 98108 EE: Parkway Pl,a72 North Cooperative Parking Facility At the regular Tukwila Planning Commission meeting November 18,. .1982, the Planning Commission approved your application for a cooperative parking facility at Parkway Plaza North., subject to the follou-ing conditions: 1) .It is understood that the cooperative parking facility is approved under this application upon finding by the Planning Commission that such action is taken in'the public interest. The Commission reserves the right to review this cooperative parking facility agreement annually and.they require cancellation thereof •or modification of its terms upon finding of adverse impacts to public safety or health. 2) Outdoor promotional events within the parking area vdiich delete from service available parking may allowed with approval of the Planning • Department during periods of simultaneous operation of the theater,' retail space and food service facilities. 3) No more than 300 spaces below the total .number of parking stalls required by code for the project shall be permitted under the cooperative parking facility agreement. S) The terms of this cooperative parking facility approval shall be set forth in a form21 instriment Which shall be recorded with the King County ' Department of Records and Elections and shall run with the land. Said instrument shall be recorded prior to issuance of building pewits for the theater complex conversion. The Planning Caiuiission clarified the meaning of condition number two (2) to be individual events may be approved by the Planning Department pencii ng on circumstances, such as actual parking availability. EXHIBIT A Sincerely, 04-0 V . Caroline V. Be Assistant Planner CVB/blk xc: Ping. Dir. City Attorney ( , :::; i A Property Use and Development Arreement approved by the Tukwila City Attorney will be required. The City Attorney has suggested including • signature( s) of the owner(s) of this particular property. Please revieW, .this agreement with the City Attorney as soon as possible. When signed and notarized, the City may file the agreement in the records of King County: If you have questions regarding this matter, please call me at 433-1849. 8301030385 PARKWAY PLAZA F:3/01/07 � JAN 2 0 1 9$3 RS; ... - OPERTY USE AND DEVELOPMENT AGREEM.tiOlH '• C Or TUKvVI _.ANNING DEPT. ( THIS INSTRUMENT, executed this / day of 1982, in favor of THE CITY OF TUKWILA, a municipal corporation (herein called "City "), by the JACK A. BENAROYA COMPANY, a Washington• corporation (herein called "Benaroya "). W I T N E S S T H: WHEREAS, Benaroya is the owner of certain real property (herein call the "Property ") located in the City of Tukwila, County of King, State of Washington, which is more particularly described in Exhibit 1 attached hereto and incorporated herein by referenc and WHEREAS, pursuant to Chapter 18.56 of the Zoning Code of City•of Tukwila, Benaroya has petitioned the Tukwila Planning Commission for approval, of a cooperative.parking facility located at the Property; and WHEREAS, the Tukwila Planning Commission is willing to grant the petition for a cooperative parking facility subject •to the execution and recording of an agreement with the City pertaining to certain uses and developments of the Property in the interest of public safety and health; i r n H !_u ;,_ . a:e "PARKWAY PLAZA " PROPERTY n€SS USE AND DEVELOPMENT AGREEMENT - Page 1 9668A/502A/DDW 4407 E "ISt01• i� / NOW', THEREFORE, Benaroya hereby covenants, bargains and agrees on behalf of itself, its successors and assigns, that the Property will be developed and used subject to the following terms and conditions: 1. The proposed tenants are as described by name or type of business in Exhibit 2 (November 3, 1982 letter of application from Benaroya) attached hereto and incorporated O herein by reference. Q 2. Total arrangement of parking spaces on the Property shall be as described in Exhibit 3 attached hereto and incorporated herein by reference). 3. If any change is made to the above described tenants• or complementary tenant mix and such change affects the parking analysis submitted by Benaroya in Exhibit 2 and in Exhibit 4 (November 9, 1982 analysis by C.V. Brown), attached hereto and incorporated herein by• reference,so as to create a need for additional parking, the Tukwila Planning Department staff may request.the Tukwila Planning Commission to review the cooperative parking facility, and the Tukwila Planning Commission may require cancellation thereof,or modification of its terms upon'finding of adverse impact to public safety or health. 4. It being understood that the cooperative parking facility is approved upon the finding by the Tukwila Planning "PARKWAY PLAZA " PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 2 9668A/502A/DDW "PARKWAY PLAZA • " PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 3 9668A/502A/DDW Commission that such action is taken at .the time of approval in the public interest, the Tukwila Planning Commission may review the cooperative parking facility annually and may require cancellation thereof or modification of its terms upon finding of adverse impact to public safety or health. 5. Any .outdoor promotional event within the Property during periods of simultaneous operation of the theater, retail space and.food service facilities, which makes unusable any parking spaces, may be allowed only with prior approval of the Planning Department. 6. No more than three hundred (300) spaces below the total number of parking stalls required by the Tukwila Zoning Code for the Property shall be permitted under the cooperative parking facility agreement. 7. This Agreement shall be recorded in the records of King County Department of Records and Elections and filed in the records of the City Clerk, and the covenants thereof shall be deemed to attach to and run with the Property and shall be binding upon Benaroya,• its successors and assigns, and shall apply to after acquired title to Benaroya to the Property. 8.. This Agreement may be amended or modified by agreement between Benaroya and the City; provided such amended agreement shall be approved by the Tukwila Planning Commission after written notice is made to property owners within three hundred (300) feet of the Property. DATED: STATE OF WASHINGTON ') ss. COUNTY OF K I N G By / 9. .Nothing in this Agreement shall prevent the Tukwila City Council from making such further amendments to the zoning Code as it may deem necessary in the public interest. Nothing in this Agreement shall prevent the application to the Property of future amendments to the Zoning Code, if otherwise applicable. ''.) 10. This Agreement is made for the benefit of the City. The City may institute and prosecute any proceedings at law or in equity. to enforce this Agreement, including injunctive OD relief.' The City shall be entitled to recover from Benaroya reasonable attorney fees and costs for any action commenced pursuant tb this Agreement. 11. In the event any covenant, condition or restriction hereinabove contained, or any portion thereof, is invalid or void, such invalidity or voidness shall in no way affect any other covenant, condition or restriction hereinabove contained. JACK A. BENAR k A. Benar PANY On this date, before me, the. undersigned, personally appeared before me JACK A. BENAROYA, to me known to be the "PARKWAY'PLAZA " PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 4 9668A/502A/DDW President CITY OF TUKWILA PLANNING DIVISION STAFF REPORT • EXHIBIT 3 PARKWAY PLAZA PARKING ALLOCATION PLANNING COMMISSION *Anticipated parking need for future Jafco retail. space Required Provided Retail Uses. 809 809 Food Services 160 '160 ' Warehousing 167 167 Theater 524 379 1660 1515 Approved deficit for theater cooperative parking 145 Approved residual deficit for future tenant • ' 155 155 change(s)* cooperative parking 1815 1815 EXHIBIT C ,1908; 4 City of Tukwila z November 22, 1982 Dear Mr. Benoliel: 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L. VanDusen, Mayor Mr. Joel Benoliel, General Counsel Jack A. Benaroya Co. 5950 Sixth Avenue South Seattle, WA 98108 RE: Parkway Plaza North Cooperative Parking Facility At the regular Tukwila Planning Commission meeting November 18, .1982, the Planning Commission approved your application for a cooperative parking facility at Parkway Plaza North, subject to the following conditions: 1) It is understood that the cooperative parking facility is approved under this application upon finding by the Planning Commission that such action is taken in the public interest. The Commission reserves the right to review this cooperative parking facility agreement annually and may require cancellation thereof or modification of its terms upon finding of adverse impacts to public safety or health. 2) Outdoor promotional events within the parking area which delete from service available parking may be allowed with approval of the Planning Department during periods of simultaneous operation of the theater, retail space and food service facilities. 3) No more than 300 spaces below the total .number of parking stalls required by code for the project shall be permitted under the cooperative parking facility agreement. 4) The terms of this cooperative parking facility approval shall be set forth in a formal instrument which shall be recorded with the King County Department, of Records and Elections and shall run with the land. Said instrument shall be recorded prior to issuance of building permits for the theater complex conversion. The Planning Commission clarified the meaning of condition number two (2) to be individual events may be approved by the Planning Department pending on circumstances, such as actual parking availability. Page -2- Mr. Joel Benoliel, .neral Counsel Novenber 22, 1982 A Property Use and Development Agreement approved by the Tukwila City Attorney will be required. The City Attorney has suggested including signature(s) of the owner(s) of this particular property. Please review this agreement with the City Attorney as soon as possible. When signed and notorized, the City may file the agreement in the records of King County. If you have questions regarding this matter, please call me at 433 - 1849.. Sincerely, Caroline V. Be Assistant Planner CVB /blk xc: Ping. Dir. City Attorney AGENDA ITEM Type of Use Retail Food Service Warehousing Prop. Theater (1800 Seats) Total Required Total Provided Deficiency . C CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 82- 21 -SPE Parkway Plaza Coop - Parking INTRODUCTION The developer /operator of Parkway Plaza North, Jack A. Benaroya Co., is contemplating several significant tenant improvements to the center, principally a five -plex theater and a new retail space formerly occupied by Jafco's warehouse area. It has become clear in dis- cussing these improvements that the proposed tenant mix cannot satisfy on -site the strict demands of the zoning code for the minimum quantity of parking spaces required. There- fore, the applicants have assembled a proposal for cooperative use of available parking based on differentiating peak useage periods among the various tenants. 323650 19036 166640 22585 61 4 31 . 4 It rruv t 111 ' KW ` I Alf I. C4 W7 C-2 iV i • j CAP ' I fa-t. fa-t. - 2.5/1000 1 /100 1 /1000 i IV ;f Spaces 809 190 167 524 1,690 1,515 [ -175 3 h%4-2 l /.. ; ' O. f FINDINGS 1) The approved parking layout plan for the Parkway Plaza complex provides 1,515 spaces. (This total includes 200 spaces obligated by agreement to satisfy minimum parking requirements for the Pavilion Outlet Center; it is the developer's intent to return these spaces to Parkway Plaza useage if the City Council so amends the property use and development agreement for the center.) 2) TMC 18.56.070 provides a method for Planning Commission approval of "cooperative parking facilities" in multiple occupancy developments. Pie total requirements for off - street parking and loading facilities shall be at least the sum of the requirements for the greater of the uses (operating) at any one time or as deemed necessary by the Planning Commission. 3) Table one below describes the required parking for Parkway Plaza based, on the current and proposed generic tenant mix: Table One °VI r Fl. Area % Total Req'd Pkg. I Page -2- Planning Commission 82- 21 -SPE Parkway Pla Coop - parking November 18, 1982 4) The applicants indicate that modification of a portion of the existing Jafco warehouse to retail use would require approximately 155 additional spaces. To avoid double- counting,a portion of the parking allocated under "warehousing" in Table One would be subtracted for this use, resulting in a total projected deficit of approximately 300 spaces. 5) An analysisof project - related traffic specially addressing the impacts of the proposed theater conversion indicate that little analytical literature for this type of use exists. However, with proper management of parking and maneuvering space on- site, no impacts to Southcenter Parkway are anticipated. CONCLUSIONS 1) Under provisions of TMC 18.56.070, the Planning Commission has a number of optional approaches to consider in deciding to approve a cooperative parking facility: A) Alternative One: "Full -code compliance" - This alternative would require denial of the cooperative parking concept, but in this case would probably result in termination of the proposed theater project. B) Alternative Two: "Greatest sum of the uses'.' - As stated in TMC 18.56.070, a cooperative parking facility must'reflect full code compliance for the sum of all tenants open for business at any time. According to information supplied by the applicant, tenants operate from daytime to 9 pm weekdays, daytime to 6 pm Saturdays and daytime to 5 pm Sundays. The proposed theater will operate after 5:30 p.m. and will possibly add a weekend matinee in the early afternoon. - Assuming that the theaters hours are fixed as:i:ndicate.d., the critical "shortage" of parking (per code) will occur between 5:30 and 9:00 on week- days and on weekend afternoons to 6:00 p.m. At all other business hours, either the theater or the retail spaces will be closed, resulting in sufficient availability of on -site parking. -To implement the "greatest sum of the uses" option, therefore, and allow the theater to operate during the early evening and weekend matinee hours, it would be necessary to'reduce the 175 stall deficit described in Table One by closing an equivalent amount of retail or food - service space. C) Alternative Three: "Planning Commission discretion: - The Planning Commission may, under the language of TMC 18.56.070, reduce parking requirements below the greatest sum of the uses when circumstances so warrant. Accordingly, the applicants have prepared a narrative justifi- cation for allowing the simultaneous operation of the theater, retail and food service uses and allowing 300 stall deficit to stand: Page -3- Planning Commission 82 -21 -SPE Parkway Plak Coop- parking November 18, 1982 - -If the Pavilion Outlet Center property use agreement is modified and the off -site parking conditional use permit is approved, there will be an actual surplus of parking in the vicinity of the Pavilion which will relieve any overcrowding resulting from simultanious business hours at the Pavilion and Parkway Plaza West. - -There is a surplus of parking available on the west side of Southcenter Parkway at Parkway Plaza West. This parking, along with designated spaces serving the "Boeing" office center, is generally available during evening and weekend hours, and is physically linked to Parkway Plaza North by a signalized pedestrian crossing and driveway. Theater patrons dining at one of the restaurants in Parkway Plaza West may elect to park in this area and walk to the theaters. - -The operators of Parkway Plaza indicate that the center's strong orientation to "hardgoods," such as furniture, result in little actual shopping traffic during the evening hours. Thus, the unique pattern of patronage associated with hardgoods retailing (which constitutes about 40% of the total floor area useage of the center) should in actual fact result in a. greater supply of available parking than code - required demand would require for simultaneous early evening operation of the theater and retail /food service functions. RECOMMENDATION Staff is persuaded that the applicants have made a sincere effort to create a tenant mix with variable hours of peak useage which will function safely with parking provided at a level below the code - required optimum. Our acceptance of this approach is predicated on the awareness of available options to increase parking for Parkway Plaza North either at Parkway Plaza West by formal documentation or conditional use permit, or by construction of a parking structure at the Pavilion Outlet Center as already provided in a recorded agreement with the City. These remedies could be imposed if unsafe traffic and parking conditions arise following implementation of a cooperati ve ng facility. Staff recommends approval of application 82 -21 -SPE creating a cooperative parking facility in accordinace with TMC 18.56.070 at Parkway Plaza North according to the following conditions: 1) It is understood that the cooperative parking facility is approved under this- application upon finding by the Planning Commission that such action is taken in the public interest. The Commission reserves the right to review this coopera- tive parking facility agreement annually and may require cancellation thereof or modification of its terms upon finding of adverse impacts to public safety or health. 2) Outdoor promotional events within the parking area , which delete from service available parking shall not be allowed during periods of simultaneous operation of the theater, retail space and -food service facilities. 3) No more than 300 spaces below the total number of parking stalls required by code for the project shall be :perniitted'under: the cooperative parking facility agreement. Page -4- Planning Commission 82- 21 -SPE Parkway P1aC Coop- parking November 18, 1982 MC /blk.. The terms of this cooperative parking facility approval shall be set forth in a formal instrument which shall be recorded with the King County of Records and Elections and shall run with the land. Said instrument shall be recorded prior to issuance of building permits for the theater complex conversion. C ) 8301030385 Jack A. Benaroya Co mp ��y 5950 Sixth Avenue South, 5e....,:e, WA 98108 (206)762 4750 November 3, 1982 Brad Collins Director, Planning Department City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 EXHIBIT 2 Re: Application to Planning Commission for Cooperative Parking Facility for Parkway Plaza This is an application pursuant to Title 18.56.070 for Planning Commission approval of.a Cooperative Parking Facility at Parkway Plaza, located on the east side of Southcenter Parkway (commonly known as 17300 to 17790 Southcenter Parkway). The basis and support for this request are as follows: 1. New Five -Plex Theater Proposed. An application for a building permit is file with the City on behalf of J.R. Cinemas, Inc. (Moyer Theaters) to convert the easterly 22,585 square feet of the former Nerland's Home Furnishings. space to a movie theater. This is the same tenant who operates the Crossroads Cinemas in Bellevue, as well as other theaters. The proposed configuration of the new Tukwila theater is a "five -plex" consisting of one main auditorium and four smaller cinemas. The total seating capacity for all five cinemas will be 1,800 seats. Since Parkway Plaza is not classified as a "shopping center (mall), planned," as defined.by Title 18.06.730 of the Zoning Code, each component retail operation in Parkway Plaza is served by sufficient parking to meet the Zoning Code as if it were a free - standing building with a single use. Introduction of a theater operation within Parkway Plaza with heavy emphasis on weekend evening peak hours leads to an analysis of the actual parking loads of each use within the shopping center. It is apparent that there is a "cooperative use" arrangement among the various retail operations, so that the literal requirements of the Zoning Code lead to an excess of parking area over that actually required. INDUSTRIAL PARKS /WAREHOUSES /OFFICE BUILDINGS /SHOPPING CENTERS AND SPECIALIZED MERCHANDISE MARTS Brad Collins November 3, 1982 Page Two 2. Jafco Store Reconfiguration. The recessed area south of the main Jafco store and north of the former Sam Heller store has been used by Jafco as a distribution and storage facility. Therefore, in calculating the overall parking requirements for Parkway Plaza, we and the City have traditionally accounted for that area as "warehouse" rather than "retail." Due to changing distribution patterns, Jafco anticipates that it will require significantly . less storage and distribution space in this location than has been required over the past ten years since the store went into operation. It is likely that some portion of this space, since it has exposure to Southcenter Parkway, will eventually be converted to more retail oriented uses. 3. Parking Space Analysis. A. Parkway Plaza now provides 1,515 parking stalls. Existing uses • under the current Code require 1,192 stalls, for a current surplus of 323 parking stalls. According to Planning Department calculation, the net additional Code requirement for the theater is 468 spaces (524 less 56 previously allotted to that area as retail). Thus, per Code, introduction of the theater produces a deficit of 145 stalls. We estimate that an additional 155 stalls may be required if the contemplated renovation of the Jafco warehouse area occurs. Thus, Parkway Plaza, by strict Code analysis, would have 300 fewer stalls than required.. — B. Pavilion Outlet Center. Per Code, the Pavilion is required to have 740 spaces. Including the Schoenbachler leased lot south of 180th Street, 1,018 spaces are provided, for a surplus of 278 stalls. C. Parkway Plaza West. Per Code, the Parkway Plaza Office Building and the four other buildings in Parkway Plaza West are required to have 897 spaces. 1,331 are provided, for a surplus of 434. 4. Parkway Plaza Parking As A Facility. The retail stores in Parkway Plaza all maintain regular shopping center hours of operation, similar to, those of the Southcenter Mall. These retail 'stores are principally oriented toward "hardgoods ", i.e. furniture and the like, as opposed to "softgoods ", i.e. apparel, shoes, and the like. Traditionally, because Parkway Plaza is a hardgoods center, and is principally promoted as a home •furnishings center, the Code - required parking has been far in excess of that actually used by patrons of these. stores. And, all of this furniture and home furnishing shopping occurs within the normal shopping center hours, which exclude weekend evenings, after 9:00 p.m. Monday through Friday, and 6:00 p.m. and 5:00 p.m. on Saturday and Sunday, respectively. In addition, there are four food and beverage establishments in Parkway Plaza (Sandwich Shop & Pie Place, Shortacres Tavern, Mayflower of China, and Red Robin) which have hours of operation extending into the late evening hours. Brad Collins November 3, 1982 Page Three The following summarizes the current uses at Parkway Plaza: No. of Stores Type of Use Sq.Ft. :% of Total Hours 26 Retail Hardgoods 228,994 43% Normal retail 12 Retail Softgoods 94,656 18% Normal retail 4 Food & Beverage 19,036 4% Extended evening hours 4 Service, warehouse, Daytime - light or vacant 166,640 31% use 1 Theater 22,585 4% Nights, evenings, weekend matinees 47 531,911 100% It is apparent from this analysis that only 8% of the total square footage in Parkway Plaza (including the proposed theater) would be oriented toward nights and late evening hours of operation. Secondly, even that portion of the space devoted to daytime use is heavily weighted toward lighter parking demand uses, such as furniture and home furnishings. It is for these reasons that the parking lots at Parkway Plaza are so often under -used even during normal retail hours. This presents a classic case where the cooperative parking facility ought to be recognized and sanctioned. In fact, a movie theater which plans to , open at 5:30 p.m. on weeknights, and will do most of its business on weekend nights, will be using the same parking now devoted to retail stores which otherwise would sit vacant at those hours. In addition, when the surplus of available parking stalls in Parkway Plaza West is observed, it is apparent that there would be no real parking shortage for the theater. This may be enhanced by.theater patrons who elect to park in Parkway Plaza West while dining at one of the three restaurants on that side of the street, and then walk to the theater. Introduction of the theater is advocated on economic grounds by both the property owner and the operator/ tenant because there is sufficient parking available from a practical point of view. Respectfully submitted, JACK A. BENAROYA COMPANY 1 Benoliel, General Counsel CITY OF TUKWILA PLANNING DIVISION EXHIBIT 3 , PARKWAY PLAZA PARKING ALLOCATION PLANNING COMMISSION STAFF REPORT Required Provided Retail Uses. 809 809 Food Services 160 160 Warehousing 167 167 Theater 524 379 1660 1515 Approved deficit for theater cooperative parking 145 Approved residual deficit for future tenant 155 155 change(s)* cooperative parking 1815 1815 *Anticipated parking need for future Jafco retail space Dear Mr. Fehnel: • Mr. Bob Fehnel The Jack A. Benaroya Company 5950 - 6th Avenue South Seattle, WA 98108 Re: Parkway Plaza North Theatre Complex Major Theatre Theatre 2 Theatre 3 Theatre 4 Theatre 5 Total Capacity Last week at Southcenter, we found showing, a demand df 0.22 auto trips trips per seat. This suggested •a (24.4). Since both had two complete EXHIBIT 4 chri& opher arovun pe. 9688 rainier avenue s &e�aktae vrashinQQbn tel:7234567 " 98118 November 9, 1982 In accordance with your request of November 2nd and your site data, we are setting out our research and findings on a possible trip generation rate and attendant parking demand for the theatre complex. We are assuming that the theatre complex will include the following: 808 seats 270 " 184 256 182 1700 seats " It As you know, the matter of theatre occupancy is subject to the films being shown along with other societal matters and I have not been able to find a definitive treatise on the subject within the Institite of Transportation Engineer's publications. Indeed, there is no published data for theatre traffic of any kind be it downtown or suburban. I had done previous research (1980) for a proposed theatre in the South Hill area of Puyallup and• so, for the Parkway Plaza complex, have assumed attendance parameters that follow similar lines. The theatres used in our research were all located in Tacoma and showed films of the type expected to be shown in the Parkway Plaza setting. Conversely, they were all freestanding and were not clustered or grouped, per se. The theatres were the Narrows, Proctor, Rialto, Roxy and Temple. Combined, they experienced an average weekday (total) demand of 0.67 vehicular trips per seat. Friday had a demand greater than the average weekday by a factor of 1.836 and Saturday had a demand greater by a factor of .2.368. for an average weekday, for the first per seat and at Factoria Square some 0.24 theatre occupancy of about 25 percent shows per evening, and since it might be ..v ......lu.. l /1, 1/6.0.L. page e 2 assumed equal attendance for both shows, the maximum trip rate of 0.48 . vehicular trips per seat for the average weekday evening might be appropriate since it seems to be in fairly close conformity with the Tacoma data. Vehicle occupancy in the Tacoma study was higher than the local data at 2.67 persons per car versus the local data at 2.25 persons per car. I asked twelve individuals at the Factoria Square group of theatres if their "movie" trip was combined with a shopping trip. It was not, for any of the twelve. I asked if the trip origin was from the home, from work, or from another place. Except for one (who had picked up a companion), the origin of the trip was the home. Recognizing that this was a small size sample, n 30, analysis should be by a Student's 'T' test if necessary. My belief is that it is not really necessary considering the uniformity of answers and it may thus be considered appropriate as it stands for any decision making you wish. Parking demand at the Southcenter theatre on Monday evening was 133 vehicles which represented a rate of 9.23 seats per parking stall. This was not a busy or crowded show, from our experiences. On the same evening, of 499 parking stalls in the northern portion of the parking lot at Parkway Plaza, extending from the south side by the proposed theatre to the north side and in front of r the'Red Robbin, only 125 were occupied at 7:45 on Monday evening. Most of the ; .l demand was by the Red Robbin. Behind the building, on the north and east sides, there were an addtional 22 vehicles parked. Probably these were long term parkers - employees. c1 oD For projecting possible automobile travel demands, given that the local shows of the last two weeks are average and represent the mean auto - travel demands of expected patrons, and further assuming an average weekday trip rate of 0.67 trips /seat, a demand of: 0.67(1700) = 1140 vehicle trips per day (AWDT) may be expected. With an average automobile occupancy of 2.25 persons /vehicle, the average weekday, Monday thru Thursday, theatre demand would be some 3,150 persons which for . the most part covers the evening performances. For a Friday, the vehicular and patron demand would be: 0.67(1700)(1.836) ;2100 trips /day for 4700 patrons and for a Saturday, it would be: 0.67(1700)(2.368) = 2700 trips /day for 6100 patrons. •� Mr. Fehnel ;November 9, 1982 • page 3 if the peak hour arrivals for the shows is taken in the 5:30 to 6:30 range or at a time when the peak hour of the steeet system has just ended, and if a theatre occupancy for all the theatres is taken at the 70 percent level, then the peak theatre travel demands would be in the order of: 1700(.70)/2.25 = 529 vehicles (rounded to 530 vehicles) per hour However, with five theatres in the complex and projected 15 minute service intervals, only four of the five theatres would inpact the street system in the time frame closest to the evening peak hour. The hourly demand, made up of the four theaters would then be: In 808 seats 251 arrivals C/ 181 seats 56 arrivals C 123 seats 38 arrivals 01 172 seats 54 arrivals C Total vehicular arrivals 399 CD t� ap Traffic from 5:00 to 6:00 between Zack's and Simon's is described below and, in brackets, the expected theatre traffic (arrivals) where the demand has been rounded from the 399 v.p.h. to 400 v.p.h. (74 ( z Red Robbin 1 e /S S"..1 .176S- y 2 r (z 9) (23T- aG (R 473-7 M /2 (7.P • 28 S tack's Ethan Allen Directional Desion Hour Volumes (With and Without Theatre Traffic) ( .04) 7 % 2/ 2 � 8 � 8 Sol Simon's . . Mr. •Fehnel November 9,1982 page 4 Time As the evening wears on, traffic in the area steadily decreases in terms of shopping traffic and, ultimately, the only component of significance will be that traffic associated with the theatres and late night diners. Hourly demand on Southcenter Parkway declines in the order of: N.B. S.B. 6:00 to 7:00 p.m. 546 601 7:00 to 8:00 469 570 8:00 to 9:00 391 370 LtO ap 9:00 to 10:00 257 262 co O 11:00 to midnight 121 95 yl which may be compared to the data shown in the figure, 595 N.B. and 683 S.B. vehicles per hour. o0 • In terms of traffic operations, the Level of Service (LOS) will be A for vehicles turning left from Southcenter Parkway into either the theatre parking lot or to the parking ots on the west side of the road. This will also be the case for vehicles turning right from these lots. However, it is expected that the LOS will drop to E for vehicles turning left from these parking lots, if no use is made of the two -way left -turn lane. If the two -way left -turn lane is used properly, adequate levels of service will be assured, better than "C" (treating each driveway as a "Tee" intersection in a theoretical sense). Parking demand will be most critical when the theatre lets out and the next show's patrons are entering. If the total demand for parking is 400 spaces for the first showing, and if the large theatre is the first to let out discharging some 250 vehicles while the next set of 250 vehicles is entering, the total parking demand given 5 minute for parking and unparking maneuvers . suggests a total need for: 400 stalls (parked) plus 83 (maneuvering) = 483 stalls On the weeknight, of 499 "proximate" stalls, 125 were used by existing facility patrons so that a current evening "surplus" of some 374 stalls is now available. Thus, given the above demands, it is possible that with a series of well attended shows, a shortage of about a hundred stall could be felt.• Consequently, parking demand will spill over to the south by Jafco, or to the north and east where, presently, employee parking tends to dominate. Mr. Fehnel • November 9, 1982 page 5 b To conclude, while surplus parking is now available in the evenings by the theatre site, it is possible that this surplus could fall to a negative number given well attended shows. The Level of Servive on the street system will be adequate, except for some of the outbound left -turn movements from the side driveways. It is not expected that movie goers will combine their shopping and theatre trips. Rather, they will likely be separate. The lack of any sound traffic data for theatres suggests that the above conclusions be tempered by judgements associated with the experience of the proposed theater operator. In the last two weeks, this consultant has not had any trouble entering, parking, unparking or leaving suburban theatres. Yours truly, C. V. Brown, P.E. cvb /s CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT EXHIBIT 3 PARKWAY PLAZA PARKING ALLOCATION Required Provided Retail Uses. 809 809 Food Services 160 160 Warehousing 167 167 Theater 524 379 Approved deficit for theater cooperative parking Approved residual deficit for future tenant change(s)* cooperative parking *Anticipated parking need for future Jafco retail space 1660 1515 145 155 155 1815 1815 Dear Mr. Fehnel: Mr. Bob Fehnel The Jack A. Benaroya Company 5950 - 6th Avenue South Seattle, WA 98108 Re: Parkway Plaza North Theatre Complex 9.88 rainier avenue .. tei:7234567 118 November 9, 1982 In accordance with your request of November 2nd and your site data, we are setting out our research and findings on a possible trip generation rate and attendant parking demand for the theatre complex. We are assuming that the theatre complex will include the following: Major Theatre 808 seats Theatre 2 270 " Theatre 3 184 " Theatre 4 256 " Theatre 5 182 " Total Capacity 1700 seats As you know, the matter of theatre occupancy is subject to the films being shown along with other societal matters and I have not been able to find a definitive treatise on the subject within the Institite of Transportation. Engineer's publications. Indeed, there is no published data for theatre traffic of any kind be it downtown or suburban. I had done previous research (1980) for a proposed theatre in the South Hill area of Puyallup and so, for the Parkway Plaza complex, have assumed attendance parameters that follow similar lines. The theatres used in our research were all located in Tacoma and showed films of the type expected to be shown in the Parkway Plaza setting. Conversely, they were all freestanding' and were not clustered or grouped, per se. The theatres were the Narrows, Proctor, Rialto, Roxy and Temple. Combined, they experienced an average weekday (total) demand of 0.67 vehicular trips per seat. Friday had a demand greater than the average weekday by a factor of 1.836 and Saturday had a demand greater by a factor of 2.368. Last week at Southcenter, we found for an average weekday, for the first • showing, a demand df 0.22 auto trips per seat and at Factoria Square some 0.24 trips per seat. This suggested a theatre occupancy of about 25 percent (24.4). Since both had two complete shows per evening, and since it might be November 9, 1982 page 2 assumed equal attendance for both shows, the maximum trip rate of 0.48 vehicular trips per seat for the average weekday evening might be appropriate since it seems to be in fairly close conformity with the Tacoma data. Vehicle occupancy in the Tacoma study was higher than the local data at 2.67 persons per car versus the local data at 2.25 persons per car. I asked twelve individuals at the Factoria Square group of theatres if their "movie" trip was combined with a shopping trip. It was not, for any of the twelve. I asked if the trip origin was from the home, from work, or from another place. Except for one (who had picked up a companion), the origin of the trip was the home. Recognizing that this was a small size sample, n analysis should be by a Student's 'T' test if necessary. My belief is that it is not really necessary considering the uniformity of answers and it may thus be considered appropriate as it stands for any decision making you wish. Parking demand at the Southcenter theatre on Monday evening was 133 vehicles which represented a rate of 9.23 seats per parking stall. This was not a busy or crowded show, from our experiences. On the same evening, of 499 parking stalls in the northern portion of the parking lot at Parkway Plaza, extending from the south side by the proposed theatre to the north side and in front of the Red Robbin, only 125 were occupied at 7:45 on Monday evening. Most of the demand was by the Red Robbin. Behind the building, on the north and east sides, there were an addtional 22 vehicles parked. Probably these were long term parkers - employees. For projecting possible automobile travel demands, given that the local shows of the last two weeks are average and represent the mean auto - travel demands of expected patrons, and further assuming an average weekday trip rate of 0.67 trips /seat, a demand of: 0.67(1700) = 1140 vehicle trips per day (AWDT) may be expected. With an average automobile occupancy of 2.25 persons /vehicle, the average weekday, Monday thru Thursday, theatre demand would be some 3,150 persons which for the most part covers the evening performances. For a Friday, the vehicular and patron demand would be: 0.67(1700)(1.836) = 2100 trips /day for 4700 patrons and for a Saturday, it would be: 0.67(1700)(2.368) = 2700 trips /day for 6100 patrons. Mr. Fehnel November 9, 1982 page 3 if the peak hour arrivals for the shows is taken in the 5:30 to 6:30 range or at a time when the peak hour of the steeet system has just ended, and if a theatre occupancy for all the theatres is taken at the 70 percent level, then the peak theatre travel demands would be in the order of: 1700(.70)/2.25 = 529 vehicles (rounded to 530 vehicles) per hour However, with five theatres in the complex and projected 15 minute service intervals, only four of the five theatres would inpact the street system in the time frame closest to the evening peak hour. The hourly demand, made up of the four theaters would then be: 808 seats 251 arrivals 181 seats 56 arrivals 123 seats 38 arrivals 172 seats 54 arrivals Total vehicular arrivals 399 Traffic from 5:00 to 6:00 between Zack's and Simon's is described below and, in brackets, the expected theatre traffic (arrivals) where the demand has been rounded from the 399 v.p.h. to 400 v.p.h. 0 (29 z Red Robbin /5'- �f 2r (.29) ( J ‘72 28 Zack's Ethan Allen Directional Design Hour Volumes (With and Without Theatre Traffic) Simon's (/6 Mr. Fehnel November 9, 1982 page 4 As the evening wears on, traffic in the area steadily decreases in terms of shopping traffic and, ultimately, the only component of significance will be that traffic associated with the theatres and late night diners. Time N.B. S.B. 6:00 to 7:00 p.m. 546 601 7:00 to 8:00 469 570 8:00 to 9:00 391 370 9:00 to 10:00 257 262 11:00 to midnight 121 95 which may be compared to the data shown in the figure, 595 N.B. and 683 S.B. vehicles per hour. In terms of traffic operations, the Level of Service (LOS) will be A for vehicles turning left from Southcenter Parkway into either the theatre parking lot or to the parking lots on the west side of the road. This will also be the case for vehicles turning right from these lots. However, it is expected that the LOS will drop to E for vehicles turning left from these parking lots, if no use is made of the two -way left -turn lane. If the two -way left -turn lane is used properly, adequate levels of service will be assured, better than "C" (treating each driveway as a "Tee" intersection in a theoretical sense). Parking demand will be most critical when the theatre lets out and the next show's patrons are entering. If the total demand for parking is 400 spaces for the first showing, and if the large theatre is the first to let out discharging some 250 vehicles while the next set of 250 vehicles is entering, the total parking demand given 5 minute for parking and unparking maneuvers suggests a total need for: 400 stalls (parked) plus 83 (maneuvering) = 483 stalls On the weeknight, of 499 "proximate" stalls, 125 were used by existing facility patrons so that a current evening "surplus" of some 374 stalls is now available. Thus, given the above demands, it is possible that with a series of well attended shows, a shortage of about a hundred stall could be felt. Consequently, parking demand will spill over to the south by Jafco, or to the north and east where, presently, employee parking tends to dominate. Hourly demand on Southcenter Parkway declines in the order of: • Mr. Fehnel November 9, 1982 page 5 To conclude, while surplus parking is now available in the evenings by the theatre site, it is possible that this surplus could fall to a negative number given well attended shows. The Level of Servive on the street system will be adequate, except for some of the outbound left -turn movements from the side driveways. It is not expected that movie goers will combine their shopping and theatre trips. Rather, they will likely be separate. The lack of any sound traffic data for theatres suggests that the above conclusions be tempered by judgements associated with the experience of the proposed theater operator. In the last two weeks, this consultant has not had any trouble entering, parking, unparking or leaving suburban theatres. Yours truly, C.V. Brown, P.E. cvb /s PARKWAY PLAZA MUM F AN 2 0 1983 C, OF TUKWI F;_ANNING DEPT. OP 83/01/03 RECD F RTY USE AND DEVELOPMENT AGREEM'' SL 7 -7 li THIS INSTRUMENT, executed this 7/ day of 1982, in favor of THE CITY OF TUKWILA, a municipal corporation (herein called "City "), by the JACK A. BENAROYA COMPANY, a Washington corporation (herein called "Benaroya "). #0315 E 0.O►0► * + *2i3. O ►O 22 W I T N E S S T H: WHEREAS, Benaroya is the owner of certain real property (herein call the "Property ") located in the City of Tukwila, County of King, State of Washington, which is more particularly described in Exhibit 1 attached hereto and incorporated herein by reference; and WHEREAS, pursuant to Chapter 18.56 of the Zoning Code of City of Tukwila, Benaroya has petitioned the Tukwila Planning Commission for approval of a cooperative parking facility located at the Property; and WHEREAS, the Tukwila Planning Commission is willing to grant the petition for a cooperative parking facility subject to the execution and recording of an agreement with the City pertaining to certain uses and developments of the Property in the interest of public safety and health; FILED for RecarJ at Request of Name "PARKWAY PLAZA " PROPERTY Address....3 . k) Se p - r( 9 USE AND DEVELOPMENT AGREEMENT - Page 1 [` 9668A/502A/DDW _ "PARKWAY PLAZA " PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 2 9668A/502A/DDW NOW, THEREFORE, Benaroya hereby covenants, bargains and agrees on behalf of itself, its successors and assigns, that the Property will be developed and used subject to the following terms and conditions: 1. The proposed tenants are as described by name or type of business in Exhibit 2 (November 3, 1982 letter of application from Benaroya) attached hereto and incorporated herein by reference. 2. Total arrangement of parking spaces on the Property shall be as described in Exhibit 3 attached hereto and incorporated herein by reference). 3. If any change is made to the above described tenants or complementary tenant mix and such change affects the parking analysis submitted by Benaroya in Exhibit 2 and in Exhibit 4 (November 9, 1982 analysis by C.V. Brown), attached hereto and incorporated herein by reference, so as to create a need for additional parking, the Tukwila Planning Department staff may request the Tukwila Planning Commission to review the cooperative parking facility, and the Tukwila Planning Commission may require cancellation thereof or modification of its terms upon finding of adverse impact to public safety or health. 4. It being understood that the cooperative parking facility is approved upon the finding by the Tukwila Planning ■ "PARKWAY PLAZA " PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 3 9668A/502A/DDW Commission that such action is taken at the time of approval in the public interest, the Tukwila Planning Commission may review the cooperative parking facility annually and may require cancellation thereof or modification of its terms upon finding of adverse impact to public safety or health. 5. Any outdoor promotional event within the Property during periods of simultaneous operation of the theater, retail space and food service facilities, which makes unusable any parking spaces, may be allowed only with prior approval of the Planning Department. 6. No more than three hundred (300) spaces below the total number of parking stalls required by the Tukwila Zoning Code for the Property shall be permitted under the cooperative parking facility agreement. 7. This Agreement shall be recorded in the records of the King County Department of Records and Elections and filed in the records of the City Clerk, and the covenants thereof shall be deemed to attach to and run with the Property and shall be binding upon Benaroya, its successors and assigns, and shall apply to after acquired title to Benaroya to the Property. 8. This Agreement may be amended or modified by agreement between Benaroya and the City; provided such amended agreement shall be approved by the Tukwila Planning Commission after written notice is made to property owners within three hundred (300) feet of the Property. 9. Nothing in this Agreement shall prevent the Tukwila City Council from making such further amendments to the Zoning Code as it may deem necessary in the public interest. Nothing in this Agreement shall prevent the application to the Property of future amendments to the Zoning Code, if otherwise applicable. ca) 10. This Agreement is made for the benefit of the City. The City may institute and prosecute any y y p proceedings at law or in equity to enforce this Agreement, including injunctive C', relief. The City shall be entitled to recover from Benaroya reasonable attorney fees and costs for any action commenced pursuant to this Agreement. 11. In the event any covenant, condition or restriction hereinabove contained, or any portion thereof, is invalid or void, such invalidity or voidness shall in no way affect any other covenant, condition or restriction hereinabove contained. DATED: 2iLd4t. ' , 1982 STATE OF WASHINGTON ) ss. COUNTY OF K I N G JACK A. BENAR By "PARKWAY PLAZA " PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 4 9668A/502A/DDW ANY ya, President On this date, before me, the undersigned, personally appeared before me JACK A. BENAROYA, to me known to be the • • of GI EN UNDER Y HAND AND OFFICIAL SEAL this , 1982. "PARKWAY PLAZA . " PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 5 9668A/502A/DDW President of JACK A. BENAROYA COMPANY, the corporation that executed the within and foregoing PROPERTY USE AND DEVELOPMENT AGREEMENT and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he /she was authorized to execute said instrument. 7-/ day Notary Public in and for the Stat of Washingt n, rest. ing at r .0" /U • L Ea.4Z DESCWT /ON e x,4f /,r3 /T That portion of the southeast quarter of the southwest quarter and of the southwest quarter of the southeast quarter of Section 26 Township 23 North, Mange 4 East, Willamette Meridian, in King County, Washington, and of the northwest quarter of the northeast quarter and of the northeast quarter of the northwest quarter of Section 35, Township 23 North, Range 4 East, Willamette Meridian, King County, Washington, described as follows: Beginning at the northwest corner of the northeast quarter of said Section 35; thence South 87 °44'08" East along the north lino of said northeast quarter a distance of 140.16 feet to the true point beginning; :thence South 02 ° 24'12" West parallel to the west line of said northeast 'quarter a distance of 894,23 feet to the north line 0 the •oath 430 feet of the northwest quarter of the northeast quarter of said Section 35, thence North 87°50'09" Vest along said north line a distance of 140.16 feet to the east line of the northeast quarter of.the northwest quarter of paid Section 35; thence North 87 °50'57" West along the north line of the south 430 feet of raid northeast quarter of the northwest quarter a distance of 177.29 feet to a point 6 feet distant northeasterly , measured at right angles, from the easterly margin of the Mean Brother's County Road No. 972; • thence Borth 11 ° 59'33" Weet•alonq along a line 6 feet distant northeasterly, measured at right angles, from said easterly margin a distance of 1771.86 feet; thence continuing along said line 6 feet distant' northeasterly along a curve to the right having a radius of 919.37 feet, an arc distance of 210.78 feet through a central angle of 13 °08'08 "; . thence North 01 °08.35" Eaat along said line 6 feet dia northeasterly - iLdistance of 285.11 feet to the north line of the southeast quarter of the southwest quarter of said Section 26;. thence South 87 ° 55'53" East along said Korth line a distance of 625.20 feet to the west line of the southwest quarter of the southeast quarter of said Section 26; thence South 87 ° 55'02" East along the north line of said southwest quarter of the southeast quarter a distance of 140.16 feet; thence South 01 ° 12'25" West parallel to the west line of said southwest quarter of the southeast quarter a distance of 1318.77 feet to the true point of beginning TOGETHER WITII: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER AND THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 359 TOiiNSHIP 23 NORTH. RANGE 39 EAST. W.M.. IN KING COUNTY. WASHINGTON. DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER ;,THENCE SOUTH 02'24'12" WEST ALONG THE WEST LINE OF SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER. A DISTANCE OF 894.47 FEET TO THE NORTH LINE OF THE SOUTH 430 FEET OF SAID NORTHEAST QUARTER OF THE NORTHWEST OUARTER AND THE TRUE POINT OF BEGINNING; THENCE NORTH 87'50'57" WEST ALONG SAID NORTH LINE A DISTANCE OF 177.29 FEET TO A LINE 36 FEET EASTERLY OF THE CENTERLINE OF SOUTHCENTER PAP.KWAY• (FORMERLY 57TH AVENUE SOUTH); THENCE SOUTH 11'59'33" EAST ALONG SAID LINE A DISTANCE OF 322.74 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 107.24 FEET, AN ARC DISTANCE OF 141.96 FEET THROUGH A CENTRAL ANGLE OF 75'50'36" TO A LINE 36 FEET NORTHERLY OF THE CENTERLINE OF SOUTH 180TH STREET; THENCE SOUTH 87'50.09" EAST ALONG SAID LINE A DISTANCE OF 576.70 FEET TO A LINE 740.70 FEET WEST OF THE EAST LINE OF SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 35; THENCE NORTH 01'51'39" EAST A DISTANCE OF 553.59 FEET TO A POINT SOUTH 01 WEST 50.00 FEET FROM THE SOUTHWEST CORNER OF THE TRACT OF LAND CONVEYED TO BRUCE E. MC CANN. ET AL. BY DEED RECORDED UNDER RECORDING NO. 7208170551; THENCE NORTH 87'55'02" WEST 220.00 FEET; THENCE NORTH 01 EAST 50.00 FEET; NORTH 87'55.02" WEST A DISTANCE OF 218.09 FEET TO A POINT 140.16 FEET EAST OF THE WEST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 35; THENCE SOUTH 02•24'12" wEST A DISTANCE OF 209.26 FEET TO THE NORTH LINE OF THE SOUTH 430 FEET OF SAID NORTHWEST OUARTER OF THE NORTHEAST QUARTER; THENCE NORTH wEST A DISTANCE OF 140.16 FEET TO THE TRUE POINT OF BEGINNING. TOGETHER WITH ANON - EXCLUSIVE. EASEMENT FOR INGRESS AND E6°.ESS OvER AND ACROSS A STPIP OF LAND 50 FEET IN WIDTH DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF THAT CERTAIN CONVEYED TO 186 CORPORATION 0Y DEED RECORDED UNDE 7111100109; THENCE NORTH 87 WEST A DISTANC .THENCE SOUTH 01'51.39" WEST PARALLEL TO ANDOVER P 50.00 FEET; THENCE SOUTH B7'55'02" FAST A DISTANC THE wEST N.ARGIN OF AIDOvER PARK WEST;.THENCE NORT SAID WEST MARGIN A DISTANCE OF 50.00 FEET 10 THE SAID TRACT OF LAND COP4VEYED BY RECORDING NO. 7111 87'55'02" WEST ALONG THE SOUTH LINE OF SAID TRACT 270.00 FEET TO THE POINT OF BEGINNING. TRACT OF LAND R PECORDING NO. E OF 660.70 FEET; ARK. WEST A DISTANCE OF E OF 930.70 FEET Tfl H 01'51'39" EAST ALO'!G SOUTHEAST CORNER OF 100109; THENCE NORTH OF LAND A DISTANCE OF • • 11 REC )RE?Eil 1 HIS DAY AV .3 1 31 ?M'T? E' THE D! I It N O REcOko &ELECTIONS awry Those portions of the southen , uar to of the southwest quarter of Section 2G, Townshi 1'2'3 North, Range 4 East, W. M. in the City of Tukwila, County of King, State of Washington, and of the northeast quarter of the northwest quarter of Section 35, Township 23 North, Range 4 East, W. M. in the City of Tukwila, County of King, State of Washington, described as follows: Beginning at the northeast corner of said northeast quarter of the northwest quarter of Section 35; Thence 11 87 °45'57" W along the north line of said northeast quarter of the northwest quarter a distance of 431.05 feet to the west margin of Southcenter Parkway as established in King County Auditor's File No. 6343048; Thence S 11 °59'33" E along'said west margin a distance of 41.27 feet; Thence 1.1 87 °45'57" W a distance of 210.00 feet to the true point of beginning; Thence continuing N 87°45'57" 11 a distance of 19.11 feet; Thence S 42 °30'27" W a distance of 537.51 feet to a point on a line that is 19.5 feet southwesterly of the centerline of a 19. 'foot wide railroad.easenent established by instrument recorded under King,County Auditor's File No. 6643574; Thence northerly along a line which is concentric and parallel with said centerline along a curve to the right, the center of U.) which bears 17 48 °31'03" E having a radius of 429.78 feet an aD arc distance of 433.55 feet through a central angle of 57 °47' O 52"; . Thence continuing along said parallel line N 16 °18'55" E a Cl distance of 50.03 feet to the south'line'of said Section 26; Thence S 87 °45'57" E along said south line a distance of 20.10 feet to the centerline of an existing railroad easement Q established by instrument recorded under King County Receivifg CI No:'7711090221; ,• • CD Thence N 16 °18'55" E along said centerline a distance of 164.16 feet; 1 • Thence along a curve to the right having a radius of 661.74 feet, an arc distance of 184.73 feet through a central angle of 15 °59'40 "; Thence N 00 °19'15" E along said centerline a distance :of 528.93 feet; , f . Thence continuing along said centerline on a curve to the right having a radius of 410.28 feet, an arc distance of 239.28 feet through a central angle of 33 °24'54 "; 1 • Thence • leaving said centerline of railroad easement, S. 8B °51' 25" E a distance of 34.64 feet; • • ' Thence S 01 °08'35" W a distance of 198.66 feet; Thence.N 86 °40'03" E a distance of 274.13 feet to the west margin of Southcenter Parkway as established in King County Auditor's File No. 6343868; Thence southerly along said west margin on a curve to the left, the center of which bears N 85 °13'08" E having a radius of 991.37 feet, an arc distance of 40.00 feet through a central angle of 02 °18'42 "; • t Thence leaving said west. margin- of Southcenter Parkway S 85° 12'11" i•1 a distance of 182.00 feet; Thence S 11 °59'33" E'a distance of 261.67 feet; Thence S 88 °25'36" E a distance of 115.17 feet; • .Thence N 11 °59'33" W a distance of 91.74'feet; Thence S 88 °25'36" E a distance of 66.85.feet to the west margin of Southcenter Parkway as established in King County 1"' 1; 6343667; Auditor' s ..mac o. 6 ,, Thence S 11 °59'33" E along said west margin as established in King County Auditor's File No. 6343867 and No. 6343865 a distance of 531.16 feet; Thence leaving said west margin, N 87°45'57" W a distance of 210.00 feet; Thence S'11°59 1: a distance of 235.54 feet to the true point of beginning. 4 .. . ..THAT, PORTION OF THE SOUTHEAST( ASTER OF THE SOUTHWEST QUARTER OF ( •i10': 26, TOWNSHIP 23 NORTH, RANGE 4 SOUTHEAST( W.M.. IN MING COUNTY, WAStiI'4GI.•.4, DESCRIBED AS FELLOWS: BEGINNING AT THE SOUTHEAST CORNER CF SAID SOUTHEAST oUAF,TE= • ^.F THE SOUTHWEST OUARTER CF SECTIO% 26; THENCE NORTH °7° -,5'57" wEST ALONG THE SOUTH LINE OF SAIJ SOUTHEAST QUARTER OF THE SOUTHEEST OUARTER A DISTANCE OF 481.05 FEET TO THE WEST MARGIN OF SOUTNCE".TER PARKAAY AS ESTAPLI5 EC IN KING COUNTY AUDITOR'S FILE NOS. 6343862, 6343663. 6343865. b343667 A'.D 6343868; THENCE NORTH 11 °5 F. EST ALONG SAID' WEST NARGI'. A LIST A•.CE 0° 830.58 FEET; THENCE CONTINUING ALONG SAID WEST MARGIN 0. A CURVE TO THE RIGHT, HAVING A RADIUS OF 991.37 FEET, AN ARC DISTANCE 0° 227.25 FEET THROUGH A CENTRAL ANGLE OF 13 °08'09 "; THENCE NORTH 01 °06'35i EAST ALONG SAID WEST MARGIN A GISTANCE OF 74.95 FEET TO THE TRUE POINT PF 5EGIN'.I`IG; THENCE NORTH 88 °51'25" WEST A DISTANCE OF 69.00 FEET; THENCE NORTH 01 °08'35" EAST A DISTANCE OF 12.00 FEET; THENCE NORTH 88 °51'25" WEST A DISTANCE OF 38.00 FEET; THENCE SOUTH 01 °08'35" ++EST A DISTANCE OF 12.00 FEET; THENCE NORTH 8PO51'25" REST A DISTANCE OF 195.64 FEET TO THE CENTEP OF A RAILROAD EASEMENT AS DESCRIBED IN INSTRUMENT RECORDED UNDER KING COUNTY RECEIVING N0. 7711090221; THENCE NORTHEASTERLY ALONG THE CENTERLINE OF SAID RAILROAD EASEMENT ON A CURVE TO THE RIGHT THE CENTER OF WHICH BEARS SOUTH 5b ° 15'51" EAST HAVING A RACIUS OF 410.28 FEET AN ARC DISTANCE OF 102.00 FEET THROUGH A CENTRAL ANGLE OF 14 °14'40 "; THENCE NORTH 12 °28'30" WEST A DISTANCE OF 33.38 FEET; THENCE NORTH 04 °34'26" • WEST A DISTANCE OF 50.16 FEET; THENCE NORTH 01 0 41'39" EAST A DISTANCE OF 54.76 FEET TO THE NORTH LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE SOUTH 87 °55'53" EAST ALONG SAID NORTH LINE A DISTANCE OF 250.00 FEET TO SAID WEST MARGIN OF SOUTHCENTER PARKWAY; THENCE SOUTH 01 °08'35" WEST ALONG SAID WEST MARGIN A DISTANCE OF 211.33 FEET TO THE TRUE POINT OF EEGINNING. PARCEL 2A: THAT PORTION OF THE SOUTHEAST OUARTER OF THE SOUTHWEST QUARTER OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY. WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26; THENCE NORTH 87 °45'57" WEST ALONG THE SOUTH LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER A DISTANCE OF 481.05 FEET TO THE WEST MARGIN OF SOUTHCENTER PARKWAY AS ESTABLISHED IN KING COUNTY AUDITOR'S FILE NOS. 6343062. 6343863. 6343865r 6343867 AND 6343868; THENCE NORTH 11 °59'33" WEST ALONG SAID WEST MARGIN A DISTANCE OF 725.43 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 8R °25'36" ZEST A DISTANCE OF 66.85 FEET; THENCE SOUTH 11 °59'33" EAST A DISTANCE OF 91.74 FEET; THENCE NORTH 88 0 25'36" WEST A DISTANCE OF 115.17 FEET; THENCE NORTH 11 °59'33" WEST A DISTANCE OF 261.67 FEET; THENCE NORTH 85 °12'11" EAST A DISTANCE OF 182.00 FEET TO SAID WEST MARGIN OF SOUTHCENTER PARY THENCE SOUTHERLY ALONG SAID WEST MARGIN ON A CURVE TO THE LEFT. THE CENTER OF WHICH BEARS NORTH 82 °54'26" EAST HAVING A RADIUS OF 991.37 FEET, AN ARC DISTANCE OF 84.78 FEET THROUGH A CENTRAL ANGLE OF 04 °53'59 "; THENCE SOUTH 11 °59'33" EAST ALONG SAID WEST MARGIN A DISTANCE OF 105.15 FEET TO THE TRUE POINT OF BEGINNING. PARCEL 29: THAT PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, A.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF SAID SOUTHEAST QUARTER f)F THE SOUTHWEST QUARTER OF SECTION 26; THENCE NORTH 87 °45'57" WEST ALONG THE SOUTH LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER A DISTANCE OF 481.05 FEET TO THE WEST MARGIN OF SOUTHCENTER PARKWAY AS ESTABLISHED IN KING COUNTY AUDITOR'S FILE NOS. 6343867, 6343863. 6343965, 6343867 AND 6343868; THENCE NORTH 11 °59'33" WEST ALONG SAID WEST MARGIN A DISTANCE OF 830.58 FEET; THENCE CONTINUING ALONG SAID WEST MARGIN ON A CURVE TO THE RIGHT, HAVING A RADIUS OF 991.37 FEET, AN ARC DISTANCE OF 124.78 FEET THROUGH A CENTRAL ANGLE OF 07 0 12'41" TO THE TRUE POINT OE BEGINNING; THENCE SOUTH 86 0 40'03" WEST A DISTANCE OF 274.13 FEET; THENCE NORTH O1 °08'35" EAST A DISTANCE OF 30.66 FEET; THENCE SOUTH 88 0 51'25" EAST A DISTANCE OF 272.38 FEET TO SAID WEST MARGIN OF SOUTHCENTER SOUTH; THENCE SOUTHEPLY ALONG SAID WEST MARGIN ALONG A CURVE TO THE LEFT, THE CENTER OF WHICH BEARS NORTH 85 0 45'26" EAST HAVING A PA01U5 OF 991.37 FEET AN ARC DISTANCE OF 9.31 FEET THROUGH A CENTRAL ANGLE OF 00 ° 32'16" TO THE TRUE POINT OF BEGINNING. PARCEL 3: THAT PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTIUI 26, TOWNSHIP 23 NORTH, RANGE 4 EAST. H.M., IN KING COUNTY. WASHINGTUN . AND THE NORTHEAST OUARTER OF THE NORTHWEST QUARTER OF SECTION 35. TOWNSHIP 23 NORTH, RANGE 4 EAST. W.M., IN KING COUNTY, r+AS'-IINGTJN. DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID NORTHEAST QUARTER OF THE NORTHWEST CUARTER; THENCE NORTH 87 °45'57" WEST ALONG THE NORTH LINE OF SAID NORTHEAST QUARTER OF THE NORTHWEST QUARTER, A CISTA'ICE OF 481.35 FEET TO THE WEST MARGIN OF SOUTHCENTEF PARKWAY. BEING THE TRUE POINT OF BEGINNING; THENCE SOUTH 11 °59'33" EAST ALONG SAID WEST MARGIN, A DISTANCE OF 41.27 FEET; THENCE NORTH 87 °45'57" WEST 210.00 FEET; THENCE NORTH 11 °59'33" WEST 235.54 FEET; THENCE SOUTH 87 0 45'57" EAST 210.00 FEET TO SAID WEST MARGIN; THENCE SOUTH 11 °59'33" EAST ALONG SAID WEST MARGIN, A DISTANCE OF 194.27 FEET TO THE TRUE POINT OF BEGINNING. Lec.il Uescri^ ion of Carria:. M oue." s tc Pa :wn% rla a Wort. That portion of the southeast quarter of the southwest quarter of Section 2G, Tcwnship 23 North, Range 4 East, w. M. in the City of Tukwila, County of King, State of Washington described as follows: Beginning at the southeast corner of said southeast quarter of the southwest quarter of Secticn 26; Thence N 87 °45'57" h along the south line of said southeast quarter of the southwest quarter a distance of 481.05 feet to the west margin of Southcenter Parkway as established in King County auditor's File :;os. 6343862, 6343863, 6343865, 6343867 and 6343568; Thence N 11 °50 W along said west margin a distance of 830.58 feet; Thence continuing along said west margin on a curve to the right'having a radius of 991.37 feet, an arc distance of 134.09 feet through a central angle of C7 °44'59" to the true point of beginning; Thence N 88 °51 W a distance of 272.38 feet; Thence N. 01 °00'35" E a distance of 168:00 feet; Thence S 88 °51'25" E a distance of 161.00 feet; Thence N O1 °08'35" E a distance of 12.00 feet; Thence S 88 °S1'25" E a distance of 38.00 feet; Thence S 01 °09'35" W a distance of 12.00 feet; Thence S 88 °51'25" E a distance of 69.00 feet to said west margin of Southcenter Parkway and the northeast corner of the " herein described tract; Thence S 01 °08'35" N along said west margin a distance of cn 74.95 feet; .Thence continuing along said west margin on a curve to the left ' Cpl having a radius of 901.37 feet, an arc distance of 93.19 feet 0 through a central angle of 05 °23'09" to the true point of beginning. .Legal Description of the North Canyon Area M op That portion of the southeast quarter of the southwest • quarter of Section 26, Township 23 North, Range 4 East, W. M. in the City of Tukwila, King County, Washington described as follows: Beginning at the southeast corner of said southeast quarter of the southwest quarter of Section 26; Thence N 87 °45'57" W along the south line of said southeast quarter of the southwest' quarter a distance of 1312.15 feet to the southwest corner of said southeast quarter of the southwest quarter; Thence N 00 °50'36" E along the west of said southeast quarter of the southwest quarter a distance of 819.01 feet to the true point of beginning; Thence continuing N 00 °50'36" E along said west line a distance of 140.00 feet;. Thence N 60 °27'22° E along the toe of slope to the north a distance of 49.54 feet; Thence N 69 °14'47" E along said toe a distance of 50.80 feet; Thence N 76 °14'21" E along said toe a distance of 50.45 feet; Thence N 83 °54'41" E along said toe a distance of 75.43 feet; Thence S 89 °11'35" E along said toe a distance of 70.65 feet•to the centerline of a railroad easement recorded under King County Receiving No. 7711090221; Thence along said centerline on a curve to the left, the center of which bears S 66 °50'05" E having a radius of 410.28 feet through a central angle of 22 °50'40" an arc distance of 163.58 feet; Thence S 00 °19'15" W along said centerline a distance of 20.71 feet; Thence leaving said centerline S 85 °08'34" W a distance of 255.03 feet to the true point of beginning. EXCEPT the east 11 feet thereof. ••