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BOEING COMMERCIAL AIRPLANE GROUP PLAN VIE~. ® *' ,"--r N. .-.-- VICINITY I SITE MAP "---PROJECT LOCATION PROJECT DESCRIPTION RE-OPEN EXISTING PARKING LOT 10 FOR 682 PARKING STALLS C16J JlI.I-~ -~----1 ENl:';~_G~~" PLAN ® DEVELOPMENT NOTES 1. THERE ARE NO NATURAL FEATURES SUCH AS STREAMS, LAKES, REQUIRED BUFFER AREAS, OPEN SPACES OR WETLANDS IN THE PROJECT VICINITY 2. THE PROJECT IS LOCATED MORE THAN 200-FEET FROM A LAKE OR STREAM I . ___ J NOTES / LEGEND ® NOTES; -""""-"""" ............... -...IMIOI. ..... I%H. -.o! __ """'" ,_,) WIIIrM. ...... _""""""_ ....... ' ... ~~:u"l!:~,::~'" =~,."!...""ef .... -"t'.~1<C. LEGEND wz,."::, @ .J!C·'fm; i '.'KEY',!" Cl --_:: cu,., ~ -~,--~ .~ -;!,,':;;';:" -RENTON SITE _. M N . ---- . -~-. -_. "'-''''",",0' -IC .... </»t'Il mo '-"'''''''' .... ..,...... .... ,.. -..... .....10 : ""',.._1.011' 21 § Gl < ~ i ~ ~ I , , : , i I , , , , i ! : , + '-' iJ.' " -' -'-C .I·M ...:"): .... 0 , I I • I : [) I !f:) I "frf ': ! 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II li!1 f "II, ,I I , , , , I I I I I = ! , , I -;-,-------------- r:' I' ',' b >I I I I I ' , , , , I , a ~ 101 ONI)i~\;Id '-' 9 ,r I~ I I I I I II ! I Ii/I I II ! I i III :- l;jl I I' It I I " I! I I I I I I II I II III I! I! 'I' ~ I I I '-" , liillllill!liih \ , , II ----------- ~ _ _ 'rt--_ \. , ! I II I ~: , 'I' I I I I I I I I I I I-H" -t-i-i 1'-'1 +-HH---r"H 1 ill I I I o L lOl QNI>itlVd ~ II U I! IIIII1 'Ihi-'1,1 I II I II I I I I 1 I I ------------ Denis Law ---oI .... ~~-~.!.-------- __ ~M:ayor __ ----_,'~~11trQ$Ol February 9, 2016 Mark Clement The Boeing Company PO Box 3707 MC1W-09 Seattle, WA 98124 Community & Economic Development Department C.E."Chip"Vincent, Administrator Subject: Lot 10 Temporary Parking, LUA14-000155, TP Dear Mr. Clement: On February 8,2016, this office received yourZ"d request to extend an approved Temporary Use Permit (File No. LUA14-0001S5, TP). The initial decision for the Lot 10 Temporary Parking was issued on February 25, 2014, expired on February 25, 2015, and was extended to February 25, 2016. The applicant has requested an extension because one ofthe Boeing Company's existing parking lots (Lot 11) is currently being impacted by the Logan Avenue improvement project. Parking Lots are not a permitted use in the UC zone. The subject site is prime for redevelopment and the redevelopment ofthe subject site should not be restricted by the issuance of an extension to the subject TUP. Therefore, following review, the project expiration date has been extended to February 25, 2017 subject to one condition of approval as follows: 1. If at any time during the duration of the TUP the subject parcel is identified for re-development, this TUP shall not interfere with said redevelopment. If any conflicts arise, the subject TUP would be revoked following a 30 day notice, to ensure the possibility of redevelopment consistent with the UC zoning. Please contact Vanessa Dolbee at (425) 430-7314 if you have any questions. Sincerely, c . '. 't!A.}J'y_L)-tk~hG J-----\\--" () Jennifer Henning Planning Director cc: File LUA14,000155 Bruce Gibson, ITF Developments LLC/Owner Vanessa Dolbee, Current Planning Manager Renton City Hall • 1055 South Grady Way. Renton, Washington 98057 • rentonwa.gov Denis Law Mayor February 24, 2015 Community & Economic Development Department C.E."Chip"Vincent, Administrator Mark Clement The Boeing Company PO Box 3707 MC 1W-09 Seattle, WA 98124 Subject: Lot 10 Temporary Parking, LUAI4-000155, TP Dear Mr. Clement: On February 12, 2015, this office received your request to extend an approved Temporary Use Permit (File No. LUA14-000155, TP). The initial decision for the Lot 10 Temporary Parking was issued on February 25, 2014 and expired on February 25, 2015. The applicant has requested an extension because one ofthe Boeing Company's existing parking lots (Lot 11) is going to be impacted by the Logan Avenue improvement project on a temporary basis while the project is under construction. This extension to the subject TUP is subject to an agreement by Boeing to dedicate a portion of Lot 11 for the Logan Ave. improvement project. Parking Lots are not a permitted use in the UC-N1 zone. The subject site is prime for redevelopment and the redevelopment of the subject site should not be restricted by the issuance of an extension to the subject TUP. Therefore, following review, the project expiration date has been extended to February 25, 2016 subject to two conditions of approval as follows: 1. The Boeing Company shall cooperate with the City to dedicate the needed portions of Lot 11 for the Logan Avenue improvement project within 30 days of the date ofthis letter. Ifthe dedication is not completed such extension will become null and void. 2. If at any time during the duration of the TUP the subject parcel is identified for re-development, this TUP shall not interfere with said redevelopment. If any conflicts arise, the subject TUP would be revoked following a 30 day notice, to ensure the possibility of redevelopment consistent with the UC-N1 zoning. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonw •. gov Mr. Clement February 24, 2015 Page 2012 • Please contact Vanessa Dolbee at (425) 430-7314 if you have any questions. Sincerely, ~.~ -fb~UeWa Jennifer Henning Planning Director cc: File LUA14-000155 Bruce Gibson, ITF Developments LLC/Owner Vanessa Dolbee, Current Planning Manager February 12th 2015 Department of Community & Economic Development City of Renton 1055 South Grady Way Renton, WA 98057 Subject: Boeing Extension LUA14-000155 To: Chip Vincent Administrator RECEIVED FEB 1 2 2015 CITY OF RENTON PLANNING DIVISION The Boeing Company formally requests the City of Renton to please extend TIER 2 Temporary Use permit # LUA14-ooo155 (Lot 10 Temporary parking lot) to February 25th 2016. Please see attached signed letter of property owner's intent to lease Please feel free to contact the undersigned with any questions. ,SdrA Mark Clement Permit Specialist The Boeing Co. 206 617-2944 February 10, 2015 Attention: Neil J. Smolen The Boeing Company 635 Park Avenue North MlC 6X513 Renton, W A 98055 ITF Developments, LLC P.O. Box 50268 Bellevue, WA 98015 Subject: Parking Lot Lease with '[be Boeing Company at 635 Park Ave N, Renton, WA Neil, this letter is to confirm that we are willing to lea~e the above referenced Property to Boeing for another twelve months to serve as a Boeing employee parking lot. The exact economic terms are to be determined over the next few weeks. Sincerely, ~; -;:-::d'./'.~.'. ~#-.. Bruce F. Gibson rTF Developments, LLC Managing Partner 417094 RECEIVED FEB 1 2 2015 CITY OF RENTON PlANNING DIVISION CITY OF RENTOl\ DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: April 17,2014 To: City Clerk's Office From: Lisa Marie Mcelrea Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Lot 10 Temporary Parking LUA (file) Number: LUA-14-000155 Cross-References: AKA's: Project Manager: Vanessa Dolbee Acceptance Date: February 10, 2014 Applicant: Mark Clement Owner: Burke Gibson, LLC. Contact: Mark Clement PID Number: 886610070 ERC Determination: Date: Appeal Period Ends: Administrative Decision: Approved Date: 02/25/14 Appeal Period Ends: 03/11/14 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Appeal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting a Temporary Use Permit for temporary parking for up to one year at 635 Park Ave N. The temporary parking is for the Boeing Company during the construction of the plant site logistics project. The subject site is approximately 5 acres and would contain 682 parking stalls. The parking lot would be accessed as currently constructed along both Park Ave N and Garden Ave N. Upgrades to the site include refreshing the existing striping and replacement of light bulbs. No trees would be removed and no construction is proposed as a part of this application. Location: 635 Park Ave N Comments: .. ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. Department of COl unity and 1"'" "" City of , Economic Development ~---~-i '~tf 1 If) J J PLANNING DIVISION TIER 2 TEMPORARY USE PERMIT PROJECT NUMBER: LUA14-000155, TP PROJECT NAME: Lot 10 Temporary Parking Lot PROJECT MANAGER: APPLICANT: Vanessa Dolbee, Current Planning Manager Mark Clement, The Boeing Company P.O. Box 3707 MC lW-09 Seattle, WA 98124 OWNER: C/O Bruce Gibson, ITF DEVELOPMENTS LLC PO Box 50268 Bellevue, WA 98015 LOCATION: 635 Park Ave N DATE OF DECISION: February 25, 2014 DATE Of EXPIRATION: February 25, 2015 DESCRIPTION: The applicant is requesting a Temporary Use Permit for temporary parking for up to one year at 635 Park Ave N. The temporary parking is for the Boeing Company during the construction of the plant site logistics project. The subject site is approximately 5 acres and would contain 682 parking stalls. The parking lot would be accessed as currently constructed along both Park Ave Nand Garden Ave N. Upgrades to the site include refreshing the existing striping and replacement of light bulbs. No trees would be removed and no construction is proposed as a part of this application. The Temporary Use Permit is hereby approved. SIGNATURE: C.E. "Chip" Vincent, CED Administrator Date I ' City of Renton Department of Community & Economic Development Lot 10 Temporary Parking Lot Temporary Use Permit DECISION DATE: 02/25/2014 Administrative Temporary Use Permit lUA14-000155, TP Page 2 of 2 RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not redily discoverable prior to the original decision is found or if he finds there was misrepresentation or fact. After review of the Reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no furtherextension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. APPEALS: Appeals of the permt issuance must be filed in writing on or before 5:00 p.m. on March 11, 2014. Appeals must be filed in writing together with the required fee with Hearing Examiner c/o City Clerk, City of Renton, 1055 5 Grady Wy, Renton, WA, 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, 425-430-6510. EXPIRATION: A Temporary Use Permit is valid for up to one year from the effective date of the permit, unless the Community & Economic Development Administrator or designee establishes a shorter time frame or an applicant can request that a permit be valid beyond the one year expiration, for up to five years at the time of application or prior to permit expiration. EXTENSIONS: Extension requests do not require additional fees and shall be requested in writing prior to permit expiration to the Department of Community & Economic Development Administrator. see attached Mark Clement, Boeing (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING ) ) SS ) 300' surrounding property owners Owner/a pplica nt/contact ",,\\\\\\\ 1" ~~", \-"< PO~, ~O~~"~~ -'')!-,'dl I certify that I know or have satisfactory evidence that Lisa McElrea { ',", +OTIVt~ 1: signed this instrument and acknowledged it to be his/her/their free and voluntary act for the ~es ana'pi!rpos s mentioned in the instrument. ~ '\ :CI.\.~1 ~ "Y"" 1~,,""29" ,;; . ) ',~""''"' ~~ Dated: hh '" ;' It 'lCfY '. /'. 'U' 0", WASVi :1 I Notary Public in and for t e tate of Washington \ Notary (Print): __ --'t'-!i.!. • .L( .!.Ii j+----''P--''''c,'''1N:!!..-'.e.:... .• ~·)~ ___________ _ My appointment expires: A Q"7 ~J :-'-. .,+ d '; J()/T Lot 10 Temporary Parking LUA14-000155, TP 7223000010 PACCAR INC AnN: CORP ACCOUNTING PO BOX 1518 BELLEVUE, WA 98009 886610010 ITF DEVELOPMENTS LLC C/O GIBSON BRUCE PO BOX 50268 BELLEVUE, WA 98015 886600040 TRANSWESTERN HARVEST LKSHOR C/O THOMSON REUTERS PO BOX 06019 CHICAGO, IL 60606 886600030 TARGET CORPORATION C/O PROP TAX DPT T-2290 PO BOX 9456 MINNEAPOLIS, MN 55440 DAn OFNonc£ DF APPliCATION: F.b," • ...,.lC,lOl~ PROJECT NAM£/NUMaE~' lo\ 10 T,mp"'"", hrkl"ll/LU-.t4-.WlllSS, TP PROJtCT LOCATION: Tempo"ry U .. Perml\ APPUCANT/PROJECT CClIITACT PERSON: ::rI<9~1;;::;nt/Th' O"",lnl ("mp,ny / PO 80.3701, Me lW-<l9. Se~tt~, OATEOF APPLICATION: ~.bru.'Y 6, 2{]14 NOTICE Of COMPUTEAPPUCATlON: FEBRUARY10,2014 I[ you would Ilk. to be mad_ I porty of ,etord to r.co .... 'u,lh., Informa~o" on !hI, propo .. d P"')ett, ,Om plot. this form ond ,",urn \0, (jl~ofRe"\on. CED, PIM"ing [1,,1>10",1055 Soulh Gr"';yW.y. ".,.,ton, WA 9a0'\1. M. N.mol No.: [0\10 T,mp""ry P',kinl/lUA14{)OO155, TP CERTIFICATION i I" II I, VtffJts5·:;c~ I Dc e ,hereby certify that ~ copies of the above document were posted in ~ conspicuous places or nearby th~rribed propert Date: 2-,/lbji Sign -f'(l~{{#1m.~~~~J-L~~~-- STATE OF WASHINGTON SS COUNTY OF KING I certify that I know or have satisfactory evidence that V '; 0 "'25 c, 12 cI bi! £! signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: blic in and for the State of Washington ~ Notary (Print): __ --,f..\li,,,,, illcb""l-lu>O..!li';:"'-'"<.t.i -\!.-______ _ "" U\~h ~JiMy appointment expires'., __ -.AP->'>,u4'c" ,,,,",.:..' Lt_",;.?;.,.q'-j,,---,,:2,,,O.u..i1.L" ----- "" S"OFW"'S .. , 0 i 'In". ,,', .... ;$ r $2 City of r ; . ~ . rl r c • r I ~, ____ .. J __ NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CEO) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: February 10. 2014 PROJECT NAME/NUMBER: Lot 10 Temporary Parking / LUA14-00015S, TP PROJECT DESCRIPTION: The applicant is requesting a Temporary Use Permit for Temporary parking up to one year at 635 Park Ave. N. The temporary parking is for the Boeing Company during the construction of the plant site logistics project. The subject site is approximately 5 acres and would contain 682 parking stalls. The parking lot would be accessed as current constructed along both Park Ave. N and Garden Ave. N. Upgrades to the site include refreshing the existing stripin8 and replacement of light bulbs. No trees would be removed and no construction is proposed as a part of this application. PROJECT LOCATION: 635 Park Avenue North PERMITS/REVIEW REQUESTED: Temporary Use Permit APPLICANT/PROJECT CONTACT PERSON: Mark Clement / The Boeing Company / PO Box 3707. MC lW-09, Seattle, WA 98124 Comments on the above application must be submitted in writing to Vanessa Dol bee, Current Planning Manager, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on February 24, 2014. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7314. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: February 6,2014 NOTICE OF COMPLETE APPLICATION: FEBRUARY 10, 2014 .--.~ .. ... If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name / No.: lot 10 Temporary Parking / LUA14-000155, TP NAME: ______________________________________________________________ __ MAILING ADDRESS: _______________________________ City/State/Zip: ____________________ _ TELEPHONE NO.: ____________ ~ __________ ~ __ Denis Law Mayor February 10, 2014 Mark Clement The Boeing Company PO Box 3707 MC 1W-09 Seattle, WA 98124 Department of Community and Economic Development CEo "Chip"Vincent, Administrator Subject: Notice of Complete Application Lot 10 Temporary Parking, LUA14-000155, TP Dear Mr. Clement: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements <;Ind, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please c6ntact me at (425) 430-7314 if you have any questions. Sincerely, VaneSsa Dolbee Current Planning Manager Renton City Hall. 1055 South GradyWay • Renton, Washington 980S7 • rentonwa.gov City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) TELEPHONE NUMBER AND E-MAIL ADDRESS: 206 617- 2944 NAME: Burke Gibson LLC. Mark.d.clement@boeing.com ADDRESS: 702 Third Ave PROJECT INFORMATION PROJECT OR DEVELOPMENT Lot to Temporary parking CITY: Auburn WA ZIP: 98001 PROJECT/ADDRESS(S)/LOCATION AND ZIP TELEPHONE NUMBER: 253) 735-4444 635 Park Ave N. Renton WA 98055: APPLICANT (if other than owner) NAME: Mark Clement KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): COMPANY (if applicable): Boeing 0886610070 EXISTING LAND USE(S): VACANT ADDRESS: PO box 3707. MC 1W-09 PROPOSED LAND USE(S): PARKING CITY: Seattle ZIP: 98124 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: TELEPHONE NUMBER 206617-2944 UCN PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CO NT ACT PERSON (if applicable): NA NAME: Mark Clement EXISTING ZONING Urban Center north COMPANY (if applicable): Boeing CO. PROPOSED ZONING (if applicable): Urban Center north SITE AREA (in square feet): 218,708 ADDRESS: PO box 3707. MC 1W-09 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO ~~ D DEDICATED:none ncr!:l\! .'-CITY: Seattle WA ZIP: 98124 SQUARE FOOTAGE OF PRIVATE ACCF~B EA~E~~TS: NONE PROPOSED RESIDENTIAL DENSI~IF(j~~~~ ACRE (if applicable): NA PLANNING DIVISION Q:web/pw/devserv/forms/planninglmasterapp.doc 02106114 INFORMATION (I~' • . . NUMBER OF ""D' 'T I::I::~ TO BE EMPLOYED BY THE NUMBER OF PROPOSED LOTS (,f applicable): NA NEW PROJECT (if applicable): APPROX 655 NUMBER OF NEW DWELLING UNITS (if applicable): NA PROJECT VALUE: 5mOOO IS THE SITE LOCATED IN ANY TYPE OF NUMBER OF EXISTING DWELLING UNITS (if applicable): ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE NA SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL IJ AQUIFER PROTECTION AREA ONE BUILDINGS (if applicable): NA IJ AQUIFER PROTECTION AREA TWO SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA IJ FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL IJ GEOLOGIC HAZARD sq. ft. BUILDINGS (if applicable): 0 IJ HABITAT CONSERVATION sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL IJ SHORELINE STREAMS AND LAKES sq. ft. BUILDINGS TO REMAIN (if applicable): 0 NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if IJ WETLANDS sq. ft. applicable): NA LEGAL DESCRIPTION OF PROPERTY I legal on sheet with the infonnation SITUATE IN THE QUARTER OF SECTION TOWNSHIP _, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1, __ X_Temporary use permit 3, 2, --- Staff will calculate applicable fees and postage: $ Billed_ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) ~ A'oJ 1\ C I e ('l r' .,1 + , declare that I am (please check one) _ the current owner of the property involved in this application or ~ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence I. \ . -,-"P-- signed this instrument and acknowledged it to hiS/h rlt.heW1ree and voluntary act for the uses and purposes mentioned in the instrument. '-". / (Signature of Owner/Representative) (Signature of Owner/Representative) My appointment exPires:--"f8'-4-.<.d"----'J..LlI.!..dO="-I.=Y:L· __ Q:web/pw/devserv/fonns/planninglmasterapp.doc 2 02100114 Clement, Mark 0 From: Sent: . To: Subject: To whom it may concern, Scott Gibson [sgibson@burkegibsoninc.comJ Thursday, February 06,201412:33 PM Clement, Mark D permit Mark Clement will be applying for the parking lot permit on behalf of ITF development. If you have any questions, please feel free to call me. Scott Gibson President Tel: (2S3) 735-4444 Fax (253) 833-2916 www.burkegibsonllc.com 1 Project narrative BOEING COMMERCIAL AIRPLANE GROUP RENTON WASHINGTON Temporary Lot 10 leased parking lot 635 Park Avenue North, Renton WA 98055 Lot 10 is approximately 5 acres, or approximately 218,708 gross SF Temporary use permit. Current use is: Vacant Access is off park ave and garden No proposed off-site improvements, or land dedications are part of the scope of this project. 5,000 is the estimated cost No trees are to be removed. Project is outside the 200 shoreline area No construction is planned Scope of work Purpose: The Boeing Company one-year lease of Lot 10 for parking of employees during the Logistics project parking disruption .. Lease commenced Dec 1, 2013 for base rent of $15,000 (Fifteen Thousand and 00/100 Dollars per month. Lot parking capacity is approximately 682 stalls stalls. Site description: Lot 10 is approximately 5 acres, or approximately 218,708 gross SF, of asphalted area located north of parking garage supporting the Boeing 10-18 building, located at 635 Park Avenue North, Renton WA 98055. See attached Site Plan (Exhibit A Lot 7B) and legal description (Exhibit B). Site Maintenance: Refresh existing striping of parking stalls, sweep, and replace non-working bulbs and ballasts in existing light fixtures RECEIVED FEB 6 2014 CITY OF RENTON PLANNING DIVISION A ii i· .~. 1'- r From Seattle 51 L"''''i\D 0 " " , Z 0 > .;f./' . ., Revi~ed 0 '-07-14 Washington -Renton North 8th and Logan Avenue North, Renton, WA 98055 52 Center SW 7TH ST " . LAKE WASHINGTON ~'" Medica! 53 54 7·107 From Bellevue ("(DAR RIVER 55 , Triton Tower Three @ REC E*VliQe gates FEB rAMS Turnstile gates __ -2PJ~ce lines CITY Of~l{iQ~r::~~ty PLANNIN ~ I!.</()" P 9 Re-stricted parking @) Bus stop e Helistop ' ,,:-;:':~_~')',:-i~,j ;'-;:\;;:',::.:, "~~ Copyright 2014:D The Boeing Company. All rights reserved. A , 0 f DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ABATEMENT AGREEMENT TEMPORARY USE City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 t ~ h V \< C \ e r'l (oJ'1 I, _..L1'_I ___ ,=-_=-__________ being the Applicant for the Temporary Use Permit at the Location of: N Hereby authorize the City of Renton to summarily eliminate the Temporary Use and all evidence of the use if it has not been removed as required by the terms of the permit. I also agree to reimburse the City for any expense incurred in abating this Temporary Use. / /J () Signature: d// J ~ Print Name: Date: STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfacIQry evidence that ~cl cJ e r'Y'..~ ,J signed this instrument and acknowledged it to be his/herlthir.,free and volunta1jy act for the uses and purposes mentioned in the instrument.'~ . Dated: d ~lc -/ L{ P te of Washington REC::F:iVED FES 62014 CITY 0 '. Nota"ry (Print): C\, 1 oth'I\ . Y -~ h, My appointment expires: g) ;) J Ide)1 LJ -2- PIANNIN~ C:\Users\ClementmcAAppData\LocaI\Microsoft\Windows\Temporary Internet Files\Content.Outlook\5T5LKJKE\Abatement agreement (2).doc 08112 fNrON " -";'1\) PARKtSG LEASt!: AGlIEEMENT The fQllowin81~rm~ IIscd in this l.cascshallllUvc the meanings set forth below. 1.1 1.2 1.3 1.4 I.S fCel. 1.1 ),8 1.9 1.10 Dale of Lease: LandlQrd (Iegul entity): Tenant (legal entity): PremISl'S: Apprl)xlmale Size Qf Pl'emises: LClise Term: J.ease Conllnenccmcnl Dale: Jo:xplrlltlon Dale: Permitted U~lI: Base Ren': R.""wn WA Lv. IU I" ... II IS IH(.v I (2).dOCXd<"'~ II 181~ Pdie 1 "f20 December I. 2013 rTF Developments LLC, il Wu~hjl1gton limited liability comp(lny The Boeing COl11PIIl1Y. a ~Iuware cllrpqratiotl The "Premisc~" meulls Ihe IIllpro)dllluteiy S ueres ofuRphalted Ill'¢U cummonly kiloWIl 381.01 10 locHled (0 Ihe north / Ill' the parking garage supportillg the Boeing 10-18 Building. foc.led at 635 Park AVenue North, Renton, WA 98055, liS ~hown un Ihe dl11will8 <llInched as Exhibit 1\ H.~ "Lol 78." The legal description of lhe Pl'crnise.~ is attached hereto as Exhi\'lit B. Approximulely 217.800 gro~~ square The period beginning on lhe Lease Commencement Date and ending on the Expiflllion Dille. The later of: a) Dcccmher I. 2013, :tnd b) lhe dille the Lease is rully cxccuI.ed nnd delivered. Twdve (12) mouths after the Lease: Commencement Dmc. Parking ofTcOllll1 vehicles and/or vchich:s ofTenanl employees/invhees Fifteen Thou~und und 001100 DoII.irs i.n Address of Landlord for Notices: 1.12 AddrllSS of Tenltllt ror NQtlces: 1.13 Exhibits: ($IS,OOC).(lO) per month. Rent Payments and Notices: ITF DcveJopmenl~ LLC c/o Bruce Gibson P,o. Box 50268 Bellevue, WA !)801s With a copy or Notices t(): ITE" Dcve{opmcnlsLLC c/o Scott GibilOn . P.O.80x956 Mercer Islnnd. W A 98040 Copl~ of NoU~ or other Cotnml,ln!c.Uon: The Bpcing Compan)' c/o CB Richilrd Ellis Attn: 1.4(t~e Adrnilli~tr'iljon 5100 PopllU' A venue, Suite I·{)()() Mernphi~, TN Jll I 37 Rl!ml.t to Address for Cbecks ONLY: (ViQ US Mall) Bqeing Shared Services Group P.O. Box 842289 Dallas, TX 7$284-2289 A: SH~ Plun shQwing l(x;lItion and dimensions of Premi.lles 2.1 Le~e of Premises (or LeasoTerm. Landlord leases thePI'Ilmlses to T~mlllt una Tenant leaseslhcPrem~~s from Landlord forthcLellse Term. l'he Lease Term. shall be the period stated iii Miele I and shl1H begin on the Lease Cornrnenl!emenl DaU) ~et forth in Article I. The Premises wUlbe aVilIJable to Telltltil cJjfltinl1o\lsly, 2.4 hours ofc(jCh day, seven days of each week. during tbe l..clls.e Terrn. R."u" W/\ LOIIO It""'. II I~ 1.1·R~v I (2).doel(du~% II IS 13 P.~ 2ar:lO ARTIC.LE 3: REtIT 3.1 8n.<;e R(!OI during Lease Term. On lhe first dllY of each calendar month during the Lease Teml, Tenant shall pay 10 Landlord (as provided in (he Ius! sentence or tili, Section 3.1) the monthl), Base R.ent amount set fOrlh in Section 1.10 in lawful money oflhe United SIllIes, in ndvam:e Md. e~ccpl ali provided nerein. wilhOllt offset, deduction. or prior demand. Rent shall be payable at \...uI1dlonl's addressspecifled ill Section I J I ab\wl:. Ilt al such other place or to such olher person WI Landlord may dtl~jgnate by no.!j(.'\: to Tenant from time 10 lime. 3.2 Inlem!. Any renl or other amount due t.o Landlord other thllllinterest. if not paid when due, shull beur Interest from the date due until paid al the Defllul! Rate, provided that lnler~sl shall not be payableonlalecharges, irteuri'ed by Tenant nor on lillY III11OUn!S upon which hlle charges are paid by Tenant to til<! c~tcnt ~ucb interest wl>uld CIIUSC the (oail Intere~t to he in exees. of thlll legally per.miUed. The DCfnult Rute Is 12% per lIllnum. ARTlCLE 4; TENANt lMPROVEMEN'tS 4.1 ImprovellumlS 10 be Construe ted. Neilhtr Lundlord nor T~nlll'lt hus any obligation 10 cort~tr\lcl ilJ1Y Improvcri'llmts to the Premises, Anystrlplng. sWeeping,lightillg. or olher work, or services required fOT IhCl.Ptcntlses shaH be provided by Tenant Ilt Tenunt's sole coSI nnd expense. No purking structure 10 be constructed. Any improvements to Ihe Premises require Landlord's prior written consent a.~ provided in ArliclCc II. ARTJCL~ 5: PRQPERTY tAXES 5.1 A_menls ror Public lmprovements. If Ihe Premises or UtI)' pun I hereof ill ussessc:d for the C05\ of construction or mainil!nllDceof any puhlic improvelnenl. Landlord ~hilll pay such U$ses~menl. 5.1 Payment ul'ReaI Property Tans. Landlord shall be relq10llsible (or the timely payment of all real property laxe,. affecting the Premi~s lind shull keep the Premise~ free ood dellr of any liens, charges, and encllmbnmces of uny taxing umhol'ilY for Ihe collection llr unpaid reul property III.'Ies. Tenant shall reimburse l.andlord For Ihe payment of reul proptllty luxes within si)lty (60) dllYS of receiving an invoice containing reuson!lbJe detoil und backup to vulidUle lhe Invoiced. amount. S.3 Personal Property Taxes. TemUII shall pay directly 1111 lUXes chnrglld against lrade Ilxtures, furnishings, equIpment. inventory. or any other personal prtlpcrty belonging to Tenant. ARTICLE 6: UIll.m~ AND SERYICES, 6.1 Senkes. Landlord shull not be required to provide any services 10 the Premises. However. if Ihe t.andlord fC(!Cjves the bill for electrical service t.o the Premises. Tl:llllnt shall !{<ml,'" WA LoIIO II ... ", I 18 I ~ IIrv I (2).docxdocK II 18 Ij P.", l or ltI reimburse landlord ror the ellsl ofelectridty will1in S!iI!Y (60) days of rcceivitlg an Invoice containing reasonilble delailMd bllCkup to validate the invoiCed amount. Tennnt mily. ill Tenant's elec;liQn, place the ulililY account in TeillUlI's Ilame u/ldpllY the se{vice provider dimctly for the telm of thi~ 1,.e~$C. ARTlC!Jl7; INDEMNITI§S 6.ND rnSURANCE 7.1 Tenant Indemnity. Tenant ~hnll indemllify and hold landlord harntlCliS front <lnd agninst any and nll clnlms or liabilltyfor bodUy injury to or deulh of any person 01' 10$5 llror damage to lilly property nrising out ofTenallt's lise of the Premises or from the conduct of Tenam's business or from any activity. work or thing done. penniucd orsuffered by Tenant, its agents, employee~. coniraetors or IlIvi.lCes in or about Ihe Premises eXCept: (a) cluims.und linbillties to the extcni caused by any negligence on Ihe palto! l,.and.lorci. it,~ 6senis. employees, conlrm:!ors or Invilees.i;lf (b) claims nnd liabilities for property damage addressed 10 Se~I.IQn 7.3. In the ubscnce (If any negliscncc on the part of the Landlord. itS agents, employee$. contrll~l(Jrs or jnvilce~. such indemnity shall include all rea.~onnble COlltS. uttorneys' rCCllund expensc.~ Incurred In the defenKC of any such claim or IIny aclion or proceeding broughl thereon. In the event any action or proceeding is brought "guinsl Landlord by rellson of any claim falling wHlti" the !!COpe orlile foregoing Indernnily. and in lhe ab.'lence Ilf any negligence 011 the pari of Landlord. Tenan! upon written notice from Landlord to Tenllnt wilhln 60 days (lfter Lnndlord receives notice at' the claim .hull defend same al tenant's expense by counsel reasonably slltlsfllciory to Landlord. The li.lregQing indemnity is conditionedupOll l.andlord providlnll notice to Tenant within 60 days nfterLnndlord mcel ves nOlice of any daim or occurrence that is likely to give rIse tou claim thot will faU within the scope of the foregoing indemnity und cooperaling fully with TeRM! in any deCense or I;Clllentclll of the clainl or liahility. 7.2 Tenant'~ lllllurante. Tenallt, at Tenant's own co.~t lind upen...c, will provide IIIld keep in full force and effect during the Lei~~e Term. commercild gcneraJlilibilily insurance wlll1 limits of nOlle~s lhull $1.000.000 covering bodily il\iury to any person. including death, lind loss or or dl)mage to I'lluiund persQllul property, or sball ~elf·in~ure for the same. Insurance provided hemunder may he provided underTenant's blunket liability in~urunce policy. During the tellse Term Lundlordshnl1 be named IlJIIlil additional in~ured under insurllllce ClU'rled pUtsuanllo this Section 7.:' to the exterll ofTtlrnlnl.'s undertaking set forth in Section 7 .1 and II publicly avuilllble internet site containing an electronic memorandum evidencing such inslirilnce COVCl1Igc shnll be made nvallable 10 Landlord. Sucb memorandum of insurance will provide for fifleen days' advance notice in the event or cancellation. lW!l.on W" l.<ll 10 !elISe II 18 IJ R¢\ I (2).doeXdocx 11 18 I) 1'"", 4 of .UI 7.3 Mutual Waiver of Clalll\.~. Landlord and Tenant each hereby n::Je:lse Ihe olher from. and waive. their entire claim of recovery fOr loss of or damllge 10 propcny arisirig Qut of or incident to fire,light!li!lll or (lilY other perils normally included in. un "all risk" property il1~umncc policy when such pmpeny constitutes IhePremises ~~r is in. 1m ~lr abou' the Premises, w!')elher or !l01 sudl lOiS or damage i~ due to the I1cglig~nce of L.andlord or Tl!tlllnl or their reRPlCcdve lIgellt~. empLoyc~s. gucst~, licensees, invite€s Or contractors, 7.4 Mutual Waiver otSubrogotioD. Euchof Landlord and Tenant shull cal,ls~iIs lnsunmce carriers to wuive all riShls ofsubmgation agllinstlhe otherpalty hereto 10 the eXlent of Landlord's or Tenant'S undertakings set forth in Section 7.3, 7.5 Premises {murante. NlltwHhstlinding Section 1,3, Landlord shall, at Lllndlord's expense, procure iIIld mnintail'\111 aU Urnes during the LeI!$\!' Term II P\,ticy or policicH of property insurance covering loss or damage to Ihe Premises in the lIII1ount. of the full replucemer\t value thereof (exclusive ofTemlnt'sAlterationll, trude fiXUJre.s and equipmcl)t) pl'Qviding prolection against all porUs normally included!n an "uU l'isk" property inNurunce policy. including 11000. b\1I eXGCpling peril o(carlhql,luke, and a policy or policies of commercilll generallillhility i!lSUfllnCe with Iimit.~ of nolless than 51.000,000 covering bodily injury to uny person, including dellth, arid loS!> of or damage 10 reuland personal property, Such properly insumnce shall provide for paymenlof lo~~ therelinder to 1.lIndiord o( any mortgagee and/or financial inMituti()ns UlI their respective inlerests may appellr, Such Insurnnte policie~ shall provide lhat such poHcies may nOl be canceled without 30 days' prior written nollce 10 Tenant L\BTICLE!i: USe OF THB PRIJMJSES 8;1 PermItted Uses. 'renllntmilyonly usc the Prcmlsc.~ fllr the Uses set rorlh In Section 1.9 above, In addition. Tenant may operate It shulIle service to lind fmm Ihe Premisc!I, with stops on the Premises, in order to tr.IIISport employccs III1d inviiecs to other racilities operated by Tenant. 8.2 Manner or Use. Tenant ,hall not CiluSe or permit thePrernlscs LObe usedi" "oy way Ihll\ violates any law. ordin!lllce. restrictive covenants encumbering lhe Premises us of the dille hereof or governmcntal regulation orordcr. or wilich shllll con~lilule a nuisance or WURte, 8.3 Signs. T~nanl may placc IdentifYIng SiglIN In and llround tb¢ Premises in order to idilntify Tenant's parking arclI(s), Tenant shall not place any ocher signs on the PremifiC~ without Landlord'~ prior written consent, ARTlCLE 9; COMPLIANCE WITH LAWS; HAZARDQUS strQSTANCES 9.1 Compliance with I,awsin General. Landlord shall. at all times during the Lease Term lind at it~ sale COl\! und el(pellsll. mIIinlain the Premises in complianell with 1111 present and ruture laws and cl>des, including all applicable building. fire. ~eismie. safely, electrical. mechanic;nland simimr c,Qdes, tile Americans with .Disabilities Act, and uny slllle or local flolt.hln WA l.<J1 10 J.~ 1118 13 R.v I (2),doc;xdoc~ II 18 13 Pug. S "r %0 laws relating to /.ICce~s to f/.ICllitl~s or accnmmootllioilliby handicapped or dl$pbled persons, and inSUtimCe company requirements and shall makellll mCldUicillions 10 the Premises that may h~ required by ~uch laws, codes and requiremcnL~, tenant shall. lit all times during Ihe Least! Term lind III ils sole CO$I. and expense, operate nl the Prcmi.ses in subslalllial oompHance with laws lind codes applicable l(> Tenant's opl!rallons IIIll1e PI'Cmises. 9.2 H~rdou.~ Substu~ Usc, Any and all use, slQl'lIge, Nlcase, hundling, Il'IIllspol1nlion, (rcmmen! or storago by Tenant of Hazardous Sub~l .. nces on tlle Premises shall be came(l out in c6ubsllintial compliallcewit.h aJlnpplicable federal, state IUld local laws, crdinantcs and regulalion~. Imclltional disposal of Huzurdous Substances ~hllll not occur (In the PI'CmiSl:s under IInY ciroum:!.I.nnces eltPcpl a., permitted hy Illw. 9.3 R41p~ntaUf)R~ Landlord hereby represents und wan'lUll~ Ihnl tQ Ihe best of l..I.Ind.lord's knowledge. and Landlord having no obligation t(lha,'c llIade ilny Independent ~tudy or lnvest!gfition. (i) there have been nO relea~es of Huznrdous Sub$tnnces at ihc Premises dUring the period of Landlord'~ ownership oHhe Premises: (li) Landlord has 110 renson to l'!c!ieVelhUl liaznrdotls Sllbstancos have been used, generated. h'C!ltcd •. stored or disposed of at the Premi~cs during the perlod of LundJord's ownership of the Premis~s; and (iii) no claint or liability relating to the presence of adverse envil'Qnmcnlnl conditions al (lr en the Premt~es has been made Qr i~ thrcatened by any gaVClttlflient ogency or other third pm)'. 9.4 Indemnll1eallon. Tenant shaU indemnify, defend and hold harrnleli.~ Landlord from lillY lind all c:lnil1ll!Qf liability l~~serted against Landlord bya third £iru'IY. inc hiding without limitation IInY agency or InS!nnllentality 11f 1M federal, stali: or local government, 1'01' bodily illjury Including death, pbYRical damage to or loss of use of property or cleanup activili~s 10 the extent required by applicable law (remedinl or fCmoval). arising (lut of or relating tl.llhe release or threat of release of Illl)' HlWII'lIous Subsumce by TenlUlt, Its agents. empl(lyees .• invilee~ and COllII'llCtors. while Tenant, ilsagenb. employees. inviteell and contruclors "fC on the Premises during the lcJIse Term. Lundlord shall indemnify. dcrend lind holdharmJess Tenant from and agalnKlany and ull claims of liabilhy asserted allllinSl Tenant by !I (bird party. including witholllitmitatioll an)' ngency or instrumenru!ily of the federal, state or locul gO\'erl\m~nt.· tOt bodily injury including dealh, physical damage to or loss 01' u~e of properly or clemlUp activities 10 the Cxttlntl'Cquiredhy applicable luw (remedial or removal). arising Qut of or relating to lhe rel~l~~e or threllt of releMe orany Haznrdou5 Substllnce cxi5ling~t or elnuntlting from the Premises. exceptiO the clIvenl ClIused by Tenant, ita Ilgenl~. employees, invitec5 Utid contractors em the Premi~es during the Lease Term. 9,5 Dennltlon,ltmrdous Sublllllnml. For pUrpO.~es of tbl~ Lea~e,the term uHnzardou~ Subslances~ shull mean any dlUlgen)us WIlSIe, hazwclou5 waste or hazardous substlUlt.:e Ihlll is regulllledutmllc or otherwise hlll.ardOUS to llulillUl health 01' the environment under any applicable law. rn the United States, the term ~huJllnclude, bU11lO1 be limited to. any hlll!.ru-dous waste or ha:!!lll'dous ~ubSlance liS detin.:d in the Comprehensive II.,,,,,,,,,W,, l..<1IlOtc;rll; II 18 Il.Re. , (2),doeXdo)t.lli3iJ ".'" hr18 EnVironmental Re$p()J\$e.Comp~nsalion .and Liability Act (If J 980!\$lImended (41. U,S.C. S 9601 ~I ~eq.); Ihe ReS(!\lI'1:~.Con~rVlllion and RccoveryAct as mnended(42 U.s.C. S 6901 et ocq,); Of any analogous ~lllteor local law, . lo.Il'enlUttfsAcceptanceofExisling Condltlons. Tenant shall accept thC) Pre(l1i~esln tileitcondiHol1 as ot'ihe execution Qflhls L~asi.\ Except;t~ expressly provided herein. TenMI acknowledgcslhat neilhel' Landlurd 1l0f(\tlY agen19f1.andlorQ hilS made any J'epresenU!lion. eKpre.",~ or implJed. ns.ltl the condition of the Premises. or the suitability of the Premises forTl,lCnant's intended U$e. 10;2 Repairs IJnd Malntenallce, Tenant shilll he re,"1lonsiblil for repulrsllnclllillll1tlln~l!ice of the Premi~es, butshllll hllve nQ obliglltion to keel' the Premises in llny condition belter than Ihey were hi on the Lease ComrnencclllcntDllte; Tenant shaH be d~emcdlo have mel its obligation under IIlis paragruph 10.2 i'fTconnt delivers tbe.[>remi~es to Lundlofd at the expiration of the Lense Termlf\ the "andhlon required by pfltllgruph 17,1. ARTlCl..S II; ALISSA TIONS 1M Allei'atlons. Tenant ,hall nat make anyaltel'utions,instllllatlOM or cblll1ges to the Premises withoullhe prior wrinen approval of Landlord. which shall nol be unreasonably withheld, conditioned. or t1elnyed. The followiog shall nQ\ bcl;on~iderlid lin [[iteration, !lnd shlill not requite LandlQrcl consent; restriping, seal coating, new usptutlting, relarnplng. <l9dilioilal addition lighting; lundscnpc. clean-up lind llliphllit patching. ARTICLE !2: DAMAGE AND DESTRUCTION 1l,1 Dtunlige IIDd Destruction, trIbe Prcmi~e.~shIlU be de.\lroyedor so dumllged by any cause as (0 be unfil,ln whole or In pru-t. for OCCUpiU1CY and SllChdanmge Tenal1t shall hiwc the option of tel'riUfllI!ill& tbe Lease Witlll'!lspcct to the portion of (he Ptllmillesso damuged 01' destroyed or with resp~( to the enUre Premise~ by giving notice of su~h ~le\ltion to LMdlord. Tile Lease Term shall end with respect 10 the Premises so. damaged Of destroyed on the dnte of such damage or destruction or such Inter dale lIS may be nam&! in sudl notice. On and ufler the date of such termlnllHon. Base Rent shIll I be n:ducedpropot1ionritc!y to the number of squan: fecI of the pl'em[~es witbrilspect to which the lease has been termimited, and Tenant shall have no obligation to pay Bnse Rent for llnyperiodnfter the date of such termination with respect roany portion of the Premises covered by such termination nOliCe. Neither Landlord nor Tenant shall have IIny re~pon~ibilllY to repair or restore the Premises Ill' MY portion thereor that j~ dumaged or dcSli"oycd by any CQuse, 12.2 AbaJement of Rent. NOlWlthslnndins anything herein stated to the contrary. in tho event of IJny damage or destruction and this Lease is not termin81ed as provided herein, then, to thtl exte.nttbllllhe Pre.mises !It'e unusable for Tenant's intended purposc,L,and)ord shall perform aU necessary repairs and restornlion and Bnse Rent shall abate until Landlord hIlS R.",onWALoI t(ll.~s~ If laURo. I (2)idQcxdo<;~IIIH) P.", 70(20 completed its repair un(1 rest(lI'atkln work. plUS$llCh nddith:mal period of time, npl ellceeding an uddltional 90 days. tis is reawilllhly necessary in order (or ToruinllO repair Alterations. In the event of any damQge.or destruction ofthe PremiscR andtbe lermlnlllion(lFihis Leuse, Tenant $hal! be relcllScdfromallY llilbJllIY h(jreul1der liS of the date of such damage or destruction Hnd insurance proceed$sMll be IIppHec.lli~ reqlljrecl by Lundlord or l.andlord's itlortgag ee . ARTICLE l~: CQNQgMl':lATIQl':l 13.1 Condemnation_ n'uny plll1 of tho Premises$hould be laken under governmental law, ordlnJJ1Ce, or reguJatioi\. Of by right of eminent domain, Of by private purchase in lieu thereof, nnd thetaklng would in Tenant's rca,~onablc Judgmenlprevent or materially interfere willi Tenant's lIscof the Premises. Ih(.\J1 upon nt,llle~~ than 3Qduys' prillr wriUen notice by Tenun! ihis Lease ~hall teri11inate nut! Si~e Rent shall. ~eUPPOt'ljoncd liS of the dlllll of title vesting insucb procecdillg or purcMsc. OtheI'WL~e. this Lense shall not terminate. but the Base 'Refit payable hereunder durins tile unexpired term (or period of such (aking if shorter) shall be reduced (0 sItch extent as may be fair lind reasonable under the circumstances, If this Lease iR nO! lilrmln(llcd pur~uant 10 this Section 13.1. then Lilndlord shaU, to the extent ofc.ondemnlltion proceeds received by the Landlord, restore any properly damnge IlS a result of the Inking. LandlOrd shlill be ctuided to receive the entire price or . Award trnm any sIlch lal<ing, exc;:pl thnl Tenant ~haJI beentilled to an IIUowRnce for the cost of Altcmtions installed byTennot. 'renunrs moving expenses, dumage lei the propcmy Ihut Tenant is permilledtorcII1\lve under this Lease and olher Hems recovetahle by TeIlIUl! under uppllcuble law (excluding TCl!ant'$ [ea.~ebold intere~t); ARl'ICL,B 14: ASSIGNMENT Al':lIJ Sl.!.[!lliTI'ING J4.1 Assignments and Subleases, Tenant mlly rnakengenerni assignment of aU or n sub&tantinl parI of its busine$s. armay ;\Ssil1.1! this Lease or sublet all or any portion of the Premises to lmy wholly-owned s~b~ldinry of Tenant or to anyenlity controlling. rontrolled hyor under common control with Tenant or 10 IIny entity Ihlll sLlrvivCS!l mergor towhldl Tenant I~ Il party. Such trllJ1sfer ~luill be effective upon lAlndlofd's receipt of nOlice lhereof. Ir Tenant wjshe,~.to ll~slgn this Lease pr ~ublea~e all or any poJ.1ion of the Premises in any aliter cil'cumsiance, TenulltshuU notify klndlord and request Landlord's consent .therelo. Landlord shall nOI withhold, condition, or delay its con~el1t unressonably in light of TenW1l's agreement to remarn·Jiable undtlr Ihis Leuse pUrsll!ln! to Section 14.2. If Llndlord fails to grant or deny its consent within 20 day. IIfier Landlord's receipt of Tenant's req\lcst forsuch consenl,Lundlord shall be deemed lohllve given irsoollScnl. 14.2 Tenant to Rl!main Mable. Notwithstanding any permitted assignment or sublelting, TenW1t shall.1I1 a1ltilUes rcm~i.n directly primarily "nMully responsible arid liable for lhe puym¢nl of tbe r~nt herein$pecified and for complian~e with all of its olher. obligations under the teml.~. provisions and ~ovcMlnlH of this .Lease. Upon .the occurrence of An event of default as hcreinaftcl' defined,if the Pl'emi Ses or any parnhere<if are then sublet ,LI\ndJord, In addition to nny otherrcmcdics herem prOvIded. or provided by Iliw. may at It.~opllon f<".lunWAl,n1 HJI." .. III~OIol.v t (2J.docXdncx tll~ 13 P~lIilB·"r:o . collett directly from such subtenant lllirenls becQmlnll duelQ Tenant under such suhlcnse lllld ~P1)lysuch rent agllinstnny sums.due to Lundlol'dfroillTeniulI hereunder, and no'such collceilon shall be construed to constitute II riov~lk>n or n I'clease ofTenUl\1 from the fUl'lhc.r I'trrOnnlln~e of Tenlln!'s obligmions hereunder. hRTICLE IS: DEPAJ.!LT BY TENANT 15.IDefault~. Each of the following shall be a" "event of default" uncler th!! 4l\se: (II) Tenant shall fail to pay rent or' any other sum payable under lhi~ Le~e wilhin tell (10) days afterrecelpt of notice from Landlordthal rent is due Wld unpaid, (b) T~nUI)1 shallllbaJldon or vacalC the Premi$esatllliy time when rent i~ d1.1e and unpllid or mllny time when Tenant has fafle4.t6 nllIlntainthe insurunce . required by Section 7,3 .. tel Tenant $hal1 I'uilloperform any ofTenant'solhcr obligations under this Lease and such ruilllre~hullcontinllefor npcriodof 30 dll~s aftel' \vrillen natiC\l from lll>'UQn 1,.1>' 10 f".uklo8 t.c ... '0 IUIC from Gi~,~Oll Pogo 8ofl9 Liuldlard; provided Ihlll if(tlPI't! lhnn 30 dllys shall be reasonably required to complete such performance, Tenant shall not be in default ifTcmll1! Shllll.commence ~lIch perforl11!lnce within the 30-tlny period and sh<ll/ thereafter diligently pursue il~ completion, Any notice provided to Tenant sholl be in Ii~u of, ilnd nol in additIon 10, nny noti~erequired under lIpplicahl~ law, IIlld any cure period provided herein shall mn cOl1currently wilhan), cure period provided by applicable laws. 1$,2 Rcmedlt.lS, On lb~ occurrence I.1f an event of default by Tenant, LnndJord milY, ot liny lime tbereafter. <lnd without limiting LUlldlord in the e)lcrcis~ of" any !'ighl or remedy which Landlord mayhilve. pursUC! uny of the foUowingremediclI,. provided thm Landlord shull n01 ¢ommence such remedies prlono livc dllYs (or IInylonger period required by lilW) after giving nollce Qf an event of default ~nder Section 15.1 (a) or prior !oriflcen dayb (or uny longer period required by Inw) after givillg notice of an event of default under Seclion IS.! (b) or 15,1 eel Ul1d if the events giving rise to Ihe event of tlefault nre CUl'lld within such lime period. Lnndlord'~ notice of defllull shIll! be deemed reSCinded: (a) Lundlordmay pellcellbly reentef. thtt Premises upon. voluntary surftlnder by Tenanl Or may r~mov.e Tenant andliny pt\1erpersons QCcupylng the PremiseS therefrom. usIng such legltl proceedings as mllY be Ilvai lab!e. (b) Inaddicion loreemry under Section IS.2(a) ubovc. Lundlordmny decl!n writlngto tcnninatcihis Len~c. Upon such terminlltion, Landlord may recover from Tenant the (ollowing: (i) the worth lit th.c time of I!w.ard of the 1.1npaid !{'~'!ll1 WA Lo,101Ci>'. II IH U ~.v I (2),docKdotx 11 1813 Pi1&" 9 ~rlO I'enl and other charge.~ under this l..ciase that had beQn earned at the IiIl1C Qf termination; (li) lhe wotth at thelill1C nfnward of the ani(lunt by wbich (x) the unpaid renlandother cltnrge~ under this Lease which would have b~n earned after ·tenninalion until the time of award eltcceds (y) the amount of ~uch rental lo.'Ill that Tenan! proves could have been reasonably i/voidcd; [iii) the wOrlh alth!! time of nward of Ihe amount by which (x) the unpaid fIlntand other r;harges under Ihis Lell5e ror the balance (If the Leas!: TeM nfter the tiIl1C of Ilwllrd exceeds (y) .Ihe amount of such renrullo$$ Ihat Tenllnt prove~ could have beenrcllsonably avoided; and (lv) ilny other nmounlllecessnry 10 cilmpensateLimd/()rd fOToli the detriment pn;lxinllltely caused by Tenant'S .failure 10 perform .it.~ obligations under tbis Lease or lila! In the ordinary course of Ihiogltwould be likely 10 resl.Il! therefrom. The "worth al the time of award" of the !l.Jn()un.llI rctimed 10 in cluuses (I) ,IUd (Ii) ~hilt\ bectli'rlputC!d by lillowing illtcrlesta! the Defallil Rate (as defined in Section 3.2). The "worth at the time of award" of the amount referred to in cll\\lse (ili) shall be computed by discounting ~LlchtUnotlnl' lit the di~count rate of Chase Mlinlutttlln' Bank of New York al the lime 01 award plus twO percent. (c) In IIddiUonlQ reentry purstmn! to ScclionI5.2(a) above. LllIldlord may elect in writing 10 lermil1Ule Tcnant'~ righl to po~~cs~i()11 without terminating thi5 Lease. In sllch casco this Lease shall continue! In effecL (subject \olllndiord's right to terminate Ihis Lease pursuant IQSei:tion 15.2(u)), lllld Landlord may enforce nil its rights and remedies under this Lease, incl\lding th~ right \0 rccover rent as 1t becomes due. AllY such payments. duo Landlord shall be mude upon demand lhereforfrom time to lillle alld Tenant agrees Ilmt Landlord may me suit to recover any sums falling due (rum lime to time. Notwithstanding anything 10 ,he contrary sel rorth /tbove, in the evc.tlllhal Landlord retakes posses!lion of the Premises pUrSlIatl.1 II) subp(lrllgraph.~ (n), (b) (lr (e) of this Section 15.2, Landlord sholl USe commercially reasonable efforts to relet the Pr~mises and thereby mitigute its d/tma~s, 15.3 Self·Help, In odditlon lolhe remedies set fMh in Section IS.2, Landlord shall have the righI, upon IIdvnn4'¢ wrhten notice n.~ set forth bolow,1I1 alllitnCi when T~nnnt h1\$ failed 10 perf()ml any of jl~ ohligations under Ihis Lease, 10 enter the Premises ror the purpose of (uring uny uricnred event of default ofTenllnt (whether or nOI such defllult is yet an event of deruult), nnd no entry for that purposeshl.llI be deemed to work u forfeiture or termination (,r lhi~ Lease. Tennnt shall permit such entry, lind In Ihlll regard: (u) Landlord 5hal\ give aliensl seven (7) dllY~' \\llitlen notice to Tenant of It~ intenllon 10 enle~ tile Premises for that pUI1)ose. but muy enter upon a shorter period of nOLice or without notice where in Landlord's reasonable jUdlJ.mCnllhere ill real Ot immillte emergtoo)' or danger to perSOn$ or propclty or where any delay In retnedylng the defauh could materiallyprcjudiec Landlord PI' it~ interest In the Premises; RaMUlI WA 1..,110 loa •• II IS B R<:v I (2).doiXdocx II III Il r.IGuru (b) For the purpose.ofcuring the dcf.lull of Teliant under Ihis Lease. l.andlord Ilmy perform Rnid obligation or Cl\Use said obligation 10 be ~trormcd and do.or c.ouselo be donetbose things th:t! rilllY be nC«:lISlIfyOr incidental thereto including wilhout limiting tbe g!:neralily urlhe forc~oi!lg the righllo tnake rcllsQnablc repairs and imtaUnllol1s and to expend mOllie~ relL~(lnllhly in connection wllh Huch right; lind (c) Tenanl $hWl rcimbu~Landlord upon written dem4lld, accompanied by paid recciptsor other substantiating evidence of cost. fur nil reasonable expenses incurred by Landlord in remedyins sucb defau!!. Landlord ghal! be under no obligation to remedy !lny default by Tenunl nnd sh"JJ not incur ally li~biHly to Tenant for mlyac\ or(lKf\itl.'lion in the course of its l'etllcdyln/.t or ~Hcttlptin& to remedy 41ny defuult. except to the clI:tcntsuch act Of oml~sion constHulC;:S Intentional misconduct by or. neglif!llocc ofl.!UJillord, 15.4 Goneral Provisions Concerning Remed.1es. For purpbse~ of clIlcuilltingtl\e dumuge~whichLllndlord mUYI'Ccover from r,mant pursuant to IhlsArtlclel!l, all umounts payubleby Tenum in el\ce~$ of Ba...e Rent 5hrtU be deemed rent. On uny lemlinption, Landlord's dnma!.'I!S (or default shall include all rea.,onahle costs und fees, including reasonable !llIomeys' fee& Ihlll Landlord shallinctir In connection with the ming, l.'Ommencemenl. pursuing nnd/or defending or anyru.:don in ;my bilnkruptcy ~ourl or other court with respect to this LeU!!, the obtaining of relief ftol11uny stuy in bankruptcy restraining any action 10 evict Tenani. or the pursuing of any "clion with rc.~pecIIO Landlord's right to possession of the Premise.~. To the extent permiued by applicable law. Wly and all righl.'l and remedies which eimer party muy have under this L.cllse lind at luw and equity ~hllil be eumult\Uve and shall not be deemed inconsistent wilh each olher. lind any two or more or all such rights lind remedieNmay be exercised atlhe same tillle to (he greatcst extent permitted by law. All costs incurred by either pany in conncction with collecting uny amounts and damages owing by the olher party pursuant to Ihe PrQvisiolis (If thi~ Ln:l.~e or to enforce any provisio.1I of lbis Lnase, inclUding by WilY of example, but nol limitation. reasonable lIttorneys' fees from the dille any such matter is lUmed over to lin llliorne),. ~hallillso be n:covcrablc from the other pliny. LANDLORD AND TENANT AOREB THAT ANYACfION OR PROCEEDING. ARISING OUT OF THIS LEASE SHALL BE HEARD BY A COURT SJITING WITHOUT A JURY IN rHE STATE Of W ASHINOTON AND EACH PARTY HEREBY WAIVES ALL RIGllTS TO A TRIAL BY JURY. ARTICLE 16; DEFAULT BY LANDLORD 16.1 Notice of Landlord Defaull. TenWlt may give notice to landlOrd of any failure by Landlord to. perform IIny of ils obligations under this Ullise. Landlord shall nOI be in default under mi5 lease unles~ L;1041ord shall fail to ClIfe such Illln-perfol'f11uoce within 30 days urter receipt ofTenl1lll'$ notice. However, if such ncmperfOflnllOce shall rell!onllbly require more than 30 days to cure, Landlord shull nOi be in default if such cure shall he commenced RftII(I1I WA lorIO ~ 1.1 18 II R.", I (2).dOCl\d\leXII 18 I J Puae 11 orlO whhin ~uch 3().. day period nnd thlll'l'!after dill&eni1YP\II~UI:d to cOlnpJetiQn. If.LlIndlord's default.reildet's IhePremises unil.~able by Tennnt, In whole,,!' In PUll, for Tenhnt's normnl IMposes hnmy euse iii which Section 6.2 ilbove is nOlapplicahJe, Bhse Rent (or lin . equitable portion lhereof, based upon the portion of the Preluiiics rendered unusable by Telllmt) shall ablltebeginning 48 hour~ aflerTenaol gives nOlicll [0 Landlord Ih!\llhe Pl'emi.~e$ ate unusable in who!.!! Qr inpart (and Base Rent$hnll a\)nle notwithswnding Illu! the ~(}"dllY gflli;e period for Landlord's performan~e bas no! t\xpircd) lind, ifn suhslnntiul pordon of the Prenilses il.llmUs!lble for Tenant's nOltoal purp<;liies for IIp¢riod in excess of 60 days by roason thereOf, TenantshuU have the righl 10 lerminnte Ihi$Leilse by giVl!lg . nOllce to Lilndl()I'd lit any lime thol'cafter prior to the default being cul'ed. .. 16.2 SelflJelp, It Landlordshllll delilul! beyond appUcab!e gr~eand nOliceperiods in [he performanCe of tiny repair, maintel\MCil or pnyment ohUglltiOll on Landlord'spiltl lobe perrolmed or paid hcrciJnde.r and s(l.;h defllel! l11uteriQJ\ y lid verse! y ~ffec(s the condition of the Premis¢~ or the. abililyofTemlnt 1I) perfol1tl its bu~iness therein or mnyresu!t 111 leil1lillalioll of thi.s tca,~e. then Tenulllmayperfofl11lhc: same for Ihe accoulltllJ1d ul.the soLe c()si and expenile oft.imdtord, witbout notice if an emergency exists, Ol~ iloo emergency . exists, on 30 days' prior wnUennoti.co to Lanlliord; Md ul! Co~ts lind el\pell~CS puid or incurred by Tennntin c;lring sUllluJefuull shull bepllld by Landlord to Tenant upon demund l(!gelher with i.ntere~1 at the Deflwlt Rate, provided, however, Ihut, prior 10 pert'ormlng any such obllg.ujqll for lhtac~ount of Uindlord (other !han In the eventof lin em\'!rgcncy). Tenant shllll notlfytmy mongagee or Ihe Premise:; of whom Landlord hns provided Tenunt with written ootic\'! ("Lender"), which noti!:emllY be given sil1lultUIlOOliMy with Tenant's notice to Lalidjord as provldedubovc. and such Lender shall have 30 day!> to ct.lre such default. If (n) l..1ndlord fllils to I'll)' 10 Tenant any lunountsexpcndcd by TeMnt toeere Lamilord'sdefauJ( (l,I~ provhJe41n 'he previous senteflCc:), (b) Tenant obtains!l final non-. uppclllnblejudgl\lcnt against LundlOl'dina ~Urtof law rd:uing I()S~ch default, and (c) Slld\ filial judgment iSllotsalisfied wltllin 3(} days arter ther rendering of;'uch judgment or otherwise in accol'dance with its terms. then 'fenanl may olTsct Ihe amuu", of s\lch final Judgment again$\ rentltereundllf. In the event of an emergency, Tenant shall give Landl;;)I'd prompt nQticc or any !!CUM tllken by r~l\al)1 pUl'Iiunnt II) tltis S.cclion 16.2 and$halllncl!r oniy such costs anp expct!~esa~ life necessary to meet the ernergl:ncy; "0 additional cos'~ or expenses sludl be incurred whi~h are nol neCessary 10 meetlhe emergency unti!'fenllJ1t shalt. llilVe given Landlord mld Lender 30 days'prior writlennotice or default, and M herein n!mvc provided in Ihis Se~lion 16,2. NotwithstllJ1ding anything Set forth in this Lease to the contrary, TenM! shall have no right of self-help (lnd offset with regard to capital impl\WetnclI(s (excluUing repaJrs) costing in excess of$ HlO,OOO, and IIll right of recovery or offset hereunder shall affect any obligation ofTcnarH \0 payor reimburse Landlord for any hem Ihntb payable or reimbursable 10 Ll!ndlordpurslUlntto this Lease. AB'DCLe 11: sllRRENpeR 17.1 Surrond4.!r. Upon ll).c: expiration or ICmJination of this Lcwse. tenant shllll $\IlTCnder the Premises 10 Lllnd.tord in as good condition as nllheLefl$e COUlmencement Dalt, C~ccpl for normal wenr and tenr.drunagt' due Lo cwsuallY, mallers <;overed by the ml.l~u~J waiver Of Rt!1\II,. WI\ Lot.l.l1 lc .. , II. 18 J3Rcy I (2).d~x~ .• lila 13 Poc" tZuI'lO cJUi01$ in Section 7.4,.and dlllnage or :)1(cra\iQn~ due to condemll~tiorl, "reMnt sllllllrcpaJr. ~I TCl1anl'~ cxpen~c, any dtmlagc to the Premises "lIused by Tenant's fcmovnl of its personal property or u'ade Ihture~ and shull restore the Premi~es 10 the extel11 nc!ees~ary (0 PI'CVCl1t !lelerioru'iOIl of any c)(p!lsed portion of thePre01ise~, Tennnt shall nOl he required \0 restore any restrlping or lighting additions ronde to the Premises, ARTICLE 18; PROTEc:rIOI'1 QF !'[3!'ID.I;RS 18,1 Protection of Ltmdffl. Tennnl agrees Ihililhis Leuse shall be subordinate to any ground IcllSC ot" underlying lea$e, first-lien mortgage or t1ted of tfllS( 01' other firsllien covering thePremisC'$,upcin nnd subject to the following Icrms .and conditIons. Tel'Ulnt's ~uborclinuliOll I&cxpressly conditioned oncxe~ution Md (lelivcry to Tenanl by each lessor undeTa ground leQSeOfUnderlying lease; and by eacn mortgagee, lien holder and beneflciury of l\ deed of trust. ohnondbturbance agreement rea80nubly acceptable to 1'enUtll, Lnn~lord ngrecs IQ provtde $uch nondist4rhllnce ugr~elTlcnt(s) from euch exj~ting lessor, 111£!.rtgagee. Hen bolder and beneficiary within 30 dnysarter the executIon of Ihis Le!ise, failing whlcbTentull mily u:rmimite this Lease by glvingllotice It) Landlord tUany time thereafter I)rior 10 delivery ofsucl1 llondisturbllllee agreement(s). and Ilv: dlllivery of the same shaUln unyevent be a condition to Tenant's ohJigJItion ro pay rent under this Lease. The nomliMurbuncc agreement shull be. in recordable form nnd shall recogni;ee Tenllll!'s righl~ under this 1..ell~C in the event Landl,'rd's interest is termiullled while thi~LemJci~ in full force and effect. The nondislurban~ agreel'nen! shall include ill>rOvision 10 the effect Inat in lhe event of a termination of the ground or underlying leiUe or foreclosure of \lIe mortgage. deed of trost or olhc:r ncn!n favor (lCthe secured p1!rty. or upon u sale of the property cncumbetc:d thereby pursuant to the trustee's power of sale, or upon IIlransfer of the Premise~ by dced in lieu of forecl05UTe, then fot so long I\lI th~re is no mll!erial even! of default by Tenant under this Le~. Ihis Lease shall continue in full force and effeclns II direct lease hetw~ the owner ur SlIcceeding owner of the Premiscs, as Landlord,and Tc:n:mL for the balance of the Lelllie Term, upon and subject 10 nil of the tel'm$, covenants ~nd conditions of this uase. The nondislutbance Ilgtc\!mCllt shall not in nny event include any terms thllt life incons.islent With the terms ofthis LeIl'IC or thai. adversely affect Tennnt's rights or increll~c Tennnl's obligutions under thls tease. 19.1 WUl'ranly of 'ClUe Mnd of Quiet .Enjoyme.I'tC. L<mdlord warrants Ihnt it hilS 6ufflciem title: to the Premises to enub!c Landlord to perform ils obligutions undor Ibis Lease, thllt there is 110 ground lease or ocher \tnclerJyiilg lea~e affecting (be Premis~s on the dul~ hcreol' and tha!lhcre is no mortgage, deed of trust or other lien affcclifl8 the. Prcmlses on tho) dute hereof olher lhnn the (ollowing; NONE. Landlord warrant~ Ihal for so longus no default btlli occurred imd Is continuing undl:r tbill Lease which would allow LnmUord to terminate Tcnttnl'S right 10 posseSSion oflhe Premises. TenWltshaJl have the: right to peacefully nnd quietly use and enjoy the Premises .. ARTICLE 20; HOLDJNO OVER 1I00lUII WAIAlIlO Ita", II 1& U lit_ I (2),doexdOC~ II 181J Pill" IJ "r 20 . 20.1 Uoldlng Over. IfT~riant ho'lds over after the clI.pir;ttioo of the Leiis~ Term he~Qf. with or without l]le express orlmplietl consent \>( Landlor(/, slich tComley Snail be from month-to-month only, an<!.shall not constitute il renewal hercofol' mi exien~jon for any fm'lhcr lerm,Ql)d in such case Rent shnlJ be plIynb]c at a monthly rute equal to 150% of the Base Rent sct forlh in Arti\:!\l 1.1<1. S\lch ll1ontlHo~month tenancy shall he ~ubjecl LO ~very other term, covenant llnd ngreemenr. contained herein and mllY \Jc.lenninllted by L;mdlOl'd aT Tllnunt with thirty (30) days' nOlice 10 the other party. ARTICLE;Z Ii MISCEIJ.ANEQU$ PROVISIONS 21.1 E$tc)ppeICertlJ'l~t~. l3ac:h purtYheretoshaU, upon request from thl! olherpufty.lIt aoy time and from limlll(l time ex.ecUte, nc:;knowledgc.and dcliver10 &uohp(irty 0 writton statemeni. in the form generaUyacceptllble10 institutional pufchaser.< tir lenders, certifying :i.~ follows: that Ihis. ~ase iiiUnm(lditied and in full f(ll'cc"!lI1deffccl.(or if there has belln any modification thereof, that thosamq is in full foree Mdeffec! us modifiedand slating the nuture Ihereof); Ihal to the best of lIs knOWledge Ihli:rc UTII no unl;ured del'alll1~ on the purl of the C)ther purty heceti,i(orif01I1Y ~vch default r:XisIS,lhe speclficnulUre imd extent thereof); the dute to which linyrenl~ and otherchrugeshnve been pald.in advance, if UIlY; an.:! such othet' fllctual matters, Mare typi~ilny contained In sitch certificates, " 21.2 Ll'lndlof(f's A~ess. Subject IOllpplicnble fcderalSecurity reguluflons andBocln~ CompnnysllCuril,Y guidelines, Landlord oi·its agents may enler the Premises at all rcllsonnblc limes tolnspcct and conduct tests.i" order to mon1tOI'Tellaot'~ cO\l1plJance with 1111 upplicable covironmentllllllws Pl1d aU luws govetningthe ptesenqc lind usc. of Hazardous SubSIMces; or, uponrcasonable advlII1c.c notiCe to Tenant, to show the Premises topntenihd buyei'S. investors or other parties Qt fornily olhCtpUlpose tnndlol'd deemsrenson;tbly necessary, Lundlord shull givi! Teillmt rClISonablt).priorl\otice of stich entry, except iii the case o(an emergency, in which (lYlln! Landlord shalf make rcasolluble efforts lonolify Tenun'. Llindionlund itsagel1t:; .haJJ ooaccompal1ied by a represcnt3l1vlit ofTenant it' required by:T~l\iJDt LandlomshaJl minimize interference with Tenant's operations during anyenlry. Landjord acknowledges lh1lt celtain PQrtionli of the Ptetnisc~ lriny b~ subject 10 security rc~ttict.ions. In thatconnection,l.undlord shaH Ob~ervc any BoelngG(Jlnpany Ilnd U.S. GOVel'l11llefll regulatiOns Which IIpply to the Premises, Landlortl mlly place customary "For Sulc" signs on the Premis~~. and during the last six months of tlie Lease Term Landlord may plucc: customary "Fur Lcru;e" signs em the Premises. 21.3 Landlord's LlablUty. N09wnerof the Pl'erniSc~ shlill be liable under thi.s Lease except for brcllchcs of Lalldlord' sOQ[Jgation~ occurring while owner of the Piemlse~.lr the holder of unygrol,lnd Icase, deed of trusl or mortgage encumbering the Premises, or any purchl1ser. or transferee pursuanllo the foreclo~\Ire or trunsfer of the Premises under any such instrument, becomes th~ Landlord.lh\ln the obHglluons of such I..undlord shall be bindlngupon the IIss(:ls.of such Lnndlord which comprisl'lthe Premises (including rems,the proceeds of llliy sale or encumbl'ance of the Premises. und the prooeeds arMY <..'ondemnalion award or policy of properly irJ~Ul'llnCe covering the Premi,~~~), bUlnot upon other M$ets of such .i..undJord, R •• 'unWAl.oll()r.",. II 1811Re".1 {2~dQCX"doexIl1811 Poe>' \4vrZO 11.4 Severability. A delerminlllioll by a CQUrlOfCOlllpeleiltJurisdiclioll that UIIY provisioll(lf lllis Lease or ally purt lhereof i~ Illegal or unenforceable sballilotcancel or invalidate thci remainder (If sitch pi'ovislon of this Lease, which shalJ remain ill full force ilOd effect. 2U Monelllry Obligations. All mOl1el11ty o,)hljgalions of Tenant Ull(let .this L.ease are deemed to be rent. aod except.1IS provided hereinlhe p.lymenlof rent is lIn independent covc:nnnl. 21.6 Covenants and Conditions. All prov.isions of this Lease to be observed and performed by Tenant arc bOlO covenants and conditions. 21.7 Interpretation. rhe~aplions oflllc Articl~~ or Sections of Ihl~w:ase ure not "J}<lft of the terms or provisions of this tease, Whenever reqvired by the context of thtsLease, the sirtguhU' shall Include the pllJflll31ld lhe plui'nl shall include the singuillf. 'ThcI\1tl.~culiIle. (eminin<l and neulcrgenders ~h"11 each include the other. Jl1 any pj'ovi~jon relating to the conduct. aels 01' omlssion~ of 're~ant. the term ''Tenant'' ~hall includeTenunt'~llg~nt8, employees, contructol'S, invltcL!s. successors or ot/lel's using lhe Premises wHhTcllunl's expressed or implied permission, 2l.8 IntOl'porutionof Prtor Agreentenlllj Modlficlltlonll. This Lellse is the only "greemcnlbctWeen the parties ptlrtaining to the leu5c of the Pre1'llisesand no other agreements 811;111 he effective. AH amendmllnts to thid.ease ~halJ be in writing and signed by all pllftics. Any olher attempted amendment shull be void. 21.9 NOlicl!IJ. AU I\otices. I'cql.ll!SIS lind olher comm.lInications required or permltted llnder Ihis Lea...e. shull be in writing and ~h:lll he sent by !I. milional tlVemight dellvcfy ~el'Vice Which maintains dclivcl'Y records,or by facsimile (provided such facsimile transmission is (Onllmled within lh~e business day~ by dupli¢ute notice delivered a,~ otherwise pl'Qvided herein). Notic.e~ to Tenuntshall be (Ieli'{t:red to the I!ddre~s specified in Seetioll 1.12 above. Notices to Landlord slu\lI bedi:liv.ercd tl) the address speclfied in Section 1.11 above. AI! notices shall be effective upon deUvcry(or refusal of delivery), Eilher pllrty ItillY ch!1n~e its notice address upon Wl'inen notice 10 the ottmr party. 21.10 Walvers. All waivers shilll be in wrlting und signed by the wuivin(![l<lrty. l.und!o!'d's failurec to el\fo!'!;'\! uny provision oflhis Lcuseol'jtH llcceptltnce of l'enl shall not be 1\ wniver Ilnd sllall not prevent Landlord from enfnreing lhal prDvi~ion or any otller provisiol1 of this Lease in the Mure. No statement on 11 payment check from Tenant or in u leller accompllnylng U pAyment check shilll be binding olltundlQl'd, Landlord may. with Of without notice to Tenant. negotiate such check with!lu! being hound 10 the conditions of ~uch stutelUent 21.11 No Recordation. 1'cnlllllshl\lI DOlrecordlhl.~ Lea~e. lJ.1~ Blndlnl Ef1'eet. Choice or Law, This l-e.aseshull bind any party wM shall legully acquire any rights or Interest in lhis Lens\! from Landlord or Tenant. provided lhat Landlol'd ReUlOO W!\ LQI /0 I.""" 11 1& L1Ro. I (2);doclWQC. II / SL~ P"l!~ Uof;lll shall h,IVC 110 obligation to Tenmit'$.succcssor 11f1I\ls~ Ih~dght!\()ril1tcresl~ pf Tenant's SllCCe~S()t ~acquifcd ill i,ccord3nce with the let'm~of Ihis Le!\se. The-laws of the State of Washitlg(on, withmll refel'encc 10 it~ ch6ice of luw ru!e~,shallg()vernlhls Le;l,~e. :.u.13 Force MaJeure. If eilher purty .CfillllOI perforJllllny onts ol:>ligations due .10 cvems \1¢ypmJ it~ reasnnubJeeont1'01 (olher Ihnnlhe paymenl\lfmonI'lY). the lime provided for perfomiing ~uch 9bligations shall be e~tcndcd by.!l period of tjmeequallo th¢ dl.lmtion of such eVcnts. Events bCY~'I1ct.1 party's reasonable controllndude, bUI are not limitedtD. acts of Oed. Wllr, eMI comri1Otioll, labor dispmes, strikes, fire, flood orolilol' cllSualty, shortages nf labor ()t maleriuls. g<lvcl'rtmcnl regulillions dr reslrlctiOr\~ lind wellthor conditiClrts. 21.14 Eirec\' of Tel'm!natJon. Termination of ihisLease will riot relieve either party of its obligations with respe.c! to ;'tliyJndettmity or warranty which [Irises. QUt of events occurring prior ItJ the date of such lCnninatioll. ~1.1S Couillc.rplil·ls. Thii<Lcl1lie may be \!xt'cuted in multiple ~!1l.lnlerp!lrts. cllchof which shull 00 deemed Qnorigintll,bw nUof which together~~all Conslittite b.ut one and ,he same Insirum~II(, AR1'ICLE22:BRQKERS 22,1 Brokers. LandlordshllUp~ythc fec.or eornmiss[onofCB RJchllflJ Ellis(the "Broker") in accordance with LandJord'~$:pitril(e written agreement with the Sroker, if nny, 1'enllntwlll'l'allls lind repr~sents to Ltlndlord (Ilnl in the ncgotinling or making of this Lease neither Tenant nOf llDyone aelinAlon Tenant'li behalf has dealt with;tny brok¢!' or finder who might be I:nlltle~ to u fee or ~onllnlssion f(lf this Amendment other than the Broker. 22.2 Indemnity. Landlord shall indcmmify and hold Tennnt harmless from and against anycJllim b)' U1\)' pcrwticlaitning to hnvo reptCSl:ntctl Lllndlord in connection with thenegotiution, eXeCUlil>ll Qr performtllicc or Ihis Lease for payment of an), commission, finder's fee or the llke. Tenant shllUindcmnil'y and hold umdlord harmless fmm und (Igllinslany claim by uny pC[:;Qn claiming to have represented Tenant in cl1nneclion with the negotilliion, cxeoUlionor perforniance or this Leas!! for pi)YlUclitof any commission, finder's Cee or Ihe like. 22.3 . Attorneys' FOOH. JJ1 ;lOy lellal lIetit'm, arbitl'ution or other proceeding reluted 10 or arising Oul of (hiS Agreenlent, the subst~ntiuJ.ly prevailing paI1)'~hall be entitled to recover from the other party reu~onllble!llt(Jmey'$ fce~ .uml other .cOsls in~urred. RCl1wn WA. ~[\\ 1.0 {~"'''' II 18131(", I (2).docMoe, II 18 I) I'IliI" 16 of .to Landlord: ITF Development LLe 1» On TLle I<od, 9R040LLC. <l W.,hin!tln" limit"" nahillly,urlll'uny. aurhtJrilcd 111 i h\!'f, TBY:I~' ~ . I~ c: nager , Ptll1lcd Numc: Scoll S. Glhson Dale Sigoed: __ lC .'/·~.:LL [{'''lnll Wi\ LilI to k.," 11 1& 13 R,'y I (2j.dQC)(due. II 18 1.1 1'''8< 17 "f 2U TClllll1l: The noelng Compliny ACKNOWLI';()(;M£N'I' STATE OF WASHINGTON ) )ss. COUNTY OF KING I I certify that Il;uow or have satisfactory evidel\ce thUl Scolt S. Glb.~on is II!.: person who appcnred before me. lind Ihal person acknowledged signing this instnlmenl. Otl outh stal.:d their fluthorily 10 execute the lnstnlmcnt and acknowledged it u.~ tbe Mamlgcf uf On the Rock 9~040 LtC. a Washington limited liability complmy, the Authorized Membl:r or ITF Developments U.C. n Washinglon limited liability eomp"I1Y Oil helm!!' of whom inSll'lllllCnr W;IS executed to be Ihe fret· ,lilt! voluntary act of such party for the uses and pllrpo~es mentiuned in Ihe iMlnllllcill. STATflOFWASIONGTON) l's. COUNTY OF KfNG ) I ccnify ,hm I know or huvc satistill.OlOry evidence th:lt Q~l ~~jl~_ is lha person who olppearcd bef\lre me, and that person acknowledgctl si g Ihis iru;trul11cnt, (Ill (WIlt stated tlmir uuthority to execute the in,tnnTItnt and acknowlcclgcd II as the :Illthorized ngent or Ihe party onl1chalf of whom instrument ww; ellecuted to be the free and voluntary act of such putly for the Uses und purposes mentioned in the instrumcili. SllBSCRJIlED (lnd SWORN to before ne Ihis 2'~~ or J~"O::\tCk~.~~ 2013, (pri riled I : i!~<;.c. ~<\, :';; ~JL'~ \-., ,~ NOTARY PUBLIC in mid r [he Stille 2:> of Washington. re.iding at ..... b. My Commission expires:. • £); lo I w It.",ml w.\ W\l 1111",,,, II I~ [J 1(,., I (2).d(lcx~,,,,, It 18 iJ P'lit< 18 "I ZO y I N""V~ E~hihlt A Site Plu" ......... _ ... -._----.- R .. I(lIl WA l.tlll()! ..... II IS PRe. t (2).dOCltdc"" 11 1813 pll«'l19~rlO ----_ ... -... - , i Jl:.xhl bit B L<:gul D¢~~Tipti(i!l Lt)t 78, Boeing 1.nke~horc: LlInding 2 Bindirlg Site Plan, recorded iiUhe R~cord.~ of. King ClilllHy. Wasliington on Janunry 11,2008 ill Recording No. 2oo80n W!)0854, .~jC\ll\te In City llr Rl:l1tOlh Washingtlln. R""l(lU WAI.oI HI lease II 18 n.1Wv 1 (Z).dOCltdOO. 11 IBIl 1"1# 11/,.[20 Exhibit B Legul Description Lot 7B, Boeing LlIke~horc Lunding 2 Bindin8 Site Plan. recorded in the Record.~ of King County. W~~hinglol1 on January II. 2008 at Recording No. 200S011100()854, 'itu~te ill City or Renton. Washington. Ron"", WA 1.01 Ifll.,.",¢ II lK "Rev I (2).dOCihkJo II 18" P,,¥< 20 ,.r2U RECEIVED FEB 6 2014 CITY Of RENTON PLANNING DIVISION PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS F=OR LAND USE APPLICATIONS . LAND USE PERMIT SUSMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Plat Name Reservation 4 I Preapplication Meeting Summary 4 UL..{,' '. . . Public Works Approval Letter, . Rehabilitation Plan 4 ..... : ... ' .. . .. Screening Detail 4 I Shoreline Tracking Worksheet 4 . '. . . ' :., . • ••• Site Plan 2AND, Sjrearn or Lake Study, Stan:dard, lJl!O .... . . '.' ' . ",<' . Stream, or Lake Study, Supplemental, . Stre~~or Lake lVIitigation Plan.j .. ' :. . . ...... . .\'\ ..... . ,I'c' ':" . ": Street Profiles, '. '. Titl.e. ~eportor Plat Certificate 4 '. .. : , .. :.: ... : ., ,':' . Topography Map, Tr<lff19Study , . ': '. . .... :.' •... : .. . Tree Cutting/Land Clearing Plan. lILt) (JmIIA (fLl. ik.1Y.(<) wfll kL ~ Urban. Design Re!1ulations Analysis • \ • '. '. ~m6W • Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final. II a . j . ' .. .' Wetlands Mitigation Plan, Preliminary • w'e~ands Report/Delineation 4 I\JW '. Wireless: .' Applicant Agreement Statement 2 AND; : Inventory of Existing Sites 2ANO' Lease Agreement, Draft, AND' Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by; 1. Property Services 2, Public Works Plan Review 3. Building 4. Planning PROJecT :~~ ~~~ 10 flx'lnc:l RECE "ED FEB 6 2014 CITY Of RENTON PLANNING DIVISION ," H:\CEO\Data\Forms-Templates\sell-Heip Handouts\Plannlng\wajverofsub~lreqs 06109 PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS '. LAND U~f~E~lIIIljSI,JBMiTtAL WAIVED MODIFIEP COMMENTS: . REqUIREMENTS: BY: BY: ..... . Calculations 1 . Colored Maps for Di"play 4 . . Construction Mitigatio'n Description 2 AND 4 VLO Ii [)6\\IIPr! I mlo.£) (t. ~~ · D~ed of Rigtit,.of,W~y[)edication . Density Worksheet 4 ~ Drainage Control'Pla'n2 '. .' , .... '. '. ': -, .. " ... 0 Drainage Report 2 Eleyations, A,-chiieptural ~ANO' " ' ...•.... " . .. ... Environmental Checklist. EJdstirig '¢ovemints(Recorded' ~opyJ. .... Existing Easements (Recorded Copy) • Flbod .H azard Data •. . Floor Plans .AND. • GeCi#hnical Rep~it 2 AND. . Grading Plan, Conceptual, Grading Plan, Detaileld 2 . ' -I ~ . Habitat Data Report. Improvement Deferral .• Irrigation Plan. Kih9County Assessors Map Indic8ting Site. ." Landscape Plan, Conceptual, Landscape Plan, Detailed 4 . Legal Description. Map of Existing Site Conditions. Master Application Form 4 Monument Cards (one per monument) 1 Neighborhood Detail Map, Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval. 2 This requirement may be waived by': 1. Property Services 2. Public Works Plan Review · J. Building 4. Planning I /' ~ • ;.>0· .. . ..... W '.' VJ;V --'- i J/.. Q -e (/ 1lJUL) PROJECT NAME: H:'CEO\Data\Forms-Tlilf1l:Itates\SeIf~Help Handou!:S\PIanning\w"aiverofsubmlttalreqs .. ' . .' . ..•..... -'''. ....; ;.' . . . .. :..:,.; .. . . " .' .... . . .. " . . ' . . . . .. 06109 ~ Billing Invoice EG0001939 1 Job or PO #: Boeing #96327 BILLING CONTACT Mark Clement The Boeing Company P.O. Box 3707 Mc 1W-09 Settle, WA 98124 Phone: (425) 234-3186 REFERENCE NUMBER LUA 14-000155 TUP for 1 year of parking for Boeing during the Site Logistics construction Created On: 21612014 4:19:16PM Prepared By: Holly Powors 425-430-7266 of Department: CEO -Development Engineering AR: Eden Invoice: FEE NAME 1 GL Number Amount Due PLAN -Temp Use -Tier 2 $150.00 000.000000.007.345.81.15.000 Technology Fee $4.50 503.000000.004.322.10.00.000 SUBTOTAL $154.50 TOTAL $154.50 Page 1 of 1