HomeMy WebLinkAboutLease LAG 001-85
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LEASE AGREEMENT
(City of Renton to AIRMASTER , INC. )
THIS INDENTURE OF LEASE executed in triplicate, effective as of
January 1 , 1985 , by and between the CITY OF RENTON, a municipal corpora-
ation hereinafter referred to as Lessor ; and AIRMASTER, INC . , hereinafter
referred to as Lessee :
WITNESSETH:
1 . In consideration of the covenants and agreements of the
Lessee hereinafter set forth, Lessor does hereby lease and demise unto
Lessee the following described parcels of real estate accepted by the
Lessee in their "as is" condition , being located within the confines of
the Renton Airport, Renton , King County, Washington , to-wit:
See Exhibit "A" Legal Description and Exhibit "B"
Lease Map attached hereto and made a part hereof
as if fully set forth herein, describing: basic
ground lease area ; Parking Lot A; Parking Lot B
and Seaplane Ramp.
SUBJECT to restrictions and reservations of record and as
further set forth herein ;
Together with the privilege of Lessee to use the public portion
of the airport, including runway and other public facilities provided
thereon, on a non-exclusive basis, and subject to such rules and
regulations as now exist or may hereafter be promulgated by the Lessor
from time to time , and further subject to all such non-discriminatory
charges and fees for such use as may be established from time to time by
Lessor; on the terms and conditions hereinafter set forth for a period of
thirty-five years commencing on the 1st day of January , 1985 and termi-
nating on the 31st day of December, 2019 subject to the conditions ,
however , specified in paragraphs 17 and 18 hereinbelow.
2 . As rental for the above-described premises during said
initial lease term, Lessee shall and will pay unto Lessor a monthly rental
as detailed below, payable promptly in advance on the first day of each
and every month, and as further set forth in paragraph 18 hereinbelow.
All such payments shall be made to the Director of Finance, Municipal
Building, Renton, Washington. Initial Lease Term for Rates listed below
shall be JANUARY 1, 1985 through JULY 31 1988.
RENTAL PAYMENT SCHEDULE
Basic Ground Lease Area = 266 ,602 .04 sq. ft.
Parking Lots A and B = 1' ,924 .76 sq. ft.
SUBTOTAL = 280,526 .80 sq. ft. @ $.14 sq. ft.per year
$ 3 ,272.81 per month, plus
Seaplane Ramp Rental = $ 142.16 per month ( i.e. 4% x subtotal)
TOTAL = $ 3 ,414 .97 per month (plus Leasehold Tax)
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LAG 001-85
1040,
LATE PAYMENT CHARGE: It is hereby further agreed that if such rental is
not paid before the 10th of each month then there would be added a late
payment charge of 5% per month from the 1st of the month. It is agreed
that this late payment charge is a reasonable estimate of the increased
costs to the City of the staff effort to monitor and collect on late
payments as well as related City expenses due to such late payment.
ATTORNEY ' S FEES AND COLLECTIONS: Should it be necessary to refer this
lease to an attorney for collection litigation , or other court action
involving breach of lease, occupancy after termination , or enforcement of
any other right and duty under this lease then it is agreed that the
prevailing party at litigation should be entitled to reasonable attorney' s
fees to be established by the Court. If the matter is not litigated or
resolved through a lawsuit then any attorney' s fees expenses for
collection of past due rent or enforcement of any right or duty hereunder
shall entitle the City to recover, in addition to any late payment charge
any costs of collection or enforcement including attorney' s fees.
3 . Above-described premises and the structures located thereon
are leased to the Lessee for the following described purposes:
a) Construction and operation of Aircraft Storage facilities , together
with aircraft repair and maintenance , management of leased Seaplane Ramp,
fuel service, aircraft engineering and drafting.
b) Aircraft manufacturing, testing, demonstration and sales subject to
Hearing Examiner approval of aircraft manufacturing on a Conditional Use
basis.
Lessee covenants that the premises shall be continuously used for those
purposes during the term of the lease , shall not be allowed to stand
vacant or idle, and shall not be used for any other purpose without
Lessor ' s written consent first having been obtained. Consent of Lessor to
other types of activities will not be unreasonably withheld. No
advertising matter or signs shall be at any time displayed on the leased
premises or the structures thereat without the written approval of Lessor.
4 . The leased premises and all the improvements or structures
thereon shall be used and maintained by Lessee in a neat, orderly and
sanitary manner ; and shall be kept well painted by Lessee in such
prevailing color scheme as may be from time to time established and
required by Lessor for such Airport so that the leased premises and
structures located thereon shall be kept and operated in a reasonable
harmony with other structures and color schemes on said Airport. Lessee
further covenants to keep and operate the leased premises and all
structures , improvements, and activities in conformity with all rules ,
regulations and laws now or hereafter adopted by Lessor City or the Civil
Aeronautics Authority or State Aeronautics Commission , or other duly
constituted governmental authority, all at Lessee ' s cost and expense.
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5 . As further consideration for this Lease, it is stipulated
and agreed that at the expiration of the renewed term of this Lease as
provided in paragraph 1 herein contained or at any other termination of
this Lease, all structures and any and all improvements of any character
whatever installed on the leased premises shall be and become the property
of the Lessor City and title thereto shall pass and revert to Lessor City
at such termination, and none of such improvements now or hereafter placed
on the leased premises shall be removed therefrom at any time without
Lessor' s written consent. The Lessor shall have the alternative, at its
option, to require Lessee to remove any and all improvements and
structures from the demised premises and repair any damage caused thereby,
at Lessee' s expense .
6 . Lessor shall not be called upon to make any improvements.
alteration or repair of any kind upon said premises and Lessee covenants
that he will not permit any waste, damage or injury to the premises or
improvements , nor to allow the maintenance of any nuisance thereon , nor
the use thereof for any illegal purposes or activities, nor for any
purpose or operation preventing the maintenance of fire insurance on the
said improvements or activities .
7 . Lessee further agrees to pay, in addition to the rentals
hereinabove specified and other charges hereinabove defined, all fees and
charges now in effect or hereafter levied or established by Lessor City,
or its successors, or by any other governmental agency or authority , being
or becoming levied or charged against the premises , structures , business
operations or activities conducted by or use made by Lessee of, on and
from the leased premises which shall include but not be limited to
all charges for light , heat, gas , power , garbage, water and other
utilities or services rendered to said premises . Lessee hereby agrees and
covenants to pay unto Lessor that certain Leasehold Excise Tax as
established by Chapter 61 , Laws of 1765-76 , 2nd EX Session (44th
Legislative Session) which said tax shall be in addition to the stipulated
monthly rental and be paid separately to the Director of Finance, City of
Renton, at the same time the monthly rental is due. In the event that the
State of Washington or any other governmental authority having
jurisdiction thereover shall hereafter levy or impose any similar tax or
charge on this Lease or the leasehold estate then Lessee agrees and
covenants to pay said tax or charge, when due. Such tax or charge shall
be in addition to the regular monthly rentals.
8 . Lessee covenants to indemnify and save harmless Lessor City
against any and all claims arising from the conduct and management of, or
from any work or thing whatsoever done in or about, the demised premises
or the improvements or equipment thereof during said Lease term, or
arising from any act or negligence of the Lessee or any of its agents,
contractors , patrons , customers or employees , or arising from any
accident, injury or damage whatsoever, however caused, to any person or
persons, or to the property or any person, persons or corporation
occurring during said term on , in or about the leased premises and from
and against all costs, attorney' s fees , expenses and liabilities incurred
in or from any such claims or any action or proceeding be brought against
the Lessor City by reason of any such claim, Lessee , on notice from
Lessor, shall resist or defend such action or proceeding forthwith.
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9 . It is further agreed that all personal property in said
demised premises shall be at the risk of Lessee only and that Lessor or
Lessor' s agents shall not be liable for any damage either to personal
property, sustained by Lessee or other persons , due to the buildings or
said demised premises or any part or appurtenance thereof becoming out of
repair .
10 . Lessee covenants and agrees to hold harmless and indemnify
the Lessor and its agents against any liability, loss claim or damage from
any cause directly or indirectly resulting from Lessee' s use or occupancy
of the demised premises or of any structures, activities or business
placed on or conducted thereat, by Lessee, its agents, assigns , licenses
or invitees and Lessee shall keep in full force and effect at all times
during this Lease term adequate public liability and property damage
insurance , written by a company authorized to do business in the State of
Washington, with limits of not less than $300 ,000/$500 ,000 and $100 ,000
respectively, and Lessee shall promptly furnish unto Lessor evidence of
such insurance by furnishing unto Lessor a copy of each policy of
insurance or a certificate thereof evidencing such coverage.
11( a) This lease or any part hereof shall not be assigned by
Lessee, or by operation of law, or otherwise , nor said premises or any
part thereof sublet without the written consent of Lessor endorsed
thereon ; and in the event such written consent shall be so given , no other
subsequent assignment, assignments or subletting, shall be made by such
assignee or assignees, or sublessee, without previous consent of Lessor
endorsed thereon; and in the event such written consent shall be so given ,
no other subsequent assignment, assignments or subletting , shall be made
by such assignee or assignees , or sublessee, without previous consent of
Lessor first had and obtained in writing. It is expressly agreed that if
consent is once given by the Lessor to the assignment of this Lease or any
interest therein or to the subletting of the whole or any part of said
leased premises , then Lessor shall not be barred from afterwards refusing
to consent to any further assignment of said Lease or subletting of said
leased premises .
11(b) Recognition of Sublease. Lessor hereby acknowledges the
sublease between Airmaster , Inc. , and Renton Partnership, Ltd . , relating
to a portion of the leased premises upon which the hangar facility
commonly referred to as the "850 Building" is located . Lessor hereby
agrees that in the event of a default by Airmaster, Inc . , under this Lease
Agreement, Lessor will recognize the sublease with Renton Partnership ,
Ltd . , as long as Renton Partnership, Ltd. , is not in default of the terms
thereof and, in the event of a default under that sublease, Lessor shall
give written notice thereof to Old National Bank, as mortgagee, or its
successors or assigns, together with 30 days to cure said default.
12. It is expressly understood and agreed that Lessor holds
and operates said Airport and the demised premises under and subject to a
grant and conveyance thereof to Lessor City from the United States of
America, acting through its Reconstruction Finance Corporation , and
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subject to all the reservations, restrictions, rights conditions and
exceptions of the United States therein and thereunder, which grant and
conveyance has been filed for record in the office of the County Auditor
of said King County, Washington, and recorded in Volume 2668 of Deeds,
Page 386 ; and further that Lessor holds and operates said Airport and
premises under and subject to the State Aeronautics acts of the State of
Washington (Chapter 165 , Laws of 1947) , and any subsequent amendments
thereof or subsequent legislation of said State and all rules and
regulations lawfully promulgated under any act or legislation adopted by
the State of Washington or by the United States or the Federal Aviation
Administration. It is expressly stipulated and agreed that the Lessee
also accepts and will hold and use this Lease and the respective demised
premises subject thereto and to all contingencies, risks and eventualities
of or arising out of the foregoing, and if this Lease or the period
thereof or any terms or provisions thereof be or become in conflict with
or impaired or defeated by any such legislation , rules , regulations ,
contingencies or risks, the latter shall control and if necessary modify
or supersede any provision of this Lease affected thereby, all without any
liability on the part of or recourse against the Lessor in favor of
Lessee. Nothing in this Lease contained shall operate or be construed to
prevent or hinder the future development, improvements or operation of
said Renton Airport by Lessor , its agents, successors, or assigns , or any
department or agency of the State of Washington or of the United States,
or the consummation of any loan or grant of Federal or State funds in aid
of the development, improvement or operation of said Renton Airport.
13 . It is expressly understood and agreed that in case the
demised premises shall be deserted or vacated , or if default be made in
the payment of the rent or any part thereof as herein specified or if,
without consent of the Lessor , the Lessee shall sell , assign or mortgage
this Lease, or if default be made in the performance of any of the
covenants and agreements in this Lease contained on the part of the Lessee
to be kept and performed, or if Lessee shall fail to comply with any of
the statutes, ordinances, rules , orders , regulations and requirements of
the Federal , State and City Government, or if Lessee shall file a petition
for bankruptcy or be adjudicated a bankrupt, or make assignment for the
benefit of creditors or take advantage of any insolvency act, the Lessor
may, if it so elects, at any time thereafter terminate this Lease and the
term hereof, on giving to the Lessee ten( 10) days notice in writing of the
Lessor ' s intention so to do. Upon the expiration of said ten ( 10 ) day
notice, this Lease and the term hereof together with any and all other
rights and options of Lessee herein specified , shall expire and come to an
end on the day fixed in such notice, except that Lessee' s obligation and
liability for any unpaid rentals or other charges heretofore accrued shall
remain unabated. Lessor may thereupon re-enter said premises with or
without due process of law, using such force as may be necessary to remove
all persons or chattels therefrom, and Lessor shall not be liable for
damages by reason of such re-entry or forfeiture .
14 . All terms , conditions and provision of this lease
agreement shall be binding upon Lessee , his successors and assigns, if
any .
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15 . If OC"' whole or any substantial art of the premises
hereby leased shall be condemned or taken by any County , State or Federal
authority for any purpose, then the term of this Lease shall cease on the
part so taken from the day the possession of that part shall be required
for any purpose and the rent shall be paid up to that date, and from that
day the Lessee or Lessor shall have the right to either cancel this Lease
and declare the same null and void , or to continue in the possession of
the remainder of the same under the terms herein provided, except that the
rent shall be reduced in proportion to the amount of the premises taken
for such public purposes. All damages awarded for such taking for any
public purpose shall belong to and be the property of the Lessor , whether
such damage shall be awarded as compensation for the diminution in value
to the leasehold or to the fee of the premises herein leased.
16 . Said rental payments as specified in paragraph 2 hereof
shall continue until the thirty-first day of December, 1988 . Effective
as of said date, and every consecutive five (5) years thereafter, said
rental rate as hereinabove specified shall be readjusted by and between
the parties to be effective for each ensuing five ( 5) year period.
Minimum base rental for any extended period, that is after December 31 ,
1988, shall not be less than the aforespecified rental of $3,414 .97 per
month. If, however, the parties are unable to agree upon such adjusted
rental for the ensuing five (5) year period, within thirty ( 30) days prior
to the commencement of each such consecutive five ( 5) year period, then
the parties shall submit the matter of rentals for such ensuing five (5)
year period to arbitration . Lessee shall select one arbitrator and Lessor
likewise select one and the two so chosen , if unable to agree within a
period of thirty ( 30 ) days after such appointment , shall select a third
one and the decision of the majority of such arbitrators shall be final
and binding upon the parties hereto. The arbitrators shall be experienced
real estate appraisers and be knowledgeable in the field of comparable
rentals and use charges in King County and shall likewise give due
consideration to any change in economic conditions from the preceding
rental period . Each party shall pay for and be responsible for the fees
and costs charged by the arbitrator selected by him and the fee of the
third arbitrator, if any , shall be shared equally between them. Leasehold
improvements made by the Lessee shall not be considered as part of the
leased premises for the purpose of future adjustments or readjustments of
the aforesaid rental rates . The arbitrator shall make the decision in
writing, within sixty (60 ) days after their appointment , unless the time
is extended by the agreement of both parties . The readjusted rental in
each case, whether determined by arbitration or by agreement of the
parties themselves, shall be effective as of the commencement of each such
five (5) year rental terms.
17 . Lessee shall quit and surrender the premises at the end of
the term in as good a condition as the reasonable use thereof would permit
and shall not make any alterations, additions or improvements to the
premises without the prior written consent of the Lessor ; all alterations ,
additions or improvements which may be made by either of the parties
hereto on the premises, except movable office furniture or trade fixtures,
put in at the expense of Lessee , shall be and remain the property of the
Lessor and shall remain on and be surrendered with the premises as a part
thereof at the termination of this Lease without hindrance, molestation or
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•
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18 . Lessee further agrees in addition to the insurance
requirements herein set forth, to take out and keep in full force and
effect during the full term of this Lease , or any extension or renewal
thereof, a policy or policies of fire insurance, together with extended
coverage, in standard form, in a company or companies acceptable to and
approved by Lessor and in an amount at least equal to the replacement cost
of such improvements; such policy or policies shall name the Lessor as an
additional insured as its interest may appear, and true copies of such
policy or policies or a certificate of insurance evidencing such coverage
shall be promptly furnished unto Lessor at all times. Such policy shall
not be canceled or voided unless at least ten ( 10) days ' written notice
prior thereto has been furnished unto Lessor.
19 . If, without execution of any extension or renewal , Lessee
should remain in possession of the premises after expiration or
termination of the terms of this Lease, then Lessee shall be deemed to be
occupying said premises as a tenant from month to month. All the
conditions, terms and provisions of this Lease, insofar as applicable to a
month-to-month tenancy, shall likewise be applicable during such period.
20. It is further covenanted and agreed between the parties
hereto that no waiver by Lessor of a breach by Lessee of any covenant,
agreement, stipulation or condition of this Lease shall be construed to be
a waiver of any succeeding breach of the same covenant, agreement,
stipulation or condition or a breach of any other covenant, agreement,
stipulation, or condition; also that all covenants , conditions , and
agreements herein contained shall extend to and be binding on the heirs,
executors, administrators, successors and assigns of the parties hereto.
The acceptance by the Lessor of rent after any breach by the Lessee of any
covenant or condition by Lessee to be performed or observed shall be
construed to be payment for the use and occupation of the demised
premises and shall not waive any such breach or any right of forfeiture
arising therefrom.
21 . All notices under this Lease shall be in writing and
delivered in person or sent by certified or registered mail unto Lessor at
the following address, to-wit:
Airport Director
Renton Municipal Building
Renton , Washington 98055
and in case of any notice unto Lessee, then to the premises leased
hereunder , or such address as may hereafter be designated by either party
in writing.
22. In the event that Lessee has fully and faithfully complied
with all the terms and conditions of this Lease Agreement, then in such
event Lessor grants unto Lessee the right and option to renew or extend
this Lease for a further term of ten ( 10 ) years. The rental for each five
(5) year period shall be ascertained as set forth in paragraph 17 . Notice
of the exercise of such option shall be given by Lessee unto Lessor at
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least ninety days peSier to the expiration of thelwbriginal term of this
Lease, which notice must be in writing ; and it is expressly agreed by and
between the parties hereto that time is of the essence in the giving of
said notice.
23. Lessee covenants and agrees not to discriminate against
any person or class of persons by reason of race , color , creed or national
origin in the use of any of its facilities provided for the public in the
Airport. Lessee further agrees to furnish services on a fair, equal and
not unjustly discriminatory basis to all users thereof, and to charge
fair , reasonable and not unjustly discriminatory basis for each unit of
service, provided that Lessee may make reasonable and non-discriminatory
discounts, rebates or other similar types of price reductions to volume
purchasers.
CITY OF RENTON, a Municipal
Corporation
`
4/ , T By bahipaft0.1.CALIVO4N
AIRMASTER, INC. Mayor
/.q_ 9 — City Clerk
LESSEE LESSOR
,Approved as to legal form:
1,/
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�r +. ; tics l/l/G4
i
City Attorney
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STATE OF WASHINGTON )
ss
COUNTY OF KING )
This is to certify that on this 294 day of �y , )a 5S
before me, the undersigned Notary Public , personally appea ed Q
64e-24(a4 Y. S HINPocH and MAXligg C MOTOC
to me known to be the duly qualified and acting Mayor and City Clerk
respectively, of the City of Renton , Washington, and acknowledged that they
executed the above and foregoing instrument for the City of Renton as the
free and voluntary act and deed of said City for the uses and purposes
therein set forth, and upon oath stated that such execution of said
instrument by them is duly and regularly authorized and that the seal
attached thereto is the corporate seal of the City of Renton.
Given under my hand and official seal this o2-? day of
9,Cvn
Iq $S.
(1CJ4
Notary Public in and for the State
of Washington, residing at Renton
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w Now
STATE OF WASHINGTON)
) ss
COUNTY OF KING )
THIS is to certify that on this '( ' day of 1925
before me, the undersigned Notary Public , personally appeared
4 , 01 4 T4
1
and
to me known// to be the dh
and e- acknowledged to me that 4 -c' executed the foregoing instrument for
said as its free and voluntary act and deed , for
uses and purposes therein stated, and upon oath stated that such execution of
said instrument by is duly and regularly authorized .
GIVEN under my hand an official seal the date last above stated.
5//,
Notary Public in and for the State
of Washington, residing
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LEASE AGREEMENT
EXHIBIT "A"
(CITY OF RENTON TO AIRMASTER, INC. )
1 . BASIC GROUND LEASE AREA:
Beginning at a point located on the Renton Airfield Runway Centerline referred
to as Station 0+00 ; thence N 4049143" W along the Runway Centerline a distance
of 4 ,272.63 feet; thence S. 85°10 ' 17" W a distance of 375 feet to the True
Point of Beginning ; thence S 84050 ' 50" W a distance of 373 .05 feet; thence
N 2005' 50" E a distance of 109 .27 feet; thence N 0010 '25" E a distance of
90.06 feet; thence N 1031 ' 17" W a distance of 159 .48 feet; thence N 4053 '45" E
a distance of 149 .26 feet; thence N 9°41 ' 17" E a distance of 89 .27 feet;
thence N 57°51156" W a distance of 1 .96 feet; thence N 47°47 ' 54" W a distance
of 11 .96 feet; thence N 10021102" E a distance of 20 .40 feet; thence N
11036 ' 50" E a distance of 103.95 feet; thence N 16°21 '28" E a distance of
29 .53 feet; thence N 20035 ' 40" E a distance of 39 .62 feet; thence N 21015140"
E a distance of 39 .58 feet; thence N 42011 '09" E a distance of 21 . 13 feet ;
thence N 85031 ' 22" E a distance of 38 . 12 feet; thence N 85020 '29" E a distance
of 171 .61 feet; thence S 4049 ' 43" E a distance of 830 .54 feet to the True
Point of Beginning.
TOTAL AREA = 266 ,602 .04 square feet. See Map Plan of Area attached.
2. (a) Parking Lot A consisting of 7 ,200 square fee, described as follows:
Beginning at a point located on the Renton Airfield Runway Centerline referred
to as STA 0+00 ; thence N 4049 ' 43" W along the runway centerline a distance of
4, 443 . 19 feet; thence S 85°10 ' 17" Westerly a distance of 770 .72 to a point
intersecting the centerline of Perimeter Road ; thence continuing along the
centerline of Perimeter Road South 1034102" Easterly a distance of 220 .00 ft;
thence S 88025158" westerly a distance of 14 .00 ft. to the true point of
beginning ; thence S 88025 ' 58" westerly a distance of 45 .00 feet; thence
N 1034 '02" westerly a distance of 160 .00 feet; thence N 88025 ' 38" easterly a
distance of 45.00 feet; thence S 1034 '02" easterly a distance of 160.00 feet
to the true point of beginning.
2 . (b) Parking Lot B consisting of 6 .724 .76 square feet described as follows :
Beginning at a point located on the Renton Airfield Runway Centerline referred
to as STA 0+00 ; thence N 4049 ' 43" westerly along the runway centerline a
distance of 4 ,443 . 19 ft; thence S 85°10 ' 17" westerly a distance of 770 .72 feet
to a point intersecting the centerline of Perimeter Road ; thence continuing
along the centerline of Perimeter Road N 1034102" westerly a distance of 86 .69
ft. ; thence S 88°25 ' 58" westerly a distance of 60 .00 ft. to a point on a non
tangent curve concave easterly , said curve has a radius of 874 .00 ft. and the
center which bears S 88057 ' 31" easterly; thence along the arc of said curve a
distance of 108 .10 feet to a point of a non tangent curve , which is the true
point of beginning.
TOTAL AREA OF PARKING LOTS - 13 ,924.76 square feet.
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EXHIBIT "A" (AIRMASTER , INC. )
3 . Will Rogers-Wiley Post Seaplane Base Ramp Area, described as follows:
Beginning at the intersection of the centerline of Rainier Ave . N. and the
centerline of Airport Way; thence along the said centerline of said Airport
Way S. 87030 ' 17" E a distance of 744 .03 feet; thence N 4049 ' 43" W a distance
of 294.74 feet to a point located on the Renton Airfield runway centerline
referred to as City of Renton Survey Station 0+00 ; thence N 4049 ' 43" W along
the runway centerline a distance of 5 ,262.50 feet; thence S 85010 ' 17" W a
distance of 300 feet; thence N 4049 ' 43" W a distance of 143 .98 feet to the
T. P.O.B. , said point also being the NE corner of the Airport Restaurant ;
thence N 87020 ' 55" W along the northerly Property Line of the Airport
Restaurant of 20.00 feet; thence S 87020 ' 55" E a distance of 231 . 87 ' ; thence S
4049 ' 43" E a distance of 20. 17 feet; thence N 87020 ' 55" a distance of 73.00
feet to the True Point of Beginning.
TOTAL AREA - 4,463 .66 square feet
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