HomeMy WebLinkAbout25-151 - Contract - Puget Sound Regional Fire Authority - Lease Agreement: Fire Station 5125-151
Council Approval 4/21/25
LEASE AGREEMENT
BETWEEN THE CITY TUKWILA AND
PUGET SOUND REGIONAL FIRE AUTHORITY
FIRE STATION 51
THIS LEASE AGREEMENT (hereinafter "Lease") is between the CITY OF TUKWILA,
a municipal corporation of the State of Washington ("City"), and PUGET SOUND REGIONAL
FIRE AUTHORITY, a Washington municipal corporation ("RFA") (collectively referred to as "the
Parties").
RECITALS
1. The City owns real property legally described in Exhibit A attached and incorporated herein
and located at 17951 Southcenter Parkway, Tukwila, Washington 98188 (the "Property")
(Parcel #s 3523049008 & 3523049040 (shown as vacant)).
2. The City currently leases a portion of the Property to RFA for use as a fire station, which will
expire on December 31, 2024, in accordance with the Parties' amended Interlocal Agreement
for Consolidation for Fire Services.
3. According to Section 7.c.I.a.1 of the 2023 Puget Sound Regional Fire Authority Plan, the City
is required to "retain ownership of the real property on which [Fire] Station 51 is located and
shall lease [Fire] Station 51 to the RFA for 50 -year terms at the rate of $1 per year. As
conditions of the lease, the RFA shall assume 100% of the maintenance costs and shall use
[Fire] Station 51 to deploy response units, subject to any other interests in the property."
AGREEMENT
NOW, THEREFORE, the City and RFA agree as follows:
1. PREMISES.
1.1. Lease of Premises. The City leases to the RFA, and the RFA leases from the City, the
Premises upon the terms specified in this Lease.
1.2. As -Is. The above-described Property and all improvements thereto, except for the
vacant portion of the Property depicted and described in Exhibit B, comprise the
"Premises" that are subject to this Lease Agreement. The City is providing the Premises
in "as -is" condition for the RFA's use. The City makes no representation regarding the
condition of the Premises or improvements located on the same.
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2. USE.
2.1. Permitted Use. The RFA shall use the Premises for the deployment of RFA response
units (the "Permitted Use") and for no other purpose unrelated to the delivery of fire
protection and emergency medical services.
2.2. Liens and Encumbrances. The RFA shall keep the Premises free and clear of any liens
and encumbrances arising out of or relating to its use or occupancy of the Premises.
3. TERM.
3.1. Term Defined. The term of this Lease shall be for fifty (50) years ("Initial Term"),
which shall commence retroactively to January 1, 2025 (`'Commencement Date"). This
Agreement will continue for the Initial Term and will automatically renew for
additional fifty-year terms, subject to the right of either party to terminate this
Agreement.
3.2. End of Term. Upon the expiration or termination of the Tel as applicable, the RFA
shall surrender the Premises to the City in the same or better condition as on the
Commencement Date, reasonable wear and tear excepted.
3.3. Hold Over. If the RFA remains in possession of the Premises after termination of this
Lease, the occupancy shall not be an extension or renewal of the Term. The occupancy
shall be a month-to-month tenancy, on terms identical to the terms of this Lease, which
may be terminated by either party on thirty (30) days written notice.
4. LEASE PAYMENT.
4.1. Rent. The RFA shall pay to the City the annual rent of One Dollar and No/100 Cents
($1.00) ("Rent"). The first installment shall be due and payable on or before
Commencement Date, and subsequent installments shall be due and payable on or
before the 1 st day of each year thereafter.
5. UTILITIES AND OTHER EXPENSES.
5.1. Utilities. The RFA will be responsible for all utilities serving the Premises. This
includes payment of all fees that may be charged to the RFA or City, related to the
Premises or use thereof, such as stormwater fees and property fees charged by the King
County Assessor.
6. MAINTENANCE AND LANDSCAPING.
6.1. Maintenance. The RFA shall at its sole cost and expense, keep and maintain in good
order and in clean, attractive, and safe condition the Premises. The RFA shall also pay
100% of the repair and replacement costs of the Premises. If any additions, repairs,
alterations, maintenance, replacement, or changes to the Premises are required by any
public authority, the RFA shall, at its sole cost and expense, make the same. All
additions, repairs, alterations, replacements, or changes to the Premises shall be made
in accordance with Section 7. Any damage or repairs that are the result of the City's
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negligent or intentional acts shall be the sole responsibility of the City. Upon
termination of this Lease, the RFA shall return to the Property to the City in the same
condition as it was received with reasonable wear and tear excepted.
6.2. Landscaping. The RFA shall regularly maintain all landscaped areas on the Premises
so that they present a neat and attractive appearance to the reasonable satisfaction of the
City. This includes, but is not limited to, regular watering, pruning, weeding and repair
of the landscaped areas. The RFA shall replace all plant materials which are damaged
or killed during the term of this Lease of the same type, unless a suitable alternative is
approved by the City.
7. TENANT IMPROVEMENTS.
7.1. Construction. The RFA shall not construct, alter, replace, remove or make major
repairs of any improvements on the Premises without the prior written consent of the
City. Prior to any construction, alteration, replacement, removal, or major repair of any
improvements on the Premises, the RFA shall submit to the City plans and
specifications that describe the proposed activity. Construction shall not commence
until the City has approved the plans and specifications in writing. The City shall have
thirty (30) days in which to review the proposed plans and specifications. The plans and
specifications shall be deemed approved and the requirement for the City's written
consent shall be treated as waived, unless the City notifies the RFA otherwise within
the thirty (30) days. Upon completion of construction, the RFA shall promptly provide
the City with as -built plans and specifications. The City's consent and approval shall
not be required for any routine maintenance or repair of improvements made by the
RFA pursuant to its obligation to maintain the Premises in good order and repair that
does not result in the construction, alteration, replacement, removal, or major repair of
any improvements on the Premises. The provisions of this section do not obviate any
permit requirements that may apply to the proposed activity.
7.2. Ownership of Improvements. On the termination of the Lease, all RFA -initiated
improvements shall become the property of the City without payment by the City.
7.3. Unauthorized Improvements. Improvements made on the Premises without the City's
prior consent pursuant to subsection 7.1 or which are not in conformance with the plans
submitted to and approved by the City ("Unauthorized Improvements") shall
immediately become property of the City, unless the City elects otherwise. Regardless
of ownership of Unauthorized Improvements, the City may, at its option, require the
RFA to sever, remove, and dispose of them. If the RFA fails to remove an Unauthorized
Improvement upon request, the City may remove it and charge the RFA for the cost of
removal and disposal.
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8. INDEMNIFICATION.
8.1. The RFA agrees that it will protect, save, defend, hold harmless and indemnify the City,
its officials, employees, volunteers and agents from any and all demands, claims, suits,
actions, judgments, or liabilities for injury or death of any person, or for loss or damage
to property, arising as a result of accidents, injuries, or other occurrences on the
Premises or on City's Property, occasioned by either the negligent or willful conduct of
the RFA, its agents or any person or entity holding under the RFA or any person or
entity on the Premises or on the City's property as a result of RFA's activity, regardless
of who the injured party may be. Notwithstanding the foregoing, the City shall, to the
extent permitted by law, indemnify and hold the RFA harmless for any and all demands,
claims, judgments, or liability for loss or damage arising from the City's negligent,
reckless and/or willful acts (including those of the City's employees, officials, or
agents).
It is further specifically and expressly understood that the indemnification provided
herein constitutes the RFA's waiver of immunity under Industrial Insurance, Title 51
RCW, solely for the purposes of this indemnification. This waiver has been mutually
negotiated and agreed to by the RFA and City. The provisions of this section shall
survive the expiration or termination of this Lease.
9. ENVIRONMENTAL LIABILITY/RISK ALLOCATION.
9.1. Definition. "Hazardous Substance" means any substance which now or in the future
becomes regulated or defined as Hazardous Substance or Hazardous Waste under any
federal, state, or local statute, ordinance, rule, regulation, or other law relating to human
health, environmental protection, contamination or cleanup, including, but not limited
to, the Comprehensive Environmental Response, Compensation and Liability Act of
1980 ("CERCLA"), 42 U.S.C. 9601 et seq., and Washington's Model Toxics Control
Act ("MTCA"), RCW 70.10SD.010 et seq.
9.2. Use of Hazardous Substances. The RFA covenants and agrees that Hazardous
Substances will not be used, stored, generated, processed, transported, handled,
released, or disposed of in, on, under, or above the Premises, except in accordance with
all applicable laws.
9.3. Current Conditions, Duty of Utmost Care, and Duty to Investigate
9.3.1. The City makes no representations about the condition of the Premises. With
regard to any Hazardous Substances that may exist in, on, under, or above the
Premises, the City disclaims any and all responsibility to conduct
investigations, to review any State records, documents or files, or to obtain or
supply any information to the RFA.
9.3.2. The RFA shall exercise the utmost care with respect to both Hazardous
Substances in, on, under, or above the Premises as of the Commencement
Date, and any Hazardous Substances that come to be located in, on, under, or
above the Premises during the Term of this Lease, along with the foreseeable
acts or omissions of third parties affecting those Hazardous Substances, and
the foreseeable consequences of those acts or omissions occurring as a result
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of the RFA's use or occupancy of the Premises. The obligation to exercise
utmost care under this subsection 9.3 includes, but is not limited to, the
following requirements:
9.4. Notification and Reporting.
9.4.1. The RFA shall immediately notify the City if the RFA becomes aware of any
of the following:
a) A release or threatened release of Hazardous Substances in, on, under,
or above the Premises, any adjoining Premises, or any other Premises
subject to use by the RFA occurring as a result of the RFA's use or
occupancy of the leased Premises in violation of federal and state laws;
b) Any problem or liability related to, or derived from, the presence of any
Hazardous Substances in, on, under, or above the Premises, any adjoining
property, or any other property occurring as a result of the RFA's use or
occupancy of the Premises;
c) Any actual or alleged violation of any federal, state, or local statute,
ordinance, rule, regulation, or other law pertaining to Hazardous
Substances with respect to the Premises, any adjoining property, or any
other property subject to use by the RFA in conjunction with its use or
occupancy of the Premises;
d) Any lien or action with respect to any of the foregoing; or,
e) Any notification from the Environmental Protection Agency, Department
of Ecology, or King County that remediation or removal of Hazardous
Substances is or may be required at the Premises.
9.4.2. Upon request, the RFA shall provide the City with copies of any and all
reports, studies, or audits which pertain to environmental issues or concerns
associated with the Premises, and which were prepared for the RFA and
submitted to any federal, state, or local authorities pursuant to any federal,
state, or local permit, license, or law. These permits include, but are not limited
to, any National Pollution Discharge and Elimination System Permit, any
Army Corps of Engineers permit, any State hydraulics permit, any State Water
Quality certification, or any Substantial Development Permit.
9.5. Indemnification.
9.5.1. The RFA shall fully indemnify, defend, and hold the City harmless from and
against any and all claims, demands, damages, natural resource damages,
response costs, remedial costs, cleanup costs, losses, liens, liabilities, penalties,
fines, lawsuits, other proceedings, costs, and expenses (including attorneys' fees
and disbursements), that arise out of, or are in any way related to:
a) The use, storage, generation, processing, transportation, handling, or
disposal of any Hazardous Substance or Hazardous Waste by the RFA,
its contractors, agents, employees, guests, invitees, or affiliates in, on,
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under, or above the Premises, any adjoining property, or any other
property occurring as a result of the RFAs use or occupancy of the
Premises, during the Term of this Lease;
b) The release or threatened release of any Hazardous Substance or
Hazardous Waste, or the exacerbation of any Hazardous Substance or
Hazardous Waste contamination, in, on, under, or above the Premises,
any adjoining property, or any other property subject to use by the RFA
in conjunction with its use of the Premises, which release, threatened
release, or exacerbation occurs or occurred during the term of this Lease
and as a result of:
i. Any act or omission of the RFA, its contractors, agents, employees,
guests, invitees, or affiliates; or,
ii. Any foreseeable act or omission of a third party unless the RFA
exercised the utmost care with respect to the foreseeable acts or
omissions of the third party and the foreseeable consequences of
those acts or omissions.
9.5.2. In addition to the indemnifications provided in subsection 9.5.1, the RFA shall
fully indemnify the City for any and all damages, liabilities, costs, or expenses
(including attorneys' fees and disbursements) that arise out of or are in any
way related to the RFA's breach of the obligations of subsection 9.3.2. This
obligation is not intended to duplicate the indemnity provided in subsection
9.5.1 and applies only to damages, liabilities, costs, or expenses that are
associated with a breach of subsection 9.3.2 and which are not characterized
as a release, threatened release, or exacerbation of Hazardous Substances or
Hazardous Wastes.
9.5.3. The City shall notify the RFA in writing of any third -party claim with
reasonable promptness, and the RFA shall have the right to compromise or
defend any such claim, provided that such compromise or defense of such
claim does not negate the RFA's obligation to indemnify and hold the City
harmless.
9.5.4. The City shall release, indemnify, and hold the RFA harmless from any and
all liabilities, obligations, judgments, demands, damages, causes of action,
claims, costs, and expenses, including but not limited to all reasonable
attorney's fees and costs of suit, arising out of or in connection with any
contamination from hazardous waste or an environmental condition on the
Premises caused solely by the City, its agents and representatives.
9.6. Cleanup. If a release of Hazardous Substances or Hazardous Wastes occurs in, on,
under, or above the Premises, arising out of any action, inaction, or event described or
referred to in subsection 9.5, above, the RFA shall, at its sole expense, promptly take
all actions necessary or advisable to clean up the Hazardous Substances or Hazardous
Wastes. Cleanup actions shall include, without limitation, removal, containment and
remedial actions and shall be performed in accordance with all applicable laws, rules,
ordinances, and permits. RFA's obligation to undertake a cleanup under this subsection
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9.6 shall be limited to those instances where the Hazardous Substances or Hazardous
Wastes exist in amounts that exceed the threshold limits of any applicable regulatory
cleanup standards. The RFA shall also be solely responsible for all cleanup,
administrative, and enforcement costs of governmental agencies, including natural
resource damage claims, arising out of any action, inaction, or event described or
referred to in subsection 9.5, above.
9.7. Sampling by the City, Reimbursement, and Split Samples.
9.7.1 The City may conduct sampling, tests, audits, surveys, or investigations
("Tests") of the Premises at any time to determine the existence, scope, or
effects of Hazardous Substances or Hazardous Wastes on the Premises, any
adjoining property, any other property subject to use by the RFA in
conjunction with its use of the Premises, or any natural resources. If such
Tests, along with any other information, demonstrates the existence, release,
or threatened release of Hazardous Substances arising out of any action,
inaction, or event described or referred to in subsection 9.5, above in
violation of federal or state law, the RFA shall promptly reimburse the City
for all costs associated with such Tests.
9.7.2 The City's ability to seek reimbursement for any Tests under this subsection
shall be conditioned upon the City providing the RFA written notice of its
intent to conduct any Tests at least fifteen (15) calendar days prior to
undertaking such Tests, unless such Tests are performed in response to an
emergency situation in which case the City shall only be required to give such
notice as is reasonably practical.
10. ASSIGNMENT AND SUBLETTING.
10.1. The RFA shall not sell, convey, mortgage, assign, pledge, sublet, or otherwise transfer
or encumber all or any part of the RFA's interest in this Lease or the Premises without
the City's prior written consent which may not be unreasonably withheld by the City.
In the event of such consent, each permitted transferee shall assume all obligations
under this Lease. No assignment, sublet, or transfer shall release, discharge, or
otherwise affect the liability of RFA. The consolidation of the RFA with another entity
or the formation of a regional fire authority in which the RFA is a participating
jurisdiction shall not constitute an assignment under this Lease. The City's consent shall
not be required for a sublease of the premises to another governmental entity providing
services that directly support and benefit the operation of the regional RFA.
11. INSURANCE. For the term of this Lease and any extension thereof:
11.1. The RFA shall procure and maintain, for the benefit of the RFA and the City, an
insurance policy on the Premises in the amount of the replacement cost, for damage
from fire; earthquake; and other perils. The proceeds payable on a claim against said
insurance policy for damage shall be used to repair damage to the building so insured.
However, if both the RFA and the City agree not to repair or replace said building, or
if the RFA elects to terminate this Lease as provided in subsection 12.1, all such
available insurance proceeds shall be retained by the City and all salvage resulting from
any risk covered by the RFA's insurance shall also belong to the City.
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11.2. The RFA shall be responsible for maintaining its own fire and hazard insurance on RFA -
owned personal property and leasehold improvements placed within and on the
Premises by the RFA.
11.3. The RFA shall procure and maintain, insurance against claims for injuries to persons or
damage to property which may arise from or in connection with this Lease by the RFA,
its agents, representatives, employees, or subcontractors.
12. DAMAGE OR DESTRUCTION DUE TO CASUALTY. The Parties recognize that some or
all use of the Property or Premises may be interfered with or prevented because of fire,
earthquake, flood, storm, landslide, act of war, vandalism, theft or other extraordinary casualty
("Casualty").
12.1. Material Damage. If the Premises are damaged or destroyed by fire or any Casualty
the parties shall meet and determine how long the repair and restoration will take within
thirty (30) days after the date of such damage. After that determination has been made,
RFA shall have a period of thirty (30) days to terminate the Lease by giving written
notice to the City.
12.2. Repair after Damage. If the RFA does not give notice of the RFA's election to
terminate as provided in subsection 12.1, then the RFA shall, subject to the provisions
of this Section, and provided sufficient insurance proceeds are available, repair such
damage so that the Premises are restored to a condition of similar quality, character, and
utility for the RFA's purposes. To assist with said repair work, the City shall provide
the RFA with any and all insurance proceeds it has received, or is entitled to receive,
from the insurance policy referenced in subsection 11.1. However, in no event shall the
City be obligated to provide the RFA with more money for repair work than is provided
by insurance proceeds in subsection 11.1.
13. DEFAULT AND REMEDIES.
13.1. Acts Constituting Default. The RFA shall be in default of this Lease on the occurrence
of any of the following:
13.1.1 Failure to pay expenses when due;
13.1.2 Failure to comply with any law, regulation, policy, or order of any lawful
governmental authority;
13.1.3 Failure to comply with any other provision of this Lease;
13.1.4 Failure to cure a default pursuant to Section 13.2 below;
13.1.5 Proceedings are commenced by or against the RFA under any bankruptcy act
or for the appointment of a trustee or receiver of RFAs' Premises; or
13.1.6 The RFA vacates or abandons the Premises.
13.2. Failure to Cure. A default shall become an event of default ("Event of Default") if the
RFA fails to cure, or take positive steps to cure, the default within 30 days after the City
provides the RFA with written notice of default, which specifies the nature of the
default.
13.3. City's Remedies Upon Default. Upon an Event of Default, the City may terminate this
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Lease and remove the RFA by summary proceedings or otherwise. The City's reentry
or repossession of the Property under this subsection shall not be construed as an
election to terminate this Lease or cause a forfeiture of rents or other charges to be paid
during the balance of the Term, unless the City gives a written notice of termination to
the RFA or termination is decreed by legal proceedings.
14. ENTRY BY THE CITY. The City shall have the right to enter the Premises at any reasonable
hour to inspect for compliance with the terms of this Lease upon twenty-four (24) hours' written
notice. The City and/or its agents shall comply with all of the RFA's work safety rules and
restrictions.
15. NOTICE. Any notices required or permitted under this Lease may be personally delivered,
delivered by certified mail, return receipt requested, to the addresses listed on the signature
page or to such other places as the parties may direct in writing from time to time. A notice
shall be deemed given and delivered upon personal delivery or three (3) days after being mailed
as set forth above, whichever is applicable.
16. MISCELLANEOUS.
16.1. Authority. The City and the RFA represent that each person signing on this Lease
on its behalf is authorized to do so.
16.2. Successors and Assigns. This Lease shall be binding upon and inure to the benefit
of the parties, their successors and assigns.
16.3. Headings. The headings used in this Lease are for convenience only and in no way
define, limit, or extend the scope of this Lease or the intent of any provision.
16.4. Waiver. The waiver by the City of any breach or default of any term, covenant, or
condition of this Lease shall not be deemed to be a waiver of such term, covenant,
or condition; of any subsequent breach or default of the same; or of any other teen,
covenant, or condition of this Lease. The City's acceptance of a rental payment
shall not be construed to be a waiver of any preceding or existing breach other than
the failure to pay the particular rental payment that was accepted.
16.5. Cumulative Remedies. The rights and remedies of the City under this Lease are
cumulative and in addition to all other rights and remedies afforded to the City by
law or equity or otherwise.
16.6. Time is of the Essence. TIME IS OF THE ESSENCE as to each and every
provision of this Lease.
16.7. Invalidity. If any provision of this Lease shall prove to be invalid, void, or illegal,
it shall in no way affect, impair, or invalidate any other provision of this Lease.
16.8. Applicable Law and Venue. This Lease shall be interpreted and construed in
accordance with the laws of the State of Washington. Any reference to a statute
shall mean that statute as presently enacted or hereafter amended or superseded.
Venue for any action arising out of or in connection with this Lease shall be in the
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Superior Court for King County, Washington.
16.9. Modification. Any modification of this Lease must be in writing and signed by the
parties. The City shall not be bound by any oral representations or statements.
16.10. Quiet Enjoyment. The City covenants and agrees that the RFA, upon performing
the terms and conditions of the Lease, may peacefully hold and enjoy the Premises
during said term without any interruption by the City, its successors or assigns, or
any person or company lawfully claiming by or through it.
16.11. Recording of Short Form Lease. Neither the City nor the RFA may record this
Lease without the other's prior approval, but the Parties will at any time at the
request of either party promptly execute duplicate originals of an instrument, in
recordable form, which will constitute a short form of this Lease, setting forth a
description of the Premises, the terms of this lease and other provisions hereof,
except the rental and other provisions as either party may request, which may be
recorded.
16.12. Duplicate Originals. This Lease Agreement may be executed in duplicate
originals.
THIS AGREEMENT requires the signature of all parties and is executed as of the date of
the last signature below and is effective as of January 1, 2025.
PUGET SOUND REGIONAL
FIRE AUTHORITY
L�;,
Signed by:
By: -� C,
Chief
DATE: 4/24/2025 1 5:41 PM PDT
APPROVED AS TO FORM:
DocuSigned by:
L
vta�, Swwt
RF,A ,Attorney
NOTICES TO BE SENT TO:
[Addresses listed on next page]
4905-8458-5503, v. 1
CITY OF TUKWILA
By:5ZSigned by:
W&S k�f,bd
Mayor
DATE: 412512025 1 2:03 PM PDT
ATTEST:
LSigned by:
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City Clerk
APPROVED AS TO FORM:
FSign,d by:
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402D 32E834A49E...
City ttorney
Puget Sound Fire Administration
20811 84th Ave S
Kent, WA 98032
4905-8458-5503, v. 1
City of Tukwila Mayor's Office
6200 Southcenter Blvd
Tukwila, WA 98188
EXHIBIT A
TUKWILA STATION 51 LEASE
ABBREVIATED LEGAL DESCRIPTION
NEW PARCEL "C" DESCRIBED AND DELINEATED IN CITY OF TUKWILA BOUNDARY
LINE ADJUSTMENT NO. L 13-005 RECORDING NO. 20130227900005 (BEING A PORTION
OF NE QTR NW QTR STR 35-23-04); TGW ADJOINING PORTION OF N HALF OF S 178T11
ST VACATED BY CITY OF TUKWILA ORDINANCE NO. 2400 RECORDING NO.
20160120000736; TGW ADJOINING PORTION OF SOUTHCENTER PARKWAY VACATED
BY CITY OF TUKWILA ORDINANCE NO. 2240; and
NEW PARCEL "B" DESCRIBED AND DELINEATED IN CITY OF TUKWILA BOUNDARY
LINE ADJUSTMENT NO L 13-005 RECORDING NO 20130227900005 (BEING A PORTION
OF NE QTR NW QTR AND SE QTR NW QTR STR 35-23-04); TGW ADJOINING PORTION
OF S HALF OF S 178TH ST VACATED BY CITY OF TUKWILA ORDINANCE NO 2400
RECORDING NO 20160120000736
Also known as King County Parcel Nos. 352304-9008 and 352304-9040 (shown as vacant),
located at 17951 Southcenter Pkwy.
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EXHIBIT B
TUKWILA STATION 51 LEASE
UNDEVELOPED PORTION OF PROPERTY
Undeveloped portion of King County Tax Parcel 43523049008, highlighted in yellow above,
running approximately 190 feet along the border with King County Tax Parcel 43523049107,
then running approximately 125 feet in a southeasterly direction along Southcenter Parkway, then
running westerly approximately 240 feet from Southcenter Parkway, and then running
northeasterly approximately 125 feet to the border with King County Tax Parcel 43523049107.
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