HomeMy WebLinkAboutA 20160808000679 RPturn Address:
Van Ness Feidman,�.I,P CpNFGR�IED C�PY
719 Secand Avenue, Suite 1150
Seattle,WA 98104
Attn: Molly Lawrence �(�����������?(�
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BRANDSNESS JUL pG 14$.00
PAGE-601 OF� 076
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P�ease�r�nt or rype i�tormat�on WASHINGTON STATE RECORDER'S Covex Sheet (xt,w hs.o4)
DOC11111Crit Z'It�C(S�(or transactions contained therein):(aii areas applicable to your document must be filled in}
Addendum to Nonoppasition Agreement
Reference Number{s) of Docaments assigned or released:
Addendum to Exhibit C of Declaratian of Covenants,Conditions and Restrictions and Grant af Easements for
Southport,Nonopposition Agreemeni,King County Recording Na.200011 l 7000535
Additianal reference#'s on page of dacument
GrantOr{S) {Last name,first name,initials}
1. Hotel at Southport LLC,a Washington limited liability company
2. Office at Southport LLC,a Washingtorllimited liability company
3. Boein�;Campany,a Delaware corporation
Gr�ntee(S} (Last name first,then first name and initials}
1. Hotel at Southport LLC,a Washington limited liability company
2. Oftice at Soutliport LLC,a Washington limited liability cornpany
3. Boeing Company,a Delaware corporation
4. City of Rentan,a Washington municipal carporation
Legal deseription(abbreviated: i.e. tat,block,plat or seetian,township,range)
Abbreviate
LOTS A AND B OF CITY OF RENTON SOUTHPORT LOT LINE ADJUSTMENT NUMBER LUA-14-
001 S 14 ACCORDTNG TC7 THE LOT LINE ADNSTMENT KECORDED DECEMBER 23,2014 UNDER
RECORDING NO.20141223900010,IN KING COUNTY,WASHINGTON.
Additiona] legal is on Exhibit B of document.
Assessor's Property Tax ParceUAccount Nurnber ❑Assessor Tax#not yet assigned
05230590'75
482305421b
0723Q59401
0823059187
The Auditor/Recorder will rely on the information provided on the farm. The staff will nat read the document to
verify the accuracy or completeness of the indexing information��rovided herein. ,
ADDENDUM TO N4Nt3PPOSITIUN AGREEMENT
This Addendum to t�ie Nonopposition Agreement ('`Addendum") is made and
entered into as af the �� day of__�,n t c�„�- , 2016, by and between Hotel
at Southport LLC, a�Vashingtan limited liabili't� company ("Hotel at Southport"}, Office
at Southport LLC, a Washingtan limited liability campany t"t3ffice at Sauthpart""},the
Boeing Company, a Delaware corporation("Boeing"), and the City of Renton, a
Washington municipal corporation ("City"}. Hotel at Southport, Office at Sauthport,
Boeing and the City are sometimes referred Ta individually as a"Party"'ar collectively as
the"Parties."
RECITALS
A. On September 27, i 999, Southport LLC {`Southport"}, Boeing and the Cit}7
entered into that Nonopposition Agreement related to Southport's anticipated clevelopment
of the 5authport Property {known as the "Property" in the Nonopposition Agreement). A
true and correct copy af the Nonoppasition Agreement is attached hereto as Exhibit A.
B. Since then, Southpart and its successors in interest have completed
development of a portion of the Property. 4ne of Southport's successars, Hotel at
Southport, is currently in the process of constructing a hotel adjacent to Lake Washingtan
(tl�e "Hotel projecf') on the portion of the Property legally described in Exhibit B-1 (the
"Southport Hotel Property"). Anather af Southport's successors, Office at Southport, is
currently in the process of constructing an office complex adjacent to the Southport Hotel
Property (the "Office project") on the portion of the Praperty legally described in Exhibit
B-2 (the "Southport Office Property'").
C. During the caurse of the City's review of the permit applications for the
Hotel project and the Office project, Boeing raised questions regarding whether and how
those applications comply with the Nonapposition Agreement and environrnental review
conditions contained in the 1999 Southport Planned Action Mitigation Document.
Specifically Boeing questioned: (i)whether the height of the Hotel praject may exceed '75
feet or any building within the Office project may exceed 12S feet under the
Nanopposition Agreement; (ii) and whether odors associated with air emissions fram
Baeing's adjacent facility could be perceived at higher concentratians fram the upper
floors of a hotel or an office building that exceeds 75 feet in height or 125 feet in height.
Boeing questianed whether the height of#he�-Iotel praject ar the Office project may exceed
I25 feet above the existing grade as of the date of the Nanapposition Agreement. It is
Hatel at Southport's and Of�ce at Sauthport's positian that the building heights of tbe
Hatel project and the 4ffice project are in compliance with the Nonappositian Agreement.
D. At the rec�uest of Baeing, CH2M Hil] was engaged to review the air
emissions from the Baeing Facility and their impact(s}on the Property, assuming
completian af both the Hotel project and the Office project(City af Rentan File#LUAQ4-
Addendum to Nanopposition Agreement
Page 2 of 75
156, MOD). The result of that review is set out in a document dated May 27, 2015, titled
"Odor Assessment at SECO Southport Development" and identified as Project Number
660134.01.01 (the "CH2M Hill Odor Assessment"). The results of that analysis document
that Boeing's operational emissions from the Boeing Facility (based on 2014 unit data and
including a 25% increase as a safety factor)result in odors that are below the odor
threshold for each chemical as identified in Table 8 of the CH2M Hill Odor Assessment
("Table 8").
E. On July 24, 2015, the City issued Building Permit B14006571 for the Hotel
project (the "Hotel Building Permit"), which included 22 conditions. Conditions 3 and 22
respectively addressed certain air handling and filtration system issues and landscaping
issues that had been raised by Boeing. Conditions 3 and 22 were noted to expire upon
acceptance and execution of an amendment to the Nonopposition Agreement addressing
the issues addressed in such conditions.
F. On January 26, 2015, the City issued Building Permit B 15005268, the first
of four building permits for the Office project. Another three permits, Building Permit
Nos. B 15005269, B 15005270, and B 15005271, for the Office project are currently under
review by the City. These four permits are hereinafter referred to collectively as the
"Office Building Permits."
G. The purpose of this Addendum is to establish specific conditions on air
handling and filtration and landscaping for the Hotel project and the Office project, to
address Boeing's concerns about the potential for greater odor concentrations, to confirm
the expiration of Condition 3 and 22 of the Hotel Building Permit, and to confirm that the
Hotel project and Office project, as designed, may proceed without opposition or challenge
by Boeing.
AGREEMENT
Now, therefore, in furtherance of the Recitals set forth above which are
incorporated herein by reference, and in consideration of the mutual promises and
covenants set forth in the Nonopposition Agreement and herein, and for other good and
valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the
Parties agree as follows:
1. Confirmation of Nononnosition to Pendin�Annlications.
A. Hotel. Hotel at Southport submitted permit applications for the
Hotel project to the City (City of Renton File#s: LUA14-000645, SA-A, SM, MOD,
MOD, B 14006571) (the "Hotel Permit Applications""), which identified project dimensions
including height, proposed uses, and locations of the proposed hotel improvements. On
July 24, 2015,the City issued the Hotel Building Permit. Based on the commitments by
Southport and its successors as set forth in the Nonopposition Agreement and the
Addendum to Nonopposition Agreement
Page 3 of 75
commitrnents by the Hotel at Southpart as set forth herein, and subject to the HoteI at
Southpart's compliance with such commitments, Boeing agrees not to object to, appeal or
otherwise appose the City's approval of the Hotel Permit Applicatians, and subsequent
pernzits for development of the hotel improvements, and further agrees not to challenge the
Hotel praject at the height and location approved by the City under the Nonopposition
Agreement.
B. 4ffice. In 2001, the City granted Site Plan approval ta Southport for
three affice buildin�;s(including street level retail and restaurant uses}(City of Renton File
#s: LUA14-000645). In May, 2015, Sauthpart submitted an application to revise the
design of the three af�ce buildings(Gity af Renton File#s: same as above}, which the City
appraved on August 5, 2015 ("4ffice Permit Application"}. On ,fune 23, 20]5, the Office
at Sc�uthport suhmitted applicatians for the 4ffice Building Permits to the City. The Office
Permit Application and the C?ffice Building Permits identify praject dimensians including
height,proposed uses, and lacations of the proposed affice improvements. Southpart may
file additional permit applications generally consistent with the 4ffice Permit Applicatian
and the Qffice Building Permits ("the Additional Copsistent Applications"). Based an the
cammitments by Southport and its successors set forth in the Nonopposition Agreement,
and subject to the Office at Southport's compliance with such cammitments, Baeing agrees
nat to object to, appeal or atherwise oppose the City's approval of the Qf�ce Permit
Application,the(�ffice Building Permits, or Additional Consistent Applications, and
further agrees not to challenge the Office project under the Nonopposition Agreement.
2. Air Handlin� Svstems. As shown in the permit application materials,the
Hotel project and the three office buildings that make up the Of�ce praject each includes
air handling and filtration systems and equipment that will mitigate impact to persons in
the interior of those buildings from emissions and odors from Boeing's industrial
operations at the Boeing Facility(as defined in the Nonopposition Agreement). These
systems and ec�uipment must meet the following criteria.
A. Pursuant to Section 2 of the 1999 Southport Planned Action
Mitigation Docurnent, the rooftap HVAC systems shall be placed in the locations shown in
Buildin�Permit B14006571, where tlae emissions and odors from the Boeing Facility are
less likely to reach the air intake vent.
B. As shawn in the permit applicatian materiais, Hotel at Southport and
Office at Southport have each praposed to use a three stage filter system in the rooftop
H�AC system,which includes MERV 8 outer-filters, MERV 13 middle�Iters, and
Activated Carbon Filters, to remave particulates and volatile organic campounds(VC)Cs}.
The Activated Carbon Filters are high quality and high performance FlandersJFFI FCP 300
Series-High Capacity 4 Inch Depth{FCP Carban Pleated Activated Carban Filters-
Nonwoven Media Absorbers} filters. Hatel at Southpot�t and the C}ffice at Southpc�rt will
use these filters{or alternative filters or filtratian systems that pravide equal or better air
Addendum to Nanapposition Agreement
Page 4 af 75
filtration} in the roaftop HVAC systems for the Iife of the hotel and office buildings,
respectively.
Hotel at Southport and tJffice at Southport shall properly maintain these systems
and equipment throughout the life of the Hotel project and the Office project, respectively.
In the event these systems or equipment, or any components af any of them, reach the end
of their useful life or are replaced far any other reasan, Hotel at Southport ar Office at
Sauthport, as the case may be, shall replace them with systems that rernove particulates
and VOCs at the same or greater removal rate as the systems described in subparagraph B
abave. This air handling system is consistent with the terms and canditions af Paragraph
7{a} of the Nonoppasition Agreement.
C. The parties canfirm that the Nanopposition Agreement remains in
full force and effect in accardance with its terms as amended hereby. Withaut Iimiting the
foregoing,the Parties canfu�m that the prohibition against residentia] development an the
Property pravided for in the Nanopposition Agreement is in full force and effect,
notwithstanding any statement set out in a letter dated February 4, 2008 ta Bill Stalzer on
behalf af Sauthport fram the City of Renton.
3. Landscapin�. The Hotel Permit Applications and the Office Permit
Application include landscaping plans. See attached landscape plan, Exhibit C. Along the
property boundary between the Property and the Boeing Facility(except as shawn in
Exhibit C),the existing and proposed landscaping includes a combination of Lombardy
Poplar trees planted 12 feet an center and which grow up to 40 to 60 feet in hei�;ht at a rate
of 3 to 4 feet per year, and Leyland Cyprus trees planted 6 feet on center and which grow
up to 50 feet in height at a rate af 3 to 4 feet per year. Hotel at Southport and Office at
Sauthport shall maintain these trees along their respective praperty lines with the Boeing
property line(marked an Exhibit C and referred herein as the "Tree Barrier") for the life of
the Hotel project and the Office project for the purpase of disturbing the airflow from the
Boeing Facility to the Property. Natwithstanding the foregoing, it is understaod that over
the life of the Hatel project and the life of the Office praject, Hotel at Southport and Office
at Southport will need to: a)thin the Tree Barrier by removin�certain trees to avoid
overcrowding and to encourage tree growth; and b) replace one or rnore of the trees if they
die,become diseased or are no longer in place for other reasons. In light of this anticipated
thinning and replacement of trees, whenever there is a gap between the trunks of existing
trees in the Tree Barrier greater than 15 feet(except for those anticipated gaps identified on
Exhibit C},Hotel at Southport or Off'ice at Sauthpori sha11 plant within this gap Lornbardy
Poplar trees{or equiva(ent} at an initial height of na less than 12 feet ar Leyland Cyprus
trees {or equivalent} at an initial height of no less than 10 feet.
4. Air Emissions from Boein�Facititv. Hotel at Southpart and Office at
Southpart each hereby waives and releases for itself and for all future owners, lessees,
andJor operatars of the Hotel project and the Office project,respectively,to the extent
permitted by law, any claim against Boeing in connection with odors emanatin� from the
Addendum to Nonapposition Agreement
Page 5 of 75
Boeing Facility except for claims that Boeing has exceeded or is exceeding the odor
threshold set out in Table 8 far any odor-causing chemical listed in Table 8 as measured at
the Southport Hatel Property ar the Southpart Office Property. Table 8 identifies the
chernicals emitted by Boeing at the time of the CH2M Hill Odor Assessment and the odor
thresholds for each chemical. If after the Effective Date of this Addendum,Boeing utilizes
one or more chemicals not identified in Table $ and which generate odors, and Hotel at
Sauthport or Office at Southport notifies Baeing of potential odor problems, Boeing will
promptly engage CH2M Hill{or a comparable firm if CH2M Hill is na langer in business
or na longer qualified to provide the odar assessment}to establish odar thresholds for such
additional chemical(s}using the same methadolagy as that used to establish the thresholds
in Tabte $. Fallowing the receipt of CH2M Hill's repart, the Parties shal] promptly arnend
Table 8 ta add such additianal chemical{s} and identify the odor threshold for each added
chemical. Hotel at Southport and Office at Southport each alsa hereby agree that all
agreements, instruments, and documents, including leases and deeds,related to the Hotel
praject or the Office project(ar both) sha11 be subject to their respective waiver and release
in this Section 4.
5. Hotel Buildin�Permit Conditions. Consistent with the terms and conditions
o�`the Hotel Building Permit,upon the mutual execution oi'this Addendum, Conditions 3
and 22 to B 14Q066571 are expired.
6. General Provisions.
A. Integration/Complete Agreement. Except as expressly modified by
this Addendum, all terms and conditians of the Nonapposition Agreement rernain in full
force and effect without rnodification or change. The Nonoppositian Agreement, as
modified by this Addendurn(including Exhibits A, B-1, B-2, and C to this Addendum),
contains the entire agreement of the Parties with respect thereto and supersedes any prior
agreements, negotiations and communications, oral ar written, with respect to the subject
matter thereof, and contains the entire agreement between the Parties, and the final
expression of the Parties with respcct to the subject matter of thereaf Addendum. No
subsequent agreement, representation, or promise made by any Party hereto, or by or to an
employee, afficer, agent ar representative of any Party hereto shall be of any effect unless
it is in writing and executed by the Party to be bound thereby.
B. Representation and Warranty. Each party hereby warrants and
represent to the other that(i} it has the legal right,pawer and authority to execute this
Addendum, (ii}the individual signing this Addendum an its behalf has the autharity to
bind the party and to enter into this Addendum; and(iii}it has taken all required action(s}
ta Iegally authorize the execution, delivery and performance of this Addendum.
C. Caunterparts. This Addendum may be executed in counterparts and,
when taken tagether with other signed counterparts, shail constitute ane agreement, which
shall be binding upon and effective upan all Parties.
Addendum to Nonopposition Agreement
Page b of 75
D. Choice of Law. This Agreement shall be governed by the law of the
State of Washington, without reference to its choice of law rules.
E. Recordation. The Nonopposition Agreement is recorded against the
Southport Hotel Praperty, King Caunty Recording No. 20001117000535. The Hotel at
Southport agrees ta record this Addendum against the Southport Hotel Property within ten
days after the Effective Date af this Addendum. The Office at Southport agrees to record
this Addendum against the Sauthport Office Property within ten days after the Effect'rve
Date of this Addendum. The pravisians af this Addendum are intended ta bind and to
benefit future awners, aperators, Iessees, accupants, and users of al1 or any part of the
Property.
F. Duration. This Addendum sha11 be effective for the same duratian
as the Nanoppasition Agreement and shall expire and have na further force or effect
concurrent with the expiratian of the Nonopposition Agreement.
(Srgnatures ori followiyag pagesJ
Addendum to Nonopposition Agreement
Page 7 of 75
IN WITNESS WHEREOF, the Parties execute this Addendum as of the Effective Date
above.
HOTEL AT SOUTHPORT LLC,
a Washington limited liability corporation
By: SECO Development, Inc., a
Washington corporation, its manager
BY: � �
Michael P. �irist
Its: � C� C'
Dated: l..F �21 �I lG
OFFICE AT SOUTHPORT LLC,
a Washington limited liability corporation
By: SECO Development, Inc., a
Washington corporation, its manager
B : /,� �'
Y /�
Michael P�Ch�sr'�
Its: � C�C�
Dated: �-�'�21 �I V'�
THE BOEING COMPANY,
a Delaware corporation
By: �i��6%G��/�i �����'
� " Marc A. Poulin
Its: A�inorizeal Signatory
Dated: � -' $— Zv/ (o
Addendum to Nonopposition Agreement
Page 8 of 75
CITY 4F RENTON
By: �
Denis Law
Its: Mayar j� /f�
Dated: � � f
! /
/
Attest and approved: ,,,,,,�.,,;~;: �-�•,.....
' �,,. ;_, '�C,���'� ����;'�,'�'::=%:
�� � �J=
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Jaso A. Seth - `
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Ren n City Cle k _ �j � ,��'�'
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Gt.cnr'r.C�/�/`-t�' ���✓"N-'�--'r`
Lawrence J. Warren��
Renton City Attarney
Addendum to Nonopposition Agreement
Page 9 of 75
i � �
STATE OF WASHINGTC?N ss.
COUNTY C}F KING
I certify that I know or have satisfactory evidence that Michael P.Christ is the person wha
appeared before me,and said person acknowledged that said persan signed this instrument,on oath stated
that said person was authorized to execute the instrument and acknowledged it as the F-�es�errt of SECO
Development,Inc.,a Washington corporation,the Manager of HOTEL AT SOUTHPORT LLC,a
Washington limited liability company,to be the free and voluntary act of such party far the uses and
purposes mentioned in the instrument.
Dated this ����' day of ���.0 fZC. ,2416.
`��\���,\\\\11111��l� �'`�C���c�`�`��'"
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,; s cs � „ � �y .�, (Legibly Print or Stamp Name of Notary}
''r, � Av �G '2 ' Notary pubiic in and for the state af Washington,
/ N.1 i, B1. � r`�
f/� 9J,'ry����pi2a�11��+'w4 residing at �Y:��
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Addendum to Nonopposition Agreement
Page 10 af 75
STATE OF WASHINGTClN ss.
COUNTY OF KING
l certify that I know or have satisfactary evidence that Michaei P.Christ is the person who
appeared before me,and said person acknowledged that said person signed this instrument!�on oath stated
that said person was authorized to execute the instrument and acknowledged it as the�'r�e�i�e�t of SECO
Development,Inc.,a Washington corporation,the Manager of OFFICE AT SOUTHPORT LLC,a
Washington limited liability campany,to be the free and voluntary act of such party for the uses and
purpases mentioned in the instrument. ____
Dated this �''�"� day of ���-�'�-�. >2016.
\�,����\\1\11t11 �; ��i /�`
,,�.•` P�tqG�r r+,y f;� �� � 1 C�
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i ;� — + `" = Z � (Legibly Print or Stamp Name of Notary)
` N�!,,�� '04Bti��,��"��= Notary public ' and far the state of Washington,
�ifj -9�,'a�,j0i23*�r`�C:a � residing at 7`�'��!�'�
' � /D �'23 --/7
��ll��O�`yy(,�$��Rr.'`'' My appointrnent expires
Addendum to Nonopposition Agreement
Page 11 of'75
__. �� ��.�����L.��.�.
cT a TF nF ��
COUNTY O ING
I certify that I know have satisfactory evidence that is the person who
appeared before me,and said per acknowledged that said persorl signed this instrument,on oath stated
that said person was authorized to exe te the instrument and acknowledged it as the
of the Boeing Company,a Delaware corpo tion,to be the free and voluntary act of such party for the uses
and purposes mentioned in the instrument.
Dated this day of ,2016.
(Signature of Natary)
{Legibiy Print or Stamp Name of Nata
Notary public in and for the state of Washin n,
residing at
My appointment expires
Addendum to Nonopposition Agreement
Page I2 of?5
STATE OF MISS�URI
Ct�UNTY OF ST. LOUIS
c��h !
On this C� day of �� l� in the year 2016, before me appeared
Marc A. Poulin, to mc personally known, �vho, being by me duly sworn, did say that he is an
authorized signatory of The Boein� Company, that said instrument was signed in behalf of and
by authority af said campany, �nd said persan acknowledged said instrunlent to be the free act
�nd deed of said company.
In wiiness whereof, I have hereunio set my hand and affixed my official seal on the County and
State aforesaid, the day and year first above written.
„o� Y pU�'�= �LCommission Expal'es � ���
:'�•..
=2'���*= � Aprii 5,2ots � �Totary Publ ic y
=;�'��- SL 1.cuis Camty
�.,OF'�� Canmission#15168840
���t�.
STATE OF WASHINGTON
ss.
COUNTY OF KING
I certify that I know or have satisfactory evidence that >��1 S LE�i,-l.% is the
person who appeared before me,and said person acknowledged that said person signed this instrument,on
oath stated that said person was authorized to execute the instrument and acknowledged it as the
� � �c�•�--I i� of CITY OF RENTON,a Washington municipal corporation,to be the free
and voluntary act of such party for the uses and purposes mentioned in the instrument.
Dated this rT�' � day c��' �,_,�.,,,,, ,2016.
[ �
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Addendum to Nonopposition Agreement
Page 13 of 75
Exhibit A
True Copy af Nonopposition Agreement
Addendum to Nonppposition Agreement
Page l�of 75
r�r.r.rrrrrrr�r
GAG-99-141
. . . ' z of 4
, •1 �
1�iQNOPPOSITSCIN AGREEMENT
���
THE N�NOPPOSITION AGREEMENT made and entered �nto as of
the �� day of 'rj lAe,tt,, 1999 by and between Michael
Christ, dne, LLC a-�ington limzted liability cornpany
{����RIST") , the Boeing Company, a Delaware corpora�ion
{",gQEING") and the City of Renton, a Washington municipal
corpora�ion ("City"1 . (CTiRIST, BOrING and the City are
callective�y referred ta as the '�PA�tTIES") :
RECITALS
A. CHRIST has entaxed into a puxchase and sale
agre�znent with Puge� Wastern La purchase triat property
. commonly known as the Shuffletan Steam Plar�t site {the
"Property"} in Rentan, Washington legatly described in �xhibit
A. The Pruperty lies adjacent to T3aeing's Renton
manufacturirig and final assembly.facility tthe "Boeing
I'acilaty") legal.ly described in Exhibit B. The Property�and
i:he immediately adjacent portian�af the Boeing Facility are
illustrated in Exhibit C. Exhibit5 A, B, and C are attached
hereta and incarpora�ed 2lereby by thi.s xeference.
B. CHRIST has proposed to the City the phased
redevelapment of the Property fram i.ts exis�ing industrial
land use ta a mixed-use development consisting n:E off3.ce,
residential and commercial uses (the "Redevelopment") as shown
in Exhibit D, attached hereto and lay this reference
incorporated herein. The governmei�t permiis and approvals
which either have been or are likely to be sought by Christ
which may be necessary far �he Redevelopment include bui: are , '
not limited to a Planned Action Designation, Comprehensive
Plan Amendment and Rezone, a Zoni.ng Code TexL Amendcnenfi, �
- Master Site Plan Approval and phased 9.ndivi@ual site plan
appravals, 'a Shoreline Substantial Development Permit,
clearing, qrading, demolitiQn, constructian building and
mechanical permits, shart plat or boundary line adjustment
approvals, roadway access approvals, parking ancl loading -
regulations modifications, variances, and tiydraulic project
approval (the "Permits and Approvals") . �
C. The City has begun drafting a Supplemental. '
�nvironmental Tmpact Statement .{SFIS) to address the
� env7.ronmental impacts of a planned action praposal and the
groposecl Redevelapment i�he Southport Development Planned
Action D�SS, June 1999? . The Draft SCIS has been issued a�zd �
�aooao-oaoa�sasszaso.izz� �n���
Addendum to Nonopposition Agreement
ALTERED Ft�R RECORDING F�hibit A - 1
Page 15 af 75
....r.rr...rrrw
r f ,i .
� the comment periad expirec! 7l291�99. The Fina�. ESS was issueci '
September 9, 1999.
D. Christ has presented Baezng and the City with
proposed site plans for the Redevelopment plarrned action on
file with the City. Boeing has expressed concerns to Christ
and tp the City by cominent letters dated July 19, 1999 and
July 28, 1999 ("Comrnent Letters"} on f�.le wzth the City,
�. Christ is willing to modify its plans anci cnmmit to
a development plan which prohilaits residential develapment
from being 2ocated closer than 380 feet to tYie Boeinq Plant
and imposes other use restrictions anci notice requirements in
consideration af Boeinq's withdrawal of its camment J.eti:ers
and its agreement noL to appnse the Redevelapnient and any of
Christ's Permits and Approvals for the project as descri.bed
herein and as depicted .in Exhibits D and 6.
F. Boea.ng zs willing not to oppose the Redevelopment
ancl Christ's Permits and Appxovals in cansideration of the •
Redevelopment being developed, constructed and operated as
provided by this Agreement, and provided that the te�ms and
conclitians of thi.s Agreement are imposed, implemented and
en�orced. .
NOW, THEREFdRE, IN CONSIDERATION �of the mutual pxcamises,
covenants and aqre�:ments contained herein, Chrxst, Boeing, and
the City, each with the intent that each Tie 3�ega13y bouncl,
agree:
AGREEi�NT
1. P1iOJECT DESCI2IPTTOt3
So long as any portian of the Baeing I'acility within
1,000 f�et af the Property is ownect, in whale or in pazty, by
Boeing ar a related entity, a�d is used, �in whole or in part,
as an aircraf� manufacturing and final assembly plant or for
aray other heavy industrial use i"Candition") : �
(a) The Pxaperty shall not be developed with more than
590 tQtal residential units, except that a hatel ar other
commercial use shal2 be allowed in the non-resideritial area as
shown in Exhibit D, and as providecl by existinq and propaseci
City codes, a capy af which is at�ached as Exhibit E and by
this reference incorparated herein.
t�? Sui2ding heigh�s shall nat exceed 125 feet abave
� existing grade, excludi�g rooftop mechanical equipment.•
(O(}OOOA040t5$492350.i22j -.2- 9/17/99
Addendum ta Nanopposition Agreement
ALTERED FOR RECORDING F..xhibit A -2
Page I 6 af 75
i �;i
{c) Landscaping shall be as required harean and by the
� current City Cade. Relevant portions of the Co�e are attached
as Exhibit F and by this reference incarporated hereir►.
{d} Building locations shall be generally as shawn in .
Exhibit D,
(e} Suilding uses and occupancies sha31 be as shown in
Exhibit D.
- {f) No change, expanszon or intansification af usc or of
any building that cou2d increase environmental impacts ar the
sensitivitzes ta accupants and users o� Y_he Property sha�l be
cammenced or implemented without the priar written cansent of
Bqeing and issuance of such Permits or Approvals as may be
required by the City. •
2. . ESTABLISHMENT' OL' RESIDENTIAI, RESTRICTI023 1�.1ZEA
{�:) Christ sha11 submit to the Ckty a znodificatiar�•t,o
its prapased Redevelopmen�, as described in this Agreem�nt,
includa.ng �xhibit D, and including the prohibition_ of any
residential uses an that partion of the �'roperty located
within 38d feet of the Boeing Plant (the "Resiclential . .
Restriction Area") .
{b) Christ shall submit to the City a modifzcation to �
any currently pending applications for Fermits and Approvals,
necessary to cause the Redevelopmen� ta confoxm to the terms
and canditians. o� this Agzeement.
ic) So lang as �he Conciztion exists, all future
applicatians far Permits and Approvais sha11 be cansistent
with the terms and car�ditions of this Agreement.
3. FES2DENTZAL US� ' .
So lang as the Condition exists.
{a) Residentia2 use (the hote2 shall not be considered a
residential use} shall be allawed only in the areas designated
"residential" in Exhibit D, and sha31 not be permitted to :
occux within ihe Residential Restriction Area.
(b} Subject to (c), belaw, all Xesidential use shall be
month-to-month or day-to-day tenancies_ No pexrnanent, long-
terzn residential uses shall be allawed except with prior
wr,itten consent of Boezng, which shail not �ie unreasonably
withhelci or delayed.
'[U80Q0-Wp8/SB992350.122j -3- 9/17f99
Addendum ta Nonopposition Agreement
ALTERED FQR RECORDING Exhibit A -3
Page l7 of 75
. !.�t
(c) No individual awnership or long-term lease of
individual residential units shall be allowed wathout the
priar wrztten consent of Boeing, which consent shall not be
unreasonably withheld or de�.ayecl in the face of a reasonab2e
showing by Chri.st of the ecanomic or market feasibility or
necessity ior such ownership or long-terrn lease. �
4. 'SET'SP;.CKS AIdD I.ANDSCA.PING
Sa long as the Candition exists:
(a) Christ shall provide a buffer of nat less than 25
fe�t between the common boundary line of �Yze T'roperty and the
Bo�ing Facility. The b�ffer shall be intensivel.y landscaped
ancl will proiride screening and visual relief between the
residentiaZ tenants and the Boeing I'acility. The buffer shall
znclude a vehicular access raad as shown on Exhibit 'D, and may
requirs Further utilities, transiarmers, airhandling
equipment, etc. The ar.ea immediately north and west of
bui.lding 1 will al.so be intensively landscaped with mixecl
deciduous and evergreen plantings of a density and af
• sufficient size ta obscure the Baeing Facility from the
Prope.rty. A conceptual landscaping plan is attached as
Exhibit G that is representative of Christ's S.ntentions, but
' which also may requixe modificatians the City may dictate to
meet traffic anci other municipal tequirements, or as a
xestaurant intended for this area may reasonably require.
Fartrayal of, the office �Sortion of the site in �xhibit D i.s
conceptual on�y; the design will ul�imately be driven by
market and/or specific tenant requiremen�s, and must remain .
tlexible to thez.r needs. Nevertheless, Chr9.st and Baeing
confzrm that they are of a comman gaa2 to effectively screen
residential faciliti:es at the Froperty f�om the Boeing
� �acility.
(b) The buffer and landscapa.ng shall be regularly
maintained. Plant losses shall be xeplaced promptly wi�h the
same or similar material.
5. NOTICES TO .USERS
Upon closing and acquisition of title to the Property i�y
Christ or any related enta.ty, Ckirist sha].1 record �a Notice on
Title to the Prtrpexty, and shall provide all prospective
purchasers, users and tenants tas to users and tenants, with
ck�anges only .in tense) af all ar any partion of the Proger�y
wzth written notice as follows:
[00060-90QOJSB9923S0.1221 . -4- 91,t7799
Addendum to Nonopposition Agreement ALTERED FOR RECtJRDING I�hibit,� -4
Page 18 of 75
_ � ;
' I
The. property immediately south of the Sou�hpart
property is zoned for heavy industrial use, and
is curren�ly used as an aircra�t manvfacturing
and final assembly plant. A variet� of
industrial activities occur an the property
that may be inconvenzent ar cause discom�ort to . '
peaple using, working ar residing at Southport.
This may arise from azrcraf� manufacturing
ac�ivitzes, including aircraft £inaZ assemb�y
and painting, and a wastewater treatment plant,
which may generate unpleasant and annoying �
odars, vibrations, noise, dust, and air
emissions�af hazardous and toxic air pollu�ants
and volatile organic compnunds. The City af
Renton has established manufacturing and other
heavy industria� uses as priarity uses on
designa�ed heavy zndustrial lands. Neazby
. property owners, residents and users should be.
prepared ta accept such inconveniences or
ciiscomfart fram normal, necessary heavy
industrial operatinns when per�artaed in
aompZa.ance with local, state anct federal law_
The owner of the property [described on Exhibit
A] for itself, its sucoessors and assigns,
hereby waives to the extent permitted by 1aw
its right to protest or challenge any lawful
heavy manufactuxing operation or �ctivity or
�he environmental x.mpacts lawful�y aaused by
�he current aircraft plant or other heavy
' industrial use �o �he property described on
Exhibit A ar to its owners, users or occupants.
{b) This wri�ten notice shall be in bald typeface anct
not less than 10-point type.
(c) Except as may be required by law, or to avoiel
violations of law, sa long as the Condi.tion exists, this
written notice may not be changed, modified, amended, or�
suspendecl without the express prior written consent of Boei.ng,
which consent may l�e withheld in Hoeinq's sole discretion_
6. DEED RES�'RICTIQ2�S
t�) Upon closing and acquisitian of titie ,to the
' Property by Christ or any related entity, Chrzst will alsa
record a restrictian an title to the Property as follows:
(04Q�4-4444lSBJ'J2350.322} 'S- 91F7t�9
Addendum to Nonopposition Agreernent ALTERED FOR RECfJRDING I',.xhibit ff -5
Page 19 af 75
T � �
50 long as adjacent property is awned by The
Boeing Company,, a De2aware corporation, or a
related entity, and is used as an aircraft
manufacturing and final assembly plant or other
. . heavy industrial use, no residential use or
residential structures of any type, whether
permanent, temporary, long-term, short-term,
rental, or otherwise, with the exception ai
� hotel or other commercial uses, shall be
cons�ructed, placed or used within 380� feet of
the commgn boundary line af this 'praperty and
the adjacent Baeing Aixcraft Manufacturing and
Final Assembly Plant as depicted in Exhibits C '
and D. No more than 590 residential units
. shall be allawed on that portion of the ,
property desiqnated for residential use, as
shown on Exhzbit D.
(c} This restriction and the notice describe@ in Section
S shall remain an effect so long as Bpeing uses any portion of
i�s pra�er.ty wiL'hin 1,a00 feet o� the Southport property for
heavy aircxaft manufacturing and final assembly ar for other
heavy industrial �urposes.
(d) fihe natiee and restrictian on title shall be
recorded against tztle ta the entire Property described in
Exhibit A at the �ime Christ acquires Litle ta the Property. � '
Xf the Property is subdivided, the natice and restriction on
Litle shall apply to all future Zats, parcels and �racts.
(e3 So �ong as Boeing uses any partion of its property
within I,40Q. feet of the Southpart propezty for neavy
industrial purpases, neither the recorded notice nor the
zestric�ion�an t.itle may be removed, extinguished, waiv�d,.
suspended, amended or modafied rjithout the prior express
wrzt�en consent of Boeing, which consent may be withheld in
Boeing's sale discretion.
7. DESSGN .AA7D CO�STRUCTION
ia) Heating, ventilation and air conditioning far the
Property office builclings will be accomp].ished by a variabJ.e
air valume system, or equzvalent ctesigned and placed to
minimize t2ae effects of odor and air.emissions from the Boeing
• Property 'on building occupants of office buildings at the�
Property. This type af equipment lends itself to a varie�y of
filtering techniqu�s, includinq synthetic fiber and activated
carban filters. An appropri.ate filtering technol.ogy will be
selected during the desiqn phase af the Redevelapment. The
[pQ06DAQ001SB942350.I2?� '�- . 91i7/99
Addendum to Nonopposition Agreement ALTERED FOR RECORDING 1•;xhibit A -b
Page 20 af'75
main air. handling equipment for thase buildi�gs will be
mounted on the roof of the structures. Supply air for
accupied spaces {excludinq pazking} in commercial buildings at
the Froperty will enter the buildings from the east face
thereof, and exhaust air will be released from the wes� face.
Canstruc�ion sha11 be designed and carried out to
minirnize the irnpacts of noise and airborne vibxatian that may
emanate from the Boeing Facility by adherence to Uniform
Baildinq Code Section 1208.2, paragraphs 1 and 3, ze�ating to
airbarne sound insulation_
B. CITY oF REbiTON
(a) The Cit� shall have the fu1Z right anc3 pawer, but
not the obligata.on, to enforce tYze terms and conditions of
this Agreement with respect to ea.ther or bath of the other
parties. • �
{b} Compliance with the terms and conditions o� this
agreement shall be a term ar�d conditian o� any and ali Permits
and Approzrals issued by the City for the Property.
s. Noxzc� a� s�
{a} Ch�ist shall provide Baeing with �irst notice of
Christ's intent to sell ar affer to sell the Praperty. �
(b) Boeing shall provide Christ with early notice o� i�s
decisaon to seil ail or any portion of its property wzLhin
100Q feet o� the Saathpar� Property.
10. FINAL SESS ALTERNATIVE �
- The Parties understand that .the Draft SEIS has been
published withora� reflecting the Residential Restra.ction A,rea.
However, the madifaecl Redev�lopment plan as described herein '
ancl as shown in E�hibit D,, is presented and analyzed in the
Final S�IS as a new alternative "Plan C."
11_ �CQOPERATION
. The.Parties agree to cooperate and execute such �urther
instruments, documen�s and confirmatary agreements, and take
such i'urther acts or actions as may be necessary ar
appropriate ta carry out the intents and purposes of this
Rgreement.
j00tl40-0000lSB992350.1227 -7- . 9117/19
Addendum to Nonopposition Agreernent ALTERED FOR RECfJRDING F.xhibit,4 - 7
Page 21 of 75
1}
I i
12. CONFLICTS
In the event of a conflict between the terms and
. conditions of this Agreement and any standards or conditions
imposed or required by the City for any Permits and Approvals
for the Redevelopment, the more restrictive standard or
condition will apply.
13. BTSPUTE RESOLUTI023
(a) Within thirty (30) days of the execution of this
Agreement, Christ and Boeing shalJ. each identify a coordinator
("Designated Coordinator" or "DC") responsible for addressing � .
issues and disputes that may arise from time to time under the
Agreement. The Parties shall provide written notice of the �
seZection oi the Designated Coordinator and any subsequently
appointed DCs.
{b) If a dispute arises with regard to any matter
addressed by this Agxeement, the Party raising the disputed ,
issue shall contacl' lhe DC regarding the nature of the
. dispute. '
(c) The Parties agree that the DCs will use their best
efforts to resolve the dispute presented in an expeditious
manner, consistent with the terms of this Agreement. Each
party aqrees to meet and discuss potential solutions to the
dispute within five business days of tha date notice of a
dispute was received by the other Party. .
(d} If the DCs are unable to resolve a dispute in a
mutually agreeable manner within four weeks from the date that
notice of the dispute was received by the other Party, the
matter shall be referred to the respective supervisors of each
DC. If they are unable to resolve this dispute within four
weeks, it shall be refe�red to the president of Christ and to
Jim N'elson, Director Faci�.ities � Services, Facilities Asset
Management Organxzation, Boeing Commercial Airplane Company or
his successor, for resolution.
� 14. NONOPPQSITION
By execution of this Agreement, Boeing withdraws its
Comment Letters and agrees not to oppose any existing or
future Permits and Approvals which Christ has sought or in the
future may seek, or which the City or any other governmental
agency has granted or in the future may grant, on the �
construction of the Redevelopment as described in this
Agreement and as shown in Exhibits D and G, and so long as
(00000-0000/SB99235D.122] -$- • 9/17/99
Addendum to Nonopposition Agreement ALTERED FOR RECORDING Exhibit A -8
Page 22 of 75
Christ has complied with the terrns and conditions of this
Agreement. . Boeing alsa agrees not to take any other actions
which miqht have the effect of stapping, delaying ar
increasing the cost o� construction o� the Red�velopment as
described in this Agreement and as shown in Exhibits D and G
and nat to in any w�y aid, assist, or caaperate with other
persans or entities who oppose the Redevelopment. Boeing d�es
not waive its right to legally require that the Redeveln�ment
be canstructed in conformance with the terms �and conditions ot
this Aqreement.
I5. SOCCESSpRS AND ASSIGNS
The rights and ob3igatians a� �he parties shall inur�
to the bene�i� a� and be binding upnn their respective
successors and assigns.
16. GENERAL PR4VISXONS .
{a) Entire Agreement
This instrument, including the attached �xhibits A, B, C,
D, E, r, and G contain the entire aqreement between the
Pa�ties with respect ta the subject matter hereat and shall
n�t be modified or amended in any way except in a writing
signed by'duly authorized representatives of the respective
Parties or their successors in interest or assigns.
(b) Enforcernent
It is agreed fhat the remedy at law far any breach o.� the
agreements contained herein would be i.nadequate and in the
event of a breach o� this Agreement, the aggrievect Party shali
be entitied to znjunctive relief as well as damages for any
snch bzeach. The prevailing par�y in such an actian shall be
entitled to recaver its reasonable costs and at�arneys' fees,
zncluding thase incurred in any appeal frora the judgrnent af a
lower cour�. •
Cc> No�.ice
Any notice or other communicati.an o� any sort requa.red or
permitted to be given hereunder shall be in wr5.tinq and shall
be de�med sufficiently given if personaJ.ly delivered,
transmitteci by facsimiie, electronic mail or three days after
being mai].ed k�y U.S_ certified mail as follows:
r0000a-�000rsa�23so.�za� -4- sn7t�
Addendum to Nonopposition Agreement ALTERED FOR RECt3RDING F�hibif A -9
Page 23 of 75
' I
To Christ: Michael Christ, President
SECO Development, Inc.
. . 10843 NE 8`h Street, Suite #�200
Bellevue, WA 98004 '
I'acsimile: 425/637-1922
And to: Peter L. Buck
Brent Carson
Buck & Gordon LLP
1011 Western Avenue, Suite 902
Seattle, WA 98104 �
Facsimile: 206/626-0675
And to: William N. Appel
Appel & Glueck, P.C.
127.8 Third Avenue, Suite 2500
Seattle, Washington 98101
Facsimile (206) 625-].807
To. Soeing: Gerald Bresslour, Esq.
� The Boeing Company
MS 13-08
P.O. Box 3707
Seattle, WA 98124--2207
And to: Charles E. Maduell
Perkins Coie
1201 Third Avenue, 48°h I'loor
Seattle, WA 98101-3099
Facsimile: 206/S$3-8500
(d) Governing Law , .
This Agreement shall be qoverned by and construed in
accordance with the laws of the State of Washington. venue
for any action arising out of this Agreement shall be in King
County Superior Court.
(e) Time
Time is of the essence of this Agreement.
�00000•0000�sH��zsso.»� -10. ��i�r��
Addendum to Nonopposition Agreement ALTERED FOR RECORDING Exhibil A - 10
Page 24 of 75
(fj Materiality .
All of the terms and conditions contained herein are
material and substantial to Boeing's agreement not to oppose
the Redevelopment. �
(g) HeacLings � �
The headings and subheadings contained in thi.s instrumeni:
� are solely for the convenience of the Parties and are not to
be used in construing this Agreement.
(h) Authority
The persons executing this Agreement on behalf of the
� respective" Parties hereby represent and warrant that they are
authorized to enter into this Aqreement on the terms and ,
conditions herein stated. �
(i) Counterparts
• This Agreement may be executed in counterparts, all of
which shall be deemed .an original as if signed by all Parties.
(j) Binding E�feGt
This Agreement shall be bindinq upon the respective
successors and assigns of the Parties hereto and shall inure
to the ben�fit of and be enfozceable by the Parties hereto and
their respective successors and assigns.
(k) Canfidentiality �
Christ and Boeing shall hold in the strictest confidence
a].I documents and information concerning the other, and the
business and properties of the othex. Each understands that
discl.osures made by Christ to Boeinq undex Section 3(c)., and
either to the other under Section 9, shall be maintained in
confidence. The foregoing notwithstanding, neither party
shall be prohibited from disclosing to its investors,
consultants, brokers or dealers such information as is
customarily disclosed in connection with similar matters, nor
shall this section be construed to prohibit either garty from .
disclosing information that is required by law.
IN WITN�SS WHEREOF, the Parties have caused this
Agreement to be executed as of the day and year first above
written.
[00000-0OOO1SB992350.122] ^L�- 9/�7/9g
Addendum to Nonopposition Agreement ALTERED FOR RECORDING Exhibit A - II
Page 25 of 75
.
MZCHAEL CHRIST, ONE, LLC, THE BOEING COMPANY, a Delaware
a Washington Limit�d LiabiliL'y corporation
Campany $ . ��� .
�Y= �.r%��i��l.✓ r � ,
���%'"„ �T:������'��"{��_ ,
Tit1e: yyyr,�y,(Lo,it,,,. Philip W. Cyburt
Aitorney-in-Fac�
GITY tJF RENTQN President, Boeing
� Realty Corparation
$�-
,�� Jessc Tanner
I"C s: Mavor
Attes�:
Mazil �J.�scn.City CiGzic
[fl0060-OflDO1SB?92354.l.Z2] -�2- 9f 17J99
Addendum to Nonopposition Agreement ALTERED FOR RECORDING l;xhibir A - 12
Page 26 of�5
,
EXHIBTT A
ta
NCJN�PPOSITItJ23 AGREEMENT
Legal descripti.on of Sou�hport Proper�y
Parcel B of City of Renton Lpt Line Adjustment
I3ui�ber Lt7A 98-176, recorded in Kinq Caunty,
Washington under Recording No. 9902fl1947.4,
located in King County, Washington.
[94Q04-0000/SB992350.122� -��- 9117194
Addendum to Nonopposition Agreement ALTERED FOR RECtJRDING Fxhibit�1 - 73
Page 27 of 75
,
EXHIBIT B
to
NONCtPPOSZTZgN AGREEMENT
Page 1 0� 2
The graperty owned by The Boeing Company and the
bf�nefitted property in this Agreement is ].ocated in Itenton,
Ring Gounty, Washingtan and is identa.f%ed by King Caunty �ax
assessar numbers la.sted J�elow and as depicted in the attachecl
drawing:
072305-9001
082305-915�
082305-9079
722360-4105
4823(}5-9011
- 75b460-0055
722900-0880
d82305-9Q19
722300-0115
722400-0865
0'72305-9p46
0$2345-9187
08�305--9209
•082305-9209
'082305-9037 .
072305-91�0
j00000•OOOOISB992350.172j ' -1�- 9J1�/99
Addendum to Nonopposition Agreement ALTERED FOR RECORDING Exlribi�.-f- 7=F
Page 28 af?5
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NonopP°Sition AgTeeme�t
Adde"duo'15
Page 29
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Addendum to Nonapposition Agreement ALTERED FOR REC(JRDING Exhil�it�f - 16
Page 30 af 75
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�' O � rriachonicoiequipment � . ���e��S}����t�� ' .
� 2.pffice Use It�clGdeS � �
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� AC4C55 �� � �" • ' • ,.
}S RC1ClCf �`+..r ��� h./ `.._J �� � i+4 ♦ a 3 t i•a 4��f`i ♦� �i .
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c`'�ir O r�b h
o� ro�� Q �� D�VELOPMENT S3AN�?AI�DS FQR CON(MEFiCtAt.ZQN�NG UESiGNATiONS
.� �
`� ( CD -
o �' +a' H (__ �� � Ct7R �
�: �°��° t� iiEIGN7 �
°� tD Msximum Bulidfn9 95 tt e,�s.xa , e.f;.zs
3 , 250 f!. COR 1 Si:10 siories andfor 125 tive �
�. a Neight,excepi for uses �;819 26
� '. having a"Public Suftlx"{Pj . .
� designatlon3p � . COR 2f6:10 storEes andtor i25�t.;pro-
� - vided th�master plan Inctudes a bafance '
CD � � of trua(dirig ha#ght,bulk and density.e•
`� Msximum 8uffiding Height 20 tt,more than the max3mum heighi 20 ft,more than 1he maximum hefght . {�q I
When s 8a#Iding fs allowed 1n the ad}'acent residential atfowed in ihe adJacenl res3denFia)zone.B
y AdJacenf to a Lot zane,azz _
t" pestgnated as
� Res(dentlal on the Ctty
�7 Comprehenslve pfan .
� i�iaximum Helght tar• See f�MC a-4•140G. . 5ee RMC 4-4�140G. 9ee RMC 4•4•t40G. ' .
a � Wlreless Gommunlcatlon '
Q � ` Facitlttes .
7� � SCREEi�tNG , �
Nnne reqvired except when a CO lat
� �i+ltnimum Required iar Nq NA
Q4utdoor laadin�,�Rapalr, � abuts or is adjacent to a resideniial tonad
� Ma►ntenance or Work Iat2,then a tence,or IandscapEng,or a
� Areas landsoaped berm,or a.combinalion �
Z Fhereof ta achieve adequafe visuai or
� . acaustice!screenfng as detecmfned by
the fleviewing Oiffcial.�
Suriace-Mounted U!f#ItY Mus!be screer�ed irarn pub(jc view, Nt�st 6e screened from pubifc view. Musi be screened(rom pubi(c vlew. �
and Mechenlcel
,Equfpmenf � . �
_
• 'Raaf Top Equipment . 'Must be enclased so as io be Musi be enciosed so as to�be shielded Must be enclosed so as to be shielded �
{Except for shielded from view. from view, fram v(ew,
7etecammunication � •
Equlpment) . .
� � _ .._._.__.... .
a� • .
� CortiMets:See RMC 4�f�08b, .
� ,
�
� pEStGNA�10Ns
�R COMMEa��A���N�NG coR ,
. p,(�QS� �p diac�u�- � '�1
MENT S�'A�'� scree�ed�rom� t waY• �
h1S-9"
"d � V E�4p Must be ub�tc�'�vide iences,
tinB p e��iss and P
�'co c°'o , �� C�„_,.-- acent oT abu1� roP sha��P�o aS dste�-
�' o. �, pAust be screened troU C�c cights•oi'w1e c_ putdooc sandtor ta�dscap�n`�
' ��a{ and P vide tn view�n9�1Stic���to
ace ropg�tiss SnatV pco be�m 9' th�Ae acavsi�cal
°,� � ttTtt18d) 1�om a�� iin9 p a uses tn9 as insd bY ytsua�bt
-a !NG t be scree�ed nd p�biic«9hts- ���dooi storag Ve ade4�ate
a C4n
r tandwt g Otttc�ai�o a hie
�„ o � �y c�,�R�EN t,dusl rape��5t 9 hai�Fio• in ,ac+dffl�evie S w;th caots
Qu�dooT abuUin9�utd e uses s berm .g vtsUai o�acousticai Scre�ning� b b�tidi�9 d ou�-
m9` tnedbY��te
per�n�/led oq andlo�tand' de�erm �aie ts covered Y
� � � '',� ot•w�y berm+n91 adeQ hAater1a 5}��11be constdete
ntng
.�.�y � �'o� g � Storage vide ten as aetermtned bY��e ��.. achleve 5 wiih soofs �gCtt4 �
achrewe� scseanln9� buUdtn9 jdgCed ou�. bu�witho�+l Qjantl sub
ire scrQ
o ' o wl scaPin`� ptticiat lo �n1n9• vered y �ons eniRg side s�o�a�a�lh�s gectla�.
�: �� � ' �Qvtewln9 t acousiicai scte �a�ec�a�s�� Sha1t be p{ovtsio�s
d subfect to ihe sc�e �1or acoess
� . � , quate vis�al Vesed by���Idin9��to~_ b�iwithovt eyans excsP tenoE os land.
�haU b� �` 51de slora9 p!lhis Se�tlon. �SC�eened: �Uc9n9
?r � �atertiat�Wiihout stdes. SUbject ►�ust b ��;g�t-abs
� �„. roofs�U1 sto�a9e aad provfsions oints.bY tombtna�tan the�eot.
outstde ot t�is d excep�ioc acc oc ian�• p os some
� • Side�ed �in9 Pro�islons �,--�"'".... reo�. scaP . ,
3 ' ' ' to�he scrae �" Mvst be scrge h�_obscudng te�he `ttg ..
�tor a��ess tiints�b o�some cambination
� , � gzctton. ed exceP Ee�ce oc P
sc�een in9 gee RMC d.4�08�.D1rec►ac�etlat a on�Y
�y�st tre abscu{��9 s�aP S�ra1t occu
Points,b'1 a$og�some co�+binat�an
1 struaiures 1 at ca1 sc•
y Reiuse°f pt veh«fEs �a indtvtdua . �,ess t ��� 5
r Garba9e, �.---.-�-- paskin9 ° eS w1�h
a, ,� pu�npsters CantaAreas tandscaP�n9 480. when altemalivs ac �
AMC��4� rc;ai uses shaU not b� ��consol�dated ac
� , g ecHled tnereoi. 5ee �a Comme toc sueets �S�ot ieasibie•
� w11h1n p telaied �esident4ai s�taets.
4 080. on �d�acent uses • _--.-„�'.
d `p KIN See AN'C d• ' . a�towed �
PA�t G , _---''----`"' r----�"` NA
� �eneral i�,.�„
`3� ciion shatl be Pi8` .
� . r��' A P�destcla� ubtic enliance to tre st�`n s
Cn irorn aP lner determ ,_._.----""N�
O �,CGESS �yA vided �arin9 Exam ndu�y endan• ---''- ._--
ES�R��`N . unieshe eQ lcemen1�ould�
'P p�,D �hati etlest�ian. —
� ger the P q.4-194. �,.,_—.--_.
,� �erieraF ..-----__�_. See�M�
C1
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See�M .
$iGi'1� �,....-..— g0e RM�4.4-4�Q.
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DEVELOPMENT ST'ANDARDS FOR COMMERCIAL�ZONlNG DESlGNATIONS
o e
o 'b �
� �o M
o a � �y, � . CD I CO
o: w ' g � LOAQfNG DOCKS � � ( COR �
� �, �� � Locailon ( NA .
�Nol permilled adjacent or abuliing to a � NA
aQ 00� � � residential zane.z•3
� � DUMPSTER
� c� Location of Garbage, NA —
� R Retuse or Dumpster Shal!no1 be focated wilhin 50 ft,o(a res• NA
Areas fdential zonedz properly,except by
approval by the Hearing Examiner �
� � through the sile plan review process.In
,.r.3 no case shall garbage,refuse,or dump-
C�J sler areas be located within the requ{red
� R£CYCLlNG COLLEC`fION STATION OR CENTER .setback.
O �, Location �Sha(I not be located withln an '
� Y �Shall not be localed wi�hin any requlred �Shall not be localed within any required
requlred landscape area. landscape area.
� � SENSITIVE ApEAS _ �andscape area.
� _
� General See RMC 4-3-050.
� �See RMC 4•3-050. �See RMC 4-3-OS0.
0 • SPECfAL REViEW PROCESS .
� Generat --.___
NA NA _. ,
� ' All contiguous properlles with PpR zon-
z Ing wilhin(he same ownership shal!be
� , Included in a masler devslopment plan�?
for ihe enUre Zone to be approved by ihe
Zoning Administrator.Site plans lor eacl�
� • phase ol the projecl shall compiy wiit�the
approved master plan.
k .
�
�
;a I
, Conllfcls:See RMC d.}.p80. • �
ti ' •
0
42-120C .
,, , • • COND1TtpNS ASSOClATEQ WlTH
pEVEIQPMENT STANDARDS 7ABLES FOR �
CQlUIMERClAL ZQN{NG DESIGNATIONS
7. As designated by the Transportation Eie- 7albot NiU to ihs e�si.arid Fhe 8urlington
meni of the Comprehensive Plan. Northern Railroad iracks on the north.
2. R-1.A-5,R-8.R-1(1,R-t4,ar RM-!. 12. The master development ptan shatt cans"sst
3_ These provisions rnay lae moditied by the of a conceptuai and itexibie land use plan
Hearing Examiner lhrough!he site plan depicting the geaeral locaiion and retation-
review process where the appticant can ships of the follawing:Critica!areas,foca�
show ihat ihe same or better result wili t��n��thin the�srajeci{e.g.,pubtic pIa- •
occur because o4 crest+ve dasign solu- �as,art work,etc.},general lacation and
tions,unique aspects or use,etc.,that can- size of buildings,major aecess pointsr
not he fuiiy anticipated at ihis time. JaXeK+sYs(both inta ihe site and inta ihe
City},phasing af developmeni,private and
4. R-1.R-5.R-8.R-i0.R-14,FIM•i or RM-U. pubGC�open space ptovisions,public
5. Pravided that a soiid 6"barrier wall is pro- access to waier andtor shoreiine areas,
vided within the landscaped strip�nd a � P���c traRsit;recreation areas.vehicle and
maintenance ag�eemeat or easement tor Pedestrian circulaUon and access ta public
the landscape strip is secured.A solid bar- streeis,and view carr}dars.
rier wall shall not be located claser lhan 5 13. Heights may exceed the maximum heighi
to an abutting residentiaAy zonedz lat. u�der Hearing Examiner conditionai use
6. The Hearing Exami�er may rnodify she ���'
sight-abscuring pravision in order to pra- In considerafion ai a�equest far condi-
vide reasonable access to the propeny fianat use permit tar a building height in
through ihe sile pian review process. . excess ot 95"the Nearing Examiner shalt
7. (7n lots abutiing more than 7 street,the consider the following factors in addition to
m�imum setback requiremeni shatl pnly the Criteria in RMC 4-9-tl30,Condiiional
be applied to ihe primary s�reet as deter- Use Perrniis,among all aiher televa�t
mined by the Reviewing Official.Fnr addi- �nforrnaiion:
iions to existing sir�ctures,ihe maximum, ' a. Locaiion Criteria:Proximity af arterial
setback requirernenis shail only apply streets which have sufticient capacity
when tfle additiah is subject la the site glan io accorfsmodaie traitiC generated by
review. . the deveiopmeni.Devetopments are
• 8. For uses located within ihe Eederal Avia- encouraged to tocate in areas served
tion Admi�eistration Airport 2anes desig• by transFi. �
nated under RMC a-3-020,Airport Related b. Cornprehensive P1an:The proposed
Height and Use Restrictinns;in na case use sha11 be Compatible with the gen-
� shal!buildiag height exceed the maxirrnrm eral purpqse,gaals,objectives and
altawed by that Section. standards of ihe Gomprehensive
' 8... Abutling is ileiined as"�ots shafing com- Ptan,the zaning reguiatiorrs and any
mon properiy fines'. other pian,program,map or reguta-
tipn ot the City.
10. Adjacent is defined as"Lats iocated across c. Efiect on Adjacent Properlies:Build-�
a sireet,railroad right-ni-way,except!im- ;ngs in excess af 95`in height aE ihe
ited access roads". proposed iocatian shaii not resuit in
11_ The boundaries nt ihe f reen Riuer Vattey substantial ar undue adverse effects
tar purposes of this Sectian are generally on adjaceni Properiy.When a k�u's4ding '
defined as ihe Green River on the west, in sxcess of 95'in height is adjacent
SW 43rd Street an the south,the base o! to a!ot designatsd residentiat on the
� City Comprehensive Plan,then set-
�XI�XBiT E
. tQ �
YVoaopposition Agreement �'���
' Page 4 of 28
Addendum to Nonopposition Agreement
ALTERED FOR RECORD]NG F_xhibit A -21
Page 35 of 75
r�
�+-4'i LUI.
' backs shatt be equsvaient to the Management Act and titting a e�rcuta-
� requirements of the adiacent residen- tion pattern within the site:
� � tial zone.' b. Provision of 5 aflardabis units per 50
i
d. Buik:Buildings near put+lic open units,which rneet the provasions ot ihe
spacas shoutd permit public acCess hausing element oi the Comprehen-
' and,where feasibte,physzca!access sive Ptan:
� to the puhlic open space.Whenever c. Provision ot an additiona!25"seiback
practicable,bvildings shauld be ori- trom the shareline above that required
ented io minim+ze the shadows Ihey �iy the Sfioreline Managemeni Act:
cause an pubticty accessible open
space. d. Establishment of view casridQrs from
e. Lighi and Giare`.Due consideratian upland boundaries of the site to the
shaii be given to ri�itigatian of Gght and . sMarefine: .
_ gtare impacts upoo streets,rnajor � e. Water related uses.ti the applicant
. pubtic facifities and major pubtic open wishes to reach these bonus objec-
spaces. , tives in a di£ferent manner,a system
7a. �COR�is spplied ro the propeny hnown as , of tfoor area ratias may be estabiished
the Stoneway Concreie Sile. .tor the property ta be deterrni�ed at
the time of site plan review.
� 15. "Downtown core area"is that area ��nhermqre,the masier ptan must
br3unded by the Center{rnes af.Smithers a�fess;he impact o!this heighi an n8igh-
Avenue 5outh trom South Foorth Fiace to boring area and mitigate ihese impacts.
South Third Avenue and along Avenue
• South fram Soutb?hird Street to Sauth 20. 7he maximum setback may be madit+ed by
Second Street,bounded an the norih by the Reviewing Otficial thraugh the site pian
the Cedar River,easi ta Mil!Avenue ' review proCess it ihe applicani Can demon-
South.south ta South FtiuAh SifBet and strate ihat ihe s9fe plan meets ihe fo!lawing
west to Smilhers Aveaue 8nuih.This area criteria:
� shaii atsa extend to tha wesi property line a. qrient deveio�5ment to the pedestrian
of those pr4periies fronling aiong the west
� side ot Logan Avenue Sauth beiween through such rneasures as providing
South Secnnd and Airport Way,aut in no, pedeslrian waikways,encoutaging
case shaii the area exkend more ihan 7p0' Pedesirian amenities and supparting
west of the Logan Avenue SoutA righE-of- alternatives to singie occupant vehicle
way. (S(3V}transportation;and
3 s. COR 2 is appiied to the properly known as b. Create a tow scale strestscape
the Pon auendait Site. � thraugh such measures as fostering
- distinctive architecture and mitigating
t7. HeigMts may exceed ihe maximum height ihe visuai dominance of extensive
by up l0 50"with bpnuses for plai8s and � and unbrokefl parking aiong fhe streei
other asnenities,subj�ct to a Hearing front:and .
�• Examiner's conditionai use permit. �
c. Promote saiety and visfbility ihrough
{8. A reduced minimum setback a1 na less such measures as discouraging ihe
than 15'may be aflawed for sin,ctures in , creation ot hidden spaces;rrrinimiz-
' excess at 25'in height through the site ing conflict beiween pedesidan and
plan review process. traffic and ensuring adequate sei-
. 19. Additionai heigtrt may be allawed;pro- backs lo accommodate required park-
vided,thg appficant can dernons2raie pro- ��9 andlor access that coultl noi t>e
vision ot the foilowing significant pu4lic provided o2henvise.
bersefits: . The fieviewing Oiircial may atso mod'rfy
a, Provision of continuous pedestrian the maximum setback requirement it ihe
access to the shorefine consislent �PP�;cant can demonstrate thai the preced-
with requiremenis o1 the Shoreline �ng criieria cannot be mer,however,those
EXFII$I'�'E . -
#0 2-161
� Nonopposition Agreement .
Page 5 a#'28 .
Addendum to Nonoppositian Agreement ALTERED FOR RECORDING
Exiaibit A -2?
Page 36 af�5
...�
.,,,,,.��met shali be 23. ExCeptions:Eaves and cornices rnay
addressed in ihe site pian: extend over the required side yard ior a , �
a. due to fae�ors inciuding bul notlimiied disiance ofi not more ihan 2'.Accessory
to the unique s+te design require- buitdings when ecected so tnat the entire
' � ments ar physicai site constraints t�uilding"ss within a distance pt 30'from the
such as sensitive areas or utility ease- rear toi tine may afso occupy the side yard
ments:'or of an inside loi tine.(Ord.1905.&15-7961!
b. one or more ot the criieria wouid not �4. 7hese areas shouki not be dispersed
be lurihered or wouid be impaired by ��rflu9hout a site;twt should be aggre-
•cornpliance witn the mazimum set- 9aied in one portion of the praperty.Where
� back;or poss'sble,ihe required 2°lo IandsCaping fpr
, adjaceni properties shouki be coniiguous.
c. any lunctian af the use which serves �; ��ves,comices,steps,terraces,platfarms
the publiC heaith,safety or wetfare and porches having no roof covering and
woufd be materialfy impaired by the y�kng not over 42"high may be buiit within
required seiback. .
a trani yard.
2t. In consideration oi a request ior condi• pg. �xception:When 40%or more,on ironi
tionat use permii tor additio�a!building foot basis,ot a!f propeRy an 1 side of a .
height the Heasing Examiner or Zoning
Administrator shatt consider the toliowing street between 2 intersecting streets et the
facrors in addition ta the criteria in RMC time af the passage ot this Gode has been
4-9-030.Conditional Use Permiis,among buift up with buildings having a minimum
a1!othar relevant information. iront yard of more or tess depth ihan thai
estabiished.by ihe Gade,and provided,
a. Location Criieria:Proximity ot arteriat that the majorty of such ironz yards do not .
streets which have sufticient capacity vary more�han 6'in dapth,no building •
fo accommodate traftic generated by shaA he built with'sn or shatl any partion,
the developmeni.Developmenis are save as above sxcepted,praject intd such
encouraged to locate in areas served minimam front yard;provided.tunher,ihat
by transit. no new bu9kiings 4e requirad to set back
b. Comprehensive Ptan:7he proposed more ihan 35�from the streei line in the .
use sha(t be compatible wiih the gen- � R-2 or R-3 Residendat Districts,nar mare
eral purpose,gaals,objectives and than 2'fanher ihan any buitding on an
s2andards of the Comprehensive ad}oining tat and ihat this regulation sha�!
Plan,the zoning regutations and ar+y �t be so interpreted as to reduce a
otiier plan,program,map or regula- required froni yard to Iess than 10'in
tion of the Cily.{Ord.4404,6-7-1993} depth.(OR1.1472,2-16-1953) .
c. ENect on Adjacent Properiies:Build• 27- �ncludes majar ar secondary arteriats as
. ings height shatt not result in substan- defined yrt ihe arteriai streei map of the
tia{or undue adverse ettscts on Ciry's 6 Year Transportation improvement
adjacent properiy.When a building in �'��+���erial Streets withi�the Ce�val
excess oi the ma�cimurrt height is pro• � B�S��ss Disfrict—boundeti by the Cedar
posed adjacent to or aauts a 1oJ desig- ��ver,FA1 d05 Freeway,South 41h Strest,
nated R-1,R-5,i�-8,R-10,R-1 A ar �hattuck Avenue Snuih,South Secand
RM-!,then the sefbacks shat!6e Streei,and Logan Avenue South—shati t�e
equivalent to the requirements o}the exempt irom this setback requirement.
� adjacent resideMlal zone ii the seE- . 28. Exception for Community Facilities:7tie
back standards exceed ifie require- fatlowing devekrpment standards shal!
menfs ot ihe Cammerciat Zone.{Ord. � apply ro all uses having a'F"suEtix desig- �
4593,A-t-1996} nation.Where'ihese standards contlici -
1-leights may exceed the rrtaximum height wilh thc�se generaUy applicable,fhese
under Near'sng Examiner conditionat use 5landards shat!app)y: -
permit. , � a. Publicly owned strucfures housing
5uch uses shaU be permitted an 0ddi-
EX.�iIBIT E • . '
i4 2-i62
opposition Agreemen#
Page,6 of 28 • _ , �
�xhibit A '23
to NonoPposition Agreement
ALTERED FOR RECORQiNG
Addendum
Page 3�of 75
tiqnai 15"in height above thai ott�er- height af a publ�cty owned scrucwse nous-
� , , wrse permitted in ihe 2one i!pitched , ing a public ase may be increased as ia:-
soats".as delined herein.are used for tows,up to a maximum heignt oi 75"to tne
ai teas�6fl°.5 ar mnre af the roof sur-' � highest point of the tauilding: -
Sace o(both primary and accessory
structure5. a. When abutting a public sireet, t addr-
tiona!taat ot height for each addi[ionat
b. In addxtion,in zones where the maxi- �-1J2'af perirneter building seiback
mum permitted building height is iess beyond 1he minimurn screet setback
� ihan 75",ihe maximum height aI a required at street level unless such
pubticiy owned structure hausing a setbacks are oiherwise discouraged
' public use may be incraased as tai- __ (e_g.,inside ihe downtown Core Area
taws.up to a maximum height oi 75� . ia the CD Zone); •
. �ta the hi�hest point.of ihe 6i,ilding: . b. When abuttittg a cornmon property
{i) When abutiing a pub4ic streei. IinB,3 addiF'sanal foot o!heighi for each
'!additional foof of height tar addilionai 2'of perimeter buiiding set-
each addilionat 1-112�oi back beyond the minimum required
perimeter building setback ata�g a common propeny iine:and
beyond the minimum sireet
seiback required aI street �� �n Iqis A acres or greater�.5 additionai
Vevei unless such setbacks � feet of height for every 1 lo reducfiion
a�e otherwise discouraged be�ow a 20%maximum!at area couer-
(e.g.,inside ihe Dawniown a9e by buildings for puhlic amenities
Core Area i�the CD Zonej; such as recreationat facitities,andlor
fandscaped open space areas,etc_,
(ii} When abutting a common when ihese are apen and accessibte to
property line,i additional foat ihe public during ihe day or week.
of haight for each additiona! gy_ Through the s>te ptan review process.the
2�of perimeter buiiding set- Hearing Exarniner may waive the sight-
back beypnd the minimum
required aloseg a cornmon obscuring provision in order to provide rea-
ra rt Ime,and; ���+��access to the propeRy_
P P$ Y �
(iti) On tots 4 acres ar greater,5 32. Where included,aCfardable units must
. additionaf ieet of height for �m��t ihe provisions oi housing element of
every 1"�reduclion belaw a Ihe Comprehensive Plan.For CC?R 2,it a
20°lo maximum lat area caver- si9niticaar public benefit.abave City Cade ,
age by buildings for pub3ic �apUirements can be provided for a par►ion
amenities ssrch as recre- oi the properiy which may be crontami-
• ational taraii2ies,and/or iand- naied,a transfer a!density may be atiowed
scaped open space areas, �ar othet partians af the site.
etc.,when these are open Bonus in COFi 3:A bonvs density ai not
and accessible to the pubtic mvre ihan 5 dwetling units per acre may be
during the day or week. . �allowed;provided ihere is a balance oi
29_ E�ccepl with approved master site plans. ne�9hi,bulk and densiiy established
thraugh a floor area ratio system and/or a
30. A!!uses having a"Pubtic Ss+ifix"(P}desig- master plan to be decided atthe time o2 site
. nation are subject to the foltowing:Height: plan review.
Publicly owned structures housing such ganus in COR 2:A b4nus density ot not
� uses shall be perrnitted an additiona175�i� �gre than 2 du/acre tar each pravision may,
height above Usai oihernise permitted in ��allowed;provicfed ihere is a balance of
the Zane if"pitched roois".as defined
herein,are used for at least 6Q%or more �heighi,bulk and density established
of the toot surface ot both primary and ���e��ng the following pubiic benefiis:
aCcessory strvctures.tn addition,in zones . a_ Provision of coniinuous pedsstrian
where the maximum permiried building • ' access to ihe shoreiine consistent++dih
height is less than 75�,ihe maximum requirements of the Shoretine Man-
' EXIIT�IT E ' " .
t8
Nonopposition Agreement 2-763 r�,ir�a�,vv�
Page 7 of 28
Addendum to Nonopposition Agreement
ALTERED F(?R RECORDING F,xhibit A- '4
Pa�e 38 of 75
agement Act and fitting a circuiatipn
, r pattern wiihin the si�e,
, b. Provision oi an additiona!25`setback ' �
trom the shprefine above that required
try the Shoreline N�anagement Act.
c. Estabtishment of view corridors irom
upiand baundaries of the site to the
shareltne,
d. Water Related Uses.!f ihe appiicanl .
wishes to seach ihese br�nus nhjec
tives in a diHerent system,a sysiem oi
Iloor area ratios may be establishedtor �
the property to be determined at the
time ot site ptan review as approved by
Council.(Ord.4773.3-22-1999} �
' EXI�IBIT E
to .
tR, Nonoppositian Agreement �
Page 8 of 28 . ��S� '
Addendum to Nonopposition Agreement
ALTERED FOR RECORDING Exhihit A-25
Page 34 of 75
- O8l12199
, r - - .
4-9?SO.D. MOD3FiCAT10N PROCEDURES:
i �
'I.Apptication Trme and Decisian AWharity: Modification fram standards,either in whole
or in pari, shall be subject to apprava! by the Planningl6uildingfPublic Works Department
upon subtnitta!in wriling oi jurisdic6on far such madificalion.Apptication wili be rnade prior to
. detaiied engineering and design.
� 2. Decisinn Criter'ra: Whenever there are,praaGcat diFficul[ies invoived in canying ptit the
pravisions a(this Title,!he Department Administrator may grant modifcatians for indivi8uat �
cases provided helshe shait tirsi find that a specific reason makes the strict lelter of this ' . �
Code impraciic�l, and that the madificallon is in confoani;y with the intent and purpose af '
this Code,and that suctt modifscation: �
a. Wil! meet the abjecEives and safety, tunctian, appearance, envi�anmenta�l
protection and maintainab9lity intended by the Code.requirements,based upan sound
engineering judgment;and
b.Wiil nat be injurious to other properiy(s}in the vicinity;and
c.Conform Eo ihe intent and purpose ofi the Cnde;and �
d.Can be shown tQ be jusfified and required far the use and situaiion intended;and
" e.�ti not create adverse impacts to other property(ies)in the vicinity. {Ord.4517,�-
8-1995) .
3. ;4dditianat Decision Criteria Only far Center Resideniiat Demonstration pistricY:
4_ AdDtTiONAI L1EC1SlON GRiTERtA ONLY FOR CENTER OFFlCE RESlDEtUTIA�-3 �
fGOR-3)ZONE:
For a modification to snecial uoper storv setback standasds in the COR-3 zone. RMC
Seckia�42-1208. the Deoartment shall retv on the recommendations contained within the
ReQart an Desiqn Criteria far ModiGcations prenared.bv !he Economic pevelaorrtent, �
Ne9ahbarhoods and Sirateaic Pk~�nninq Adminisiratar or de§ipnee as the basis for aoarovat
. or deniai of#he reouest. In addition to fhe criteria in Section 49-25ti.E7.2. the reaues#far
modification in the COR-3 zone reaui�ements for upper story setbacks shafi meet atl of ihe.
f41GOWIClCt CCI��fiB: '
� a. In comparison to !he standard upper starv se#backs. the oraoosed buildinq
desion wit#achieve the same or better resutis in terms of sotar ac:cess to ihe
oub(ic shpreline trailsloaens saace and publicaflv accessble otazas: fhe
� buildino wi!!attow access to.sunlipht alonp the aubtic traiUooen soace svslem
and ntazas abuftinp the shoreline durinq davtime and seasanal "oeriods
oraiecked for�eak utilizaiion bv qedestrfans. -
b. The buiidina will create a steD in perctived heiohf, butk and scale in
� �=- •comaarison to buildir►cas surraundina the subiect buildina.
EJ�XLB�T.E �
, to • .
, Nonnpposition A.greement "
Page 9 of 28
Addendum to Nanoppasitian Agreement
ALTERED FOR RECClRDING l�hibzt A -26
Page 44 of 75
---�..�..�..�.
08112/49
4-'1-45d Rt3LES ANq F2ESPQN518lL[7`tES:
The regulation of iand daveiopment is a coaperative acfiviiy inciuding many different elecied and
apppinted boards and City staff.The specific�esponsihili#ies of these bodies'ss set forth below:
A.� PLANNENGIBUiLDINGIPUSLIC WORiCS ADMINtS�FtA70f2 OFt DESIGNEE:
9.Antharity_Tite FlanningiBuifdingiPublic Works At3ministraiar ar his or her designee st�atE revisw and
aci on ihe tollowing:
k. Modifications to devetopment standards in Uie Cenkers Ftesidentiaf Demons#raiion Overiay Dist�ict
and Center O�ce�2esidenfial-3 iGOR-31 District. �
�
A-2-02R PURPOS�AiJD!(�iTENT pF ZONtlV6 DISTRICTS:
P. CENTER UFFICE RESIQENTIA�ZONE{COR 1-ar�,C{JR 2,and COf2-3}: ,
The purpose of the Center O�celResidenYia3 2one is to provide fa�a mix of iniensive�
- otfice and residentia!activiiy in a high quatity,master pianned devetopmeni which is iniegrated w3th the neturai
environment.Cornmercial retai!uses which svvpar!1he primary uses oi the site and are architectvraflv and
funciionaiiv intearated are Dermiited. Aisa commerciat uses which Oravide hiqh ecanomic vafue may be aliowed if
desiqned wiih ihe scale and inlensiN envisioned far ihe CtJR zone.
is�tea�e� �
t�ses.Policies goveming these uses are primarify cantained in ihe Land Use FJement.Center OCfice/Ftesidentiai
secGon ;' f the City's adopted Gomprehensive P{a�:The scale and
Iocation af ihese siles wiU typically denote a gateway into ths Gity and shouid be designed accatdingly(see also
Land Use Elemeni.Communitv Desian- 'Gateways=sectionj.Since the sites function as �
gateways,the site pianning shoutd incorporaie fealares at interest and use for the users.
!n order!o address differing site cpnditians,and recogni2ing the gateway and environmentairy sensitive Ceatures af
these sites,this Zone is divided intn ihree,�-twe�{�secGons:COR 1,ar�d-COR 2,and C�R 3.GOR 1 and 2 share �
!he same uses and deveiopment standa�ds,bu[differ in heighfs aliowed.CC1R 3 shares a maioritv ol`uses al(ow�d
in GORi and 2 as wel!as most deveiopment starsdards,but di�ers primareiv in densities aitowed. CQR 1 is applied
to the properiy known as the Stoneway Concrete Site.COR 2 is applied to khe property krrown as the F'ort Quendall
Site.,-COR 3 is aoalied to the oroaerfv known as#he Shutiletan Site. � �
EX�IIBIT�
ta ' �
1Vono�pasition Agreement • �
a
�'age 10 of 28 �
Addendum to Nonopposition Agreernent ALTERED FOR RECORDING
Exhibit.9 -27
Page 41 af 7_5
� . �
08/12I99 � N
. �
4-2-'i 20 B . . ^s
. ' � ` . W
� GEVELCIPME�JT S7ANDARDS FOR COMMERCIAI.ZONlNG D�SIG{VATit3NS
I CD + CO � .
dENSITY(t�et Density fn Dwe!li�g Ur�fts perAcre) � ��R � .
Mtn3mum Nat Residantiai ��S dwBllfnQ unils Der ne!aCre N�� W3�ere a devetoomept invalves a mix ai �
�$-��`� uses Ihen minimum resdentlal denstiv �
The minimum densilv shali be 16 dweiltna units per net acre. C.�
� When oronosed devaiopmen!doesnol �
rac�ufrements .shatl no1 aooiv ko . . A
.lhe subdivssion. shor#t�lat ar�d/ar lnvolve a rnlx o(uses,then minlmurn a
develooment of a leaal lot one- , ' restdential densitv shell be 5 dwerftnQ O
half t 1121 acre or lass In size as un�ts'oer net ac�e. _ • : U
W
ot Match 1. 1995, (prt], q4gg, The same area used far commerda�and �
8•22-1994:amd. Ord. 4631. 9-9- oHice develonment can also be used io �'
19961 calculaie resldentiai densllv.Where � Q
co€nmercia!andlor affice areas are A
uUtized in Ihe calculadon of densltv,!he �
• Citv mav reauire residcliva covenants to (x
ensure the rnexlm�m denstN fs nat W
' :exceeded should•tha orooertv ba � a
subdivtdad or in another menner made .�
, avallabie for seoarale 4ease c�r
conveyanae. �
' Maxlmum W�t Residenilai . g p �
�-1s-10d dwelling units per net ��A COR 1 and 2:�.Ee-25 dweUln units er °'
Rensitys�-8er�sity_Rapge ne#acre,without bonus, Bonus densttv � �
acre „
mav be achteved sublecl ta noted �
. • . reauiremenis,'2 d �
Density may be increased tp one COR 3: BO dweiilnq uniis oer ne1 acre. W ��' �
hundred fitfy (150} dwelling un31s _ f.., � a .°
................................................ .� ._
per acre subject ko administrat�ve Pfanninq Commiss7on; ;CC o a .-� o
condit(ona!approval. � ;� *� ,g r» a.
COR 3: 50 dwellino units oer nel acre: ;W a � o
�����aet�s The same area used for cornmerctet and �"
��E�� pfftce develooment can aisa be used lo � o �n
� calculele resfdentiat densltv.Vyhere a r"'
� � �
- caminerGal and/or office areas are z � Q
� -� �
- ' • c �
. a� v
. �
� �o d .n`�,
�
r�
�;
, �
�
�
. .asr�zi9� ��N�o���GNA���N�
,---,�"'-
MERCIPL 2� C�R aE dg�s� �ne
GQM ' e calcu�aUoa �4,�ena��s 10
RpS�QR u4lized tn t Uisa tesirlciive`t t� a�
�N� gT AN�A ��'"'��� c�t ma �e�ax�mu dea be .
D��JE�„OQ� 8nsu�d�d 5ro,��d„�-8�m ���T ad9 t�
, G'p eXcee d o�in a�0�h .Z,
� subdiv\d a$ta\ease°� p
�' avaUab�e{ar se �
_ , �a���a��r����3�; �o�ve an�e' O
� '� C�
9-��"'a�"` O
' {�oRe w
. �
None d
�5 QOfl s4•h• ,.y--"'"'�- e WF"
• �ion
StC�K� Nane d
��Z piM�� Nane
None o �f ackynfl�S �
� 1 a�ea oj 75�0 ot w1th��a a�
�n�rnum�'ot S1ze ' Nane �5,/0 of�ryta,hS�jng bui\dtn9 � �
' Lot Width �ione ot 75°��a�(packti�9 ro�lde�'� e C on
a�ktn9 9ata9 � � �
�Ainlmum . �101 area oc wdh�n a .
, y�t pepth o;°oE iota ti�s b�ildtnB �
5� u1de+�wilhin o
t.AtnlcnU�'" �oca15 d w�thtn�he . . W
k N •�
�p1 Go��RA�� ona toc P�°Go��J�,cea"• ��e � PKtn9 9a�a9e• Y, o�rt �n.
4oi Coveta9 e Ofl W nto eR 65%oS\o l a i l01 � `' 'N �, . �,
ies\ocale�,° f� � Q
a x4rnuR` 5 Fos P�op coca Rce Kouided ' • , � a M 'Z
NOne W ��`,,. .r'
e no°750�,�f pa�k�n 9�s 4 a pac K�n 9 0 o r
oc BuUdin9 .
1thi�lhe b�i�din8�t`N�thin . .
lhan 25 h•in he19h�. � �o
o. �
�a�a9e'� � i�.ss �yuiidin9s�$S�5�t,tQ a�t�.�n x' ��
. v°' �
o�tess in ,e.zg puildin9 _ .
��-�$ACl'�5 f�.tot b�tldin9
S�r�Fl. 2 igh\. vec 60 N,in hQtghl. d oR-
h1. 2�St,�n h e i 8 n��� El.�e.i 9 b u U d i n 85° 3 ti
M,�,mUm�{CK�s?sdt 15 il:toc b�itdl�9�5ejbacks a�oce . ' '
Slceeti S�tba ar��s �pvtd powR1ow
ere fron�Y alt Qq 8d t thsA6`30,��•15�898}
�� any bui{din9 Sri u4re5 Cd�d
reAuited,�� erecied ar ea'•'
b�}rereaher at a� Por tio�
aKered S0 t�
�
,
� c
- � � M
' � i
08(t2/99 . �
- _ ;a
QEV�LOPMENT S7'ANDARDS FOR CC}l�llMERCIAI..��NING DESIGNA'ilONS . �
_
CD __ CQ C�R
ihereof sha!!be nearer the �
Iront praperly line lhan the •
distance Indtcafed 6y the
depth ol the required tront, � '
ya�d. ' ,
Maxlmum Front Yardf 15 ft, buildings 25 ti,or 3ess in helghl.On lots abutting more than 1 street the Nona
9traet Satback Zg ft, b��{dings over 25 fi.fn.heighi, maximum setback shatl only be appifed to �
the primary streel as delesmined by the
No maximum is requ(red in the �eviewing O�ic(ai. �
� . "Downiown Core Area".`s - , �
sETaACKs (continuea} � , o
w
Minimum Arterfaf�it 10 ft=tandscaped selback(tom!he . iR(t.landscaped selback from the strset 10 fi.landscaped setback trom lhe stree! a
Freeway Fronkage Setback s�ree!properiy tlne or, ptaperly tlne or, praperty line or, a
2D ft.iandscaped setback from ihe 20 fl,landscaped setback trom the back 20 ft.landscaped setbaak tcam the back �
back of tha sidewaik,whfchever is of 1he side+�valk,whichever is less, of the sldewalk,wh}chever!s less. Q
less, W
Minimum�Rear Yard None,unless tHe GD lot is ad)acenl to None required,excapt,18 ft.if abutiing or NA W
a lot designated Residential on 4he adjacent la a resldentfal zane.2 �
City Comprehensive Plan,then there Q
shali ba a 15 fi,iandscaped slrip or a
5 fl.wida sighi-obscuring lendscaped
sirlp and a solid 6 fl.high barrier used � �
afong the common boundary. � �
�
M3nlmum Slde YardF' �A t�one required,except 15 ft.i(abutting or NA � .� �
Where any specified side '• � adj�eent ta a resideniiaf zone, • W � N ,�
yard is rsqulred no 6urld �"' d o 0
ing shali be heraafter • . � C4 0 � � .�
erected or altared sa lhat , ' � w � o
anyponionthe�eolshaU , , a � a
be nearer to!he side!ot � a t� �
tine ihan ths disfance � C �
indicated by the widih o( . o p ,r,
ttie required side yatd. Z� �
� � o
� �
. a� a�
. . -rs
GA
T3 �
_ 12 � d o,
, . �,
M
08lf2/99 � �
• �
DEVELOPMENT$TANDARDS FOR COi�MERCiAL ZONlNG LiESIGNA'flQNS �
C0 . �
....�......... cr� ,. co�
. ......._.__....___._......._.......,...._........,._.�..__.._.............._..... . ....................._._----_..__........._..._._.._---__ _._
°lanning Commission: N�A � �JA 35 foot setback from Ihe propertV 11ne
?vlinimum Setback irom abutiinq a oubiic usa �
publ(c Use
. .
....... .. . ......_»......,......_....................w..........._..,.,...._..._.._........_............_...........................�......................,....;..._.....
increased Shc+reline
..�.....~.!n C�R 3.wt�era lhe a�olkcabie
Setback . Shoreline Masler Pra4ram seiback is
tess ihan 50 feei,the C)tv mav Increase
Ihe setbaok uo ta 100°lo if the Gitv �
detarmtnes addlfianal setback area(s Z
, needed to assure adepuate ouhttc A
access,emerqencv access 4r othec site �
� planninp or envlronmental �^j
consfderalions. � U
�ANCISCAPlNG a
�
h9inimum Landscape i0(t•�andscaping strip excepi for ihe.t0 ft.,axcepl where reduced through ihe NA a
Wldth Requ(red Along �'�Qwntown Core Araa".'S �'siEe plan review process. � A
5treeis �
LANDSCAPlNG (Cdntinued} . W
- E-�
iN(nlmum Landscape �A 15(t.sight-obscuring Iandscaping,!f the �p Q
JVtdth Requlred YJhen a street Is a dasignaled arteriat,nornsighi-
��4mmerclai tot is +�bscuring landscaping shall be provided .,.,
Adjacent fo Property uniess okheiwise deletmirsed 6y the �
Zoned Residentlal= Nearing Exam(nar lhrough ihe site pian . � . v
• ' review process.'•" , � �?
Minimum landscape 15 ff.lands�aped slrip consislen!wikh'16(!.wlde(andscaped visual barrier con °1 � �
Width Ftequ{red When a the definilion af landscapetf visuai sis.ient wlih the definNion in FtNtC A11120; NA � �� �
Gomrneraiat�ot is barrier in RMCA11120;or a 5 ft.wide when abulll�g a residenUally zoned � 'Q` o •�
Abutdng'ta Property sight-qbscuring Iandscaped sRrip a�rd properiy2.R 1fl!t,slgh!-abscuring � .$ a � o
Znned t2esidentlai a solid 6 tt.high barrier used along tandscape strip may be ailowed ihrough ' � � y ss.
the common boundary ot resi deniialiyihe site pian review process.�•8 �o � � o
' Zoned praperty! � �C4 Q
Minlmum Landscape �A , i5�t,wide sighl-obscurfng landscape �p, q Q ,,,
Wlsith Required When a � $►�(Q, � a +� �
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• '�5
D�VELOPME�JT STANDARDS FOR COMM�RCEAL Z����� ��StGNATI���flR
C�
GD -
Commerclai 2aned!ot is •
AdJacent10 to Prape�ty ,� ' � �A •
Zonad Comrne�clat,OEfice
or Pub{IatQuasi • !n 1he Green River Valiey,an additionai �
gpecla�Requlrements tor NA 2°la af naturai landscaping shalt be �
Properties l.ocaied wlth�n - �equired tor devetoped sttes as per the �
�he Green River VatSey Safi Consetvalian servfce Environmentai O
Pkarining Area" Mitigatian Agreement.Thesa ar,eas v
ehouid not be dispersg e� n��e p t�on � , W
but shouid be a99�89 ossible,the �
oE Ihe propetty.Whare p �
' required 2°14 landsoaping tor adlacent �
•propsrt�es shou4d be contiguous. �,
. C.�
• a is.2�: G'�+
1�lElGh'�T • 250 ft',,r.xe COR 1":i0 slorles andlor 125 fNe ft.' W
' COR�and 35°:it}storles andJor 125 ft; j �
. ., 9�J�t..B.iS.�e '��
Nlaximum Bu�td�n9��ight, . pro vtded the mastec plan i�clu es a �
excapt for uses having� bat3nce oE bu11dfng helght,buik and �
`Pubtic 5utiix"(Pl density°�" �
designatian'° �A . "'' �
�
� `�
aitowed in the adjacenl res�den«al zone° �
Maxtmum Buiidi�g Helght 20 fl.mara than the maximum height 2G ff.more than ihe rnax{mum he g .
ailawed in��e adlaceni residentla! � � • d
nen a 8uilding Ms zana&� ' . � u�
dJacent io a Lot � d o 0
Deslgnated as Residentlai ' $e8��C 4d54QG. � � p N '�
on the Ctty • . , � d p-
See RMC 4414DG, �
C o m P�Qhsnstvs Plan S�$�M C 4 4 1 4 0 G. � o
Maximum Neight for � �a+ �
iceless Communlcation o °
� �
�acttities ' � "'
NA ,+� � r,
.SCR�ENiNG � o
hlona required except when a CO tot � �
NA buts or is ad{acent to a residenttal zoned . .� �
M��Smum Requ'sred[ar oi�,fhen a fence,or landscaping,or a � „
Outdaor l.oading,ReP��r� ,
�
Ma�ntenance or Work . landscaped herm,or a combinat4nn � Q
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08112199 • .
pES1GNR"�tONS ,
COMM'�R�1AL ZONING e` ��� . . .
Rps��R .
p�VE1.t7PMENT STA�DA �4 . .
� CD �thareof�o a����Ve adequale vlsu84 ot .
as determined by lhe '(rom p�biic viaw.
' --"""'_,..-�- screened C�
a[ausiical�����a�g �ust be Z.
-�-"`�� Rev�Ew�R9 ubtic v+ew. ' ' '"
Scseened from P �e shielded p�
(preas ��st be enciosed s°'�5�°
� , .- f�Qm Public u��W� 1vlust be O
---�-'""`�Mss!be screaned �Q bQ sh+eided {rom vtew•
UtitttY ' • enc�os�d so as W
qur�ted ust be _ t�
Surface'M _.-�--� iobe �omvietiv _,�.._----^' �,
an�M�chanical us�be$nc�osed so as • � O
ER��P�T'ent ent view. ermitr� �^
Roof TnP�aUipm Shialded(rom r G
1
t ior ---r Nt -no autdonr s�oreoe s "''-- W
tExcep ad.acenl or abut �y�,t�q1�eW+a'�' �
etecam�i'+unication ts.of-waY� �ec�e�a� W
Eavlpmsn�l ued� ' -" ust be s c r e e n e d frouaitc ti g Y� ��'�"�.�etef H
�jR�,�N�NG tCantln ad'}acent�� tin9 P�di}eclies and P S shatl provlde tenc ��ee�$�?�'�sa d
6 �
screened tcom his- stoca98 use �
- ust�be e�teS and pubt�c rig ro Ouldoa{ an�tor iandscaping as �te��G��
e uses shati}Q ,�g,berrn��b ihe Revtewin9���ciallo
duidoor abutttng P�Op staS l�ed Y acous1ic�f a ,..
Permitted `.WaY•puldoor andior land :�eterm �a$.. � . �
bermin9� achieve adequate vtsuai or ���4�� �
StoraSe ' �de fences, ined by the �a�ats-�'�B ' �
scaptn9 as d��e�m achteve ade S�{eenin9� b bU11d111t�5 wilh fOOSS ��e��,��,� �
pfCacFat lo �atetials coveted Y �anside�ed ou1 �4Me � .� °�-'
�avlewing af1 be Scteet��n8 , a�i Q
b buiidtn95 w�1h but wltho�I sides SUbfecl lo thg ���esEi�" �
uate visual or acousUca�scseen�� ' e a�d �{�}ep�
Mateci2is covared Y $�att b�con ti fo�access o
•;oofs but withoui sidese and s�bSect kc slde s�ora9 ! �51 be scceened�axceP {en��°t �� '�
outside st°i°g o{Eh�s rovislon5 tif this Secilon, a��g�i-abscurt�9 W .�
sidered except tas access otnis��Y pe some combina�ton thereot. � .d o 0
` �he screenln9 FEov�sions �-----''flnad, fen�e°f a
�Uslbescre andsaap�ng ,`._.-- o � � Q.,
a stght•4bs�urt�lna[ion 1h��eot. � „ o � �
gection. excepl for access oints,bY or some corn - ^ � o
� ---�--`� ust be screened, fence or andsca81n9 _ . , 'o e�a �.
points�6Y a sighbobscurin�9inaiian v'
i ...-----�" �tetuse or ar some com pirect ar�eriai access t° � o �
G arba9e� �o n t ained a n d s c a Pin9 _.... M�4908Q. nl when W o W
�umpsiess Areas 5E e R <lruciures s h a i t a ccur q Y o �o
g eciiied theteoi. o{yehictes n�tvidual� Z .cy r,�
Nithtn P �A�p$0.Parkin9 access tn ia a�ces�iwi h�o
Se��� ercia!�ses srialt nol b� a4tern�tive � �
pAR� QaasO� etated to comm sireels o�consoi}�oiieaslble. ..�'�,, o�-
on resideniia�51�$e,s" adiace���Se�ls n
4See RN�� atbwed .
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4&t 12t99 ^�i
Q
. ��VE�-Q�'��N� ��"ANDARDS �aR COMMERCIAL Z4NING DESlGNATIONS , :a
. . �� _ _ .y
C{} Cf3R `�
� . Plann/ng Commtssionr
. Anv oarlcino siandard emendments for
s(rucutured oarkinq shalJ a�oiv 10 arrv
COR zone. . .
P�DESTRIAN ACCESS ..".`.,.`......^'
.Generat �A A pedesfrian connection shaU be pro
-- vided trom a puhlic enlranae fa ihe street, NA �
. unless lhe Hearing Examiner determines � 'Z
4ha1 ihe requirement wouid undufy endan p
ger the pedestrian. f�
SIGNS ' � O
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Generai �See RMC A41d0. �5ee RMC 44100. . �See RMC 44140. . � �
�.CiAt3tNG DOCKS � � p
� �
Locatfo� I �A r�t perrriitted adJacent�r abu#Ring to a W
j r�esldenilat zone.'•' ( NA �
DUMPBTER t F
. � a
_ �t
Locatlon of Garbage, �A ShaA not be located wlthin 5(1 ft.af a rss �� w,
Refvsa or Dumpster Areas idenlial zoned'propeKy,except by � � ,_,
appraval by fhe Hsaring Examiner � �
, • • through lhe site plan review process.In �' � �
np case shall garbage,refuse,or dump � W �n^� �
ster areas tie Iocated wfthin the required � ''� a �
selback. � � + o ..�� d
RECYCI.iNG CQLLECTION STATiON OR CENTER � � � Y
. . W �� •�
LQGaRiQ� �Shall not be located withln any (Shall not he located within any required �Shail noi be located�wilhln any requlred
equired fandscepe area, fandscape area. landscapa area. � o
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�RctA�-��N,NG�� -.,.-�-'.�--�"�OR�--...--
g'CA�QRR�g FOR�GQMM �o
pEVE��P��N� .s�e�M�Q30��� Z�
Gd ' � m, �mtx�n at' C�
ee RM�43�5�• -."`'-�'"�� e 4�1he Recess� ced�ctt « �� GC"
.� �5 � gacau raltroad cross�n dU 11cat1on o� Uous � �
SE�SITIVE ARE 5ea R�`+��k3050. N . cad� �ria av �a��QSrs aAU contig �
A oi�me �ure �
siN in '� a �
ss utiilo��« p�t 2on � in
� roPe�t�s wt1�G¢ha11 be in��uded �
Gene�a� R�,�1EW PR��� ��oved y
SP�C�Q�- � NA eVe��i Sit���an Z�be pP� W
" . �-tuc the�nU�e 1�ements �
arda� 0 with ea�h W
�enerai �n a . _q 0�ians wHh�hs �"
geciwn a et�„��-- aN cort�P��ta�+, � �.
hase Q��e pt��e Site p�a
aPPsave��'�vel t� � ..
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e{ � �
;T en�ou�a
. CaR.3 yon ow e�ectstand � 8 • d
Shadet aa fh8(0,14`N� �U er ;; � .
Ns or� aNblitl� 1cU alton a in � W ,d o %
�� S,�A p AR�S �odu a�toni�ks � 1t a � 5 � Q o� o
setba �, g�iV +' .. sv
�D� L�p�1� �� slQ ong. �, � o
V� �t�cu�ati oc �
5p GlA MQdu� tianfA a •acan �e of � °�,�� o
madiate� o e�S of o �
and u, er �ttat ase im Ublic ark � �
Mo�u ation at\ea �0 3 � o ° r'
cu►a buifin a o�aie h '�, ��o
r�� lto a� s EcaU sha�1� cot .�tihca�►
`� Seth S;n ttem5 .a �
Sto ,sh H�tovlde�tem Q' moduia«o tO � � �n
�a buitdSn d m�ss
- 1. 1n�or ara pvera«b��k an . .. Q'. c^
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CiA�ZONtNG D�SIGNATtONs ' .
` GbMM�R GOR '
D�.VEI:OPMEN"� STA��ARDS �dR �
�O of buiid'tnas,o� ��It.nro�ide ai
, GD 2, �or each dweilino_ tha�
�_ _� - jaast one aschiie�feet fr���---n
nat less than�
_. wai� tane nd nat iess t an fou �
�
- ;eetw�de•or odutatlan �
� . g, Verktca4 and hortzont de of a �
of raof lines and feca inker+�a� v
' � minlri'�um oE�w°teet at an . . W
• of a tninimum a�d0 feet on s �
f?ce o,�n�oufvate�t a
. . buVidino p
� andard whi�t►adds►nterest an �
pualitv to iha oralect;and . W
4, provide bulidin a+�lculallfln ar�d_ �
varlet�• W
texturat guiidlnas o� �
� �oer Storv Setbacks� d
of buildinas which exc ad
p.o�ttoris � hei 1"which_a_re
C�(t eet 54� fael(100`1 . �
located with+n one hun�sgd � �
acin � �
�f�he shoretinefQr ahe fac a� � �
. ' �Stocv se�b�cks �es facin4 d o0 oa
�hg shorel�n��n�tor faca � � d
`aublicativ accessible a�seEZ�k for,,,� � .�o 0
igllows� The mtnlm4�'''� :;
and suceed_!�0 S1°r�es shaiV � � y� �
i'itlh stoN from the � ,,, � , ¢
- , • be t e n fset f10'1 mint�c a b le ta�eack� W �a s�.
_....�i�---� �,
I ' n�ecedina sta a •
� °� °
s10 • e ,nn rhR u�qer staN a Z.
Pro ects not tr av be, 'Z ° i
setbacks defined ab°v�d4fcatiot� i ' � °
aoosoved throUah a t� � .,� o
rocess when sucserior desia� �
t � �
dema�t�Aaolicatlon mav be
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0$/l2/99 • �
p�VELOPMENT STANDAROS FOR CQMMERClA�.ZONtNG t3ESiGIVATI�NS "°
- �
' CD �Q � w
C{3R
made for modificat[on ot ihese �
: development standards nursuant to �
. F2MC section 4-9-260.D. For a
_ fnotilticaliat�ta'be aranted.the aroiect
must comnlv wifh the decls(on and
desian criteria stiouiated In RMC
...__..........._._._.........................................:..........._.........:..._........••_••-••...._.........................._,....................:...............,._._.,..__.S� . . . .
ction 4-H-250 0 2 and b 4 �
Planning Commtssion .. COR-3 Zone;�To cansider ;�
shadelshadow effects and ""
Modulatfon'and � compaiibil(tV,bulldinas that are Q
�0.rticulatlon ' immedlaielv adiacen#or a�uttina a
��Note—the Planning oubfic aark.oaen saace.or trakl sha!!: �
Carnmission reviewed the 1, Incoroorate build(na modulaUon ta' a
�roposed madu{atian and . reduce the averall bulk and mass
�rticulaklon standards,�ul . of buildirias,and ' . �
jid not teview the upper ' 2. For each dwellina un1t,c�rovide at W
��fory setbacks, The ' Ieast ona archftectutal orelectian �
�pper skory sekback - not less ihan two feet trom lhe W
requirem�nts have been � � wal!olane and not(ess than seven� -�
3dded by staff in feet wids.and "s
��espanse to the rauised
��pnceptua!plans • 3. Vertical and horizQntal madulalian! �
;�rovided by the Souihport ' of roofi►ines and facades of a � �
;�roponer�t subsequen!ta ' rrrnfnimum ot fwo feet at an interval [ �
i:he Planning Commissian . of s minimum of 40 teet on a � �
reviQw,) bufidlna face.oran eoulvalent v Q
� standard whlch adds intarest and W �� o
� . � • ouatitv to Ehe oroiect:and � ,� � :�
•_ 4. Pravide buifdina arflculatPon and � o r�'i, Q,
� textural varletv, • � � �
._...._...._...._..............................................:............_......._..................._.�....._..._..........._...._.---..................___._.._:_...._-•---_.......:_._._.:..............._.......-••-----....,....._`._._ ss'G" 2
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�
DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESlGNATIONS � �
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....._...._....---....._........._......_.---- ---------•—..._--
Ptanning Commission: """'–'�—
COR-3; The applicant and owner.
No Protest Aqreements • �nd af!fuiure owners.lessees and •
!enants,shall exeoute a no-orotesi ' .
• . . �areement reaardino anv •
maintenance or operation decisions of
;he Cilv repardint�adiacenUabultina
.._..�..............._................._. . oubllc uses. .
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08/I2J99
" 4 2-`120C CONDtTiOKS ASSOCIATED WITti DEVE�OPMENT STANDARdS
TABLES FC►R COMMERCIAL ZQNING 1)E51�NATIQNS
1. . As designafed by the Transportation Elemeni of the Comprehensive Plan. -
2. R-1.R-5.R-$,R-90,R-14.orRM-!.
3. These provisions may be modified by the Heaang Examiner through the site pian
review process where the applicant can show that the same or betfer resui#wiii occur
because af creative design so(utions,unique aspects or use,etc.,that cannot be fu!!y
� anticipated at.this time, • .
4, R-i.R-5.R-8,R-'i0�R-14,RM-1 or RM-U_ .
� 5. Prov'sded fhat a solid 6' barrier wait is provided within fhe landscaped strip and a
maintenance agreemeni or easement far the 4andscape strip is secured. A soiid
l�arrier wall shai!not be located ciaser than 5'to an abutting residentia(!y zoned2_lat.
� 8. The Nearing Examiner may modify the sight-obscuring pravisian in order to pravide
reasanabfe access ta the pro�erty tfirough the siEe plan review process.
7_ �n Iots abutting rnore than 1 street,the makimum setback requirement sha(E oniy be
appiied�to the primary street as determined by ihe f2eviewing O�cial.For additions to
existing structures, ihe maximum Setback requirements shali oniy apply when the
addition is subjecf to the site ptan review. �
, 8. For uses docated within the Federal Aviation Adminisirafion Airpart Zones designated
' under RMG 4-3-Q20, Airport Refated Height and Use Restricfians, in nn case shall
building height exceed khe maximum allgwad by that 8ection.
9. Abutting is defined as"i�ots sharing carriman praperly Iines".
14. Adjacent is defned as "Lots tocated across a streek, railroad right-of-way, excepf
limiied access rnads".
1 i. The boUndaries of#he Green River Vatiey for purposes of this SecGc�n are genera�iy
defineci as the Green River on ihe west, SW 43rd Stree#on the south, the base of
Tat6at Hili ta the east,and the Buriington No�them Railroaci tracks on the norlh. �
12.
. E�s' - .
. � .
wa �" __._�•_�aa-a
, .RESERVEb. . .
13_ Hefghts.rr�ay exceed the maximum height under Neanng Examiner condifiona! use.
permit.ln consideraiion of a request for cflnditiona4 use permii for a burlding height in
excess of 95'the f-learing Exarrriner shail cansider the foliowing factors in addition to
� � EXHTBIT E � .
ta
�°� Nonopposifion Agreement $'
Page 22 nf 28
Addendum to Nonopposition Agreement
ALTERED FUR RECORDING Exhibit A -39
Page 53 of 75
. � O8l22199
�� � � the cr'deria in RMG �-9-030, Conditiona! Use Pennits, among a!f other relevant '
� iniormation: •
a. Location Criteria: Proximity of arteria! streets which have su�cient capacity ta
accommodate tra�e genarated by the devefopment. L7evetopments are encouraged
to locate in areas served by transi#. ,
b. Cpmprehensive Pian_ The praposed use shalt be compatible wilh the genera!
purpose, goals, flbjeetiues and standards af the Comprehensive Plan, the zoning
regulations and any other pian,program,map ar regutalion of th�City. '
c. Effect on Adjacent Propert'ses.8csiidings in excess of 95'�in height af the proposed
ipcation shall nat resutt in su65taniial or undue adverse effects on adja�enf property_
Whert a building in excess of 95'in height is adjacent to a fot designated residenfial
an the City Comprehensive Plan, �then setbacks sha� be equivalent to the
�equirements of the adjacent rssidentia(zone. �
d. Buik: 6uitdirtgs near public open spaces should permit pubfic access and, where
� feasible, physica! �ccess ta the putatic open space, Whenever practicabie, buiidings
should be orienied Fo minimize the shadows they cause on pubEidy accessible open
space. � .
e. Light and Glare: Due cdnsideratinn shall be given to mitigatian of ligt�t and gtare
impacis upon stresks,rt�ajor pub}ic faci4ities and major public open spaces_
14_ COR 1 is applied#a the prnpeRy known as the Stoneway Cancrete Sife.
' 35. "powntown core area"is that area bounded by the cenkedines of 5milhers Avenue
South'from Sauth Fo�rth Place to Sautfi Third Avenue and a{ong Avenue South from
Sauth Third Street io South Second Street,bounded on ihe north by the Cedar River,
easi to Mill Avenus South,saulh#cr South 1=ourthStreet and west ta Smiihers Rvenue
Souih. This area shatl aiso extend to the west property line of khose properties
fronfing along the west side of Logan Avenue Soufh tretween Sauth Second and
� Airpart Way, but in na case shali tha area extend more than 'f00"wesi of the Logan
Avenue 5outh right-of-way. �
16. COR 2 is apptied to the property known as ihe Port Quendall Site_ COR 3 is ac�plied �
ko the propartv known as the Shutfleton site.
17. Meights may exceed the maximum height by up fo 50'witt3 bonuses fnr p{azas and
other amenities,subject ta a Flearing Examiner's canditionat use permit.
18. A reduced minimum setback.of no tess than 15" may be a4lowed ior structures in
excess ot 25'in heighL thraugh the site plan review piacess.
19. Addiiional height may be allowed; providett,the appficant can demonstrate pravisiQ�
o!the folfowing signifieant putaGc beneFits: �
F.:X�_II�IT E .
t8 •
i'�tonagposition A.greement
Page 23 of 28 .
COR3ZONEt 4�
Addendurn to Nonopposition Agreement
ALTERED Ft�R RECQRDING EYhibii,9 -40
Page 54 af 75
08/12!94
. .
a_ Provisson of cantinuous pedestrian access �o tf�e shoretine consisient with
requirements ot the Shorefine Management Act and fitiing a circe�fafion pattem wiihin
the sife;
b. Provision af 5 affordable units per 54 uniis, which �neet the pravisians of the
housing element ot ihe Comprehensive Ptan;
c.Provisian of an addi8oaal 25'setback from the shpreline atiove tha#required by the
Shareiine Managemenf Acf; '
" d.Establishment of view cotridors fram upiand boundaries o##fie site to the shoretine;
e. Water related uses. !t fhe applicant wishes to reach these bonus abjeciives in.a
� diffesenf manner,s system af f3c�or area ratios may be estabiished for the property to
be deiermined af the time of site ptan review.
Furthermore, tfie masier pia�must address ihe lmpact of this height on neighboring
area and mitigate these impacts. �.
20. The maximum setback may be modified by lhe Reviewing Clffrciai ihrough the site •
pian review process if the appficant can demanstrate thaf the site plan meets the
fatiowing criferia: '
. a. Orient deveiopment ta the pedestrian tfirough such messures as provideng
pedestrian walkways, encouraging pedestrian amenities and supporiirig �iternatives
to singls occupant vehide(SO�transportatian;and .
b. Create a low scale streetscape through such measures as fostering distinctive
architecture and mitigating the visual dominance of extensive and unbroken parking
aipng fhe street front;and
' c. Promote safety and visibiiity ihrough such measures as discouraging ihe ereation
nf hidden spaces, minimizing conffict beiween pedestrian and traffic and ensuring
� adequaie setbacks to accommodate required parking andlor acces5 that cauld not be
pravided otherwise. •
- i'he Reviewing Officiat may alsa modify the maximum setback requ+remenf if ihe
appiicant can demonslrate thai ihe preced"tng criteria cannai be met;however, those
criferia which can be met shal{pe addressed in the site ptan:
a. due to factors including 6ut not timited to the unique site design requirements or
physicai site consi�aints such as sensitive areas ar utility easQmenls;or
b, ane or mare o# the criteria wauld nat be furthered or would 6e impaired by ,
campliance wikh the maximum setback;or � ,
c.any,funaCKrn ai the use which serves the pubiic health,safety or welFare wouid be
materialiy impaired by the required setback.
21. !n consideratian of a request far conditional use permit for additiana! building height
ihe Hearinq Examiner or Zaning Adminisfrator shai!cansider the foliawing factars in
F.XHIBIT�
fo 43
NortoppoSitian Agreement
Page 24 af 28
Addendum tn Nonopposition Agreement
ALTERED FUR RECORDING Exhibi!.4 -41
Page 55 of 75
■..r.�
fl8l12l99
'' ' addition to the criteria in RMC 4-9-630, Conditional Use Permits, among all ather
relevant informaGan. _ �
a. Locatian Criteria: Pro�cimity of arteriat sfreets which have sutficient capac'sty to
accammodate traffic genetated by the development. Developments are encoureged
fo iocate in areas served by fransi�
b. Comprehensive Plan:.7he propnsed use shai! be compatiale�wi#h the general
purpose, gaals, objectives and standards af the Comprehensiue Plan, the zaning
• regulaGons and any oiher plan,program,map or regul�Gon of fhe City.{Ord.44C14.6-
7-1993) '
c. Effect on Adjacent Properties: Buildings height shaN not resuff in subsiantiai or
undu� adverse effects an adjacent property. When a buitding in excess a( the
inaximum height is praposed ad}acent ta ar ab'uts a lot cfesignated R-1, f2-5,E2-8, R-
. 1p, F2-14 oc RM-3,then the setbacks shaii be equivalent #a the requiremenis nf the
• adjacent residentia! zone if the setback standards exceed the fequiremen2s of the
Commercisi Zane.(�rd.4593,4�1-'i996)
22. Heights may exceed the maximum height under t-(ea�ing Examiner conditionai_use
permit. .
23. �xcepiions: Eaves and cornices may extend aver the required side yard fa� a
distance of nok more than 2'. Accessory buildings when erected sa fhat ihe enlire
building is within a d`sstance of 30'fram the rear lat line may aiso occupy the side yard
of an inside!at line.(Ord.1905,8-15-1961) �
24. These areas shoutd not be dispersed ihroughaut a site,but should be aggregated in
one portion of the_property. Where possible, the required 2°fo landscaping far
adjacent properties shoutd be configuous.
25. Eaves,comices,sieps,ferraces,platSotms and porches having no roof covering and
being not ove�42"high may be huitt within a tront yard.
. 26_ Exception:When 40°!p ur more,on frant ioat basis,of ali property on'I side of a street
betwesn 2'rntersecting sireets ai the time of the passage of this Code has been built
up with buiidings having a mirnmum front yarcl of more or tess dspth than ihat
established by the Code,and provided, th�t the majac'rty of such front yards do r�ot
vary more than 6'in depih,no building shat!be built wi#hin or shaU any portion,save
as above excepted, project,into such minirnum front yard, provided, further, thai no
new 6uildings be required to set back mose than 35'from ihe•street line in the FZ-2 or
f2-3 Residentiai Distdcks, nor rnare than 2'iarther than any buifding on an adjoining
• Iot and that ihis regulation shal!nat be sa interpreted as to reduce a required front .
yard to less than 10'in depth.(flrd. i472,2-i8-1953}
27= lncludes'majar ar secnndary arteriais as defined in the a�teriat streel map of ihe -.
City's fi Year TsansportaCion fmprovement t'ian. Arterial Streets within the Cenfral
Business District—bounded by the Cedar F2iver,�AI 405 Freeway,Scsuth 4th Streei,
� Shattuck Avenue South, South Secoad Street, and Logan Avenue Souih—shafl be
eicempt from this sefback requiremeni.
E�BIT E -
to a,
C.4R3ZONtl .
Nanopposition Agreement
PaQe 25 of 28
Addendum to Nonopposition Agreement ALTERED FQR RECORDING
Exhibit.�� -�2
Page SG of 7S
..r�
' 0&II?l99
' 2g. E�ccepfion for Com[ctunity Facilities:The foltowing deveSaprneni standards shali apply �
to ait uses hav�ng a'P"suff'tx desigRation.Witere these standards conftict with thase
generally aPplicabfe,ihese standards sriaf!appiy:
a.pui�licly owned siructures housing such uses shati be permitted an addi#ianal 15'in
height above that otherwise permitted in the Zorre if "pitched roofs", as defined
herein, are used for at least 60%or more of the roof surface af both primary and
accessory stn�ctures. • •
. b.tn additian,in zones where the maximnm perrnitted building heighi is less than 75', �
the maximum height of a publicly owned struclure hausing a pubtic use may be
� increased as failaws, up to a maximum height of 75' to fhe highest po'snt of ihe
building:
(i)When abutting a pubiic street,7 addifionai foot af height for each addit[onal
1-'!i2' o( perimeter building setback beyond ihe rrtinimum street sett�ack
required aY street level untess such.setbacks are atherwise discouraged{e_g.,
inside!he Downtawn Coce Area in the CD Zone),�
(ii)When abutting a carnman properky iine, i additiona[foot oi height Far each
add'stional 2' af perimeter buiiding setbeck beyoad the minirnum required
� along a camman properiy tine,and;
{iii) On lots A acres or greater, 5 Sddit2oA31 #eeI of height for every 1%
reduction beiow a 20°lo maximum !of area caverage try buildings for pubiic
amenifies such as recreatior+af facilities, and/or landscaped open space
areas,etc.,when these are apen and accessibie to the pubiic dunng the day
ar week.
29. Except with appraved master site pians.
30_ Al!uses having a"f'ublic Su�x"(P)designation are subject to ihe following: Height:
. Public{y owned structures housing such uses shail be permitted an addifrona! 15' in
�heighi above that atherwise permikted in fhe Zotte if "pitched roofs"; as defined .
herein, are used for at ieast 60°l0 or more of the roof surface of both primary and
accessary structures. In addition, in zpnes where tne maxirr�um permitted buifding
. height is Isss than 7S',the maximum height of a pubiicty owned structure fiousing a
public use may be increased as fottows,up to a maximum height of 7S'to the highest
paint of the b�itding: �
a When abutting a pub3ic street,1 addifional foot of height Cnr each additiona! �-112'
af perimeter biriiding setback'beyond the minimum street setback required at st�eei
level untess such setbacks are oihennrise discauraged.{e.g., inside Ehe �owntown
Core Area in the CD Zone);
b. When abutting a common propsrty kine, 1 additionaf ioot of height for each
. additional 2' ot perimeter building setback beyond the minimum Tequired along a
carnmon propa�ty line;and
c.Qn lots 4 acres or greater,5 additional feet of height for every 1°lo reduciian betaw
a 2Q°10 maximum !ot area coverage by buiidings far pubiic amenities such as
EXHiB�T E �
� t8 - as •
Nonopposition Agreement .
Pa�e 2S of 28
Addendum to Nonopposition Agreement ALTERED FC}K RECt)RDING
F_xhibit A -�t3
Page S7 of 75
0$/12/99
' . recreatioaal facilifies, and/t�r landscaped open space areas, etc., when these are
open and accessiBle ta the pubiic during the day or week.
31. Through ihe sile plan review process, ihe F3earing Examiner may waive the sight-
obscurrng provision in order lo p�ovide teasanable access ta the propet#y.
32 WherE included, afFordabte units must meet the pravisions of housing elernent of fhe
� Comprehensive P{an. For COR 2, if a significant pubtic benefit above City Code -
requiremenks can be psovided for a portion of!he property which may be coniaminated,
, a transfer af density may be aliowed for ather portions of the s3te. �
Bonus in Ct1Ft'!: A bonus density of not more tha�five(5}dweiling units per acre may '
be atiawed;provicfed ihere is a balance of height,bu[k and dens'siy estabfist�ed through a
floor area ratio sysiem and(or a master ptan ta he decided at fhe #ime of site ptan
caview. .
Sanus in CC?R 2: A bonus density af nat mare#han Cwo(2}du/acre far each pravision
rnay be allowed; provided, there is a 6aiance of he"sght, bufk and density estabtished
addressing the following public bertefits: a) Pravision of confinuaus pedestrian access
ta ihe shoreiine consistent with requirements of the Shoreline Management Act and
fitking a cifculatiQn pattem within the site, b)Provisian of an additionat twenty five foni
�' (25')setback from the shofeline above ihat required by the Shgreline Management Act,
c) Estabtishmeni of view corsidors fram upland bour�daries af ttye site ta #he shoreline,
d) Water Related Uses. It the applicant wishes ta reach these bpnus objectives in a
different systern,a system of floor area retios rnay be es#ablished far the.property to be
de#ermined at the time oi site p3an review as appraved by Gouncii.
33. RESERVEO—for Convenience Commerc'sal2one Amendments
34_ Ct�R-3 Zane Onlv: Buildinas or oortions of buildinas which are wiihin one hundred feei
. . _ _
(100'l af the shoreline shalt not exceed a rnaximum heiahf o#seventv five feet f75'1.
EXHIBTT E
--- jp .
carc�zor�� Nanoppasitioca Agreement 46 .
Pa�e 27 ofZ8
Addendum ta Nonopposition Agreement ALT�RED FOR REC�RDING
Fxhihit A -d4
Page 58 of 75
._._._._—_.
asnv�g
, ' ' TASLE d-8-i20C �
LANCI US� T'+'P Site Ptan,Leve!1 sa�P�,.�YQ�u t
APPL#CAT1C)NS ea� -
APP
UCA
TION
IPER
Ml7
� SUBMlTTALREOUIR�MENTS
tOk Notice of intent�o Mnex � � �
SpY Pelitian to Mnex � � � �
• ffWarit of tns4ilWiion af PubGc�nfor� � � ,
lion Sign
• �ppGcant Agrreement Sfatement{for � � i
!� (
reless�mmunicaf.ian tac�ifies}
yipplicanCs ConGmraGon ot Condition� �
�1C�o�t�ance
yappiiplion Fee per RMC 4i�70 � � . . . � �
1(�
14sse55men1 tnlormation � � �
!
�uihoriza64n fw AbalemeM � � • �
' �iodiag Siie Plan Map � � �
�vsir�ess License�s;ppfication tor � � �
I�om� e Ocwpafiors
tC�a�afiations.Sunrey � ' .� . � .
1
. �cxed DisPWY Maps _�i' ' �1 - . � .
i� � _
K:onSWClion Mitigation LkesrtipGCm_.�5 � . � .
i •
� . �Or'a%Deed tor My Pxoposed Oetliq� � �
Qean oi t,and for Puhlic P�iposes
�h Hnrneawrni s Assaaation£7ac � � �
EX�iI��T E
to
Nonoppasifion Agreement � 47
Page 28 of 28
Addendum ta Nonopposition Agreement
ALTERED FOR REC(?RDING Exhibil A -d5
Page S9 of?S
6igns may oniy be placed on property owned B. SCOPE;
by the persan conducting ihe sate or on prop-
' ' ' erry where an owner gives cansent to post 1. Appiirability:AH mining.excavation and '
such sign.AII such signs shat!be removed grading activities witfiin ihe City o(Renton
twenty four(24)hours afier ihe sala is com- shail be subject io the terms arsd condiiions of
pieied. � this Section.Att such activities shatt be turther
in comFrliance with chapter 78.a4 RCW and
5. Speciat Restriction far Self Starage subject to the temts of this Sectiorr.
Uses in RMd Zane:Na garage,yard,or es-
tate sales are alkowed frpm Isased storage 2. Appficaiion Required far Exisiing Ac-
uniis.(Ord.A736.8-24-i 998) tivities:7he owner or operator.of such activ-
ities in the City at ihe fime af the adopiion�ot
C: VIOLATIOl+tS AND PENALTIES: � this Seciion shaii make the iniiiai appiication
Any person found to k�in via#ation o!th'ss Sectian wlthin thiriy{3p)days and ihe entire appiica-
shatt be informed in writing by the Pianning/Build- tion within nineiy{94}days of the eHective
ingiPubiic Works depaRment of the violation and � date ai 2his Sectian.
shali be given laurteen{1dj days to camply wiih�
this Section.FpHawingihis action,if asubsequeni 3. App(ication Required far Aciivities
garage saie is conducted in viota6on ot this Sec- A»nexed in2o.Cify:The owner�or apera[or oi
tiart.eact�day the sale is conducted sha!!be can- such activities annexed subsequent ta the
sidered a separate viotation and shaii be subject _ adoption of this Sect;an sha!!make the initiaf
to the follornring penatty. applicataan wit#�in ihiny j30}days and the en-
tire apptication within ninety(90}days from
Any person conducting any"gaiage sale"as de- ihe date of annexation_ •
tined herein in RMC 4-11-470 withaut being prop-
erly iicensed therefor or who shatt violate any'01 4. Tirne for Comptiance:Ai!such exisiing
. the other terms and regulaGons of 2his Sect±an activities sha0 compty fully with alt provisions
shell,upon canviction,be tined not iess than of this Section within the periad o€iime esEab-
- iwenty five daltars{$25.OD}nor more ihan one lished by ihis Section except such activities
� hundred doflars{$100.Q0)or to be imprisoned for wfiich are nat existing at the date ot the adop-
a period at not to exceed ten(70j days for each tion af thi5 Sec[ion shat!contorm to a!!provi-
� • vialation.(Ord.4493,'{-23-'1995j sions of this Sectipn prior ta the beginning ot
their aperation. .
4-4-Q60 GRADtNG,EXCAVA7#ON C. GE�tERAL:
AFtD M1N1NG RECULA7tONS:
1. LandscapPng:Existing vegetation in any
A- PU�iPOSE. � , required setback shal!he preserved or tand-
it is the purpose o(this Sectio�ta: scaping shalf be ptanied to prevent erosinn
� attd reduce the dusi,mud and ttoise gsner-
1. Provide a means of regulaiing mining,. ated an the proposed rsuse tif ihe site.
� excavation and grading to promote the Around the peript�ry af 2he site,Bxce¢i
health,safety,morals,genera!we{fare and � where the proposed reuse of the site requires
esthetics in tfie City of Renton. ifie Iack oi vegetafion,the applicant shal!
landscape in such a manner as to resuit in
2.: Promate the progressive rebabiGtafian o!� zeasonable screening.3rees pSanted shafl be
� : mining,excava2ion and grading sites to a suit- � at Ieast iour feet(4�in heighi.ln those areas
abie new use. thai have been rehabiGtaled and are desig-
nated to be planted aceording to the pra-
3. Protect those areas and uses in the vicin- posed reuse ai the site,ihe appropriafe
ity of mining,excava2ion and grading actidr ptant'sngs shali be done as soon as possibte
iies against deirirnenial effects. to provide mature plan4s tor ihe new use.
4. Promote safe,ecnnomic,systematic and 2. Sereening:With the exception of affices,
uninterrupted rreimng,excavation and grading . every eHort shall be made to screer�effeo-
activities within the City of Rerston. tively alt siructures and activities ta minimize
�zBZT� .
YO q-9 r2cvi..ea l/Yyl
Pionoppasition Agreement � -
Pa�e 1 of S
Addendum to Nonopposition Agreement
ALTERED FOR RECORDING F-xhibit,9 --�6
Page b0 of 7S
detrimenia!effeas an adjaceni property. grading aperation by virtue ot changing engt-
Screening may include bui is nat limited to neering advisors.
�� � landscapiog,berms with landscaping,and a _
screening fersce_ 8. 'Siop Work Order:Shcruld hazardaus
' condiiians occxtr in eiiher engineered grading
3. Natura!Stream Courses:Every ettort ar regular grading,ihe Buiiding Depattment
sha!!be made ta preserve perenniai and in- inspecior shail have the responsibility and
termittent streams and their surraunding veg- aufhority fo issue a p�rirai or tatai stop work
etation.(drd.2820,1-14-1974,etf. arder.
i-19-197d)
� • 9. Emergency Perm'sis:Upnn app6caiion �
4. Hydroseeding Required:Wiihin fhiriy to ihe Deuelopment Services Division,sup-
(3D)days of completion Rt grading wark,the poRed by those pians adet}uate for ths Direc-
appticant shati hydraseed or piant an appro- •tflr of the Qevelcrpment Ssrvices Divisian to
pr+ate ground cover over any portion of the make a�decision,there may be deciared an
site zhat is graded ar cleared of vegetation emergency and the Directc�r may issue an .
and where no further construction work wi0 , emergency fill aad grade permit.!n order for
occur within ninety{g0)days.Alternative there to be dectared an emergency,#here
measures such as m�lch,sodding,or piastic must be a declaration from a State or Federal
, cavering as speeified in the current Kng regulatoty agency ihat an emergency condi-
County Surface Water Management Design tion exists that threatens pubiic safety,heaith
Manuat as atlopted by the City of Ftenton may or weTfare.or the Devetopmert Services Divf-
be proposed between the Bates of Noverober sion birector mus2 be presentsd with inde-
1 st and Ntarch 31 st of each year.The DeveM• pendeni euidence that ihere exists an
. opment Services Division's approval o€this emergency ihat irnminentiy threatens public
wo�k is required prior in linal inspectton and safety,heaith or weltare,and further thai
approvai of the permii.(Ord.4703,2-2-1998) there exisis inadequate time io obtain a filt
and grade permit.Before the emergency per-
5. Ca�#orrnance with RGW:7his Sectian mit can be issued,ihe Director musi ensure
conforms to the requirements of chapter that envirorimsnta!review has been com-
78.44 RGW wfiich reguiates surface mining pleted by the Enviranmentai Fieview Commit-
� in the State of Weshington_{{7rd.2820, tee or is under the supervisipn of a�ederal or
1-14-1974,efi.t-i9-7974) State agency thaY has conducted environ-
rnental review.As paR ot any emergency
6. Notification nf Noncomptiance:!C shal! grading,tMe appiicant tor an emergency per-
be the responsibiGiy of the csrti(ying engineer � mit must provide a dispasal plan of ihe maie-
on any grading project to advise immediately rials salisSactary io the Clirecior,including
any discrepancies,hazardous conditions or routing of any vehicles transporting any cron-
� prabiems affecting saiety ar�d staDi�ty pf the � taminated,dangerous or toxic materials_As�y
praject to the person in charge of ihe grading fill to 6e installed must carnply with the se-
work and subsequemly in writing ta the grad• quirer�nis of this Seciion concerning the
ing dgerator and to the Building DepaRmsnl_ contertts of the filt.An emergency tili and �
Fiecomm�ndafions tor eprrective me8sures, � grading permif shall be tor[he minimum time
� if necessary,shali be prpvided in the correc- and rninimurrs votume necessary ta avaid the
tian notices. emergency.(C}rd.At p2.72-14-1987,eff.
12-19-1987)
- 7. Transfer af Aesponsibiiiry for Work:it , .
at an'ytime the grading operatorchanges the D. BONQ REGtU1RED TGt GOVER GOSTS. "
ceriifying engineer or a d�ffereni ownership or {yF REHA$tLiTATiON:
responsible paRy occurs,the operaWr shall The Development Services Divisian shalt re�ve
nolity 1he Buitding Department in wrifing bocids amounting ta one and one-haif{1-'1/2)
within ten(10}days and shall specify ihe new tirnes the esiimated cost of rehabilitaiion to as-
civil engineer ar nwner.The owrter or grading sure thai the work,if not completed or praceeding �
operator sbaJ!noi be refieved of any respon- tn accprdancs wiih the approved plans and spec-
sibiliry relative to the saEety and cp�duct of a ificaiidns,sha31 be correcfed.Such s bond shall`
be approved by fhe City Attomey and filed wieh
EX.IIT�IT F
t0
�x�r�Kd�r_ Nonappositian Agreement 4-10 .
' Pas*e?of S
Addendum to Nonopposition Agreement
ALTERED FClR RECQRDiNG Exhibit A -=17
Page Gl of 7S
shait not be given untii ati work inciuding in- practical if ihe quality is equa!ta or better tt�an .
staliatian oi alt drainage tacilities and iheir availabie nursery siack.Existing desirabie
' proteciive devices and aft erosion control vegetation should be presenred where appli-
measures fiave been compieted in accor- Cable. �
dance with the fina!eppraved grading pla�
and the required teports have been submit- 4. Protection ot Fragi{e Natural Environ-
ted.(Ord.2820.1-�4-19�4,eff.�-y 9-1974; ments:Areas of fragile�a[ura!environments
Amd.Ord.3592,12-t4-t887) shotrld Ge protected trom development and
encroachment.
Q. APPEALS: '
If the appticant does npi concur with ihe require- 5_ Preservation at Unique�eatures:jf
ments vf The Development Services Divisiart,he " pracUcab3e,unique features within the site
has the preragative of appeaiing to ihe Hearing • shou(d be presesved and incarporated into
E�caminer pursuant tn RMC 4-8•�t 0.{Qrd.3592, tt�e site devetapment design{such as springs,
12-7a198t y ssrearns,marshes,signifiicant vegetation_
rock out-croppings and significani ravines}_'
R. V10LAT10N5 AND PENAL"tIES:
Penaliies for any vial�tion at any ot the provisions fii• Green River Valley Landscaping Re- �
af this Chapter shali be in accard with RMC t-3-2. quiremenis:Any develapmeni in ihe Green
Civi!Penalties.(C}rd.A357,5-4-1992j R"sver Va4ley sha!!provide a minimum of iwo
percent(2°Jo}aS ihe totai site for iandscaping
Suiiable for wiidllte habitat.This landscaping
44-070 LANDSCAPtNG: is in addstion ta any other iandscaping re-
quiretnents by this 5ection ar any raiher reguLL
A. PURPQSE APlD IN'f�NT: 3aiion.The foAowing map depias the
�landsceping requirements are es#abfished to 6oundaries of this area.
pravide rninimum landscaped standards neces-
sary to maintain and protect property vatues and
enhance the image and appearance ot the City.
B. APPUGABILt7Y: �
� T'hese requirements appiy ia alt uses except sin-
gle family and two(2a family residentia!uses.
C. PLANS REflUtFiEa: .
Site pians and Iandscaping plans shaA be re-
quired with appticat�on&tor buiiding permits,The .
' pCan shaG cpntain ihe informalian required by .
RMC 4-8-124 and must he approved for issuance -
ot a building permit. _
D. GENERAL LAN[3SGAPE
REQUtREMENTS:
7. Comptiance wiih Zone Standards Re-
� quired:See sy�ec�c Zane requirements
listed in chapter 4-2 F?MC. .
2. Parking Lot Landscaping Repuire- •
ments_Parking 1ot 4andscaping requirements
shall be as listed in RMC�i-4-d8{�F7.
3. �cisting Planf Material:E�astirig trees �
and other vege2ation ort#he siie of a pro-
posed development rnay be used where �
._._ EX.�IIBIT F
to 4-aa �
' Nano�position Agreement
Pa�e 3 pf 8 �
Addendum ta Nonopposition Agreement
ALTERED FOR RECQRDING F-xhibit A -�18
Aage 62 of 75
///
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��$X.-��'` q.19
to A re��ant
ositiat► � �xhibit A��4
. �°�pp�ya�e 4 of g
F�RR�CORpING
A'�'C�R�p
O�apposition P�reeme��
Aadenaum'15
pa�e 63 of
T, Compliance with Shorefines tutasier t!. MAllYTENANCE�
Pragram:A�y deveioprnent wiihin ths pro-
�� tacted shorelmes area shait be required to 't_ Maintenance Required:Landscaping
meei ihe standards and requirements ot tqe required by ihis Section shaii tae maintai�ed
Cay of R�enton Shoreiines Master Alan. by the owner andtor occupant and shail be
subject to periodic inspection by the pevetop-
8. Siopes:Stripp+ng of vegetative slopes ment Servfces[livision.{Ord.3988.
where harmfiu!erosion and run-oft witl pccur 4-28-i9$6)P3ant+ngs a�e to be maintained in
- shalt be avoided.The faces ot cut and flI a heaithy,growing conditian and those dead
- siapes shaii be deveioped and rttaintained to or dying shalt be repiaced wiihin six{6)
controi against erasion.This control may con- mpnths P.roperty awners sha!}keep the
sisi of effective planitng.The proteciion 1or pianEing areas reasonably free at weeds and
the siopes shai!he instailed wiihin thirty{3Q), litte�.
days oi grading campietian and prior to a re-
quest tor finat projeci approvaL Where 5lopes 2. �ailure lo.Mainiain Landscaping:`fhe
ara nat subiect to erosion dua tp the erosion- �Qsvelopmeni 5ervices Ltivision birecior ar
resist8nt charactBr of tfie mat8riais such pro- his designated rEpresent8tive is auihprized io
lection may be omitted with the permission of notify the owner or his agent thai any instalied
the Public Works Qepartmeni,pravided that tandscapi�g as required by the D'evelopment
this pratection is not required by the rehabifi- Services Diuision is nat being adequately
tation plan. rnaintained and ihe specific nature of the#ai6
ure ta maintain.7he Developmeni Services
9. Erasinn Gontrol Devi�es:Whsre nec- Division shal[send the properiy awner or his
essacy,check dams,crib6ing,riprap or other ageni iwo(2)wririen notices,each with a fit-
devices ar methads shatl be smplayed to teen{75}day response period.The notices
controf erosion and sediment,provide satery shaif specify the date by which said mainte-
. and control the rate ot water run-aff. nance musi be accornptished and shail be
� addtessed ta 1he property owner or agent`s
1tl. Underground Sprinkiing Byskem Re- {ast known address. ' �
quired:Undergraund sprinkting systems
shatf be instaNed and mainiained in atf land- !. VtOE.ATtOt�{�1idD PERiAL7iE5:
scaped areas.7he sprinkler system shaN pro- Violation af this Section shali be a misdemeanar
vide fu}t water coverage oi the ptanted areas punishabte as provided in this Code.Each and
asspecitiedontheplan.{Ord.37t8. , everydayorportionthereafduringwhichviotaiion
3-28-'t 983) of any af the provisions of this 5ectian is commit-
ted,continueci ar pettnitted shall canstituta a sep-
E. LAPlDSCAPE IPtSTALLATtOIrf: arate offense.(Ord.3778,3-28-i983}
At}apprnved landscaping shaii be compieted on
siie beinre the issuance o1 en occupancy permit.
. 4-4-080 PARKiNG,1.0ADING AAID
F DEFERRAL O�LANDSCAPE DRIVEWAY REGULATI4tJS:
fMF'FtOVEMENTB:
Oeterral impravements,due ta seasonal p1a�Gng A, PURPOSE:
ditficulties,plant shoRages,or to the fact Yhat the tt is!he purpose qt lhis Seciian to prdvide a
projeci is impacted by a pending puUlic works rneans af regulating patking to promate the
Qroject,may be requested pursuant to RMC health,safety,mora(s,generat welfare and aes-_
4-9-060,Deferred Impra�ernents. . the6cs o!the City ot Rentan by specifying the oSt-
street parking and loading requirements for all .
G. AMENDED LANDSCAPING PLAM: uses permitted in this Cac3e and ta describe da-
Tfie approved tandscaping requirements may be sign standards and other required improvements,
modified upon request io the Development Ser- �urthermore,.ii is ihe intent o!this Sacfion ia pro-
vices Division.The plans may be appraved,de- mote the efficient use ot the City's transponation •
nied or retumed to the applicant with suggesEians facilities by incorporatian into that system of alter-
for changes that woutd make them accepiable. native modes of iranspartation to ihe singie occu-.
pancy vehicle io promate the rnovemeni af
EXHTBTT F _
. to �
� Nanoppasitian Agreement a-20 .
Page 5 of 8 �
Addendum to Nonopposition Agreement ALTEREU I^OR RECORDING
G�clzihit A -Si)
Fage 64 of 75
7. L.�ndscape F2equiremants: d. Alinimum LandsCaping Width Fte-
. quiremenis Abuiiing Pubfic Right-os-
a. When AppliCabie:Afl parking lqts, " Way:P�rfcinglots shal!havB landscaped
' ' (oading areas and drive-in businesses, arsas as foilows:
vehicie sates tnts�nd stcsrage lois except
those used tor detached singte family i. Rigktt Angle and Ninety Degree
dweiling uniis,duplexes and those in en- {9p°)Stails:A minimum width o!five
c3osed buiidings,shall be landsceped ta ieet(5`}for righi angls and nineiy de-
the startdard set foRh in RMG 4-4-470. gree{94°)parking stalis alang the
. . atrutting public right-of-way excepi
b. Landscape Approva!Required:All for areas nf ingress and egress.
iandscaping under tt�is Section is subject • �
ta approval by the 8uiiding2oning Re- ii. Angied Parking l.ayouts, " .
panment � � - Farn►ing s Saw#aoth Pattem:Shatf
rnaintain a miaimum o#twa foat{2'}
• c, Genera3 Requiremenis for Ap tandscaping strip in the narfowest
Parking Lots: . part of the sawtoottr pattern abutting
a pubfic righi-af-way.
i.landscape Safiety Standards:
l�ndscaping shaii nqt conflict wiih e. Additianai f..andscaping Raquired
the safety of those using adjacent tar f.arge Parking Lnts:In addition to•
sidewalks ar with tra�c safety. compliance with subsections F'7c and
� F7d ot this Section,parking iots ten thou-
ii_ RaLeniion of E�tisting Land- sand{t Q.OpO)square feet or grea2er in
scaping Encauraged:Where passi- area shali have a minimum af five per- •
, bte existing mature trees and shrubs cent(5%)nf area within the parking!ot
shalt be preserved and incorporated tandscaped in a pattem ihat reduces the
in ihe iandscape Iayout, barren appearance af the parking iot.
iii. Screening of ABjaceat Resi- f. Special Landscapeand Screening
8eniial Uses Requered:A pianting Standards forSiorage Lats:Perimeters
_ area ar berm with landscaping shaR oi the lo[�st be effectively screened by
be provided on those sides of a park- a cambinalion at iandscaping ared fanc-
ing!oi 2hat is adjacem to prop��riies ing:
Used andJor xoned ior residentia!pur- '
poses.{See specific zoning ciassifi- s. A minimum of ten font(10�)land-
' cation.}Such ptanting shaii be sub-. scaped sirip is required�between the
ject to the requirements ofi ihe zoning properiy Cmes along pubGc dghts-ot-
development standards and shati be way and the fence.The iandsceping
of a sufficient treighi to serve as a sha31 be at a size and variety so as to
buffer. ' provide an eighty perceni{8U'/o}
opaque screen.
' � iv_ Screening Madifications:7he
De'vetopment Services Divis+on may ii. The entire perimeter must be
aiiow a minimum of a#orty hvo inch fenced by a sight obscuring fence,a
{42"}screening fence in fieu of tand- � m9nim�rn o!eight feet(8`j in height.
scapfng upon proper 2pp!'scation for . �ates may b�ie�unscreened for se-
qaod cause shown,which shal!in- curity purposes. .
ciude but not be timaed to a narrow
parking lot. ' g. Undergmund Sprink(ing Sysiem
Required:Undergmund sprink{ing sys-
v. Minimum Width.Any iandscap- tems shati be required to be instaUed and ,
ing area shal!be a minimum of fiive maintatned for all lancfscaped areas_The
feei(5'}in wir7ih. sprinkl+er system shait provade fu1l water
coverage at the planted areas as spec+- •
f[ed on the pian. �
� EXHIBIT F - .
t� �
` Nonopposition Agreement 4'�
Page6of8 .
Addendum ta Nonopposition Agreement AL'TERED FC3R RECORDING
Frhibit A-SI
Page b5 of 75
' h, instailation to Compiy with Ap- ireg statl fengih to be reduced by two!ee
praved Plans-Aii Iandscaping and sprin- (2'),provided there is sufiicient ar8a ra
,, , kier systertis shati be insiafled in safety altowthe overt�ang.oi a vehicle anc
ac�ordance wiih thg landscaping and Yhat the area af vehicle overhan�does not
sprinkier pian submitted by ihe applicant intrude inio�equired landscaping areas.
and appraved bythe Buiiding Department
tsee ftMC 4•8-12da9i,Irrigation Pians, d. Customer/Guest Parking:7he De-
and a-&120D91.Landscaping Ptans}. vetopment Services Divisian rnay require
� -, areas kse sei aside exciusn+eiy for cus-
8. Parking Stait Ty¢es,Sizes,and Aer- tomer or guest parking and shaii specity
centage ANowed/Required: one o!trie faHowing methads be used:
, a. Standard Parking Siaft Size: i. A rrtaximum of litty percent(50°!a}
" � of{pe required parking statts Cleariy
i. Minimum Length:A norrnai • designaied as`cusiomer parking"or
parking stal!shalf be iweniy feet(20') ' "guest parking".Parking sSafts wiih
in leagth,except far paratlet stails,, said designations sha!!be used oniy
. � � measured aiang both sides af ihe us- for said purpuses.
, able partion ot ihe stall.Each parailet ' -
stal!shal�be hrrenty three feet by nine ii. A separate parking iot with its
feet(23�x 9')in size. owrr ingress and egress.�andscaping
, . � . and screening exclusively far cus-
� . ie. Minimum Wislih:Aparking sta11 tomerparkinga�d adequa2elysigrted
shall be nine ieel{9'}in width mea- as such.
" sured from a right angle!0 2he stal! �
� sides. e. A�ccessible Parking as Stipulated
� in the Americans wiih Disabitities Act
' iii. Reduc�d Width and Length (ADA):AccessiYafe parking sfiait be pro-
� for Attendant Parking:When cars vided per the requirements of the Wash-
are parked by an attendant,ihe stall ington State Barrier free Siandards as
shall not be less than eigMeen ieet adapted by ihe City af Rentan.((�rd_
Iqng by eighi feei wide(18'x 8'}. 3986,4-28-t 986}
_.
!a. Gompact Parking Stai3 Size and �'�1UM$ER O�ACCESSiBtE
Maximum Number of Compa�t � PARKiNG SPACES �
Spaces: Totat Parking Minimum Required
Spaces in Lot or Number at Access9bie
i. Stall Stza:Each stall shall be � Garage Spaces ,
� eigh2 and one-half teet in widih and ( y_25 + 1
sixteen iest ir,length{8-t�2`x,16�). ! 26—50 � 2
�
ii. Maximum Numher of Gampact � �7—75 � 3
Spaces.Com�paci parking spaces { '76—100 � 4 �
� shali not accaunt#or mare than: � y 41_y 5� � 5 �
• aesignated evx►p3oyee parking
t51-200 � 6- �
—not ta exceed fony percent 201—.300 � 7 �
. (40'f). 3Q7—4Q0 � . $ �
4R1—5D0 � 9 . +
• .A!f ather u�ses—noi to exceed gfl1_t.QpO � 2�/o af tata)spaces �
thi�ty perc�nt(30%}.(Urd.3988.
d-28-1886) Over t,OpO 20 spaces pius 1 space for
• � every iqtJ spaces,or � �
c. Speciat Reduced Length for Ouer- �fractian thereof,over y,000
hang:The PlBnninglBuildingtPu6Gc (prd.3988,4-28-1986j •
Warks Department may permit the park-
EXHIBrT'F .
—' t° ' 4-2] '
Nonopposition Agreement
Pa�e 7 af 8
Addendum to Nanopposition Agreement ALTERED E OR RECORDING
Frhibit A -52
Page 66 of 75
marked and access Ianes cleady detined,im i. DRtVEWAY QESiGN ST"ANDARQS: .
ciuding directiona[arrows to guide internal .
,, , circulation. 'f. Llr3veway Location-Hazard Prohib- !
� ited:hio driveway sha11 be constructed in
� a. Aii entrances and exits shal!be des- such a manner as w be a haxard ia any exis�-
ignated as such by markings on the park- ing street}ighting standard,utility pale,traflic
ing lot pavemeni in addition to any signs regulating device,fire hydrant.ad}acent
which may be used as enirance and exii street traffic,or similar devices or condiiions.
gu+des. The cast of reiocating any such street siruc-
� iure when necessary lo do so shalt be borne
b. Afi markings are to be of cammercia! by the abutting property owner.Said relaca-
tra�c paint ar equat materiai and are fo tion af any street structure shatl be pesiarmed
be maintained in a tegibie Condition. pniy thraugh the depattrnent and person �
• � holding authority for the panicutar sfructure
c. AII accessibte(Arnericans with Dis- inwoh+ed.{Ord.4517,5-S-t995}
abilities Aci,ADA),compact and guest . -
parising spaces shat{be marked. 2. Driveway Spacing 8ased Upon Land
Use:
4_ Wheet Stops Reqnired:Wheel sfops
sMall be required on tfie peript�ery at 2he park- a. lndustriai,Warehouse and Shap-
ing lot so the cars shai!not protrude into the ping Center Uses:
. public right-ot-way o!ihe parking loi,or strike �F�F MWtyfe Fert�n� s�F,.�„,
buildings.Wheel staFs shatl be two teei(2"j s..�, RQ}KK� '+«•��._> •
from the end of the stalt ftlr head-in parking. � � ,;.,„_ J ( _�_;-�
._..... �
� 5. Drainage:Drainage shall meei City se- � � . � ' �
quiremerns,including the Iocatiorr ot ihe �w�,.� � ����� � � '
drains an8 the disposai of weier. �µ„ � �. � :��
� �^ '�„��---'r saee��� _� '
F!. LANDSCAPE MAiN'TEAtAFICE """ � ,_�
REClUIR�MEidTS: ��.nt�._ i ' � �.�
' M..r_L J • M ar 7^ •
1. Maintenance Required;Landscaping � � �`'°'""' �
r
shaft be kept neai,orderty and of altractive • •
appearance at alf times.Such Iandscaping L .�. �
shall be ma'sntained by the owner andlor nc- ;,�,�c�u ,,,,..�-,,s•q,:�,w:,Re„�,s�
Ctlp�fti. � . . , as�novv�a6:ERTEv
2. Periodia lnspection:landscaped areas i- The iocaiion of ingress and • .
will be subject to period'+c inspection by the egress driveways shalf be subject io
Development Services Divisinn to ensure approva!af the Planning/BuifdingJ
mainteaarrce.Sa+d�ivisian shatl advise en- Public Works DepaRment urtder curb
forcing aulharity of noncampffance with Sec- . cut pennft procedures. �
tion requirements.
ii_ There shatf be a minimum ot forty
3. Maintenance Sands and Charges Au- ieet{44'}hetween driveway curb�e-
thorfzed:In ihe event tk�a1 such landscaping tums where there is mors than ane .
is noi mairnained fn a reasonable,rseat,and . driveway on properiy under unified
� cSean manner,the Ciiy shaU have!he right to ownership or co�trot and uSed as
demand a praper petformarice or similar one premises. �
bond lrorn the owner or occupant af the pre-
mises to assure proper and carninuoas main- ui: Driveways shali not be c{oser
ze.nance,pr aiternately,the City reserves the than Sive feet{5')ta any property iine
right to cause such mainienance to 6e done (excepi as allowed under subsection
and to charge the lult cost therebf unia the R ni this Section,Jaint Use Drive- '
owner.{Ord.3968.4-28-198fi} ways).
EXHIBIT F ,
. t� 4 �
Nonopposition Agreement . '
�a�e 8 af 8 .
Addendum ta Nonapposition Agreement ALTERED FOR KECORDING
F,rhihit�1 -53
Page b'7 of�5
a��.c�t�s�'z t� �
tn '
`"' NonopQosition Agreement
,. � ;- �� � Page 1 of 6 '
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Addendum to Nonopposition Agreernent ALTERED FflR RECORDING I;zhibit�i -S�S
Page b8 of 75
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Addendurn to Nonopposition Agreernent ALTERED FOR RECORDING 1�.xhihit,4 -SS
Page b9 of 75
j .. �X�IBIT G
__f to
t , ' � NouopgQsiiion Agreement
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Addendum to Nonopposition A�reement ALTERED FOR RECORDING �xltibit A-Sb
Page 70 of 75
�.i�w:�ua 1 �
t0
� . , Nonapposifion Agreement
. ` • . i-: Page 9 of 6
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Addendum to Nonopposition Agreement A�.TERED FOR RECORDING Fxhibil.4-57
Pa�;e 71 of 75
� r,a �s �r�-cir�rt rvtt�iCQ IhIG. �� .. _ „�,,,
I+Ionopposition Agreement
.. Page 5 af G
` ' 1`�. � i �,.s �
• ~- t12�� ���I" ti�G��h�rn ia it��,C�. ���WLrr Wtit' '{ll: �
. ��'Lt'�,� •'•',�
. . CEti"EAAL 21iT 6t'itrCOMMENDED� 371 ':j�
tl
� .causing with bctter arnammGzl qnalificatimis shauh3 6e chosou.For sperSfrc pur- '�+�f:
. have ba- ! posrs,or[oc use.in certain arcas�virh poor�cowing conditioxu,tl�ey may• �' ;j��.�y,
e a�ai�Uct � � hsve#heirpIace ' a
:��
� Po�ratus albs �o` Zone 3 Whit�Poplar : �1�
ver is to t . . ' :'t
.go down i t �uRm wrcauiu,rAthcr open : •i;
'i1TS,��$ ' . �NANC:WI13U5}t-g��' � � .. ' ' � . :� .
n-�'iuvnd � � 'eac.rincta npper side of l�vu gr.+yisir grean,Iaw�sido w•hitc:+nd vuy pubrs- _ � ( �.
13sis also . { � ccntmaksnganix�itrestingca}oraontrsst �.? i3;
. . . ; wvrti,�uH coLon:red to rcddish,but aut too l�ronounced
��s�y , � rre4rrws�Essrogcaarl Vvut,n Siberia - J4 s
va3ited SrTnnDuc�o:��calouial times_ � :.j.
� � � v,amsries: aiwco—icav�s especially�vhite on c�ncicr'snrlacc—Silver Yop�ar l.t..
v a
ipe wnrk � ; � _.�S'py�fiitlalix—cplunu�ar in h:c3y3t,�rolul�ly nrtgictating in tha'��i3ti . i �-
k�tnkrx � . f ---�-7 abuut i8��—Ba11e.na PoPlu � � € �•
C�k•�� � i ''Richkrdii=-up�xurfact oI l�,nvcs Aull yeTlpw—m�»Y plants with ; �
�ey wern � 1 , ydlow leaves mai:e inFriior landscape specimens but this,witb itc � � i�
bza»ehes ; }' tc�Yes of whitc vnd+er su,fnce,seans ta be a nthv�rolorfid com- i'
rs wliieh - , ' � bii�.itioi�fmd not objrctionsblr.—Richarcl's Wliite Poplu ' �� ';.
nd Ernics • 7 bC W h�i�Poplar�»a kec 1 g o v d��f�t�Im4'�iY}itie th�srt is rnom For growing �•f :,
ce, have � 'z I��P�ly fvr ic ss a wide-s��rcad'mg tsec I2 is d�e an}y�pt�with Iobed twvrs '` i
;aPe Pic � t (at Icust trn vi�t�m�u ibr�o�s) mid do��ny vndcr x��rfaec•oi the lenves_!tx kr�d- '�.r .
, }� �»cy to 1i:ti•e rCd autnri�+�tOlor,Fvrn thoagh thu.is not as pronounced as in f� � �• �
• { tF�n m�j�iv;�nt�sumc qthr.r[rtes,is a jiaint in it�favor fpr fall dispJay_Tlsis u- r�!�'
'"fi���'~ . ; cclToit crols�mn:cr v;�ricty u n�ond suiutitutc Eor CI�c l..�mi�nrdV PoP�r atx�is not f �� .
r. Ycrplar � f c xc�cr ntihl�e se>i}st trur�k canrcr ltr�i mats thc I�ornGardv PnDlar�t maturity. �t;.'! -
•uacd in � t [t c�n+�ell bc e:m�xicicrc�t one o[tbe mast om:�+++cntal�aF the calirmnar tr�s. � l [�tU�
tancl t]�C . � ' _
s E'o ulus bcrolinafsis .`�:1.• .
;de thcm '.� P 75" T.onc a ' T3erlin Poplar ,
.oj1*+'wk� 'yt..gtt:asecnding br�r�chex,almpse colurnnar in habit �:� -
�e gui i». "TflLiAG£:4peti,6right grerz� . •
qf wxter, . � . / ti�'�xro otsrctv:P.luu*i JnTiiri x/'.ni�ra 7taliGt . �•�j'
� CO (}t7S ' � 1 uxtctnx:Eats:prior W�sS�o . . �i,:
aue been . � � The�T1in T"oplar is a vesy hnrcly trat and'u recommcnded far arux wliere R�a .
and that , the w;»tes are very cold�nd the sumrorrs v�ry I�oi,such ar od tha great prairie.
braxablit . ' arr�oF i}se wrstcm part oE t�arth Amr.rin_Othemix�,it wi[i r}ot competo well � � .
i's forcccT � "���b��'omamental tr'a�s�vailabk[ur e�.t[en�planting. � �
�ce This ' � x YopuIus canadensis cuocnci i5o' Zone� C•rralina popinr I' �
me yenr. . ,Knair:wide-sp�ead.open �
ch as zi ' �a3.iacL:g}oay 3daVes,coarxe '
nand for . . .t�gruz,o�ccv;Papr,Iuf delto:du x P.ni�ra .
ouctrrnrsu:abovt aSya in Fradcc �
tnirvetsal . � This•P°Alar must be mentioned herc 6enus�it bas been sa wSdely used in ' ,_{
e.plants . ' Yhe p:ut.l�owever,#'t ia not rcepmmrnded Cor use.Tq fTct,many communitics {
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Addendum to Nanopposition Agreement ALTERED FOR RECORDiNG �rhibit,�1 -58
Page 72 of 75
- -. ._..._.,.. �,.,.. _.._ s. v . P.6/7
, ' ` to - :
� " '• ; Nonoppasition Agreement ' ' �
, . • � • Page 6 of b
, . I
� x Cupr.essocypIIris Ieylandii.(A.B.Jackson•dz Dallimam} DalIimore�and AB.Jackson
{Chmnaecypaiis nootkntensis Spach x Cuprtssus�rrcurocurpa Hariweg}_
LE`.(E,AND CXPR�SS.Cnpresaareae.USDA Zanes 6-10.Wales_Introduced
� .' .I888 in WaIes. , • : . :
o�sr.��ot5 `Eroefgreerf cariifs'r with columnar to pyramzdai gz�owth habit like' • ' -
, • Charrx�eecy'pnris n4qtkntcttsis.Gxows fa'st when young ta 6Q-70'l�igh;spread _
. . � abouk one-�aurih.of heighY. � - - - _ ' _ � - -
' . Leaves;�a-�/4"l.ong;pointed;d'axk blue-green, ` - .
' •.FTourers: Scale-like,sim3lar to,Chmnvccypar%s»aotkuferuis:-. .
�'ruir. Canes 3Ja--�C4"acrass wi�s 8`scaies. • _
� ' �n#�r asp.ecf: Red-bxow�, scaly#razk;"branchlets#Iattened, samewhat
. quadrangular. . : • - .
ct,tt.7urc� Grows in sun;ad'aptable to rriany soils,acict to Iiine;withstanc3s sozne salt '
spray and wind : � • , • � - . '
� Discase anti iasecf�probiems:None senaas . � ' '
- TrarrspIaniin�:Easy,but shauld be contairner-grown as�ibrous root . �
, � system makes St c3ifficult to 6all and burlap. . • . " '
,• 'Propagntiam Cuttings from side grawths la#e Maich or haif ripened w4od � '
' Iate summer. , " ; . . � ' •
c.nia�scwr`� Magni#icent and adaptabie tree.Good for hedgizsg since it wit?�sfands
v"� heavy prunii�g.Also can br used as single specinnen tree.�ine,fzathery
. #aliage-creafes grace;hi3 ap�earance.One of the most important tree : �
:inrcaductions,x C Ieylar'rdtr has alt vistues af one parenc,Cupressus � - -
, �mrti7ocurpa,and none af i#s#avlts. Capable of becaming attrackive '
• � specizrien;SQ�60`in 25 years.First cross made on esYate of Mi.Nayiaz'in
• WaIes in'1888_Se�dlir�gs taken by Naylo�s brother-in-lawr C J.T.eyland, -
• and plax�iad on his property,Haggerston Hall;Narthc�berland in 1392-
- 93.Five stiA�e�dst and axe par+ents by vegetative pzopagaEion af x C ,
� • .. . le�iaruizi. . • , .
. .some ezcellenr cuktivars: . • :' '.. . .
'I.eighton Greeri branches anc3 branchleis upturned at er►ds;g•ray- -
green Ieaves when young becoming dazkez wikh age,paler beneath.
'Haggezstan Gxa}�--branches Ioose,uptumed at ends,teaves sage -
green abave,pale gray-green beneath �
' . . . `N:iylafs Elue.--calumnar;•shoots and leaves g,zayish-bine above pale -
. ; ' grdY-green 6eneath � ` - . : � . - . �,
. . 'Stapehili'—den'se;coImm�ar form. - • -
'Castlewellan,�-.yellow foliage;supposed to be cross between�upressus
- . mnrrar.rtrp�r'Lutea'and Chamnecyparis rrooikntrnsis i4urea: " '
' Plant may be observed ak:A�bareta—Bayaxd CvHing,NationaT,Stzybing,U.
af Washingtori;.BotanicaT Gnrdens--BirmisYgham,Broo3cIyn,Municln;
''Palingarten,Roya1/Kew,U_of Georgia,Van Dusec►,Ga�dcns--Bxoakgzeen,
Cailaway,Longwood,Fnrks=--Go3den Gafe. •
Addendum ta Nonapposition Agreement
ALTERED FOR RECORDING F�hibit A -S9
Page 73 of 75
Exhibit B-1
Legal Description of the Southport Hotel Property
LOT A OF CITY OF RENTON SOUTHPORT LOT LINE ADJUSTMENT NUMBER
LUA-14-001514 ACCORDING TO THE LOT L1NE ADJUSTMENT RECORDED
DECEMBER 23, 2014 UNDER RECORDING NO. 20141223900010, IN KING
COUNTY, WASHINGTON.
Exhibit B-2
Legal Description of the Southport Office Properiy
LOT B OF CITY OF RENTON SOUTHPORT LOT L1NE ADJUSTMENT NUMBER
LUA-14-001514 ACCORDING TO THE LOT L1NE ADJUSTMENT RECORDED
DECEMBER 23, 2014 LJNDER RECORDING NO. 20141223900010, IN K1NG
COUNTY, WASHINGTON.
Addendum to Nonopposition Agreement
Page 74 of 75
Exhibit C
Landscape Plan
��- -------------------�--�--._ . ._.�_ __..
i Lake Washir�g#on
�� I i
qranortr � I
I�°'� � � ',; Ples�e nate that this ex�ibit eppiies onty to the iandscaping trees abnrig the �
� , +° shared Bc�eing prape�r line{$nd exclu�des alt the other I�endscape and
' ha�ds�ape shorrrt pn th[s exhihlt.
No trees at ; . I
promenede �r�^..4..d....____�_____.. ..,....,. .�. .,,..__. .._._.,,�_,__�,_._.�..—-"�
i�rfa�ceto � ��
�ng accas� � _ �
��• : � ..� � _ i
�t R.A+
k �:A'
14�xistiat�Poplar �;t I i�,� I � I
lomhardy trers t �
��t ( �� �� � � � - ;
�IG existinp poplar '��j; � { ; �. : �
Lom�ssrdyd, �+ I �. ----�� i � = t' �
t�yland Cy#�r�ass , _ , - �i�FpTEL AT � � '
'tr� '� -- SOU7'�iPC�tT i ' � I
� �� --�- ` �_ r �., I � _ _ ... ;
Urydtrgro+uAd ; rv'�; �,;.,_...,._:.�.,.:� _ ; ` `i �
uitiUBrs ptchibit. � � ' °��i�-�.��- , .fM1:�
ii�a�,ocatcon M .J' :,`...,... I,�.. , � ,� ;
trees in this area. �' . ; ,�;;�- r,�! • i
A 1S fnpt ga{1 tvdl � , � , i'' �i'• �
remain 6etween �� . ' _ �
ttae 1ree5 in#F+is :'� i -- '`� _.� . - µ
bC8t14o. K. a �'�.d ^,::'�., - -r--- " l ���, � ;
- ''$' �_ i •I
14�xSsting Poplar � �.
Lornbardy 8 . � .� `� �
Leylar�d Cypres6 ' � �.w ,,,� I
U^e+es � M � � � ;
'�� ` - -
U�dergroand ` � �
�u#Ik4v�prohlk�M ` . �"_.'"'�"a . f ' . :;..,�:
tF►esloc�tion of ;, � .. ; �.I�; i� - ` �'
tret�in this�re�. . f . 4
A i2 foat gip wNl " �� ; i • ;
rs�main betvw�n , . .._.—. —
#h�e hees in this i' .. -.�. ._.,
Iacstiaa. +
, �w � �,�,.,
78 �� �� OF'=CEBU1t�IMGSATSiDUT�.PORT i-
+9x1�'tfng r �r`= - . .' � �
����x �f� �
/L'ye�ytand . ��i_ , `"
'�711'•.'�^' ' . . . '� _ h..
t,I�", . . I'S� ..._""_""'___'_""_"� '___""_�...7' . . f�,_.�,��.. �! f
f �
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Addendum to Nonopposition Agreement
Page 75 of 75