HomeMy WebLinkAbout05-090 - Pacific Commercial Properties - Multi-Family Condominium0 4D5 -0Q(
DEVELOPMENT AGREEMENT BETWEEN PACIFIC COMMERCIAL
PROPERTIES AND THE CITY OF TUKWILA
FOR THE DEVELOPMENT
OF A MULTI -FAMILY CONDOMINIUM PROJECT
I. PREAMBLE
This DEVELOPMENT AGREEMENT ("Agreement") between Pacific Commercial
Properties ("PCP") and the CITY OF TUKWILA, a municipal corporation of the State of
Washington ("Tukwila" or "City"), is entered into pursuant to the authority of RCW 36.70B.170
through .210, under which a local government may enter into a development agreement with any
entity having ownership or control of real property within its jurisdiction.
II. RECITALS
A. PCP has a contract for purchase and sale dated February 10, 2005, to purchase
property located in the City of Tukwila, King County, Washington, more particularly described
as King County Tax Parcel Nos. 2423049137 and 0005800013, equaling approximately 6.2
acres.
B. PCP intends to close on the above -referenced sale on or before August 1, 2005.
C. PCP desires to develop this property for a mixed-use residential project to be
constructed within the Transit -Oriented Development ("TOD") area of the Tukwila Urban
Center ("TUC"). This development, commonly known as "Tukwila Station," will be an
approximately 300 unit mixed-use residential development with approximately 5,000 square feet
of retail space. This development is more fully explained in the design schematics submitted to
the City on March 16, 2005.
D. This property is zoned Tukwila Urban Center District. Under current land use
regulations, residential mixed use is only allowed within 500 feet of a water amenity. This
regulation will need to be changed to effectuate desirable development of this property, as
described herein.
E. Land uses within the TUC were adopted prior to the presence of the Commuter
Rail/Amtrak Station. Tukwila is currently in the final stages of developing a new plan for the
TUC that recognizes that the Commuter Rail/Amtrak Station is a transportation amenity.
F. PCP has already begun the site development process by submitting to the City an
environmental checklist, application for design review, and application for a conditional use
pennit, and desires to develop this property in 2005.
G. The City of Renton has identified a preferred alternative for the future extension of
Strander Boulevard eastward from West Valley Highway ("Strander Project"). This alternative
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would require the relocation of the Union Pacific Railroad ("UPRR") right-of-way from its
current location to a location adjacent and west of the existing Burlington Northern right-of-way.
This portion of the property would be owned by PCP.
H. To facilitate the relocation of the UPRR, Tukwila would be required to acquire
through condemnation, or other negotiated means, the property required for the Strander Project.
This would be costly to the City if the property were fully developed at the time of
condemnation.
I. Tukwila owns approximately 1.63 acres of land immediately north of the Tukwila
Station site, of which approximately 36,000 square feet are subject to this Agreement.
J. Thus, the Parties wish to exchange certain parcels of property for their mutual benefit.
K. To provide certainty and efficiency to PCP and the City with respect to the
development of this property, to encourage mixed-use residential development of this property,
and to ensure acquisition of property needed for the Strander Project for the City, the Parties
wish to enter into this mutually beneficial Development Agreement.
BASED ON THE FOREGOING, and because successful development of this site will be
of long-term benefit to both Tukwila and PCP, Tukwila and PCP hereby agree as follows:
III. AGREEMENT
1.0 Effective Date and Term.
1.1 This Agreement shall become effective upon approval by the Tukwila City
Council, execution by both Parties, and proof in a form acceptable to the City of PCP's
ownership of the subject property not later than August 1, 2005; provided, however, that the
Mayor in his sole discretion may extend this deadline to September 1, 2005, without further
authorization of the City Council.
1.2 The term of this Agreement shall commence upon the Effective Date and
continue for a period of ten (10) years.
2.0 Ten -ns.
2.1 The Mayor agrees to recommend amendments to the zoning code, which would
allow mixed-use development within the TUC. If such zoning code amendments are not
approved by the City Council, this Agreement shall immediately terminate. If such amendments
are approved by the City Council, this Agreement shall remain in effect.
2.2 PCP shall convey by statutory warranty deed to Tukwila the portion of its
property (estimated to be an approximately 100 -foot strip) needed for relocation of the UPRR
right-of-way, more fully described in Exhibit "B" ("PCP Portion") attached hereto.
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2.3 In exchange, Tukwila shall convey by statutory warranty deed to PCP a portion
of its property adjacent to the proposed Tukwila Station site, more fully described in Exhibit "A"
("Tukwila Portion") attached hereto.
2.4 PCP will retain a temporary easement for parking purposes on the PCP Portion,
in a form substantially similar to the attached Exhibit "C" ("PCP Easement"). In utilizing the
PCP Easement, PCP agrees to the following Indemnity and Insurance provisions.
2.4.1. Indemnity. PCP shall indemnify, defend, and hold harmless Tukwila, its
agents, and employees from and against any and all liability arising from injury or death to
persons or damage to property resulting in whole or in part from negligent acts or omissions of
PCP, its agents, servants, officers, or employees, irrespective of whether in connection with such
act or omission it is alleged or claimed that an act of PCP, its agents, or employees caused or
contributed thereto. In the event that Tukwila shall elect to defend itself against any claim or suit
arising from such injury, death, or damage, PCP shall, in addition to indemnifying and holding
Tukwila harmless from any liability, indemnify Tukwila for any and all expenses incurred by
Tukwila in defending such claim or suit, including reasonable attorneys' fees.
2.4.2. Insurance.
2.4.2(i). PCP shall procure and maintain in full force throughout the duration
of its use of the PCP Easement comprehensive general liability insurance with a minimum
coverage of $1,000,000.00 per occurrence/aggregate for personal injury and property damage.
Said policy shall name the City of Tukwila as an additional named insured and shall include a
provision prohibiting cancellation or reduction in the amount of said policy except upon thirty
(30) days prior written notice to Tukwila. Cancellation of the required insurance shall
automatically result in termination of PCP's use of the PCP Easement.
2.4.2(ii). Certificates of coverage as required by Paragraph 2.4.2(i) above
shall be delivered to Tukwila prior to PCP's use of the PCP Easement.
2.5 Upon commencement of the Strander Project and any associated relocation of the
UPRR right-of-way, the PCP Easement identified in paragraph 2.4 shall terminate and be
extinguished, provided that the City has first acquired and conveyed to PCP that portion of the
existing UPRR right-of-way ("Union Pacific Site") more fully described in Exhibit "D" attached
hereto. The property exchange contemplated by this provision will be detailed in a formal
Property Exchange Agreement that will be executed at the time the City acquires the UPRR
right-of-way.
2.6 Upon acquisition and conveyance of the Union Pacific Site as set forth in
paragraph 2.5, PCP will relocate the parking area identified in paragraph 2.4 as the PCP
Easement to the Union Pacific Site identified in paragraph 2.5. This relocation shall be
accomplished to the City's satisfaction within 120 days after conveyance to PCP of the Union
Pacific Site. The City shall exercise its best efforts to provide 180 days advance written notice to
PCP of any obligation to relocate the parking initially authorized by the PCP Easement.
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2.7 The development is subject to the obligation of each Party to convey clear title to
affected parcels.
2.8 The City shall designate in its sole discretion, and on any reasonable conditions, a
portion of its property, described in Exhibit "E" attached hereto, for PCP's use as a temporary
construction staging area during development of the Tukwila Station site ("Staging Area"). In
utilizing the Staging Area, PCP agrees to the following Indemnity and Insurance provisions.
2.8.1. Indemnity. PCP shall indemnify, defend, and hold harmless Tukwila, its
agents, and employees from and against any and all liability arising from injury or death to
persons or damage to property resulting in whole or in part from negligent acts or omissions of
PCP, its agents, servants, officers, or employees, irrespective of whether in connection with such
act or omission it is alleged or claimed that an act of PCP, its agents, or employees caused or
contributed thereto. In the event that Tukwila shall elect to defend itself against any claim or suit
arising from such injury, death, or damage, PCP shall, in addition to indemnifying and holding
Tukwila harmless from any liability, indemnify Tukwila for any and all expenses incurred by
Tukwila in defending such claim or suit, including reasonable attorneys' fees.
2.8.2. Insurance.
2.8.2(i). PCP shall procure and maintain in full force throughout the
duration of its use of the Staging Area comprehensive general liability insurance with a
minimum coverage of $1,000,000.00 per occurrence/aggregate for personal injury and property
damage. Said policy shall name the City of Tukwila as an additional named insured and shall
include a provision prohibiting cancellation or reduction in the amount of said policy except
upon thirty (30) days prior written notice to Tukwila. Cancellation of the required insurance
shall automatically result in termination of PCP's use of the Staging Area.
2.8.2(ii). Certificates of coverage as required by Paragraph 2.8.2(i) above
shall be delivered to Tukwila prior to PCP's use of the Staging Area.
2.9 PCP shall hydro seed, vegetate, and otherwise restore the Staging Area to its
original condition and to the reasonable satisfaction of the City upon completion of PCP's use of
the Staging Area. The City shall thereafter maintain the restored Staging Area site.
2.10 PCP shall extend the existing sidewalk, located on the north side of the Tukwila
Station property, west to the intersection with West Valley Highway. The construction and
design standards of the sidewalk must be acceptable to the City's Public Works director.
2.11 Best efforts will be used to retain the train trestle currently located at Longacres
Drive. PCP desires to use some or all of this trestle as a gateway to the development. The ability
to utilize this trestle will require the approval of the Public Works Department.
2.12 The details of the property exchange are set forth in a separate Property
Exchange Agreement, which is incorporated by this reference as if fully set forth herein.
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2.13 This Agreement does not guarantee any project approval or that other conditions
outside the terms of this Agreement will not be imposed by the City.
2.14 This Agreement supersedes any and all other Development Agreements related
to the property that is the subject of this Agreement.
2.15 PCP's development shall be consistent with approval standards set forth by the
City's Board of Architectural Review.
3.0 General Provisions.
3.1 Assignment of Interests, Rights, and Obligations. This Agreement shall be
binding and inure to the benefit of the Parties. No Party may assign its rights under this
Agreement without the written consent of the other Party, which consent shall not unreasonably
be withheld. This Agreement shall be binding upon and shall inure to the benefit of the heirs,
successors, and assigns of PCP and the City.
3.2 Incorporation of Recitals. The Recitals contained in this Agreement, and the
Preamble paragraph preceding the Recitals, are hereby incorporated into this Agreement as if
fully set forth herein.
3.3 Severability. If any terra or provision in this Agreement, or the application of
any term or provision in this Agreement to a particular situation, is held by a court of competent
jurisdiction to be invalid, void, or unenforceable, the remaining terms and provisions of this
Agreement, or application of this Agreement to other situations, shall continue in full force and
effect unless amended or modified by mutual consent of the Parties. Notwithstanding the
foregoing, if any material provision of this Agreement or the application of such provision to a
particular situation is held to be invalid, void, or unenforceable, either Party may terminate this
Agreement by providing written notice of termination to the other Party.
3.4 Termination. This Agreement may only be terminated upon mutual agreement of
the Parties.
3.5 Enforceability. The Parties acknowledge that any willful and material breach of
this Agreement will result in irreparable harm, and therefore, in addition to any other remedies
that the Party would have, the non -breaching Party would be entitled to temporary, preliminary
and permanent injunctions prohibiting the breaching Party from any such willful and material
breach. The Parties agree that monetary damages from a breach of this Agreement would be
difficult to ascertain and quantify; thus, specific performance is the proper remedy for any breach
of this Agreement.
3.6 Applicable Law/Venue. This Agreement shall be construed and enforced in
accordance with the laws of the State of Washington. The venue for any dispute arising under
this Agreement shall be King County Superior Court.
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3.7 Notice of Default/Opportunity to Cure/Dispute Resolution. In the event a Party,
acting in good faith, believes the other Party has violated the terms of this Agreement, the
aggrieved Party shall give the alleged offending Party written notice of the alleged violation by
sending a detailed written statement of the alleged breach. The alleged offending Party shall
have thirty (30) days from receipt of written notice in which to cure the alleged breach. This
notice requirement is intended to facilitate a resolution by the Parties of any dispute prior to the
initiation of litigation. Upon providing notice of an alleged breach, the Parties agree to meet and
agree upon a process for attempting to resolve any dispute ansing out of this Agreement. A
lawsuit to enforce the teiuls of this Agreement shall not be filed until the latter of (a) the end of
the 30 day cure period or (b) the conclusion of any dispute resolution process.
3.8 Attorneys' Fees. In the event of any litigation or dispute resolution process
between the Parties regarding an alleged breach of this Agreement, neither Party shall be entitled
to any award of attorneys' fees.
3.9 No Third -Party Beneficiaries. This Agreement is for the benefit of the Parties
hereto only and is not intended to benefit any other person or entity, and no person or entity not a
signatory to this Agreement shall have any third -party beneficiary or other rights whatsoever
under this Agreement. No other person or entity not a Party to this Agreement may enforce the
terms and provisions of this Agreement.
3.10 Contingencies.
3.10.1. Should the Strander project not go forward or should the property
described in Exhibit "B" not be needed by the City, the easement granted by the City for parking
purposes on Exhibit "C" will become a permanent easement.
3.10.2. This Agreement will terminate if development of the project described
herein is not commenced within 180 days of the effective date of this Agreement.
Commencement shall be defined as receiving the required foundation inspection, including
approval therefore by the City.
3.11 Entire Agreement, Counterparts, and Exhibits. This Agreement may be
executed in duplicate counterparts, each of which is deemed to be an original. The entire
Agreement consists of seven (7) pages, one (1) notary acknowledgement pages, and five (5)
Exhibits, which constitutes in full the final and exclusive understanding and agreement of the
Parties and supersedes all negotiations and previous agreements between the Parties with respect
to all or any part of the subject matter hereof. All waivers of the provisions of this Agreement
shall be in writing and signed by the appropriate authorities of Pacific Commercial Properties
and the City of Tukwila.
3.12 Authority. The Parties each represent and warrant that they have full power and
actual authority to enter into this Agreement and to carry out all actions required of them by this
Agreement. All persons are executing this Agreement in their representative capacities and
represent and warrant that they have full power and authority to bind their respective
organizations.
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3.13 Recording. PCP shall record an executed copy of this Agreement with the King
County Auditor, pursuant to RCW 36.70B.190, no later than fourteen (14) days after the
Effective Date.
3.14 Existing Easements. No easement, in existence prior to this Agreement, on the
properties subject to this Agreement, shall be affected by this Agreement.
3.15 Legal Representation. In entering into this Agreement, PCP represents that it
has been advised to seek legal advice and counsel from its attorney concerning the legal
consequences of this Agreement; that it has carefully read the foregoing Agreement and knows
the contents thereof, and signs the same of its own free act; and that it fully understands and
voluntarily accepts the terms and conditions of this Agreement.
IN WITNESS WHEREOF, this Agreement has been entered into by and between Pacific
Commercial Properties and the City of Tukwila as of the day and year first above written.
PACIFIC COMMERCIAL PROPERTIES
By:
Its: President
gA/o
CITY OF TUKWILA
Steve Mullet, Mayor
Approved as to Form:
Page 7 of 8
Shelley Kersla .-, Cit}�Attomey
F•\APPS\CIV\TUKWILA\Contract\Tukwila Station - Development Agreement - FINAL.DOC
STATE OF WASHINGTON )
) ss:
COUNTY OF KING )
On this /5"/A day of ,0 a 2005, before me personally appeared
, the President of Pacific Commercial Properties, a
ke h YI e.f-%1 Ke bier -corporation that executed the within and foregoing instrument, and
acknowledged the 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 was authorized to execute
said instrument.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the
day and year first above written.
p
A
(0) .
: 'o +
Op '`
IVASN0,��
STATE OF WASHINGTON )
COUNTY OF KING )
On this 0 day of 2005, before me personally appeared
Steve Mullet, known to me to bete Ma r of the City of Tukwila, a Washington municipal
corporation that executed the within and foregoing instrument, and acknowledged the said
instrument to be the free and voluntary act and deed of the City of Tukwila for the uses and
purposes therein mentioned, and on oath stated that he was authorized to execute said instrument.
SS:
NOTARY PUBLIC
Washington
Residing at:
My commission expires:—/-�y
in and for State
of
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the
day and year first above written.
.��E$NIS C‘‘I
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o NOTAny 153'
,i
:o tun:
• PUBLIC
•
Pry ted Name: J12)6
N TARY PUBLIC in and for the State of
Washington` `� (-
Residing at:
My commission expires: 729h 6
Page 8of8
F\APPS\CIV\TUKWILA\Contrract\Tukwila Station - Development Agreement - FINAL.DOC
PROPOSED PROPERTY EXHIBIT
CITY OF TU HILA TO PACIFIC COMMERCIAL PROPERTIES, INC,
10-C 4cO5
RJ SQA
R1p/}, P
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PRCPOSEO AREA TO
8E DEEDED FROM
THE CITY OF TUKWILA 1
TO PACIFIC COMMERCIAL 1
PROPERTIES, INC
±36,590 S.F
AS BUILT
0 100 200
SCALE. 1"---200'
TRACKS 1
43
I_ONGACRES
WAY
I MONUMENTED
SO 158TH 5i
EXTENDED
Exhibit A
AS BUILT TRACKS
cc
2 U
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C
50' 50'
PREPARED 8Y
EASTSIDE CONSULTANTS, INC
415 RAINIER BL'/D N
ISSAQUAN INA 98027
PH 4251.392-5251
PROPOSED LEGAL. DESCRIPTION
CITY OF TUKWILA TO PACIFIC COMMERCIAL PROPERTIES, 1 C,
N
4
01
-�1
-4
01
01
U1
LOT 1 OF CITY" OF TUKWILA SHORT PLAT NO L98-0007 AS FILED UNDER
KING COUNTY RECORDING NUMBER 9803129013, RECORDS OF KING
COUNTY, WASHINGTON:
EXCEPT THE EAST 100.00 FEET THEREOF.
CONTAINING AN AREA OF 36,590 SQUARE FEET MORE OR LESS.
///// /////1Z L_L\\ll\t\\\\r
EXPIRES . MAY 22 2005,E
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11
PROPOSED PROPERTY EXHIBIT
PACIFIC COMMERCIAL PROPERTIES, INC. TO CITY CP TUKWNIL.A
EXPIRES MAY 22 2005
AS BUILT TRACKS
N_ LINE HENRY A. MEADER D.C.
S. LINE COV'T LOT 8
SEC. 24, T 23N , R. 4E., W.M.
0 100 200
SCALE. r=200'
57' 43
L
0
0
1
Asifa*••otto
50\
\\
AS BUILT q. TRACKS
1 PROPOSED AREA TO
BE DEEDED FROM
(
I PACIFIC COMMERCIAL
I' PROPERTIES, INC.
TO THE CITY OF
TUKWILA ±103,525 S.F_
U �
100 00'
W
1
50. 501
(` IEONGACRES
WAY
CMO,NUMEN TED r
50 758TH ST
EXTENDED
Exhibit B
BUR
PREPARED SY
EASTSIDE CONSULTANTS, INC
415 RAINIER BLVD N
ISSAQUAH, WA 98027
PH (4257592-5,351
PROPOSED LEGAL. DESCRIPTION
PACIFIC COMMERCIAL PROPERTIES, INC, TO CITY OF TU WILA
THE EAST 100.00 FEET OF LOT 2 OF CITY OF TUKWILA SHORT PLAT NO
L98-0007 AS FILED UNDER KING COUNTY RECORDING NUMBER
9803129013, RECORDS OF KING COUNTY, WASHINGTON.
TOGETHER WITH THE EAST 100 00 FEET OF THE FOLLOWING
DESCRIBED PARCEL:
THAT PORTION OF THE HENRY MEADER DONATION CLAIM NO 46 AND
OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, W M., IN KING
COUNTY, WASHINGTON, LYING WEST OF THE BURLINGTON NORTHERN
RAILROAD RIGHT-OF-WAY, EAST OF THE UNION PACIFIC RAILROAD
RIGHT -0F -WAY, AND SOUTH OF A LINE 137 FEET SOUTH OF THE NORTH
LINE OF SAID DONATION CLAIM AND NORTH OF THE CENTERLINE OF
LONGACRES WAY,
CONTAINING AN AREA OF 103,525 SQUARE FEET MORE OR LESS
c'SS=N
2005
��.�\\it/zufcci, 0
PROPOSED EASEMENT DESCRIPTION
CITY OF TUKWILA TO PACIFIC COMMERCIAL PROPERTIES, INC.
AS BUILT Q
0 100 200
SCALE: 1"=•200'
J
12165
lyl
so�158rx sr
1 I
I 1
43'
BUILT
TRACKS
N. LINE HENRY A.
MEADER 0. C. 45
4ECOW-LOTISEC. 2 3N.,
PROPOSED 30'
EASEMENT
LONGACRES
WAY
1LMONU ENNTED
SO. 158TH ST
1
EXTENDED
Exhibit C
1
4st4 4-
13 el
J►47*AL LANA j
W.M.
EXPIRES : MAY 22 2007
PREPARED 8Y:
EASTSIDE CONSULTANTS. INC.
415 RAINIER BLVD. N.
ISSAQUAH, WA. 98027
PH: (425]392-5351
PROPOSED EASEMENT DESCRIPTION
CITY OF TUKWILA TO PACIFIC COMMERCIAL PROPERTIES, INC.
THE WEST 30 FEET OF THE EAST 100.00 FEET OF LOTS 1 AND 2 OF
CITY OF TUKWILA SHORT PLAT NO. L98-0007 AS FILED UNDER KJNG
COUNTY RECORDING NUMBER 9803129013, RECORDS OF KING COUNTY,
WASHINGTON.
TOGETHER WITH THE WEST 30 FEET OF THE EAST 100.00 FEET OF THE
FOLLOWING DESCRIBED PARCEL:
THAT PORTION OF THE HENRY MEADER DONATION CLAIM NO. 46 AND
OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING
COUNTY, WASHINGTON, LYING WEST OF THE BURLINGTON NORTHERN
RAILROAD RIGHT-OF-WAY, EAST OF THE UNION PACIFIC RAILROAD
RIGHT-OF-WAY, AND SOUTH OFA LINE 137 FEET SOUTH OF THE NORTH
LINE QF SAID DONATION CLAIM AND NORTH OF THE CENTERLINE OF
LONGACRES WAY.
EXPIRES : MAY 22 2007
PROPOSED PROPERTY EXHIBIT
AREA TO BE ABANDONED BY UNION PACIFIC RAILROAD
AND ACQUIRED BY PACIFIC COMMERCIAL PROPERTIES, INC.
PROPOSED AREA TO BE
ABANDONED BY UNION
PACIFlC RAILROAD AND
ACQUIRED BY PACIFIC
COMMERCIAL PROPERTIES,
INC. ±59,180 S.F.
b0544p, 1117
4moi 50' 50'\
57' tili
S ►!i!
a
N'. I INF NEN Y M ADER 9., C_
S. LINE 2, N LOT W.M.
AS BUILT TRACKS
i:........0:. 009
Q
O
46
0 100 200
r;
EXIST. 100'
U.P.R/R RIGHT
OF WAY
SCALE: 1"=200'
j
57'
LONGACRES
WAY
MONUMENTED
S0. 158TH ST
EXTENDED
Exhibit ID
4AS BUILT TRACKS
`
4
PREPARED 8Y:
EASTSIDE CONSULTANTS, INC.
415 RAINIER BLVD, N,
ISSAQUAH, WA. 98027
PH: (425]392-5351
PROPOSED LEGAL DESCRIPTION
AREA TO BE ABANDONED BY UNION PACIFIC RAILROAD
AND ACQUIRED BY PACIFIC COMMERCIAL PROPERTIES, INC -
THE EAST 43.00 FEET QF THE FOLLOWING DESCRIBED PARCEL:
THAT PORTION OF THE 100 FOOT WIDE UNION PACIFIC RAILROAD
RIGHT OF WAY (A.KA. CHICAGO MILWAUKEE ST. PAUL AMD PACIFIC
RAILROAD) LOCATED IN THE SOUTHWEST QUARTER OF SECTION 24,
TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY,
WASHINGTON, WHICH LIES NORTHERLY OF THE CENTERLINE OF
LONGACRES WAY AND SOUTHERLY OF PRIMARY STATE HIGHWAY
NUMBER 1 (INTERSTATE 405)
CONTAINING AN AREA OF 59,180 SQUARE FEET MORE OR LESS.
EXPIRES MAY jzU005
0.,((1Io9�
PROPOSED PROPERTY EXHIBIT
PACIFIC COMMERCIAL PROPERTIES, INC. COMBINED PARCEL
xvo.ts-04:14°6
F --=-AS BUILT G TACKS
1
i I
I
AS BUILT C TSACKS i
ib 0 100 200
a mT
SCALE: 1"=200'
a.�
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a
Lu
vs
SO. 158TH ST
LbNGACRES-
WAY
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Exhibit E
CONSTRUCTION STORAGE
& STAGING AREA