HomeMy WebLinkAboutRFQ Details
Request for Proposals
Management of Arts and Culture Space
in Downtown Renton
A Collaborative Opportunity
SUMMARY: The City of Renton is seeking proposals from qualified community and
cultural organizations, individuals, or collaborative teams to develop, manage, and
operate an arts and culture space in downtown Renton. The City aims to partner with
an organization that can activate a vibrant cultural hub, fostering artistic and economic
development, as well as providing opportunities for community engagement.
The selected organization will be responsible for developing, managing, and operating a
collaborative arts and culture space in downtown Renton, with a vision to support
creative economic innovation and the incubation of artistic and cultural small
businesses. Proposals should demonstrate experience in operating such a space, and
outline plans for promoting inclusivity and cultural diversity.
This program aims to form a partnership between the City and a selected organization to
manage and activate a 1,000 square foot city-owned space on the ground floor of the City
parking garage at 655 South 2nd Street (refer to Exhibit A for current floor plans). The space
includes a kitchenette, private office, storage closet, and restroom. The selected organization
may qualify for reduced rent, based on its ability to demonstrate, and provide public benefits.
The lease will be for an initial term of 12 months, starting as early as February 1, 2025.
OBJECTIVES: The City's key objectives for this project are:
1. To support the revitalization of downtown Renton by creating an active,
dynamic space that celebrates the arts and culture. (e.g., “incubation” for arts
businesses, low or no-cost exhibition space)
2. To enhance the community’s social and economic life by encouraging diverse
cultural events and artistic activities. (e.g., low or no-cost studio space; art
courses; community workshops, meetings)
RESPONSIBILITIES AND DUTIES OF APPLICANT: The City of Renton seeks qualified
applicants with the experience, infrastructure, and capacity to operate, manage,
promote, and maintain a community arts and cultural program in alignment with the
City’s goals. The chosen applicant(s) will be responsible for activating the first-floor
space of the City Center Parking Garage, known as the West Wing, and advancing the
following key goals:
1. Maximize Community Engagement: Develop and implement diverse arts and
educational programming that includes a variety of cultural forums. The space
should be a resource for community engagement, hosting events that bring
together a wide range of artistic and cultural activities.
2. Promote Renton as an Arts Hub: Strengthen Renton’s reputation as a center for
the arts by showcasing the city’s diverse cultural traditions. The applicant(s)
should position the space as a hub of cultural activity, attracting artists,
performers, and audiences from within and beyond the community.
3. Catalyze Economic Development: Activate the space to serve as a cornerstone
for economic development and revitalization efforts in downtown Renton. The
applicant(s) should create programs and events that attract visitors, enhance
downtown vibrancy, and support local businesses.
4. Foster Cultural Connection and Equity: Utilize the space for community
celebrations and gatherings that promote cultural connection and inclusivity.
Ensure equitable access for artists and community-based organizations,
particularly those focused on engagement, partnership, equity, and racial justice.
Programming should be high-quality, culturally sensitive, and offered at
affordable rates.
5. Support Local Artists: Provide a venue where local artists can meet, collaborate,
and showcase their work. The space should also serve as a home for established
and emerging arts and service organizations, with a focus on benefiting the
communities of Renton.
6. Develop Cultural Talent: Support the development of diverse cultural talent
through presentations, youth training programs, and creative entrepreneurship
opportunities. The applicant(s) should focus on cultivating Renton’s next
generation of artists and cultural leaders.
7. Maintain City Assets: Ensure the long-term value of the City’s investment by
maintaining the facility and its equipment in a safe, clean, and functional state.
The applicant(s) must regularly update and improve the space to ensure it
continues to be an asset for the City and community.
The selected applicant(s) will operate the space in compliance with all applicable local,
state, and federal regulations, including but not limited to ADA and anti-discrimination
laws. Additionally, the applicant(s) will collaborate with the City and other local
organizations to foster art mentoring programs, job creation, and professional
development opportunities for the community, particularly for youth and creative
entrepreneurs. Applications for use of the space and the criteria for acceptance for
external or freelance artists and/or cultural events will be developed by the applicant(s)
in coordination with the City. The Lease Agreement terms will be substantially the same
as those in Exhibit B.
PROPOSAL REQUIREMENTS: Interested organizations must submit a proposal that includes the
following:
1. Organization Overview: Provide a description of your organization, its mission, and relevant
experience in managing cultural or community development spaces.
2. Proposed Use of the Space: Detail how your organization intends to use the leased premises
to activate the space as a community-based cultural arts and development center.
1. Rental rate in sample Agreement is priced according to Fair Market Value
($22,440.00 annually) which has been determined by the City.
2. If you plan to seek a reduced rental rate, detail the public benefits you anticipate
providing to the Renton community.
1. Include specific information on how you plan to engage with local artists
and community groups, as well as any proposed partnerships.
2. Your plan should outline how these activities will contribute to the public
benefit, such as fostering community engagement, supporting local arts
and cultural initiatives, and enhancing the vibrancy of downtown Renton.
3. Provide examples of how you will demonstrate and measure these public
benefits. This could include metrics or criteria for evaluating community
impact, such as attendance figures, participant feedback, or the breadth
of cultural representation.
4. An example valuation description is attached at Exhibit C for guidance
purposes only.
3. Operations Plan: Provide a comprehensive operations plan detailing the types of events,
programs, and activities you intend to offer at the space.
4. Financial Proposal: Demonstrate financial capacity to maintain operation through term of
agreement. This could include detailed business plan and/or profit & loss statements and/or
financial development (“fund raising”) plans
5. Community Impact and Artist Engagement: Explain how your organization’s activities will
benefit downtown Renton and contribute to the cultural and economic growth of the
community.
CONTRACT TERMS AND CONDITIONS:
Upon the selection of the Operator/Manager, a lease agreement will be entered into by the
City and the Operator/Manager. The agreement will be substantially the same as the example
lease agreement in Exhibit B and will cover February 1, 2025 through January 31, 2026. Any
continuation beyond this date will be subject to a new agreement or, if not renewed, will
convert to a month-to-month lease at 125% of the current rent, plus any new terms required
by the City and applicable Leasehold Excise Tax.
SUBMISSIONS:
All proposals must be submitted electronically to jkotarski@rentonwa.gov by November
27, 2024, a t 4:00 pm. Hard copies or late submissions will not be considered. Please
ensure that all required documents and information are included in your electronic
submission. For any questions or clarifications, contact Jessie Kotarski by email or phone
at 425-430-7271.
PROPOSAL EVALUATION AND SELECTION:
The City reserves the right to reject late or incomplete proposals. The City will review all
proposals for completeness and compliance with the terms and conditions contained
in this document.
The City reserves the right to reject any or all proposals, and to waive any minor errors,
omissions, or irregularities in proposals that are not substantive in nature.
A walk-through of the Premises will be provided on Monday, November 18 at 10am so
that applicants may become more familiar with the site. While the walk-through is
entirely optional, the City believes it will assist applicants to develop a stronger
application.
EVALUATION CRITERIA AND WEIGHTING
• Experience operating public benefit Arts Center (up to 30 points)
• Proposed use of space (up to 30 points)
• Community/artist engagement plan (up to 30 points)
• Financial Capacity (up to 10 points)
• TOTAL POINTS AVAILABLE: 100
TIMELINE
• RFP Release Date: November 1, 2024
• Deadline for Submission: November 27, 2024
• Evaluation of Proposals: December 2024
• Final Decision and Notification: December 13, 2024
• Lease Commencement Date: February 1, 2025
Exhibit A
Current Floor Plan
Exhibit B
Sample Lease Agreement
(Ver. 03.01.2024):
Lease Agreement – [Selected Operator]
Page 1 of 25
Lease Agreement
City of Renton and [SELECTED OPERATOR]
At City Center Parking Garage – West Wing
LAG __-___
THIS LEASE AGREEMENT ("Agreement") is entered into this _____ day of _______, 2024 (the
"Effective Date") by and between the City of Renton ("City” or Landlord”), a Washington
municipal corporation, and [SELECTED OPERATOR] (“Tenant”) a Washington ___________, are
collectively in this Agreement referred to as "Parties."
RECITALS
WHEREAS, the City has an interest in maintaining and improving a vibrant downtown area to
encourage residents and visitors to patronize local businesses; and
WHEREAS, [SELECTED OPERATOR] was selected through a competitive RFP process to service as
the operator of the City’s designated Arts and Culture Center and is dedicated to creating a safe
space for sharing and celebrating diverse arts and cultures within Renton, fostering
understanding and appreciation among residents and visitors, providing a vibrant platform for
artistic expression and cultural exchange; and
WHEREAS, the Parties have a relationship focused on improvements to, and activation of,
economic development and diversification in the downtown area, fostering a space to cultivate
and grow the creative economy in Renton. This collaboration aims to promote downtown Renton
as a vibrant arts hub, enhancing its reputation as a great place to live, work, and play; and
WHEREAS, the Parties desire for [SELECTED OPERATOR] to occupy the Premises as described
herein to activate the space as a community-based arts center arts center and gathering space
(“arts center”) under the terms and conditions set forth in this agreement, thereby bringing
added safety benefits of more eyes and daily activities to the immediate area, and providing
opportunities for the arts community to connect, engage, and grow Renton's reputation as a
creative community.
In consideration of the above RECITALS, and covenants and agreements set forth in this
Agreement, the Parties agree as follows:
1. LEASE PREMISES
A. The City leases to Tenant a portion of the real property located at 655 S 2nd St,
Renton, WA 98057, commonly known as the City Center Parking Garage
(“Building”), specifically the West Wing of the first floor (“Premises”). The floor
plan of the Premises within the Building is shown on Exhibit A, attached
hereto, and incorporated by reference. A street address for the Premises will
be developed by the City for emergency response purposes only; this is not
intended to be, nor should be construed to be, compliant for the use of United
States Postal Service deliveries or service.
(Ver. 03.01.2024):
Lease Agreement – [Selected Operator]
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B. Landlord leases to Tenant the Premises “As-Is”, which consist of an agreed
area of approximately 1,000 square feet in the Building located within the
“West Wing” and approximately at the southwest corner of Logan Ave S and S
2nd Street in Downtown Renton. The Premises do not include, and Landlord
reserves, the exterior walls and roof of the Premises, the land beneath the
Premises, the pipes and ducts, conduits, wires, fixtures, equipment above the
suspended ceiling, and structural elements of the building in which the
Premises are located (the “Building”). The Building, the land upon which it is
situated, all other improvements located on such land, and all common areas
appurtenant to the Building are referred to as the “Property”.
C. Tenant shall not use the Premises for any purpose other than that described
in the attached Exhibit C, attached hereto, and incorporated by reference,
without the prior written consent of the City, which may be withheld for any
reason.
1. To the extent any services or events require permits, [SELECTED
OPERATOR] will timely submit applications (such permits may include
but is not limited to signage, special events, building, and right-of-
way).
2. Nothing in this Agreement is intended to, nor should be construed to,
act as a guarantee that an application for any permit will be approved
by the relevant City department.
D. Tenant has either examined the Premises or has waived examining the
Premises and accepts the Premises As-Is-, in its present condition as part of
the consideration of this Agreement, and [SELECTED OPERATOR] accepts all
related liabilities and risks related to use of the Premises.
E. Use Restrictions for West Wing. Tenant accepts the following restrictions:
1. Access to closets shall not be blocked.
2. Tenant shall maintain Property in accordance with all applicable
federal, state, and local codes and regulations including occupancy
and/or Fire Codes.
F. Tenant will have the right to install signage around the Premises as well as
directional signs on the Property identifying the location of the Premises,
within the following limitations:
1. All signs must have the Landlord’s written approval of design before
installation, and prior to submission of any required permit
applications.
2. All signs must comply with the City’s sign code and permitting
requirements.
(Ver. 03.01.2024):
Lease Agreement – [Selected Operator]
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3. Nothing in this Agreement is intended to, nor should be construed to,
act as a guarantee that an application for any permit will be approved
by the relevant City department.
G. Tenant shall make no building changes or alterations without the advance
written approval of the City, and all such changes and alterations shall be
entirely paid for by the Tenant.
1. Any changes or alterations to the Property must comply with
applicable permitting or other regulatory requirements.
a) Changes or alterations that require permits must be designed and
completed by a licensed professional.
b) Documentation, including relevant financial reports, shall be
provided to the City as part of its review for Landlord approval.
2. Nothing in this Agreement is intended to, nor should be construed to,
act as a guarantee that an application for any permit will be approved
by the relevant City permitting department(s).
3. Tenant improvements may result in adjustment to any Leasehold
Excise Tax (“LET”) for which [SELECTED OPERATOR] may be liable.
4. Final “as-built” depictions and all invoices related to the
changes/alterations shall be provided to the City within a reasonable
period of time, and upon request.
H. The Parties acknowledge and agree that Tenant’s activation of the space as an
arts center and provision of related services are valuable and beneficial
services that support the Landlord’s programs, services, and purpose with
measurable costs to Tenant that exceed the fair market value of rent.
2. TERM and TERMINATION
A. Term.
This Agreement shall be for an initial term of twelve (12) months commencing
on February 1, 2025, unless otherwise terminated pursuant to the termination
section of this Agreement (“Initial Term”).
Provided that this lease may be extended for additional terms of one (1) year
each (“Renewal Term”). Such extension shall be by written agreement and
addendum to this lease at least thirty (30) days prior to the termination.
B. Termination.
1. Either Party may terminate this Agreement with 90 days written
notice at any time, for any reason to the other Party.
2. Either Party may terminate this Agreement with 30 days written
notice prior to the termination date of the Agreement.
(Ver. 03.01.2024):
Lease Agreement – [Selected Operator]
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C. Holdover. If after the end of the Initial Term or any Extension Term, Tenant
continues to use the Premises without entering into a new lease with the City,
and/or City has not sent Lessee written notice to terminate or not renew the
agreement, Lessee shall owe City any Rent on a month-to-month basis in an
amount of one-hundred twenty-five percent (125%) of the rental payment in
3.A of this Agreement on the terms and conditions of this Agreement, plus any
new terms required by the City, and plus Leasehold Excise Tax on the then-
current market value.
3. CONSIDERATION AND PAYMENTS
Rental Rate Leasehold Excise Tax Monthly Total Utilities (Section 6)
For Space
$1870.00
$240.11 $2,110.11 Variable upon invoice
For Parking
$39.88
$ 5.12 $45 per space
A. Monthly Rental Payment
1. For approximately 1000 square feet, [SELECTED OPERATOR] agrees to pay unto
the City as a rental for the Premises, a rate based on Fair Market Value (“FMV”) of
one thousand eight hundred seventy dollars ($1,870.00) per month. *This
monthly rental amount may be increased in subsequent renewals.
2. Tenant is also responsible for payment of State Leasehold Excise Tax (LET) of
12.84% of FMV to the City as determined by City of Renton Facilities Department
in the amount of two hundred three dollars and thirty cents ($240.11) per month.
a. Tenant improvements or activities may result in adjustment to any LET for
which Tenant may be liable.
b. The parties agree that, in order to demonstrate its exemption, Tenant will
obtain and maintain certification of such from the Washington
Department of Revenue and provide it to Landlord annually within 15
calendar days of renewal. The initial LET Exemption Certificate is attached
at Exhibit E to this Agreement and incorporated herein by reference.
c. If Tenant does not obtain and timely provide annual certification of an
exemption, Tenant will be liable for payment of LET.
d. Landlord shall be responsible for paying any and all property taxes for the
Property except Leasehold Excise Tax (“LET”).
B. The payment is due on the first day of each and every calendar month during the term of
this Agreement.
C. All payments shall be paid or delivered to:
RE: LAG____-_____
Accounts Receivable
1055 S. Grady Way 5th Floor,
(Ver. 03.01.2024):
Lease Agreement – [Selected Operator]
Page 5 of 25
Renton, Washington 98057.
D. Late Payment.
1. If any required payment is not paid by Tenant to City within ten (10) days after the
date specified, a late charge of ten percent (10%) of the payment due and unpaid
shall be added to the payment as a penalty and the total sum shall become
immediately due and payable.
2. Any amount remaining unpaid by the first day of the month following the due date
for payment (i. e., approximately twenty (20) days late) shall bear interest at one
percent (1%) each month.
E. City’s receipt or acceptance of any Payment, Rent or Consideration, with knowledge of
Tenant's breach of this Agreement or Tenant's default that is related to this Agreement
or impacts this Agreement shall not constitute or be deemed a waiver of any provision of
this Agreement.
4. PARKING
a. Tenant is also responsible for one (1) parking stall at the City Garage at forty-five
($45) dollars per stall per month, with a three percent (3%) annual increase, State
Leasehold Excise Tax (LET) is included in this fee (collectively [SELECTED
OPERATOR] pays $39.88 per parking stall plus LET $5.12 = $45 each stall).
b. There is a one-time pass administration fee of $15 fee per stall = 1 x 15 = $15.
c. If pass is lost or new one is issued, a $15 fee will be charged to [SELECTED
OPERATOR] for administration fees to City of Renton.
d. Tenant is at all times responsible for the assignment and use of the Garage parking
stall.
e. The name and vehicle assignment needs to be provided in advance by Tenant to
the City for any vehicle assigned to the space.
f. All vehicles must park in the authorized assigned area of the Garage.
g. Tenant is responsible for allocating and maintaining the Garage security card for
commercial use.
h. Tenant shall contact the City and make arrangements for any lost cards so the City
can deactivate the card.
i. The Garage is only for licensed and operable vehicles driven on a daily/regular
basis. All vehicles must be operational and have current license plates, tabs, etc.
j. There is no parking of inoperable, unlicensed, unregistered, abandoned, or
unsightly vehicles. The determination of unsightly is in the City’s sole discretion
and judgement.
k. No storing of vehicles, equipment, personal property or hazardous or dangerous
materials is allowed.
l. There is no storage or covering of any vehicle in the Garage.
m. There is no parking or storing of oversized vehicles (ones that do not fit into the
stall or in the garage), commercial vehicles, limousines, motorcycles, recreational
vehicles, trailers, campers, vans with ladders, trucks (unless it is the lessees vehicle
(Ver. 03.01.2024):
Lease Agreement – [Selected Operator]
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and it also fits into the assigned stall) with three (3) or more axles, boats, and jet
skis and other similar items without the written permission of the City.
n. There is no storage of any hazardous materials, including but not limited to, oil or
gas containers, paint or cleaning solvents, chemicals or any other such materials
or items that may cause injury or damage to the Garage, other Garage users, or
other residents and Tenant is responsible for all clean up and will pay all costs for
repair and clean up should a spill occur.
o. There is no use of electrical equipment in the Garage.
p. No vehicle repairs allowed in the Garage and Tenant will pay all costs to clean and
repair parking surfaces damaged by auto fluids leaking assigned parking stall use.
q. No vehicle washing allowed in the Garage or on the Garage property unless the
City posts designated car-wash area.
r. If the City establishes a vehicle washing area, vehicle washing is restricted to the
posted vehicle washing area.
s. These rules regarding vehicles and parking are for the safety and convenience of
all garage users. Violation of any of these rules, may result in the City having the
vehicle towed and Tenant will pay all towing costs for violation of these rules and
agreement.
i. Maximum speed is 5 MPH in the parking area.
ii. All vehicles are parked at their own risk.
iii. Except in the case of emergency, the City shall provide Tenant at least
thirty (30) days’ advance written notice stating the date, time, duration,
and scope of any planned impairments.
iv. Tenant must notify the City and obtain the City’s written approval before
installing any new equipment, fixtures, other improvements, or making
any changes in the equipment, size, or design of any such equipment in or
on the Premises.
v. Signage: All graphics placed upon or affixed to any of the Premises shall
be subject to the City’s prior written approval and shall not include product
or commercial advertising. [SELECTED OPERATOR] will follow all City sign
codes, including A-frame sign regulations.
vi. Tenant shall submit detailed plans, secure any needed permits/approvals,
and written permission for all signs. In all cases, signage shall be
consistent in size, color, lettering and theme to regulate Garage signage
and specifications.
vii. Tenant and its visitors to the Premises will have access to parking at the
Landlord’s adjacent City Center Parking Garage (655 S 2nd St) during the
garages typical operating hours and typical access provided to the general
public.
viii. Tenants and its visitors are encouraged to utilize spaces on the garage’s
upper floors, to the extent possible.
(Ver. 03.01.2024):
Lease Agreement – [Selected Operator]
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5. EXCLUSIVE USE
a. Absent any agreement within this Lease otherwise, Tenant will have exclusive
access to, and use of, the Premises for the operation of an arts center and for
other related purposes, including but not limited to a central location for staff,
volunteers, and community partners to support the growth of Renton's reputation
as a city for arts and culture. This includes providing meeting space for the Renton
Municipal Arts Commission and arts and culture organizations, exhibit space for
local artists and art projects, artist pop-ups, teaching space to support local art
entrepreneurs, and facilitating connections between the public, artists, art
organizations, and the City's Arts Commission.
b. “Tenant’s Scope of Use” describing the use of Premises is attached as Exhibit “C”
and incorporated herein by reference. Use shall be up to seven (7) days per week,
twenty-four (24) hours per day for activities within the Scope of Use.
6) UTILITIES, SERVICES AND JANITORIAL
A) Utilities
1) Landlord shall provide the following services to the Premises: water (includes Fire
Protection, excludes Irrigation), electricity, sewer, and heating and ventilation for the
Premises seven (7) days per week, twenty-four (24) hours per day.
2) Tenant shall pay the cost of water (including fire protection as noted above), electricity,
heating, and ventilation supplied exclusively to the Premises.
(a) Landlord shall use a reasonable method to allocate the proportionate costs to
Tenant, and Tenant shall reimburse Landlord on a monthly basis upon receipt of an
invoice from Landlord.
(b) Utilities will be based upon Tenant’s percentage square footage used in the
building, percentage of use, or metering as appropriate. Tenant shall furnish and
pay at Tenant’s sole expense, all other utilities (including, but not limited to,
telephone, cable and internet services if available) and other services which Tenant
requires with respect to the Premise.
3) Tenant is at all times subject to reasonable care and to not have excessive use but rather
to use due diligence to avoid excessive use and costs of the utilities and services
provided by the City.
4) In addition to other provisions related to liability in this Agreement, the City shall not
be liable for any damages to any person, property, or monetary, nor shall [SELECTED
OPERATOR] be relieved from any of its obligations under this Agreement, as a direct
or indirect result of temporary interruption in the electrical power or any utilities or any
of the services provided to the Premises.
B) Services
1) Pest Control. Landlord will provide pest control inspection services to the Premises.
2) Waste Removal. Landlord shall also provide Tenant with access to the Property’s
waste removal services (i.e., access to dumpster).
C) Janitorial
1) Parties agree that Landlord is not responsible for janitorial care, and that Tenant will
provide janitorial support needed to operate the Premises in the manner prescribed in
this Agreement.
(Ver. 03.01.2024):
Lease Agreement – [Selected Operator]
Page 8 of 25
2) All related expenses are solely Tenant’s responsibility.
3) General Building Specifications for Lessee
(a) Daily Services (if building occupied):
(a) Empty Waste receptacles and dispose of waste daily and recycling 1-2 times
per week.
(b) Replace Liners
(c) Spot clean work surfaces for spillages and stains
(d) Arrange furniture in a neat and orderly manner
(e) Vacuum all carpeted areas and spot clean as needed.
(f) Spot clean walls around light switches and doorframes.
(g) Sweep and damp mop hard surface floors where applicable.
(h) Clean and maintain welcoming entry area (sidewalk, windows and doors).
(b) Weekly Service
(a) Dust window ledges and other horizontal surfaces within reach.
(b) Dust and clean accessible surfaces. Use glass cleaner where applicable.
(c) Change light bulb as needed, (to be provided by contracted firm).
(d) All telephones to be sanitized clean.
(c) Monthly Service
(a) Vacuum heating and air return vents.
(b) Detail vacuum corners and edges of carpeted areas.
(c) Perform dusting of high and low ledges and surfaces.
(d) Walls to be spot cleaned and dusted.
4) Restroom Specifications
(a) Daily Services (if building occupied or restrooms utilized)
(a) Dust mop and sweep floor surface.
(b) Damp mop floor surfaces with pH neutral disinfectant cleaner.
(c) Empty and clean all waste containers, including sanitary napkin receptacles,
and replace liners.
(d) Check and refill all dispensers; paper towels, toilet tissues, seat covers, and
hand soap. All paper products, hand soap and air fresheners furnished by
Lessee.
(e) Clean and polish mirrors and dispensers.
(f) Clean counters, washbasins and soap dispensers.
(g) Clean and sanitize toilets, toilet seat and urinals.
(h) Clean and polish chrome fixtures.
(i) Clean walls around sinks, towel dispensers, urinals, partitions, and
doorframes.
(j) Change light bulbs as needed.
(k) Fill sanitary napkin/tampon dispensers.
(b) Monthly Services
(a) Wipe down walls not done daily.
(b) Vacuum air vents.
(c) Machine scrub floors.
(d) Dust tops of partitions, mirrors, frames.
(Ver. 03.01.2024):
Lease Agreement – [Selected Operator]
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7) RIGHT OF ENTRY The City’s representative(s) may enter the Premises during normal
operating hours for the purpose of inspecting or repairing the same. In the case of
emergency, the City may enter, inspect and repair as needed at any time. This right shall
impose no obligation upon City to make inspections to ascertain the condition of the Premises
in addition to City’s responsibility to conduct annual inspections and shall impose no liability
or responsibility other than to inform [SELECTED OPERATOR] of any defect.
8) EQUALITY OF TREATMENT Tenant shall conduct its business in a manner that ensures fair,
equal and non- discriminatory treatment at all times in all respects to all persons without
regard to race, color, religion, sex, sexual orientation, marital status, age or national origin.
No person shall be refused service, be, shown discriminatory treatment, or be denied any
privilege, use of facilities, or participation in activities on the Premises based on: race, color,
religion, sex, sexual orientation, marital status, age, or national origin. Failure to comply with
any of the terms of this provision shall be a material breach of this Agreement.
9) NON- DISCRIMINATION Tenant shall comply with all applicable Laws regarding non-
discrimination in employment, the provision of services to the public in a non- discriminatory
manner, and affirmative action, including but not limited to the provisions of City of Renton
Fair Practices Policy as attached and fully incorporated by reference into this Agreement.
[SELECTED OPERATOR] shall comply with all provisions of the Americans with Disabilities Act.
10) INSURANCE
A) Tenant’s Insurance. Tenant shall secure and maintain the following insurance policies, and shall
not cancel or suspend the insurance policies identified below:
1) Commercial General Liability Insurance: Commercial general liability insurance in the
minimum amounts of $1, 000,000 for each occurrence / $2,000,000 aggregate
throughout the duration of this Agreement.
2) Professional Liability Insurance: Professional liability insurance, in the minimum
amount of $1,000,000 for each occurrence, shall also be secured for any professional
services being provided to City that are excluded in the commercial general liability
insurance.
3) Workers' Compensation: Workers' compensation coverage, as required by the RCW
51, Industrial Insurance laws of the State of Washington.
4) Personal Property: [SELECTED OPERATOR], at its expense, shall maintain in force
during the Term a policy of special form – causes of loss or all-risk property insurance
on all of [SELECTED OPERATOR]’s alterations, improvements, trade fixtures, furniture
and other personal property in, on or about the Premises, in an amount equal to at
least their full replacement cost. Any proceeds of any such policy available to
[SELECTED OPERATOR] shall be used by [SELECTED OPERATOR] for the restoration of
[SELECTED OPERATOR]’s alterations, improvements and trade fixtures and the
replacement of Lessee’s furniture and other personal property. Any portion of such
proceeds not used for such restoration shall belong to [SELECTED OPERATOR].
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5) City as an Additional Insured: It is agreed that on [SELECTED OPERATOR]’s commercial
General liability policy, the City of Renton will be named as an Additional Insured on
a primary and non-contributory basis. Any coverage maintained by the City of Renton
is solely for the coverage and benefit of Renton, and its elected officials, officers,
agents, employees, representatives and volunteers.
6) Verification of Coverage: Subject to the City’s review and acceptance, a certificate of
insurance showing the proper endorsements, shall be delivered to City before
executing the work of this Agreement.
7) Cancellation of insurance coverage: The City shall be provided with written notice of
any policy cancellation within a minimum of two business days of receipt of such
notice by the policy holder.
B) Review of Policy: Upon request, the [SELECTED OPERATOR] shall give City a full copy of
the insurance policy for its records and for the City Attorney's or Risk Manager review.
The policy limits may be reviewed and the value reassessed annually.
C) Termination: Notwithstanding any other provision of this Agreement, the failure of the
[SELECTED OPERATOR] to comply with the above provisions of this section shall subject
this Agreement to immediate termination without notice to any person in order to
protect the public interest.
D) Certificate Holder. The certificate holder should read:
City of Renton
Public Works - Facilities
1055 South Grady Way
Renton, WA. 98057
Attn: Facilities Director
11. INDEMNIFICATION/ HOLD HARMLESS
The [SELECTED OPERATOR] agrees to release, indemnify, defend, and hold harmless the City,
elected officials, employees, officers, representatives, and volunteers from any and all claims,
demands, actions, suits, causes of action, arbitrations, mediations, proceedings, judgments,
awards, injuries, damages, liabilities, taxes, losses, fines, fees, penalties, expenses, attorney’s
or attorneys’ fees, costs, and/or litigation expenses to or by any and all persons or entities,
arising from, resulting from, or related to the negligent acts, errors or omissions of the Lessee
in its performance of this Agreement or a breach of this Agreement by [SELECTED
OPERATOR], except for that portion of the claims caused by the City’s sole negligence.
Should a court of competent jurisdiction determine that this agreement is subject to RCW
4.24.115, (Validity of agreement to indemnify against liability for negligence relative to
construction, alteration, improvement, etc., of structure or improvement attached to real
estate…) then, in the event of liability for damages arising out of bodily injury to persons or
damages to property caused by or resulting from the concurrent negligence of the [SELECTED
OPERATOR] and the City, its officers, officials, employees and volunteers, [SELECTED
OPERATOR] ’s liability shall be only to the extent of [SELECTED OPERATOR]’s negligence.
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It is further specifically and expressly understood that the indemnification provided in this
Agreement constitute Lessee’s waiver of immunity under the Industrial Insurance Act, RCW
Title 51, solely for the purposes of this indemnification. The Parties have mutually negotiated
and agreed to this waiver.
The provisions of this section shall survive the expiration or termination of this Agreement.
12. GOVERNING LAW COMPLIANCE WITH LAWS/ SEVERABILITY/JURISDICTION AND VENUE/
WAIVER.
a. Tenant shall comply with all applicable Laws. This Lease shall be governed by, and
construed and enforced in accordance with, the laws of the State of Washington.
b. Tenant shall not use the Premises for any illegal purpose or to violate any Law.
Lessee shall not create or allow any nuisance or hazardous materials on the
Premises. Tenant shall not permit or do any act on the Premises that would
increase the rate of insurance on or for the Premises. Tenant] shall not damage or
overload the structural components of any structure, fixture, or part the Premises.
c. Severability: Should any of the provisions of this Lease be found to be invalid,
illegal or unenforceable by any court of competent jurisdiction, such provision
shall be stricken, and the remainder of this Lease shall nonetheless remain in full
force and effect unless striking such provision shall materially alter the intention
of the parties.
d. Jurisdiction and Venue: In the event any action is brought to enforce any of the
provisions of this Lease, the parties agree to be subject to exclusive in personam
jurisdiction in the Superior Court of the State of Washington in and for the County
of King or in the United States District Court for the Western District of
Washington.
e. Waiver: No waiver of any right under this Lease shall be effective unless contained
in a writing signed by a duly authorized officer or representative of the party
sought to be charged with the waiver and no waiver of any right arising from any
breach or failure to perform shall be deemed to be a waiver of any future right or
of any other right arising under this Lease.
f. The provisions of this section shall survive the expiration or termination of this
Agreement.
13. UNUSABILITY
Either party may terminate this Agreement in the event that all or a substantial portion of the
Premises is rendered unusable by an Act of God, fire, flood, earthquake, act of war or other
extraordinary casualty destroying or damaging the Premises by notice given the other party
within thirty (30) days after such conditions are discovered. Neither party shall be required
to restore or reconstruct the Premises. During any period of Premises use subsequent to said
thirty (30) days, the monthly payment payable may be reduced by the ratio that the area
rendered unusable by such extraordinary casualty and not reconstructed or repaired bears
to the total area of the Premises.
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14. SURRENDER OF PREMISES AND REMOVAL OF [SELECTED OPERATOR]’S PROPERTY
a. Upon termination or expiration of this Agreement, Tenant shall surrender the
Premises to City and promptly surrender and deliver to City all keys, passwords
or passcodes that it may have to all parts of the Premises.
b. The Premises shall be surrendered to City in as good a condition as at the date of
execution of this Agreement, except for the effects of reasonable wear and tear,
alterations, and repairs made with concurrence and written permission of the
City, and property damage by fire and other perils insured in contracts or policies
of all risk insurance.
c. Prior to the expiration of this Agreement, Tenant shall remove from the
Premises, at its sole expense, all fixtures, equipment, furnishings, and other
personal property owned and placed in or on the Premises by Tenant.
i. If after termination or expiration of this Agreement, Tenant has not
removed its property and fixtures within the time allowed, City may, but
need not, remove said personal property and hold it for the Tenant, or
place the same in storage, all at the expense and risk of the Tenant.
ii. Tenant shall reimburse City for any expense incurred by the City in
connection with such removal and storage.
iii. City shall have the right to sell such stored property, without notice to
Tenant, after it has been stored for a period of thirty (30) days or more;
the proceeds of such sale to be applied first to the cost of sale, second to
the payment of charges for storage, and third to the payment of any other
amounts which may then be due from Tenant to the City, and the balance,
if any and if requested, shall be given to Tenant.
15. LIENS AND ENCUMBRANCES
a. Tenant shall not have or allow any liens or encumbrances on the Premises. At the
City’s request, [SELECTED OPERATOR] shall furnish City written proof of payment
of any item which would or might constitute the basis for such a lien on the
Premises if not paid.
16. AMENDMENTS
a. The Parties reserve the right to amend this Agreement as may be mutually agreed.
b. This Lease shall not be amended or changed except by written instrument signed
by both Parties authorized representatives.
17. ASSIGNMENT OF AGREEMENT
a. Tenant shall not assign or transfer this Agreement or otherwise convey any right,
privilege or interest granted by this Agreement or any part of the Premises without
the City's prior written consent.
b. This Agreement and any right, privilege, or interest derived from this Agreement
shall not be transferable by operation of law, by any process, or by any court
proceedings. [SELECTED OPERATOR] shall not sub-lease or co-habitat businesses
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or other enterprises in or on the Premises without prior written approval of the
City of Renton.
18. NON- APPLICABILITY OF RELOCATION BENEFITS
a. Tenant accepts and agrees that the signing of this Agreement does not entitle
[SELECTED OPERATOR] to assistance under RCW 8.26, Relocation Assistance—
Real Property Acquisition Policy.
19. MEMORANDUM OF LEASE AGREEMENT
No Recordation Without Consent of the City: Tenant shall not record this Lease or any
memorandum of this Lease without the City’s prior written consent.
If mutually Agreed, the Parties may enter into a short form Lease memorandum, in a form
suitable for recording under State of Washington law, referencing this Agreement, and all
options pertaining to this Agreement, which Tenant may, at its expense, file in King County,
Washington.
20. ENTIRE AGREEMENT
This Lease sets forth the entire agreement of the parties as to the subject matter hereof and
supersedes all prior discussions and understandings between them.
IN WITNESS WHEREOF, the Parties agree that this Agreement shall become binding as of the
Effective Date noted above.
** SIGNATURE AND NOTARY PAGES TO FOLLOW **
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CITY OF RENTON [SELECTED OPERATOR]
___________________________ _____________________________
Armondo Pavone, Mayor By: ___________________________
Date signed: _______________ Printed Name: __________________
Title: __________________
Date signed: __________________
Attest:
__________________________
Jason A. Seth, City Clerk
Date attested: ______________
APPROVED AS TO FORM ONLY
__________________________
Shane Moloney, City Attorney
Date: _____
**NOTARY PAGES TO FOLLOW **
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STATE OF W ASHINGTON )
) SS
COUNTY OF )
On this day of , 20 , before me, the undersigned, a Notary
Public in and for the State of Washington, duly commissioned and sworn,
personally appeared ARMONDO PAVONE to me known to be the person(s) who signed as THE
MAYOR of CITY OF RENTON, the Washington municipal corporation that executed the within
and foregoing instrument, and acknowledged said instrument to be his free and voluntary act
and deed and the free and voluntary act and deed of said Washington municipal corporation for
the uses and purposes therein mentioned; and on oath stated that he was authorized to execute
the said instrument on behalf of said Washington municipal corporation.
IN WITNESS W HEREOF I have hereunto set my hand and official seal the day and year first above
written.
__________________________________________
(Signature of Notary)
__________________________________________
(Print or stamp name of Notary)
NOTARY PUBLIC in and for the State of W ashington,
residing at ________________________________
My Appointment Expires: ____________________
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STATE OF W ASHINGTON )
) SS
COUNTY OF )
On this day of , 20 , before me, the undersigned, a Notary
Public in and for the State of Washington, duly commissioned and sworn,
personally appeared ____________________ to me known to be the _________________ of
[SELECTED OPERATOR], and acknowledged the said instrument to be the free and voluntary act
and deed of said [SELECTED OPERATOR], for the uses and purposes therein mentioned, and on
oath stated that s/he was authorized to execute said instrument on behalf of said [SELECTED
OPERATOR].
IN WITNESS W HEREOF I have hereunto set my hand and official seal the day and year first above
written.
__________________________________________
(Signature of Notary)
__________________________________________
(Print or stamp name of Notary)
NOTARY PUBLIC in and for the State of W ashington,
residing at ________________________________
My Appointment Expires: ____________________
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EXHIBIT A
City Center Parking Garage, and West Wing Premises
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West Wing of City Center Parking Garage
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EXHIBIT B
Legal Description of City Center Parking Garage
MOTOR LINE ADD TO RETURN LOTS 7, 8, TGW LOT 9, 10, 11 AND 12 LESS PORTION FOR ST
Plat Block: 2
Plat Lot: 7-8-9-10-11-12
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EXHIBIT C
Tenant Scope of Use
[SELECTED OPERATOR]
Facility Space Use:
[SELECTED OPERATOR] will have access to, and temporary use through end of contract period,
of commercial space at the City Center Parking Garage (located at 655 S 2nd St, Renton, WA
98057) for all purposes outlined in this Scope of Services. Refer to Exhibit A for the original floor
plan of the commercial space situated on the western side of the first floor within the City Center
Parking Garage.
In accordance with the RFP under which [SELECTED OPERATOR] was selected, [SELECTED
OPERATOR] endeavors to utilize the designated space to activate it, thereby enhancing safety
through heightened activity and visibility. The primary objective of the [SELECTED OPERATOR]'s
occupancy is to convert the space into a dynamic center for community-based arts and culture
programming, fostering economic growth and enriching cultural experiences through artist
collaboration. As a valuable member of Renton's rich cultural fabric, [SELECTED OPERATOR] plays
a crucial role in nurturing artistic expression and fostering meaningful community connections
through its wide array of programs and events.
The aim of all services, programs, and activation of this space is to foster inclusivity and enable
a broader range of community members to experience the [SELECTED OPERATOR] at work and
at service.
The [SELECTED OPERATOR] will use the space for the following services:
1. Establishing a central hub where staff, artists, volunteers, and community partners
convene to actively participate in the multifaceted arts and cultural initiatives led by the
[SELECTED OPERATOR], contributing to the enrichment and economic vitality of
Renton's arts and culture development.
2. A designated space for artists, arts organizations, and stakeholders to convene and
participate in arts and culture discussions, fostering collaboration and community
engagement within Renton.
3. A welcoming drop-in center providing a wealth of information about arts and culture
initiatives in the city, offering residents and visitors an accessible resource to explore
and engage with the vibrant artistic landscape of Renton.
4. Present displays spotlighting the rich tapestry of arts and cultural programs and projects
integral to the Renton community, with a focus on local artists and arts organizations.
5. Artists' career development initiative aimed at recruiting, encouraging, and supporting
local artists in launching and advancing their careers in the arts. This program includes
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opportunities for artists to showcase their work and test new ideas through pop-up
exhibitions, facilitating the activation of storefront spaces along Logan Avenue.
6. A comprehensive range of services fulfilling the [SELECTED OPERATOR]'s mission,
enriching the arts community, and furthering the City's efforts to cultivate the growth of
arts and culture. These services encompass the integration of visual art and
performance into the wider community.
7. The [SELECTED OPERATOR]’s mission includes:
a. [Mission and goals in support of purpose of activating this space will be taken
from the Selected Operator’s proposal]
Designated Hours:
The [SELECTED OPERATOR] and City will agree upon an operating schedule for the space, with
hopes of utilizing it throughout each week, including during weekday business hours (Monday
through Friday from 8 a.m. to 5 p.m.), weekday evenings, and weekend days/evenings as
possible, especially to hold special events and community meetings that draw persons walking
to the space from the parking garage, on-street parking, and other downtown destinations.
Conditions of Use of Space:
1. The [SELECTED OPERATOR], an established tenant in the premises, will maintain its
occupancy, ensuring continuity of its operations and contributions to Renton's arts and
culture landscape.
2. The [SELECTED OPERATOR] is allowed to paint the walls within the space if desired.
Paint colors should be provided in advance of painting for approval by the City.
3. During the term of this agreement, the [SELECTED OPERATOR] shall maintain:
a. The inside of the space by keeping any remaining furniture and the overall space
and its facilities in a clean, orderly condition in accordance with the terms of the
Agreement; and
b. The exterior of the space by keeping windows cleaned and sidewalks swept and
clean of debris and dirt (including the area around the Renton Transit Center bay
that fronts the space).
4. The [SELECTED OPERATOR] will provide and utilize their own computers and office
equipment.
5. The [SELECTED OPERATOR] will determine with the City an appropriate space layout to
ensure adequate meeting and pop-up shop spaces are provided to meet the intent and
operations of the Premises.
6. The [SELECTED OPERATOR] and City will develop an appropriate storefront setup and
lighting plan that ensures best activation of the space from the inside and outside. The
City will utilize professional expertise from its ongoing Civic Core Heart Block Master
Plan consultant team to assist with this effort. The [SELECTED OPERATOR] will be
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responsible for executing the agreed-upon storefront setup and lighting plan, including
any costs involved.
7. To ensure that adequate transparency is provided to activate the space from inside and
outside, window blinds will remain open during posted and open hours and closed
during non-open hours when necessary to provide security.
8. Signage is encouraged. In addition to meeting city standards, window signage will be
minimal and when utilized, will promote better activation of the space. The [SELECTED
OPERATOR] will use “A-frame” signage and other acceptable objects on the fronting
sidewalk during open hours to attract visitors to the space, and will comply with all
applicable sign regulations and permit requirements.
9. The [SELECTED OPERATOR] and City will agree upon an activation and signage plan for
the space prior to the [SELECTED OPERATOR] executing it and applying for any necessary
permits.
10. Keys for the space will be distributed by City Economic Development staff. If the City
elects to terminate this agreement, [SELECTED OPERATOR] agrees to return all keys and
other City property to City employees and cease all occupation and/or use of the facility
prior to the date of termination.
Services, Programs and Activation:
As part of a partnership with the City Economic Development Division and the [SELECTED
OPERATOR], the following are anticipated for the [SELECTED OPERATOR]’s services, programs,
and activation provided in the space:
1. Use of Meeting Space by Community groups during posted hours: It is anticipated that
community groups with a downtown focus and other downtown stakeholders will have
interest in using the space for meetings. The [SELECTED OPERATOR] will develop an
internal scheduling system for these meetings and will not charge a fee for use of the
space.
2. Low-Cost Programming: Should the [SELECTED OPERATOR] provide programs and
activities to further its mission within and otherwise to activate the space, a range of
minimum to maximum fees or a specific low-cost fee structure will be implemented to
make the programs affordable for community members who are interested in
attending.
3. Public Accessibility: The space will be open to the public, in compliance with federal,
state, and local accessibility regulations, ensuring that community members can take
advantage of the overall services that the [SELECTED OPERATOR] provides as well as the
opportunity to drop-in for downtown information, view exhibits featuring downtown
programs and projects, and patronize the pop-up shop(s).
4. Activation Program: The [SELECTED OPERATOR] will collaborate closely with the City to
establish an overall activation program for the space and storefront frontage. The
[SELECTED OPERATOR] and City will consider the most appropriate activation
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techniques to utilize to create an attractive storefront that is frequented regularly
throughout the day and week by persons going into and out of the space. Activation
that provides an experience for persons that go inside the space or view the space from
the sidewalk will be prioritized.
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EXHIBIT D
Insurance Certificate
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EXHIBIT E
Leasehold Excise Tax Exemption (if applicable)
Exhibit C
Example Valuation Description
Service Description # or Basis Cost Basis Monthly Value
Hosting community meetings
and forums to foster
participation Arts & culture
programming in Renton
(service 1)
•1 meeting per month for RMAC hosted
Renton Art Lounge (RMAC volunteers and
local artists) – 3 hours
•1 meeting per month for RMAC committee
meetings (RMAC volunteers and City staff) –
approximately 1 hour
•1 meeting per month by other organizations
supporting arts & culture in Renton (Allied
Arts of Renton, 4Culture, KCLS or other non-
profit arts & culture organizations operating in
and serving Renton) – approximately 1 hour
$50.00 per hour of meeting
time
$250.00
Resource Hub for Arts &
Culture in Renton (service 2)
•2 visitors per day
•Open 5 days per week or 20 days per month
(40 total monthly visitors)
$8.00 per visit (each visit
approximately 10 minutes
long)
$320.00
Installation and Presentation of
Arts & Culture Exhibits,
Showcasing Opportunities,
Groups, and Local Artists
(service 3)
Rotate displays quarterly with refreshes every 3
months, ensuring a total of 4 unique displays
annually.
Display Materials and
Supplies:
Quarterly refresh:
$200 per refresh
Total annual cost:
$800
Graphic Design and
Printing:
Quarterly design and
printing: $300 per
refresh
Total annual cost:
$1,200
$800
EXHIBIT C: Valuation Descriptiom
EXAMPLE ONLY
Page 1 of 3
Installation and
Dismantling:
Quarterly setup and
dismantling: $200
per refresh
Total annual cost:
$800
Marketing and Promotion:
Digital and print
promotion: $100 per
quarter
Total annual cost:
$400
Total Budget: $3,200
annually
Arts & Culture Startup Support:
Providing studio and workshop
space for creative entrepreneurs,
with opportunities for pop-up
shops throughout the year.
(service 4)
The space offers support for at least one for
emerging artist and business in Renton per
month by providing access to studio space,
workshop areas, or hosting pop-up events to
facilitate business growth and development.
Studio/Workshop Space
Access includes:
Maintenance: Ensuring the
smooth operation of the
space by covering set up
support and general
maintenance. ($100 per
month per participant)
Promotion and Marketing
Support: Assistance with
promoting and marketing
$350
EXHIBIT C: Valuation Descriptiom
EXAMPLE ONLY
Page 2 of 3
artists and businesses
through various channels,
including online platforms,
social media, and local
advertising. ($50 per month
per participant)
Staffing Assistance: Support
from our staff members who
provide guidance,
assistance, and coordination
for artists and businesses
utilizing the space. ($200
per month per participant)
Total Budget: $4,200
annually
Organizing dynamic
programming, events, and
activations to draw attention to
the space, boost foot traffic, and
foster connections within
Renton's vibrant Arts & Culture
community. (service 5)
1 program/event/activity per month $100 hard costs
(refreshments, speaker per
diem, supplies, etc.)
$100.00
MONTHLY TOTAL $1,820
ANNUAL TOTAL $21,840
EXHIBIT C: Valuation Descriptiom
EXAMPLE ONLY
Page 3 of 3