HomeMy WebLinkAboutSpecial 2014-05-12 Item 1 - Facility Evaluation CriteriaCity of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Facility Evaluation Criteria
May 12, 2014
1. Property Marketability
Operating and Maintenance Costs
The operating costs of a building are significantly affected by the energy expenses incurred to
heat, cool and illuminate the building. These expenses typically correlate to the thermal efficiency
of the building envelope and efficiency of its lighting and HVAC systems.
The costs to maintain a building includes preventive and routine maintenance, corrective repairs,
deferred maintenance, trouble calls, and replacement of equipment, fixtures, and furnishings as
they wear out or become obsolete.
Facilities that cost more to operate and maintain are less valuable than those that are more
efficient. In general, operating and maintenance costs rise with the age of the building. This
necessitates reinvestment in the structure until those reinvestments are no longer cost effective.
Property Value
Property value is the sum of both the structure (building) and the property value. Value of the
structure is affected by the original quality of construction, level of on -going maintenance, and its
current condition. Value of the property is also affected by its size, shape, location, visibility, and
road access, as well as the utilities and any infrastructure that serves it.
Consideration of property value becomes relevant if and when consideration arises to surplus a
given property. If the resale value of a property is high, the decision to replace instead of remodel
is often the more cost - effective approach.
2. Property Attributes
Work Process Efficiency
Consideration is given to the physical design and layout of the building floor plan and how the
site is configured. How accommodating the property is in facilitating the nature of the work
performed has been evaluated, as well the magnitude of improvements required to improve the
overall efficiency. Consideration is given to work process efficiency since efficient delivery of
service equates to lower costs in providing it.
Facility Quality
Consideration is given to the level of construction quality utilized when the facility was initially
built. Higher quality materials almost always have higher durability and last longer, which means
routine maintenance costs are less and replacement of worn out materials are less frequent.
City of Tukwila Needs Analysis and Feasibility Study
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Location
Each facility location has been judged on several levels:
1) The efficiency of delivering services from this location for the city departments housed
there,
2) The convenience of the location to the public who interacts with the city departments
housed there,
3) The compatibility of the city departments located there with the neighboring occupancies
that surround it, and
4) The proximity to other city departments identified as valuable adjacencies.
3. Public & Staff Experience
Public Image
As a public facility, does the building convey a civic image commensurate with civic governance
for the particular departments that are housed there? Does the building convey pride, purpose,
and professionalism? Is the building consistent with the aspirational goals included in the City of
Tukwila's community -led strategic plan?
Customer Service
Does the facility encourage public engagement by virtue of its design? Is it convenient for citizens
to find and to access their local government? Does the building give a feeling of safety, and does it
reflect the values of the community it serves?
Quality of Work Life
Is the building and its work environment conducive to getting the work of government done?
Does it give staff a feeling of safety, health, comfort, and well- being? Is it a pleasant place to
conduct business for both the staff member and the public they interact with?
4. Facility Specifics
Seismic Deficiencies
An extensive seismic analysis of all of the City's facilities was conducted by Reid Middleton in 2008.
That report examined the ability of the City's assets to resist a major earthquake, the likely damage
that could occur, and the potential effects on the City's ability to provide uninterrupted
government services. Reid Middleton's report was used as the basis for this particular evaluation
aspect.
Operational Flexibility
Does the building's structure and design lend itself to rearranging work groups and departments
without extensive improvements or remodeling?
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Expansion Potential
Does the building's design and site configuration lend itself to increasing the building size either
upward or outward? Does the size and shape of the property, its topography, and access facilitate
such an expansion? Are the building and land -use codes favorable for such an expansion and, if
so, by how much?
ADA Deficiencies
Is the building and site access compliant with current accessibility regulations? If not, to what
extent and at what difficultly could they be improved upon? It is important to note is that full
compliance with current building codes, including accessibility requirements for individuals with
disabilities, can be expected when significant alterations, remodeling, structural repairs or
additions are made to any existing building.
Acoustics
The level of acoustic privacy required between individual staff members varies from department
to department, and from individual functional spaces within each department. A lack of acoustic
privacy can, in some instances, be distractive in getting work done. It can also compromise
confidential information. This would be of significant concern regarding conversations of a legal,
personnel, or medical (HIPPA) nature. This evaluation aspect considers the level of acoustic
privacy that would be expected within a particular department as compared to the actual level of
acoustic privacy that currently exists.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Facility Assessments
City Hall
6200 Southcenter Blvd.
Tukwila, Washington
Year Built: 1977
Number of Stories: 2
Floor Area (upper): 13,825 SF
Floor Area (lower): 11,250 SF
Floor Area (Total): 25,075 SF
The City Hall is a two - story, concrete- and wood - framed structure located in the central area of
Tukwila. The building is approximately 195 feet by 128 feet in plan, 37 feet tall, and has an 'L' shaped
footprint with a distinctive saw -tooth form on the southeastern elevation of the structure. The main
roof is stepped in 24 -foot- wide sections that align with the saw -tooth wall lines and slope
monolithically from northwest to southeast. The upper story is wood - framed construction with
structural -panel walls and long -span timber roof trusses. The lower story construction consists of
concrete walls and columns, steel posts, and wood- framed walls supporting the floor above. The
building is located on a site that slopes downhill from north to south. The first story is below grade on
the north side and portions of the east and west sides. The first story includes a small wood - framed
employee lounge area with an outdoor deck at the southeast corner of the building. A partial
basement level is located below the first story in the southwest corner.
The City Hall building currently accommodates the Municipal Court (which doubles as City Council
Chambers), Mayor, Finance, City Clerk, City Council Administration, City Administrator (including
Economic Development and Tourism & Marketing), City Council, and Police (booking, holding,
interview, officer lockers and workstations, administration, training, evidence intake and storage).
There have been no additions or major renovations of the building since its original construction.
There have been various minor interior reconfigurations of interior partitions.
Architecturally the plan for the building is developed at a 45 degree angle off orthogonal. While
visually interesting, it inherently makes space planning for rooms and open office workstations
difficult. Although building code analysis indicates the structure could be expanded, the architectural
style and site constraints limit possibilities for any significant expansion.
The proposed seismic upgrades include the enlargement and addition of columns at the lower level
police department space, cramping an already overcrowded situation. Seismic upgrades on the upper
level will reduce the amount of glazing, but overall are of modest impact architecturally. Perhaps the
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most significant impact to the staff and public will be the need to vacate the building for 9 to 12
months during construction. This would require creation of temporary quarters at a location
convenient to the public as well as office moves by staff both to and from the temporary city hall.
Even if the seismic improvements are undertaken and the cost /inconvenience of temporary facilities is
tolerated, the operational and functional issues identified will remain. The police will remain split
between two locations with the resultant operational inefficiencies. Secure parking for officers, staff,
and police vehicles will remain lacking.
Application of Evaluation Criteria
Operating and Maintenance Costs Score: -2
Deficiencies include insufficient cooling in areas with clerestory windows. The
wall /ceiling /glazing insulating values are all well below current energy code standards, which
contributes to an HVAC system that is heavily taxed. In addition to the HVAC system being
dated and undersized, the general facility lighting is energy inefficient. The building's
infrastructure and general condition exhibit the wear and tear, and condition expected for a
building that is 37 years old. No major renovation work has occurred over that time.
Consequently, many of the systems and finishes are nearing the end of their useful life. In 2008
The City of Tukwila identified $ 4,125,000 worth of facility improvements needed for the City
Hall building, not including seismic improvements.
Property Value Score 2
The value of the City Hall property is high given its central location within the City, adjacency
to the retail core, and the relative high quality of other buildings and properties surrounding
it. It is zoned as Office use.
Work Process Efficiency Score -1
Contributing to an inefficient workplace is the lack of privacy for confidential discussions,
inadequate security measures at the open public counters, and inflexibility of rearranging staff
and desks, which has been exacerbated by the increase in staff positions for the departments
housed in City Hall.
While sharing space amongst the Municipal Court and Council Chambers is efficient in space
utilization, it carries drawbacks in functional efficiency given the differences in operational
layout, furnishings, and security. Scheduling conflicts will undoubtedly become more
common than today as Municipal Court demands increase and public use of the Council
Chambers becomes more desired.
General Issues including Mayor's Office, Finance, Clerk, and Administration:
The building, with the exception of the courtroom /city council chambers, has received
few improvements since it was opened over 30 years ago. Spaces have been sub-
divided and partitions added which negatively impacts the function of the mechanical
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system and common spaces have been taken over to accommodate staff growth. The
systems furniture is building original and is still in place with portions reconfigured to
accommodate staff growth over the years.
Deficiencies are insufficient cooling in areas with clerestory windows, lack of privacy
for confidential discussions, original floor - mounted "tombstone" power receptacles
limit flexibility, no security at the Clerk's area open public counters, no access to
replace /upgrade mechanical equipment, and lack of space for any further growth in
staff. Storage space for records and in the vault is inadequate.
City Council and Municipal Court: The City Council shares council chambers with the Tukwila
Municipal Court. A recent renovation of the shared space has improved functionality. A
preferred arrangement is for each function to have separate space to fully address the
disparate activities, i.e. court operations /security /public observation vs. city council public
presentations /public participation. There is no dedicated space for members of City Council
other than lockable cabinets within the courtroom.
Police:
Police staff count is beyond the capacity of the buildings' ability to provide support.
Currently department staff is split between City Hall and the 6300 Building — not an
optimal condition for efficient operation. As department needs grow this split will
continue to be a detriment to operations. In addition, the plan forces the police
operation into a linear double loaded corridor configuration which stretches staff
travel to the maximum extent, compounding inefficiency even more.
Another plan- derived shortcoming is in the process of evidence processing and
storage. There is currently no ability to laboratory process evidence as it is dropped,
logged in and prior to being placed in secure evidence storage. Current procedure
calls for transporting the evidence off site for analysis then returning it to the facility
for secure evidence storage. While the department is making do in this regard it
creates difficulty in maintaining a chain of custody for evidence. This has the resultant
effect of acquiring and maintaining accreditation difficult for the department.
One deficiency that cannot be resolved due to site constraints is vehicle evidence
analysis space and secured storage. Ideally vehicle breakdown space would be in a
secure drive -in bay next to the evidence laboratory area. Once processed it would
then be removed to a secure and monitored impound area immediately adjacent to
the facility.
The south elevation of the building is composed of large expanses of non - ballistic
rated glass. This runs counter to appropriate security design for contemporary Police
station design and it places the staff in a vulnerable position.
The Police have made adjustments and compromises over time as they continue to
populate the building, and as more space is consumed to seat staff, the support space
required, i.e. training, restroom, and conferencing, becomes further over - taxed.
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There is no secure parking for police cruisers and officers, including a SWAT vehicle.
Facility Quality Score 2
In general, City Hall was built at a high level of quality in 1977. This is reflected in the cost of
the building at that time, quality of the materials used, and the craftsmanship in the assembly.
Given the relatively little remodeling and maintenance performed on the building to date, the
building has held up well for the 37 years it has been in operation.
Location Score 2
The location has served the public well as Tukwila's seat of municipal government. It is
convenient for community members to find and access, and there is an established familiarity
with its current location. It blends in well with the surrounding uses. And, its close proximity to
other city departments located in the 6300 Building brings convenience and efficiency in a
consolidated campus -type setting.
Public Image & Reputation Score2
The building has a unique architectural character and form that makes it readily recognizable
as a civic building in the community. It has a welcoming character. The large number of
windows facing the parking lot and the open reception work counters promote an accessible
and transparent government.
Customer Service Score 1
There are a couple of indicators that the customer experience at City Hall could be better: the
multitude of signage in the lobby directing where to go, and the uncertainty of which counter
to approach once the customer weaves down the hallway past the Men's Restroom.
Quality of Work Life Score -1
Over the course of the 37 years since City Hall was constructed, the delivery of government
services for the City of Tukwila has grown and changed. The openness of the original plan,
while appropriate in 1977, no longer provides the right balance of private verses public
workspaces, and issues of acoustic privacy abound.
Seismic Deficiencies Score 1
The 2008 Reid Middleton report identified multiple seismic deficiencies and noted the
building as susceptible to unacceptable levels of damage and poor performance during a
design -level earthquake. With that said, the structural condition of the building is generally
satisfactory and reasonable measures to improve the building's seismic performance were
proposed in their report.
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Operational flexibility Score -1
The uniqueness of the floor plans do not provide large unencumbered spaces that facilitate
reconfiguration of open office landscaping systems in response to changing staffing needs.
Expansion potential Score -1
The site and current zoning allow for expansion both laterally and vertically. The nature of the
plan and locations of recommended seismic upgrade elements make the addition of space
onto the building challenging but workable, depending on the type of space and direction of
expansion anticipated.
ADA Deficiencies Score -1
Past reports have defined a need to remodel bathrooms to current ADA standards to facilitate
both public and staff needs.
Acoustics Score -2
The acoustical quality within the building is poor. There are a high percentage of "hard"
surfaces, combined with an open plan (and acoustically inefficient open office landscaping)
that yields a relatively 'live ", noisy environment.
Code Summary / Expansion Opportunity
All references to the International Building Code (IBC), unless noted otherwise.
A. Construction Type (Chapter 6, Table 601): V -A, Combustible, not rated.
B. Fire Suppression: Fully sprinkled.
C. Height — Actual (502.1): Two story plus mechanical mezzanine. Forty feet,
conservative worst case.
D. Area — Actual: Lower Level: 11,250 SF
Upper Level 13,820 SF
Total 25,075 SF
E. Use Groups (Chapter 3)
Assembly: A -3: Courtroom
Business: B: Offices and Police Station. 1 -3 does not apply as police has less than five
holding rooms (308.4).
Storage: S -1 Moderate Hazard Storage
F. Mixed Use Group Strategy (508.3.2): Non - separated. Most stringent case, A -3, applied
to entire structure.
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G. Height /Area Limitations (Table 503)
A -3: One story, 40 feet height, 6,000 SF.
B: Two story, 40 feet height, 9,000 SF.
S -1: One story, 40 feet height, 8,000 SF.
H. Sprinkler exception (504.2): One additional story, 60 feet height.
I. Frontage Increase (506.2): 85% open — 25% required = 60% increase.
J. Height /Area Increases (506)
100% base area + 200% sprinkled + 60% frontage = 360 %.
6,000 SF x 3.6 = 21,600 SF each floor if frontage ratio is maintained.
6,000 SF x 3.0 = 18,000 SF each floor with sprinkler increase only.
K. Potential Expansion from Code Height /Area Limitations:
Height: Expansion could house Business use on a third floor within 60 foot height
limit, subject to zoning restrictions. No Assembly or S -1 use is permitted above the
second floor.
L. Taking the conservative approach of not including frontage increase, a two story
building could be expanded to 36, 000 SF, an increase of 9,300 SF, a 35% increase. A
three story expansion could be a total of 54,000 SF, an increase of 27,300 SF, a 102%
increase.
City of Tukwila Needs Analysis and Feasibility Study
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6300 Building
6300 Southcenter Blvd.
Tukwila, Washington
Year Built: 1978
Number of Stories: 3
Floor Area (1st Floor): 16,150 SF
Floor Area (2nd Floor): 16,800 SF
Total Office Area: 32,950 SF
The 6300 building is a three -story concrete- and wood- framed structure located in the Central area of
Tukwila, adjacent to City Hall. The rectangular building is 80 feet by 210 feet in plan and 43 feet tall.
The first and second stories are primarily wood - framed construction with structural -panel walls and
diaphragms. The building has a parking level below the first story. Construction of the parking level
consists of concrete walls and columns supporting the levels above. The building is located on a site
that slopes downhill from north to south. The north end of the parking level is below grade. Concrete
walls in the northern half of the building also act as retaining walls.
There have been no additions or major renovations of the building since its original construction.
There have been various minor interior reconfigurations of interior partitions.
The following city functions are housed at this facility:
• Administrative Services including Personnel, Human Services, and Volunteer Program.
• Public Works Department: Engineering and Project Management.
• Community Development: Building, Planning, and Permit Center.
• Emergency Management
• Community Development: Planning and Building, plan review and permitting.
• Police: Major crime unit, detectives, traffic, anti - crime, and administration.
• Parking: Parking for police motorcycles, SWAT vehicle, and detective vehicles underneath
building.
• Information Technology (IT) Department: Project management, technical and administrative
staff. Delivery, set up and testing of new PC's, File Servers, Primary and Back -up for City
computer network.
The building requires significant replacement of building systems in order to extend the building
lifespan. Lifecycle costs should be prepared and compared with building replacement costs. Building
code review indicates the structure could be expanded, however site limitations and the
condition /quality of the existing building render expansion a poor choice, unless the rest of the
building is renovated to have an equal lifespan as a new addition.
City of Tukwila Needs Analysis and Feasibility Study
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The building requires emergency power to keep key city functions such IT file servers, police, and
engineering operational during a power outage event. City network file servers and back -up services
may not be available following an emergency event.
Proposed seismic upgrades will have minimal architectural impacts, but like the City Hall, the most
significant impact to the staff and public will be the need to vacate the building for 9 to 12 months
during construction. This requires both the acquisition and creation of temporary offices at a location
convenient to the public as well as office moves by staff to and from the temporary facility. Similar to
City Hall, even if the seismic improvements are undertaken and the cost /inconvenience of temporary
facilities is tolerated, the operational and functional issues identified will remain. The police will
remain split between two locations with the resultant operational inefficiencies. Secure parking for
officers, staff, and police vehicles will remain lacking.
Application of Evaluation Criteria
Operating /maintenance cost Score -2
The building envelope (walls, roof, and windows) are well below current energy code
standards, as determined by empirical observation and general experience with structures
from this era. It has been identified that HVAC systems are dated and undersized, and the
general facility lighting is energy inefficient. The building and its systems exhibit the wear and
condition expected in a building that is 36 years old and has not had major renovation work
during that time. In 2008, the City of Tukwila identified $ 2,505,000 worth of facility
improvements needed for the 6300 Building, not including seismic improvements.
Property Value Score 2
The resale value of the property is marked as high, given the central location within the City,
adjacency to the retail core, and the relative high quality of the surrounding buildings and
grounds. Like the adjacent City Hall, this site is zoned as Office use.
Work Process Efficiency Score -1
Work process efficiency is low, given that city departments spread between both the City Hall
and 6300 Buildings.
Facility quality Score -2
The building was built to a low level of quality, both in the expense and quality of the
materials used and the craftsmanship in the assembly. The basic structure of the building has
suffered over the course of 36 years in operation. Foundation drainage is poor and floor
topping slabs are cracked and in need of repairs. HVAC delivery is poor due to multiple space
configurations over the course of the building's life.
The building quality is typical of a 30 year old office building. The building systems and
construction materials are not that of a 50+ year lifespan institutional building. Examples are:
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Floor topping slabs are cracked and require replacement along with subfloor repairs and
mechanical equipment has exceeded its expected lifespan and is due to be replaced. Exterior
closure (roof and windows) are due for replacement. Lighting is original and inefficient.
Heating, cooling, and ventilation air is poor due to multiple space re- configurations over the
years.
Location Score 2
The location has served the public well as the seat of municipal government and is well
situated for vehicular access.
Public image and reputation Score -1
The building has an undistinguished architectural character and is not comparable to the City
Hall in terms of quality or presentation of the City's aspirations.
Customer service Score -2
Way- finding in the building is difficult, and the double loaded corridor configuration makes it
unfriendly and not engaging for public interaction.
Quality of work life Score -2
Because of the closed character of the plan and the resulting spatial separation, the work flow
is interrupted and there is a lack of "connectivity" between departments.
Information Technology: Main and Back -up file servers for the City's network are located in
the same building with no fire rated or seismic separation, therefore may not be operational
following an emergency event. There is no emergency power for the file servers and the UPS
is limited to 15 minutes to allow shutdown only. There is no loading dock /lift for delivery of IT
equipment.
Police: Operational inefficiencies exist due to department being split into two locations with
City Hall. The layout of the building provides minimal security for the police departments in
the 6300 building. For example, pubic enter directly into administrative area with no
checkpoint. There is no secure parking for police vehicles or staff, including motorcycles and a
SWAT vehicle.
There is no emergency power for police, IT, or Engineering to maintain operations during a
power outage.
Seismic deficiencies Score -2
The 2008 Reid Middleton report identified seismic deficiencies that would render it heavily
damaged in a design- level earthquake. The ability to remain functional would be severely
limited and the risk to inhabitants would be high.
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Operational flexibility Score 0
The current plan configuration would allow for some degree of flexibility in reconfiguration,
given a substantial remodel. The building is regular in plan, with a simple repetitive structure
yielding some ease in modifying its current use.
Expansion potential Score -2
Site limitations restrict the lateral expansion of the building. Coupled with low quality of the
original construction, expansion is an undesirable course of action. The building does include
approximately 1,800 square feet of leased /vacant space that could be used for future growth.
ADA deficiencies Score -1
The restroom facilities are not ADA compliant and deficiencies in signage and railings have
been noted in past reports.
Acoustics Score -1
The acoustical quality within the building is average to poor. While there is not an inordinate
amount of "hard" surfaces, the second floor construction is not efficient in mitigating floor to
floor noise. In addition, the low quality HVAC rooftop- mounted package systems and
associated ducting transmit noise to the inhabited spaces below.
Code Summary / Expansion Opportunity
All references to the International Building Code (IBC), unless noted otherwise.
A. Construction Type (Chapter 6, Table 601): V -A, Combustible, not rated.
B. Fire Suppression: Fully sprinkled
C. Height - Actual (502.1): Two stories over parking for three stories total. Thirty -nine
feet, conservative worst case.
D. Area — Actual: Parking Level: 16,225 SF
First Floor: 16,150 SF
Second Floor: 16,800 SF
Total 49,175 SF
E. Use Groups (Chapter 3 and 406)
Business: B: Office
Storage: S -2 Low Hazard Storage — Enclosed Parking Garage (406.3.3/406.4)
F. Mixed Use Group Strategy (308.3.3): Separated, One -hour per Table 308.3.3.
Height /Area Limitations (503)
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B: Two story, 40 feet height, 9,000 SF
S -2: One Story, 40 feet height, 9,000 SF
G. Sprinkler exception (504.2): One additional story, 60 feet height.
H. Frontage Increase (506.2): 60% open — 25% required = 35% increase.
I. Height /Area Increases (506)
100% base area + 200% sprinkled + 75% frontage = 375% increase.
6,000 SF x 3.75 = 22,500 SF each floor if frontage ratio is maintained.
6,000 SF x 3.0 = 18,000 SF each floor with sprinkler increase only.
J. Potential Expansion from Code Height /Area Limitations:
Taking the conservative approach of not including frontage increase, a three story
building could be expanded to 54,000 SF, an increase of 4,870 SF, a 10% increase. An
expansion that maintains the open frontage ration could be at total of 67,500 SF, F, an
increase of 18,370 SF, a 37% increase.
City of Tukwila Needs Analysis and Feasibility Study
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Community Center
12424 42nd Avenue South
Tukwila, Washington
Year Built: 1995
Number of Stories: 1
Floor Area: 55,000 SF
The Tukwila Community Center is a one -story building located in the northern end of Tukwila along
the Green River. The building consists of two low -rise, rectangular wing sections and a 38- foot -tall
circular high -roof rotunda between the wings. The east wing also includes a 38- foot -tall high -roof
gymnasium. The rotunda construction consists of a wood- and steel- framed roof with a wood
structural -panel diaphragm supported by steel, masonry -clad columns. The east and west wings are
generally wood- and steel- framed roofs with wood structural -panel diaphragms supported by wood
and Tight -gage steel stud walls with a masonry facade. The gymnasium is constructed of steel roof
trusses and metal roof deck supported by CMU perimeter walls.
Application of Evaluation Criteria
Operating /maintenance cost Score 0
In 2008, the City of Tukwila identified $893,000 worth of facility improvements needed for the
Community Center, not including seismic improvements. The facility is modern in terms of
insulation levels and building systems and materials, however it is in need of exterior
maintenance and repairs.
Property Value Score 0
The resale value of the property is marked as average, given the more remote distance
location within the City and floodplain concerns. The highest and best use for this site is noted
by the King County Department of Assessments as its current Park/Recreation use. The site is
zoned Low Density Residential, with Public Recreation Overlay.
Work Process Efficiency Score 2
No issues relating to work process efficiency have been identified.
Facility quality Score 2
The building was built to a good - quality, commercial standard in 1995 and the interior is in
good condition. However, time, weather, and poor flashing detailing have taken their toll on
the exterior. We noted the following:
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There are numerous signs of weathered paint and finishes as well as rotten trim and
siding on all sides of the building. A lack of sheet metal window and trim flashings and
failing caulking has also contributed to these conditions.
Repainting and re- staining is required throughout the exterior of the building.
Water intrusion is noted at the interior of the windows where swelling of the mullions
and interior trims is apparent.
Flashings and gutters incorrectly channel water behind eave trims and soffits,
resulting in deterioration and damage to both.
To preserve the building and prevent further deterioration, the Community Center should be
evaluated by a weatherization consultant to determine appropriate fixes for the flashing
issues. Priority should be given to these maintenance issues in order to prevent serious and
expensive damage to the interior. An appropriately funded periodic maintenance program
will allow this building to meet or exceed its expected Iifespan.
Location Score 1
The primary concern is the facilities adjacency to the river put in to question its' availability in a
major flood event.
Public image and reputation Score2
The Community Center is a functional and attractive facility. However, as a 19 year -old facility,
it is showing signs of age and deterioration.
Customer service Score 2
As previously noted, the Community Center is one of the City's newer facilities and no adverse
issues have been identified.
Quality of work life Score 1
The Community Center is relatively new and generally functions and operates well, with the
following issues noted:
Recreational equipment storage to support multiple programs is lacking.
Gym mechanical system is reported to be lacking, and the gym could be re- configured
to allow two full size courts.
Emergency Shelter: The center is one of seven potential community shelters in the City. Due
to the proximity to the river, primary site access via a bridge over the Green River, and seismic
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limitations, the center may not be available as a shelter depending on the nature of the
emergency event. The facility does not have an emergency power generator, limiting the
facility's usefulness as an emergency shelter. Adding an emergency generator will allow the
building to function effectively as a shelter during a power outage event.
Seismic deficiencies Score -2
The Community Center was not originally designed as an essential facility in terms of its usage
as a potential emergency shelter. It therefor performs poorly when measured against the
Immediate Occupancy seismic criteria. The site is also noted as susceptible to soils liquefaction
and lateral spreading, contributing to its poor seismic capabilities.
The cost of seismic upgrades to this building to improve its ability to remain in continuous
operation after a seismic event is disproportional to the value of the building. It is
recommended that the City accept that it is one of multiple designated shelters and may not
be available depending on the type of emergency event.
Operational flexibility Score 0
In terms of staff and administrative uses of the Community Center, all offices are collocated
between the lobby rotunda and the gymnasium. As such, there is little opportunity to easily
expand the staff area within the existing shell of the building without impacting the customer
recreation areas within the facility.
Expansion potential Score 0
The Community Center's 12.8 acre riverfront site is well suited to its recreational use. However,
the building is bounded on the west and south by the Duwamish Waterway and by an
adjacent baseball field to the east. Parking is to the north of the parcel. While expansion of the
existing building is possible, it would likely need to be of limited size in order to avoid an
adverse impact on the recreational and parking uses of the site.
ADA deficiencies Score 1
Designed in 1995, the Community Center is generally ADA compliant.
Acoustics Score 0
No acoustical issues have been identified at this facility.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Parks & Golf Maintenance
13900 Interurban Avenue South
Tukwila, Washington
Year Built: 1998
Number of Stories: 1
Floor Area: 8,890 SF
The Parks and Golf Maintenance building is a one -story concrete block- and wood - framed structure
located between the George Long Shops and the Foster Golf Course. In addition to the maintenance
building, there are two wood - framed covered storage buildings, materials storage bins, a fueling
station, a vehicle washing pad, and parking for service fleet vehicles and staff. There have been no
additions or major renovations of the building since its original construction. Adjacent the
Maintenance Building is a Maintenance Shed (2,184 sf) and an Equipment Building (910 sf).
The Parks and Golf Maintenance facility is generally in good condition and fulfills the role of
supporting the city's maintenance crews. At 15 years of age, the building is showing signs of needing
some exterior maintenance, but otherwise it is in reasonable condition.
Application of Evaluation Criteria
Operating /maintenance cost: Score 1
Built in 1998, the Parks and Golf facility is reasonably modern in terms of mechanical systems
and building construction. Building shell walls are insulated to R -19 with batt insulation and
the roof is approximately R -30 rigid insulation.
Mechanical System: An electric heat pump HVAC system serves the office /crew portion of the
building. Gas -fired unit heaters serve the storage bays and shops portions of the facility. The
systems appeared to be in good working order and no issues were observed or noted. The two
open, covered storage buildings are unconditioned.
Property Value: Score -1
The resale value of this property is relatively low as it is relatively small and tightly situated
between the George Long Shops, the golf course, and the police department impound yard.
The building itself is of average quality and construction and, given its dedicated function, not
readily conducive to conversion to the retail or commercial uses of the type typically
encountered along Interurban Avenue. Should the Parks and Golf Maintenance facility be
located elsewhere, the property is most valuable when considered as an expansion to either
the shops or the golf course. It is zoned as Low Density Residential with Public Recreation
Overlay.
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Work Process Efficiency: Score 1
Staff parking is reported by staff as being tight, though with the neighboring George Long
Shops parking available, this has not been a problem. City fleet vehicle parking is also reported
as being tight both in terms of quantity and stall size to accommodate larger vehicles. Neither
is noted as serious problems and the site is fully secured with chain link fencing and barbed
wire.
Facility quality: Score 1
The Parks and Golf Maintenance Facility is in average to good condition for a building of its
age. In addition to the Crew Building, there are two covered storage buildings, an above-
ground fueling station, a vehicle wash pad, and several concrete materials bins for sand,
gravel, mulch, and the like. Parking is provided for both employees and the City's fleet
vehicles. Offices are provided for both the Parks Department and the Golf Course
Maintenance Department.
Exterior Condition: The exterior of the facility is composed of fiber - cement panel siding with a
concrete masonry veneer wainscot. Plywood soffits and cedar eave and rake boards are used
at the roof. It is generally in good condition although the siding color has faded and the
transparent- finished eaves and rakes are weathering poorly. New paint is recommended for all
fiber - cement and wood surfaces. The asphalt composition roofing shingles are starting to
show signs of wear and replacement of the roof is recommended within the next 5 to 7 years.
Interior Condition: The interior of the building is also in generally good condition for a
building of its age and use. No major deficiencies beyond general wear and tear were
observed.
Life Safety Systems: The facility has a fire alarm system present in the maintenance facility,
though no fire sprinkler system is installed at any of the buildings.
Location: Score 1
The Parks and Golf Maintenance facility is well situated adjacent to the George Long Shops
and the Foster Golf Links golf course, which the building serves.
Public image and reputation: Score 1
The Parks and Golf Maintenance facility is appropriately designed for its use and purpose. The
building itself is not highly visible as it is behind the police vehicle impound yard, with the
storage buildings hidden by the George Long Shops. The sides of the buildings facing the golf
course have few windows and no other openings.
Customer service: Score 0
The Parks and Golf Maintenance building does not typically serve the general public directly
from this building, although they do receive vendors and other city staff visiting the site.
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Quality of work life: Score 1
The crew portion of the building contains two offices, locker area, restrooms with showers, a
large break room with kitchenette, and a room for storing and drying clothing. No quality of
work life issues were noted in discussions with staff.
Seismic deficiencies: Score 1
Per Reid Middleton's 2014 report, the Parks and Golf Maintenance facility is generally in
acceptable condition from a seismic, life- safety point of view. Due to its proximity to the
Duwamish Waterway, soil liquefaction during a seismic event is a potential hazard. However,
given the light loads from the structure and the slab -on -grade foundation system, the risk is
low that the foundations will spread laterally and cause additional damage or structural
instability.
Operational flexibility: Score 0
As a maintenance facility, the Parks and Golf Maintenance facility works well for its mission.
While staff noted that storage has become somewhat tight over the years, some of this is
attributable to other city departments storing items at the building.
Expansion potential: Score -1
The Parks and Golf Maintenance Facility is located between the George Long Shops, the golf
course, and the river. As currently configured, there is no opportunity to expand the facility or
grounds without additional lands being acquired from either the golf course of the adjacent
shops parcel.
ADA deficiencies: Score 1
Both men's and women's restrooms have toilet grab bars and appropriate clearances. No
significant ADA deficiencies were observed.
Acoustics: Score -1
In general, there does not appear to be any significant acoustical issues at the facility. Staff did
note that the large crew room also serves as a meeting room and that there are some echo -
related acoustical issues due to the hard floor, wall, and ceiling surfaces that make the room
somewhat noisy when heavily occupied.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Minkler Shops
600 Minkler
Tukwila, Washington
Work Room & Storage Bin Building
Covered Parking Building
Office & Garage Building
The Minkler Shops is a small campus consisting of three buildings:
1) The 4,700 square -foot Work Room and Storage Bin building,
2) The 7,200 square -foot Office and Garage Building, and
3) The 8,850 square -foot covered parking structure.
All of the structures are one story and were constructed in 1972. There have been no major
renovations or additions although portions of the buildings have had pre- engineered or stick -built
mezzanines added over the years for parts storage, office, and electronic equipment. Portions of
original vehicle bays have been converted into crew or office space to accommodate increased staff.
The following city functions are housed at the Minkler Shops:
• Capital Facility Maintenance shop: Maintenance and Custodial.
• Public Works Infrastructure Maintenance Shop: Right -of way improvements, water,
sanitary, and storm systems.
• Traffic Operations Center: The Southcenter Mall area is hardwired to this location for
remote operation of traffic lights. The system is planned to be expanded for remote
operation of traffic control throughout the City during emergency events.
• Water and Sewer Remote Telemetry for monitoring of water and sewer systems
throughout the City.
• Provides minimal water /sewer system repair parts inventory.
• Chemical and hazardous material storage for maintenance operations.
• Transfer facility for sorting and treating storm sewer vactor truck waste.
• Infrastructure system parts and material storage.
• Sign Shop and Storage.
• Traffic Signal Shop and Storage.
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• Offices, Crew areas, lockers and restrooms for Sewer, Water, Streets department crews and
managers.
• Vehicle washing bay.
The facility is lacking key functions needed to support and restore essential city services following an
emergency event. The absence of an emergency power severely limits this facility to meet its mission
of restoring city services during a power outage event.
Material storage is very limited, thus impacting the availability of parts and materials for emergency
event response. The upcoming loss of the remote site due to the Strander Boulevard /27th Street
Corridor Improvements Project for material storage and vactor truck waste sorting /transfer will further
exasperate the storage issue in addition to creating new operational challenges to dispose of vactor
truck waste.
Traffic Operations Center may not be operational following an emergency event. If this equipment
remains at the Minkler Shop, it is recommend that all equipment and support space for this function
be separated with fire rated walls from the remainder of the facility.
Water /Sewer Telemetry System may not be operational following an emergency event. If this
equipment remains at the Minkler Shop, it is recommend that all equipment and support space for
this function be separated with fire rated walls from the remainder of the facility.
Seismic improvements would have minor architectural impacts to the spaces, but significant
operational issues would remain, rendering replacement a better option. Should seismic
improvements be elected, they can likely be performed without vacating the facility.
Work Room and Storage Bin Building
Year Built: 1972
Number of Stories: 1
Floor Area: 3,961 SF
The Work Room and Storage Bin Building is a single- story, wood and concrete structure located in the
southern commercial and industrial area of Tukwila. The 20- foot -tall building has an angular J- shape,
with maximum plan dimensions of 90 feet by 130 feet and a cross - sectional width of 20 to 25 feet.
Building construction consists of wood - framed and precast concrete roof structures supported by
concrete shear walls.
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Covered Parking
Year Built: 1972
Number of Stories: 1
Floor Area: 8,996 SF
The Covered Parking is a partially open, single -story concrete structure located in the southern
commercial and industrial area of Tukwila. The C- shaped structure has maximum plan dimensions of
140 feet by 300 feet and a cross - sectional width of 20 feet. Building construction consists of precast
concrete roof planks supported by precast concrete walls and concrete beams on steel posts.
Office and Repair Garage
Year Built: 1972
Number of Stories: 1
Floor Area: 7,480 SF
The Office and Repair Garage is a single- story, wood and precast concrete structure located in the
southern commercial and industrial area of Tukwila. The building is roughly L- shaped, with maximum
plan dimensions of 75 feet by 176 feet and a cross - sectional width of 30 to 40 feet. The building has
two distinct roof elevations, with a low roof over the office area and a high roof over the repair garage.
Building construction consists of a wood- framed roof supported by precast concrete perimeter walls
and partially supported by steel posts in the repair garage portion of the structure.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Application of Evaluation Criteria
Operating /maintenance cost Score -2
In 2008 The City of Tukwila identified $ 1,563,000 worth of facility improvements needed for
the Minkler Shops, not including seismic improvements. Insulation values in the building
envelope, including wall, roof and glazing insulating values are well below current energy
code standards. Many portions of the shop areas are completely uninsulated.
Property Value Score 1
The 11.13 acre site is zoned as Tukwila Urban Center with Public Recreation Overlay. While the
overall acreage is of good size, the usable portion of the site upon which the campus sits is
only approximately 2.5 acres. The remainder of the parcel is a pond and wetlands related to
the river. The Minkler site also has seismic liquefaction and lateral spreading issues due to
proximity to the river. Resale value is expected to be average or low, depending on any
wetland or water - related setbacks.
Work Process Efficiency Score -2
The facility lacks the both interior space and general yard area needed to support and restore
City service in emergency events. Minkler Shops is home to a crew of approximately 40
personnel on a daily basis, with an additional 10 seasonal crew members added in the summer
months.
Material Storage: The yard area at the Minkler shops includes minimal storage areas for bulk
material storage for these departments to maintain city infrastructure. The department has
resorted to placing material stocks of pipe, wood chips, and remediated soil at three other
locations around the city, requiring additional travel time.
Waste Transfer and Vactor truck dumping: Additional material storage and a vactor truck and
street sweeper waste sorting /transfer station and soil remediation areas are required.
Currently, crews must travel to an approved dumping site in King County to empty the
vactors, taking crew out of service for 1.5 to 3 hours.
Emergency Operations: Material storage is extremely limited, so the department uses "Just -in-
Time" material delivery. Materials may not be available on demand to maintain city
operations and restore essential city services following an emergency event.
Traffic Operations Center is not seismically or fire separated, therefore it may not be
operational following an emergency event. The electronic equipment is located on a small
wood mezzanine within the Work Room and Storage Bin Building. The control center is
located on an office mezzanine in the same building.
Water /Sewer Telemetry System, located in the Office and Garage Building, is not seismically or
fire separated, therefore it may not be operational following an emergency event.
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Storage: As departments have taken over portions of the garage and storage areas for office
uses, some of the storage uses have ended up on the site where they in turn displace parking
for city fleet vehicles. Currently there are 3 conex boxes on -site to serve storage needs that
cannot be accommodated within the facilities.
Vehicle Parking: As noted above, storage has displaced and crowded parking and site
circulation for the city's maintenance fleet vehicles such as dump trucks and backhoe trailers.
No capacity is apparent for additional vehicles.
Police Use: One garage bay is being used by the police department for secured vehicle
evidence. This use should be collocated with police department functions.
Facility quality Score -2
The building was built to a moderate level of quality, both in the expense and quality of the
materials used and the craftsmanship in the assembly. The basic structure of the building has
degraded due to the industrial use. Numerous issues have been noted, including:
Cracks are evident in the concrete wall panels at the storage bin portion of the Work
Room and Storage Bin Building.
Holes and cracks have been identified in the oil /water separator vault, requiring repair
or replacement to prevent potential soils contamination at the site.
The building electrical panels are antiquated and replacement parts are difficult to
obtain. The electrical system also requires code upgrades before an emergency power
system can be added.
Location Score -1
The location is not desirable for continued City use, both for the adjacency to the river but also
the inadequate expansion area for a new Public Works facility and poor soils conditions.
Public image and reputation Score -2
While the building does not directly serve the public, the poor quality and make -shift
accommodations are not conducive to good employee morale.
Customer service Score 0
The Minkler Shops campus does not typically serve the general public directly from this
building, although they do receive vendors and other city staff visiting the site.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Quality of work life Score -2
The following issues were noted:
Crew office and break spaces are converted vehicle bays and undersized for current
staffing of 40 to 50 personnel.
Restroom and locker space is undersized for current staffing to the point that the
efficiency of the crews to begin field work each day is negatively impacted by waiting
in line to use the one small restroom. The crews are predominately male and the
men's restroom provided includes only a single shower, two urinals, and 3 toilets.
There is no carpentry shop for maintenance work.
The sewer department offices are cramped and contain offices for the manager and 3
foremen as well as desk space for 10 crew members. This area is a converted vehicle
garage and the single —6' high exit is too short to be considered a legal exit per the
building code. The stairway to the added second floor office does not meet code due
to insufficient landings and handrails. No ventilation is provided at the main floor and
only a baseboard heater is provided at the second floor. Given the open office
configuration, private conversations by the manager are not possible.
Similarly, the water department offices are extremely cramped when the 7 members
of the crew are present. No ventilation is present and heat is provided only by a
baseboard heater.
The sign shop is uninsulated and minimally heated to prevent freezing of plumbing.
Lighting quality is poor.
Seismic deficiencies Score -2
The 2008 Reid Middleton report identified seismic deficiencies that would render it
susceptible to unacceptable levels of damage during a design level earthquake. In addition,
the site is susceptible to soil liquefaction due to adjacency to the Green River.
Operational flexibility Score -2
The configuration of the floor plans are awkward in proportion and do not provide any
significant degree of flexibility.
Expansion potential Score -2
The usable portion of the site is approximately 2.5 acres and is limited by existing buildings to
the west and the river to the north and east. The southern portion of the site is a pond and
related park space. No further expansion on the site is likely possible without obtaining
adjacent parcels to the west.
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ADA deficiencies Score -2
The facility currently has no ADA compliant restroom facilities and several offices are located
on inaccessible second floors. None of the mezzanines, which include office and traffic control
spaces, are handicapped accessible.
Acoustics Score 0
No acoustic issues have been identified.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
George Long Shop
14000 Interurban Avenue South
Tukwila, Washington
Year Built: 1965
Number of Stories: 2
Floor Area: 18,168 SF
The two - story, 18,500- square -foot George Long Shop building is located along the western edge of
Tukwila, adjacent to the Green River and Foster Golf Links. The structural system of the pre -
manufactured metal building consists of steel moment frames with a steel deck diaphragm. There
appears to have been a number of additions to the facility since its original construction.
The facility is lacking key functions needed to maintain city fleet operations that are required to
restore essential city services following an emergency event. The building also lacks adequate facilities
to maintain and repair larger vehicles severely limit the ability of this shop to perform its mission. No
emergency power generator is present, making it impossible for this facility to meet its operational
performance requirements during a power outage event.
Seismic improvements would have minor architectural impacts to the spaces, but due to the costs of
seismic retrofits, this building is recommended to be replaced. Should seismic improvements be
elected, they can likely be performed without vacating the facility. However, even if all noted repairs,
renovation, and seismic upgrades were performed, basic operational issues for large vehicle repairs
would remain.
The following city functions are housed at the George Long Shops:
• Capital facility drawing and record storage.
• Public Works Administrative support offices.
• Vehicle fleet maintenance for all City vehicles, including roadways, water, sewer, police,
and fire.
• Parts storage for vehicle maintenance.
• Surplus furnishings and equipment storage.
• Storage yard for evidence vehicles from crime scenes.
• Locksmith Shop.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Application of Evaluation Criteria
Operating /maintenance cost Score -2
In 2008 The City of Tukwila identified $ 2,328,000 worth of facility improvements needed for
the George Long Shop, not including seismic improvements.
The building systems at the Shop are extremely antiquated and contribute to unnecessarily
high operating costs, occupant comfort issues, and inefficiencies:
Single -pane windows with no thermal breaks.
Minimal insulation levels with no thermal breaks at the metal building envelope. Torn,
damaged, or missing vapor barriers at numerous wall and roof insulation locations.
Uninsulated fiberglass overhead doors with holes due to age and UV deterioration.
Old, energy - inefficient T -12 light bulbs.
A general lack of weather - stripping that allows water and wind intrusion into the shop
interior.
Property Value Score -1
The resale value of the 2.52 acre property is marked as poor, given its Commercial /Light
Industrial with Public Recreation Overlay zoning designation. However, maps indicate the
northwest portion of the site is encroached by a flood plain which would likely preclude any
substantial sales value.
Work Process Efficiency Score -2
As noted below and in the Facility Quality and the Quality of Work Life sections, there are
numerous issues directly related to the size constraints and physical condition of the George
Long Shops that directly create inefficiencies in workflow.
Inefficiencies: At 18, 168 sf, the George Long shop is undersized for its mission to service the
City's 350 -400 vehicles. This in turn promotes inefficiencies in the following aspects:
Split public works locations: with crews and equipment split between George Long
and Minkler locations, travel time for personal is increased and consolidation of
equipment and storage spaces is not possible. The public works operations manager,
responsible for both shops, must split his or her time between both locations.
Storage: Vehicle parts, facilities stock, tire storage and other materials are stored at
several locations within and outside of the building, resulting in inefficient storage
spaces and inefficient use of staff time. Tires, for instance, are stored in rooms, the
shop floor, hallways, and conex boxes outside the shop.
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Operational Performance: The department has an operational performance
requirement of vehicle repair turn - around in 24 hours maximum to maintain city
operations and restore essential city services. This requires the ability to efficiently
repair and maintain vehicles at all times and under all weather conditions. The shop
floor is packed with tools, vehicles, and equipment. In order to work on the City's
largest vehicles, staff must move equipment and vehicles around to accommodate
vactors and fire engines, resulting in further loss of productivity.
The existing pivot crane and lifts are difficult to utilize given the low clearance of gas
lines, lights, and other ceiling hung equipment. A forklift is often needed to help move
items lifted by the crane into position.
The site is insufficient for the storage of vehicles under service as well as the
processing of new and replacement vehicles received by the city each year. As vehicles
are added to the site, maneuvering the city's largest vehicles becomes difficult and
inefficient.
Facility quality Score -2
The George Long Shops are in extremely poor condition. Many of the issues are related simply
to the age of the facility as noted above.
Floor sump in maintenance bay is not operational and cannot be repaired; there is no
means to control drainage of fluids on shop floor.
There is no emergency power to allow repair of city vehicles during a power outage
event. There is space to plug in a portable generator system at the building, though
the generator is not powerful enough to enable use of the shop compressor and a
portable compressor must be utilized.
The shop floor slab has offsets of over one -inch, creating tripping hazards.
Fire Service /Large Vehicle Maintenance: There are no lifts in building for either the
ladder truck or larger vehicles and there is inadequate clearance to fully open the cab
of the ladder truck for engine maintenance. Additionally, the existing ladder truck is
too long to fit in maintenance bay - the department must service the front half, then
turn around and back -in to service the rear, with part of the vehicle extended through
an open door - inconvenient at best and problematic during inclement weather.
Vehicle Evidence Storage: Secure storage for crime evidence vehicles has minimal
chain link fence enclosure and no cover. Lack of secure storage and weather
protection compromises evidence. Evidence can be removed or tampered by
unauthorized persons, or deteriorate due to exposure to weather. A long -term
solution for the evidence yard is needed.
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Site issues: Vehicle parking and materials storage is largely unpaved and potentially
allows soils contamination from vehicle fluids or other materials. This is a concern
given proximity to the river. Additionally, sewer line maintenance and replacement is
required to prevent further contamination issues.
Other issues:
Electrical service inadequate for welding needs.
Surplus city equipment storage area is lacking.
Inadequate space exists for surplus furnishings and equipment storage, which
minimizes re -use of these items.
IT server and computer workshop and associated storage area is small and cramped.
Location Score -1
The location is not desirable for continued City use due to poor soils and flood plain intrusion.
Additionally, the site is likely too small to accommodate any expansion scenario that would
combine the George Long and Minkler shops.
Public image and reputation Score -1
The George Long shop looks old, tired, and deteriorated from the street. Gravel parking lots
and the police department's impound yard adjacent to Interurban Avenue give the area a
blighted feeling not in keeping with the aspirations of the City.
Customer service Score 0
The George Long Shop building does not typically serve the general public directly from this
building, although they do receive vendors and other city staff visiting the site.
Quality of work life Score -2
There are numerous issues that affect the health and well -being of the staff serving at the
building:
The second floor, used by crew for lounge and restroom use, lacks lights (except for
the restrooms) and heating.
The shop and storage areas lack general exhaust fan systems, which required the
overhead bay doors to be open for ventilation purposes. This is energy- inefficient due
to heated air being lost to the exterior.
Even with doors open, interior air quality is extremely poor: odors from welding,
chemical parts cleaning, and other mechanic and maintenance activities infiltrate the
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entire facility. The welding hood is largely ineffective and the vehicle exhaust point
source capture systems are ineffective and worn.
Shop lighting is poor and inefficient. Numerous broken or unusable fixtures were
noted.
Offices within the shop space are cramped and lack any ventilation or heating systems.
Seismic deficiencies Score -2
The 2008 Reid Middle report recommends demolition of the structure due to the expense of a
seismic retrofit. The site is also subject to soils liquefaction issues given its proximity to the
river.
Operational flexibility Score -2
As an existing 1960's -era metal building structure, the George Long Shop is not readily
expandable or easily modified.
Expansion potential Score -2
The site is constrained by the police evidence yard to the west, the Duwamish River to the east
and the Parks and Golf Maintenance facility to the north. An existing commercial building
borders the site to the south. Given the requirements for vehicle access, materials storage, and
vehicle parking, the building cannot feasibly be expanded on this site without additional
property.
ADA deficiencies Score -2
The second floor is not accessible, and no ADA restrooms are present.
Acoustics Score 0
No acoustic issues were noted.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Fire Station 51
444 Andover Park East
Tukwila, Washington
Year Built: 1973
Number of Stories: 2
Floor Area: 16,115 SF
Station 51 serves as the Department's administrative headquarters. Also housed in the station is the
Fire Marshal's office and supporting staff. Station 51 serves as a response station for the downtown
area and houses the following apparatus: engine, reserve ladder truck, heavy rescue truck, rescue
boat, hazardous material response vehicles, structural collapse /trench rescue trailers, and an Explorer
Post emergency response van.
Fire Station 51 is a two- story, 17,700- square -foot concrete- and wood- framed structure located in the
commercial and industrial area near Tukwila's southern border and the Green River. The building's
floors and roofs are typically of wood construction and are supported by precast concrete walls. Fire
Station 51 was originally constructed in 1973, with additional offices and a conference room
constructed in 1990.
Station 51 should be replaced for two reasons: 1) in general the station is undersized for its current
uses as well as the potential increases in staffing and, 2) the station is in a poor response location to
serve the southern portion of the city. Given the construction limitations of the existing facility, it is
recommended that the existing facility be replaced at another site within the station's new response
area.
Seismic improvements are difficult due to the nature of the station's original structural system.
Seismic improvements will also reduce clearances and tighten an already tight space, particularly in
the apparatus bays that currently do not meet WAC requirements for fire stations.
Any seismic improvements will require vacating the station during the construction period and
necessitate locating and constructing a temporary station. There may be room on the parcel for
temporary facilities, but temporary operations are costly and inconvenient at best.
Application of Evaluation Criteria
Operating /maintenance cost Score -1
At 41 years of age, Fire Station 51 has not received substantial upgrades to its mechanical,
electrical, or building envelope systems, with the sole exception of the 1990 Fire Marshal's
Office addition. The station has also had a history of mold and electrical system corrosion. A
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maintenance backlog of $1,824,000 was identified by the City in 2008 and included items such
as HVAC replacement, roof replacement, interior re- painting, and flooring replacement. The
2008 Reid Middleton seismic report recommends demolition of the structure due to the
expense of a seismic retrofit.
Property Value Score 2
The resale value of the 1.86 acre property is marked as high, given location in a desirable
commercial zone. It is zoned as Tukwila Urban Center and the property is generally flat and
rectangular in shape.
Work Process Efficiency Score -2
As noted below in Quality of Work Life, Station 51 has numerous issues related to its physical
size and layout that in turn affect the efficiency with which firefighters are able to respond to
emergency situations as well as conduct routine tasks such as decontamination of gear.
Facility quality Score -1
Station 51 is of average to below- average quality, given the age of the facility. Deterioration of
the electrical system has been observed. Water intrusion from cracks in the concrete structure
have been noted and repaired.
Location Score -2
Station Response Location: The station is in a poor response location to serve the southern
portion of Tukwila. The station's site is subject to soils liquefaction, given its proximity to the
river.
Public image and reputation Score 0
Station 51 has aged poorly and its harsh, concrete form does not adequately portray the
Department's pride, purpose, and professionalism.
Customer service Score 0
Station 51 receives only occasional visitors. Sufficient parking is available for visitors
requesting blood pressure checks or who are meeting with the fire marshal's office or other
department staff.
Quality of work life Score -2
Lack of protected areas for Equipment: There are 8 pieces of equipment and trailers currently
unable to be accommodated inside the station. Having equipment outside the facility exposes
them to weather related wear and tear and potential vandalism which in turn limits their
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City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
operational readiness. It is recommended that all equipment be in a fully enclosed garage and
the site be provided with a security fence to prevent vandalism.
Storage limitations: in general, the station lacks storage area with the result being crowding of
other program areas. This is particularly evident in the storage room south of the apparatus
bay in which the generator, electrical equipment, telephone equipment, shop area, station
laundry, and operational storage areas are all combined in one crowded room. Additional
supplies are stored in stairways.
Living quarters: The Station currently sleeps 10 personnel with no room for expansion of
firefighter staffing with a Battalion Chief on the main floor. The nine firefighters are housed in
a single room partitioned with curtains and wardrobe lockers. Individual rooms are desirable
due to better privacy, alleviation of gender- issues, better sleeping environment due to noise
control, and less disruption as individuals enter and leave on calls. Additionally, shower
facilities are minimal with only 3 showers are provided in the men's bathroom and 1 for
women. For a station of this size, 5 complete unisex bathrooms should be provided along with
a separate bathroom and shower for the Battalion Chief.
Kitchen Facilities: The kitchen and dining facilities are undersized to meet the needs of the
firefighters and day shift usage.
Weight room size is insufficient to safely contain equipment currently housed and to provide
adequate clearances around equipment.
Training Room: the station's training room is too small for department meetings and lacks
presentation options. The room's small storage space has been given over to the Explorer
program as an office. While often used for public meetings, restroom facilities are substandard
with only a single men's restroom near the training room.
Apparatus clearances: To meet WAC 296- 305 - 06509, stations must allow 3 feet of clearance
around all apparatus. Given the size, housed apparatus, and layout of Station 51, this is not
possible in portions of the current station.
Disinfection and sanitation: Existing decontamination facilities consist of a laundry sink and a
clothes washer and dryer located in a crowded storage room adjacent the apparatus bay. The
sink is too small to allow sufficient cleaning of equipment and backboards. The washer and
dryer also double as the station laundry, which is not advisable due to cross contamination
concerns. No bunker gear cleaning options are available at the station and there is no space
available to allow placement of a bunker gear extractor.
The existing emergency generator is antiquated and the automatic transfer switch is noted as
unreliable.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Seismic deficiencies Score -2
Per Reid Middleton's 2008 seismic evaluation, Station 51 is recommended for replacement,
rather than seismic upgrade due to the building age, condition, and extensive level of
upgrade and associated expense required to bring the facility up to Immediate Occupancy
standards. Soil liquefaction is also a concern given the proximity of the Green River to the east
of the site. It is expected that compaction grouting would be required at the foundation
perimeter to prevent liquefaction - related building damage.
Operational flexibility Score -2
Station 51 is a concrete building with the living quarters built over the apparatus bay. As such
is not readily or easily modified.
Expansion potential Score -2
As noted above, Station 51 is not readily expandable. The site is also not easily expandable
given the existing buildings to the north and south. As a drive - through configured apparatus
bay, adding additional space to the east is not feasible as that would limit access to returning
vehicles.
ADA deficiencies Score -1
As a two -story facility with no elevator, Station 51 is not ADA compliant. Main floor restrooms
are accessible however. Additionally, the City has identified other ADA improvements needed
at the station.
Acoustics Score 0
No acoustical issues have been identified.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Fire Station 52
14475 59th Avenue S.
Tukwila, Washington
Year Built: 1971
Number of Stories: 1
Floor Area: 3,360 SF
Fire Station 52 is a one - story, precast concrete and wood - framed structure located near the center of
Tukwila. The rectangular building is approximately 51 feet by 61 feet in plan and has a maximum roof
height of 18 feet. Building construction consists of a wood - framed roof with structural -panel
diaphragms supported by precast concrete and wood structural -panel walls. The building includes a
wood- framed hose tower at the north end standing 37 feet tall.
Built in 1971, Station 52 is approximately 3,350 sf. Minor remodeling has been performed in
subsequent years to adjust to staffing changes. This station is currently staffed with 3 firefighters, with
the potential that a fourth may be added in the future. Station 52 is a response station with one
primary response engine and one reserve engine. Station 52 serves as primary back -up to the City's
other engines and ladder truck. No ALS or BLS units are stationed at this site.
Given the construction limitations of the existing facility, it is recommended that the existing facility
be replaced, either upon the existing site or another site within the station's response area. Station 52
is simply too small to contain all of the uses required of a modern fire station in a manner that is
efficient for station operations. It's concrete and truss structure is not conducive to efficient expansion
and the lack of vertical clearance in the apparatus bays indicate that the station will be minimally
useful to maintain into the future.
The following comments apply, should seismic improvements be elected: Seismic improvements will
require vacating the station for a period of time. A location for temporary facilities will need to be
identified. Temporary operations are costly and inconvenient at best. Seismic improvements would
have minor architectural impacts to the space.
Application of Evaluation Criteria
Operating /maintenance cost Score -1
In 2008, the City of Tukwila identified $ 348,000 worth of facility improvements needed for
Station 52, not including seismic improvements.
Station 52 has numerous antiquated systems that contribute to poor occupant comfort and
higher than necessary operating costs: single -pane windows, uninsulated concrete walls, poor
and failing roof insulation, and window - mounted air conditioners.
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Property Value Score -2
Station 52's 1.16 acre site is of average value and located in a predominately residential
neighborhood. The site is shared with the Tukwila Heritage & Cultural Center, located behind
the station. The site is zoned as Medium Density Residential with a Public Recreation Overlay.
Given the presence of the Cultural Center and the combined access and parking, the fire
station portion of the site cannot be sold separately.
Work Process Efficiency Score -1
Station 52 has no dedicated spaces for operational equipment and tool storage, fitness room,
or laundry room for personnel laundry. Additionally, the kitchen is undersized, resulting in
the placement of 2 refrigerators in the apparatus bay. As a result, these functions are forced
into the apparatus bay where they are poorly accommodated and juxtaposed in a makeshift
fashion.
Facility quality Score 0
Station 52 is in average condition relative to the facility's age. While the station has been
recently repainted, the diagonal wood siding is showing signs of wear and rot is evident at
wood trims and eave fascia boards, particularly at the hose tower. Additionally, water intrusion
has been noted due to roof leaks, resulting in wet insulation and damaged ceiling tiles.
Location Score 1
Station 52's location should be evaluated from an emergency call response perspective prior
to any decisions to replace or substantially improve the facility to ensure that it is in an optimal
location for service deployment.
Public image and reputation Score -1
Station 52 has aged poorly and its harsh concrete and wood siding form fits poorly with the
surrounding residential neighborhood and does not adequately portray the Department's
pride, purpose, and professionalism.
Customer service Score 0
Station 52 is easily visible from the street and has acceptable parking for visitors to the station.
As a response station with no administrative functions, the facility receives relatively few
visitors.
Quality of work life Score -2
The facility is 43 years old, and has not had substantial upgrades over the years. Functionally it
is not up to current fire facility standards in terms of operational clearances, decontamination
facilities, and firefighter residential accommodations.
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City of Tukwila Needs Analysis and Feasibility Study
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Crew housing limitations: The station's dorm area was reconfigured subsequent to
construction to provide additional firefighter work space due to the inadequate watch office.
Currently, two single dorm rooms are provided with a third serving as a Lieutenant's
Office /Dorm. There is currently no expansion space in the event that staffing levels are
increased.
The remodel removed one restroom to provide storage space and as a result, the station has
only one shower for the crew's use.
Crew space is at such a premium that two shift refrigerators have been placed for use in the
apparatus bay. It is not ideal to store crew foodstuffs in a potentially "dirty" area such as the
apparatus bay.
The apparatus bay doors and interior structure of the apparatus bays limit apparatus height to
12 feet. Current standards and modern apparatus sizes necessitate 14 foot high doors and
structural clearances.
Station 52 has no fire sprinklers in the living areas as would currently be required by WAC 296-
305- 06503. Apparatus access clearances are marginal around the vehicles.
The station has an emergency power generator.
The station site is unfenced and has no secured parking for staff vehicles.
Seismic deficiencies Score -1
The 2008 Reid Middleton report identified seismic deficiencies that would render it
susceptible to unacceptable levels of damage during a design level earthquake.
Operational flexibility Score -2
Station 52 is too small to contain all of the uses demanded of it, and will not afford reasonable
expansion to provide the needed additional functionality. The structure is pre -cast concrete
and wood trusses, and is difficult to modify.
Expansion potential Score -2
Given the existing Cultural Center to the north, expansion is not possible. Building expansion
potential is further limited by the structural system used. The 2008 Reid Middleton report
suggested replacement of the facility, either in the same location or within the response area it
serves.
ADA deficiencies Score -1
An accessible bathroom is located in the facility.
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City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Acoustics Score -1
The station utilizes residential - grade, window- mounted air conditioners at the sleep rooms
and day room. As such, they allow road noise from the street side of the building to transmit
easily into the crew sleeping portions of the building.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Fire Station 53
4202 South 115th Street
Tukwila, Washington
Year Built: 1995
Number of Stories: 1
Floor Area: 7,392 SF
Fire Station 53 is a one -story wood - framed structure located near the northern end of Tukwila, along
the Green River. The building is approximately 130 feet by 60 feet in plan and has a maximum roof
height of 18 feet. Building construction consists of a wood - framed structural -panel roof and walls.
The building includes a high -bay area with a steel moment frame around roll -up garage doors in the
south wall. A 37- foot -tall hose tower located at the east end of the building is constructed of concrete
masonry units (CMUs). The foundation system for the building is concrete grade beams on concrete
auger -cast piles.
Application of Evaluation Criteria
Operating /maintenance cost Score 1
Station 53 is generally in good repair: the 19 year old station is in need of re- painting and
minor rot is noted in some wood trim. Woodpecker attacks have also damaged the wood
siding in several locations.
Property Value Score -1
Station 53's trapezoidal- shaped, 2.55 acre site is zoned as Low Density Residential. A high
resale value is not anticipated.
Work Process Efficiency Score 1
Station 53 is a modern fire station in terms of design, program and site layout. No significant
issues affecting staff efficiency were noted.
Facility quality Score 1
Station 53 is built to a durable, commercial quality and is in good condition relative to its age.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Location Score 1
Station 53's site is across the street from the Green River and as such its soils are prone to both
liquefaction and lateral spreading hazards.
Public image and reputation Score 1
Station 53 is an attractive facility that fits well within its residential neighborhood context.
Customer service Score 0
Station 53 is easily visible from the street and has acceptable parking for visitors to the station.
As a response station with no administrative functions, the facility receives relatively few
visitors.
Quality of work life Score 1
Minor quality of work life issues were noted by staff:
Training: As the station that houses the department's rescue team, training
opportunities (such as rated anchor points) located within the apparatus bay would
allow crews to perform training exercises without having to relocate to the training
area at Station 54 or other location off -site.
Vehicle Exhaust: the rescue truck's exhaust stack is not compatible with the existing
Nederman vehicle exhaust system.
Seismic deficiencies Score 1
Reid Middleton performed a Tier 2 Seismic Assessment in 2008 and determined that
additional evaluation and seismic retrofit were not required. As noted above, the site is
located adjacent to the Green River and is susceptible to soils liquefaction and lateral
spreading. While the station is on pilings which will help mitigate damage to the structure, any
subsidence that affects the site paving or adjacent roadways may limit access to and from the
station in the event of an emergency.
Operational flexibility Score 0
Station 53 is a two -bay station, with drive - through style bay design. It currently houses the
Department's rescue vehicle and air trailer, in addition to an engine. The station generally
meets the needs of the crews housed there, though storage space is at a premium and some
of the sleep rooms have been converted to storage and other project space.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Expansion potential Score 0
Minor expansions are likely possible, though the station is located close to its south and west
property lines and requires driving access on both the north and south sides of the station to
accommodate the station's drive - through bay design.
ADA deficiencies Score 1
Given the 1995 construction, significant ADA issues and deficiencies are not anticipated.
Acoustics Score 0
No acoustic issues or problems have been identified.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Fire Station 54
4237 South 144th Street
Tukwila, Washington
Year Built: 1961
Number of Stories: 1
Floor Area: 5,398 SF
Fire Station 54 is a one -story masonry- and wood - framed structure located near the western edge of
Tukwila, near Tukwila International Boulevard. The original 1961 building was remodeled and
expanded on the east side in 1990. The rectangular building is approximately 60 feet by 88 feet in
plan and 15 feet tall. Building construction consists of a wood - framed roof with timber trusses and
structural -panel diaphragms supported by concrete masonry and wood structural -panel walls. A
37 foot -tall hose tower constructed of CMUs is located at the center of the building.
Station 54's key failure is a lack of apparatus bay size to accommodate the apparatus needed at its
location. This problem is compounded by a concrete masonry structure that is not easily expanded.
Additionally, there is limited height in the apparatus bay as evidenced by the make -shift revisions to
the ladder truck bay in which a portion of the facade was removed to afford a taller overhead vehicle
door.
Overall the station lacks operational support spaces, the result of which is further impact to the
apparatus bay as portions of the bay perimeter are used for storage of equipment, medical supplies,
bunker gear, work benches, and decontamination areas. This usage of space exacerbates the narrow
apparatus bays and reduces further the required clearances around the apparatus. Given the
construction limitations of the existing facility, it is recommended that the existing facility be replaced,
either upon the existing site or another site within the station's response area.
Seismic improvements would have minor architectural impacts to the space, other than loss of the
hose drying tower, which appears to be used primarily for storage. Seismic improvements will require
vacating the station for a period of time. A location for temporary facilities will need to be identified.
Temporary operations are costly and inconvenient at best and training functions, both indoor and
outdoor, could not be held at this location during the construction work.
City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Application of Evaluation Criteria
Operating /maintenance cost Score -1
In 2008 the City of Tukwila identified $528,000 worth of facility improvements needed for
Station 54, not including seismic improvements.
Property Value Score -1
Station 54's 0.89 acre site is located in a residential neighborhood, across the street from
Foster High School. The site is zoned for High Density Residential uses. A high resale value is
not anticipated.
Work Process Efficiency Score -2
The following site and building - related items contribute to poor work efficiency:
Site limitations: The south portion of the site contains training props and serves as the
department's confined spaces and roof training area. To support the props outside, a training
classroom is needed. This function is currently accommodated in the kitchen, dining, and
dayroom areas of the station. This requires all furniture to be removed from the dayroom and
placed in the kitchen and tables to be set up. This greatly limits the functionality of all the
spaces and uses. The outdoor training area is directly backed up to single family residences.
Apparatus clearances: To meet WAC 296- 305 - 06509, stations must allow 3 feet of clearance
around all apparatus. Given the size, housed apparatus, and layout of Station 54, this is not
possible in the current station. There is encroachment by structural walls that makes it
infeasible to widen the facility.
Disinfection and sanitation: Existing decontamination facilities consist of a laundry sink and a
clothes washer and dryer located in the apparatus bay. The sink is too small to allow sufficient
cleaning of equipment and backboards. The washer and dryer also double as the station
laundry, which is not advisable due to cross contamination concerns. No bunker gear cleaning
options are available at the station and there is no space available to allow placement of a
bunker gear extractor.
No watch office: Due to the need for a Captain's office, the watch office has been taken over by
the station officer. The station work areas are in the dining /day room which negatively impacts
those already crowded spaces. The station's copier is in a hallway.
Facility quality Score 0
Station 54 was built to an average level of quality and is generally in good repair. An
emergency generator has been installed to maintain operations in the event of a power
outage.
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City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
Apparatus Bay Floor: Damage to the apparatus bay floors due to snow chains was noted.
While the damage does not affect the structural integrity of the floor slab, it will allow ponding
water (a potential slipping hazard) and contributes to increased floor deterioration.
Location Score 1
Station 54 is located across from Foster High School. Station response times and optimal
service location suitability should be confirmed as part of the evaluation to replace or
renovate this facility.
Public image and reputation Score -1
Station 54 is in average condition for a building of its age. Its 1960s -era form does not fit
comfortably in the predominately residential neighborhood and does not adequately portray
the Department's pride, purpose, and professionalism.
Customer service Score 0
Station 54 is easily visible from the street and has acceptable parking for visitors to the station.
As a response station with no administrative functions, the facility receives relatively few
visitors.
Quality of work life Score -2
The following items contribute to a poor quality work experience for staff:
Storage limitations: Due to lack of storage space for equipment, gear has been shelved in the
apparatus bay, reducing required clearances around vehicles. Equipment has also been stored
in the hose tower, limiting its usefulness for its intended hose drying function.
Sleep Rooms: Sleep areas are partitioned, rather than individual rooms. Individual rooms are
desirable due to better privacy, alleviation of gender- issues, better sleeping environment due
to noise control, and less disruption as individuals enter and leave on calls.
Weight room size is insufficient to safely contain equipment currently housed and to provide
adequate clearances around equipment.
Apparatus Bay Clearances: In addition to the vehicle clearance issues previously noted, the
existing overhead doors are 12' x 12' (slightly taller in the ladder truck bay), smaller than the
recommended size of 14' x 14'. This makes backing the vehicles into the station much more
difficult with accidents more likely to damage the facility or vehicles.
Seismic deficiencies Score -1
Currently, Station 54 does not meet Immediate Occupancy performance objectives. During a
design -level earthquake, extensive damage and potential failure of lateral force resisting
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City of Tukwila Needs Analysis and Feasibility Study
Rice Fergus Miller
elements may occur, posing a risk to building occupants. Because of the deficiencies identified
in the 2008 Reid Middleton study, it is recommended that the building be seismically
retrofitted or replaced.
Operational flexibility Score -2
Given the concrete masonry construction present at the station, cost effective expansion of
the facility is difficult.
Expansion potential Score -2
Expansion potential is limited by the structural system used. The 2008 Reid Middleton report
suggested replacement of the facility, either in the same location or within the response area it
serves.
Additionally, at 0.89 acre, the building site is small and tightly constrained on the east, west,
and south sides by existing residential sites. The site also contains a number of the
Department's training props, and any expansion of the facility would likely impact the
available training space behind the station.
ADA deficiencies Score -1
Station 54 has one accessible restroom, though the crew restrooms and showers do not
appear compliant.
Acoustics Score 0
No acoustical issues have been identified.
Tukwila Facility Needs Assessment and Feasibility Study
Facility Evaluation Matrix
May 12, 2014
Evaluation Criteria
City Hall
6300 Building
Community Center (1995)
Parks & Golf
Maintenance
Minkler Building (1972)
George Long Shops
Building (1965)
Fire Station 51 (1973)
Fire Station 52 (1971)
Fire Station 53 (1995)
Fire Station 54(1961)
Property
Marketability
Operating /Maint. Cost
Property Value
-2
2
-2
2
0
0
1
- 1
- 2
1
- 2
- 1
-1
2
-1
- 2
1
- 1
-1
-1
Property Attributes
Work Process Efficiency
Facility Quality
0
0
J
- 1
2
2
-1
-2
2
2
2
1
1
1
1
- 2
- 2
- 1
- 2
- 2
- 1
-2
-1
-2
-1
0
1
1
1
1
-2
0
1
Public & Staff
Experience
Customer Service
Quality of Work Life
2
1
-1
-1
-2
-2
2
2
1
1
0
1
- 2
0
-2
- 1
0
-2
0
0
-2
-1
0
-2
1
0
1
-1
0
-2
Facility Specifics
Seismic Deficiencies
Operational flexibility
Expansion Potential
ADA Deficiencies
L)
V
0
V
1
-1
-1
- 1
- 2
-2
0
-2
- 1
- 1
- 2
0
0
1
0
1
0
- 1
1
- 1
- 2
-2
- 2
- 2
0
- 2
-2
-2
-2
0
- 2
-2
- 2
-1
0
-1
-2
-2
-1
-1
1
0
0
1
0
-1
-2
-2
- 1
0
Evaluation Totals
1
-12
9
5
-18
-19
-13
-13
7
-12
RICE ago
SWLf,A NIN,i
MILLER
Purpose
As part of the needs assessment,
we have assessed the suitability
and condition of these City
facilities. This assessment will
help determine the City's plan
for each of the facilities such as
remodeling, selling,
repurposing, or redeveloping.
Key
2
1
0
-1
-2
A Suitable Condition
Unsuitable Condition