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HomeMy WebLinkAboutLUA87-082 lqqIlll, Party of Record List Lexington Ridge Colin Quinn CENTRON 3025` 112th Avenue NE, Suite 100 Bellevue, WA 98004 Canada-American Associates c/o CENTRON 3025 112th Avenue NE, Suite 100 Bellevue, WA 98004 First United Methodist Church 2201 NE Fourth Street Renton, WA 98056 Phillip & Wilson Attorneys , John Phillips, P.S. Market Place One, Suite 500 2001 Western Avenue Seattle, WA 98104 Norm Hash 358 Bronson Way NE Renton, WA 98056 James Goerg 918 South 3rd Renton, WA 98055 ADJACENT PARTIES OF RECORD (LETTER OF EIS AVAILABILITY) Thomas C. Williams, 357 Bronson Way NE, Renton, 98055 Irene Emmons, 349 Bronson Way NE, Renton, 98056 Canada-America Associates, c/o James Platt, 10800 NE 8th, Suite 1010, Bellevue, WA 98004 Kusumi Shogo, 4643 138th SE, Bellevue, WA 98006 Norman Hash, 358 Bronson Way NE, Renton, WA 98055 Gerald & Cheryl B. Edgar, 351 Bronson Way, Renton, WA 98056 James R. Fay, 3823 E. Lk. Sammamish Rd. , Redmond, WA 98052 I ,,„ ,,, / , ''' ''' , , 1:3.;4"- ,..- * M f ,r r Z. .'.y•4- ram, 70' n.'-\ 01"'i►,"- t }lf- / , ," S'4 f s 7' 'fys.,, ,J"'> ' ks a { „" e k `' '. T.,�!` , ds WINDSOR a , '+,^ b PARK ° SINGLE FAMILY i t.a / ,, r r ,+t,- t ' a s :•t/i 3: ,�*Lf $ i •lip,‘‘;,1, ;. I ti„'44 I..,.1 _ ,: ,,.:, .1."*. *. f ..' *,tia .,,,,,..-. ; '4 ., fi:;:fit„,,,:.:.;, ..-....,,,, i4.,,,,:,„t-,...,,.,::,,,,.. I 4,,,J'., f i , , , id i ,y ,,,„, ,4,117, ;... .,d', .1. ,.. ; !_j_it., ,,,,4 w- !*.iit';','"(-41rvl,,'1,,if,,,,,t7.14:',2p,';,4---,„:=,-- -...., ;6 - R / ` ,, ICHUL %,)�„� ,, e'of i aI' % ..... / k � R ' GAF6 `` BRIGHTON RIDGE ' : 4. APARTMENTSf�.A/`_ a p �AI► ',> +s � ' s` J �' "� APARTMENTS i "21 t-1 — ' J �3 ryas"`M j 4 y. ti ,I),,`.. . ;' TOG .. r ,,'t ' � .` ' T t ; ti.,` + � ;.¢4 (V r )Z ?, t w -, -f� ,f� i,e 2 ..max' a'. ;, ,— /$w ;9 fit,'' f -1. r� "7f ' M, + aF'° i�'9 yy a: +a» `! 1V • _ iti. x� GROUP HEALTH ,0�: Art , >� 7' < '"'i ,r �, I `/ .i. 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Willi / / 0; . .. . . . • • . 411) 12'4 • 1; ,, I. ,.. ... 6 0 CITY OF RENTON Ira POLICY DEVELOPMENT DEPARTMENT Earl Clymer, Mayor E% * 6 MEMORANDUM May 16, 1989 TO: Fred J. Kaufman, Hearing Examiner FROM: Donald K. Erickson, Zoning Administrator RE: Centron Lexington Ridge ECF; SA-082-87 On April 5, 1989 the Environmental Review Committee considered the adequacy of the Environmental Impact Statement for Lexington Ridge and made the following decision: "It was agreed that a report be prepared for the Hearing Examiner recommending the conditions as agreed based on the new information reviewed today.". Attached to the Lexington Ridge Preliminary Report is a copy of the ERC Staff Report and recommendations for mitigating conditions. DKE:mjp 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2552 ADDENDUM TO ERC REPORT LEXINGTON RIDGE 1. , That the applicant prepare a geotechnical study to determine soil stability of area of the site adjacent to the Mount Olivet tank site near the southwest portion of the site. 2 . That the applicant tightline both the sanitary sewer system and the storm drainage system. The applicant to work with the Utility Engineer to determine whether the catch basins and manholes should be fiberglass or an equivalent material to prevent leakage. This should be done prior to a submittal for a building permit. i(!) That the applicant work with the Stormwater Utility Engineer in analyzing the downstream storm drainage system as part of the design activity of the storm drainage system. 0) The detention design shall be designed such that the flows shall not increase up to and including a 100 year 24 hour storm (that is, the post development runoff flows shall not increase over the existing predevelopment runoff for the 2 , 10, 25, and 100 year storms) . The design will be based on the SCS unit hydrograph method for computing runoff. �x4 e ,P 1 TcrarnoN 3025 112th Ave. N.E.C-90001 Suite 100 Bellevue,WA 98009 • May 15, 1989 zos 8zz zees CENTRON is a service mark licensed by Centron Corporation. • Ms. Lenora Blauman Senior Planner CITY OF RENTON 200 Mill Avenue South Renton, WA 98055 RE: Lexington Ridge Apartments Dear Lenora: Based on further analysis and subsequent discussions with the City's Staff, Centron has elected to use the "Design Alternative" as presented in the final Environmental Impact Statement. Centron will now concentrate its efforts solely on the "Design Alternative" and dis- regard the "Proposed Action Site Plan" and the"High Density Alternative" as presented in the final E.I.S. Attached, please find four sets of site and landscape plans as requested. The exterior lighting layout, as conceived, is shown on the site plan for your convenience. If I can answer any questions or be of any assistance to you, please contact me at 822-2888. Thank you. Sincerely, CENTRON Robert G. Minnott, Director Governmental Relations and Land Planning rgm: kk cc: John Phillips, P.S. E. Dennis Riebe, A.I.A. 0r11 • LCc' F v BUILDING AND ZONING DEPARTMENT TECHNICAL ADVISORY COMMITTEE STAFF REPORT April 5, 1989 A. BACKGROUND: APPLICANT: Centron PROJECT: Lexington Ridge ENVIRONMENTAL CHECKLIST: ECF; SA 082-87 DESCRIPTION OF PROPOSAL: Review of EIS submitted by applicant in conjunction with a request for site plan approval for the development of 360 unit multi-family residential complex. This 13 . 4 acre parcel is zoned R-4 , High Density Multi-Family Residential Use. LOCATION OF PROPOSAL: Located between N.E. 3rd Street and N.E. 4th Street, west of Edmonds Avenue N.E. , and east of the Bronson/N.E. 3rd Street intersection. ./ 554 0141(-) . yyc /- 24"6-1° Pcr• t 0A 4-- PI • olic2 1 6 IP 4 r t °I°1f0 Fp/ CAA; 1/ / 0 4/Vv Environmental Review Committee Staff Report Lexington Ridge EIS Page 2 April 5, 1989 B. ANALYSIS: Background: The proponent initially submitted the application for site plan review in 1987 . The Environmental Review Committee issued a Determination of Significance in October, 1987 calling for an Environmental Impact Statement, with particular emphasis upon the need for more information in the following areas: 1) vehicular and pedestrian traffic circulation impacts (on-site and off-site) ; 2) soil/slope character and stability, grading; 3) storm water run- off/drainage management; 4) aquifer protection - this project is in Zone I of the proposed APA; 5) availability and accessibility of off-site recreational facilities; 6) electro-magnetic impacts from nearby power lines upon human health and safety; 7) public service impacts; and 8) aesthetic/safety impacts relating to design of the development (e.g. structures, parking areas, open spaces/rockeries, on-site roadways, etc. ) . The proponent published a DEIS in November of 1988, and a FEIS in January of 1989 . These documents are to be reviewed by the Environmental Review Committee to determine whether the concerns defined in conjunction with the scoping for environmental review have been addressed. If those areas of concern are determined to have been adequately addressed, the ERC may establish mitigation conditions for the proposed residential development. Processing of the application will then resume. Note: Staff conducted an analysis of the EIS in order to facilitate ERC review. This analysis has been focussed on two alternatives -- the proponent's proposed development (PPD) , and the design alternative development (DAD) suggested by the City. Staff views these options as the most viable alternatives for the proposed development if development is to be permitted at this time. In addition to these two development alternatives, the EIS addressed a third option with a higher density than the DAD and the PAD alternatives. ISSUES CO) Whether the applicant has adequately entified and addressed impacts to the earth (soil slope/stability) anticipated from excavation, grading, development (structures, amenities, infrastructure) and utilization of the subject property? The existing site was used as a gravel pit. Small pits (3 to 6 feet in depth and 20 to 30 feet in diameter) exist in Environmental Review Committee Staff Report Lexington Ridge EIS Page 3 April 5, 1989 various locations on the site. The north central portion of the site has a steep cut slope. This cut slope is approximately 20 to 40 feet high with a slope of approximately 63%. The geotechnical analysis provided by Golder Associates indicates that the geologic conditions of the site are such that there is a low risk of landsliding or seismic induced liquefaction or consolidation on the site. Further they indicate that the proposed modifications to the topography of the site will further decrease the risk of such events. Finally, there is the potential for erosion on the site due to the clearing, grading, and cut and fill activity proposed in order to develop the proposed project; the anticipated erosion should be controlled through mitigation measures described below in this section. Both PPD and DAD will require a substantial amount of excavation. The PPD alternative will require the excavation of approximately 245, 000 cubic yards of material and the DAD alternative will require 290, 000 cubic yards of material. While the DAD requires more excavation, it will provide more open space and, thus, presumably better opportunities for controlling erosion on sensitive/steep slope portions of the site. In order to reduce the erosion impacts of earthwork on the site, the following measures should be taken by the applicant: a. That the applicant shall schedule all earthwork activity, to the greatest extent possible, during the dry months of the year (May 1st through September 30th) . Any such activity occurring during the wet months of the year, would require review by the City as to acceptable measures to be taken during this period to reduce or avoid the impacts of erosion and sedimentation. b. That the applicant install a wheel wash system together with the installation of a roadway at the entrances of the ingress and egress points to the site. c. That the applicant provide the City with a $4000. 00 revolving cash bond for street clean-up. d. That the applicant work with the City of Renton Public Works Department on acceptable erosion and sedimentation control methods including: the use of Environmental Review Committee Staff Report Lexington Ridge EIS Page 4 April 5, 1989 siltation fences, temporary ditches, the coverage of stockpile- o and reten - cessary. These erosion control methods shall be maintained. 410 Within 15 days of completion of earing, grading, and filling activities the exposed soils will be hydroseeded. Note: Hydroseeding must be completed within a timeframe which allows the hydroseeding to take effect before the winter weather arrives. f. That the applicant periodically water down the site to control production/migration of dust from the site to neighboring properties. g. That the applicant take appropriat- measures to cover stockpiled topsoil to prevent erosion or blowing of topsoil. h. Should eart • - , .n• or co- ruc ion activity occur during the wet months of the year, a soils engineer shall be hired to monitor erosion and sedimentation control measures to ensure that such measures are working properly and are maintained as well as working with the Public Works Department on additional or revised measures should problems arise. 2 . Whether the applicant has adequately identified and addressed storm water drainage impacts anticipated to occur in conjunction with the proposed development? Development on the site with the PPD option will result in covering approximately 51% of the site with impervious surfaces (roadways, buildings and parking area) . Selection of the DAD option would result in the implementation of a design which would provide larger contiguous areas of open space, however, impervious surfaces would remain essentially the same as those occurring in the PPD. The 0.8 of an acre site reserved as a greenbelt in the southern portion of the site would be retained with either option. Once the development is completed with either option, storm water runoff will contain higher concentrations of nitrates and phosphates due mainly to the use of fertilizers n the site) sediment, heavy metals, oil and grease as a result of motor vehicle traffic on the site. This type/level of run-off is customary for a residential development of the proposed density. However, special concerns may exist with respect to the type and quantity of proposed run-off, as a result of the fact that Environmental Review Committee Staff Report Lexington Ridge EIS Page 5 April 5, 1989 the subject parcel is located in Zone II of the proposed APA, at a point on the < boundary of the Zone I area. No special a mitigation measures have been suggested to date by the Public Works Department. The DEIS noted that the use of biofiltration was not considered as part of the storm drainage system for the site due to the lack of sufficient area to adequately accommodate such systems, and due to the fact that there are no open drainage courses to connect to such a system. Development of the site would result in a greater amount of stormwater runoff with a reduction in the amount of groundwater recharge. The geotechnical study prepared by Golder Associates noted that the amount of groundwater � displaced would be small relative to the entire Cedar River drainage basin. 110 Small quantities of nitrates, phosphates, oil, heavy metals, grease .nd oil would be present in the stor .ter entering the soils. However, 1' the amou actually entering the \ groundwater supply is expected to have an insignificant impact on groundwater quality. In addition to the closed storm drainage system proposed for the development (with either PPD or DAD) , that the applicant, in order to address potential storm drainage impacts, incorporate the following mitigation measures: a. That the applicant pp provide a closed storm drainage system; A b. That the applicant provide a plan for protection of the underlying terrain and aquifer through the installation of ; ' oil/grease traps and silt sumps in street catch basins and the installation Qv:, ,0 `N of a standard riser in the detention �� system to control the discharge of oil, grease, and sediment. The plan should 4�°J\A ° \ be subject to approval by the Public 4\t4 :10 Works Department; c. That the applicant provide the City with a plan to ensure checking and maintenance of the storm drainage system k`i for the development on a regular basis. � Reports shall be furnished to the Public Os Works Department every six (6) months. Note: This monitoring could be accomplished by a licensed engineer or might be accomplished by the complex management staff. If the apartment manager is assigned to this task, the specific responsibilities need to be included in a statement of duties for that position. Environmental Review Committee Staff Report Lexington Ridge EIS Page 6 April 5, 1989 3 . Whether the applicant has adequately identified and addressed impacts to the natural environment anticipated to occur in conjunction with the proposed development(s) ? The majority of the site is covered with natural vegetation. There is a sizeable deciduous forest and a smaller number of conifers on the site. There is a dense layer of shrubs including such species as the vine maple and salmonberry, salal, swordferns and various types of blackberries. Development of the site, with either PPD or DAD, will result in the elimination of the majority of the above-described vegetation. These plantings will be replaced with ornamental vegetation, native trees, shrubs and lawn. The removal of this vegetation together with the addition of human activity to the site will also result in the change in the composition of the mammal and bird communities on the site (e.g. passerines, towhee, thrush, mice, shrews, snakes and lizards and deer) . It is expected that those species which are more human-tolerant (e.g. crows, sparrows) will dominate the site once development is completed. Other species less tolerant toward human activity (e.g. deer, raccoons, skunk) will be forced to migrate to other sites. Staff recommend that the following conditions be established: a. That the applicant, in order to •rotect the greenbelt area on the site, provi• - - .hich defines that greenbelt . • . which prohibits any/all temporary or permanent disruption to the greenbelt, during construction or operation of the the proposed development. �� '�\ 1� 6� �� .�C�C,Q.ti�L a b. That the applican provide aestheticQQ and visual buffers, on ai glare, d enhance the natural areas on the site. The applicant shall work with the City's landscape planner to ensure that the landscaping plans include plantings of sufficient quality, quantity, size, diversity and location, which will both enhance the natural environment on the site and as well provide sufficient buffers. c. That the applicant establish a plan for the capture and relocation of the larger mammals on the site (deer, raccoons, etc. ) found on the site to other locations within the City or elsewhere. Such a plan shall be developed with representatives of the State Department of Wildlife. Environmental Review Committee Staff Report Lexington Ridge EIS Page 7 April 5, 1989 4 . Whether the applicant has adequately identified and addressed impacts to environmental health (proximity to electromagnetic power lines) anticipated to occur in conjunction with the proposed development(s) ? The EIS includes information con erning lectromaZ3ne power lines, together wixi5-t4n to concerning proposed expansion, and likely impacts from present/future levels of use. Those impacts are mitigated in PPD by reserving the entire Puget Power right-of-way as an open space. In the DAD alternative, the majority of the right-of-way is retained for open space, with a section of the southeast corner of that - -a reserved for approximately 108 •arking spaces. These parking spaces : ''` less convenient to residential units than are parking areas within the complex. However, these spaces are useful for guest parking and convenient to the arterial, as well as to pedestrian walkways and o transit lines along N.E. 4th Street. While the studies on electric and magnetic fields of transmission lines cited in the DEIS do not indicate any health risk, the information is insufficient at this time to derive any definitive conclusions on these relationships. In the short-term, injury is possible to residents of the development due to such activities as kite flying and the climbing of the towers. In order to minimize long term and short term impacts to the residents, the following measures should be taken: a. That the applicant provide written information to residents on the dangers 1PY of electrical shocks from the '�` transmission lines. b. That the applicant work with Puget Power to develop an acceptable proposal for signage and fencing of the t'raismission towers. 4 c. That a licant keep all gpg s a minimum o feet from the- transmission lines. 5. Whether the applicant has adequately identified and addressed land use impacts anticipated to occur in conjunction with the proposed development(s) ? Both the PPD and DAD alternatives propose developments of 360 residential units. As a result, impacts from both of the options are anticipated to be Environmental Review Committee Staff Report Lexington Ridge EIS Page 8 April 5, 1989 similar. A residenti. development at this site is compatib - with- surrounding residential and commer•ial/service uses. �r� However, there is concern to whether off-site impacts (e. • . - = • , traffic) from either the• PPD or DAD options can be mitigated sufficiently, given current i • u.tion technology, to meet .cceptable standards •r the mitigation of suc . . - 6. Whether the applicant has adequately identified and addressed aesthetic impacts, noise impacts and light and t glare impacts anticipated to occur in 101 0) conjunction with the proposed \ <� development(s) ? DAD and PPD both include 360 units located in 15 buildings. Interior layouts e similar in both plans. ` However,AJn the DAD option the buildings are designed and sited to better enhance views and to protect the privacy of the residents through the provision of greater visual variety, visual relief, and "staggered" ,structural placement. In this option, uildings are located in such a manner that enables safer, more efficient vehicle and pedestrian travel through the site. Also, more open space is available. Under both options noise impacts from adjacent roadways and developments are anticipated to be similar, and to be mitigable through structural improvements, and through location of structures and amenities (e.g. open spaces, recreation areas) . On-site noise impacts are not anticipated to be unusual ; those impacts can also be mitigated through building design and location. Both the PPD option and the DAD option are planned to mitigate noise impacts. The design of the DAD option, which includes better separation and articulation of buildings, is preferred for noise control. Under both the DAD option and the PPD option, the proponent will be advised to provide and direct on-site lighting and landscaping in a manner which limits light and glare impacts to the residential units from on-site and off- site (vehicle headlight) sources. Here, again the DAD option is preferred because the greater open spaces, greater spaces between buildings, and other design features facilitate safe travel on-site (free of light and glare) , and enhance opportunities for providing on- site lighting which illuminates the site without negative impact upon the development. Environmental Review Committee Staff Report Lexington Ridge EIS Page 9 April 5, 1989 Staff recommend that the following measures be taken: a. That the applicant, in order to provide a a more aesthetically attractive, safer, more functional residential complex, select the design alternative (DAD) rather than the proposed project design (PPD) , and work with the City's Planning Division to make some modifications to that design to: 1) further improve the appearance of the development; 2) reduce on-site and off-site visual/functional impacts; 3) contain noise impacts; and 4) contain light and glare impacts. Note: Construction-related impacts with respect to aesthetics, noise, light and glare are reviewed in Section 10 of this document. 7 . Whether the applicant has adequately identified and addressed traffic (vehicular and pedestrian) impacts anticipated to occur in conjunction with the proposed development(s) ? Development of the project whether under I the PPD alternative or under the DAD af tet iv wcle df rsus 1pt in,the addition h . - nearest major intersection servi the site is the signalized intersection 1)5 \ of N.E. 3rd St and Sunset Blvd North. This intersection currently operates at ' a Level of Service F for both the A.M. and P.M. peak periods. This is an N. unacceptable operating level. The EIS notes that improvements need to be made to this intersection with or without the project. One mitigation measure offered involves signal phasing and additional left-turn lanes (northbound, eastbound and westbound approaches) which would . change the P.M. peak period from LOStle to LOS D and the A.M. peak period fro L. ti'� = -• Another problem identified was the potential risk of conflict for pedestrians and vehicles on the segment of Bronson Way N.E. between N.E. 3rd St and N.E. 4th St due to the geometrics (slope, angle, sight distance) of this portion of the roadway. In fact, these features and the resulting concerns about pedestrian and vehicle safety caused METRO to remove transit service along this portion of roadway. The EIS went further, stating substantial improvements, designed to provide long-term solutions to roadway impacts at the above-described intersection and along the adjacent roadway were needed in the vicinity of the project as a result of new Environmental Review Committee Staff Report Lexington Ridge EIS Page 10 April 5, 1989 development (in addition to the proposed development) planned in the immediate area, and as a result of the substantial amount of proposed new residential and commercial development in the northeast �A1.� p sector of the City which would be expected to generate a level of traffic which is similarly substantial. The City has asked a major developer in this area to undertake an areawide traffic improvement plan (TBID Plan) in order to determine necessary improvements and "assess AWDTE costs. This study is expected to be completed in the next few week A draft of the study has been compited and being reviewed by Traffic ,,r! Engineering. The Traffic Engineer, 6At 'IU' " based upon the draft traffic study bi I, U submitted a list of conditions to 00/ mitigate the traffic impacts. These conditions are listed in a memo dated March 31, 1989 and attached to this report. Staff determined that there are certain traffic mitigation measures which are necessary to consider the development at the given location which are as follows: a. That the applicant work with METRO to develop an acceptable transportation management plan which shall be approved prior to the issuance of a certificate of occupancy for the project to reduce the level of vehicle/pedestrian impacts upon the neighborhood. b. That the applicant work with the Parks Department to develop acceptable 7 linkages with the City's trail system located near the site in order to provide for an increased level of pedestrian safety. Note: Construction related traffic impacts are reviewed in Section 10, below. c. That the applicant comply with the conditions recommended by the Traffic Engineer in a memo dated March 31, 1989 . 8 . Whether the applicant has adequately identified and addressed public service (fire, police, schools, utilities) impacts anticipated to occur in conjunction with the proposed development(s) ? a. Police Services The EIS states that the proposed project, utilizing either alternative, is anticipated to generate only the customary number and type of police service emergency calls for a 360 unit residential project - one call annually per 1 . 96 persons -- and that these calls can be addressed within acceptable time Environmental Review Committee Staff Report Lexington Ridge EIS Page 11 April 5, 1989 parameters using the services f existing staff members, plus 1 ew officers (with concomitant le of new I` supporting equipment) . While it is estimated that the cost of new resources/services would be $57, 200, there is presently no approved plan for resource improvement, which would enable the City to require that the applicant provide such funding directly. As a result, it will be necessary for the City to depend upon tax revenues to generate a fair share of funds for such improv-ments. Additionally, at the time 1011)414r94" o -4-121Mtlealpreview, if the project is permitte. , the applicant will be required to provide signage, lighting, building identification and other improvements to increase general safety on-site and to facilitate efficient emergency response times by police officers. b. Fire Services Either the PPD option or the DAD option is anticipated to increase requirements for service by the Fire Department, as would customarily be expected for a 360 unit residential development. Specifically, it is expected that there would be one call annually for each eleven (11) residents. The Fire Department has not developed a preferred officer/population ratio, however, the City is in the process of implementing a 15 year plan for service improvement, including the employment of new staff and the purchase of new equipment. Tax revenues generated by the project will help to support the described improvement project. Staff do recommend that, if the project is permitted, the applicant be required to provide signage, lighting, building identification and other improvements to increase general safety on-site and to facilitate efficient emergency response times by emergency personnel as noted above. c. Utility Services The applicant reports that existing public utility services are available to the site in sufficient quantities and at suitable locations to serve the proposed development (either DAD or PPD) . Utility Engineering has not suggested that environmental mitigation measures are necessary to achieve suitable service levels on-site or to mitigate off-site impacts. Utility lines are available to serve anticipated future development in the immediate vicinity and along the N.e. 3rd Street/N.E. 4th Street corridor. Environmental Review Committee Staff Report Lexington Ridge EIS Page 12 April 5, 1989 d. Schools The project is anticipated to introduce approximately 90 new students into the local school system. The proponent reports that these students can be accommodated within the system, by enrollment in currently operating schools and/or reopening of schools presently closed for lack of enrollment. Independent confirmation from the c ` District #403 Administrative Offices is pending. Tax revenue generated by the development is proposed to provide the major source of support from Lexington Ridge to local improvement programs. 9. Whether the applicant has adequately identified and addressed recreation impacts anticipated to occur on-site and off-site in conjunction with the proposed development(s) ? The project site is expected to generate approximately 640 persons who would require a combination of on-site and off-site recreational opportunities. The project will include a swimming pool ; recreation center with indoor sauna, weight room, lounge with wet bar, e 0\ 1 sunbeds, spa-jacuzzi and racquetball court; barbecue/picnic area, and two tot - 10 V lots together with the creation of a ' nkage with the City's proposed trail system in the <kuget Pe right of way. Depending upon the project design used, there would be approximately 2 . 5 acres (PPD) to 3 . 5 acres (DAD) of useable area for recreational space. The space set aside for passive recreation/open space would range from 3 .8 acres (DAD) to 4 . 450 aces (PPD) . Finally, baseduponthe City's standards, the project would � j result in need for an additional 6. 5 acres of general park area. The t ; population proposed for the project is not sufficiently large, however, to „, A,A� support a park on-site or the purchase }Y"�" of a park site in the area. 10 m � ` A Some specific recreation measures to �O off set the impacts from the proposed �� development to the community are to be submitted by Parks Department staff. 10.Whether the applicant has adequately addressed the noise impacts which will result during the construction phase of the development? The applicant has acknowledged that there will be aesthetic impacts, light and glare and noise impacts in the area which will occur particularly during construction. Since the project site is adjacent to existing residential uses to Environmental Review Committee Staff Report Lexington Ridge EIS Page 13 April 5, 1989 the west and east and a church and daycare center to the north, the applicant should mitigate the construction impacts in the following manner: a. That construction equipment be operated within acceptable noise range levels for such equipment. b. That the applicant limit the hours of on-site construction activity on q Saturdays between the hours of 8 : 00 a.m. and 6: 00 p.m. with no constru do ` activity on Sunday c, (/,� 1c 1 i c i� C. That the applicant limit the hauling operations off-site to the hours between 9 : 00 a.m. and 3 : 00 p.m. on Monday through Friday to limit traffic impacts to the adjacent roadways. Note: See Section 1 of this document for additional construction-related conditions. OMMENDATIONS: Based upon the above analysis, staff L recommends that the Environmental Review Committee issue. a Determination of Non= Significance-Mitigated subject to the following conditions: 1. In order to reduce the erosion impacts of earthwork on the site, the following measures should be taken by the applicant: 0 That the applicant shall schedule all earthwork activity, to the greatest extent possible, -during the dry months of the year (May 1st through September 30th) . Any such activity occurring during the wet months ' of the year, would require review by the City as to acceptable measures to be taken during this period to reduce or avoid the impacts of erosion and sedimentation, ., b. That the applicant install a wheel wash system together with the installation of a roadway at the entrances of the ingress a d .._O�6 o ' egre s pntp to the site, MG h ' , c. lhat the applicant provide the City with a $4000. 00 revolving cash bond for street clean-up. d. That the applicant work with the City of Renton Public Works Department on acceptable erosion and sedimentation control methods including: the use of Environmental Review Committee Staff Report Lexington Ridge EIS Page 14 April 5, 1989 siltation fences, temporary ditches, the coverage of stockpiled soil, and retention ponds if deemed necessary. These erosion control methods shall be maintained; e. That within 15 days of 4completion of clearing, grading, c-,z\ and filling activities, the exposed soils will be hydroseeded: 4 P 4 Note: Hydroseeding must be completed within a timeframe which allows the hydroseeding to take effect before the winter weather arrives, f. That the app ican ' water down the site to control production/migration of dust from the site to neighboring properties, I It g. That the icant to � appropriate me es to cover I stockpil opsoil revent eros ' or blowing of to oil, Should earthwork and/or construction activity occur during the wet months of the year, a soils engineer shall be hired to monitor erosion and sedimentation control measures to ensure that such measures are working properly and are maintained as well as working with the Public Works Department on additional or revised measures should problems arise. 2 . That in addition to the closed storm drainage system proposed for the development, the following mitigation measures need to be incorporated into the storm drainage system: a. Tit- he a 1 icant rov_.' (closed storm drainage sys e b. That the applicant provide a plan for protection of the underlying terrain and aquifer through the installation of oil/grease traps and silt sumps in street catch basins and the installation of a standard riser in the detention system to control the discharge of oil, grease, and sediment. The plan should be subject to approval by the Public Works Department; c. That the applicant provide the City with a plan to ensure checking and maintenance of the Environmental Review Committee Staff Report Lexington Ridge EIS Page 15 April 5, 1989 storm drainage system for the development on a regular basis. Reports shall be furnished to the Public Works Department every. six (6) months. Note: This monitoring could be accomplished by a licensed engineer or might be accomplished by the complex management staff. If the apartment manager is assigned to this task, the specific responsibilities need to be included in a statement of duties for that position. 3 . That in order to reduce impacts to the natural environment, the following measures be incorporated into the development plans: a. That the applicant, in order to protect the greenbelt area on the site, provide a covenant which defines that greenbelt � area and which prohibits any/all P�'4 temporary or permanent a I�(��I disruption to the greenbelt, )l4 during construction or operation of the proposed development. ' b. That the applicant provi de p de aesthetic and visual buffers, contain light and glare, and enhance the natural areas on the site. The applicant shall work with the City's landscape planner to ensure that the landscaping plans include plantings of sufficient quality, quantity, size, diversity and.. location, which will both enhance the natural environment on the site and as well provide sufficient buffers. c. That the applicant establish a plan' for the capture and relocation of the larger mammals on the site (deer, raccoons, etc. ) found on the site to other locations within the City or elsewhere. Such a plan shall be developed with representatives of the State Department of Wildlife. T 4 . That in order minimize the ' o• term and short term impacts of t - transmission lines, the following measures shall be required: a. That the applicant provide written information to residents on the dangers of electrical shocks from the transmission lines. Environmental Review Committee Staff Report Lexington Ridge EIS Page 16 April 5, 1989 b. That the applicant work with Puget Power to develop an acceptable proposal for signage and fencing of the transmission • towers. c. That the applicant keep a � buildings a minimum of erF feet from the transmission lines. 5. That in order to reduce the aesthetic, noise and light and glare impacts, the following measures be incorporated into the project: a. That the applicant, in order to provide a a more aesthetically attractive, safer, more functional residential complex, select the design alternative (DAD) rather than the proposed project design (PPD) , and work with the City's Planning Division to make some modifications to that design to: 1) further improve the appearance of the development; 2) reduce on-site and off-site visual/functional impacts; 3) contain noise impacts; and 4) contain light and glare impacts. 6. That in order to address the traffic impacts of the project, the following measures be incorporated into the project: a. That the applicant work with ,^„ METRO to develop an acceptable 1 �/U// transportation management plan which shall be approved prior to the issuance of a certificate of occupancy for the project to reduce the level of vehicle/pedestrian impacts upon the neighborhood. b. That the applicant work with the Parks Department to develop n - acce. - . a linkages with the ( stem located near �� ���11 t e si e in order to provide for t% an increased level of pedestrian safety. c. That the applicant install standard curb, gutter, sidewalk, and street lighting improvements around the periphery of the project. d. That the applicant provide a transit lane pull-out on NE 3rd, or, alternately, the developer can construct an additional lane along their NE 3rd frontage. Since an additional lane westbound is identified as a necessary improvement in the NE . . Environmental Review Committee Staff Report Lexington Ridge EIS Page 17 April 5, 1989 necessary improvement in the NE 3rd/NE 4th TBZ, the developer should be allowed credit for construction of the lane. 'However, no credit should be allowed if the developer opts to construct the transit pull-out + only. Note: The Bronson Way/NE 3rd . nte`intersection presents a severe grade problem. Recently, transit service was disconnected on Bronson Way as the buses experienced significant damage when negotiating the turn to NE 3rd. The result of this action eliminated transit service to Group Health Clinic. Any widening of NE 3rd must address the grade problem on Bronson. To the extent the Lexington in Ridge developer pays should be L tAW determined by ERC policy. In our meeting with John Phillips, we did not identify this work as a cost for which he would be responsible. ��j��.e,? e preferred alternative ide ' fied access to the i e from N d. As a res t of , p sight dista e, ext a grades and a history naway truck accidents on NE , we reserve 6Rd �, ii- judgement a is ti a on whether not the ide ified {'C-\ access hould be allowed. Our �l con rns were so stated to P llips. f. ' Lexington Ridge participation in the NE 3rd/NE 4th TBZ was identified at this time to be 670, 00 based upon $288 per ip under the preferred 1 alternative. The NE 3rd/NE 4th TBZ has not been adopted by City Council. Hence, the developer /l was requested to bond the \ $670, 000. The $670, 000 was ‘\ ° presented as " case" scena owever, further stud A 0° of the draft TBZ document indicated that may not be the case. John Phillips was not 1,FI VI told this l (i 1 It . is assumed that the /1 � incremental impact of this project on other necessary ' improvements in this corridor will be addressed through the traffic mitigation fee. Note: Construction related traffic impacts are reviewed in Section 10, below. Environmental Review Committee Staff Report Lexington Ridge EIS Page 18 April 5, 1989 ?c% That in order to reduce the recr eation impacts of the dev- •pment, the following measures Aglar..e incorporated into the project: / a. Both the Proposed Alternative and the Design Alternative have adequate on-site recreation facilities. The developer should consider an outdoor half court basketball facility because this recreational amenity has proven to be popular both in residential and commercial settings. b. The preferred off-site mitigation is the development of the Sunset Trail utilizing the Puget Power line right-of-way which runs north and south along the east property line of the project. The Sunset Trail is the only north/south pedestrian separated right-of-way trail that will link the Cedar Trail System to the Lake Washington Blvd. trail system. c. The main problem with the design alternative in this regard is that a parking lot is proposed to occupy a major section of the trail. This is unacceptable to o the Park's Department. Redesign needs to be undertaken to that k the trails integrity is maintained, i.e. that it reads �, like a trail and not like a VI parking lot. d. Pedestrian facilities should also be developed along NE 3rd Street, NE 4th Street, and Bronson. That in order reduce the noise 0 / impacts of the construction activity, the following measures shall be adhered to: a. That construction equipment be operated within acceptable noise range levels for such equipment. b. That the applicant limit the hours of on-site construction activity on Saturdays between the hours of 8: 00 a.m. and 6: 00 p.m. with no construction activity on Sunday. c. That the applicant limit the hauling operations off-site to the hours between 9: 00 a.m. and 3 : 00 p.m. on Monday through Friday to limit traffic impacts to the adjacent roadways. Environmental Review Committee Staff Report Lexington Ridge EIS Page 19 April 5, 1989 Note: See Section 1 of this document for additional construction-related conditions. dik i 310 Bronson Way N. E. #33 Renton, Washington 98056 May 22, 1989 EXHIBIT NO. . , City of Renton T M NO. 5�-o Sq. Department of Land Use and Zoning Renton, Washington 98055 To Whom It May Concern: I have been a resident of Renton, Washington for 21 years. I chose to live in Renton because I believe teachers should live in the same community as the children they teach. As an apartment dweller by choice, I have supported Renton through my taxes paid as rent. I believe well-designed apartments can be comfortable, permanent housing for citizens; however, the project being considered at this hearing today, May 23, 1989, if permitted, would seriously change the potential for the present community to remain a diverse community with all of the necessary characteristics of a nearly ideal community. As the community of my choice, Renton has measured up in many ways to the characteristics I would choose for my ideal community: It is small enough for citizens to be involved in a participatory way. It has the feeling of a small town community rather than suburban-bedroom sprawl. Renton has a far-sighted park department, and it has a variety of large and small buildings and people spaces. It supports a variety of socio-economic levels that allow for a diverse community to reside in harmony. Renton is not yet wall-to-wall concrete and asphalt. I hope Renton has a long-range plan for a quality of life that supports a land diversity in all neighborhoods. Healthy neighborhoods allow all citizens to have accessible recreational land, the relief and benefits from protected green areas, unpolluted environments, diverse housing choices, and adequate public services of fire and police protection, water, sewage, drainage, and road maintenance. Over the last'welve years that I have resided at my present address, apartment complexes have sprung up in an ever-widening belt now about a mile in length along either side of Cemetery Road/Third Avenue with no additional single family dwellings or parks interspersed. This suggests a lack of commitment to diversity of land use and to neighborhoods which encourage permanent, responsible apartment dwellers. I hope I am wrong. I am asking you, the City of Renton, to disallow the permit to build the proposed apartment complex on Bronson Way and Fourth Avenue. This project bodes ill for the quality of life on the hill adjacent to Group Health Clinic. The property in question is already surrounded primarily by apartment buildings. The nearby Windsor Hills Park is inadequate to serve the present community, let alone an additional 600+ residents. -2- This property is ideal as a future park in the style of Philip Arnold, needing little additional improvements. The old quarry on the south of Cemetery Road up the hill east two blocks-- now an eye sore of immense proportions seems a more ideal setting for the improvements an apartment complex could bring,: and thereby saving the city the huge expenses necessary for reclaiming that site as a park. The property as it stands is heavily wooded with forty-year-old evergreens and maples; as a park it has great potential. If this site is denuded to provide space for apartments, the quality of the community will significantly change. I am relying on the City of Renton to protect the quality of my neighborhood by having the foresight to protect the quality of the entire community. Sincerely, "iiitthtAa4 at/i44/AC Mildred J. Renfrow • • Renton Police Department MEMORANDUM May 19, 1989 To Lenora Blauman, Senior Planner / From : Penny Bryant, Crime Prevention Coordinator Re • LEXINGTON RIDGE HEARING As we have discussed, the Lexington Ridge project is scheduled to go before the hearing examiner on Tuesday, May 23, 1989. Previously scheduled commitments will prohibit • me from attending this hearing and unfortunately the police department does not have any ocher representative that is prepared to attend this hearing. It is for these reasons, that I would support the request for granting of a continuance of this hearing until June 20, 1989. cc: Fred Kaufman RECEIVED MAY 1 1989 CITY OF RENTON }TARING EXI MINUR A CITY OF RENTON HEARING EXAMINER PUBLIC HEARING AGENDA COMMENCING AT 9 : 00 AM, MAY 23 , 1989 COUNCIL CHAMBERS, SECOND FLOOR, RENTON MUNICIPAL BUILDING The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. CENTRON LEXINGTON RIDGE ECF-074-87 ; SA-082-87 The applicant seeks site approval to construct 360 multi- family residential units in 15 buildings, a recreation center, and parking on 13 . 4 acres. The property is located between N.E. Fourth Street and N.E. Third Street, west of Edmonds Ave. N.E. , and east of Bronson Way N.E. L � `rO. /0 ITEM NO. S A O 7 CITY OF RENTON MEMORANDUM DATE: June 15,1989 TO: Jeanette Mckague,Senior Planner C- FROM: Garth D.Cray,Senior Engineering Specialist ��P SUBJECT: Storm requirements on Lexington Ridge It has come to our attention that because of changing policies in storm water utility in recent months that there is some confusion in the requirements to be placed on Lexington Ridge with regards to stormwater. The requirements in this memorandum are to clarify requirements as placed previously on the project. Due to concerns of the slope of the property and project location,biofiltration will not be required. In order to control oil spills and dumping on the site,three chamber baffled oil/water separators should be placed on all flows leaving the site. The project will require a detention system which will meet the following two scenarios:i)if conveyance capacity of the existing City storm system is determined to be sufficient in capacity to address a 25 year storm,then the requirement will be ten year detention with a ten year existing conditions release rate,or ii)if the capacity of the existing system is determined to be less than that necessary to address a 25 year storm,the requirements would be for a 25 year detention system with a release rate being computed under predeveloped conditions for the year storm matching the capacity of the existing system(i.e.if the capacity of the existing system is 10 years,then the release rate will be computed on the 10 year storm). The method utilized to compute the detention should be a SCS unit hydrograph method or other approved method(Santa Barbara Urban Hydrograph,SWMM,etc). In addition,the detention design should incorporate the 2 year storm,showing no increase in flows from site for the 2 year storm as a result of development. s/g/001/GC/bh • 0 O • To en s (Y) �Z Z rr^�^ co Z vJ U- M' s W O U i_ii.L...........................a,....,............._ i PUGET SOUND POWER&ur1C3H7 CO RIW �// • I • te_. .\ , \ . • ` r •. 'i I,,.•a:'1•••.A .1 i ,_.....1• II Zip=ICI'•; ° • I 0, J. � '• , I, ,s(ts) "t:. ,----------7-77, . >-/. iff.ir 0-A..* 104.715"..• /vs* EC :;• .--i 1 .\ r--tr .. geor.;,______,1111.2:47, irefs4a. ,A,-11"..„, --•• 'J.; f• i • git ti ♦,4 � c4 1 . ... - 1 ."�1 ,, oak . _ 4 I, • “:/ / : 1, I:,.% 4r' I 4'' Q, LU •••••..„„4,.....i& ....—,' . . " Yillik. 'WAIF N CC-C° )151. '. • - 0 :1.1 • o c . •../i 1 ",ram o Am, - e /' j 1" �. s p lt# ri:. \-- - --.. .,..„ -?..: -.)-0.'-- tillifilli " ' ' / ' I ,,. _, ., %..'....6,, 16. . 1_••,... • 7 .. ':11 • l 4. \ • • ' I' ' � C/? W¢ • • i* a. ''Z‘', '• .-:\ "..,`. •.0%i" • -•-•,--, ..„: ' , 4 z ,, 04c . .,42 \ ..... . .. lop. i•tt .-,, . . ' .., ' .,, 104...sji— •'/ Ir.• E"+0 wa •• «c ' . 1 '-,Q � DODDS ENGINEERS, INC. IiiiCIVIL ENGINEEPING SUPVEYING PLANNING June 21, 1989 DEI Project No. 87075 EXHIBIT NO. 7 „. Mr. Robert G. Minnott ©. 0 �a ,.... `.:. CENTRON ITEM 3025 - 112th Avenue N.E. Suite 100 Box C-90001 Bellevue, WA 98009 Subject: Lexington Ridge Sewer Analysis Dear Bob: We have reviewed the sanitary sewer analysis prepared by RH2 Engineering for the City of Renton on the existing sewer system downstream of the above-mentioned project. The analysis shows that two runs of existing 6" diameter concrete sewer mains would flow at 94 and 81 percent of maximum capacity when the proposed project is included. RH2 Engineering stated that the City of Renton considers pipe sections flowing greater than 70% of maximum capacity to be above acceptable capacity. The two runs are: 148 LF of 6" diameter concrete pipe between manholes 12-17 and 12-18 ; and 124 LF of 6" diameter concrete pipe between manholes 12-19 and 12-20. Both runs are located north of the project site along the east right-of-way of Interstate 405 (see attached sketch) . We will estimate the cost of upsizing the two 6" diameter runs to 8" or 10" diameter after a site inspection of the areas in question. If you have any questions regarding the above, please give me a call. sincerely, DODDS ENGINEERS, INC. 22. '9 S even L. Borneman, P.E. SLB:cyd Enclosure 4205 ^,FIFTH ..VE N E.. SUITE 2CO-BELLEVUE. WA 92007 [206) 865-76%i GP 4.4-2'4::3 FAX:[ZOB)665-7963 1 t • ., ._. . . . •.� .. � • � � - .... �® . ` Q" rr `V ,7C:::): ... . , 40 0 • v. i I . . . 0 bil • . .'.'.' ,.. : . . ..‘ C()Fre(I'V -.®2 . • . „r-i - , . . .. .. • v • y �• 1 2 , O ,, 1 a Y • ' i /V . •\I r ` R .. , . ... 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PPb STEVEN L.BBBNEMAN,PE 9.TOC, / 1 - 1 • �@ �` c� g E , n 9D F i4 Rc Y `=_ _ii N. / • 1 \ 3 —emu Y 7n ., 6 • 1 h V rn LiL-- -- C F Z I ' t---- --'-- r 1. I[. Kam. �_ -- L',:-.;t. :ti T _ I{ IT ,'',:?;�i —f^I x•.$ I I v \Sr �' ti s I J D I `,(7 II '!- t F I 7i, , I LJ44;1144, t 9 ` yl r Y , H �? xLlf T i :.t. S Qy1 .PI% ,1 p C Tp Oiii..'I - 'l .•7""}E•, i-.r.:‘Ltt.'��M1. • - • •, X > � 3fi 3 1 m Zu C`-1. -'�:._ 'f. ••` ..•-A. .`•?'.. ,'.; •as z a r\ S:M{ .,jam t n ISSUED 9•I-87 SECTIONL•i7ll�Ai� CENTRON o eAE Na RUAv� DETAILS RIDGE TON Clirim CGI\I ItV1i DEVELOPMENT (ff 0)6 1957 Avenue N.E. CORPORATION O A 960.UNIT Bellevue,Washington 98004 �Elt VUE WASH NGT pNHE YY009 RESIDENTIAL COMMUNITY (2TM)624.1557 (206)8222888 pROR�1 e22•2PRA 12oe162.-us2 E.Dennis Nebo IN RENTON,WASH. 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ISSUED q•.'.I -c5.?--,- ' PRELIMINARY C\7!!1/�\i LRPON . : LEXINGTONELEVATIONS RIDGE 3025 112th Avenue N.E. .,..<I`;., A 360 UNIT Bellevue,Washington 98004 a0]S 11]IN AVENUE N.E. /Y(1 9 E=l vUE~WASN1NGi N 90009 , UU I RESIDENTIAL COMMUNITY (206)624.1557 (206)822.2888 Pao�,?a-aeea laaegea,-usP E.Dennis Rfebe SCAIE:I/4"=1'-0" IN RENTON,WASH. ARCHITECT aNIRON IS A SERVICE MURK LICENSED BY[ENIRON CORPORATION . . . . . i .; . . ' • . ••••r-'• • . . ,. • • . . . • . . . . . , .. .1 • f• ----g g-------- {----) 3 A 1 • , 2 • g ei . . , . • 14 i---I } $W'rki 1 R 1 . • , I % g . m"Wili Ell l __10 Z8 g i 6 • • •,, . •ND 1 ,_ ... F= ' _I/ g 0 0 ,..._, • ill it ',...:' • gc ry 0 . . liw . 8 . • • , (Th1,2 , L 0 co • - . . . • , . . 4..7, . 3.,A1 • - • • . . • . . . • • . . . . . • , . i1g Lgg = . 41 VA M . co %g • 1.7s14;i 0 •...- I i g •I ' A ----- _IN __wi Z 6 . • O. 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I ,, 1/1 PRELIMINARY C�7rAA�� �, "-- ELEVATIONS LEXIN TON a RIDGE 3025 112th Avenue NE /� /a,1r)) SCALE:1/4"•1'-0" 11 A 360 UNIT Bellevue.Washington 98004 NESOENTLAL COMMu iT e INRENTON,wASM. 1208(6281557 (2061 822.2888 .. • 0, >7n „_,E : . ,„, • . c::) ,: , ,, • fl- L? • € NA R ' cn x§R . 0 s CAd F y jii_ i § - I � g18� , ti k a ' 3 IF 1 4 ,....,, _ . . . . . . ion ____ CO . � - „„ Q VA Xg L�f fll 3 ,%2-v FX: E---}------ 0 is i _ g I 6 • •F,/� v V' 4 4 •40 MI6 O L . . tL l 1, , , r lc ;,x , o O �; • C • , .; i cio-1 .'-'. „716 1 1 I . x . . • � ' a z 4 f.. 4. • 1, 0 KWED 9.IT81 . PRELIMINARY a\irri�\u CENTRON . °"" �', "�� FLOOR PLANS LEXINGTON G CCI\I RVI\ DEVELOPMENT RIDGE 3025 112th avenue N.E. 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CORPORATION A 360 UNIT Bellevue,Washington 98004 NOLleglyseRiihE24 IN E.Dennis lbebe (Cili SCALE:1/4".V-0" RESIDENTIAL COMMUNITY IN RENTON,WASH. (206)624.1557 (206)822-2888 . CENTRON IS A SERVICE MARK LICENSED BY CENTRON CORPORATION ARCHITECT..N.so„„.Te.N.NT s, m 4 c a o m -4 D 3 7,x7 3 Tx 6 i rn Li--- Z—I I z � :, c "' ' 73 .A I ' .; � �'x ? e�r I! . .° .,Y D I r- �-1 4,1�` =I,�, {ice `Y \. � ;+ 1 .,� _ ^ 1tn�� 6 lxU � _, 1 „I 1 xz i �t,3 �t3 tt`�1�rta�,� o�fti • r N 4 x F ..,„ ,,,,..,.,..,,,,„:„,..„ ,.,.,..,.„„,,,„ , , Z Ll " :yla:._ +�TN#ji,No.,-; '..:;•--..;;'...�+Y q�73``1 .t s? ?` f° a i 4. .A .i•� J AI .5. I� I i... ' • I L\ ill � %` ; cr --' `: ' '"' ' :IOIB yV ,\ ' a. >- 41 +•n '.1 . Z � ��ik ...A y ,- i r n F ISSUED 9.181 SECTION �!\7!!1A\i CENTRONa' °Ah ° REVISION LEXINGTON DEVELOPME NT RIDGE r 3e25 112thhvenue N.E. 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' Adoirair. , 1 ' II I I II II I I I II Mil i-; I . , t...";-1 - Ir:.'.A....ff:-1 iv,I. .:',7!. 1 — r • L r • 1 II ft111111-111U1k11111-11illir1114111111- I 1:111 lilt. . ". •- 1,---t=swwL:.•.,.k, c,..0., lir , A , c ,inj ,$suEn 9• I ,en DATE NO REVISION PRELIMINARY ".' LEXINGTON IE&111191/14hL II CENTRON ELEVATIOSt DEVELOPMENT scliF 3025 1112thi!venue IN.E. CORPORATION Q1 A 360 UNIT RESIDENTIAL COMMUNITY Bellevue,Washington 98004 2E1,1').i1211Pvg4124f,BsTi SCALE.1/4"=1,0" IN RENTON,WASH. • (206)624-1557 (206)822-2888 E Dews Riebe CENTRON IS A SERVICE MARK LICENSED BY CENTRON CORPORATION ARCHITECT ......,...,......., • • 4,..: E_ • �,• .' r�,a t I .fi ;" —t.i a y"� 4 5 r .,, lie': ='-,.5/;1 .T.. , . 40 .:�t� - `I� I.4 +� D I ,',.+� '.;4i ,:,3 y1 .. I •wo el = • ao IN - - I I�i <w Ia g. 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ARCHITECT .wm.m u.n.,u.0 CENiRON 15 A SERVICE MARK LICENSED BY CEMRON CORVORA°ON Cc REIN 3. 1V O. _— >• FORM #52 CENTRONEM NO• UPANCY MANAGEMENT COMPANY AGREEMENT APPLICATION COMMUNITY • ADDRESS APT# • NAME HOME PHONE SOC SEC# D.L.# BIRTHDATE SPOUSE'S NAME BIRTHDATE SOC SEC# D.L.# CURRENT ADDRESS DATE IN DATE OUT APARTMENT COMPLEX NAME TELEPHONE LANDLORD/MGT CO FORMER ADDRESS DATE IN DATE OUT APARTMENT COMPLEX NAME TELEPHONE LANDLORD/MGT CO CURRENT EMPLOYMENT ' STARTED POSITION SUPERVISOR MO.SALARY TELEPHONE EMPLOYMENT ADDRESS FORMER EMPLOYMENT/SPOUSE START END POSITION SUPERVISOR MO.SALARY TELEPHONE FORMER EMPLOYMENT ADDRESS ADDITIONAL INCOME AND SOURCE CAR YEAR MODEL MAKE COLOR LICENSE# BANK BRANCH ACCT# CREDIT REFERENCE ACCT# CREDIT REFERENCE ACCT# CREDIT REFERENCE ACCT# NEAREST RELATIVE, Other than husband or wife,to be notified in emergency. NAME RELATIONSHIP ADDRESS PHONE OTHER PERSONS TO OCCUPY APARTMENT(including relatives) NAME AGE RELATIONSHIP DO YOU HAVE A PET? TYPE DO YOU NEED TO RENT FURNITURE? I understand I acquire no rights in an apartment until I sign a rental agreement in the form submitted to me and make a security deposit in the amount of$ _ on the unit I have selected,which deposit is to be held in accordance with the ren- tal agreement. I am making a deposit in the amount of$ upon signing this application to rent in consideration of the landlord's holding this unit for me. I hereby waive all rights to the return of this deposit and said deposit shall be retained as liquidated damages in the event I do not choose to enter into the rental agreement applied for herein. In the event said application for tenancy is not accepted,this deposit shall be returned to the undersigned applicant. PUBLIC LAW 91-508 — FAIR CREDIT REPORTING ACT — This is to inform you that as part of this community's procedure for processing applications for renting,an investigation will be made verifying your credit,employment and rental history. If your application is not accepted due to information obtained, you may request a review of said information by contacting the manager of this apartment community.The processing fee paid by you is a non-refundable fee and by your payment of said fee,you accept said terms. Dated , 19 .Applicant's Signature Applicant's Signature Received $ To be applied to secruity deposit upon acceptance. Received S Non-refundable application processing fee. MOVE IN DATE MANAGER'S SIGNATURE FORM #52 G CE111111 wv OCCUPANCY MANAGEMENT COMPANY AGREEMENT APPLICATION • • COMMUNITY • ADDRESS APT# NAME HOME PHONE SOC SEC# D.L.# BIRTHDATE SPOUSE'S NAME BIRTHDATE • SOC SEC# D.L.# CURRENT ADDRESS DATE IN DATE OUT APARTMENT COMPLEX NAME TELEPHONE LANDLORD/MGT CO FORMER ADDRESS DATE IN DATE OUT • APARTMENT COMPLEX NAME TELEPHONE LANDLORD/MGT CO CURRENT EMPLOYMENT STARTED POSITION SUPERVISOR MO.SALARY • TELEPHONE EMPLOYMENT ADDRESS • FORMER EMPLOYMENT/SPOUSE START END POSITION SUPERVISOR MO.SALARY • TELEPHONE FORMER EMPLOYMENT ADDRESS • ADDITIONAL INCOME AND SOURCE CAR YEAR MODEL MAKE COLOR LICENSE# BANK BRANCH ACCT# CREDIT REFERENCE ACCT# CREDIT REFERENCE ACCT# CREDIT REFERENCE ACCT# NEAREST RELATIVE, Other than husband or wife,to be,notified in emer'genc'y: , NAME I RELATIONSHIP ADDRESS PHONE OTHER PERSONS.TO OCCUPY APARTMENT(including relatives) NAME AGE RELATIONSHIP II DO YOU HAVE A PET? TYPE DO YOU NEED TO RENT FURNITURE? I understand I acquire no rights in an apartment until I sign a rental agreement in the form submitted to me and make a security deposit in the amount of$ on the unit I have selected,which deposit is to be held in accordance with the ren- tal agreement. I am making a deposit in the amount of$ upon signing this application to rent in consideration of the landlord's holding this unit for me. I hereby waive all rights to the return of this deposit and said deposit shall be retained as liquidated damages in the event I do not choose to enter into the rental agreement applied for herein. In the event said application for tenancy is not accepted,this deposit shall be returned to the undersigned applicant. PUBLIC LAW 91-508 — FAIR CREDIT REPORTING ACT — This is to inform you that as part of this community's procedure for processing applications for renting,an investigation will be made verifying your credit,employment and rental history. If your application is not accepted due to information obtained, you may request a review of said information by contacting the manager of this apartment community.The processing fee paid by you is a non-refundable fee and by your payment of said fee, you accept said terms. Dated , 19 . Applicant's Signature • Applicant's Signature Received $ To be applied to secruity deposit upon acceptance. Received $ Non-refundable application processing fee. MOVE IN DATE • MANAGER'S SIGNATURE . FORM #52 G CBITRON OCCUPANCY MANAGEMENT COMPANY AGREEMENT APPLICATION • COMMUNITY ADDRESS APT# NAME HOME PHONE SOC SEC# D.L.# BIRTHDATE SPOUSES NAME BIRTHDATE SOC SEC# D.L.# CURRENT ADDRESS DATE IN DATE OUT APARTMENT COMPLEX NAME TELEPHONE LANDLORD/MGT CO FORMER ADDRESS DATE IN DATE OUT APARTMENT COMPLEX NAME TELEPHONE LANDLORD/MGT CO CURRENT EMPLOYMENT STARTED POSITION SUPERVISOR MO.SALARY TELEPHONE EMPLOYMENT ADDRESS • FORMER EMPLOYMENT/SPOUSE START END POSITION SUPERVISOR MO.SALARY TELEPHONE FORMER EMPLOYMENT ADDRESS ADDITIONAL INCOME AND SOURCE CAR YEAR MODEL MAKE COLOR LICENSE# BANK BRANCH ACCT# CREDIT REFERENCE ACCT# CREDIT REFERENCE ACCT# • CREDIT REFERENCE ACCT# NEAREST RELATIVE;Other than husband or wife,' to be notified in emergency: NAME 7 RELATIONSHIP ADDRESS PHONE OTHER PERSONS TO OCCUPY APARTMENT(including relatives) NAME AGE RELATIONSHIP • DO YOU HAVE A PET? TYPE DO YOU NEED TO RENT FURNITURE? I understand I acquire no rights in an apartment until I sign a rental agreement in the form submitted to me and make a security deposit in the amount of$ on the unit I have selected,which deposit is to be held in accordance with the ren- tal agreement. I am making a deposit in the amount of$ upon signing this application to rent in consideration of the landlord's holding this unit for me. I hereby waive all rights to the return of this deposit and said deposit shall be retained as liquidated damages in the event I do not choose to enter into the rental agreement applied for herein. In the event said application for tenancy is not accepted,this deposit shall be returned to the undersigned applicant. PUBLIC LAW 91-508 — FAIR CREDIT REPORTING ACT — This is to inform you that'as part of this community's procedure for processing applications for renting,an investigation will be made verifying'your credit,employment and rental history. If your application is not accepted due to information obtained, you may request a review of said information by contacting the manager of this apartment community.The processing fee paid by you is a non-refundable fee and by your payment of said fee,you accept said terms. Dated , 19 .Applicant's Signature • Applicant's Signature Received $ To be applied to secruity deposit upon acceptance. Received S Non-refundable application processing fee. MOVE IN DATE MANAGER'S SIGNATURE • FORM #52 i RO N V • • 'OCCUPANCY .._ v MANAGEMENT COMPANY AGREEMENT APPLICATION • • • COMMUNITY ADDRESS APT# NAME • HOME PHONE • SOC SEC# D.L.# BIRTHDATE SPOUSE'S NAME BIRTHDATE SOC SEC# D•L;# CURRENT ADDRESS • DATE IN DATE OUT • APARTMENT COMPLEX NAME • TELEPHONE LANDLORD/MGT CO • FORMER ADDRESS • DATE IN DATE OUT • APARTMENT COMPLEX NAME • TELEPHONE LANDLORD/MGT CO • • CURRENT EMPLOYMENT V STARTED POSITION SUPERVISOR MO.SALARY • TELEPHONE EMPLOYMENT ADDRESS •• FORMER EMPLOYMENT/SPOUSE V START END POSITION SUPERVISOR MO.SALARY , TELEPHONE • FORMER EMPLOYMENT ADDRESS • ADDITIONAL INCOME AND SOURCE • CAR YEAR MODEL MAKE COLOR ,LICENSE# • • BANK BRANCH ACCT CREDIT REFERENCE ACCT# CREDIT REFERENCE ACCT# CREDIT REFERENCE ACCT# • NEAREST RELATIVE, Other than husband or wife,to be,notified in emergency: NAME V RELATIONSHIP ADDRESS PHONE OTHER PERSONS TO OCCUPY APARTMENT(including relatives) NAME V AGE RELATIONSHIP • DO YOU HAVE A PET? TYPE DO YOU NEED TO RENT FURNITURE? I understand I acquire no rights in an apartment until I sign a rental agreement in the form submitted to me and make a security deposit in the amount of S' on the unit I have selected,which deposit is to be held in accordance with the ren- tal agreement. I am making a deposit in the amount of S upon signing this application to rent in consideration of the landlord's holding this unit for me. I hereby waive all rights to the return of this deposit and said deposit shall be retained as liquidated damages in the event I do not choose to enter into the rental agreement applied for herein. In the event said application for tenancy is not accepted,this deposit shall be returned to the undersigned applicant. PUBLIC LAW 91-508 — FAIR CREDIT REPORTING ACT — This is to inform you that as part of this community's procedure for • processing applications for renting,an investigation will be made verifying your credit,employment and rental history. If your application is not accepted due to information obtained, you may request a review of said information by contacting the manager of this apartment community.The processing fee paid by you is a non-refundable fee and by your payment of said fee,you accept said terms. Dated , 19 .Applicant's Signature Applicant's Signature Received S To be applied to secruity deposit upon acceptance. • Received S Non-refundable application processing fee. MOVE IN DATE MANAGER'S SIGNATURE • FORM #52 CBITRON . OCCUPANCY MANAGEMENT COMPANY AGREEMENT APPLICATION COMMUNITY ADDRESS APT# NAME HOME PHONE SOC SEC# D.L.# BIRTHDATE SPOUSE'S NAME BIRTHDATE SOC SEC# D.L.# CURRENT ADDRESS • DATE IN DATE OUT APARTMENT COMPLEX NAME TELEPHONE LANDLORD/MGT CO FORMER ADDRESS DATE IN DATE OUT • APARTMENT COMPLEX NAME TELEPHONE LANDLORD/MGT CO CURRENT EMPLOYMENT STARTED POSITION SUPERVISOR MO.SALARY TELEPHONE • EMPLOYMENT ADDRESS FORMER EMPLOYMENT/SPOUSE START END POSITION SUPERVISOR MO.SALARY TELEPHONE FORMER EMPLOYMENT ADDRESS ADDITIONAL INCOME AND SOURCE CAR YEAR MODEL MAKE COLOR LICENSE# BANK BRANCH ACCT# CREDIT REFERENCE ACCT# CREDIT REFERENCE ACCT# CREDIT REFERENCE ACCT# NEAREST RELATIVE; Other than husband or wife,tribe notified in'emergency, •I; • NAME Y RELATIONSHIP ADDRESS PHONE OTHER PERSONS TO OCCUPY APARTMENT (including relatives) NAME AGE RELATIONSHIP • DO YOU HAVE A PET? TYPE DO YOU NEED TO RENT FURNITURE? I understand I acquire no rights in an apartment until I sign a rental agreement in the form submitted to me and make a security deposit in the amount of$ on the unit I have selected,which deposit is to be held in accordance with the ren- tal agreement. I am making a deposit in the amount of$ upon signing this application to rent in consideration of the landlord's holding this unit for me. I hereby waive all rights to the return of this deposit and said deposit shall be retained as liquidated damages in the event I do not choose to enter into the rental agreement applied for herein. In the event said application for tenancy is not accepted, this deposit shall be returned to the undersigned applicant. PUBLIC LAW 91-508 — FAIR CREDIT REPORTING ACT — This is to inform you that as pad of this community's procedure for processing applications for renting,an investigation will be made verifying•your credit,employment and rental history. If your application is not accepted due to information obtained, you may request a review of said information by contacting the manager of this apartment community.The processing fee paid by you is a non-refundable fee and by your payment of said fee,you accept said terms. Dated , 19 . Applicant's Signature Applicant's Signature Received $ To be applied to secruity deposit upon acceptance. Received $ Non-refundable application processing fee. MOVE IN DATE MANAGER'S SIGNATURE TENANT # RENTAEEMENCENFRONiMANAGEMENTCOMPANY licensed by Centron Corporation. As Tenant, ,hereby rents from the undersigned Owner,for use only by Tenant and and Owner rents to Tenant,Apartment No. (the Apartment)at the . commencing on , 19 on a month-to-month basis until terminated as herein provided. The terms and conditions of this Agreement to which Owner and Tenant agree are as follows: 1. RENT.Tenant shall pay Owner monthly rent of$ ,in full in advance on or before the first day of each calendar month at the Manager's office on the (Init.) Premises. If the commencement date of this rental agreement is other than the first day of a calendar month,a full months rent will be paid initially with the second months pro- rated portion due and payable on the first day of the following month. The month-to-month tenancy shall thereafter be on a calendar month basis.Although this is an agreement for a month-to-month tenancy,the rent has been determined on the basis that Tenant shall not vacate or abandon prior to the expiration of six months from the date of this Agreement. Therefore(a)if Tenant shall so elect to vacate or abandon or if the tenancy is terminated by fault of the Tenant within six months,then Owner will incur administrative costs and expenses of not less than the following amounts which would otherwise be amortized over the rental period and(b)Tenant shall then pay Owner the applicable sum on account of such costs and expenses and Owner shall accept the applicable sum as full payment therefor:within the first 90 days,$200;from the 91st day through the 120th day,$150;from the 121st day through the 150th day, $100;and from the 151st day through the 180th day, $50. Such sum may be charged against the Security Deposit and shall be paid in addition to any other sums for which Tenant may be liable hereunder. If rent is not received by the fifth day of the month,then Tenant shall pay Owner an additional sum of$50 in consideration of administrative costs incurred to handle the late payment as a condition to Owner's acceptance of the late payment.However,Owner shall not be required to accept a late payment of rent because such$50 charge is tendered by Tenant. If any check which Tenant may deliver to Owner is returned for any reason and is not paid in the ordinary • manner,then Tenant shall pay Owner the sum of$75 for each check so returned and for each return of the same check in consideration of administrative and handling costs and expenses incurred because of the return. 2. RIGHT TO CANCEL.When Tenant signed this Agreement,Tenant paid Owner the following sums: (a)$ as rent for the first fullmonth; and (b)$ as the Security Deposit described in paragraph 3. By giving Tenant notice at any time prior to 12:00 o'clock p.m.of the second business day after the day on which Tenant signed this Agreement,Owner may cancel this Agreement for any reason and without cause. If Owner elects to cancel within that time,the payments shall be returned to Tenant. 3. SECURITY DEPOSIT.The Security Deposit shall be security for the payment of rent and performance of Tenant's obligations under this Agreement.The deposit shall be held (Init.) by Owner in a trust account at The Metropolitan Branch of the Seattle-First National Bank, 1309-4th Avenue, Seattle,Washington until there is a claimed default after which time Owner may withhold, pay out and apply all or a portion of the deposit against damages and costs as herein provided for. No interest shall be paid to Tenant on the deposit.The Owner's right to use the deposit shall be in addition to any other right which the Owner may have,and Tenant's obligations and liabilities under this Agreement are not limited to the loss of this deposit.Unpaid rent and other charges,damages and costs for which Tenant is liable to Owner,including without limitation,the charges described in paragraph 7 may be paid from the Deposit.Tenant shall not be entitled to refund of the unused and unapplied deposit until 14 days after the tenancy has been terminated and the Tenant has vacated the Premises or, if Tenant has abandoned the Premises, until 14 days after Owner learns of the abandonment. For this purpose the Premises shall not be deemed vacated until Tenant has removed all personal belongings from the Premises and returned the keys to Owner. 4. PETS.No pets or animals of any kind shall be kept,harbored or permitted in or about the Apartment and the Premises without the prior express written consent of Owner.As (Init.) consideration for such consent,Tenant shall pay Owner a one time charge of$50 which shall belong to Owner and shall not be returned,and Tenant shall pay an additional sum of $100 to be added to the Security Deposit. 5. INSPECTION AND ACCEPTANCE. Prior to the time that Tenant moves into the Apartment at the request of Owner's agent,Tenant will inspect the Apartment and furnishings (Init.) and on the Owner's standard Apartment Inspection Report note in writing the condition of the Apartment and furnishings. Notations contained in the Report shall be the basis on which any charges described in paragraph 7 will be made against the Security Deposit.The amount of the charges for repairing, painting and restoring damage and replacing missing property, if any, are charges which Tenant hereby agrees to. A copy of the form has been made available to Tenant at the time this Agreement was signed. 6. CARE OF THE PREMISES.Tenant shall keep all parts of the Apartment, including drapes, carpets and other floor coverings,and the Premises used by Tenant, incuding parking areas,storage area and entranceways,in a clean, safe and sanitary condition.Tenant shall not paint,wallpaper or otherwise redecorate the Apartment without the prior consent of the Owner,and all painting and redecorating as requested and consented to shall be done by Owner at Tenant's expense.Owner may refuse for any reason to consent to painting and redecorating as requested by Tenant.Tenant shall comply with applicable state and local ordinances,laws and regulations and properly use and operate any and all electrical,gas,heating,plumbing and other fixtures and appliances supplied by Owner.Tenant shall not intentionally or negligently destroy,deface,damage,.impair or remove any part of the Premises,including the facilities,equipment,furniture,furnishings and appliances,shall not permit any of Tenant's family,any invitee or licensee or any person acting under Tenant's control to do so, and shall not permit a nuisance or common waste on the Premises. On termination of this Agreement and vacation of the Premises,or earlier abandonment,by Tenant,Tenant shall clean and restore the Premises to its initial condition except for normal wear and tear or conditions caused by failure of Owner to comply with Owner's obligations under law. 7. CHARGES AGAINST DEPOSIT.If Tenant shall fail to clean and restore the Premises as required hereby,then Tenant shall pay for the following work required thereby when the Apartment is vacated or abandoned at the charges agreed to in paragraph 5: (a)For cleaning of soil and dirt from Tenant's use of the Premises.To be"clean" carpets and drapes shall have been cleaned by a professional just prior to Tenant vacating the Apartment. Receipts must be provided for positive proof; (b) For repairs and painting to restore damage to the Premises; and (c) For replacement of keys and all missing or unreturned property. (d) Required painting upon vacation of premise will be charged as follows: (a)0-6 months/100%; (b)7-12 months/50%; (c) 13 months and over/0 baring excessive abuse. To the extent not paid by Tenant the costs of such work may be charged against and withheld from the Security Deposit.The condition of the Apartment noted on the Apartment Inspection Report form as existing at move-in shall be conclusive on the parties.In the event such charges exceed the amount of the Security Deposit,then Tenant shall pay Owner the excess and any other sums owed on demand together with interest at 12% per annum until paid. 8. USE.The Apartment shall be used and occupied only by Tenant and the persons named above only as a private dwelling.The Apartment may not be occupied by others nor may it be used for any other purpose without the prior written consent of Owner. If Tenant was unmarried at the time this Agreement was signed by Tenant and during the term of the Agreement Tenant marries, Owner shall have the right to terminate this Agreement unless on request of Owner,Tenant's spouse signs and agrees to this Agreement as a Tenant. 9. UTILITIES.In addition to rent,Tenant shall pay all charges for utilities used in the Apartment except for water,sewer and refuse collection charges which shall be paid by Owner. 10. RULES AND REGULATIONS.Tenant shall comply with all written rules and regulations adopted by Owner for the reasonable care,safety and cleanliness of the Premises and the comfort,quiet and enjoyment of the other occupants at the Premises.Tenant acknowledges that a copy of the rules and regulations existing at the time that this Agreement was signed has been made available to Tenant.Tenant and Owner hereby consent that new rules and regulations shall become effective upon delivery of written notice thereof to Tenant and in any event within 30 days after such new rules and regulations have been posted in a commonly accessible area on the Premises regardless of delivery of notice to Tenant. 11. POSSESSION.In the event that Owner is unable to give possession to Tenant at the commencement date of this Agreement because the prior tenant has not vacated or Owner has otherwise been unable to make the Apartment ready for occupancy because of reasons beyond Owner's control,Owner shall not be liable for any delay,and the rent shall not commence until possession is delivered. 12.. OWNER'S ACCESS.Tenant shall give consent to Owner or Owner's agents for access at all reasonable times into the Apartment,and Owner shall have the right of access for • the purpose of inspecting the Apartment,making repairs,alterations or improvements,supply services or exhibit the Apartment to prospective or actual purchasers,mortgagees, tenants,workmen and contractors.No consent for entry shall be required in case of emergency or abandonment of the Apartment by Tenant.Except in the case of an emergency or if it is impractical to do so, Owner shall give Tenant at least two days' notice of intent to enter'and shall enter only at reasonable times. 13. REPAIRS AND IMPROVEMENTS.Owner shall have the right but not the obligation,except as required by law,to make alterations,repairs and improvements to the Premises and contents furnished by Owner. For that purpose equipment may be turned off and utilities may be interrupted temporarily.In the event that the portion of the Premises used by Tenant is damaged or destroyed by fire or other casualty or is taken by eminent domain or exercise thereof so that the Apartment is rendered unfit for use as a dwelling,then Owner shall have the right to terminate this Agreement. If Owner elects to terminate;the termination shall be effective as of the date of the casualty or possession is surrendered.Except for the time that the Apartment may be unfit for occupancy because of fire or other casualty,no portion of the rent shall be reduced,abated or be excused because of the condition of the Apartment except as may be provided otherwise by law. Tenant shall not share in any condemnation award, except Tenant shall be entitled to any relocation costs and allowances awarded. Rent shall abate during the time that the Premises are unfit for occupancy because of fire or other casualty. 14. DEFAULT.In the event of default in the payment of rent or performance of any other obligation of Tenant hereunder,then Owner may elect to terminate this Agreement and all of Tenant's rights hereunder and apply the Security Deposit made pursuant to this Agreement against unpaid rent and other charges, damages and costs incurred by Owner. Tenant's liability may be paid and satisfied from the Security Deposit paid pursuant hereto;however,Tenant shall remain liable for and pay any excess and deficiency.In the event default in rent is accompanied by a reasonable indication by Tenant in words or action that Tenant does not intend to resume the tenancy,then Owner shall also have the rights and remedies provided in RCW 59.18.310. 15. NOTICES.Either Owner or Tenant may terminate this Agreement at the end of any calendar month hereafter by giving the other 20 days written notice prior to that time. In (Init.) addition Owner may require Tenant to vacate the Apartment(a)3 days after notice for failure to pay rent when due,commiting waste,permitting unlawful activity or maintaining a nuisance or(b) 10 days after notice for failure to comply with any other of the terms of this Agreement. Notices shall be in writing, and if to Owner, shall be delivered to the manager's office on the Premises and if to Tenant,shall be addressed or delivered to the Apartment or such other address as Tenant may have designated by written notice to Owner. 16. LIABILITY. Neither Owner nor Owner's agents shall be liable for any loss or damage to Tenant's property all of which shall be kept on the Premises at Tenant's risk. 17. ATTORNEYS FEES.Tenant shall pay all costs,expenses,and attorney's fees,to the extent allowed by law,which Owner expends or incurs by reason of any default or breach by Tenant of any of the terms of this Agreement. 18. MISCELLANEOUS.The term"Owner"as used herein means only the party in title to the property at the particular time involved so that upon sale or other disposition of the property comprising the Premises each transferor shall then be free of any liability to perform under this Agreement,and this Agreement shall be construed then to be between each transferree,as Owner,and the Tenant.The term"Premises"as used herein means the Apartment and the complex of buildings and grounds in which it is located.Tenant's rights shall be subordinate to any mortgage,deed of trust or other agreement granting security made by Owner.Tenant shall,on request of Owner,confirm such subordination and confirm the terms and conditions of this Agreement to any mortgagee.Owner shall be excused from any delay in performance of Owner's obligations for causes beyond Owner's reasonable control. 19.OWNER.The name and address of the Owner is 855-106th Ave. N.E., P.O. Box C-90001, Bellevue, Washington 98009 Attachments Included: House Rules ❑ Pet Agreement❑ DATED: , 19 Owner: Tenant: By 0372A/22/R1 Manager WHITE—Office YELLOW—File PINK—Resident RENTALEEMENTCNTRON CENTRON is a service mark MANAGEMENT COMPANY licensed by Centron Corporation. As Tenant, ,hereby rents from the undersigned Owner,for use only by Tenant and and Owner rents to Tenant,Apartment No. (the Apartment)at the commencing on , 19 on a month-to-month basis until terminated as herein provided. The terms and conditions of this Agreement to which Owner and Tenant agree are as follows: 1. RENT.Tenant shall pay Owner monthly rent of$ ,in full in advance on or before the first day of each calendar month at the Manager's office on the (Init.) Premises. If the commencement date of this rental agreement is other than the first day of a calendar month,a full months rent will be paid initially with the second months pro- rated portion due and payable on the first day of the following month. The month-to-month tenancy shall thereafter be on a calendar month basis.Although this is an agreement for a month-to-month tenancy,the rent has been determined on the basis that Tenant shall not vacate or abandon prior to the expiration of six months from the date of this Agreement. Therefore(a)if Tenant shall so elect to vacate or abandon or if the tenancy is terminated by fault of the Tenant within six months,then Owner will incur administrative costs and expenses of not less than the following amounts which would otherwise be amortized over the rental period and(b)Tenant shall then pay Owner the applicable sum on account of such costs and expenses and Owner shall accept the applicable sum as full payment therefor:within the first 90 days,$200;from the 91st day through the 120th day,$150;from the 121st day through the 150th day,$100; and from the 151st day through the 180th day, $50. Such sum may be charged against the Security Deposit and shall be paid in addition to any other sums for which Tenant may be liable hereunder. If rent is not received by the fifth day of the month,then Tenant shall pay Owner an additional sum of$50 in consideration of administrative costs incurred to handle the late payment as a condition to Owner's acceptance of the late payment.However,Owner shall not be required to accept a late payment of rent because such$50 charge is tendered by Tenant. If any check which Tenant may deliver to Owner is returned for any reason and is not paid in the ordinary manner,then Tenant shall pay Owner the sum of$75 for each check so returned and for each return of the same check in consideration of administrative and handling costs and expenses incurred because of the return. 2. RIGHT TO CANCEL.When Tenant signed this Agreement, Tenant paid Owner the following sums: (a)$ as rent for the first fullmonth; and (b)$ as the Security Deposit described in paragraph 3. By giving Tenant notice at any time prior to 12:00 o'clock p.m.of the second business day after the day on which Tenant signed this Agreement,Owner may cancel this Agreement for any reason and without cause. If Owner elects to cancel within that time,the payments shall be returned to Tenant. 3. SECURITY DEPOSIT.The Security Deposit shall be security for the payment of rent and performance of Tenant's obligations under this Agreement.The deposit shall be held (init.) by Owner in a trust account at The Metropolitan Branch of the Seattle-First National Bank, 1309-4th Avenue,Seattle,Washington until there is a claimed default after which time Owner may withhold,pay out and apply all or a portion of the deposit against damages and costs as herein provided for. No interest shall be paid to Tenant on the deposit.The Owner's right to use the deposit shall be in addition to any other right which the Owner may have,and Tenant's obligations and liabilities under this Agreement are not limited to the loss of this deposit.Unpaid rent and other charges,damages and costs for which Tenant is liable to Owner,including without limitation,the charges described in paragraph 7 may be paid from the Deposit.Tenant shall not be entitled to refund of the unused and unapplied deposit until 14 days after the tenancy has been terminated and the Tenant has vacated the Premises or, if Tenant has abandoned the Premises, until 14 days after Owner learns of the abandonment. For this purpose the Premises shall not be deemed vacated until Tenant has removed all personal belongings from the Premises and returned the keys to Owner. 4. PETS.No pets or animals of any kind shall be kept,harbored or permitted in or about the Apartment and the Premises without the prior express written consent of Owner.As (Init.) consideration for such consent,Tenant shall pay Owner a one time charge of$50 which shall belong to Owner and shall not be returned,and Tenant shall pay an additional sum of $100 to be added to the Security Deposit. 5. INSPECTION AND ACCEPTANCE.Prior to the time that Tenant moves into the Apartment at the request of Owner's agent,Tenant will inspect the Apartment and furnishings (init.) and on the Owner's standard Apartment Inspection Report note in writing the condition of the Apartment and furnishings. Notations contained in the Report shall be the basis on which any charges described in paragraph 7 will be made against the Security Deposit.The amount of the charges for repairing, painting and restoring damage and replacing missing property, if any,are charges which Tenant hereby agrees to.A copy of the form has been made available to Tenant at the time this Agreement was signed. 6. CARE OF THE PREMISES.Tenant shall keep all parts of the Apartment, including drapes, carpets and other floor coverings, and the Premises used by Tenant, incuding parking areas,storage area and entranceways,in a clean,safe and sanitary condition.Tenant shall not paint,wallpaper or otherwise redecorate the Apartment without the prior consent of the Owner,and all painting and redecorating as requested and consented to shall be done by Owner at Tenant's expense.Owner may refuse for any reason to consent to painting and redecorating as requested by Tenant.Tenant shall comply with applicable state and local ordinances,laws and regulations and properly use and operate any and all electrical,gas,heating,plumbing and other fixtures and appliances supplied by Owner.Tenant shall not intentionally or negligently destroy,deface,damage,,impair or remove any part of the Premises,including the facilities,equipment,furniture,furnishings and appliances,shall not permit any of Tenant's family,any invitee or licensee or any person acting under Tenant's control to do so, and shall not permit a nuisance or common waste on the Premises. On termination of this Agreement and vacation of the Premises,or earlier abandonment,by Tenant,Tenant shall clean and restore the Premises to its initial condition except for normal wear and tear or conditions caused by failure of Owner to comply with Owner's obligations under law. 7. CHARGES AGAINST DEPOSIT.If Tenant shall fail to clean and restore the Premises as required hereby,then Tenant shall pay for the following work required thereby when the Apartment is vacated or abandoned at the charges agreed to in paragraph 5: (a)For cleaning of soil and dirt from Tenant's use of the Premises.To be"clean"carpets and drapes shall have been cleaned by a professional just prior to Tenant vacating the Apartment. Receipts must be provided for positive proof; (b) For repairs and painting to restore damage to the Premises; and (c) For replacement of keys and all missing or unreturned property. (d) Required painting upon vacation of premise will be charged as follows: (a)0-6 months/100%; (b)7-12 months/50%; (c) 13 months and over/0 baring excessive abuse. To the extent not paid by Tenant the costs of such work may be charged against and withheld from the Security Deposit.The condition of the Apartment noted on the Apartment Inspection Report form as existing at move-in shall be conclusive on the parties.In the event such charges exceed the amount of the Security Deposit,then Tenant shall pay Owner the excess and any other sums owed on demand together with interest at 12% per annum until paid. 8. USE.The Apartment shall be used and occupied only by Tenant and the persons named above only as a private dwelling.The Apartment may not be occupied by others nor may it be used for any other purpose without the prior written consent of Owner. If Tenant was unmarried at the time this Agreement was signed by Tenant and during the term of the Agreement-Tenant marries,Owner shall hav,e the right,to terminate this Agreement unless on request of Owner,Tenant's spouse signs and agrees to this Agreement as a Tenant. 9. UTILITIES.In addition to rent,Tenant shall pay all charges for utilitiess used in the"Apartment except for water,sewer and refuse collection charges which shall be'paid by Owner. 10. RULES AND REGULATIONS.Tenant shall comply with all written rules and regulations adopted by Owner for the reasonable care,safety and cleanliness of the Premises and the comfort,quiet and enjoyment of the other occupants at the Premises.Tenant acknowledges that a copy of the rules and regulations existing at the time that this Agreement was signed has been made available to Tenant.Tenant and Owner hereby consent that new rules and regulations shall become effective upon delivery of written notice thereof to Tenant and in any event within 30 days after such new rules and regulations have been posted in a commonly accessible area on the Premises regardless of delivery of notice to Tenant. 11. POSSESSION.In the event that Owner is unable to give possession to Tenant at the commencement date of this Agreement because the prior tenant has not vacated or Owner has otherwise been unable to make the Apartment ready for occupancy because of reasons beyond Owner's control,Owner shall not be liable for any delay,and the rent shall not commence until possession is delivered. 12. OWNER'S ACCESS.Tenant shall give consent to Owner or Owner's agents for access at all reasonable times into the Apartment,and Owner shall have the right of access for the purpose of inspecting the Apartment,making repairs,alterations or improvements,supply services or exhibit the Apartment to prospective or actual purchasers,mortgagees, tenants,workmen and contractors.No consent for entry shall be required in case of emergency or abandonment of the Apartment by Tenant.Except in the case of an emergency or if it is impractical to do so, Owner shall give Tenant at least two days' notice of intent to enter and shall enter only at reasonable times. 13. REPAIRS AND IMPROVEMENTS.Owner shall have the right but not the obligation,except as required by law,to make alterations,repairs and improvements to the Premises and contents furnished by Owner. For that purpose equipment may be turned off and utilities may be interrupted temporarily.In the event that the portion of the Premises used by Tenant is damaged or destroyed by fire or other casualty or is taken by eminent domain or exercise thereof so that the Apartment is rendered unfit for use as a dwelling,then Owner shall have the right to terminate this Agreement. If Owner elects to terminate,the termination shall be effective as of the date of the casualty or possession is surrendered.Except for the time that the Apartment may be unfit for occupancy because of fire or other casualty,no portion of the rent shall be reduced,abated or be excused because of the condition of the Apartment except as may be provided otherwise by law. Tenant shall not share in any condemnation award, except Tenant shall be entitled to any relocation costs and allowances awarded. Rent shall abate during the time that the Premises are unfit for occupancy because of fire or other casualty. 14. DEFAULT.In the event of default in the payment of rent or performance of any other obligation of Tenant hereunder,then Owner may elect to terminate this Agreement and all of Tenant's rights hereunder and apply the Security Deposit made pursuant to this Agreement against unpaid rent and other'charges, damages and costs incurred by Owner. Tenant's liability may be paid and satisfied from the Security Deposit paid pursuant hereto;however,Tenant shall remain liable for and pay any excess and deficiency.In the event default in rent is accompanied by a reasonable indication by Tenant in words or action that Tenant does not intend to resume the tenancy,then Owner shall also have the rights and remedies provided in RCW 59.18.310. 15. NOTICES. Either Owner or Tenant may terminate this Agreement at the end of any calendar month hereafter by giving the other 20 days written notice prior to that time. In (Init.) addition Owner may require Tenant to vacate the Apartment(a)3 days after notice for failure to pay rent when due,commiting waste,permitting unlawful activity or maintaining a nuisance or(b) 10 days after notice for failure to comply with any other of the terms of this Agreement. Notices shall be in writing, and if to Owner, shall be delivered to the manager's office on the Premises and if to Tenant,shall be addressed or delivered to the Apartment or such other address as Tenant may have designated by written notice to Owner. 16. LIABILITY. Neither Owner nor Owner's agents shall be liable for any loss or damage to Tenant's property all of which shall,be kept,on the Premises at Tenant's risk. 17. ATTORNEYS FEES.Tenant shall pay all costs,expenses,and attorney's fees,to the extent allowed by law,which Owner expends or incurs by reason of any default or breach by Tenant of any of the terms of this Agreement. 18. MISCELLANEOUS.The term"Owner"as used herein means only the party in title to the property at the particular time involved so that upon sale or other disposition of the property comprising the Premises each transferor shall then be free of any liability to perform under this Agreement,and this Agreement shall be construed then to be between each transferree,as Owner,and the Tenant.The term"Premises"as used herein means the Apartment and the complex of buildings and grounds in which it is located.Tenant's rights shall be subordinaterto any mortgage,deed of trust or other agreement granting security made by Owner.Tenant shall,on request of Owner,confirm such subordination and confirm the terms and conditions of this Agreement to any mortgagee.Owner shall be excused from any delay in performance of Owner's obligations for causes beyond Owner's reasonable control. 19.OWNER.The name and address of the Owner is 855-106th Ave. N.E., P.O. Box C-90001, Bellevue,Washington 98009 Attachments Included: House Rules ❑ Pet Agreement 0 DATED: , 19_. Owner: Tenant: By nvT�a iooic M nanor - WNITF—nffira VP I nW—Fila PINK—Resident RENTALEEMENTCNFRON COMPANY CENTRON is a service mark MANAGEMENT licensed by Centron Corporation. As Tenant, ,hereby rents from the undersigned 1j Owner,for use only by Tenant and 'and Owner rents to Tenant,Apartment No. (the Apartment)at the commencing on , 19 on a month-to-month basis until terminated as herein provided.The terms and conditions of this Agreement to which Owner and Tenant agree are as follows: 11. of (Init.) ;Premiss. If the commENT.Tenant enl cement date of thi Owner s rental rent f greement is other than the first day in full ln of advance calendar month before a full first mon months rent willbe paid initially ndar month awit the the seManager's cond months pro- rated portion due and payable on the first day of the following month. The month-to-month tenancy shall thereafter be on a calendar month basis.Although this is an agreement for a month-to-month tenancy,the rent has been determined on the basis that Tenant shall not vacate or abandon prior to the expiration of six months from the date of this Agreement. Therefore(a)if Tenant shall so elect to vacate or abandon or if the tenancy is terminated by fault of the Tenant within six months,then Owner will incur administrative costs and 'expenses of not less than the following amounts which would otherwise be amortized over the rental period and(b)Tenant shall then pay Owner the applicable sum on account of such costs and expenses and Owner shall accept the applicable sum as full payment therefor:within the first 90 days,$200;from the 91st day through the 120th day,$150;from he 121st day through the 150th day, $100;and from the 151st day through the 180th day, $50. Such sum may be charged against the Security Deposit and shall be paid in addition to any other sums for which Tenant may be liable hereunder. If rent is not received by the fifth day of the month,then Tenant shall pay Owner an additional sum of$50 in ''consideration of administrative costs incurred to handle the late payment as a condition to Owner's acceptance of the late payment.However,Owner shall not be required to accept l'a late payment of rent because such$50 charge is tendered by Tenant. If any check which Tenant may deliver to Owner is returned for any reason and is not paid in the ordinary ',manner,then Tenant shall pay Owner the sum of$75 for each check so returned and for each return of the same check in consideration of administrative and handling costs and 1iexpenses incurred because of the return. 2. RIGHT TO CANCEL.When Tenant signed this Agreement, Tenant paid Owner the following sums: (a)$ as rent for the first fullmonth; and 1(b)$ as the Security Deposit described in paragraph 3. llBy giving Tenant notice at any time prior to 12:00 o'clock p.m.of the second business day after the day on which Tenant signed this Agreement,Owner may cancel this Agreement for any reason and without cause. If Owner elects to cancel within that time,the payments shall be returned to Tenant. • 3. SECURITY DEPOSIT.The Security Deposit shall be security for the payment of rent and performance of Tenant's obligations under this Agreement.The deposit shall be held (init.) 'by Owner in a trust account at The Metropolitan Branch of the Seattle-First National Bank, 1309-4th Avenue, Seattle,Washington until there is a claimed default after which time lOwner may withhold, pay out and apply all or a portion of the deposit against damages and costs as herein provided for. No interest shall be paid to Tenant on the deposit.The ,Owner's right to use the deposit shall be in addition to any other right which the Owner may have,and Tenant's obligations and liabilities under this Agreement are not limited to the ;loss of this deposit.Unpaid rent and other charges,damages and costs for which Tenant is liable to Owner,including without limitation,the charges described in paragraph 7 may be paid from the Deposit.Tenant shall not be entitled to refund of the unused and unapplied deposit until 14 days after the tenancy has been terminated and the Tenant has vacated the Premises or, if Tenant has abandoned the Premises, until 14 days after Owner learns of the abandonment. For this purpose the Premises shall not be deemed vacated until Tenant has removed all personal belongings from the Premises and returned the keys to Owner. 4. PETS.No pets or animals of any kind shall be kept,harbored or permitted in or about the Apartment and the Premises without the prior express written consent of Owner.As (Init.) lconsideration for such consent,Tenant shall pay Owner a one time charge of$50 which shall belong to Owner and shall not be returned,and Tenant shall pay an additional sum of 1$100 to be added to the Security Deposit. 9i 5. INSPECTION AND ACCEPTANCE.Prior to the time that Tenant moves into the Apartment at the request of Owner's agent,Tenant will inspect the Apartment and furnishings (init.) and on the Owner's standard Apartment Inspection Report note in writing the condition of the Apartment and furnishings.Notations contained in the Report-shall be the basis on which any charges described in paragraph 7 will be made against the Security Deposit.The amount of the charges for repairing, painting and restoring damage and replacing llh missing property, if any, are charges which Tenant hereby agrees to. A copy of the form has been made available to Tenant at the time this Agreement was signed. 6. CARE OF THE PREMISES.Tenant shall keep all parts of the Apartment, including drapes, carpets and other floor coverings,and the Premises used by Tenant,incuding ii parking areas,storage area and entranceways,in a clean,safe and sanitary condition.Tenant shall not paint,wallpaper or otherwise redecorate the Apartment without the prior consent of the Owner,and all painting and redecorating as requested and consented to shall be done by Owner at Tenant's expense.Owner may refuse for any reason to consent to painting and redecorating as requested by Tenant.Tenant shall comply with applicable state and local ordinances,laws and regulations and properly use and operate any and all electrical,gas,heating,plumbing and other fixtures and appliances supplied by Owner.Tenant shall not intentionally or negligently destroy,deface,damage,impair or remove any part of the Premises,including the facilities,equipment,furniture,furnishings and appliances,shall not permit any of Tenant's family,any invitee or licensee or any person acting under Tenant's control to do so, and shall not permit a nuisance or common waste on the Premises. On termination of this Agreement and vacation of the Premises,or earlier j!abandonment,by Tenant,Tenant shall clean and restore the Premises to its initial condition except for normal wear and tear or conditions caused by failure of Owner to comply with I Owner's obligations under law. 7. CHARGES AGAINST DEPOSIT.If Tenant'shall fail to clean and restore the Premises as required hereby,then Tenant shall pay for the following work required thereby when the Apartment is vacated or abandoned at the charges agreed to in paragraph 5: (a)For cleaning of soil and dirt from Tenant's use of the Premises.To be"clean"carpets and drapes shall have been cleaned by a professional just prior to Tenant vacating the Apartment. Receipts must be provided for positive proof; (b) For repairs and painting to restore damage to the Premises; and (c) For replacement of keys and all missing or unreturned property. (d)Required painting upon vacation of premise will be charged as follows: (a)0-6 months/100%; (b)7-12 months/50%; (c) 13 months and over/0 baring excessive abuse. To the extent not paid by Tenant the costs of such work may be charged against and withheld from the Security Deposit.The condition of the Apartment noted on the Apartment Inspection Report form as existing at move-in shall be conclusive on the parties.In the event such charges exceed the amount of the Security Deposit,then Tenant shall pay Owner fi the excess and any other sums owed on demand together with interest at 12% per annum until paid. 11 8. USE.The Apartment shall be used and occupied only by Tenant and the persons named above only as a private dwelling.The Apartment may not be occupied by others nor may it be used for any other purpose without the prior written consent of Owner.If Tenant was unmarried at the time this Agreement was signed by Tenant and during the term of • ,the Agreement-Tenant marries,Owner shall have the right to terminate this Agreement unless on request of Owner,Tenant's spouse signs and agrees/to this Agreement as a Tenant. 9. UTILITIES.In addition to rent,Tenant shall pay all charges for'utilities used in the Apartment except for water,sewer and refuse collection charges'which shall be paid by Owner. 1 10. RULES AND REGULATIONS.Tenant shall comply with all written rules and regulations adopted by Owner for the reasonable care,safety and cleanliness of the Premises and the comfort,quiet and enjoyment of the other occupants at the Premises.Tenant acknowledges that a copy of the rules and regulations existing at the time that this Agreement was 1, signed has been made available to Tenant.Tenant and Owner hereby consent that new rules and regulations shall become effective upon delivery of written notice thereof to Tenant and in any event within 30 days after such new rules and regulations have been posted in a commonly accessible area on the Premises regardless of delivery of notice to Tenant. 11 11. POSSESSION.In the eventthat Owner is unable to give possession to Tenant at the commencement date of this Agreement because the prior tenant has not vacated or Owner has otherwise been unable to make the Apartment ready for occupancy because of reasons beyond Owner's control,Owner shall not be liable for any delay,and the rent shall not icommence until possession is delivered. 12. OWNER'S ACCESS.Tenant shall give consent to Owner or Owner's agents for access at all reasonable times into the Apartment,and Owner shall have the right of access for the purpose of inspecting the Apartment,making repairs,alterations or improvements,supply services or exhibit the Apartment to prospective or actual purchasers,mortgagees, 11 tenants,workmen and contractors.No consent for entry shall be required in case of emergency or abandonment of the Apartment by Tenant.Except in the case of an emergency or if it is impractical to do so, Owner shall give Tenant at least two days' notice of intent to enter'and shall enter only at reasonable times. jj 13. REPAIRS AND IMPROVEMENTS.Owner shall have the right but not the obligation,except as required by law,to make alterations,repairs and improvements to the Premises • and contents furnished by Owner. For that purpose equipment may be turned off and utilities may be interrupted temporarily.In the event that the portion of the Premises used by 1 Tenant is damaged or destroyed by fire or other casualty or is taken by eminent domain or exercise thereof so that the Apartment is rendered unfit for use as a dwelling,then Owner shall have the right to terminate this Agreement. If Owner elects to terminate,the termination shall be effective as of the date of the casualty or possession is surrendered.Except ;for the time that the Apartment maybe unfit for occupancy because of fire or other casualty,no portion of the rent shall be reduced,abated or be excused because of the condition of the Apartment except as may be provided otherwise by law. Tenant shall not share in any condemnation award, except Tenant shall be entitled to any relocation costs and � allowances awarded. Rent shall abate during the time that the Premises are unfit for occupancy because of fire or other casualty. 14. DEFAULT.In the event of default in the payment of rent or performance of any other obligation of Tenant hereunder,then Owner may elect to terminate this Agreement and all of Tenant's rights hereunder and apply the Security Deposit made pursuant to this Agreement against unpaid rent and other charges, damages and costs incurred by Owner. Tenant's liability may be paid and satisfied from the Security Deposit paid pursuant hereto;however,Tenant shall remain liable for and pay any excess and deficiency.In the event I default in rent is accompanied by a reasonable indication by Tenant in words or action that Tenant does not intend to resume the tenancy,then Owner shall also have the rights and remedies provided in RCW 59.18.310. 15. NOTICES.Either Owner or Tenant may terminate this Agreement at the end of any calendar month hereafter by giving the other 20 days written notice prior to that time. In (Init.)I addition Owner may require Tenant to vacate the Apartment(a)3 days after notice for failure to pay rent when due,commiting waste,permitting unlawful activity or maintaining a nuisance or(b) 10 days after notice for failure to comply with any other of the terms of this Agreement. Notices shall be in writing, and if to Owner, shall be delivered to the manager's office on the Premises and if to Tenant,shall be addressed or delivered to the Apartment or such other address as,Tenant may have designated by written notice to Owner. j 16. LIABILITY. Neither Owner nor Owner's agents shall be liable for any loss or damage to Tenant's property all of which shall be kept on the Premises at Tenant's risk. jl 17. ATTORNEYS FEES.Tenant shall pay all costs,expenses,and attorney's fees,to the extent allowed by law,which Owner expends or incurs by reason of any default or breach by Tenant of any of the terms of this Agreement. I. 18. MISCELLANEOUS.The term"Owner"as used herein means only the party in title to the property at the particular time involved so that upon sale or other disposition of the property comprising the Premises each transferor shall then be free of any liability to perform under this Agreement,and this Agreement shall be construed then to be between each 1, transferree,as Owner,and the Tenant.The term"Premises"as used herein means the Apartment and the complex of buildings and grounds in which it is located.Tenant's rights shall be subordinate to any mortgage,deed of trust or other agreement granting security made by Owner.Tenant shall,on request of Owner,confirm such subordination and confirm the ' terms and conditions of this Agreement to any mortgagee.Owner shall be excused from any delay in performance of Owner's obligations for causes beyond Owner's reasonable control. 19.OWNER.The name and address of the Owner is 855-106th Ave. N.E., P.O. Box C-90001, Bellevue,Washington 98009 Attachments Included: House Rules ❑ Pet Agreement ❑ DATED: , 19_. 1 Owner: Tenant: By 1 0372A/22/R1 Manager WHITE—Office YELLOW—File PINK—Resident FORM#57 , PL1\1NAGEMENT1tV1\ MA COMPANY RULES AND REGULATIONS FOR PROPERTY: RESIDENT: APT# 1. Resident is at all times responsible for the conduct of its guests and for any disturbance or damage caused by such guests. 2. Children shall play in designated play areas during the posted hours. Children shall not play or run in common halls,stairways,elevators,sidewalks,garage, parking areas or other common areas. Children shall not be left unsupervised in the Apartment. the play areas or anywhere else on the Premises. Parents or guardians are responsible for conduct of their children. 3. No bicycles, baby carriages or other personal property shall be placed in common halls. stairways. elevators, laundry rooms or other common areas. No packages, boxes, or other personal property shall be allowed to obstruct halls,stairways, or other common areas. 4. No wires,aerials,antennas for radio or televison,or wire,ropes.or other devices for clothes drying shall be installed on the roof,decks,or other parts of the Apartment or the Premises. 5. All leaking faucets,toilets,windows,fireplaces, and other conditions in the Apartment or applicances not in good working order or in need of repair shall be reported to Owner's Manager. 6. All wet garbage shall be wrapped and boxes shall be crushed before being placed in the garbage containers. 7. No bottles,food or other items shall be placed or kept on exterior window sills,window ledges,or patio and deck fences and railings. 8. Dust mops, rugs,tablecloths and clothing shall not be shaken or cleaned in or from or left in or on any window, door,deck or landing or any common area. 9. Resident, its family and guests shall not disturb the peace, comfort and enjoyment of other residents. Musical instruments, radios,television,record players, tape players, and similar devices shall be played only during reasonable hours and only at reasonable volume. 10. Resident shall not install or permit to be installed any venetian blinds, awning,draw shades,curtains,drapes or other window coverings on the Apartment's windows without the prior written consent of Owner. 11. Pictures,mirrors and decorative items shall be hung on the Apartment's walls only with picture hook s and shall not be attached to the walls in any other manner. 12. No signs or placards shall be posted in or about the Premises without the prior written consent of Owner. 13. No dust, sand, dirt, rubbish, coffee grounds, or other foreign material shall be flushed or washed down toilets, sinks or wash basins. Any services required due to Resident neglect or misuse will be charged to Resident. 14. No one shall go upon any roof of the Premises at any time. 15. The laundry facilities shall be used only for washing and drying of usual and ordinary personal and household articles of Residents,their families and guests. The laundry facilities shall not be used for cleaning with inflammable materials or dyeing of clothes or other items. Management reserves the right to prohibit the use of laundry rooms to anyone failing to comply with normal precautions and regulations. 16. No automobiles, trailers, boats, motorcycles or campers shall be stored or repaired on the Premises. All automobiles, pick-up trucks,motorcycles and other motor vehicles shall be parked in the designated parking areas. No such motor vehicle shall be placed on the decks or patios or in the common areas except in the designated parking area.All vehicles should be locked at night. Management is not responsible for any vehicle or contents. 17. No automobile,pick-up truck,motorcycle or other motor vehicle which is inoperable or which is dangerous, unsightly or a nuisance shall be parked or stored anywhere on the Premises.Owner may remove any such vehicle from the Premises at the expense of Resident and/or the vehicle owner at any time forty-eight hours after Owner's written notice of intent to remove has first been placed on such vehicle. 18. No personal property shall be stored in any common area of the Premises or upon any deck or patio. Such property shall be stored only in the Apartment or in any designated storage area as may be assigned to Resident. 19. No waterbeds are allowed without prior written consent of Owner and proof of waterbed insurance policy. 20. No portable heaters,dishwashers,clothes washers or clothes dryers shall be used in the Premises without the prior written consent of Owner. 21. The Manager's office is located at and its office hours are to Monday through Sunday 12:00 p.m. to 5:00 p.m. Inspections of the Apartment and other portions of the Premises prior to Resident assuming possession of the Apartment and prior to Resident's vacating the Apartment shall be conducted only during those hours. Rent and other payments to be made to the Owner may be paid to the Manager during those hours.All checks and money orders shall be made payable to Owner, not the Manager. 22. Additions: _ RESIDENT ACKNOWLEDGES RECEIPT OF A COPY OF THESE RULES AND REGULATIONS. Dated: 19 Resident: X WHITE—Office YELLOW—File PINK—Resident X CENTRON is a service mark licensed by Centron Corporation. FORM#57 a 11141k VMI IuVri G PA ANIlAGEMENT COMPANY • RULES AND REGULATIONS FOR PROPERTY: RESIDENT: —.__— APT# 1. Resident is at all times responsible for the conduct of its guests and for any disturbance or damage caused by such guests. 2. Children shall play in designated play areas during the posted hours.Children shall not play or run in common halls,stairways,elevators,sidewalks,garage, parking areas or other common areas. Children shall not be left unsupervised in the Apartment. the play areas or anywhere else on the Premises. Parents or guardians are responsible for conduct of their children. 3. No bicycles, baby carriages or other personal property shall be placed in common halls, stairways. elevators, laundry rooms or other common areas. No packages, boxes,or other personal property shall be allowed to obstruct halls,stairways, or other common areas. 4. No wires,aerials,antennas for radio or televison,or wire,ropes,or other devices for clothes drying shall be installed on the roof,decks,or other parts of the Apartment or the Premises. 5. All leaking faucets,toilets,windows,fireplaces, and other conditions in the Apartment or applicances not in good working order or in need of repair shall be reported to Owner's Manager. • 6. All wet garbage shall be wrapped and boxes shall be crushed before being placed in the garbage containers. 7. No bottles,food or other items shall be placed or kept on exterior window sills,window ledges,or patio and deck fences and railings. . 8. 'Dust mops, rugs,tablecloths and clothing shall not be shaken or cleaned in or from or left in or on any window,door,deck or landing or any common area. 9. Resident, its family and guests shall not disturb the peace, comfort and enjoyment of other residents. Musical instruments, radios,television, record players, tape players,and similar devices shall be played only during reasonable hours and only at reasonable volume. 10. Resident shall not install or permit to be installed any venetian blinds,awning,draw shades,curtains,drapes or other window coverings on the Apartment's windows without the prior written consent of Owner. 11. Pictures,mirrors and decorative items shall be hung on the Apartment's walls only with picture hook s and shall not be attached to the walls in any other manner. 12. No signs or placards shall be posted in or about the Premises without the prior written consent of Owner. 13. No dust, sand, dirt, rubbish, coffee grounds,or other foreign material shall be flushed or washed down toilets, sinks or wash basins.Any services required due to Resident neglect or misuse will be charged to Resident. 14. No one shall go upon any roof of the Premises at any time. 15. The laundry facilities shall be used only for washing and drying of usual and ordinary personal and household articles of Residents,their families and guests. The laundry facilities.shall not be used for cleaning with inflammable materials or dyeing of clothes or other items.Management reserves the right to prohibit the use of laundry rooms to anyone failing to comply with normal precautions and regulations. 16, No automobiles,trailers, boats, motorcycles or campers shall be stored or repaired on the Premises. All automobiles, pick-up trucks,motorcycles and other motor vehicles shall be parked in the designated parking areas. No such motor vehicle shall be placed on the decks or patios or in the common areas except in the designated parking area.All vehicles should be locked at night. Management is not responsible for any vehicle or contents. 17. No automobile,pick-up truck,motorcycle or other motor vehicle which is inoperable or which is dangerous, unsightly or a nuisance shall be parked or stored anywhere on the Premises.Owner may remove any such vehicle from the Premises at the expense of Resident and;or the vehicle owner at any time forty-eight hours after Owner's written notice of intent to remove has first been placed on such vehicle. 18. No personal property shall be stored in any common area of the Premises or upon any deck or patio.Such property shall be stored only in the Apartment or in any designated storage area as may be assigned to Resident. 19. No waterbeds are allowed without prior written consent of.Owner and proof of waterbed insurance policy. 20. No portable heaters,dishwashers,clothes washers or clothes dryers shall be used in the Premises without the prior written consent of Owner. 21. The Manager's office is located at and its office hours are _to Monday through Sunday 12:00 p.m. to 5:00 p.m. Inspections of the Apartment and other portions of the Premises prior to Resident assuming possession of the Apartment and prior to Resident's vacating the Apartment shall be conducted only during those hours. Rent and other payments to be made to the Owner may be.paid to the Manager during those hours.All checks and money orders shall be made payable to Owner, not the Manager. 22. Additions: _ __• RESIDENT ACKNOWLEDGES RECEIPT OF A COPY OF THESE RULES AND REGULATIONS. • Dated: 19 Resident: X WHITE—Office YELLOW—File PINK—Resident X CENTRON is a service mark licensed by Centron Corporation. 11111111111111'-- FORM#57 9 LI41IItV1\ . 6 MANAGEMENT COMPANY I RULES AND REGULATIONS FOR PROPERTY: RESIDENT: _.-__ APT# 1. Resident is at all times responsible for the conduct of its guests and for any disturbance or damage caused by such guests. 2. Children shall play in designated play areas during the posted hours. Children shall not play or run in common halls,stairways,elevators,sidewalks,garage, parking areas or other common areas. Children shall not be left unsupervised in the Apartment. the play areas or anywhere else on the Premises. Parents or guardians are responsible for conduct of their children. 3. No bicycles, baby carriages or other personal property shall be placed in common halls. stairways. elevators, laundry rooms or other common areas. No packages, boxes, or other personal property shall be allowed to obstruct halls,stairways,or other common areas. 4. No wires, aerials,antennas for radio or televison,or wire,ropes,or other devices'for clothes drying shall be installed on the roof,decks,or other parts of the Apartment or the Premises. 5. All leaking faucets, toilets, windows, fireplaces. and other conditions in the Apartment or applicances not in good working order or in need of repair shall be reported to Owner's Manager. 6. All wet garbage shall be wrapped and boxes shall be crushed before being placed in the garbage containers. 7. No bottles,food or other items shall be placed or kept on exterior window sills,window ledges, or patio and deck fences and railings. ,8. Dust mops, rugs,tablecloths and clothing shall not be shaken or cleaned in or from or left in or on any window, door, deck or landing or any common area. 9. Resident, its family and guests shall not disturb the peace, comfort and enjoyment of other residents. Musical instruments, radios,television, record players, tape players, and similar devices shall be played only during reasonable hours and only at reasonable volume. 10. Resident shall not install or permit to be installed any venetian blinds, awning,draw shades, curtains,drapes or other window coverings on the Apartment's windows without the prior written consent of Owner. 11. Pictures,mirrors and decorative items shall be hung on the Apartment's walls only with picture hook s and shall not be attached to the walls in any other manner. 12. No signs or placards shall be posted in or about the Premises without the prior written consent of Owner. 13. No dust, sand, dirt, rubbish, coffee grounds, or other foreign material shall be flushed or washed down toilets, sinks or wash basins. Any services required due to Resident neglect or misuse will be charged to Resident. 14. No one shall go upon any roof of the Premises at any time. 15. The laundry facilities shall be used only for washing and drying of usual and ordinary personal and household articles of Residents,their families and guests. The laundry.facilities shall not be used for_cleaning with,inflammable materials or dyeing of clothes or other items. Management reserves the right to prohibit the use of laundry rooms to anyone failing to comply with normal precautions and regulations.' 16. No automobiles, trailers, boats, motorcycles or campers shall be stored or repaired on the Premises.All automobiles, pick-up trucks, motorcycles and other motor vehicles shall be parked in the designated parking areas. No such motor vehicle shall be placed on the decks or patios or in the common areas except in the designated parking area.All vehicles should be locked at night. Management is not responsible for any vehicle or contents. 17. No automobile,pick-up truck,motorcycle or other motor vehicle which is inoperable or which is dangerous, unsightly or a nuisance shall be parked or stored anywhere on the Premises.Owner may remove any such vehicle from the Premises at the expense of Resident and/or the vehicle owner at any time forty-eight hours after Owner's written notice of intent to remove has first been placed on such vehicle. 18. No personal property shall be stored in any common area of the Premises or upon any deck or patio.Such property shall be stored only in the Apartment or in any designated storage area as may be assigned to Resident. 19. No waterbeds are allowed without prior written consent of Owner and proof of waterbed insurance policy. 20. No portable heaters,dishwashers,clothes washers or clothes dryers shall be used in the Premises without the prior written consent of Owner. 21. The Manager's office is located at and its office hours are_ to Monday through Sunday 12:00 p.m. to 5:00 p.m. Inspections of the Apartment and other portions of the Premises prior to Resident assuming possession of the Apartment and prior to Resident's vacating the Apartment shall be conducted only during those hours. Rent and other payments to be made to the Owner may be paid to the Manager during those hours.All checks and money orders shall be made payable to Owner, not the Manager. 22. Additions: RESIDENT ACKNOWLEDGES RECEIPT OF A COPY OF THESE RULES AND REGULATIONS. Dated: 19 Resident: X WHITE—Office YELLOW—File PINK—Resident X CENTRON is a service mark licensed by Centron Corporation. LL)C 1NGTON R1 DG 0 t; 1. 2f• t. 5. . 3. �. Roo F 2. BoD 1 5. ACCENT 4. Mtg. COAT 1 N C, 5, TIE%M. - - . _ : ,., . G - _ :"7lR4/�\� L1: :: \I ItV1\ 855 106th Avenue N E'C-9000 Bellevue.'Washington 98009 (206)624-1557 or (2061 453-5454 CENTRON is a service mirk ..:. .. ... P licensed by Cer Iron Corporation LEXINGTON RIDGE APARTMENTS 6-12:-89 .: ...EXTERIOR COLORS : : . ' ROOFING..:...' ASPHALT , SUPER-.GUARD II.' .. : PABCO OR::EQUIVALENT SLATE (CHARCOAL)__ .. ' 'BODY: : : WOOD 'SIDING' STAINED OLYMPIC OR EQUIVALENT ' SANDLEWOOD , (BEIGE) TRIM & GUTTERS.... WHITE . . .' . . . . ACCEN.T :COLOR. . . OLYMPIC OR EQUIVALENT: NEW PILGRIM RED-_,(MAROON) : ... DOORS . .:. :NEW PILGRIM RED (MAROON) . DECK COATING:'. . M.C:P. .OR::EQUIVALENT &.. BEIGE : ..ASTROTURF . 1 t„, JUN a 5 1989 U :. :. .: I L.1 • ' '... 0.,,,•r.`-%.. :.•,r...-c..Runr -v en. 3ea+airac ra ..arc,.^�r;n: .;o--sr.»4 a.3.a':";,; ,n�--,-..,�aras r._^-.--_..i.-,,...-----_. -^ 4_^c<•-.v-.-- ev,,,,,,1-,.e--,,s- :,;..,-4:, cvz,..: v3viyq ap8 q 11 Ij 70 1C9r6r- dr—, , , • e, _y_yirii !I _______ . ___ ii / fl II "147:)2)19 r7941, II fj __,..... _/04___4___ II 11 fl 111111j 11 1 ‘ 1144V e., _ 144 cli6V fir71),it I iiIIIIiI ..iiixiz.___.___.____ _1ITi__ _ _ . _it i, 1 11 • ii fl a 1/ t : rrA � .zxzxzi±xzxi 1EI!iii2! T V....„?rm ii ,- p 11 1; iI 11 s; ii ,itt I V- 414 ;5/ . ;/1— .. -----f/e7f, b I • •••4 ) 1 'I r p i it 11 j V- 'DI. (4,711-di/ ),/r7,7- 41-1/7,- ' / - e7-• 6 11 -la-, /./ --41S .......—r pq41 ,f ' _.!__•___ .._.. _.vim___.___.-.-....__ ........ ______._.__ _._. , Ii If 1-11 I d it ._ I 1 ! 11 r Ij I! II 11 w1 I! II A 11 � ! q 3c3'1' ) 11 • 1 vr .r, o .....°TiatVI ,1• il __411._. ..tA_ 0,174._-.{4,5_,.._ .____( . if ?grft"9-41gP"149" if . • . N1 I I \ 00 orri'(t i•-•.• .... A ...rit II r py 0 ______ t . t .0711, ITivv,_ Wel— ._._. fSLI :: / ,.; (//- ,,,, ,,,,,.„„,,,e, „ ,,.,,, ii, I! I ' b.,eoe 66-3a: ecF --07q 3/9-O0-8 /1- d a/1-- Aikt-CL px.9.;_ejt6-6-zL 6/ 360 'aLt:4‘ 46,1k. 4c AA vt4-V JJ d1.0-61 j)r UAA-Cal-Qk "ft;;L; •e60-4-44_ CtX_A)0442QZA- k-Ajlf9-41&--Zieuel u _ A,PAiCLQA44-0 WA;2,L4-17 1/4 „4--e/CePIA • 1-t4 CL40-14 eitk DJ-6,6dd _ to-ct/u4 akikt _311 4,77 10-frt-ogi Y'r"v# wag. rr,421/ w4v---A-74 ---- -7ITpoW rçQi Dr1/70 f22t j67,r7d Inn"V2/7P-Y1--n 4rVVilt -2W-TVry 1,2yr7r74 -- 12-17T Y -nrI7 'FtW r-VO-pre -'07' -arr Frir7r Zr-0,2-9-C) r"171 :r7:1410P: r"-714/1 rrPr(ril /-Q qv°T) „ dFa-at (ra MOA v -revd , ro-D-y -( 9 -)-d1P9 7-7-Y7-Irc-rfr--- Inil'.:7- -sei-r9-frxd- - Q1-4,' "fkm UsQ 01/1 47' -rrr9wofrirrin • 921A9r- wrazr /-0 1/17, °ro( 9 prvnpi/v wy oop /--tr -va-0/0 MEMORANDUM To Lenora Blauman Date May 16, 1989 From John Morris, Housing & Human Resources Subject Lexington Ridge --estimated trail dev opment costs along powerl i ne R.O.W. 1100 lineal feet of trail @ $14/lineal foot $15,400 plus design, surveys, fees, contingency, tax $21,974 this equates to $20/lineal foot v ,,C9\n(0 0*mot cv LEXINGTON RIDGE APARTMENTS DESIGN COMPARISON Design Alternative R-4 Number of Units 360 480 Max. (Without Greenbelt) 442 (With Greenbelt) Number of Parking Spaces 640 Requested 819 (Without Greenbelt) 630 Permitted 773 (With Greenbelt) Amount of Open Space 7.3 Acres (Passive/Active Rec.) 8.69 Acres cannot be covered 3.6 Acres (Parking) by buildings Number of buildings 15 (2.5 Acres) 4.68 Acres can be covered by buildings Buildings' Footprint 111,980 Sq. Ft. As Above Buildings' Maximum Height 35 Feet 95 Feet Recreation Recreation Center Code does not specify Walkway System Swimming Pool Two Tot Lots Picnic Area Location of Parking Spaces 630 Private, off-site parking is (Approx. 108 in Power ROW) allowed if within 500 Feet. (Approx. 530 on-site) LWB:Lex-Dsgn CAG 023-88 THE FERRIS COMPANY CONTRACT FOR SERVICES THIS AGREEMENT, entered Into this 22nd day of April, 1988, by and between the City of Renton, a Washington municipal corporation, (hereinafter called "City"), and The Ferris Company, a Washington Corporation (hereinafter referred to as "Consultant"). In consideration of the following promises, warranties, and covenants, it is agreed between the parties as follows: 1. Employment of Consultant: The C)ty hereby agrees to employ the Consultant and the Consultant hereby agrees to perform the services hereinafter set forth. The Consultant is employed to produce the described SEPA documents as set forth in Paragraph 2 and Attachment A, Scope of Work. The Consultant is authorized to use Golder Associates, TDA, and Dodds Engineering as a subconsultant. No other subconsultants shall be employed unless authorized in writing by the City. Nothing in this contract shall be construed to create an employee - employer relationship between. the Consultant, its employees and the City. 2. Scope of Work: The Consultant shall furnish the necessary equipment, materials and professionally trained and experienced personnel to facilitate completion of the work described in Exhibit A, "Scope of Work," which is attached hereto, and is incorporated into this agreement as though fully set forth herein. The Consultant hereby warrants that it has the necessary experience, qualified and trained personnel, equipment and materials to complete the work detailed in Exhibit A, Scope of Work. 3. Time. of Performance: The work detailed in the Scope of Work will be performed according to Exhibit B, Time Schedule of Completion, attached hereto, and incorporated herein as though fully set forth. It is agreed that all the Consultant's services shall be completed and all products shall be delivered by September 27, 1988, notwithstanding delays due to factors that are beyond the control of the Consultant. If, after receiving Notice to Proceed, Consultant is delayed in the performance of its services by factors that are beyond its control, Consultant shall notify the City of the delay and shall prepare a revised estimate of time and cost needed to complete the Project and submit the revision to the City for its approval. Time schedules are subject to mutual agreement for any revision unless specifically described as otherwise herein. 4. Payment for Services: The Consultant agrees to perform work specified in the Scope of Work and City agrees to pay the Consultant an amount, subject to conditions set forth in this Contract, not to exceed::,_: ._. `for services rendered in fulfillment of the Scope of Work. Payment of said sum will include payment for all necessary labor, materials, and facilities used in the completion of the "Scope of Work." Attached as Exhibit C and incorporated herein by this reference is the schedule of payments for the completion of specified work products. THE FERRIS COMPANY • • CONTRACT FOR SERVICES PAGE 2 In the event City desires services exceeding the Scope of Services, Consultant shall promptly provide a written estimated completion schedule and detailed scope of services for such Additional Services. Additional Services shall be paid upon a time and expense basis utilizing the fee schedule attached hereto as Exhibit I, 5 Project Management: The Project Manager for the Consultant shall be Michael Blumen. The Project Manager for the City shall be Donald K. Erickson. All correspondence, work orders, payment requests concerning this project shall be directed to these individuals. • 6. Warranty of Authority: The Consultant hereby warrants and represents that the person who has executed this contract has full authority from the Consultant to do so. The City hereby warrants that the Mayor and City Clerk of City have full power to execute this contract. 7. Indemnification: The parties further agree that neither party shall be liable for the negligent acts, errors, or omissions of the other party with respect to development, management, operation of the property or project with respect to the performance of each party's respective duties and obligations under this agreement. To that end, each party shall indemnify, hold the other harmless and defend the other party against any damages, including costs of litigation and attorney's fees, incurred with respect to any claims or legal actions resulting from the negligent acts, errors or omissions of the imdemnifying party. • 8. Products of Services: All documents, working documents, notes, maps, drawings, photos, etc. produced by or for the Consultant, in furtherance of this Contract, shall be the property of the City and shall be delivered to the City prior to full payment for services under this Contract. 9. Additional Responsibilities: The • City shall endeavor to provide the Consultant in a timely manner with all necessary criteria and full information pertinent to the services to be rendered by the Consultant. Further, the City shall endeavor to make available to the Consultant all information, drawings, maps, specifications in City's possession which City and the Consultant consider pertinent to the Consultant's Scope of Work. The Consultant agrees to perform the work specified in a timely manner and to complete the work in a form acceptable to the City within the specified budget and time authorized by this Contract notwithstanding delays due to factors that are beyond the control of the Consultant. 10. Assignment of Rights: Neither party may assign its rights and obligations under this Contract without the express written consent of the other party. 11. Entire Contract: This agreement, consisting of 3 pages and Exhibits A, B, C constitutes the entire agreement or contract between the parties. The agreements set forth in this contract supersede all prior written or oral understandings. This agreement may not be amended except in writing signed by the parties hereto. THE FERRIS COMPANY • CONTRACT FOR SERVICES PAGE 3 12. Professional Responsibility: - Consultant represents that the services shall be • performed, within the limits prescribed by this Contract as amended, in a manner consistent with that level of care and skill ordinarily exercised by other professional Consultants performing similar services in the State of Washington or of the type used in the Project under similar circumstances. No other representations to .City, express or implied, and no warranty or guarantee is included or intended in this Contract or in any report, opinion, document or otherwise. 13. Opportunity to Remedy: The parties agree that in the event of alleged error or omission by Consultant in performance of the Project, City shall notify Consultant promptly in writing of the fact and allow Consultant a reasonable time to remedy the problem. Upon notice, Consultant shall promptly review and remedy the problem at the cost of Consultant, if Consultant accepts responsibility for it. City agrees not to remedy the problem at the cost of Consultant without first giving Consultant a reasonable opportunity to remedy the problem. It shall be the Consultant's responsibility to remedy any problem that arises out of their performance under this contract whenever this is possible and where the Consultant cannot remedy the problem by itself, it shall use its best effort to work with others to remedy the problem. IN WITNESS WHEREOF, the CITY and THE FERRIS COMPANY have executed this Contract as of the date first set forth above: CITY O TO byAReAvalimi-s; c: President Zoning Administrator Earl Clymer, Ma • y o Y ATTEST: ?% � • City Clerk APPROVED AS TO LEGAL FORM Lawrence War City Attorney lexeis • EXHIBIT A SCOPE OF SERVICES • The scope outlined below is for preparation of the Draft and Final Environmental Impact Statement (DEIS and FEIS) for the Lexington Ridge apartment project in Renton, Washington. The Ferris Company (the Consultant) will prepare the DEIS and FEIS consistent with the State Environmental Policy Act and the City of Renton Environmental Ordinance , Chapter 28 of the Renton Zoning Code. The Consultant has reviewed the existing studies for the project prepared by Golder Associates (geotechnical analysis) and Transportation, Planning & Engineering — TP&E (transportation study) and determined that the studies may need to be supple— mented and expanded by the subconsultants to provide the information and detail necessary to complete the preliminary DEIS . It has also been determined that Dodds Engineers , Inc . , will provide all necessary data on surface water quality and quantity to the Consultant . The Consultant will coordinate with the subconsultants , review their reports for adequacy and completeness, and incorporate the information into the DEIS. The Consultant will provide a description and comparative evaluation of the alternatives , including the proposal in the DEIS . A discussion of the affected environment, environmental impacts , proposed mitigating measures and other possible mitigating measures for the alternatives , including the proposal will also be prepared for the following elements of the environment identified in the scoping process: I. Earth — The geotechnical engineering study for the project site and the Earth section of the DEIS will address existing soils , geologic and topographic conditions ; results of field exploration of subsurface conditions; soil permeability issues ; recommendations for drainage and erosion control; issues related to clearing and grading, and the movement of earth material on and off—site ; and measures to ensure foundation support and slope stability. II. Traffic — The specific transportation study for the project and alternatives and the Transportation section of the DEIS , will address trip generation (including an explanation of trip generation rates) ; level—of—service impacts at the key intersections ; circulation, parking and access issues ; and recommendations for mitigation. Impacts regarding pedestrian safety and access and mitigating measures will be assessed by the transpor— tation consultant and Transportation section as well. TDA, Inc. will prepare the transportation report for this EIS . A-1 The Consultant will review and summarize the progress of the CH2MHill area-wide transportation improvement program as it applies to the proposal and alternatives . Results of this study , particularly as related to potential mitigation will be incorporated into the EIS when available. III. Land Use - The relationship to the City of Renton' s zoning code and comprehensive plan policies (including the City ' s Greenbelt Policies) will be discussed by the Consultant. The relationship to existing land use , zoning and comprehensive plan designations in the immediate vicinity will also be included. The proposal and all alternatives will be assessed . The Consultant will prepare a slope/density analysis consistent with the City ' s Greenbelt Policies , to evaluate the relationship of the density to the slopes in the development area on-site. A discussion of the impacts of the density and other land use compatibility issues will be provided . IV. Recreation - The proposal includes the provision for on-site recreational opportunities. Both passive (trails, open space) and active facilities are proposed. The increase in demand represented by the on-site population will be evaluated in relation to the proposed opportunities to gauge overall impacts to local and regional park and recreation facilities. Existing facilities in the area will be described and impacts assessed . Impacts from all alternatives will also •be addressed. Measures to mitigate impacts will be addressed . V. Aesthetics - The proposal and alternatives ' design, scale , orientation, siting, privacy , views and aesthetic/visual compatibility as related to internal impacts and surrounding land uses will be addressed by the Consultant through a written description and evaluation. Specifically, the density, open space , buffering and setbacks will be analyzed. Site plans , elevations and cross-sections for each alternative will be provided to the Consultant by the Centron - Corporation (the proponent) for incorporation into the DEIS . No additional graphics (i.e. , photos , shadow diagrams) will be prepared for the visual analysis . VI. Water Quantity/Quality - The surface water quantity and quality information prepared by Dodds Engineers , Inc . will include an analysis of pre and post-development drainage characteristics ; erosion control and detention requirements ; flooding conditions ; and relationship to the City ' s critical drainage basin designation. Golder A-2 • & ' Associates will provide data on groundwater quality and quantity as related to the proposal and alterna- tives , including references to potential impacts on aquifers in the area. The Consultant will review and integrate the data into the Water section of the DEIS. VII . Public Services and Utilities - The Consultant will address impacts on the local service providers includ- ing fire, police and school services for the proposal and alternatives . Existing capacities and anticipated impacts will be identified. For utility issues , the Consultant assumes that Dodds Engineers and the City will provide the required information related to existing capacity and needed improvements . An estimate of anticipated public costs and revenues associated with the project and alternatives will be made based on a model prepared by the City of Renton Public Works Department . VIII. Plants and Animals - The Consultant will discuss existing habitat conditions on-site and will evaluate post-development impacts. The impacts from clearing and grading and opportunities for mitigation will be assessed. IX. Environmental Health - An analysis will be conducted by the Consultant addressing the possible health and safety issues related to the electrical transmission lines adjacent to the site. Literature will be reviewed and Puget Power , BPA and other sources of information will be consulted on the subject to gauge potential impacts. If substantiated and relevant, the reports and information will be related to project and alternatives impacts. Mitigating measures to reduce impacts will be identified, if appropriate. X. Cumulative Effects - The City has identified two proposed projects in the vicinity (the McMann and Eradco projects) for the cumulative impact discussion. In the areas of Transportation, Land Use and Services , the proposal and alternatives' contribution to cumulative impacts will be described and evaluated by the Consultant. For cumulative transportation issues , information from the CH2MHill study will be referenced as available. XI. Proposed Action and Alternatives - The proposed action is a 360-unit rental apartment project in 15 buildings on a 13.4-acre parcel. In addition, it consists of surface parking areas , a recreation building , land- scaping and 40 percent of the site as open space. The Consultant will address up to three (3) alternatives to the proposed action. The alternatives will include the no-action alternative, or retention of the site in A-3 its ' present undeveloped state; an alternative developed consistent with the R-4 zoning designation with approximately 430 units and a similar site plan as the proposal; and finally , a design alternative to the proposal, consisting of possibly a lesser number of units (which shall be agreed to in writing by the City) , and with increased common and interconnected open space , increased buffers and retention of vegetation and additional staggering of buildings . XII. Meetings — The Consultant will attend up to ten ( 10) meetings on the DEIS and five (5) meetings on the FEIS with City of Renton officials. XIII. Printing — The Consultant assumes printing of up to fifteen (15) copies of the preliminary DEIS . XIV. Draft EIS — Upon submittal of the preliminary DEIS and receipt of comments from the City and proponent , the Consultant shall revise , complete and issue the DEIS. The fee for completion of the DEIS includes printing of up to eighty (80) copies of the document for public and agency review. XV. Final EIS — The Consultant' s estimated budget and scope for the FEIS assumes revising the DEIS , printing up to eighty (80) copies and responding to a relatively small number of substantive comment letters (10 to 12) dealing with the DEIS. If the City requires the Consultant to address additional comment letters and/or comments dealing with topics not discussed in the DEIS, or a level of detail not provided within this scope , the estimate for the FEIS may be revised. If the scope and cost estimate are beyond what has been estimated herein, the Consultant will meet with the City to develop a mutually acceptable scope and budget . ASSUMPTIONS A). Specific project description information, including reproducible site plans , elevations , and cross sections will be provided to the Consultant by the proponent at the outset of the EIS effort . In addition, the propo— nent will provide all necessary written and graphic material for all alternatives including illustrative site plans, elevations , number and layout of parking, access/ circulation, number of units and stories , street orientation, etc. Such information will provide for a complete description of the proposal and alternatives and relevant design features. A-4 • B) The major issues to be addressed include Transporta- tion, Slopes , Soils , Land Use and Services. Emphasis will be placed on these issues by the Consultant and by the subconsultants to the proponent. Evaluation of impacts on other environmental elements will be more brief in nature . • • • • • • • • A-5 EXHIBIT A-1 PROJECT BUDGET SUMMARY LEXINGTON RIDGE The following outlines the proposed budget to prepare the Draft and Final EIS. The Draft and Final EIS budget represents our best estimate of the labor and costs associated with completing the tasks identified in the previous section. Preliminary Draft EIS Labor (preparation of the document, management and coordination) $14,500.00 Subconsultants* 7 , 700.00 Word. Processing 1 ,000.00 Graphics (preparation of up to :twenty (20) exhibits) 1 ,900.00 Reimbursable Expenses* (mileage , parking, xerox copying, printing of up to fifteen (15) copies, and miscellaneous costs) 550.00 Subtotal $25, 650.00 Draft EIS Labor $ 4,520.00 Subconsultants* 1 ,083.50 Word Processing 600.00 Graphics 300.00 Printing (up to eighty (80) copies) 900.00 Reimbursable Expenses* . 357.00 Subtotal $ 7 , 760.50 TOTAL $33,410.50 Final EIS Labor $ 3,480.00 Subconsultants* 995.50 Word Processing 600.00 Printing (up to eighty (80) copies) 650.00 Reimbursable Expenses* 250.00 TOTAL $ 5,975.50 * Subconsultants and expenses = cost plus 10 percent fee. A-6 . EXHIBIT A-2 LABOR BREAKDOWN AND HOURLY RATES Preliminary DEIS - Labor THE FERRIS COMPANY: Hourly Hours Rate Total Blumen - Project Manager 30 $60. $ 1 ,800. Brunner - Principal Author 128 50. 6,400. McGuire - Planner 140 45 . 6 , 300. Subtotal $14,500. DODDS ENGINEERS: Borneman - Engineer 25 $40. $ 1 ,000. GOLDER ASSOCIATES: Cotton - Principal 3 $75. $ 225. Lavielle - Senior Engineer 28 60. 1,680. 80 . Clerical 3.8 25 . Subtotal $ . 2,000. TDA, Inc..: Perlic - Senior Associate 9 $55. $ 495. Boettcher - Associate 39 37.50 1 ,462.50 Ghassemi - Associate 49 35. 1 , 715. Graphics 8 27.50. 220. Clerical, Support 107 .50 Subtotal $ 4,000. LABOR TOTAL $21 ,500. A-7 Draft EIS _ Labor Hourly Hours Rate Total THE FERRIS COMPANY Blumen 12 $60. $ 720. Brunner 40 50. 2,000. McGuire 40 45 . 1 , 800. Subtotal $ 4,520 DODDS ENGINEERS: Borneman 6 $40. $ 240. GOLDER ASSOCIATES: Lavielle 4 $60. $ 240. TDA: Boettcher .6 $37.50 $ 225. Ghassemi 8 $35 . $ 280 . LABOR TOTAL $ 5 ,505 . Final EIS :7. Labor THE FERRIS COMPANY Blumen 8 $60. $ 480. Brunner 24 50. 1 ,200 . McGuire 40 45 . 1 , 800. Subtotal $ 3 ,480. DODDS ENGINEERS: Borneman 4 $40. $ 160. GOLDER ASSOCIATES: Lavielle 4 $60. $ 240. TDA : Boettcher 6 $37.50. $ 225. Ghassemi 8 $35 . $ 280. LABOR TOTAL $ 4, 385 . A-8 EXHIBIT B TIME SCHEDULE OF COMPLETION. Contract,Signature/Authorization to Proceed April 22 Submit Preliminary Draft EIS to City May 31 City delivers unified (one set) comments to Consultant June 14 Submit revised Preliminary DEIS to City June 24 City approves revisions June 30 Print DEIS and deliver to City July 7 DEIS issuance/public notice July 8 Comment Period July 8 - Aug. 7 Begin Final EIS preparation August 8 Submit Preliminary Final EIS to City August 23 City delivers unified (one set) comments to .Consultant Sept. 6 Submit revised Preliminary FEIS to City Sept. 14 City approves revisions Sept. 20 Print Final EIS and deliver to City Sept. 27 FEIS issuance Sept. 28 • • • CONTRACT FOR SERVICES EXHIBIT C SCHEDULE OF PAYMENTS First Payment: 50% of Contract Amount upon acceptance of Preliminary • Draft EIS by City of Renton (06/15/88 on Project Schedule. Second Payment: 30% of Contract Amount upon acceptance of Draft EIS by City of Renton (07-08-88 on Project Schedule. Third Payment: 20% of Contract Amount upon acceptance of Final EIS by • City of Renton (09-27-88 on Project Schedule. 41 CONTRACT FOR SERVICES THIS AGREEMENT, entered into this day .of 1.,-- , 1987, by and between . the City of Renton, a Washington municipal corporation, (hereinafter called "City") , and .ena Washington Corporation (hereinafter tsj 1e �1 ) .In consideration of the following promises, warranties, and covenants, it is agreed between the parties as follows: 1. Employment of Consultant: The City hereby agrees to employ kkt, S A-6-- - and kh.,._ Cxa }�5,- hereby agrees to perform the services hereinafter set forth. \J L is employed to produce the described SEPA documents as set forth in Paragraph 2 and Attachment A, Scope of Work. 1 , Os\Ask-Siv-aiy.k is authorized to use , \ as a subconsultant. No other subconsultants shall be employed unless authorized in writing by the City. Nothing in this contract shall be construed to create an employee - employer relationship between lkt C. f,t,,W , its employees and the City. 2 . Scope of Work: '' ( ^S,c..Q.,t-a-4-- shall furnish the necessary equipment, materials and professionally trained and experienced personnel to facilitate completion of the work described in Exhibit A, "Scope of Work, " which is attached hereto, and is incorporated into this agreement as though fully set forth herein. cO t.9---- hereby warrants that it has the necessary experience, qualified and trained personnel, equipment and materials to complete the work detailed in Exhibit A, Scope of Work. 3 . Time of Performance: The work detailed in the Scope of Work will be performed according to Exhibit B, Time Schedule of Completion, attached hereto, and incorporated herein as though fully set forth. It is agreed that all C k,& services shall be completed and all x, products shall be delivered by , 1988, notwithstanding delays due to factors that are beyond the control of the Consultant. If, after receiving Notice to Proceed, Consultant is delayed in the performance of its services by factors that are beyond its control, Consultant shall notify the City of the delay and shall prepare a revised estimate of time and cost needed to complete the Project and submit the revision to the City for its approval. Time schedules are subject to mutual agreement for any revision unless specifically described as otherwise herein. �---, 4 . Payment for Services: ,Q. =atakisfla- agrees to perform work specified in the Scope of Work and-City agrees to pay t`;k. C �1/4-aAA-- an amount, subject to conditions set forth in this Contract, not to exceed $ for services rendered in fulfillment of the Scope of Work. Payment of said sum will include payment for all necessary labor, materials, and facilities used in the completion of the "Scope of Work. " Attached as Exhibit C and incorporated herein by this reference is the schedule of payments for the completion of specified work products. In the event City desires services exceeding the Scope of Services, Consultant shall promptly provide a written estimated completion schedule and detailed scope of services for such Additional Services. Additional Services shall be paid upon a time and expense basis utilizing the fee schedule attached hereto as Exhibit 0 . C.ay. 4- � 5444,4.4111) ( L ) s � t , CONTRACT FOR SERVICES PAGE 2 5. Project Management: The Project Manager for 'iA Q (', ),(\c� suA- shall be \A1C Lesa 1�-HiraiD . The Project x Manager for the City shall be 0(9, S1A X. �),0tICiC� ) All correspondence, work orders, payment requests concerning this project shall be directed to these individuals. 6. Warranty of Authority: "i,•e. 0.2- 2Lk73--,-A7 hereby ,warrants and represents that the person who has executed this contract has full authority from -( c (,,w,e-3- ,,,- to do so. The City hereby warrants that the Mayor and City Clerk of City have full power to execute this contract 7 . Indemnification: Consu -fit will hold the City c�cnQ harmless, and assume liability for 1 from claims arising in 1' ° ` t whole or in part out of Consultants neg ' ant performance of the professional services as set forth in this Agreement. For any dmage a e• by— -g1 'gence other than professional ne lilence Co s j_ta L's 'ability, including that of its em� lo ees, \agen and ,."-, bc• tr.ctors, in the aggregate under th' re men t, ba11. no, =xc ed the limits of Consultant' s `c mp h n ive gen ra' . .0J utomobile liability insurance dove age, which is %500, 000. 8 . Legal Fees: If either pa hereto shall bring suit to enforce this contract, the p ailing party, as defined by the laws of the State of eg-hington, shall receive those remedies and costs and ..t-torney fees allowed by law. All lawsuits brought by ther party for enforcement of this Contract shall fir be brought in the King County, Washington Superior Cous 9. Products of Services: All documents, working documents, notes, maps, drawings, photos, etc. produced by or for \J.. c e -,min furtherance of this Contract, shall be the property of the City and shall be delivered to the City prior to full payment for services under this Contract. 10. Additional Responsibilities: The City shall endeavor to provide C_e.,� ,cLk in a timely manner with all necessary criteria and full information pertinent to the services to be rendered by Further, the City shall endeavor to make available to ILL cc °k- ' I- all information, drawings, maps, specifications in City's possession which City and 4 consider pertinent to rV\&s ( .c.9 Scope of Work. __ cam- n, Q 1—a- agrees to perform the work specified in a timely manner and to complete the work in a form acceptable to the City within the specified budget and time authorized by this Contract notwithstanding delays due to factors that are beyond the control of the Consultant. 11. Assignment of Rights: Neither party may assign its rights and obligations under this Contract without the express written consent of the other party. 12 . Entire Contract: This agreement, consisting of 3 pages and Exhibits A, B, C constitutes the entire agreement or contract between the parties. The agreements set forth in this contract supersede all prior written or oral understandings. This agreement may not be amended except in writing signed by the parties hereto. rt„, CONTRACT FOR SERVICES PAGE 3 13. Professional Responsibility: - Consultant represents that the services shall be performed, within the limits prescribed by this Contract as amended, in a manner consistent with that level of care and skill ordinarily exercised by other professional consultants performing similar services in the State of Washington or of the type used in the Project under similar circumstances. No other representations to City, express or implied, and no warranty or guarantee is included or intended in this Contract or in any report, opinion, document or otherwise. 14. Opportunity to Remedy_: The parties agree that in the event of alleged error or omission by Consultant in performance of the Project, City shall notify Consultant promptly in writing of the fact and allow Consultant a reasonable time to remedy the problem. Upon notice, Consultant shall promptly review and remedy the problem at the cost of Consultant, if Consultant accepts responsibility for it. City agrees not to remedy the problem at the cost of Consultant without first giving Co reasonable opportunity to remedy the problem.4!Where r onsibili�ity or a ( problem may be shared by Consultant and t rs, o' nsalt' nt sh endeavor to remedy o ultants' hare (an th share of el, j;›, an suityyn sub tra for o a en t t cost of Consultanand to cooper with oth in ed. is �---- IN WITNESS WHEREOF, the CITY and have executed this Contract as of the date first set forth above: CITY OF RENTON by Rec: President Zoning Administrator Earl Clymer, Mayor ATTEST: City Clerk APPROVED AS TO LEGAL FORM Lawrence Warren, City Attorney va "AY /,1flLtiQ1 ad1014 d/1/0-k' 4/1)i y 014/ afp fri' ditB d /1/2,(0_, Aero ,0( Airk ,rit m/