20170210140700.pdfJONES LANG
LASALLE.
May 13, 2016
RECEIVED
1j0V 2 9 2016
DEVELOPMENT SERVICES
COUNTER
Jenkins Family Living Trust
Attention: Mr. Timothy Jenkins
16902 Talbot Road
Edmonds, WA 98026
Dear Mr. Jenkins,
Jones Lang LaSalle Americas, Inc.
4300 Amon Carter Blvd., Suite 100
Fort Worth, Texas 76155
tel +1 817-230-2600
fax +1 817 306-8265
Tracking No. 15-53714
Enclosed please find one (1) fully executed Agreement for the Jenkins Family Living Trust. A
copy of the executed Agreement must be available upon request at the job site allowing
authorization to do the work. Please contact the Roadmaster, Daniel Baker, at telephone (206)
625-6462, or email at daniel.baker2@bnsf.com, at least ten (10) days in advance of entry for
each location and BEFORE YOU DIG, CALL 1-800-533-2891. If you need additional
information please contact me at (817) 230-2631.
Sincerely,
Katrina Salazar
Associate Manager Permits
Enclosure
cc: Daniel Baker, BNSF Roadmaster, 2454 Occidental Ave S, Suite 2D, Seattle, WA 98134
Tracking #15-53714
PIPELINE LICENSE
THIS PIPELINE LICENSE ("License") is made to be 'effective May 13, 2016, (the "Effective Date") by and
between BNSF RAILWAY COMPANY, a Delaware corporation ("Licensor") and JENKINS FAMILY LIVING TRUST
("Licensee").
In consideration of the mutual covenants contained herein, the parties agree to the following:
GENERAL
Grant of License. Licensor hereby grants Licensee a non-exclusive license, subject to all rights, interests, and
estates of third parties, including, without limitation, any leases, use rights, easements, liens, or other
encumbrances, and upon the terms and conditions set forth below, to construct and maintain, in strict accordance
with the drawings and specifications approved by Licensor as part of Licensee's application process (the
"Drawings and Specifications"), one (1) PVC pipeline, four (4) inches in diameter (the "Pipeline"), across or
along Licensor's rail corridor at or near the station of Edmonds, County of Snohomish, State of Washington, Line
Segment 0050, Mile Post 20.77' as shown on the attached Drawing No. 65063, dated February 23, 2016, attached
hereto as Exhibit "A" and incorporated herein by reference (the "Premises").
2. Term. This License shall commence on the Effective Date and shall continue for a period of twenty-five (25)
years, subject to prior termination as hereinafter described.
3. ENisting Im rovem n , Licensee shall not disturb any improvements of Licensor or Licensors existing lessees,
e of such licensees, easement t benimpeemen ficiaries or lien holders, if any, or interfere with the use,.. repair, maintenance or
replac4. Use of the Premises. Licensee shall use the Premises solely for construction, maintenance, and use of the
Pipeline in accordance with the Drawings and Specifications. The Pipeline shall carry storm water, and Licensee
shall not use the Pipeline to carry any other material or use the Premises for any other purpose.
5. Alterations,. Except as set forth in this License, Licensee may not make any alterations to the Premises or
permanently affix anything to the Premises or any buildings or other structures adjacent to the Premises without
Licensor's prior written consent.
COMPENSATION
6. License Fee,. Licensor waives fees for this License Agreement.
Costs and Egp,enses,
7.1 For the purpose of this License, "cost" or "costs" and "expense" or "expenses" includes, but is not limited
to, actual labor and material costs including all assignable additives, and material and supply costs at
current value where used.
7.2 Licensee agrees to reimburse Licensor (pursuant to the terms of Section 8 below) for all costs and
expenses incurred by Licensor in connection with Licensee's use of the Premises or the presence,
construction and maintenance of the Pipeline, including but not limited to the furnishing of Licensor's
flaggers and any vehicle rental costs incurred. Licensee shall bear the cost of flagger services and other
safety measures provided by Licensor, when deemed necessary by Licensor's representative. Flagging
costs shall include, but not be limited to, the following: pay for at least an eight (8) hour basic day with
time and one-halfor double time for overtime, rest days and holidays (as applicable); vacation allowance;
paid holidays (as applicable); railway and unemployment insurance; public liability and property damage
insurance; health and welfare benefits; transportation, meals; lodging and supervision. Negotiations for
railway labor or collective bargaining agreements and rate changes authorized by appropriate Federal
authorities may increase flagging rates. Flagging rates in effect at the time of performance by the
flaggers will be used to calculate the flagging costs pursuant to this Section 7.
8. Payment Terms. All invoices are due thirty (30) days after the date of invoice. If Licensee fails to pay any monies
due to, Licensor within thirty (30) days after the invoice date, then Licensee shall pay interest on such unpaid sum
Form 424; Rev. 201400801
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from the due date until paid at an annual rate equal to the lesser of (i) the prime rate last published in The Wall
Street Jourrra/ in the preceding December plus two and one-half percent (2-1/2%), or (li) the maximum rate
permitted by law.
Lj_C6,N$j2W$Rjg§EMjgQ!3jQjj
G. R rv�d- Ri lt� of Qse. Licensor excepts and reserves the right, to be exercised by Licensor and any other
parties who may obtain written permission or authority from Licensor:
9.1 to maintain, use, operate, repair, replace, modify and relocate any utility, power or communication
pipe/lines/cables and appurtenances (other than the Pipeline) and other facilities or structures of like
character upon, over, under or across the Premises existing as of the Effective Date;
9.2 to construct, maintain, renew, use, operate, change, modify and relocate any tracks or additional facilities,
structures and related appurtenances upon, over, under or across the Premises; or
9.3 to use the Premises in any manner as Licensor in its sole discretion deems appropriate, provided
Licensor uses all commercially reasonable efforts to avoid material interference with the use of the
Premises by Licensee for the purpose specified in Section 4 above.
10. Right to R_eggirS ReIggation. If at any time during the term of this License, Licensor desires the use of its rail
corridor in such a manner as would, in Licensor's reasonable opinion, be interfered with by the Pipeline, Licensee
shall, at its sole expense, within thirty (30) days after receiving written notice from Licensor to such effect, make
such changes in the Pipeline as in the sole discretion of Licensor may be necessary to avoid interference with the
proposed use of Licensor's rail corridor, including, without limitation, the relocation of the Pipeline, or the
construction of a new pipeline to replace the Pipeline. Notwithstanding the foregoing, Licensee agrees to make
all emergency changes and minor adjustments, as determined by Licensor in its sole discretion, to the Pipeline
promptly upon Licensor's request.
LICENSEE'S OPERATIONS
ti'l. Con t�i n Main rt n e of thg Pipeline.
11,1 Licensee shall notify Licensor's Roadmaster, Daniel Baker at 2454 Occidental Ave South, Ste. 2-D,
Seattle, WA 98134, telephone (206) 625-6462, or email daniel.baker2@bnsf.com at least ten (10)
business days prior to installation of the Pipeline and prior to entering the Premises for any subsequent
maintenance thereon. In the event of emergency, Licensee shall notify Licensor of Licensee's entry onto
the Premises at the telephone number above as soon as practicable and shall promptly thereafter follow
up with written notice of such entry.
11.2 Licensee's on -site supervisors shall retain/maintain a fully executed copy of this License at all times while
on the Premises.
? 1.3 While on the Premises, Licensee shall use only public roadways to cross from one side of Licensor's
tracks to the other.
11.4 Any contractors or subcontractors performing work on the Pipeline or entering the Premises on behalf of
Licensee shall be deemed servants and agents of Licensee for purposes of this License.
11.5 Under no conditions shall Licensee be permitted to conduct any tests, investigations or any other activity
using mechanized equipment and/or machinery, or place or store any mechanized equipment, tools or
other materials, within twenty-five (25) feet of the centerline of any railroad track on the Premises unless
Licensee has obtained prior written approval from Licensor. Licensee shall, at its sole cost and expense,
perform all activities on and about the Premises in such a manner as not at any time to endanger or
interfere with (i) the existence or use of present or future tracks, roadbeds, or property of Licensor, (ii) the
safe operation and activities of Licensor or existing third parties, or (iii) the rights or interests of third
parties. If ordered to cease using the Premises at any time by Licensor's personnel due to any hazardous
condition, Licensee shall immediately do so. Notwithstanding the foregoing right of Licensor, the parties
agree that Licensor has no duty or obligation to monitor Licensee's use of the Premises to determine the
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safe nature thereof, it being solely Licensee's responsibility to ensure that Licensee's use of the Premises
is safe. Neither the exercise nor the failure by Licensor to exercise any rights granted in this Section wi!I
alter the liability allocation provided by this License_
11.6 Licensee shall, at its sole cost and expense, construct and maintain the Pipeline in such a manner and of
such material that the Pipeline will not at any time endanger or interfere with (i) the existence or use of
present or future tracks, roadbeds, or property of Licensor, (ii) the safe operation and activities of Licensor
or existing third parties, or (iii) the rights or interests of third parties. The construction of the Pipeline shall
be completed within one (1) year of the Effective Date, and any subsequent maintenance shall be
completed within one (1) year of initiation. Within fifteen (15) days after completion of the construction of
the Pipeline or the performance of any subsequent maintenance thereon, Licensee shall, at Licensee's
own cost and expense, restore the Premises to substantially their state as of the Effective Date, unless
otherwise approved in advance by Licensor in writing. On or before expiration or termination of this
License for any reason, Licensee shall, at its sole cost and expense, surrender the Premises to Licensor
pursuant to the terms and conditions set forth in Section 24 hereof.
11.7 Licensor may direct one or more of its field engineers to observe or inspect the construction and/or
maintenance of the Pipeline at any time for compliance with the Drawings and Specifications and Legal
Requirements (defined below). If ordered at any time to halt construction or maintenance of the Pipeline
by Licensors personnel due to non-compliance with the Drawings and Specifications or any other
hazardous condition, Licensee shall immediately do so. Notwithstanding the foregoing right of Licensor,
the parties agree that Licensor has no duty or obligation to observe or inspect, or to halt work on, the
Pipeline, it being solely Licensee's responsibility to ensure that the Pipeline is constructed and maintained
in strict accordance with the Drawings and Specifications and in a safe and workmanlike manner in
compliance with all terms hereof. Neither the exercise of, nor the failure by Licensor to exercise, any right
granted by this Section will alter in any way the liability allocation provided by this License. If at any time
Licensee shall, in the sole judgment of Licensor, fail to properly perform its obligations under this
Section 11, Licensor may, at its option and at Licensee's sole expense, arrange for the performance of
such work as it deems necessary for the safety of its operations and activities. Licensee shall promptly
reimburse Licensor for all costs and expenses of such work, pursuant to the terms of Section 8.
Licensors failure to perform any obligations of Licensee shall not alter the liability allocation hereunder.
12. Boring and Excavation.
12.1 Prior to Licensee conducting any boring, excavation, or similar work on or about any portion of the
Premises, Licensee shall explore the proposed location for such work with hand tools to a depth of at
least three (3) feet below the surface of the ground to determine whether pipelines or other structures
exist below the surface, ovidgo, �ver, that in lieu of the foregoing, Licensee shall have the right to
hw
use suitable detection equipment or other generally accepted industry practice (e.g., consulting with the
Underground Services Association) to determine the existence or location of pipelines and other
subsurface structures prior to drilling or excavating with mechanized equipment. Licensee may request
information from Licensor concerning the existence and approximate location of Licensors underground
lines, utilities, and pipelines at or near the vicinity of the proposed Pipeline by contacting Licensors
Telecommunications Helpdesk at least thirty (30) business days prior to installation of the Pipeline. Upon
receiving Licensee's timely request, Licensor will provide Licensee with the information Licensor has in its
possession regarding any existing underground lines, utilities, and pipelines at or near the vicinity of the
proposed Pipeline and, if applicable, identify the location of such lines on the Premises pursuant to
Licensors standard procedures. Licensor does not warrant the accuracy or completeness of information
relating to subsurface conditions of the Premises and Licensee's operations will be subject at all times to
the liability provisions herein.
12.2 For all bores greater than 26-inch diameter and at a depth less than 10.0 feet below bottom of rail, a soil
investigation must be performed by Licensee and reviewed by Licensor prior to construction. This study
is to determine if granular material is present, and to prevent subsidence during the installation process.
If the investigation determines in Licensor's reasonable opinion that granular material is present, Licensor
may select a new location for Licensee's use, or may require Licensee to furnish for Licensors review and
approval, in Licensors sole discretion, a remedial plan to deal with the granular material. Once Licensor
has approved any such remedial plan in writing, Licensee shall, at Licensee's sole cost and expense,
carry out the approved plan in accordance with all terms thereof and hereof.
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12.3 .any open hole, boring, or well, constructed on the (Premises by Licensee shall be safely covered and
secured at all times when Licensee is not working in the actual vicinity thereof. Following completion of
that portion of the work, all holes or borings constructed on the Premises by Licensee shall be:
12.3.1 filled in to surrounding ground level with compacted bentonite grout; or
12.3.2 otherwise secured or retired in accordance with any applicable Legal Requirement. No
excavated materials may remain on Licensor's property for more than ten (10) days, but muss be
properly disposed of by Licensee in accordance with applicable Legal Requirements.
13.1 For purposes of this License: (a) "Indemnitees" means Licensor and Licensor's affiliated companies,
partners, successors, assigns, legal representatives, officers, directors, shareholders, employees, and
agents: (b) "Liabilities" means all claims, liabilities, fines, penalties, costs, damages, losses, liens,
causes of action, suits, demands, judgments, and expenses (including, without limitation, court costs,
reasonable attorneys' fees, costs of investigation, removal and remediation, and govemmental oversight
costs) environmental or otherwise; and (c) "Licensee Parties" means Licensee or Licensee's officers,
agents, invitees, licensees, employees, or contractors, or any party directly or indirectly employed by any
of them, or any party they control or exercise control over.
13.2 TO THE FULLEST EXTENT PERMITTED BY LAW, LICENSEE SHALL, AND SHALL CAUSE ITS
CONTRACTOR TO, RELEASE, INDEMNIFY, DEFEND AND HOLD HARMLESS INDEMNITEES FOR,
FROM, AND AGAINST ANY AND ALL LIABILITIES OF ANY NATURE, KIND, OR DESCRIPTION
DIRECTLY OR INDIRECTLY ARISING OUT OF, RESULTING FROM, OR RELATED TO (IN WHOLE
OR IN PART):
13.2.1 THIS LICENSE, INCLUDING, WITHOUT LIMITATION, ITS ENVIRONMENTAL PROVISIONS,
13.2.2 ANY RIGHTS OR INTERESTS GRANTED PURSUANT TO THIS LICENSE,
13.2.3 LICENSEE'S OCCUPATION AND USE OF THE PREMISES,
13.2.4 THE ENVIRONMENTAL CONDITION AND STATUS OF THE PREMISES CAUSED BY OR
CONTRIBUTED TO BY LICENSEE, OR
13.2.5 ANY ACT OR OMISSION OF ANY (LICENSEE PARTY RELATED TO THE CONSTRUCTION,
USE AND MAINTENANCE OF THE PIPELINE.
13.3 TO THE FULLEST EXTENT PERMITTED BY LAW, LICENSEE NOW AND FOREVER WANES ANY
AND ALL CLAIMS THAT BY VIRTUE OF ENTERING INTO THIS LICENSE, LICENSOR IS A
GENERATOR, OWNER, OPERATOR, ARRANGER, OR TRANSPORTER FOR THE PURPOSES OF
THE COMPREHENSIVE ENVIRONMENTAL RESPONSE, COMPENSATION, AND LIABILITY ACT, AS
AMENDED ("CERCLA") OR OTHER ENVIRONMENTAL LAWS (DEFINED BELOW). LICENSEE WILL
INDEMNIFY, DEFEND, AND HOLD THE INDEMNITEES HARMLESS FROM ANY AND ALL SUCH
CLAIMS. NOTHING IN THIS LICENSE IS MEANT BY EITHER PARTY TO CONSTITUTE A WAIVER
OF ANY INDEMNITEE'S COMMON CARRIER DEFENSES AND THIS LICENSE SHOULD NOT BE SO
CONSTRUED. IF ANY AGENCY OR COURT CONSTRUES THIS LICENSE TO BE A WAIVER OF
ANY 1NDEMNITEE'S COMMON CARRIER DEFENSES, LICENSEE AGREES TO INDEMNIFY, HOLD
HARMLESS, AND DEFEND INDEMNITEES FOR ANY LIABILITIES RELATED TO THAT
CONSTRUCTION OF THIS LICENSE. IN NO EVENT AS BETWEEN LICENSOR AND LICENSEE AS
TO USE OF THE PREMISES AS CONTEMPLATED BY THIS LICENSE SHALL LICENSOR BE
RESPONSIBLE TO LICENSEE FOR THE ENVIRONMENTAL CONDITION OF THE PREMISES.
13.4 IF ANY EMPLOYEE OF ANY LICENSEE PARTY ASSERTS THAT HE OR SHE IS AN EMPLOYEE OF
ANY INDEMNITEE, TO THE FULLEST EXTENT PERMITTED BY LAW, LICENSEE SHALL, AND
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SHALL CAUSE ITS CONTRACTOR TO, RELEASE, INDEMNIFY, DEFEND, AND HOLD THE
INDEMNITEES HARMLESS FROM AND AGAINST ANY LIABILITIES ARISING OUT OF OR
RELATED TO (IN WHOLE OR IN PART) ANY SUCH ASSERTION INCLUDING, BUT NOT LIMITED
TO, ASSERTIONS OF EMPLOYMENT BY AN INDEMNITEE RELATED TO THE FOLLOWING OR ANY
PROCEEDINGS THEREUNDER: THE FEDERAL EMPLOYERS' LIABILITY ACT, THE SAFETY
APPLIANCE ACT, THE LOCOMOTIVE INSPECTION ACT, THE OCCUPATIONAL SAFETY AND
HEALTH ACT, THE RESOURCE CONSERVATION AND RECOVERY ACT, AND ANY SIMILAR
STATE OR FEDERAL STATUTE.
13.5 THE FOREGOING OBLIGATIONS OF LICENSEE SHALL NOT APPLY TO THE EXTENT LIABILITIES
ARE PROXIMATELY CAUSED BY THE GROSS NEGLIGENCE OR WILLFUL MISCONDUCT OF ANY
INDEMNITEE, BUT SHALL APPLY TO ALL OTHER LIABILITIES, INCLUDING THOSE ARISING
FROM OR ATTRIBUTED TO ANY OTHER ALLEGED OR ACTUAL NEGLIGENCE, INTENTIONAL
ACTS, OR STRICT LIABILITY OF ANY INDEMNITEE.
13.6 Upon written notice from Licensor, Licensee agrees to assume the defense of any lawsuit or other
proceeding brought against any indemnitee by any entity, relating to any matter covered by this License
for which Licensee has an obligation to assume liability for and/or save and hold harmless any
Indemnitee. Licensee shall pay all costs and expenses incident to such defense, including, but not limited
to, reasonable attorneys' fees, investigators' fees, litigation and appeal expenses, settlement payments,
and amounts paid in satisfaction of judgments.
14. P o 1 _Pro rt Risk f LM. ALL PERSONAL PROPERTY, INCLUDING, BUT NOT LIMITED TO,
FIXTURES, EQUIPMENT, OR RELATED MATERIALS UPON THE PREMISES WILL BE AT THE RISK OF
LICENSEE ONLY, AND NO INDEMNITEE WILL BE LIABLE FOR ANY DAMAGE THERETO OR THEFT
THEREOF, WHETHER OR NOT DUE IN WHOLE OR IN PART TO THE NEGLIGENCE OF ANY INDEMNITEE.
15, Insurance. Licensee shall, at its sole cost and expense, procure and maintain during the life of this License the
following insurance coverage:
15.1 Commercial GeneralLiability Insures. This insurance shall contain broad form contractual liability with
a combined single limit of a minimum of $5,000,000 each occurrence and an aggregate limit of at least
$10,000,000 but in no event less than the amount otherwise carried by Licensee. Coverage must be
purchased on a post 2004 ISO occurrence or equivalent and include coverage for, but not limited to, the
following:
Bodily Injury and Property Damage
Personal Injury and Advertising Injury
Fire legal liability
Products and completed operations
This policy shall also contain the following endorsements or language, which shall be indicated on the
certificate of insurance:
The definition of insured contract shall be amended to remove any exclusion or other limitation for
any work being done within 50 feet of railroad property.
® Waiver of subrogation in favor of and acceptable to Licensor.
C Additional insured endorsement in favor of and acceptable to Licensor and Jones Lang LaSalle
Brokerage, Inc.
Separation of insureds.
■ The policy shall be primary and non-contributing with respect to any insurance carried by Licensor.
It is agreed that the workers' compensation and employers' liability related exclusions in the Commercial
General Liability Insurance policy(s) required herein are intended to apply to employees of the policy
holder and shall not apply to Licensor's employees.
No other endorsements limiting coverage may be included on the policy
15.2 B in 'Mora Mlle In r ce, This insurance shall contain a combined single limit of at least
$1,000,000, and include coverage for, but not limited to the following:
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• Bodily injury and property damage.
• Any and all vehicles owned, used or hired.
This policy shall also contain the following endorsements, which shall be indicated on the certificate of
insurance:
Waiver of subrogation in favor of and acceptable to Licensor.
Additional insured endorsement in favor of and acceptable to Licensor.
m Separation of insureds.
The policy shali be primary and non-contributing with respect to any insurance carried by Licensor.
15.3 ' QompenAjgnand Emplovere Lig Jljjy Insg ance. This insurance shall include coverage for,
but not limited to:
Licensee's statutory liability under the workers' compensation laws of the state(s) in which the
services are to be performed. If optional under state laws, the insurance must cover all employees
anyway.
W Employers' Liability (Part B) with limits of at least $500,000 each accident, $500,000 by disease policy
limit, $500,000 by disease each employee.
This policy shall also contain the following endorsements or language, which shall be indicated on the
certificate of insurance:
0 Waiver of subrogation in favor of and acceptable to Licensor,
15.4 RpRWO Protective Liablli ins r n This insurance shall name only wicensor as the Insured with
coverage of at least $5,000,000 per occurrence and $10,000,000 in the aggregate. The coverage
obtained under this policy shall only be effective during the initial installation and/or construction of the
Pipeline. THE CONSTRUCTION OF THE PIPELINE SHALL BE COMPLETED WITHIN ONE (1) YEAR
OF THE EFFECTIVE DATE. If further maintenance of the Pipeline is needed at a later date, an
additional Railroad Protective Liability Insurance Policy shall be required. The policy shall be issued on a
standard ISO form CG 00 35 12 03 and include the following:
• Endorsed to include the Pollution Exclusion Amendment.
• Endorsed to include the Limited Seepage and Pollution Endorsement.
Endorsed to include Evacuation Expense Coverage Endorsement.
ra No other endorsements restricting coverage may be added.
• The original policy must be provided to Licensor prior to performing any work or services under this
License.
• Definition of "Physical Damage to Property" shall be endorsed to read: "means direct and accidental
loss of or damage to all property owned by any named insured and all property in any named
insured's care, custody and control arising out of the acts or omissions of the contractor named on the
Declarations."
In lieu of providing a Railroad Protective Liability Policy, for a period of one (1) year from the Effective
Date, Licensee may participate in Licensor's Blanket Railroad Protective Liability Insurance Policy
available to Licensee or its contractor. The limits of coverage are the same as above. The cost is
$1,150.
X/ I elect to participate in Licensors Blanket Policy;
U 1 elect not to participate in Licensor's Blanket Policy.
15.5 Intentionally deleted.
15.6 Other Req,uirem+ t ;
15.6.1 Where allowable by law, all policies (applying to coverage listed above) shall contain no exclusion
for punitive damages.
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15.6.2 Licenses agrees to waive its right of recovery against Licensor for all claims and suits against
Licensor. In addition, Licensee's insurers, through the terms of the policy or a policy
endorsement, must waive their right of subrogation against Licensor for all claims and suits, and
the certificate of insurance must reflect the waiver of subrogation endorsement. Licensee further
waives its right of recovery, and its insurers must also waive their right of subrogation against
Licensor for loss of Licensee's owned or leased property, or property under Licensee's cars,
custody, or control.
15.6.3 Licensee is not allowed to self -insure without the prior written consent of Licensor. If granted by
Licensor, any self -insured retention or other financial responsibility for claims shall be covered
directly by Licensee in lieu of insurance. Any and all Licensor liabilities that would otherwise, in
accordance with the provisions of this License, be covered by Licensee's insurance will be
covered as if Licensee elected not to include a self -insured retention or other financial
responsibility for claims.
15.6.4 Prior to entering the Premises, Licensee shall furnish to Licensor an acceptable certificate(s) of
insurance including an original signature of the authorized representative evidencing the required
coverage, endorsements, and amendments. Licensee shall notify Licensor in writing at least 30
days prior to any cancellation, non -renewal, substitution, or material alteration. In the event of a
claim or lawsuit involving Licensor arising out of this License, Licensee will make available any
required policy covering such claim or lawsuit.
15.6.5 Any insurance policy shall be written by a reputable insurance company acceptable to Licensor or
with a current Besfs Guide Rating of A- and Class VII or better, and authorized to do business in
the state(s) in which the service is to be provided.
15.6.6 If coverage is purchased on a "claims made" basis, Licensee hereby agrees to maintain coverage
in force for a minimum of three years after expiration or termination of this License. Annually,
Licensee agrees to provide evidence of such coverage as required hereunder.
15.6.7 Licensee represents that this License has been thoroughly reviewed by Licensee's insurance
agent(s)/broker(s), who have been instructed by Licensee to procure the insurance coverage
required by this License. Allocated Loss Expense shall be in addition to all policy limits for
coverages referenced above.
15.6.8 Not more frequently than once every five years, Licensor may reasonably modify the required
insurance coverage to reflect then -current risk management practices in the railroad industry and
underwriting practices in the insurance industry.
15.6.9 If any portion of the operation is to be subcontracted by Licensee, Licensee shall require that the
subcontractor shall provide and maintain insurance coverages as set forth herein, naming
Licensor as an additional insured, and shall require that the subcontractor shall release, defend
and indemnify Licensor to the same extent and under the same terms and conditions as Licensee
is required to release, defend and indemnify Licensor herein.
15.6.10 Failure to provide evidence as required by this Section 15 shall entitle, but not require, Licensor
to terminate this License immediately. Acceptance of a certificate that does not comply with this
Section shall not operate as a waiver of Licensee's obligations hereunder.
15.6.11 The fact that insurance (including, without limitation, self-insurance) is obtained by Licensee shall
not be deemed to release or diminish the liability of Licensee, including, without limitation, liability
under the indemnity provisions of this License. Damages recoverable by licensor shall not be
limited by the amount of the required insurance coverage.
15.6.12 These insurance provisions are intended to be a separate and distinct obligation on the part of
the Licensee. Therefore, these provisions shall be enforceable and Licensee shall be bound
thereby regardless of whether or not indemnity provisions are determined to be enforceable.
15.8.13 For purposes of this Section 15, Licensor shall mean "Burlington Northern Santa Fe, LLC",
"BNSF Railway Company" and the subsidiaries, successors, assigns and affiliates of each.
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16.1 Licensee shall observe and comply with any and all laws, statutes, regulations, ordinances, orders,
covenants, restrictions, or decisions of any court of competent jurisdiction ("Legal Requirements")
relating to the construction, maintenance, and use of the Pipeline and the use of the Premises.
16.2 Prior to entering the Premises, Licensee shall and shall cause its contractor(s) to comply with all of
Licensor's applicable safety rules and regulations. Licensee must ensure that each of its employees,
contractors, agents or invitees entering upon the Premises completes the safety orientation program at
the Website "www.BNSFcontractor.com" (the "Safety Orientation") within one year prior to entering upon
the Premises. Additionally, Licensee must ensure that each and every employee of Licensee, its
contractors, agents and invitees possess a card certifying completion of the Safety Orientation prior to
entering upon the Premises. Licensee must renew the Safety Orientation annually.
16.3 Licensee shall obtain on or before the date it or its contractor enters the Premises, any and all additional
rights -of way, easements, licenses and other agreements relating to the grant of rights and interests in
and/or access to the Premises (collectively, the "Rights") and such other rights, licenses, permits,
authorizations, and approvals (including without limitation, any necessary local, state, federal or tribal
authorizations and environmental permits) that are necessary in order to permit Licensee to construct,
maintain, own and operate the Pipeline and otherwise to perform its obligations hereunder in accordance
with the terms and conditions hereof.
16.4 Licensee shall either require that the initial stated term of each such Rights be for a period that does not
expire, in accordance with its ordinary terms, prior to the last day of the term of this License or, if the initial
stated term of any such Right expires in accordance with its ordinary terms on a date earlier than the last
day of the term of this License, Licensee shall, at its cost, exercise any renewal rights thereunder, or
otherwise acquire such extensions, additions and/or replacements as may be necessary, in order to
cause the stated term thereof to be continued until a date that is not earlier than the last day of the term of
this License.
16.5 Upon the expiration or termination of any Right that is necessary in order for Licensee to own, operate or
use the Pipeline in accordance with the terms and conditions of this License, this License thereby shall
automatically expire upon such expiration or termination of the Right.
17. nvir nmenta .
17.1 Licensee shall strictly comply with all federal, state and local environmental Legal Requirements and
regulations in its use of the Premises, including, but not limited to, the Resource Conservation and
Recovery Act, as amended (RCRA), the Clean Water Act, the Oil Pollution Act, the Hazardous Materials
Transportation Act, and CERCLA (collectively referred to as the "Environmental Laws"). Licensee shall
not maintain a treatment, storage, transfer or disposal facility, or underground storage tank, as defined by
Environmental Laws on the Premises. Licensee shall not release or suffer the release of oil or hazardous
substances, as defined by Environmental Laws on or about the Premises.
17.2 Licensee covenants that it will not handle or transport "hazardous waste" or "hazardous substances", as
"hazardous waste" and "hazardous substances" may now or in the future be defined by any federal,
state, or local govemmental agency or body through the Pipeline on Licensor's property. Licensee
agrees periodically to furnish Licensor with proof, satisfactory to Licensor that Licensee is in compliance
with the provisions of this Section 17.2.
17.3 Licensee shall give Licensor immediate notice to Licensor's Resource Operations Center at (800) 832-
5452 of any known (i) release of hazardous substances on, from, or affecting the Premises, (0) violation
of Environmental Laws, or (iii) inspection or inquiry by governmental authorities charged with enforcing
Environmental Laws with respect to Licensee's use of the Premises. Licensee shall use the best efforts
to promptly respond to any release on, from, or affecting the Premises. Licensee also shall give Licensor
Form 424; Rev. 20i400801
-8-
Tracking 915-53714
immediate notice of all measures undertaken on behalf of Licensee to investigate, remediate, respond to
or otherwise cure such release or violation.
17.4 It Licensor has notice from Licensee or otherwise of a release or violation, of Environmental Laws arising
in any way with respect to :he Pipeline which occurred or may occur during the term of this License,
Licensor may require Licensee, at Licensee's sale risk and expense, to take timely measures to
invsstigate, remediate, respond to or otherwise cure such release or violation affecting the Premises or
Licensoe's right-of-way.
17.5 Licensee shall promptly report to Licensor in writing any conditions or activities upon the Premises known
to Licensee which create a risk of harm to persons, property or the environment and shall take whatever
action is necessary to prevent injury to persons, property, or the environment arising out of such
conditions or activities; provided, however, that Licensee's reporting to Licensor shall not relieve Licensee
of any obligation whatsoever imposed on it by this License. Licensee shall promptly respond to
Licensors request for information regarding said conditions or activities.
wa"X-J-4ilAWMATM
18. No W@rrantigs.
18.1 LICENSOR'S DUTIES AND WARRANTIES ARE LIMITED TO THOSE EXPRESSLY STATED IN THIS
LICENSE AND SHALL NOT INCLUDE ANY IMPLIED DUTIES OR IMPLIED WARRANTIES, NOW OR
IN THE FUTURE. NO REPRESENTATIONS OR WARRANTIES HAVE BEEN MADE BY LICENSOR
OTHER THAN THOSE CONTAINED IN THIS LICENSE. LICENSEE HEREBY WAIVES ANY AND ALL
WARRANTIES, EXPRESS OR IMPLIED, WITH RESPECT TO THE PREMISES OR WHICH MAY EXIST
BY OPERATION OF LAW OR IN EQUITY, INCLUDING, WITHOUT LIMITATION, ANY WARRANTY OF
MERCHANTABILITY, HABITABILITY OR FITNESS FOR A PARTICULAR PURPOSE.
18.2 LICENSOR MAKES NO WARRANTY, REPRESENTATION OR CONDITION OF ANY KIND, EXPRESS
OR IMPLIED, CONCERNING (A) THE SCOPE OF THE LICENSE OR OTHER RIGHTS GRANTED
HEREUNDER TO LICENSEE OR (B) WHETHER OR NOT LICENSEE'S
CONSTRUCTION, MAINTENANCE, OWNERSHIP, USE OR OPERATION OF THE PIPELINE WILL
VIOLATE OR INFRINGE UPON THE RIGHTS, INTERESTS AND ESTATES OF THIRD PARTIES,
INCLUDING, WITHOUT LIMITATION, ANY LEASES, USE RIGHTS, EASEMENTS AND LIENS OF
ANY THIRD PARTY.
19. Disc im r of Warranty for Quiet Eno ment. LICENSOR DOES NOT WARRANT ITS TITLE TO THE
PREMISES NOR UNDERTAKE TO DEFEND LICENSEE IN THE PEACEABLE POSSESSION OR USE
THEREOF. NO COVENANT OF QUIET ENJOYMENT IS MADE.
20. Evigignot Risk of Lippirisee. In case of the eviction of Licensee by anyone owning, claiming title to, or claiming
any interest in the Premises, or by the abandonment by Licensor of the affected rail corridor, Licensor shall not be
liable (i) to refund Licensee any compensation paid hereunder, except for the pro-rata part of any recurring charge
paid in advance, or (ii) for any damage Licensee sustains in connection with the eviction.
t,11 14S AND T i§
21. Liens and_Char es. Licensee shall promptly pay and discharge any and all liens arising out of any constnrction,
alterations or repairs done, suffered or permitted to be done by Licensee on Premises. Licensor is hereby
authorized to post any notices or take any other action upon or with respect to Premises that is or may be
permitted by law to prevent the attachment of any such liens to Premises; provided, however, that failure of
Licensor to take any such action shall not relieve Licensee of any obligation or liability under this Section 21 or
any other Section of this License.
22. T xes. Licensee shall pay when due any taxes, assessments or other charges (collectively, "Taxes") levied or
assessed by any governmental or quasi -governmental body upon the Pipeline or any other improvements
constructed or installed on the Premises by or for Licensee (collectively, the "Improvements") or any Taxes
levied or assessed against Licensor or the Premises that are attributable to the Improvements.
Form 424; Rev. 201400801
�gm
Tracking 015-53714
23.Defaule r�ntin. In addition to and not in limitation of Licensor's right to terminate for failure to provide
evidence of insurance as required pursuant to the terms of Seaga n 15, the following events are also deemed to
be events of default pursuant to which Licensor has the right to terminate as set forth below:
23.1 If default shall be made in any of Licensee's covenants, agreements, or obligations contained in this
License and Licensee fails to cure said default within thirty (30) days after written notice is provided to
Licensee by Licensor, or in case of any assignment or transfer of this License in violation of Section 26
below, Licensor may, at its option, terminate this License by serving five (5) days' notice in writing upon
Licensee. Notwithstanding the foregoing, Licensor shall have the right to terminate this License
immediately if Licensee fails to provide evidence of insurance as required in Section 15.
23.2 Should Licensee not comply fully with the obligations of Section 17 regarding the handling or transporting
of hazardous waste or hazardous material, notwithstanding anything contained in any other provision of
this License, Licensor may, at its option, terminate this License by serving five (5) days' notice of
termination upon Licensee.
23.3 Any waiver by Licensor of any default or defaults shall not constitute a waiver of the right to terminate this
License for any subsequent default or defaults, nor shall any such waiver in any way affect Licensor's
ability to enforce any Section of this License. The remedy set forth in this Section 23 shall be in addition
to, and not in limitation of, any other remedies that Licensor may have at law or in equity.
23.4 In addition to and not in limitation of Licensor's rights to terminate this License for failure to provide
evidence of insurance or occurrence of defaults as described above, this License may be terminated by
either party, at any time, by serving thirty (30) days' written notice of termination upon the other party.
Such termination shall not release either party hereto from any liability or obligation under the License,
whether of indemnity or otherwise, resulting from any acts, omissions or events happening prior to the
date of termination or thereafter in case by the terms of the License it is provided that anything shall or
may be done after termination hereof.
24® rr rider of the Premises.
24. t On or before expiration or termination of this License for any reason, Licensee shall, at its sole cost and
expense:
24.1.1 if so directed by Licensor in writing, remove the Improvements, the Pipeline and all
appurtenances thereto, or, at the sole discretion of Licensor, fill and cap or otherwise
appropriately decommission the Pipeline with a method satisfactory to Licensor;
24.1.2 report and restore any damage to the Premises or Licensors other property arising from, growing
out of, or connected with Licensee's use of the Premises;
24.1.3 remedy any unsafe conditions on the Premises created or aggravated by Licensee; and
24.1.4 leave the Premises in substantially the condition which existed as of the Effective spate.
24.2 Upon any expiration or termination of this License, if Licensee fails to surrender the Premises to Licensor
or if Licensee fails to complete its obligations under Section 24.1 above (the "Restoration Obligations"),
Licensee shall have a limited license to enter upon the Premises solely to the extent necessary for
Licensee to complete the Restoration Obligations, and all liabilities and obligations of Licensee hereunder
shall continue in effect until the Premises are surrendered and the Restoration Obligations are completed.
Neither termination nor expiration shall release Licensee from any liability or obligation under this
License, whether of indemnity or otherwise, resulting from any acts, omissions or events happening prior
to the date of termination, or, if later, the date when Licensee surrenders the Premises and all of the
Restoration Obligations are completed.
24.3 If Licensee fails to complete the Restoration Obligations within thirty (30) days after the date of such
termination of its tenancy, then Licensor may, at its election, either: (1) remove the Pipeline and the other
Form 424; Rev. 201400801
10-
Tracking #15-53714
Improvements or otherwise restore the Premises, and in such event Licensee shall, within thirty (30) days
after receipt of bill therefor, reimburse Licensor for cost incurred, (ii) upon written notice to Licensee, tape
and hold the Pipeline and the other Improvements and personal property as its sole property, without
payment or obligation to Licensee therefor, or (iii) specifically enforce Licensee's obligation to restore
and/or pursue any remedy at law or in equity against Licensee for failure to so restore. Further, if
Licensor has consented to the Pipeline and the other Improvements remaining on the Premises following
termination, Licensee shall, upon request by Licensor, provide a bill of sale in a form acceptable to
Licensor conveying the Pipeline and the other Improvements to Licensor.
25. All provisions contained in this License shall be binding upon, inure to the benefit of,
and be enforceable by the respective successors and assigns of Licensor and Licensee to the same extent as if
each such successor and assign was named a party to this License.
26. MJJgMnJ.
26.1 Licensee may not sell, assign, transfer, or hypothecate this License or any right, obligation, or interest
herein (either voluntarily or by operation of law, merger, or otherwise) without the prior written consent of
Licensor, which consent may not be unreasonably withheld or delayed by Licensor. Any attempted
assignment by Licensee in violation of this Section 26 shall be a breach of this License and, in addition,
shall be voidable by Licensor in its sole and absolute discretion.
26.2 For purposes of this Section 26, the word "assign" shall include without limitation (a) any sale of the
equity interests of Licensee following which the equity interest holders of Licensee immediately prior to
such sale own, directly or indirectly, less than 50% of the combined voting power of the outstanding
voting equity interests of Licensee, (b) any sale of all or substantially all of the assets of (i) Licensee and
(ii) to the extent such entities exist, Licensee's parent and subsidiaries, taken as a whole, or (c) any
reorganization, recapitalization, merger or consolidation involving Licensee. Notwithstanding the
foregoing, any reorganization, recapitalization, merger or consolidation following which the equity interest
holders of Licensee immediately prior to such reorganization, recapitalization, merger or consolidation
own, directly or indirectly, at least 50% of the combined voting power of the outstanding voting equity
interests of Licensee or any successor thereto or the entity resulting from such reorganization,
recapitalization, merger or consolidation shall not be deemed an assignment. THIS LICENSE SHALL
NOT RUN WITH THE LAND WITHOUT THE EXPRESS WRITTEN CONSENT OF LICENSOR, SUCH
CONSENT TO BE IN LICENSOR'S SOLD DISCRETION_
26.3 Notwithstanding the provisions of Section 26.1 above or anything contained in this License to the
contrary, if Licensee sells, assigns, transfers, or hypothecates this License or any interest herein in
contravention of the provisions of this License (a "Purported Assignment") to another party (a
"Purported Transferee"), the Purported Transferee's enjoyment of the rights and privileges granted
under this License shall be deemed to be the Purported Transferee's agreement to be bound by all of the
terms and provisions of this License, including but not limited to the obligation to comply with the
provisions of Section 15 above concerning Insurance requirements. In addition to and not in limitation of
the foregoing, Licensee, for itself, its successors and assigns, shall indemnify, defend and hold harmless
Licensor for all Liabilities of any nature, kind or description of any person or entity directly or indirectly
arising out of, resulting from or related to (in whole or in part) a Purported Assignment.
26.4 The provisions of this Section 26 shall survive the expiration or earlier termination of this License.
27 Notices. Any notice, invoice, or other writing required or permitted to be given hereunder by one party to the other
shall be in writing and the same shall be given and shall be deemed to have been served and given if (i) placed in
the United States mail, certified, return receipt requested, or (ii) deposited into the custody of a nationally
recognized overnight delivery service, addressed to the party to be notified at the address for such party specified
below, or to such other address as the party to be notified may designate by giving the other party no less than
thirty (30) days' advance written notice of such change in address.
Form 424; Rev. 201400001
•11-
Tracking #15-53714
If to Licensor: .bones Lang LaSalle Brokerage, Inc.
4300 Amon Carter Blvd., Suite 100
Fort Worth, TX 76155
Attn: Permits/Licenses
with a copy to: BNSF Railway Company
2301 Lou Menk Dr. — GOB-3W
Fort Worth, TX 76131
Attn: Senior Manager Real Estate
If to Licensee: Jenkins Family Living Trust
16902 Talbot Road
Edmonds, WA 98026
28. Survival. Neither termination nor expiration will release either party from any liability or obligation under this
License, whether of indemnity or otherwise, resulting from any acts, omissions or events happening prior to the
date of termination or expiration, or, if later, the date when the Pipeline and the other Improvements are removed
and the Premises are restored to its condition as of the Effective Date.
29. ;,gg_jd"� . it is understood and agreed that this License shall not be placed or allowed to be placed on public
record.
30. Applilgw. All questions concerning the interpretation or application of provisions of this License shall be
decided according to the substantive laws of the State of Texas without regard to conflicts of law provisions.
31. g%v_er@bilI1y. To the maximum extent possible, each provision of this License shall be interpreted in such manner
as to be effective and valid under applicable law, but if any provision of this License shall be prohibited by, or held
to be invalid under, applicable law, such provision shall be ineffective solely to the extent of such prohibition or
invalidity, and this shall not invalidate the remainder of such provision or any other provision of this License.
32. In ration. This License is the full and complete agreement between Licensor and Licensee with respect to all
matters relating to Licensee's use of the Premises, and supersedes any and all other agreements between the
parties hereto relating to Licensee's use of the Premises as described herein. However, nothing herein is intended
to terminate any surviving obligation of Licensee or Licensee's obligation to defend and hold Licensor harmless in
any prior written agreement between the parties.
33. ,l % d S er l I" . If Licensee consists of two or more parties, all the covenants and agreements of
Licensee herein contained shall be the joint and several covenants and agreements of such parties.
34. V er. The waiver by Licensor of the breach of any provision herein by Licensee shall in no way impair the right
of Licensor to enforce that provision for any subsequent breach thereof.
35. Inte r ion.
35.1 This License shall be interpreted in a neutral manner, and not more strongly for or against any party
based upon the source of the draftsmanship; both parties hereby agree that this License shall not be
subject to the principle that a contract would be construed against the party which drafted the same.
Article titles, headings to sections and paragraphs and the table of contents (if any) are inserted for
convenience of reference only and are not intended to be a part or to affect the meaning or interpretation
hereof. The exhibit or exhibits referred to herein shall be construed with and as an integral part of this
License to the same extent as if they were set forth verbatim herein.
35.2 As used herein, "include", "includes" and "including" are deemed to be followed by "without limitation"
whether or not they are in fact followed by such words or words of like import; 'writing", 'written" and
comparable terms refer to printing, typing, lithography and other means of reproducing words In a visible
form; references to any person are also to that person's successors and permitted assigns; "hereof',
"herein", "hereunder" and comparable terms refer to the entirety hereof and not to any particular article,
section, or other subdivision hereof or attachment hereto; references to any gender include references to
the masculine or feminine as the context requires; references to the plural include the singular and vice
12-
Form 424; Rev. 201400801
Tracking #15-53714
versa; and references to this License or other documents are as amended, modified or supplemented
from time to time.
36. Countrraarts. This License may be executed in multiple counterparts, each of which shall, for all purposes, be
deemed an original but which together shall constitute one and the same instrument, and the signature pages
from any counterpart may be appended to any other counterpart to assemble fully executed documents, and
counterparts of this License may also be exchanged via email or electronic facsimile machines and any email or
electronic facsimile of any party's signature shall be deemed to be an original signature for all purposes.
37. l irk �rtq a v . Jones Lang LaSaVe Brokerage, Inc. is acting as representa0ve for BNSF Railway,
Company.
END OF PAGE — SIGNATURE PAGE FOLLOWS
Form 424; Rev_ 201400801
Tracking #1&53714
This License has been duly executed by the parties hereto as of the date below, each party's signature; to be
effective, however, as of the Effective Date.
LIC N R:
BNSF Railway Company, a Delaware corporation
By: Jones Lang LaSalle Brokerage, Inc.
4300 Amon Carter Blvd, Suite 100
Fort Worth, TX 16165
By: ,,
Ed Okirter
Title: Sr. Vice President - National Accounts
Date:
L ENS E:
JENKINS FAMILY LIVING TRUST
16902 Talbot Road
Edmonds, WA 98026
By:
Title: s TI- d"
Date: ,r 1 /Z� C, /
Form 424; Rev. 201400801
-14-
COORDINATE SYSTEM: WA N
TRACKING NO. 15-53714
EXHIBIT "A"
ATTACHED TO CONTRACT BETWEEN
BNSF RAILWAY COMPANY
AND
JENKINS FAMILY LIVING TRUST
SCALE: 1 IN.= 100 FT,
NORTHWEST DIV..
SCENIC SUBDIV.
L.S. 0050 MP 20.77
DATE 02/23/2016
DIFFUSER
DESCRIPTION OF PIPELINE
PIPELINE SHOWN BOLD
SECTION: 7 -- .
TOWNSHIP: 27N
RANGE: 4E
MERIDIAN: WILLM
CARRIER CASING
CARRIER
PIPE PIPE
PIPE
SIZE:
4"
LENGTH ON RIW:
31'
CONTENTS:
STORM WATER
WORKING PRESSURE:
3500
PIPE MATERIAL:
PVC
BURY: BASE/RAIL TO TOP OF
CASING
SPECIFICATIONS I GRADE:
SCH 35 -
BURY. NATURAL GROUND
WALL THICKNESS:
0.188"
BURY: ROADWAY DITCHES
COATING:
CATHODIC PROTECTION
VENTS: NUMBER - SIZE
HEIGHT OF VENT ABOVE GROUND
NOTE: TIGHT LINE TO BE ANCHORED TO SLOPE
AT EDMONDS
COUNTY OF SNOHOMISH
STATE OF
WA
CASING
PIPE
AL Is]
REVISION 1 DRAWING NO.65063