HomeMy WebLinkAboutLUA-05-165CITY OF RENTON
PLANNING /BUILDING /PUBLIC WORKS
MEMORANDUM
Date:March 27,2006
To:City Clerk's Office
From:Stacy Tucker
Subject:Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office.
Project Name:Southport Outdoor Events Temporary Use Permit
LUA (file)Number:LUA-05-165,TP
Cross-References:
AKA's:
Project Hanager:Jill Ding
Acceptance Date:January 9,2006
Applicant:Southport LLC &SouthpoFt One LLC
Owner:Southport LLC &Southport One LLC
Contact:Bill Stalzer,Stalzer &Associates
PID Number:0523059075;0823059216
ERC Decision Date:
ERC Appeal Date:
Administrative Approval:February 8,2006
Appeal Period Ends:February 22,2006
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision:Date:
Date Appealed to Council:
By Whom:
Council Decision:Date:
Mylar Recording Number:
Project Description:Temporary Use Permit to hold outdoor events at the southport site.The
subject site is currently zoned COR 3.The subject site is currently used as a gravel parking lot for
the Waterways Cruises,a public waterfront promenade,and open lawn area.The area of the
subject site totals 359,673 square feet.The outdooe events would be held in the open lawn area.
Events would include concerts,festivals,weddings,corporate events,and other such activities.
The events would host up to 500 attendees and involve temporaw tent and stage structures.The
temporary structures would be removed after each event.
Location:1053 &1101 Lake Washington Blvd
Comments:
4
PARTIES OF RECORD
SOUTHPORT EVENTS TEMP USE
LUA05-165,TP
Bill Stalzer
Stalzer and Associates
603 Stewart Street ste:#419
Seattle,WA 98101
tel:206264-1150
eml:bstalzer@seanet.com
(contact)
Southport LLC &Southport One
LLC
1083 Lake Washington BIvd ste:
#50 "
Renton,WA 98056
tel:425-282-5833
(owner)
Updated:01/09/06 (Page 1 of 1)
,;p'
TEMPORARY USE PERMIT
City of Renton File Number:LUA05-165,TP
Project Name:Southport Outdoor Events
Location:East of the Boeing Plant on Lots 1 and 4 of the Southport Development
Property Owners:Southport LLC
Applicant Name:Stalzer and Associates,Bill Stalzer
Project description:TEMPORARY OUTDOOR EVENTS
The applicant is proposing to use Lots 1 and 4 of the Southport Site for temporary
outdoor events.The proposed location is 359,673 square feet in size and is currently
used as a gravel parking lot,a public waterfront promenade,and an open lawn area.
The outdoor events would be held in the open lawn area,and would include concerts,
festivals,weddings,corporate events,and other such public and pdvate activities.
Proposed use is from 8am to 1 lpm,with later hours for weekend events.Events would
occur 2-3 times per week with a maximum attendance of 2,540.Temporary tents and/or
temporary stages may be used depending on the type of event.A total of 635
temporary parking stalls are proposed to accommodate the maximum size event,
providing a ratio of I parking stall per 4 attendees.Temporary restroom facilities would
be placed on the west side of the gravel parking area.
Decision:The Southport Temporary Parking Lot is approved subject to the conditions
as noted below.
Date of Permit Issuance:February 8,2006.
Date of Expiration:February 8,2008.
Conditions of Approval:
.Temporary event activities may not occur on days in which Gene Coulon Park is
subject to heavier than normal use due to annual festivals and events.The
following days are restricted from Southport temporary events unless provided
written approval by the Community Services Administrator (2007 dates not yet
established):
,,Cast For Kids Fishing and Bass Tournament:June 3rd -4th,2006.
®Freddie's Fabulous Fourth:July 4th,2006.
®Renton River Days:July 14th -16th,22nd -23rd,2006.
e Kid Valley Concert Series:Wednesdays,June 28th -August 16th.
®Clam Lights:December 1st
Approved by the City of Renton
Development Services Division Director
Date:February 8,2006
Appeals:Appeals of permit issuance must be filed in writingby February 22,2006
together with the required $75.00 application fee to the City of Renton Headng Examiner,
City of Renton,1055 South Grady Way,Renton,WA 98055.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.
)b Page 1 of 1
Derek Jordan -Southport Temporary Use Permit
From:"Victoria O'Neill"<voneill@secodev.com>
To:<djordan@ci.renton.wa.us>
Date:02/06/2006 5:25 PM
Subject:Southport Temporary Use Permit
Hi Derek-
We received the copy of the letter that was sent to Bell Stalzer regarding the Southport Events Temporary Use
Permit.
I wanted to bring to your attention the Cast For Kids Fishing and Bass Tournament that will be held in the park the
first weekend of June.
We are helping sponsor the event by allowing overflow parking and trailer parking,use of the Southport dock for the
fish weigh-ins,hosting the Boaters Meeting on Friday night as well as a BBQ for the fishermen (approx 250 people)
in the Southport field on Saturday night.Let me know if this will be a problem to help accommodate this event at
Southport.Please call me if you have any questions.
Regards,
Victoria O'Neill
SECO Development,Inc.
e.voneill@secodev.com
p.(425)282.5833--300
f.(425)282.5838
W.www.secodev.com
file://C:kDocuments and Settings\userkLocal Settings\Temp\GW}00001.HTM 02/07/2006
KathyKeOlker,Mayor-.
=
February 2i 2006
..-.
p
Bill Stalzer ,
Stalzer &Associatesi
603 Stewart Street #419
Seattle,WA 98:10,1
•-':
CI:T¥r'F .RENTON
Planning/Building/PublicWorks Department ....
Gregg Zimmerman P.E.,Administrator
:...'...-.
•.•.-
,.?,•
-?•
•Subject:.Southport Outdoor EventsTemporary Use Permit
-CityofRenton File No.LUA05-165,TP
•Dear Mr.Stalzer::'.:
•This letter is to :inform you •thatthe City of R:enton has c0mpeted.its,review ofy0.ur request fora .
•Temporary Use Permit to allow temporary outdo0.r.events at the Southp0rt site address or general
location.The reqffest for .theTemporary UsePermit has been ApprO;ed Subject to the following.-•.•-
conditions:',':•.L .,.
1.
...•
Temp0rary event activities ,may not Occur On days in Which'Gehe,Coulon Parkis "<:
•sub]ect::fo .heavi'er,.iihan normal Use:due .to.annual.City-of-Renton festivals and::.'"'
events,The f011owingdays are.restricted,from Southport=temporary events;2007
-dates.hve]iotyf been established,biii-will ais0 be restricted:•"...
®Renton kids fishing derby tififl;.bass tournament:June 3rd-=4th,2006.,-
Fi-eddie S Fib S Fo rtlfiiuly4m¢2006•'ulou u .:'':
®RentonRiver-Days:July.14h :-i6th;22"d --.23d,2006."".."
Kid:ValleyC0ncert series:Wednesdays,June 28th-August 16th,2006."
"g •e •Ohm Li htsi December 1,St 2006:":•:""
Please contact me at:(425)430-7233 if you have any questions..
•Sincerely,
.DerekR.Jordan :
Development Service Division
Cc:Southport LLC /Owner.
File No.LUA05-!65
•"*Neil Watt
Jennifer Henning
Jill Ding ,:.
Gerald Rerecich"
1055 South Grady Way -Renton,Washington 98055
""ThispapercontainsS0%recyclmatefial,30%postconsumer
AHEAD OF T.HE CURXfE
\
,i '.i.
TEMPORARY USE PERMIT
City of Renton File Number:LUA05-165,TP
Project Name:Southport Outdoor Events
Location:East of the Boeing Plant on Lots 1 and 4 of the Southport Development
Property Owners:Southport LLC
Applicant Name:Stalzer and Associates,Bill Stalzer
Project description:TEMPORARY OUTDOOR EVENTS
The applicant is proposing to use Lots 1 and 4 of the Southport Site for temporary
outdoor events.The proposed location is 359,673 square feet in size and is currently
used as a gravel parking lot,a public waterfront promenade,and an open lawn area.
The outdoor events would be held in the open lawn area,and would include concerts,
festivals,weddings,corporate events,and other such public and private activities.
Proposed use is from 8am to 1 lpm,with later hours for weekend events.Events would
occur 2-3 times per week with a maximum attendance of 2,540.Temporary tents and/or
temporary stages may be used depending on the type of event.A total of 635
temporary parking stalls are proposed to accommodate the maximum size event,
providing a ratio of 1 parking stall per 4 attendees.Temporary restroom facilities would
be placed on the west side of the gravel parking area.
Decision:The Southport Temporary Parking Lot is approved subject to the conditions
as noted below.
Date of Permit Issuance:January 31,2006.
Date of Expiration:January 31,2008.
Conditions of Approval:
.Temporary event activities may not occur on days in which Gene Coulon Park is
subject to heavier than normal use due to annual festivals and events.The
following days are restricted from Southport temporary events:
•June 3rd -4th:Renton kids Fishing Derby and bass tournament.
O O
•July4th:Freddie's Fabulous Fourth.
°July 14th -16th,22nd -23rd:Renton River Days.
•Wednesdays,June 28th -August 16th:Kid Valley Concert Series.
°December 1st:Clam Lights.
Approved by the City of Renton
Development Services Division Director
Date:January 31,2006
Appeals:Appeals of permit issuance must be filed in writing by February 14,2006
together with the required $75.00 application fee to the City of Renton Hearing Examiner,
City of Renton,1055 South Grady Way,Renton,WA 98055.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.
PLANNING,LAND USE
AND DEVELOPMENT SERVICES
January 12,2006
Jill K.Ding
Associate Planner
City of Renton
1055 South Grady Way
Renton WA 98055
172006
Subject:Southport Events Temporary Use Permit LUA05-165,TP
Dear Jill:
Enclosed is a revised narrative for the above-referenced permit application.The main items
that have been updated from the original submittal packet include the number of parking
spaces,the number of proposed attendees,and the fact that the subject property includes Lot 1
and Lot 4,but does not include Lot 2 (the site of Bristol I).
The public notice that was posted at the site on January 10,2006 appears to indicate more of
the total site than the proposal includes.I'm not sure how important that is to your department
but I thought I would bring it to your attention.
Please feel free to continue with the review at this point.As always,please let me or Shelley
Bolser know if you have any questions.
Sincerely,
Bill Stalzer
For SECO Development
Cc:Michael Christ,President,SECO Development
John Gaines,SECO Development
Alex Pietsch,Administrator,Department of Economic Development,Neighborhoods and
Strategic Planning
603 Stewart Street o Suite 419 •Seattle,Washington 98101 °Tel 206-264-1150 *Fax 206-264-1152 °email:stalzer@seanet.com ;:
cq"
Southport Outdoor Events
Project Narrative
DEVELOpf'EhI'T Pf,,h,At ,
JAN 17 2OO6
R CEIvED
The project proposal is for the hosting of outdoor events at Lots 1 and 4 of the Southport
site.The proposed location is 359,673 square feet in size and is currently used as a
gravel parking lot (100 spaces currently approved under a temporary use permit),a
public waterfront promenade,and an open lawn area.Lots 1 and 4 are zoned UC-N2
and are vested to the COR3 regulations under the Southport Master Plan.
The outdoor events would be held in the open lawn area.Events would include
concerts,festivals,weddings,corporate events,and other such public and private
activities.Proposed use is from 8am to 1 lpm,with later hours for weekend events as
the City permits.Events would likely occur 2-3 times per week.
The events would be planned to host up to 2,540 attendees and could involve a
temporary tent and/or a temporary stage depending on the type of event.All materials
would be fire resistant to comply with fire and safety codes.
635 temporary parking stalls (including the existing 100 parking stalls approved under
the above-reference temporary use permit)are proposed to accommodate the maximum
size event.The zoning code requires 1 parking stall per 4 fixed concert seats.The
proposed events would not have fixed seating,but applying the zoning formula to the
maximum event size of 2,540 attendees equates to 635 parking stalls.To avoid conflicts
•with a planned outdoor event,the existing Waterways cruises would be managed by
SECO so as to avoid overlapping demand for the 635 parking stalls.
During construction of the Bristol II up to 213 of the 635 spaces (shown clouded on the
site plan)could be used for contractor parking and/or construction staging,If these
spaces are taken for these uses,SECO will notify the City of Renton in writing and
adjust the maximum event attendance accordingly so the required parking ratio is
maintained.
Temporary restroom facilities would be placed on the west side of the gravel parking
area.
No grading,permanent structures,permanent impervious surfaces,or other permanent
improvements are included in the proposal,as the site contains an existing lawn area for
seating and event facilities and an existing gravel area for parking.
City of Re3iSn Department of Planning/Building/Public ....KS
ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW
REVIEWING DEPARTMENT:",-
APPLICATION NO:LUA05-165,TP DATE CIRCULATED:JANUARY 9,2006
APPLICANT:Southport,LLC &Southport One,LLC
PROJECT TITLE:Southport Events Temp Use Permit
SITE AREA:359,673 square feet
LOCATION:1053 &1101 Lake Washington Blvd
SHEET
COMMENTS DUE:JANUARY 23,2006
PROJECT MANAGER:Jill Ding
PLAN REVIEW:Jan Illian
RECEIVED
JAN.:,10 2006
BUILDING AREA (gross):N/A
WORK ORDER NO:77532
QI III I"lJkl/"2_i"ItllOif'll,v
SUMMARY OF PROPOSAL:Temporary Use Permit to hold outdoor events at the southport site.The subject site is currently zoned
COR 3.The subject site is currently used as a gravel parking lot for the Waterways Cruises,a public waterfront promenade,andopenlawnarea.The area of the subject site totals 359,673 square feet.The outdoor events would be held in the open lawn area.Events would include concerts,festivals,weddings,corporate events,and other such activities.The events would host up to 500attendeesandinvolvetemporarytentandstagestructures.The temporary structures would be removed after each event.
A.ENVIRONMENTAL IMPACT (e.g.Non-Code
Elementofthe
Environment
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
EnvironmentalHealth
Energy/
Nature/Resources
Probable
Minor
Impacts
ProbableMajorImpacts
COMMENTS
MoreInformationNecessary
ElementoftheEnvironment
HousingAestheticsUht/Glare
Probable Probable MoreMinorMajorInformationImpactsImpactsNecessary
RecreationUtil#ies
Trensportation
Public ServicesHistoric/Culture/PreservationAirportEnvironment1O,000 Feet14,000 Feet
B.POLICY-RELATED COMMENTS
C.CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas ofprobable impact or
areas where additional information is needed to properly assess this proposal,
Signature of Director orAuthorized Representative Date
mCityofRenBn Department of Planning /Building /Public WL,,,s
ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW
REVIEWING DEPARTMENT:fl't
APPLICATION NO:LUA05-165,TP
APPLICANT:Southport,LLC &Southport One,LLC
PROJECT TITLE:Southport Events Temp Use Permit
SITE AREA:359,673 square feet
LOCATION:1053 &1101 Lake Washington Blvd
SHEET
COMMENTS DUE:JANUARY 23,2006
DATE CIRCULATED:JANUARY 9,2006
PROJECT MANAGER:Jill Din9
PLAN REVIEW:Jan Illian
;11 Y L/l"itt::ll t ',Jl'4RECEiVE
JAN,,.i0 2006
BUILDING AREA (gross):N/A
WORK ORDER NO:77532
BUILDLjG r,,,,o,,-,,,f,,/!v wt,.,lz,j=l
SUMMARY OF PROPOSAL:Temporary Use Permit to hold outdoor events at the southport site.The subject site is currently zoned
COR 3.The subject site is currently used as a gravel parking lot for the Waterways Cruises,a public waterfront promenade,and
open lawn area.The area of the subject site totals 359,673 square feet.The outdoor events would be held in the open lawn area.
Events would include concerts,festivals,weddings,corporate events,and other such activities.The events would host up to 500
attendees and involve temporary tent and stage structures.The temporary structures would be removed after each event.
A.ENVIRONMENTAL IMPACT (e.g.Non-Code COMMENTS
Element ofthe Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary
Earth
Air
Water
Plants
Land Use
Animals
Environmental Health
Energy/
Natural Resources
ElementoftheEnvironment
Housin9
Aesthetics
Light/Glare
Recreation
Utilities
Transportation
Public Services
Historic
Preservation
Airport Environment10,000 Feet
14,000 Feet
ProbableMinorImpacts
ProbableMajorImpacts
MoreInformationNecessary
B.POLICY-RELATED COMMENTS
C.CODE-RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal
Signature of Directoror Authorized Representative Date
P
City of Re._j Department of Planning /Building /Pubilc W.,Ks
ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET
OEP*.T .T:I>ic
APPLICATION NO:LUA05-165,TP
APPLICANT:Southport,LLC &Southport One,LLC
PROJECT TITLE:Southport Events Temp Use Permit
SITE AREA:359,673 square feet
LOCATION:1053 &1101 Lake Washington Blvd
COMMENTS DUE:JANUARY 23,2006
DATE CIRCULATED:JANUARY 9,2006
PROJECT MANAGER:Jill Din9
PLAN REVIEW:Jan Illian
BUILDING AREA (gross):N/A
WORK ORDER NO:77532
RECEIVED
.......,v £UUO
BUILDING DIVISION
SUMMARY OF PROPOSAL:Temporary Use Permit to hold outdoor events at the southport site.The subject site is currently zoned
COP.3.The subject site is currently used as a gravel parking lot for the Waterways Cruises,a public waterfront promenade,and
open lawn area.The area of the subject site totals 359,673 square feet.The outdoor events would be held in the open lawn area.
Events would include concerts,festivals,weddings,corporate events,and other such activities.The events would host up to 500
attendees and involve temporary tent and stage structures.The temporary structures would be removed after each event.
A.ENVIRONMENTAL IMPACT (e.g.Non-Code COMMENTS
Elementofthe Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary
EarthAir
WaterPlantsLand/Shoreline UseAnimals
Environmental Health
Energy/NaturalResources
Element ofthe Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary
HousingAestheticsLighYGlare
RecreationUtilities
TransportationPublicServicesHistoric/CulturalPreservationAirportEnvironment10,000 Feet14,000 Feet
B.POLICY-RELATED COMMENTS
C.CODE-RELA TED COMMENTS
We have reviewed this appfication with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess thisproposal.
January 12,2006
Jill K.Ding
Associate Planner
City of Renton
1055 South Grady Way
Renton WA 98055
Subject:Southport Events Temporary Use Permit LUA05-165,TP
Dear Jill:
Enclosed is a revised narrative for the above-referenced permit application.The main items
that have been updated from the original submittal packet include the number of parking
spaces,the number of proposed attendees,and the fact that the subject property includes Lot 1
and rot 4,but does not include Lot 2 (the site of Bristol I).
The public notice that was posted at the site on January 10,2006 appears to indicate more of
the total site than the proposal includes.I'm not sure how important that is to your department
but I thought I would bring it to your attention.
Please feel free to continue with the review at this point.As always,please let me or Shelley
Bolser know if you have any questions.
Sincerely,
Bill Stalzer
For SECO Development
Cc:Michael Christ,President,SECO Development
John Gaines,SECO Development
Alex Pietsch,Administrator,Department of Economic Development,Neighborhoods and
Strategic Planning
603 Stewart Street •Suite 419 •Seattle,Washington 98101 •Tel 206-264-1150 •Fax 206-264-1152 •email:stalzer@seanet.com ;
Southport Outdoor Events
Project Narrative
DEVELOPMENTp!,r ,ITy OFRErrNI,,=
JAN 17 20O6
The project proposal is for the hosting of outdoor events at Lots 1 and 4 of the Southport
site.The proposed location is 359,673 square feet in size and is currently used as a
gravel parking lot (100 spaces currently approved under a temporary use permit),a
public waterfront promenade,and an open lawn area.Lots 1 and 4 are zoned UC-N2
and are vested to the COR3 regulations under the Southport Master Plan.
The outdoor events would be held in the open lawn area.Events would include
concerts,festivals,weddings,corporate events,and other such public and private
activities.Proposed use is from 8am to 1 lpm,with later hours for weekend events as
the City permits.Events would likely occur 2-3 times per week.
The events would be planned to host up to 2,540 attendees and could involve a
temporary tent and/or a temporary stage depending on the type of event.All materials
would be fire resistant to comply with fire and safety codes.
635 temporary parking stalls (including the existing 100 parking stalls approved under
the above-reference temporary use permit)are proposed to accommodate the maximum
size event.The zoning code requires 1 parking stall per 4 fixed concert seats.The
proposed events would not have fixed seating,but applying the zoning formula to the
maximum event size of 2,540 attendees equates to 635 parking stalls.To avoid conflicts
with a planned outdoor event,the existing Waterways cruises would be managed by
SECO so as to avoid overlapping demand for the 635 parking stalls.
During construction of the Bristol II up to 213 of the 635 spaces (shown clouded on the
site plan)could be used for contractor parking and/or construction staging.If these
spaces are taken for these uses,SECO will notify the City of Renton in writing and
adjust the maximum event attendance accordingly so the required parking ratio is
maintained.
Temporary restroom facilities would be placed on the west side of the gravel parking
area.
No grading,permanent structures,permanent impervious surfaces,or other permanent
improvements are included in the proposal,as the site contains an existing lawn area for
seating and event facilities and an existing gravel area for parking.
@
NOTICE OF APPLICATION
A MasterApplication has beenfiledand accepted withtheDevelopmentServices Division ofthe City of Renton.Tile following briefly describes the application andthe necessary Public Approvals.
PROJECTNAME/NUMBER:Southport Events Temporary Use PermitI LUA05-165,TP
PROJECTDESCRIPTION:Temporary Use Permit to hold outdoor events at the southport site.The subject
site is currently zoned COR 3.The subject site is CUtTently used as a gravel parking lot for the Watevays Cruises,apubUcwaterfrontpromenade,and open lawn area.The area ofthe subjectsite totals 359,673 square feet.The outdooe
events would be held in the open lawn area.Events would include concerts,festivals,weddings,corporate events,andothersuchactivities.The events would hostup to S00 atteedees and involve temporary tent and stage structures.Thetemporarystructureswouldberemovedaftereachevent.
PROJECT LOCATION:1053 &1101 Lake Washington BIv¢l
PUBUCAPPROVALS:Administrative Temporary Use Pemdt
APPLICANT/PROJECTCONTACT PERSON:Biit Stalzer,Statzerand Associotes;Tel:(206)264-1150;
Emh bstalzer@seanet.com
Comments on the above application must be submitted in writing to Jill Oing,Associate Planner,DevelopmentServicesDivision,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on January 23,2006.If you havequestionsaboutthisproposal,or wish to be made a party of recold and receive additional notification by mail,contacttheProjectManagerat(425)430-7219.Anyone who submits written commentswill automaicaUy become a partyofrecord
andwill be notified ofanydecision on this project.
PLEASEINCLUDE "II-IE PROJECT NUMBERWHEN CALLINGFOR PROPER FILE IDENTIFICA'I1ON R
",:December21,2006DATEOFAPPLICATION:-.
NOTICE OF COMPLETE APPLICATION:January 9,2006
DATE OF NOTICE OF APPLICATION:January 9,2006
Ifyouwould like to hamadeapa)"of mcoKI toreceive furtherinformation onthis proposed pmjeot,completethis formandrotumto:City ofRerdon,Development Planning,1055 South GradyWay,Reoton,WA 98055.
File Name/No.:SouthportEvents Temporary Use Permtt/LUA05-165,TP
NAME:
MAILINGADDRESS:
TELEPHONENO.:
CERTIFICATION
I,//.[/-,hereby certify that i copies of the above document
were posted by me in conspicuous places or nearby the described property on
DATE:,q,"7/C"d"---SIGNED:'/z(.z//'
/
ATI'EST:Subscribed and sworn before me,a Notary Public,in and for the State ofWashio.gt/an residing in
NOTARY PUBLIC SIGNATURE:
CiTY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 9th day of January,2006,I deposited in the mails of the United States,a sealed envelope
containing Acceptance Ltr,NOA,Env.Checklist &PMT's documents.This information was sent to:
Name
Agencies -Env.Checklist &NOA PM "s See Attached
Bill Stalzer,Stalzer &Assoc.-Accpt Ltr Contact
Southport LLC &Southport One LLC -Accpt Ltr &OwnerNOA
Surrounding Property Owners -NOA only See Attached
Representin9
(Signature of Sender):,/--A
,./¢,,STATE OF WASHINGTON
)ssCOUNTYOFKING)
I certify that I know or have satisfactory evidence that Stacy Tucker t MARCH 19,2006•----,.=--r-..,,3.:...signed this instrument and acknowledged it to be his/her/their free and voluntary act [or tne uses
Notary Public in and for the Sate of Washington
Notary (Print):0
My appointment expires:
purposes mentioned in the instrument.
Dated:/iO fb
,jC ARLES =.KOI,KO'NOTARY PUBLIC
<,STATE OF WASHINGTON!l coMM,ss,o,,
and
Project Name:Southport Events Temporary Use Permit
Project Number:LUA05-165,TP
template -affidavit of service by mailing
t
AGENCY (DOE)LETTER MAiLiNG
(ERC DETERMINATIONS)
Dept.of Ecology *
Environmental Review Section
PO Box 47703
Olympia,WA 98504-7703
WSDOT Northwest Region *
Attn:Ramin Pazooki
King Area Dev.Sew.,MS-240POBox330310
Seattle,WA 98133-9710
US Army Corp.of Engineers *
Seattle District Office
Attn:SEPA Reviewer
PO Box C-3755
Seattle,WA 98124
Jamey Taylor *
Depart.of Natural Resources
PO Box 47015
Olympia,WA 98504-7015
KC Dev.&Environmental Serv.
Attn:SEPA Section
900 Oakesdale Ave.SW
Renton,WA 98055-1219
Metro Transit
Senior Environmental Planner
Gary Kriedt
201 South Jackson Street KSC-TR-0431
Seattle,WA 98104-3856
Seattle Public Utilities
Real Estate Services
Title Examiner
700 Fifth Avenue,Suite 4900
PO Box 34018
Seattle,WA 98124-4018
WDFW -Stewart Reinbold *
c/o Department of Ecology3190160thAveSE
Bellevue,WA 98008
Duwamish Tribal Office *
4717 W Marginal Way SW
Seattle,WA 98106-1514
KC Wastewater Treatment Division *
Environmental Planning Supervisor
Ms.Shirley Marroquin
201 S.Jackson ST,MS KSC-NR-050
Seattle,WA 98104-3855
City of Newcastle
Attn:Mr.Micheal E.Nicholson
Director of Community Development13020SE72ndPlace
Newcastle,WA 98059
Puget Sound Energy
Municipal Liason Manager
Joe JaingaPOBox90868,MS:XRD-01W
Bellevue,WA 98009-0868
Muckleshoot Indian Tribe Fisheries Dept.*
Attn:Karen Walter or SEPA Reviewer
39015 -172nd Avenue SE
Auburn,WA 98092
Muckleshoot Cultural Resources Program *
Attn:Ms Melissa Calvert39015172ndAvenueSE
Auburn,WA 98092-9763
Office of Archaeology &Historic
Preservation*
Attn:Stephanie Kramer
PO Box 48343
Olympia,WA 98504-8343
City of Kent
Attn:Mr.Fred Satterstrom,AICP
Acting Community Dev.Director
220 Fourth Avenue South
Kent,WA 98032-5895
City of Tukwila
Steve Lancaster,Responsible Official
6300 Southcenter Blvd.
Tukwila,WA 98188
Note:If the Notice of Application states that it is an "Optional DNS",the marked agencies and
cities will need to be sent a copy of the checklist,PMT's,and the notice of application.*
Also note,do not mail Jamey Taylor any of the notices she gets hers from the web.Only send
her the ERC Determination paperwork.
template -affidavit of service by mailing
082305918706
BOEING COMPANY THE
100 N RIVERSIDE M/C 5003-4027
CHICAGO IL 60606
082305905505
BUILDING C AT SOUTHPORT L L C
1083 LAKE WASHINGTON BL N STE
#5O
RENTON WA 98056
082305917807
PUGET SOUND ENERGY/ELEC
PROPERTY TAX DEPT
PO BOX 90868
BELLEVUE WA 98009
,052305907603 (O9}.,,___j 082305921601SECODEVELOPMENTINCLSOUTHPORTLLC
1o843 NE 8TH ST STE 2oo ll,1083 LAKE WA BL N #5oBELLEVUEWA98004RENTONWA98056
052305907504
SOUTHPORT ONE LLC
1083 LAKE WASHINGTON BLVD N #50
RENTON WA 98056
City of Renivn Department ofPlanning /Building /Public W,,,,s
ENVIRONMENTAL &DEVELOPMENT APPLICATION
REVIEWING DEPARTMENT:-"
REVIEW SHEET
COMMENTS DUE:JANUARY 23,2006
APPLICATION NO:LUA05-165,TP DATE CIRCULATED:JANUARY 9,2006
APPLICANT:South.port,LLC &South.port One,LLC PROJECT MA.NA ....
PROJECT TITLE:South.port Events Temp Use Permit PLAN REVIEW:Jan II!in 'I L [J "7 ll}lt
SITE AREA:feet
----ii i!!A =o 06 lILJ)lLOCATION:1053 &1101 Lake Washin ton Blvd WORK ORDER NO:ir7532',vr,___,_,vv
.....olo..1//
SUMMARY OF PROPOSAL:Temporary Use Permit to hold outdoor events at the southltort sitp.The subiecLsJteJs_cuntly zned
CUR 3.The subject site is currently used as a gravel parking lot for the Waterways Cuises,a pub:lie'atedt'4promenade and
open lawn area.The area of the subject site totals 359,673 square feet.The outdoor th-e!bpen larea.
Events would include concerts,festivals,weddings,corporate events,and other such a us up o 500
attendees and involve temporary tent and stage structures.The temporary structures would be removed after each event.
A.ENVIRONMENTAL IMPACT (e.g.Non-Code)COMMENTS
Elementofthe
Environment
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
EnvironmentalHealth
Energy/
Natural Resources
ProbableMinor
Impacts
Probable
MajorImpacts
MoreInformation
Necessary
Element of the Probable Probable More
Environment Minor Major InformationImpactsImpactsNecessary
Housin9
Aesthetics
Light,/Glum
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10,000 Feet
14,000 Feet
B.POLICY-RELATED COMMENTS
Co CODE-RELATED COMMENTS d
uP
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where ad "tional informati "s needed to properly assess this proposal.////J /t Z
Signature tor or Autho sentative Date
NOTICE OF APPLiCATiON
A Master Application has been filed and accepted with the Development Services Division of the City of Renton.The following briefly describes the application and the necessary Public Approvals.
PROJECT NAME/NUMBER:Southport Events Temporary Use Permit /LUA05-165,TP
PROJECT DESCRIPTION:Temporary Use Permit to hold outdoor events at the southport site.The subject
site is currently zoned COR 3.The subject site is currently used as a gravel parking lot for the Waterways Cruises,apublicwaterfrontpromenade,and open lawn area.The area of the subject site totals 359,673 square feet.The outdooeeventswouldbeheldintheopenlawnarea.Events would include concerts,festivals,weddings,corporate events,and
other such activities.The events would host up to 500 attendees and involve temporary tent and stage structures.The
temporary structures would be removed after each event.
PROJECT LOCATION:1053 &1101 Lake Washington Blvd
PUBLIC APPROVALS:Administrative Temporary Use Permit
APPMCANTIPROJECT CONTACT PERSON:Bill Stalzer,Stalzer and Associates;Tel:(206)264-1150;
Eml:bstalzer@seanet.com
Comments on the above application must be submitted in writing to Jill Ding,Associate Planner,DevelopmentServicesDivision,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on January 23,2006.If you have
questions about this proposal,or wish to be made a party of record and receive additional notification by mail,contact theProjectManagerat(425)430-7219.Anyone who submits written comments will automatically become a party of recordandwillbenotifiedofanydecisiononthisproject.
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION:December 21,2006
NOTICE OF COMPLETE APPLICATION:January 9,2006
DATE OF NOTICE OF APPLICATION:January 9,2006
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,Development Planning,1055 South Grady Way,Renton,WA 98055.
File Name /No.:Southport Events Temporary Use Permit /LUA05-165,TP
NAME:
MAILING ADDRESS:
TELEPHONE NO.:
Keolker,Mayor
CITY f ?] ENTON
:Planning/Building/PublicWorks Department
Gregg Zimmerman P.E.,Administrator
.,.."-,
,....-..
January 9,2006
•.-...
Bill Stalzer ,-
Stalzer and Associates603Stewart'Street #419
seattle,WA 98101
Subject:Southport Events Temporary Use Permit
LUA05-165,TP
Dear Mr.Stalzer:
The Dev.el0pment •Planning SeCtion of the City Of Renton has determined that the
subject aplication is comple{e according to submittal requirements andS.therefore,is-
accepted for review.,.....
YOU will benotified if any additional information is:required to Continue processing your
a,,,,o,,vn"'";""";"b b
•,,,.•.
Please c0ntactme at (425)430-7270 if you have any questions;
Sincere!y,;
Associate Planner
Southport,LLC &Southport One,LLC/OwnerCC:",
"1055 South Grady Way-Renton,Washington 98055
•.."--AHEAD OF THE,CURVE
--r.,:,1 2005
City of Renton
LAND USE PERMITRECEIVE MASTER =,PPLICATION
NAME:
PROPERTY OWNER(S)
Southport,LLC &
Southport One,LLC
ADDRESS:1083 Lake Washington Blvd.N,
Suite 50
CITY:Renton ziP:98056
TELEPHONE NUMBER:425-282-5833
APPLICANT (if other than owner)
NAME:
COMPANY (if applicable):
ADDRESS:
CITY:ZIP:
TELEPHONE NUMBER
CONTACT PERSON
NAME:Bill Stalzer
COMPANY(if applicable):Stalzer and Associates
ADDRESS:603 Stewart St,Suite 419
cTY:Seattle ziP:981o1
TELEPHONE NUMBER AND E-MAIL ADDRESS:
206-264-1150;bstalzer@seanet.com
PROJECT iNFORMATiON
PROJECT OR DEVELOPMENT NAME:
Outdoor Events area
PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
Lot 1 of Renton Short Plat LUA-99-134-SHPL
1053 Lake Washington Boulevard N,98056
Lot 4 of Renton Short Plat LUA-99-124-SHPL
1101 Lake Washington Boulevard N.,98056
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
0523059075 (Lot 1)
0823059216 (Lot 4)
EXISTING LAND USE(S):gravel parking,and open space
PROPOSED LAND USE(S):Outdoor events such as
concerts,festivals,weddings,corporate functions ;associated
parking
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
Center Office Residential
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable):No Change
EXISTING ZONING:COR 3
PROPOSED ZONING (if applicable):No Change
SITE AREA (in square feet):359,673 sf
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED:n/a
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
n/a
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable):No change
NUMBER OF PROPOSED LOTS (if applicable):No change
1 12/16/05
0 P w
NUMBER OF NEW DWELLING UNITS (if applicable):n/a
PRO,,T BNFORMATOON (continu
PROJECT VALUE:$5,000
NUMBER OF EXISTING DWELLING UNITS (if applicable):
188
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable):n/a
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable):¢48/es-f-I(¢.-
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable):n/a
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable):*Z,5,=S9-
NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if
applicable):n/a
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE
NEW PROJECT (if applicable):n/a
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA,PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
[]AQUIFER PROTECTION AREA ONE
O AQUIFER PROTECTION AREA TWO
[]FLOOD HAZARD AREA sq.ft.
El GEOLOGIC HAZARD sq.ft.
[]HABITAT CONSERVATION sq.ft.
[]SHORELINE STREAMS AND LAKES sq.ft.
O WETLANDS sq.ft.
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on separate sheet with the following information included)
SITUATE IN THE NW QUARTER OF SECTION 0__.88,TOWNSHIP 2_.3_3,RANGE0__55,IN THE CITY
OF RENTON,KING COUNTY,WASHINGTON.
TYPE OF APPLICATION &FEES
List all land use applications being applied for:
1.Temporary Use Permit 3.
2.4.
Staff will calculate applicable fees and postage:$
AFFIDAVIT OF OWNERSHIP
ere n con.n a e(Signature of Owner/Representative)
I,(Print Name/s)Michael Christ,declare that I am (please check one)_X_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
in all respects true and correct to the best of my knowledge and belief.
I certify that I know or have satisfactory evidence that Michael Christsigned this
instrument and acknowledged itto be his/her/their free and voluntary act for the uses and
purposes mentioned in the instrument.
(Signature of Owner/Representative)
",t i ||I|lilt
,.
Notary Pubhc in and for the State of Washington ,,,J ._,-.,'A/:t "===
Notary (Print)"",./.........."c..Xk\"%."oF w,"°,,,
My appointment expires://"2--9"O IllO"lltl't'"
2 12/09/05
LEGAL DESCRiPTiONS
LOT 1
PARCEL A:
LOT 1 OF CITY OF RENTON SHORT PLAT NO.LUA-99-134-SHPL,
ACCORDING TO SHORT PLAT RECORDED JANUARY 31,2000 UNDER
RECORDING NO.20000131900006,IN KING COUNTY,WASHINGTON
PARCEL B:
EASEMENTS FOR INGRESS,EGRESS AND RAILROAD CROSSINGS AS
ESTABLISHED IN RECORDING NOS.6201855,6317510,9902019014,
20000131900006 AND 20001117000535.
TITLE REPORT REFERENCE:
THIS SURVEY WAS CONDUCTED ACCORDING TO THE DESCRIPTION
SHOWN,FURNISHED BY FIRST AMERICAN TITLE INSURANCE COMPANY,
POLICY NO.812452,DATED NOVEMBER 21,2000.THE EASEMENTS
SHOWN OR NOTED HEREON RELATE TO THIS COMMITMENT.
NOTE:EASEMENTS CREATED OR RESCINDED AFTER THIS DATE ARE
NOT SHOWN OR NOTED HEREON.
LOT 4
PARCEL A:
LOT 4 OF CITY OF RENTON SHORT PLAT NO.LUA-99-134-SHPL,
ACCORDING TO SHORT PLAT RECORDED JANUARY 31,2000 UNDER
RECORDING NO.20000131900006,IN KING COUNTY,WASHINGTON.
PARCEL B:
EASEMENTS FOR INGRESS,EGRESS AND RAILROAD CROSSINGS AS
ESTABLISHED IN RECORDING NOS.6201855,6317510,9902019014 AND
20000131900006.
TITLE REPORT REFERENCE:
THIS SURVEY WAS CONDUCTED ACCORDING TO THE DESCRIPTION
SHOWN,FURNISHED BY FIRST AMERICAN TITLE INSURANCE COMPANY,
COMMITMENT NO.812454,THIRD REPORT,DATED MARCH 13,2002.THE
EASEMENTS SHOWN OR NOTED HEREON RELATE TO THIS
COMMITMENT.
NOTE:EASEMENTS CREATED OR RESCINDED AFTER THIS DATE ARE
NOT SHOWN OR NOTED HEREON.
Dec 08 05 05:51p Stalzer and Rssociates (206]264-1152
DEVELO,_:NT PLANNINGCITYOFRENTON
DEC 2 1 2885
RLLLBV VLiSTOFSURROUNDING
PROPERTY OWNERS
WITHIN 300-FEET OF THE SUBJECT SITE
PROJECT NAME:
City of Renton Development Services Division
1055 South Grady Way,Renton,WA 98055
Phone:425-430-7200 Fax:425-430-7231
APPLICATION NO:
The following is a list of property owners within 300 feet of the subject site.The Development Services
Division will notify these individuals of the proposed development.
NAME ADDRESS ASSESSOR'S PARCEL
NUMBER
p.2
Q:lweb/pwldevservlforms/planninglowners.doc 08/27103
=..,,..=List Surrounding Property Owrs
Southport Outdoor Events Temporary Use Permit
Parcel Number 0823059055
Taxpayer BUILDING C AT SOUTHPORT,LLC
Address 1133 LAKE WASHINGTON BLVD N
Renton,WA 98056
Account Number 082305905505
Parcel Number 0523059076
Taxpayer THE BRISTOL AT SOUTHPORT,LLC.
Address 1083 LAKE WASHINGTON BLVD N
Renton,WA 98056
Account Number 052305907603
Parcel Number 0723059001
Taxpayer THE BOEING COMPANY
Address 800 PARK AV N
Renton,WA 98056
Account Number 072305900101
Parcel Number 0823059187
Taxpayer BOEING COMPANY THE
Address 910 LAKE WASHINGTON BLVD N
Renton,WA 98056
Account Number 082305918706
Parcel Number 0823059178
Taxpayer PUGET SOUND ENERGY/ELEC
Address 920 LAKE WASHINGTON BLVD N
Renton,WA 98056
Account Number 082305917807
O8 O5 05:51p Stalzer
)
and Associates (206)264-1152 p.3
(Attach additional sheets,if necessary)
NAME ADDRESS ASSESSOR'S PARCEL
NUMBER
iii Applicant Certification
L,/L/;C.O,.c t C/{t5 -TL'-hereby certify that the above list(s)of adjacent property
(Pnnt Name)
owners and their addresses were obtained from:
Title Company Records _.tlli,tl,.i//Jng County Assessors eoLLW Is#.,,.
Signed //I//:_'f.f I PI';''"""
I,""pplicant)--t o'C -
ATTESTED:Subscribed and sworn before me,a Notary Pj,'sgl.tl.f o[Washington,..__
P'"N (',._o o,,..J "'"'""Signed f'C,qL ..v L/LL.4L4...--
(Notary Public)IllI
....For City of Renton Use****
CERTIFICATION OF MAILING
I,,hereby certify that notices of the proposed application were mailed to
(City Employee)
each listed property owner on
Signed Date:
NOTARY
ATTEST:Subscribed and sworn before me,a Notary Publ{c,in and for the State of Washington residing
at on the day of ,20
Signed
R:WDEV SERVFonnsPlannmg\owners,doc 2
Dec
.?,;t
.¢
08 05 05:51p Stalzer and Rssociates {2061264-1152
DEC-01-20f5 17:40 CIT'RENTON 5 43g 7231 P.g2
p.4
LANNING
•ON
I L_=
City of Renlon Development Servk;es DMslon
11)55 South C-dy Way,Renlon,WA 98055
Phone:425-430-7200 Fex:425-430-7231
bein9 the Applicantfor the Tempery Use
it
(/Penl at llle Itlon of;///
105.##ol
hereby aulorize the City of Renlon to summeflly elimlnele te Temporary Use and all evldenco of the use if
it has not been removed as required by the terms of the permit.I also agree to relmbiirse the City for any
expense incurred in abating thij Te.jliary Use.
Print Name:i/'C/'"l/"I "LP
Oete:
STATE OF WASHINGTON )
)S$
COUNTY OF KING )
,<...+,,.oo...,.,..0..,Jt/li c ho,[CArl s-)-.,...this instxumerd al acked it to be p'hedtheir free and voluntary acl for the uses and purposes
mentioned in the inJ lliJ Jte!/#..
-2J -.'...."-.,okuated"/+.,:".,_,,-'....•"-,,Y''"..c)%Notaw Public in end foc the $lte ofWashington
l/GIll i i i iltIV
Q:\WEBWEVSF..RVormPlamniugttempuse,doc09105/03
TOTAL P.E2
Southport Temporary Use Perm""Application
Site Plan Lots 1 &4
12/12/05
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Dec 08 05 05:52p Stalzer and Associates [206]264-1152 p.G
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King County makes no representations orwarranties,express or implied,as to accuracy,completeness,timeliness,or rights to the use ofsuch I
information.King County shall not be liable for any general,special,indirect,incidental,or consequential damages including,but not limited to,IIlostrevenuesorlostprofitsresultingfromtheuseormisuseoftheinformationcontainedonthismap.Any sale of this map or information on IIthismapisprohibitedexceptb(written permission of Kin Count.
Kino County I I I Se___ice_____ss I I Search
By visiting this and other King County web pages,you expressly agree to be bound by terms and conditions of the site.The d
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King County makes no representations or warranties,express or implied,as to accuracy,completeness,timeliness,or rights to the use ofsuchinformation.King County shall not be liable forany general,special,indirect incidental,or consequential damages including,but not limited to,
lost revenues or lost profits resulting from the use ormisuse of the information contained on this map.Any sale of this map or information on
this ma is rohibited exce t b written ermission of Kin Coun .
Kina County I GIS Center I News I Services I Comments I Search
By visiting this and other King County web pages,yau expressly agree to be bound by terms and conditions ofthe site.The details.
httn'/Ixxaxrv rnetrnk onv/ervle.t/c,nm e,,ri..riman.F.riman?ServlceName=nve,rview&C,lientVer.ion=4.0&..11/29/2005
Southport Outdoor Events
Project Narrative
DrLOPMENT PLANNING1r'Ty OF !qEF',TN
DEC 2 1 2005
RECEHVE
The project proposal is for the hosting of outdoor events at the Southport site.The lots
are currently used as a gravel parking lot (100 spaces currently approved)that serves
customers of Waterways Cruises,a public waterfront promenade,and open lawn area
and have a combined area of 359,673 sf.The proposed event area and the lots to the
east are zoned COR 3;Boeing to the west and PSE to the south are zoned IH.
The outdoor events would be held in the open lawn area.Events would include
concerts,festivals,weddings,corporate events,and other such activities.Proposed use
is from 8am to 1 lpm,with later hours for weekend events as the City permits.Actual
events would likely occur 2-3 times per week.
The events would host up to 500 attendees and involve temporary tent and stage
structures.The temporary structures would be removed after each event.All necessary
materials would be fire resistant to comply with fire and safety codes.
535 temporary parking stalls (in addition to the existing 100 parking stalls approved
under a separate permit)are proposed as part of the temporary use.The code requires
1 parking stall per 4 fixed concert seats.The proposed events would not have fixed
seating,but this formula applied to the proposed non-fixed seating would equate to 125
parking stalls.We propose 535 parking stalls in order to provide sufficient parking for
the events and reduce spillover to nearby areas.
No grading,permanent structures,permanent impervious surfaces,or other
improvements are included in the proposal,as the site contains existing lawn area for
the events and existing gravel area that could be used for parking.Temporary stages
and tents would be set up in the lawn area and would not require any grading or
development in shoreline areas,allowing the proposal to be exempt from any shoreline
permitting.All temporary tents and stages would be at least 50 feet from any shoreline.
Addition to narrative
I asked customer about restrooms and electrical and water service issues.
Portable toilets will be set up for events.
Site is already permitted and served with electricity.
No water will be needed.
1Z-O,3---
DEVELOPMENT PLANNINGCITYOFRENTON
DEC 2 1 2005
RECERVE
DEC 2 1 2005
LIMITED LIABILITY COMPANY AGREEIVIENT
OF
SOUTHPORT ONE,LLC
(a Washington Limited Liability Company)
Dated and Effective
as of
September 3,2004
®@
!
.
.
3.
4.
5.
6.
7.
8.
.
14.
TABLE OF CONTENTS
Certificate of Formation....
Name.......................2
Purpose.ee..a ...2
Term._.e..........__..._._....2
Principal Hace of Business.........................
Registered Office and Registered Agent_...............
Member.....2
Management..........8.1
83.
8.3
8A
8_q
8.6
8.7
,.........____-0-......._0._...__.....2ManagementbyManagerinOrdinaryCourseofBusiness..................................2
Limit on Imager's Authori ..................................................................................2
Compensation of the Manager..................................................................................2
Agents ..........................................................................................................................2
Right to Rely on Manager .........................................................................................2
Other Activities ...........................................................................................................2
Appointment and Removal of Manager ..................................................................2
Financial Matters.............................2
9.1 Capital Contribution ..................................................................................................2
9.2 Distributions ................................................................................................................2
9.3 Federal Income Tax Reporting.................................................................................2
Accounting and Records ..............................................................2
Dissolution and Liquidation...............................................2
11.1 Events of Dissolution ..................................................................................................2
11.2 Liquidation Upon Dissolution and W'mding Up .....................................................2
Member Dissociation .......
Limitation of Liability;Indemnification.........................................................2
13.1 Limitation ofLiability................................................................................................2
13.2 Indemnification...........................................................................................................2
Miscellaneous....._..........................................................................................2
14.1 Assignment ..................................................................................................................2
14.2 Governing Law ...........................................................................................................2
14.3 Amendments ...............................................................................................................2
14.4 Construction................................................................................................................2
3129'024.-09/21aM i LLC AGREEMENT
TREADLSECO DEVELOPMFAqOUTHPORTXHOTEL SH'EOUTH.PORT ONE LLC
14.5
14.6
14.7
14.8
14.9
Headings ......................................................................................................................2
Waivers........................................................................................................................2
Severability...........:......................................................................................................2
Heirs,Successors and Assigns...................................................................................2
CYeditors......................................................................................................................2
3129024.-09/21/04 ii LLC AGREEMENT
TREADLqECO DEVELOPMENTLqOI.YrHPORIM-IOTEL SITELSOUTHPORT ONE LI..,C
C •
LIMITED LABILr]'Y COMPANY AGREEMENT
of
SORT ONE,LLC
(a Washington Limited Liability Company)
THIS LIMITED LIABILITY COMPANY AGREEMENT,dated as of September 3,
2004 is made by and between Southport One,LLC (the "Company")and SECO Holdings,LLC,
a Washington limited liability company,as the sole member of the Company (the "Member").
1.Certificate of Formation.A Certificate of Formation was filed on September 3,
2004,the date on which the term of the Company began.
2.Name.The name of the Company is "Southport One,LLC."
3.Purpose.The principal purpose and business of the Company is to acquire,
develop,own,operate and otherwise deal with the real estate described on attached Exhibit A,
and to exercise all other powers necessary or reasonably connected or incidental to such purpose
and business that may be legally exercised by the Company.
4.Term,The term of the Company shall have a perpetual existence,and shall
continue until the Company is dissolved in accordance with Section 11.
5.Principal Pnace of Business.The principal place of business of the Company
shall be 1.083 -lake Washington Blvd.North,Suite 50,Renton,WA 98056.The Manager may
relocate the principal place of business or establish additional offices from time to time.
6.Registered Office and Registered Agent.The Company's initial registered
agent and the address of its initial registered office are as follows:
Name Addrs
Thomas W.Read 1000 Second Avenue
Suite 3900
Seattle,WA 98104
The registered office and registered agent may be changed by the Manager from time to time by
filing a statement of change as required by RCW 9_5.15.020.
3129X024:09/21/04 1 LLC AGREEMENT
TREADLSECO DEVELOPMENTLSOUTHPORTXHOTEL SFIEOUTHPORT ONE LLC
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7.Member.The name and address of the Member axe as follows:
Name Address
SECO Holdings,LLC 1083 Lake Washington Blvd.North
Suite 50
Renton,Washington 98056
8.Management.
8.1 Management by Manager ha Ordinary Course of Business.The
business and aft'airs of the Company shall be managed by SECO Development,Inc.,or its
successor appointed as provided in Section 8.7 (the "Manager").The Manager shall have full
and complete authority,power and discretion to manage and control the business,affairs and
properties of the Company in the ordinary course of the Company's business,and to perform any
and all other acts or activities customary or incident tO the management of the Company in the
ordinary course of its business.Without limiting the generality of the foregoing,the Manager
shall have power and authority,on behalf of the Company:
(a)except as provided in Section 8.2,to borrow money on such terms as the
Manager deems appropriate,and in connection therewith,to hypothecate,encumber and grit
security interests in the assets of the Company to secure repayment of the borrowed sums;
(b)to purchase liability and other insurance to protect the Company's
property and business;
(c)except as provided in Section 8.2,to acquire,improve,manage,charter,
operate,sell,transfer,exchange,encumber,pledge or dispose of any real or personal property of
the Company;
(d)to invest Company funds temporarily in time deposits,short-term
governmental obligations,commercial paper or other short-term investments;
(e)except as provided in Section 8.2,to execute instruments and documents,
including without limitation,checks,drafts,notes and other negotiable instruments,mortgages or
deeds of tru security agreements,financing statements,documents providing for the
acquisition,mortgage or disposition of the Company's property,assignments,bills of sale,
leases,partnership agreements,limited liability company agreements of other limited liability
companies,and any other instruments or documents necessary,in the opinion of the Manager,to
the business of the Company;
(f)to employ accountants,legal counsel,managing agents or other experts to
perform services for the Company and to compensate them from Company funds;
(g)to enter into any and all other agreements with any other person for any
purpose,in such form as the Manager may approve;
3129x024:09/21/04 2 LLC AGREEMENT
TREADLSECO DEVELOPMEN'IXSOUTHPORT-IOTEL SI'tELSORT ONE LLC
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(-h)to,from time to time,open bank accounts in the name of the Company,
and the Manager shall be the sole signatory thereon,unless the Manager determines otherwise;
and
(i)to do and perform all other acts as may be necessary or appropriate to the
conduct of the Company's business.
8.2 Limit on Manager's Authority.The Manager shall not have authority,
without the written approval of the Member,to take any action which is not in the ordinary
course of the Company's business,including without limitation,the following extraordinary
actions:
(a)
of all or substantially
(b)
adverse effect on any
the mortgaging,encumbering,selling,transferring or otherwise disposing
all of the Company's assets;
doing or causg to be done any act which has or would have a material
material part of the property or operations of the Company;
(c)admitting or removing any person as a member in the Company;
(d)dissolving the Company in accordance with Section 11;and
(e)admitting additional or successor Managers.
8.3 Compensation of the Manager.The Manager shall receive
compensation for management services rendered to the Company as approved in writing by the
Member.The Manager shall be reimbursed by the Company for reasonable out-of-pocket
expenses incurred by the Manager in connection with the Company's business.
8.4 Agents.The Manager may authorize one or more agents to enter into any
contract or to otherwise act on behalf of the Company to the extent that the Manager could take
such action.Such authority may be general or be defmed to specific instances.Unless
authorized to do so by this Agreement or by the Manager,no Member,employee or other agent
of the Company shall have any power or authority to bind the Company in any way,to pledge its
credit or to render it liable for any purpose.
8.5 Right to Rely on Manager.Any person dealing with the Company may
rely (without duty of further inquiry)upon a certificate signed by the Manager as to the identity
and authority of the Manager or other person to act on behalf of the Company.
8.6 Other Activities.The Manager may engage in other business and
investment ventures of every nature and description and shall have no obligation to account to
the Company or its Members for any such business or investment or for business or investment
opportunities.
8.7 Appointment and Removal of Manager.The Manager may be removed
with or without cause by the Member upon written notice to the Manager.If the Member
3129K)24:09/21/04 3 LLC AGREEMENT
TREADLSECO DEVELOPMENTLSOUTHPORTXHOTEL SITEXSOUTHPORTONE LLC
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removes a Manager or a Manager ceases to act a.s manager of the Companyfor any reason,the .................
Member may designate a successor Manager or may designate itself as the Manager.
9.Financial Matters.
9.1 Capital Contribution.The Member's affiliate has contributed the real
estate described on attached Exhibit A as its capital contribution to the Company and is not
required to make any additional capital contribution.
9.2 Distributions.The Manager may,in its discretion,cause the Company to
•make distributions to the Member from time to time as permitted by the Act.
9.3 Federal Income Tax Reporting.At all times when there is only one
Member,a items of income,gain,loss,deduction and credit of the Company shall be reported
on the Member's federal income tax return.
10.Accounting and Records.The Company shall maintain records and accounts of
all operations and expenditures.At a minimum the Company shall keep at its principal place of
business the following records:
(a)A current list and past list,setting forth the full name and last known
mailing address of each member and manager,if any;
Co)A copy of the Certificate of Formation and all amendments thereto;
(c)Copies of this Agreement and all amendments hereto,and a copy of any
prior limited liability company agreements no longer in effect;
(d)Copies of the Company's federal,state,and local tax returns and reports,
if any,for the three (3)most recent years;and
years.
(e)Copies of the Company's financial statements for the three (3)most recent
11.Dissolution and Liquidation.
11.1 Events of Dissolution.The Company shall dissolve upon the earlier of."
(a)the written statement of the Member,or
(b)the sale,transfer or other disposition of all or substantially all of the
Company's assets unless otherwise determined by the Member in writing.
11.2 Liquidation Upon Dissolution and Winding Up.Upon the dissolution
of the Company,the Manager shall wind up the affairs of the Company.A full account of the
assets and liabilities of the Company shall be taken.The assets shall be promptly liquidated and
the proceeds thereof applied as required by the Act.Upon discharging all debts and liabilities,
all remaining assets shall be distributed to the Member or the Member's representative.
3!29"4,)24.-(19/21/04 4 LLC AGREEMENT
TREADLqECO DEVELOPMENTLSOUTHPORTHOTEL $1TELSOUTHIRT ONE LLC
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12.Member Dissociation.The Company shall not be dissolved upon the occurrence
of any event of Member dissociation described in RCW 25.15.130.Upon the occurrence of such
an event ofMember dissociation,the business of the Company shall be continued by such
Member's susor,and such successor may admit additional members and amend this
Agreement.
13.Limitation of Liability;Indemnification.
13.1 Limitation of Liability.Neither the Member nor the Manager shall have
any liability to the Company for monetary damages for conduct as the Member or the Manager,
respectively,except for acts or omissions that involve a breach of this Agreement,intentional
misconduct,a knowing violation of law,conduct violating RCW 25.15.235,or for any
transaction from which the Member or the Manager,respectively,has personally received a
benefit in money,property or services to which the Member or the Manager,respectively,was
not legally entitled.If the Act is hereafter amended to authorize Company action further limiting
the personal liability of members and managers,then the liability of the Member and the
Manager shall be eliminated or limited to the full extent permitted by the Act,as so amended.
No repeal or modification of the Act or this Section 13.1 shall adversely affect any right or
protection of the Member or the Manager existing at the time of such repeal or modification for
or with respect to an act or omission of the Member or the Manager occurring prior to such
repeal or modification.
13.2 Indemnification.The Company shall indemnify the Member and the
Manager from and against anyjudgments,settlements,penalties,fines or expenses incurred in a
proceeding to which the Member or the Manager is a party because he,she or it is,or was,the
Member or the Manager;,provided,that neither the Member nor the Manager shall be
indemnified from or on account of acts or omissions of the Member or the Manager,as
applicable,finally adjudicated to be a breach of this Agreement,intentional misconduct or a
knowing violation of law by the Member or the Manager,respectively,conduct of the Member
or the Manager,respectively,adjudged to be in violation of RCW 25.15.235,or any transaction
with respect to which it was finally adjudged that the Member or the Manager,respectively,
received a benefit in money,property or services to which the Member or the Manager,
respectively,was not legally entitled.The right to indemnification conferred in this Section 13.2
shall be a contract fight and shall include the fight to be paid by the Company the expenses
incurred in defending any such proceeding in advance of its final disposition;provided,that the
payment of such expenses in advance of the final disposition of a procewMing shall be made only
upon delivery to the Company of an undertaking,by or on behalf of the Member or the Manager,
as applicable,to repay all amounts so advanced if it shall ultimately be determined that the
Member or the Manager is not entitled to be indemnified under this Section 13.2 or otherwise.
The fight to indemnification and payment of expenses incurred in defending a proceeding
in advance of its final disposition conferred in this Section 1.3.2 shall not be exclusive of any
other fight the Member or the Manager may have or hereafter acquire under any statute,this
Aeement or otherwise.
No repeal or modification of the Act or this Section 13.2 shall adversely affect any right
of the Member or the Manager to indemnification existing at the time of such repeal or
3129024:09/21/04 5 LLC AGREEMENT
TREADLqEco DEVELOPMEN'IXSOUTH.PORTYHOTEL SITELqOUTHPORT ONE LLC
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modification for or with respect to indemnification related to an act or omission of the Member
or the Manager occurring prior to such repeal or modification.
14.Miscellaneous.
14.1 Assignment.The Member may assign in whole or in part its membership
in the Company.
14.2 Governing Law.This Agreement shall be construed and enforced in
accordance with the internal laws of the State of Washington,including without limitation,the
Act.
14.3 Amendments.This Agreement may not be amended except by the
written ageement of the Member.
14.4 Construction.Whenever the singular number is used in this Agreement
and when required by the context,the same shall include the plural and vice versa,and the
masculine gender shall include the feminine and neuter genders and vice versa.
14.5 Headings.The headings in this Agreement are inserted for convenience
only and shall not affect the interpretation of this Agreement.
14.6 Waivers.The failure of any person to seek redress for violation of or to
insist upon the strict performance of any covenant or condition of this Agreement shall not
prevent a subsequent act,which would have originally constituted a violation,from having the
effect of an original violation.
14.7 Sever'ability.If any provision of this Aeement or the application
thereof to any person or circumstance shall be invalid,illegal or unenforceable to any extent,the
remainder ofthis Agreement and the application thereof shall not be affected and shall be
enforceable to the fullest extent permitted by law.
14.8 Heirs,Successors and Assigns.Each and all of the covenants,terms,
provisions and agreements herein contained shall be binding upon and inure to the benefit of the
parties hereto and,to the extent permitted by this Agreement,their respective heirs,legal
representatives,successors and assigns.
3129X024.4)9/21K)4 6 LLCAGREEMENT
TREADLgECODEVELOPMENTOUTHPORThqOTEL SITEXSOIJTHIRT ONE LLC
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14.9 Creditors.None of the provisions of this Agreement shall be for the
benefit of or enforceable by any creditors of the Company.
Executed as of the date first above written by the undersigned.
SOUTHPORT ONE,LLC
By:SECO Development,Inc.,its Manager
SECO HOLDINGS,LJ_.C
By:SECO Development,Inc.,its Manager
y:its////'Z/",/
3129024:09/2 i104 7 LLC AGREEMENT
TREADLqECO DEVELOPMENTLqOUTHPORTHOTEL SITELSOUTHPORT ONE LLC
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EXHIBIT A
LEGAL DESCRIPTION
Parcel A:
Lot 1 of City of Renton Short Plat No.LUA-99-134-SHPL,according to Short Plat recorded
January 31,2000,under Recording No.20000131900006,in King County,Washinon.
Parcel B:
Easements for iness,egress and railroad crossings as established in Recording Nos.6201855,
6317510,9902019014,20000131900006 and 200011170000535.
312924:09/21/04 8 LLC AGREEMENT
TREADLSECO DEVELOPMENTkSOUTHPORThtlOTEL SITELSOLITHPORTONE I.i/2
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DEVELOPMENT PLANNING--::'ONS"Y c,..,",-"ft.,
DEC 2 1 2005
ECEHVEI
AMENDED AND RESTATED
LIMITED LIABILITY COMPANY AGREEMENT
OF
SOUTHPORT,LLC
(a Washington Limited Liability Company)
TABLE OF CONTENTS.
ARTICLE 1.--FORMATION ........................................................................................................1
1.1 Certificate ofFormation......................................................................................................1
1.2 Name.......................................................................................................:...........................1
1.3 Purpose................................................................................................................................1
1.4 Term ....................................................................................................................................1
1.5 Principal Place ofBusiness.................................................................................................1
1.6 Registered Office and Registered Agent.............................................................................1
ARTICLE 2.-DEFINITIONS .......................................................................................................2
ARTICLE 3.-MEMBERS,CONTRIBUTIONS AND INTERESTS ..........................................3
3.1 Members Names,Addresses and Percentages ....................................................................3
3.2 Additional and Substituted Members..................................................................................3
3.3 Contributions ......................................................................................................................3
3.4 Additional Contributions ....................................................................................................3
3.5 Capital Accounts.................................................................................................................4
3.6 No Withdrawal or Transfer of Member's Interest ..............................................................4
ARTICLE 4.--RESERVED ...........................................................................................................4
ARTICLE 5.--MANAGEME2qT ...................................................................................................4
5.1 General ................................................................................................................................4
5.2 Members"Other Activities .................................................................................................5
ARTICLE 6.--ACCOUNTING AND RECORDS ........................................................................5
6.1 Books ofAccount ...............................................................................................................5
6.2 Fiscal Year ..........................................................................................................................5
6.3 Accounting Reports ............................................................................................................5
6.4 Tax Returns.........................................................................................................................5
6.5 Tax Matters Member...........................................................................................................5
ARTICLE 7.-ALLOCATIONS AND DISTRIBUTIONS ...........................................................6
7.1 Allocation of Net Profit and Loss -In General...................................................................6
7.2 Special Allocations .............................................................................................................6
7.3 Corrective Allocations ........................................................................................................7
7.4 Other Allocation Rules.......................................................................................................7
7.5 Determination ofNet Profit or Loss...................................................................................8
7.6 Mandatory Tax Allocations Under Code Section 704(c)...................................................8
7.7 Distributions........................................................................................................................9
ARTICLE 8.--DISSOLUTION AND LIQUIDATION.................................................................9
8.1 Events of Dissolution..........................................................................................................9
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8.2 Liquidation Upon Dissolution and Winding Up .................................................................9
8.3 No Obligation to Restore Negative Capital Account Balance............................................9
ARTICLE 9.-DISSOCIATION OF A MEMBER......................................................................10
ARTICLE 10.--LIMITATION OF LIABILITY;INDEMNIFICATION ...................................10
10.I Limitation of Liability ...................................................................................................10
10.2 Indemnification ..............................................................................................................10
ARTICLE 11.--MISCELLANEOUS...........................................................................................11
11.1
11.2
11.3
11.4
11.5
11.6
11.7
11.8
11.9
11.10
11.11
11.12
Notices ...........................................................................................................................11
Governing Law ..............................................................................................................11
Jurisdiction and Venue...................................................................................................11
Amendments ..................................................................................................................11
Construction ...................................................................................................................11
Headings ........................................................................................................................11
Waivers ..........................................................................................................................11
Remedies ........................................................................................................................11
Severability ....................................................................................................................12
Heirs,Successors and Assigns .......................................................................................12
Creditors.........................................................................................................................12
Counterparts ...................................................................................................................12
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AMENDED AND RESTATED
LIMITED LIIABIL COMPANY AGREEMENT
of
$OUTHPDRT,LLC
(a Washington Limited Liability Company)
THIS AMENDED AND RESTATED LIMITED LIABILITY COMPANY
AGREEMENT,dated and effective as ofMarch 1,1999,is made by and among Michael P.
Christ and SECO Development,Inc.for the purpose ofamending and restating the Limited
Liability Company Agreement of Southport,LLC which was effective January 14,1999.
ARTICLE 1.-FORMATION
1.1 Certificate ofFormation.A Certificate of Formation was filed on January 14,1999,
the date on which the term of the Company began.
1.2 Name.The name ofthe limited liability company is "Southport,LLC."
1.3 Purpose.The principal purpose and business ofthe Company is to acquire,develop,
own,operate and otherwise deal with real estate described as follows,including all
improvements now or hereafter placed thereon,and to exercise all other powers necessary or
reasonably connected or incidental to such purpose and business that may be legally exercised by
the Company:Parcel B ofthe City ofRenton Lot Line Adjustment number LUA 98-176 (as
reflected by the pending application),situate in King County,Washington.
1.4 Term.The term ofthe Company shall continue until December 31,2075,unless the
Company is earlier dissolved in accordance with Article 8.
1.5 Principal Place of Business.The principal place of business of the Company shall
be 10843 N.E.8th Street,Suite 200,Bellevue,Washington 98004.The Manager may relocate
the principal place ofbusiness or establish additional offices from time to time.
1.6 Registered Office and Registered Agent.The Company's initial registered agent
and the address ofits initial registered office are as follows:
Name Address
DWTR&J Corp.2600 Century Square
1001 Fourth Avenue
Seattle,WA 98101-1688
The registered office and registered agent may be changed by the Manager from time to time by
filing a statement of change as required by RCW 25.15.020.
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ARTICLE 2.-DEFINITIONS
The following terms used in this Agreement shall have the following meanings (unless
otherwise expressly provided herein):
"Act"means the Washington Limited Liability Company Act CRCW Ch.25.15),as
amended.
"Agreement"means this limited liability company agreement,as originally executed and
as amended from time to time.
"Capital Account"has the meaning defined in Section 3.5.
"Code"means the Internal Revenue Code of 1986,as amended,or corresponding
provisions ofsubsequent superseding federal revenue laws.
"Company"means the limited liability company governed by this Agreement.
"Deficit Capital Account"means,with respect to any Member,the deficit balance,if
any,in such Member's Capital Account as ofthe end ofthe taxable year,after giving effect to
the following adjustments:
(i)credit to such Capital Account any amount that such Member is obligated
to restore to the Company under Regulation Section 1.704-1(b)(2)(ii)(c),as well as any addition
thereto pursuant to the next to last sentences ofRegulation Sections 1.704-2(g)(1)and 0)(5);and
(ii)debit to such Capital Account the items described in Regulation Section
1.704-1(b)(2)(ii)(d)(4),(5)and (6).
This defmition is intended to comply with the provisions of Regulation Sections 1.704-
1Co)(2)(ii)(d)and 1.704-2,and shall be interpreted consistently with those provisions.
"Majority Percentage Interest"means the vote,approval,consent or other action of
Members entitled to act holding more than fifty percent (50%)ofthe Percentage Interests held
by such Members as ofthe date on which the event triggering the vote,approval,consent or
other action of Members occurs.
"Manager"means SECO Development,Inc.,a Washington corporation.
"Member"means each person who executes a counterpart of this Agreement as a
Member and each person who may hereafter be admitted to the Company as an additional or
substituted Member and who executes a counterpart ofthis Agreement.
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"Percentage ]interest"means each Member's percentage interest in the Company as set
forth in Section 3.1,as amended from time to time,and as adjusted from time to time pursuant to
Section 3.4.
"Reference Rate"means on any day the publicly announced reference rate of interest of
Bank of America NT&SA ("Bank of America"),or ifBank ofAmerica shall not be publicly
announcing such rate,a comparable base lending rate publicly announced by a commercial bank,
selected by a Majority Percentage Interest ofthe Members.
"Regulation"includes temporary and final Treasury regulations promulgated under the
Code and the corresponding sections of any regulations subsequently issued that amend or
supersede such regulations.
ARTICLE 3.-MEMBERS,CONTRIBUTIONS AND INTERESTS
3.1 Members Names,Addresses and Percentages.The names and addresses of the
Membe and te;Pcentage lntere are a _follows:
Name and Address
Percentage
Interest
Michael P.Christ
10843 N.E.gila Street,Suite 200
Bellevue,WA 98004
99%
SECO Development,Inc.
10843 N.E.8th Street,Suite 200
Bellevue,WA 98004
1%
3.2 Additional and Substituted Members.Additional Members shall be admitted only
upon the consent of all Members.A permitted assignee of all or a part of a Member's interest in
the Company who is not already a Member shall be admitted as a substitute Member with respect
to such interest only upon the consent of a Majority Percentage Interest ofthe non-transferring
Members.
3.3 Contributions.As ofthe effective date ofthis Agreement,Michael P.Christ
transferred to SECO Development,Inc.a one percent (1%)interest in the Company.As a result
of that transfer a partnership has been created for federal income tax purposes and the Members
are deemed to have contributed to the capital of the Company their respective Percentage
Interests in the assets held by the Company on such date for purposes of establishing the
Members'initial Capital Account balances.The initial Capital Account balance of each of the
Members is as set forth on attached Schedule 1.
3.4 Additional Contributions.Additional capital contributions shall be required only if
the Members unanimously approve the amount of each additional capital contribution.If the
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Members approve additional capital contributions,the Members shall make such additional
capital contributions on a pro rata basis in accordance with their Percentage Interests within ten
(10)days following the date on which such additional capital contribution was approved by the
Members.
3.5 Capital Accounts.A capital account ("Capital Account")shall be determined and
maintained for each Member in accordance with the principles ofRegulation Section 1.704-1 (b)
at all times throughout the full term ofthe Company.In the event of a permitted sale or
assignment ofall or any part ofa Member's interest in the Company,the Capital Account ofthe
transferor shall become the Capital Account of the transferee to the extent it relates to the
transferred Company interest.
The book value of all Company properties shall be adjusted to equal their respective
gross fair market values,as determined by the Members holding a Majority Percentage Interest
as ofthe following times:(1)in connection with the acquisition of an interest in the Company
by a new or existing Member for more than a de minimis capital contribution;(2)in connection
with the liquidation ofthe Company as defined in Regulation Section 1.704-(1)(b)(2)(ii)(g);or
(3)in connection with a more than de minimis distribution to a retiring or a continuing Member
as consideration for all or a portion of his or its interest in the Company.In the event of a
revaluation of any Company assets hereunder,the Capital Accounts ofthe Members shall be
adjusted,including continuing adjustments for depreciation,to the extent provided in Regulation
Section 1.704-(l)Co)(2)(ivXf).
3.6 No Withdrawal or Transfer of Member's lnteresL No Member shall voluntarily
withdraw from the Company without the consent of all the other Members except as provided in
this Section 3.6.A withdrawal in violation ofthis Section 3.6 shall constitute a breach ofthis
Agreement for which the Company and other Members shall have the remedies provided under
applicable law.
Without the consent ofnon-transferring Members holding a Majority Perv,ntage Interest,
which consent may be withheld in their sole discretion,no Member shall assign,encumber,sell
or otherwise transfer all or any portion ofthe Member's interest in the Company,or enter into
any agreement or transaction as a result of which any person shall acquire an economic or
beneficial interest in the Company or the Member's interest in the Company.
ARTICLE 4.-RESERVED
ARTICLE 5.-MANAGEMENT
5.1 General.The business and affairs ofthe Company shall be managed by the
Manager.The Manager shall have the power and authority to do any and all acts necessary or
convenient to or for the furtherance ofthe purposes described herein,including all powers and
authorities,statutory or otherwise,possessed by members of limited liability companies under
the Washington Limited Liability Company Act (RCW Ch.25.15)(the "Act").
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5.2 Members'Other Activities.Any Member may engage in other business and
investment ventures of every nature and description and shall have no obligation to account to
the Company or its Members for any such business or investment or for business or investment
opportunities.
ARTICLE 6.-ACCOUNTING AND RECORDS
6.1 Books of Account.The Company shall maintain records and accounts of all ofits
operations and expenditures.At a minimtun the Company shall keep at its principal place of
business the following records:
(a)A current list and past list,setting forth the full name and last known
mailing address of each Member and Manager,ifany;
(b)A copy ofthe Certificate of Formation and all amendments thereto;
(c)Copies ofthis Agreement and all amendments hereto,and a copy of
any prior limited liability company agreements no longer in effect;
(d)Copies ofthe Company's federal,state,and local tax returns and
reports,ifany,for the three (3)most recent years;
(e)Minutes ofevery meeting ofthe Members and any written consents
obtained from Members for actions taken by Members without a meeting;and
(f)Copies ofthe Company's financial statements for the three (3)most
recent years.
6.2 Fiscal Year.The fiscal year of the Company shall be the calendar year.
6.3 Accounting Reports.As soon as practical after the close ofeach fiscal year,the
Company shall furnish to each Member an unaudited financial report of the activities ofthe
Company for the preceding fiscal year,including the balance sheet ofthe Company as ofthe end
of such year and a statement of income or loss for such year.
6.4 Tax Returns.The Company shall prepare and timely file all required federal and
state income tax returns.As soon as practical after the end of each fiscal year,the Company
shall furnish to each Member a statement suitable for use in the preparation ofthe Member's
income tax return.
6.5 Tax Matters Member.For purposes of the Code and any comparable provisions of
state law,the "Tax Matters Partner"shall be the Manager,or such other eligible Member as may
be selected by a Majority Percentage Interest ofthe Members from time to time.
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ARTICLE 7.-ALLOCATIONS AND DISTRIBUTIONS
7.1 Allocation of Net Profit and Loss -In General.
7.1.1 Allocation of Net Profit.After giving effect to the special allocations set
forth in Sections 7.2 and 7.__3,the net profit for any fiscal year of the Company shall be allocated
among the Members in the following order ofpriority:
(a)first,to the Members in the reverse chronological order in which net
losses were allocated to the Members pursuant to Sections 7.1.2(d),7.1.2(c),and 7.1.2(b),
respectively,until each Member has received aggregate allocations ofnet profit under
this Section 7.1.l(a)in an amount equal to,but not in excess of,the aggregate allocations
of net loss to such Member pursuant to Sections 7.1.2(b)through 7.1.2(d))for all prior
fiscal years;and
Interests.
Ca)thereafter,to the Members in proportion to their respective Percentage
7.1.2 Allocation of Net Loss.After giving effect to the special allocations set
forth in Sections 7.2 and the net loss for any fiscal year ofthe Company shall be allocated
among the Members in the following order of priority:
(a)first,in proportion to the amounts allocated to the Members pursuant
to Section 7.1.1(b)in an amount equal to the excess,ifany,of(i)the cumulative net
profits allocated to the Members pursuant to Section 7,!-l(b)for all prior fiscal years,
over (ii)the cumulative net losses allocated to the Members pursuant to this
Section 7.1.2(a)for all prior fiscal years;
(b)second,to the Members in proportion to their respective Percentage
Interests;provided,however,that net losses shall not be allocated to any Member
pursuant to this Section 7.1.2(b)to the extent such allocation would cause such Member
to have a Deficit Capital Account at the end of any fiscal year.Such excess net loss shall,
instead,be allocated in accordance with Section 7.1.2(c);and
(c)third,the remaining net loss,if any,shall be allocated among those
Members who do not have Deficit Capital Accounts in proportion to their respective
Percentage Interests;provided,however,that no allocation under this Section 7.1.2(c)
shall cause any Member to have a Deficit Capital Account;and
(d)thereafter,any remaining net loss shall be allocated among the
Members in proportion to their respective Percentage Interests.
7.2 Special Allocations.The following special allocations shall be made for any fiscal
year ofthe Company in the following order:
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7.2.1 Minimum Gain Chargebaek.Ifthere is a decrease in the Company's
"partnership minimum gain,"as defined in and determined under Regulation
Sections 1.704-2(b)(2)and 1.704-2(d),the minimum gain chargeback provisions of Regulation
Section 1.704-2(0,which are hereby incorporated into this Agreement by this reference,shall be
applied.
7.2.2 Member Minimum Gain Cbargebaek.If there is a decrease in any
Member's share of"partner nonrecourse debt minimum gain,"as defined in and determined
under Regulation Section 1.704-2(i),the partner nonrecourse debt minimum gain chargeback
provisions of Regulation Section 1.704-2(i)(4),which are hereby incorporated into this
Agreement by this reference,shall be applied.
7.2=3 Qualified lncome Offset.In the event that any Member unexpectedly
receives any adjustments,allocations,or distributions described in Regulation Sections 1.704-
1 (b)(2)(ii)(d)(4),(5)or (6),items ofCompany income and gain shall be specially allocated to
such Member in accordance with Regulation Section 1.704-(l)(b)(2)(ii)(d).
7.2.4 Nonrecourse Deductions."Nonrecourse deductions,"as defined in and
determined under Regulation Sections 1.704-2('o)(1)and (c),shall be allocated among the
Members in accordance with their respective Percentage Interests.
7.2.5 Member Nonrecourse Deductions."Partner nonrecourse deductions,"
as defined in and determined under Regulation Sections 1.704-20)(1)and (2),shall be specially
allocated among the Members in accordance with Regulation Section 1.704-2(i).
7.3 Corrective Allocations.The allocations set forth in Section 7.2 are intended to
comply with certain regulatory requirements under Code Section 704(b).The Members intend
that,to the extent possible,all allocations made pursuant to such Sections will,over the term of
the Company,be offset either with other allocations pursuant to Section 7.2 or with special
allocations ofother items ofCompany income,gain,loss,or deduction pursuant to this
Section 7.3.Accordingly,the Tax Matters Partner is hereby authorized and directed to make
offsetting allocations of Company income,gain,loss or deduction under this Section 7.3 in
whatever manner the Tax Matters Partner determines is appropriate so that,after such offsetting
special allocations are made (and taking into account the reasonably anticipated future
allocations of income and gain pursuant to Sections 7.2.1 and 7.2.2),the Capital Accounts ofthe
Members are,to the extent possible,equal to the Capital Accounts each would have ifthe
provisions of Section 7.2 were not contained in this Agreement and all income,gain,loss and
deduction of the Company were instead allocated pursuant to Section 7.1.
7.4 Other Allocation Rules.
7.4.1 General Except as otherwise provided in this Agreement,all items of
Company income,gain,loss,deduction,credit,and any other allocations not otherwise provided
for shall be divided among the Members in accordance with their Percentage Interests,or as
otherwise may be required under the Code and the Regulations thereunder.
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7.4.2 Allocation of Excess Nonrecourse Liabilities.Solely for purposes of
determining a Member's proportionate share of the "excess nonrecourse liabilities"ofthe
Company within the meaning of Regulation Section 1.752-3(a)(3),the Members'interests in the
Company's profits shall be allocated among the Members in accordance with their respective
Percentage Interests.
7.4.3 Allocations in Connection with Varying Interests.If,during a
Company fiscal year,there is (i)a permitted transfer ofall or a part of a Member's interest in the
Company,or (ii)the admission or withdrawal ofa Member,net profit,net loss,each item
thereof,and all other tax items of the Company for such fiscal year shall be divided and allocated
among the Members by taking into account their varying interests during such fiscal year in
accordance with Code Section 706(d)and using any conventions permitted by law and selected
by the Tax Matters Partner.
7.5 Determination ofNet Profit or Loss.
7.5.1 Computation of Net Profit or Loss.The net profit or net loss ofthe
Company,for each fiscal year or other period,shall be an amount equal to the Company's
taxable income or loss for such period,determined in accordance with Code Section 703(a)(and,
for this purpose,all items of income,gain,loss or deduction required to be stated separately
pursuant to Code Section 703(a)(1),including income and gain exempt from federal income tax,
shall be included in taxable income or loss).
7.5.2 Adjustments to Net Profit or Loss.For purposes of computing taxable
income or loss on the disposition ofan item of Company property or for purposes ofdetermining
the cost recovery,depreciation,or amortization deduction with respect to any property,the
Company shall use such property's book value determined in accordance with Regulation
Section 1.704-1Co).
7.5.3 Items Specially Allocated.Notwithstanding any other provision of this
Section 7.5,any items that are specially allocated pursuant to Section 7.2 or Section 7.3 shall not
be taken into account in computing the Company's net profit or net loss.
7.6 Mandatory Tax Allocations Under Code Section 704(c).In accordance with Code
Section 704(c)and Regulation Section 1.704-3,income,gain,loss and deduction with respect to
any property contributed to the capital of the Company shall,solely for tax purposes,be
allocated among the Members so as to take account of any variation between the adjusted basis
of such property to the Company for federal income tax purposes and its initial book value
computed in accordance with Section 7.5.2.Prior to the conllibution ofany property to the
Company that has a fair market value that differs from its adjusted tax basis in the hands ofthe
contributing Member on the date ofcontribution,the contributing Member and non-contributing
Members holding a Majority Percentage Interest shall agree upon the allocation method to be
applied with respect to that property under Regulation Section 1.704-3,which allocation method
shall be set forth on attached Schedule 2,as amended from time to time.The same procedure
F:Iocs41215VP,00009LLC.DOC
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shall apply to any revaluation of Company property as permitted under Regulation
Section 1.704-l(b)(2)(iv)(f).
Allocations pursuant to this Section 7.6 are solely for purposes Of federal,state,and local
taxes and shall not affect,or in any way be taken into account in computing,any Member's
Capital Account or share of net profit,net loss,or other items as computed for book purposes,or
distributions pursuant to any provision of this Agreement.
7.7 Distributions.The Company may make distributions to the Members from time to
time,to the extent permitted by the Act,ofany monies or property in excess of that needed to
properly carry on the business ofthe Company.Each distribution shall be made to all Members,
and divided among the Members in proportion to their Percentage Interests.
ARTICLE 8.-DISSOLUT]ION AND LIQUIDATION
8.1 Events of Dissolution.Except as otherwise provided in this Agreement,the
Company shall dissolve upon the earlier of:
(a)expiration ofthe term specified in Section 1.4;
(b)the written agreement of Members holding a Majority Percentage
Interest;or
(c)the sale,transfer or other disposition of all or substantially all ofthe
Company's assets as permitted by this Agreement.
The Members agree that the Company shall not be dissolved and the business of the Company
shall be continued by the remaining Members upon the occurrence ofany event of dissociation
ofa Member described in RCW 25.15.130.
8.2 Liquidation Upon Dissolution and Winding Up.Upon the dissolution of the
Company,the Manager shall wind up the affairs ofthe Company.A full account ofthe assets
and liabilities ofthe Company shall be taken.The assets shall be promptly liquidated and the
proceeds thereof applied as required by the Act.Upon discharging all debts and liabilities,all
remaining assets shall be distributed to the Members or their representatives by the end ofthe
taxable year in which the liquidation occurs (or,if later,within ninety (90)days after the date of
such liquidation)in proportion to the positive balances of their respective Capital Accounts,as
determined after taking into account all Capital Account adjustments for the taxable year during
which the liquidation occurs (other than those made pursuant to this Section 8.2).With the
approval of a Majority Percentage Interest of the Members,the Company may,in the process of
winding up the Company,distribute property in kind,in which case the Members'Capital
Account balances shall be adjusted in accordance with Regulation Section 1.704-1(b)(2)(iv)(e).
8.3 No Obligation to Restore Negative Capital Account Balance.No Member shall
have any obligation to make any capital contribution to the Company to eliminate the negative
F:locs4121 ,00009LLC.DOC
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f
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balance,if any,of such Member's Capital Account,and any such negative balance shall not be
considered a debt owed by such Member to the Company or to any other person for any purpose
whatsoever.
ARTICLE 9.-DISSOCIATION OF A MEMBER
Upon withdrawal of a Member in violation of Section 3.6 or the occurrence ofan event
and continuance ofthe Company's business as provided in Section g.1 (c),then each of the
persons who succeed to the dissociated Member's interest shall be an assignee of such
dissociated Member,but shall not become a Member unless admitted as a Member in accordance
with Section 3.2.In the ease of a Member's withdrawal in violation of Section 3.6,the rights of
such Member's successors shall be subject to offset for any damages suffered by the Company or
the other Members as a result ofsuch wrongful dissociatiorL
ARTICLE 10.-LIMITATION OF LIABILITY;INDEMNIFICATION
10.1 Limitation of Liability.No Member or Manager shall have liability to the
Company or its Members for monetary damages for conduct as a Member,except for acts or
omissions that involve a breach ofthis Agreement,intentional misconduct,a knowing violation
of law,conduct violating RCW 25.15.235,or for any transaction from which the Member has
personally received a benefit in money,property or services to which the Member was not
legally entitled.If the Act is hereafter amended to authorize Company action further limiting the
personal liability of Members,then the liability ofeach Member shall be eliminated or limited to
the full extent permitted by the Act,as so amended.No repeal or modification ofthe Act or this
.Section 10.1 shall adversely affect any right or protection ofa Member existing at the time of
such repeal or modification for or with respect to an act or omission of such Member occurring
prior to such repeal or modification.
10.2 Indemnification,The Company shall indemnify each Member and Manager
from and against any judgments,settlements,penalties,fines or expenses incurred in a
proceeding to which a Member is a party because he,she or it is,or was,a Member;provided,
that a Member shall not be indemnified from or on account of acts or omissions of the Member
finally adjudicated to be a breach ofthis Agreement,intentional misconduct or a knowing
violation oflaw by the Member,conduct of a Member adjudged to be in violation of RCW
25.15.235,or any transaction with respect to which it was finally adjudged that such Member
received a benefit in money,property or services to which such Member was not legally entitled.
The right to indemnification conferred in this Section 10.2 shall be a contract right and shall
include the right to be paid by the Company the expenses incurred in defending any such
proceeding in advance of its final disposition;provided,that the payment ofsuch expenses in
advance ofthe final disposition of a proceeding shall be made only upon delivery to the
Company ofan undertaking,by or on behalf of such Member,to repay all amounts so advanced
ifit shall ultimately be determined that such Member is not entitled to be indemnified under this
Section 10.2 or otherwise;provided,further,no Member or the Manager shall be entitled to be
paid such expenses in advance offinal disposition in a proceeding that is brought against such
Member or the Manager by the Company or one ofthe Members.
F:locs412 !$W00009LLC.DOC
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The right to indemnification and payment of expenses incurred in defending a proceeding
in advance of its final disposition conferred in this Section 10.2 shall not be exclusive ofany
other fight any Member may have or hereafter acquire under any statute,this Agreement,vote of
Members or otherwise.
No repeal or modification of the Act or this Section 10.2 shall adversely affect any fight
of a Member to indemnification existing at the time of such repeal or modification for or with
respect to indemnification related to an act or omission of such Member occurring prior to such
repeal or modification.
ARTICLE 11.-MISCELLANEOUS
11.1 Notices.Any notice or other communication required or permitted under this
Agreement shall be deemed to have been duly given if delivered personally to the party to whom
directed or,if mailed,by registered or certified mail,postage and charges prepaid,addressed
(a)ifto a Member,to the Member's address specified in Section 3.1,and (b)ifto the Company,
to the Company's address pecified in Section !.5.my such notice shall be deemed to be given
when personally delivered or,ifmailed,two (2)business days after the date of mailing.A
Member or the Company may change its address for purposes ofnotices hereunder by giving
notice specifying such changed address in the manner specified in this Section 11.1.
11.2 Governing Law.This Agreement shall be construed and enforced in accordance
with the internal laws ofthe State of Washington,including without limitation,the Act.
11.3 Jurisdiction and Venue.In the event that any suit is brought arising out ofor in
connection with this Agreement,the parties consent to thejurisdiction of,and agree that sole
venue will lie,in the state and federal courts located in King County,Washington.
11.4 Amendments.This Agreement may not be amended except by the unanimous
written agreement of all ofthe Members.
11.5 Construction.Whenever the singular number is used in this Agreement and
when required by the context,the same shall include the plural and vice versa,and the masculine
gender shall include the feminine and neuter genders and vice versa.
11.6 Headings.The headings in this Agreement are inserted for convenience only and
shall not affect the interpretation ofthis Agreement.
11.7 Waivers.The failure of any person to seek redress for violation of or to insist
upon the strict performance ofany covenant or condition of this Agreement shall not prevent a
subsequent act,which would have originally constituted a violation,from having the effect ofan
original violation.
11.8 Remedies.The rights and remedies ofthe parties hereunder shall not be mutually
exclusive,and the exercise of any one right or remedy shall not preclude or waive the right to
F:ocs4 !215700009LLC.DOC
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exercise any other remedies.Said fights and remedies are in addition to any other fights the
parties may have by law or otherwise.
11.9 SeverabilRy.If any provision ofthis Agreement or the application thereofto any
person or circumstance shall be invalid,illegal or unenforceable to any extent,the remainder of
this Agreement and the application thereofshall not be affected and shall be enforceable to the
fullest extent permitted by law.
11.10 Heirs,Successors and Assigns.Each and all ofthe covenants,terms,provisions
and agreements herein contained shall be binding upon and inure to the benefit ofthe parties
hereto and,to the extent permitted by this Agreement,their respective heirs,legal
representatives,successors and assigns.
ll.ll Creditors.None of the provisions of this Agreement shall be for the benefit ofor
enforceable by any creditors ofthe Company.
11.12 Counterparts.This Agreement may be executed in counterparts,each of which
shall be deemed an original but all of which shall constitute one and the same instmmenL
Executed as of the date first above written by the undersigned.
SECO Development,Inc.
//'Rs-""49fi I :e-l/k }"
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Schedule
Section 3.3 -Capital Account
Name
Michael P.Christ
SECO Development,Inc.
eerontage
Interest
99%
1%
Initial
Capital Account
$
$
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TY OF RENTON
1055 S.Grady WayRenton,WA 98055
Printed:12-21o2005
Land Use Actions
RECEIPT
Permit#:LUA05-165
DEVELOPMENT FLANNING
DEC 2 i 2005
RECEUVED
Payment Made:
Total Payment:
12/21/2005 01:57 PM
100.00
Receipt Number:R0506844
Payee:Building C at Southport,LLC
Current Payment Made to the Following Items:
Trans Account Code Description Amount
......................................................................
5021 000.345.81.00.0018 Temp Use or Fence Review i00.00
Payments madeforthisreceipt
Trans Method Description Amount
............................................................
Payment Check 5348 I00.00
Account Balances
Trans Account Code Description Balance Due
.....................................................................
3021 303.000 00.345.85 Park Mitigation Fee .00
5006
5007
5008
5009
5010
5011
5012
5013
5014
5015
5016
5017
5018
5019
5020
5021
5022
5024
5036
5909
5941
5954
5955
5998
000.345
000.345
000.345
000.345
000.345
000.345
000.345.
000.345.
000.345.
000.345.
000.345.
000.345.81
000.345.81
000.345.81
000.345.81
000.345.81
000.345.81
000.345.81
000.345.81
000.341.60
000.341.50
604.237.00
81 00.0002
81 00.0003
81 00.0004
81 00 0006
81 00 0007
81 00 0008
81 00 0009
81 00 0010
81 00 0011
81 00 0012
81 00 0013
00 0014
00 0015
00 0016
00 0017
.00.0018
.00.0019
.00.0024
.00.0005
.00.0024
.00.0000
.00.0000
000.05.519.90.42.1
000.231.70.00.0000
Annexation Fees
Appeal s/Waivers
Binding Site/Short Plat
Conditional Use Fees
Environmental Review
Prelim/Tentative Plat
Final Plat
PUD
Grading &Filling Fees
Lot Line Adjustment
Mobile Home Parks
Rezone
Routine Vegetation Mgmt
Shoreline Subst Dev
Site Plan Approval
Temp Use or Fence Review
Variance Fees
Conditional Approval Fee
Comprehensive Plan Amend
Booklets/EIS/Copies
Maps (Taxable)
Special Deposits
Postage
Tax
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
O0
O0
O0
O0
O0
O0
O0
O0
Remaining Balance Due:$0.00
Gravel Parking
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DEVELOPMENT PLANNIiCITYOFFIENTO..t l
DEC 2 1 2005
RECEIVED
DEVELOPMENT FLANNINGCITYOFRENTON
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