Loading...
HomeMy WebLinkAboutPS 2018-11-05 COMPLETE AGENDA PACKETCity of Tukwila Public Safety Committee 0 Kathy Hougardy, Chair .0. Dennis Robertson 0 Thomas McLeod AGENDA MONDAY, NOVEMBER 5, 2018 — 5:30 PM HAZELNUT CONFERENCE ROOM (At east entrance of City Hall) Distribution: Mayor Ekberg K. Hougardy D. Cline D. Robertson R. Bianchi T. McLeod C. O'Flaherty V. Seal L. Humphrey Item Recommended Action Page 1. PRESENTATION(S) 2. BUSINESS AGENDA a. 2018 3rd Quarter Police Department report. a. Discussion only. Pg.1 Bruce Linton, Police Chief b. Discussion on Fire Station 54 alternatives. b. Forward to 11/13 C.O.W. Pg.7 Rachel Bianchi, Deputy City Administrator for consensus. 3. MISCELLANEOUS 4. ANNOUNCEMENTS Next Scheduled Meeting: Monday, November 19, 2018 S. The City of Tukwila strives to accommodate individuals with disabilities. Please contact the City Clerk's Office at 206-433-1800 (TukwilaCitKlerk©TukwilaWA.gov) for assistance. Tukwila Police Department Public Safety Committee Quarterly Information Brief 3rd Quarter, 2018 Public Safety Quarterly Information Brief 3rd QUARTER HIGHLIGHTS 0 Staffing • •• • New disposition research specialist • •• •• New Support Service Division administrative special's 40.• New officers • • Deputy Chief Promotion L3 Budget 0 Recognition + Employees of the 2nd quarter + Retirement + Delta -White Center Lodge officer of the year award C E s- 0 C w U Public Safety Quarterly Information Brief 3rd QUARTER HIGHLIGHTS LJCommunity Engagement •�• See You In The Park events •'• Homeless Taskforce + International Rescue Committee summer schools •'• Touch A Truck event ❖ Night Out Against Crime • Meeting with Mexico law enforcement o CO Public Safety Quarterly Information Brief 3rd QUARTER HIGHLIGHTS CI Significant Operations & Events + Fourth of July emphasis + Kent PD officer memorial service + Gun violence prevention meeting Targeted enforcement — • Parking/Speeding/Auto Thefts/Thefts from Vehicle + Community Crime Map + PD leadership meeting Public Safety Quarterly Information Brief 3rd QUARTER CRIME STATISTICS Case Reports *159 U1 Calls for service +20 Residential f urgiary mrnerc it Emu Oat y Case Reports +397 Public Safety Quarterly Information Brief Questions? City of Tukwila Allan Ekberg, Mayor TO: FROM: CC: INFOR ATIONAL E ORANDU Public Safety Committee Rachel Bianchi, Deputy City Administrator Mayor Ekberg DATE: October 30, 2018 SUBJECT: Fire Station 54 Alternatives ISSUE The City Council has asked staff to provide alternatives to address the status of Fire Station 54 after the Council determined that it would not move forward with constructing a new facility due to the financial gap associated with the Public Safety Plan. BACKGROUND In 2016 the voters of Tukwila approved a Public Safety Bond to construct three new fire stations, a justice center and to fund fire apparatus and equipment for twenty years. Due to the region's booming construction market, cost escalation and market conditions have increased the cost of all of the Public Safety Plan projects. Earlier this year, the Council's Finance Committee — and later the entire Council — engaged in a comprehensive analysis of all options available to the City to meet the Public Safety Plan funding gap. After this thorough review, it was determined that the construction of a new Fire Station 54 would be removed from the Plan. Staff was directed to provide the Council with potential alternatives to the existing Fire Station 54. DISCUSSION The City Council has a substantial amount of information to make a decision on how to determine its approach to Fire Station 54. This includes: • 2008 seismic study that covered all City facilities. Fire Station 54 was found to be seismically deficient and would not be available for Immediate Occupancy (10), a standard desired for all buildings housing first responders. The Fire Station 54 portion of the seismic study is attached here. • 2015 City of Tukwila Facilities Plan for Essential Government Services, which identified strategies for how the City could approach aging public facilities. The study identified various operational deficiencies including site limitation, lack of apparatus clearances, inadequate disinfection/sanitation areas. It also identified various issues that contribute to a poor -quality work experience for staff including storage limitation, an outdated communal bunk room, insufficient training area and lack of apparatus bay clearance. The Fire Station 54 portion of the facilities plan is attached here. • 2018 Property Conditions Report. As previously reported to Council, staff initiated a property conditions report on Fire Station 54, at the cost of $2,500. The property conditions report is akin to a home inspection and provides the owner with a better understanding of the life of the various systems — HVAC, plumbing, etc. — as well as needed repairs. The study identified immediate repairs needed at the cost of $138,000. These include asphalt repairs, exterior stucco coating to lengthen the life of the building by not allowing weather in under the stucco and a new heat pump, as examples. It also identified an additional $259,000 in anticipated repairs over the next ten years. • Ongoing fire fighter experiences. The City is fortunate to have a wealth of information from Tukwila fire fighters who work in this facility. They have repeatedly indicated the problems with the building, including inadequate apparatus areas, inadequate work out 7 INFORMATIONAL MEMO Page 2 space, an outdated communal bunk room and inadequate ready -room areas. Of significant concern to fire fighters is the lack of separation between areas prone to contamination with cancer -causing agents and living spaces. Staff was asked by Council to provide alternatives on what could be achieved to address the existing Fire Station 54. Because the City chose to use the General Contractor/Construction Management (GCCM) delivery method, the Public Safety Plan benefits from having real-time cost estimators. In addition, the City is in the Construction Documents (CD) phase of Fire Station 51. Therefore, the team has a good idea as to current cost per square foot as it relates to the construction of a new fire station. These two assets have contributed to a Very Rough Order of Magnitude (VROM) estimates for four alternatives associated with Fire Station 54. It must be underscored that these are VROM numbers, and until an alternative is chosen and the design and engineering work is substantially underway, a more defined estimate will not be available. The project team has identified the following four options for Fire Station 54. More detail on the line items for each budget is attached. Option Modifications VROM Estimate 1 Minor renovation to existing Fire Station 54: Life safety repairs and maintenance, modest internal improvements (paint, updated fixtures, etc.) $3,387,270 2 Medium renovation to existing Fire Station 54: Life safety repairs and maintenance, including a new full interior renovation, new HVAC and electrical systems. $8,286,049 3 Significant renovation to existing Fire Station 54: All modifications above, as well as expansion of 5,000 square feet to meet the current program requirements. Would include acquisition of lot to the west of the building for expansion area. $12,607,869 4 New construction of Fire Station 54 at the Star Nursery site. $14,753,000 Options one through three would require temporary housing for the crews at Fire Station 54k Due to the limitations of the existing building footprint, options one and two, while providing the life safety repairs to the building, cannot achieve the operational goals — nor longevity needs — of the fire department. Any of the options above could be achieved through including additional councilmanic bonds to fund the effort. If this option was used, in round numbers, the options would cost: • Option 1: would cost the City approximately $275,000 a year for 20 years • Option 2: would cost the City approximately $665,000 a year for 20 years • Option 3: would cost the City approximately $1,010,000 a year for 20 years • Option 4: would cost the City approximately $1,200,000 a year for 20 years Per the Finance Committee's comprehensive review of the different options available to the City to fill the PSP funding gap, the City has the financial capacity to achieve the more expensive options. All options would have an impact on the General Fund in varying degrees. Should the Council elect to do none of the options above, the City will need to address the $138,000 in repairs identified in the property conditions report and plan for the additional $259,000 in anticipated repairs over the coming ten years. 8 INFORMATIONAL MEMO Page 3 Should the Council decide to do options one through three, or none of the above, the City will need to determine disposition of the Star Nursery site. Staff proposes that, in coordination with the 2019 Community Development and Neighborhoods and Public Safety Committees, a process and timeline be developed to determine the site's future use. Depending on the decision made on the alternatives for Fire Station, this process could occur in the first quarter of 2019. RECOMMENDATION Staff is seeking Council consensus on one of the options identified above. Due to the comprehensive review, the Mayor's recommendation is that the City construct a new Fire Station 54 at the Star Nursery site as originally envisioned as a part of the Public Safety Plan. ATTACHMENTS -Fire Station 54 excerpt from the 2008 seismic study -Fire Station 54 excerpt from the City of Tukwila Facilities Plan for Essential Government Services -Fire Station 54 property conditions report, 2018 -Fire Station 54 options Very Rough Order of Magnitude (VROM) budgets 9 10 5.6 Fire Station 54 5.6.1 Building Description Year Built: 1961 Number of Stories: 1 Floor Area: 5,300 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. Figure 5.6-1, Fire Station 54, South Exterior. City of Tukwila Seismic Program 5.6-1 July 2008 Fire Station 54 11 Figure 5.6-2. Fire Station 54, East Exterior. 5.6.1.1 Building Use Fire Station 54 is currently staffed full-time by four to five people and houses one ladder truck, an aid unit, and a back-up aid unit. The department training facility is also located on site. Additional narrative and description of the building use can be found in Appendix D. 5.6.1.2 Structural System Table 5.6-1. Structural System Description of Fire Station 54. Structural System Description Roof Wood trusses support plywood roof sheathing. CMU walls on the west side of the building and wood shear walls on the east side of the building provide gravity support to the roof framing. Floor The west side of the building has a 6-inch slab -on -grade. The east side of the building has a 4-inch slab -on -grade. Foundations CMU walls and wood shear walls are supported on continuous concrete footings. Hose Tower The hose tower consists of partially grouted shear walls and extends 19 feet above the main roof system of the building. Lateral, Transverse Partially grouted CMU shear walls and wood shear walls, as well as the CMU hose tower, resist lateral loads in the transverse direction. Lateral, Longitudinal Partially grouted CMU shear walls and wood shear walls, as well as the CMU hose tower, resist lateral loads in the longitudinal direction. City of Tukwila Seismic Program 12 5.6-2 July 2008 Fire Station 54 5.6.2 Seismic Evaluation Findings 5.6.2.1 Seismic Deficiencies The seismic deficiencies identified during the Tier 3 detailed evaluation phase are summarized below. Commentary for each deficiency is provided based on the detailed seismic evaluation. Table 5.6-2. Identified Seismic Deficiencies for Fire Station 54. Deficiency Description Masonry Shear Walls The masonry shear walls located at the front and rear of the apparatus bay and that form the walls of the hose tower are overstressed in shear and flexure. The overstressed walls may well limit the ability of the apparatus exit after an earthquake due to excessive deflections jamming the bay doors. Wood Shear Walls The wood shear walls located in the crew quarters and office areas have shear DCRs > 1.0 and do not have adequate hold-downs. The lack of adequate hold-downs may lead to rocking of the wall, allowing excessive deflections and failure of the walls well before reaching the wall's full shear strength. Diaphragms The horizontal roof diaphragm has inadequate shear capacity in both the transverse and longitudinal directions. This may limit the diaphragm's ability to transfer lateral loads to the building's shear walls. There are also inadequate collector elements tying the diaphragm to these elements, which may lead to the diaphragm's failure before the shear walls can be fully engaged. 5.6.2.2 Demand -Capacity Ratios The DCR relates the element's force demand to the capacity (i.e., Demand/Capacity). Elements with DCR values higher than 1.0 are subjected to forces exceeding their capacity at the 10 performance level. Figure 5.6-3 displays DCRs of the building's primary LFRS. City of Tukwila Seismic Program 5.6-3 July 2008 Fire Station 54 13 OCR Color Co o R < 6CR D Rs26 Figure 5.6-3. Shear Wall DCR Key Plan, First Floor. 5.6.3 Recommendations Currently, Fire Station 54 does not meet the IO performance objective due to the overstressed wall and diaphragm elements. During a design -level earthquake, extensive damage and potential failure of lateral force resisting elements may occur, posing a risk to building occupants. The building's ability to remain functional and provide first response capabilities could also be severely limited. Because of the deficiencies identified, it is recommended that the building be seismically retrofitted. 5.6.4 Structural Retrofit Concept Design Figures 5.6-4 and 5.6-5 display schematic -level retrofit concepts to improve the LFRS and meet the IO performance objectives. In both the longitudinal and transverse directions of the building, new lateral force resisting elements are being added to strengthen and stiffen the building. In the transverse direction of the building, the existing masonry shear walls are being strengthened by adding shotcrete overlays to the walls. The existing wood shear walls located on the exterior walls of the office are being strengthened by adding hold-downs and sheathing to the wall segments. In the longitudinal direction of the building, CMU walls are being added in two locations. In addition to the wall City of Tukwila Seismic Program 14 5.6-4 July 2008 Fire Station 54 strengthening, the roof of the building is being over -sheathed with plywood to increase the diaphragm capacity, and additional drag struts will be added to provide a load path to the shear walls below. In order to reduce demand on the CMU walls in the hose tower, the upper portion of the tower is proposed to be removed. City of Tukwila Seismic Program 5.6-5 July 2008 Fire Station 54 15 16 lU3F44 1144 ; 3 EXPAND FOOTINGS ES I TO wa„Fc, • -113] - • 11444 4 5244-144 (441(5 1211z4 4431 ct,7888EC-8.4 7I‘,41-4 4145 AP,/ 1113-„I11/.18, EXPAND FOUNDATION 8" SHOTCRETE WALL r- OVEN-IA.18C" El 1-T1 8" SHOTCRETE WALL, ANCHOR TO EXISTING TYF ALL LOCATIONS EXPAND FOUNDATION AF7F'ARTUS DA`r" k4-rv.- 34.4,-4 o pL3c8(11814 r--,84C 1-4- N.1"83:08-18100,k18. 84.44`11,P18,1-83E.- 8,-38E-884.1 ;18; 44644415 84/ 44rz5 81/8, 31/ 44 ro H88 E 43-46Aux.42.4,14.334443 4804I-e40141814448„ 834488 444-4644 "c3./3-501e4.5 44 /44 44(6 1 u„," f-k01)t1 EXPAND FOOTING 8" SOLID GROUTED MASONRY WALL 6.44 Ara./ A KlicHE-0 111oN 404031E9/ 1444444 3885365 ; (or--80 ((I 3,..4.388 ;4- 4 4544(11 ETE WALLS CCP. VII TORY 1--- I— -,,,---r ---T „1 >", .',_,,,,,, - I , A. 3. 31 (,'t---------3 7%11 4:861-4,2' 1 41-8tit F-1 8" SHOTCRETE WALL EXPAND FOUMDATIONS F\P,-T-L,15 8" SHOTCRETE WAL 43- 51-MS 8"SOLID TOUTED Y,v_vA EXPAND_FOOTIN (j1,.:44 41i) IsS 51-45 Q DI] 6,.°66L" -4- WSW Wood Shear Wall Upgrade Remove Exterior Finishes Add Hold Downs, Add 19/32 Sheathing 10D AT 3" Spacing Ion r wila Seismic Improvements Figure 5.6-4 00 ALL BELOW APPARATUS EDAY ~ i p N1 l7 Q 1 Ado PuCflHC, F :© -Ib P.c CJMfr N'rANYIJ6+A`t`� EY.EFC:ISt F LXII�S WALL BELOW RE -SHEATH ENTIRE ROOF WITH 15/32 SHEATHING EDGE OF ROOF OVerkHAU-r_, uoo05 T6v µpuGP— L l- O Y r 6w Loci,T4wj REMOVE EXISTING HOSE TOWER WALLS TO ROOF LEVEL ADD ROOF FRAMING OVER OPENING C©F.RI DOR RAG STRUT —if CJF\MIT©RY APPA YUS BAYS �121� WALL BELOW Wjt1LL BELOW _71 Y`RIf1,G SHELF ALL BELO uc 20 5.7 Minkler Shops 5.7.1 Building Description The Minkler Shops consist of three separate structures of varying construction. Building: Work Room and Storage Bin Building Year Built: 1972 Number of Stories: 1 Floor Area: 4,700 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 shearwalls. Building: Covered Parking Year Built: 1972 Number of Stories: 1 Floor Area: 8,850 SF City of Tukwila Seismic Program 5.7-1 July 2008 Minkler Shops 21 F ■ ADA DEFICIENCIES: SCORE i.. Given the 1995 construction, significant ADA issues and deficiencies are not anticipated. ACOUSTICS: SCORE No acoustic issues or problems have been identified. RE STATION 54 4237 South 144th Street Tukwila, Washington Year Built: % 9 ;r I Number of Stories: 1 Floor Area: 5,398 sq. ft. 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. 22 DRAFT I Submitted to City Council on December 14, 2015 37 APPLICATION OF EVALUATION CRITERIA OPERATING/MAINTENANCE COST:• 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: 1() F -w 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: SC :IS' ::: ;) 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. 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. DRAFT I Submitted to City Council on December 14, 2015 38 23 • LOCATION: SCOF. 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 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 1 2' x 1 2' (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 -I Currently, Station 54 does not meet Immediate Occupancy performance objectives. During a design -level earthquake, extensive damage and potential failure of lateral force resisting 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. 24 DRAFT I Submitted to City Council on December 14, 2015 39 EXPANSION POTENTIAL: SCORE -.4 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 st Station 54 has one accessible restroom, though the crew restrooms and showers do not appear compliant. ACOUSTICS: No acoustical issues have been identified. DRAFT I Submitted to City Council on December 14, 2015 40 25 26 JEFF SAMDAL 61,ASSOCIATES PROPERTY CONDITION ASSESSMENT dr- For: Fire Station 54 4237 South 144e Street, Tukwila, WA 98168 City of Tukwila c/o Rachel Bianchi 6301) Southccnter Bled, Suite 101) Tukwila, WA 98188 Prepared By: Jeff Samdal, PE jefigsamcialassoc.corn (206) 412-4305 Date Prepared: September 8, 2018 1L1,1.:S;\ & ASS( )CIATLS, INC. \X:( e)1)INVII.LE, WA -\e\e.s\al n\t.ss c.c at P: (206) 41 2-43115 F: (425) 825-90911 27 PR( pwry CuNDITiuN AssLssmiA'T OR FIRE STATION 54 DATED SEPTEMBER 8, 2018 TABLE OF CONTENTS TABLE OF CONTENTS 2 1.0 EXECUTIVE SUMMARY 3 1.1 General Description of Property 3 1.2 Immediate Necessary Capital Expenditures 3 Table 1.2: Summary of Immediate Necessary Capital Expenditures 3 2.0 INTRODUCTION AND STANDARD DISCLAIMERS 4 2.1 Purpose of Inspection and Report 4 2.2 Scope of Inspection and Report 4 2.3 Scope and Methodology 4 2.4 Sources of Info, illation 5 3.0 PHYSICAL ANALYSIS 6 3.1 Component Assessment and Valuation 6 Table 3.1A: Component Assessment and Valuation 7 Table 3.1B: Table of Categorized Expenses over the Duration of the Study 9 Figure 3.1B: Pie Chart of Categorized Expenses over the Duration of the Study 9 3.2 Site 10 3.3 Structure 13 3.4 Roofing 14 3.5 Exterior 16 3.6 Electrical Systems 18 3.7 Plumbing Systems 20 3.8 HVAC Systems 21 3.9 Elevators 22 3.10 Fire Detection and Suppression 22 3.11 Common Interior Finishes 23 3.12 Miscellaneous 25 3.13 Amenities 26 3.20 Summary of Annual Anticipated Expenses 26 4.0 LIMITATIONS 28 APPENDIX 29 28 l'Ac;17.. 2 (0 29 J LEO SANIDAL & Assoc -vrks, INC. www.sANIDAL ssoc.c(mi (2(16) 412-4395 (425) 5250090 PRUPI.RTY CONDITION ASS SSMFN FOR FIRE STATION 54 DATED SEPTEMBER 8, 2018 1.0 EXECUTIVE SUMMARY 1.1 GENERAL DESCRIPTION OF PROPERTY The subject property is approximately 0.89 acres and is located on the south side of 144t" Street in Tukwila. There is one building containing 5,390 square feet. This building was constructed as a firehouse and is used as a firehouse. According to King County Records, this building was constructed in 1961. The property is relatively flat and consists of primarily asphalt and a small amount of landscaping outside of the building itself. Adjacent to the property there is a high school, a public swimming pool, and a mix of commercial and residential properties. The roof of this building is pitched and are surfaced with modified -bitumen roof surfacing. The exterior of this building is clad with stucco. The windows of this building are aluminum -frame, double -pane windows. Like all properties, this property will require capital maintenance. We have itemized areas of capital maintenance that we anticipate over the next thirty (30) years along with estimated costs and estimated schedule of repair/replacement. 1.2 IMMEDIATE NECESSARY CAPITAL EXPENDITURES Table 1.3 below shows the items that are in need of action immediately or within the near future. This is a summary; all tasks are explained in greater detail in Section 3.0 Physical Analysis. Table 1.2: Summary of Immediate Necessary Capital Expenditures Co ponen Cost Urgency Section Several scopes of work listed in Table 3.1A that are recommended over the next year P\GI',3 )1,29 :rrS SSOC Frrt.S, INC. \ \t P: (206) 412-4305 r: (425) 825-9090 29 PRUPI.RTY CONDITION ASSSSMFN FOR FIRE STATION 54 DATED SEPTEMBER 8, 2018 2.0 INTRODUCTION AND STANDARD DISCLAIMERS 2.1 PURPOSE OF INSPECTION AND REPORT The primary purpose of this Property Condition Assessment is to provide our client with a planning and budgeting tool to adequately maintain the property 12 years into the future and to minimize unexpected major costs. This study is intended to provide our client with an understanding of their property and to bring to light necessary immediate expenditures and reasonably anticipated future capital expenses that should be addressed. Owners will benefit from adequately maintain their properties and our Property Condition Assessments provide our clients with the tools to implement capital maintenance. When small issues and maintenance items are addressed prior to becoming larger problems, there is typically a significant overall savings for a property owner. Properly maintained properties maintain higher property values than those with an abundance of deferred maintenance. 2.2 SCOPE OF INSPECTION AND REPORT This inspection is a standard visual inspection of the property. This visual inspection focuses on the typical features of a building and surrounding property such as structure, drainage, roof, exterior, electrical, plumbing, heating, air conditioning, and interior finishes. This inspection is limited to accessible and visible areas. All inspections are performed in accordance to the National Academy of Building Inspection Engineers (NABIE) Standards of Practice, which can be viewed at www.nabie.org. 2.3 SCOPE AND METHODOLOGY This Property Condition Assessment has been prepared based on our proposal to the Association dated June 12, 2018, which was based on our correspondence with Carrie Holmes of Axis Planning & Development and King County Records. Information Gathering Our initial task was to gather information regarding the property such as drawings, maintenance records, and historical background. This Property Condition Assessment is a reflection of the information provided to us. Physical Analysis Following the initial correspondence regarding the property, we performed an inspection of the property on September 4, 2018 so that we may provide an opinion of the current condition of the common building components. This is also the basis for our opinion of the anticipated capital needs that the Owner will be responsible for over the next 12 years. This was a visual inspection and no invasive or destructive testing was performed. This visual inspection focused on the typical features of a building and surrounding property such as structure, drainage, roof, exterior, electrical, plumbing, HVAC systems, and interior finishes. This inspection was limited to accessible and visible areas. The physical analysis included the following tasks: 1. Identification of Anticipated Capital Expenses: We consider anticipated capital expenses to be major expenses that can be reasonably predicted. Anticipated capital expenses are not considered routine maintenance such as routine landscaping or touch-up paint; routine maintenance should be taken care of through an operating budget. Nor do we consider anticipated capital needs to be expenditures that result from an accident or an unpredictable event, such as flood damage or earthquake damage; these items should be paid for by insurance. The general criteria that we used to define an anticipated capital expense that warranted inclusion on our Itemized capital expenses is the following: The component must be a common component that is the responsibility of the Association. Repair or replacement of the component is significant and not budgeted for in the operating budget. The component repair or replacement occurs within the period of this study. 2. Estimated Replacement Schedule: Our opinions of the various life expectancy estimates that we prepared are based on a combination of the following: 30 Pois4OF29JLFFSAvIDAL&ASSOCArES,INC. vvEyX.S MD LvSSOC.COMP:(206)412-4.05 F: (425) 825-9090 PRUPI.R'CY CONDITION ASSSSMFN FOR FIRE STATION 54 DATED SEPTEMBER 8, 2018 National Association of Home Builders (NAHB) averages Building Owners and Managers (BOMA) averages Product vendors and suppliers Our company database 3. Estimated Replacement Cost: Our opinions of the various costs for repair or replacement are based on a combination of the following: Marshall & Swift R.S. Means Product vendors and suppliers Our company database 2.4 SOURCES OF INFORMATION The following people provided us information for this study: • Jay Wittwer, Fire Chief The following documents were viewed as part of this study ■ No documents were provided for this study The physical inspection of the property occurred on the following date: ■ September 4, 2018 PAGE 5OF29 :FFS SSOC1 A S, INC. ACll"'Ws »n�,�7.ASSOC C( IN1 P: (206) 412-43 (425) 825-9090 31 PROP! .RCY CONDITION ASSSSMFN FOR FIRE STATION 54 DATED SEPTEMBER 8, 2018 3.0 PHYSICAL ANALYSIS 3.1 COMPONENT ASSESSMENT AND VALUATION The component assessment and valuation of the itemized capital expenses on this property was done by providing our opinion of Useful Life, Remaining Useful Life, and Repair or Replacement Costs for each of the components. Table 3.1A lists this component inventory, and is based on the information that we were provided and on onsite visual observations. The remainder of "Section 3.0 Physical Analysis" details each of the items in Table 3.1A using narratives and photos. They are meant to be read together. Table 3.1B is a summary of expenses, grouped according to their expense category. Chart 3.1B is a pie chart illustrating the same. Table 3.1A Key: Quantity - The total quantity of each component. Units - SF = Square Feet SY = Square Yards LF = Lineal Feet EA = Each LS = Lump Sum SQ = Roofing Square (10 ft X 10 ft) Cost/Unit - The cost of a component. The unit cost is multiplied by the component's quantity to obtain the total estimated replacement cost for the component. Remaining Life — An opinion of the probable remaining life, in years that a component can be expected to continue to serve its intended function. Replacements anticipated to occur in the initial or base year have "zero" Remaining Life. Useful Life - Total Useful Life or Depreciable Life. An opinion of the total probable life, in years, that a component can be expected to serve its intended function in its present condition. 32 PAGE 6OF29 JL•FFS SSOC ATIIS,, INC. A\.1 :C( ins I : (206) 412-43 g: (425) 825 9090 YROI?LRTY CuNDITI[)5 f\SSLi.SSN!FNT FOR FIRE STATION 54 DATGD S'EPTEMB'ER 8, 2018 Table 3.1A: Component Assessment and Valuation Note: All numbers provided are the engineer's opinion of probable life and cost in 2018 dollars. Exact numbers may vary. Component Quantity Units Cost/Unit Remaining Life (Years) Useful Life (Years) Total Cost Asphalt overlay 28,760 SF $3.15 21 40 $90,594 Asphalt repairs prior to resealing and overlay 1,438 SF $8.50 1 5 $12,223 Asphalt seal coating and restriping 28,760 SF $0.32 1 5 $9,203 Storm drain clean -out LS $1,000 2 5 $1,000 Concrete repairs LS $1,500 1 5 $1,500 Replace chain link fence 580 LF $26 20 50 $15,080 STRUCTURE Continue monitoring crack in the west wall and adjacent area of the ceiling Resurface roof 72 SQ $795 4 18 $57,240 Coat the exterior with an acrylic stucco coating with crack resistant 10,272 SF $8.65 1 10 $88,853 Consider upgrading the windows of this building to improve the overall energy efficiency of the building ELECTRICAL S TERM No significant electrical expenditures expected within the next 12 years PLUMBING SYSTEMS Replace the 75-gallon water heater EA $2,000 2 15 $2,000 HVAC SYSTEM Replace the Trane split -system heat pumps and associated air handlers 2 EA $6,500 1 16 $13,000 Replace the Reznor hanging gas furnace 1 EA $2,500 20 25 $2,500 ELEVATORS There are no elevators in this building PAGE 7 of 29 J1S, & AssoCI?,TISs C_( nl P: (206) 412-4305 E: (425) 825-91190 33 PRopwry CuNDITriuN ASSL.SSNII:'.NT ['UR. FIRE STATION 54 DATED SEPTEMBER 8, 2018 Component Quantity Units Cost/Unit Remaining Life (Years) Useful Life (Years) Total Cost 3.10 Replace the fire alarm control panel EA $2,800 10 25 $2,800 P 3.11 COMMON INTERIOR FINISHES There are no areas of the interior that have to be repaired at this time. Future upgrades and renovations are expected, but are only as desired by the fire department 3.12 MISCELLANEOUS MECHANICAL Replace garage doors 3 EA $3,900 12 16 $11,700 Replace garage door openers 3 EA $1,200 4 8 $3,600 Connect the garage floor drain to the storm system 1 LS $8,000 N/A $8,000 3.13 AMENITIES No amenities not mentioned in other areas of this table 34 PAGE. 8 or 29 J SANWA', & ASSOCIATU.S, INC. NV\VW.SAMDAI...A.S.SOC.CONI P: (205) 412-4305 F: (425) 825-9090 PROI?LRTY CONDITION ON ASSLi.SSNIFNT FOR FIRE STATION 54 DATI(D S'EPTEMB'ER 8, 2018 Table 3.1B: Table of Categorized Expenses over the Duration of the Study Category Total Expenditure over 30 Years Percentage Site $85,015 21.5% Structure $0 0.0% Roofing $64,424 16.3% Exterior $214,511 54.2% Electrical Systems $0 0.0% Plumbing Systems $2,122 0.5% HVAC Systems $13,390 3.4% Elevators $0 0.0% Fire Detection & Suppresion $3,763 1.0% Common Interior Finishes $0 0.0% Miscellaneous Mechanical $12,292 3.1% Amenities $0 0.0% TOTAL $395,517 Figure 3.1B: Pie Chart of Categorized Expenses over the Duration of the Study Exterior Site Roofing Plumbing Systems HVAC Systems Fire Detection & Suppresion Miscellaneous Mechanical PAGE 9 oR 29 ASSOCI AYES, INC. A\'1\U\C=.SASIDA7.ASS(x,.COVI P: (206) 412-4305 F: (425) S25-91190 35 PRUNNKTY C( )\DITI(N tASSl SS,AIIsV'I' EOR. FIRE STATION 54 DATED SEPTEMBER 8, 2018 3.2 SITE The address of this property is 4237 South 144th Street, Tukwila, WA 98168. Aerial image of property (courtesy of Google Earth) General Description of Site The subject property is approximately 0.89 acres and is located on the south side of 144th Street in Tukwila. There is one building containing 5,390 square feet. This building was constructed as a firehouse and is used as a firehouse. According to King County Records, this building was constructed in 1961. The property is relatively flat and consists of primarily asphalt and a small amount of landscaping outside of the building itself. Adjacent to the property there is a high school, a public swimming pool, and a mix of commercial and residential properties. 36 PAGl:I ON29 JISPI SA,vII)vI &ASSOCIATES,INC. ACVC\A'.SAvu)AI.ASSoC.C)m P:(206)412-4305 F:(425)825-9090 PRUNI:R'CY C )NDI'I'IUN BASSI—.SS.AIIsx'I` NUR FIRE STATION 54 D;A'rl D SEPTEMBER 8, 2018 Asphalt The majority of the property outside of the building is asphalt. There are some areas of asphalt where rubber crack sealing and patching that will be necessary within the near future. We estimate that there is approximately $8,000 including tax in rubber crack sealing and patching necessary in 2019 including tax. Following rubber crack sealing and a small amount of patching in 2019, we also recommend that the asphalt be sealed and restriped in 2019. The cost to seal and stripe a lot of this size will be approximately 32 cents per square foot including tax. This level of maintenance will likely be necessary every 5 years. Storm System There are storm drains located throughout the parking lot. We do not know the specific configuration of this storm system as no drawings were available. However, the storm system appears to be effective as there was no evidence of significant standing water in the parking lot around this property. Concrete Flatwork There is a concrete garage slab and concrete garage aprons outside the front garages and the rear garage. The concrete flatwork on this property is generally in good condition; however, there are minor repairs necessary at this time at the front of the building. Parking Lot and Storm Drain at the North Side of the Property Asphalt at the East Side of the Property Typical Asphalt Damage Adjacent Concrete Slab Asphalt at the Rear of the Property l' GI 11 (tit 29 SSOCI -\TITS 1NC. AVVt\r ID�3Iu\sSoc.co.AI 1': (2U6) 412 4305 N': (425) 825 9090 37 1`01� FIRE STATION 54DATVI)SEPTEMBER8,2018 Typical Storm Drain Asphalt and Storm Drain at the West Side of the Property Fencing There is chain link fencing surrounding the rear of this property including chain link gates on both sides of the building. This chain link fence should have a lifespan of at least another 12 years. Chain Link Fence Gate Perimeter Chain Link Fence 38 ,^u/'/z""zye400412-435�p(425)825 9090 PRUNER' Y CUNDI'I'IUN BASSI-sSRI I sV r FUR FIRE STATION 54 D;v'I'ISD SEPTEMBER 8, 2018 3.3 STRUCTURE Foundation The foundation was only partially visible. Therefore, we look for indirect evidence of distress to ascertain the condition of the foundation. It is possible that even with little or no evidence; there is a problem that is undetectable during a visual inspection. The foundation of this building consists of a concrete slab -on -grade foundation. Presumably there are grade beams around the perimeter and interior concrete piers and/or concrete ribbon footings on the interior of this building beneath the concrete floor; however, this was not visible. There is a crack in the west wall and the adjacent areas of the ceiling, which likely is a result of minor settlement. We do not believe that this is a significant issue; however, we do recommend that this area continue to be monitored for further movement. Framing The majority of the framing in this building was not visible for inspection. Therefore, we based much of our opinion on the superstructure of this building on indirect observations such as uneven areas, bulges and other evidence of distress. Much like the foundation, it is possible that there are structural deficiencies that were not visible. The superstructure of this building consists of concrete masonry units (CMUs) that are presumably steel -enforced. The roof of this building is supported by wood trusses. Based on the age and type of this building as well as the available evidence, we believe the ability of this structure to resist a seismic event is fair. This is not a seismic analysis of this structure, as that is well beyond the scope of this investigation and would require extensive analysis with precise measurements, drawings, calculations and modeling. Crack in Wall and Ceiling Near the West Side of the Garage Wood Trusses Visible in the Attic PAGE:13OF29 J1r1'S, h\I.& Ass"" ATI?s,1�C. 11>A! Assoc:s(101 P: (206) 412-4305 t^: (425) 825-9090 39 PRUNI;R'CY C( NDI1'IU5 BASSI-.SSRI I sV r FOR FIRE STATION 54 D;v'I'ISD SEPTEMBER 8, 2018 3.4 ROOFING The roof of this building is pitched and are surfaced with modified -bitumen roof surfacing. This roof surface is nearing the end of its serviceable life. We estimate that the roof will need to be resurfaced in 3 to 5 years. We have assumed that this roof will be resurfaced with a similar modified -bitumen built-up roof surfacing and we have budgeted accordingly below. However, it is possible to obtain a longer lifespan by installing a single -ply product such as 60-mil PVC. The roof of this building is approximately 72 roofing squares (1 roofing square = 100 square feet). The cost to resurface this roof with a similar 18-year modified -bitumen roof surfacing will be approximately $795 per roofing square including tax. Our cost estimate assumes that all insulation, vents, and all other roofing appurtenances will be replaced with the new roof surface. Roof of Building Roof of Building Roof of Building Roof of Building 40 PAG1;14or29 ICI44:SA\ll) I&Assoc! ATI?s,INC. A'rA'� IASSoc:.CcJAI ( P: (209) 412-4305 N': (425) 8325-9I19(1 PROPLATV CUNDMUN ASSLSSNIL'.NT ['UR FIRE STATION 54 DATrip SEPTEMBER 8, 2018 „02000100,1111A ,(Onv,‘18,114ktr,141k114Pldt,; Ridge Vent Former Leak Repairs PAO), 15 01( 29 J LAT SA I DAL & ASSOCIAms,INc. www.sA No:\ ssoccom P: (206) 412-4305 F: (425) 825-9090 41 PRUNER' Y C( NDIT1(1N BASSI-.SSRI I sV r FOR FIRE STATION 54 D;v'I'ISD SEPTEMBER 8, 2018 3.5 EXTERIOR The exterior of this building is clad with stucco. The windows of this building are aluminum -frame, double -pane windows. Stucco The entire exterior of this building is clad with stucco. This stucco has not had a significant amount of movement; however, there is a significant amount of thermal cracking around this building. This is not a significant issue, but it should be addressed so wind driven rain does not penetrate these cracks, freeze, and cause more damage. Therefore, we recommend that the entire stucco surface have a finish coat of stucco applied such as Parex Armourwall 300 WaterMaster Krak-Shield. This type of product will bridge the cracks and provide a general protection for the stucco and would also allow the stucco to breath. This type of application should occur every 10 years. It is too late in the season to do this in 2018, so we recommend that this be performed in 2019. Windows The windows of this building are very inefficient aluminum -frame windows. These windows are not necessarily deficiency; however, they are poor from an energy efficiency stand -point. Replacing these windows is certainly not necessary; however, it would be an upgrade to the building. Front of Building East Side of Building Front of Building Typical Control Joint 42 PAGii 6OF29 OFSi h\I. & ASSOCIATI?S, 1'C. \\AVW ID?,',AssoC.C_o.Ni P: (2U6) 412-4305 F: (425) 825-9090 PC( )1'1,RTV CUNDITIUN ASSI-SSN I I I l'(Ilt FIRE STATION 54 DATIA) SEPTEMBER 8, 2018 ""),^))))))))) Rear of Building %OA View of CMU Block Beneath Stucco 11,411,"% Vthsetk. '0014*,,V44*:v '1114WF§,, West Side of Building View of CMU Block Beneath Stucco PAO' lI 29 ((II) & ASSO( yII , \-c. wvw.s.\ NIDA I \ SSOC.(:ONI P: (206) 412 4305 F: (425) 825 91190 43 PRUPIiR'CY C( NDI'I'IUN BASSI-.SSRI I s\ (` FOR FIRE STATION 54 D;A'I'ISD SEPTEMBER 8, 2018 3.6 ELECTRICAL SYSTEMS Our investigation of the electrical system is limited to the visible components, entrance cable, meter, service panel, outlets and the visible portions of the wiring. A large portion of the electrical system is hidden. The main electrical service comes to this building above ground. The power coming into this building is listed at 400 amperes, 120/240 V, 1-phase, 3-wire. There are multiple electrical service panels located in this building. A spot check of electrical outlets revealed no problems. The electrical systems on this property appeared adequate and this system should provide many more years of relatively low maintenance service. There is a Cummins Generator on this property that appears to be relatively modern. We understand from the on -site crew that this generator is periodically exercised. This generator and the generator transfer switch should have a lifespan well beyond the 12-year duration of this study. The interior lighting in this building consists of typical hanging fluorescent lights. Electrical Power Drop Main Electrical Panel Main Electrical Switchgear Two Electrical Sub -Panels in Building 44 PAGr 18 OF 29 (J1 SA,MI) vI & ASSOC vTI?S, 1'C. vVW vYSA u>AI.ASSOC.CU.AI P: (2U6) 412-43(15 F: (425) 825-9090 PR I'! CUNDITIUN ASS VSSNI I I ['UR FIRE STATION 54 DA'Il SEPTEMBER 8, 2018 Cummins Generator Typical Hanging Fluorescent Light AW, ,AAA 00.54,1"11r 1') i'''')141100 Cummins Generator Transfer Switch G[ oi,‘ 29 J LHSA !DAL & ASSOC!xru,s, ING Num!, \ SSOC.CONI P: (20() 412-4305 F: (425) 825-9u9ii 45 YROI?LRTY CuNDITIC)N f\SSLi.SS1[Eii'T FOR FIRE STATION 54 DATGD S'EPTEMB'ER 8,2018 3.7 PLUMBING SYSTEMS The building appears to be served by municipal water and sewer; however, this should be verified. The supply piping on this property is primarily copper. The waste piping in this building is ABS plastic and iron. We tested the majority of the plumbing fixtures on this property and we believe that generally the supply piping and waste piping in these buildings is adequate. Typical plumbing maintenance and minor leak repair are anticipated with any property. The domestic water in this building is provided by one 75 gallon water heater that was installed in 2005. Modern water heaters have a typical lifespan of 12 to 15 years; therefore, the water heater will likely need to be replaced within the next 2 years. View of Typical Copper Supply Piping 75 Gallon Water Heater Manufactured in 2005 46 FAGS 20 OF 29 J h\I. & ASSOCIATGS, 1' C. \\-�1t1\= IDAI ASsoC.C_O,N P: (2U6) 412-4305 F: (425) 825-FIIFI VRUNI;R' Y C( NDI'I'IU5 BASSI-.SSRI I sV r FOR FIRE STATION 54 D;ATISD SEPTEMBER 8, 2018 3.8 HVAC SYSTEMS The HVAC systems in this building consist primarily of two split system Trane XE 900 heat pumps located at the rear exterior that work in conjunction with two air handlers located in the attic. There is also a Reznor hanging furnace located in the garage of this building. The two Trane heat pumps were manufactured in 1989 and 1990 respectively, making them 29 and 28 years old. This equipment has exceeded its typical useful life of 15 to 18 years. The cost to replace these units (along with the air handlers is around $6,500 each for these size of units. We recommend that they be replaced in the next year. The hanging Reznor heater appears to be a relatively new unit (within the past 5 years); however, we could not pull the date off of this unit. It is difficult to determine how long the Reznor furnace will last; however, at some point in the future when is no longer functional, it will cost approximately $2,500 each to replace them. Two Split -System Heat Pumps at the Rear of the Building One of Two Air Handlers in Attic Hanging Reznor Gas Furnace in Garage Two of Two Air Handlers in Attic PAGF21o1(29 Jkr''I&Assoc! TIS,I,vc. AAre I,AssoC.C_o.AI P: (2UF) 412-4305 F: (425) 825-909U 47 PRUPIiR'CY CUSDI'I'IU5 BASSI-.sSRI I sV r FOR FIRE STATION 54 D;A'I'ISD SEPTEMBER 8, 2018 3.9 ELEVATORS There are no elevators in this building. 3.10 FIRE DETECTION AND SUPPRESSION This building has a central fire alarm system. The fire alarm system includes smoke and heat detectors, pull stations, audio -video annunciators (combination strobe and speaker), and links to the fire sprinkler flow meters. Manual pull stations are located at the exits and critical points within the building. Annunciator units are located in all occupied spaces, rooms, and corridors. We have assumed that this system will be updated every 25 years. This building is served by a wet fire suppression system, meaning that it utilizes only water for fire suppression. This system is currently monitored and tested via Cintas. We do not anticipate any capital needs expenditures associated with the fire suppression system within the 12-year duration of this study. Fire Alarm Control Panel Fire Sprinkler Manifold Fire Alarm User Control Panel Typical Fire Sprinkler 48 PAGE:22OF29 LITS, h\I. & Ass)CI sTIs, \\AVW DAI,ASSOC.c_o.Ni P: (2U6) 412-43U5 11: (425) 825-9990 PRUI'IiR'rY CUSDI'I'IU5 BASSI-sSRI I sV r P<)R FIRE STATION 54 D ATISD SEPTEMBER 8, 2018 3.11 COMMON INTERIOR FINISHES In any property, there are interior defects that are technically insignificant. We believe that the owners are the best judge of their threshold for technically insignificant interior defects. Therefore, we do not comment regarding minor, technically insignificant interior defects. There is nothing that has to be done on the interior of this building, as we did not identify any areas of the interior that needs work at this time. However, there are certainly areas of the interior that the fire department will want to upgrade. Main Entrance and Hallway Dormitory Front Office Shower Area PAce23or29 Jk1111S, h\I. & AssOCIATI?S, 1NC. WAVW tDAI,ASSOC.C_o.A1 P: (2U6) 412-43U5 N': (425) 825-9990 49 PR( )1'1,;RT1' ( UNDITIUN ASSI:SSNI I I I UR FIRE STATION 54 DAT] q) SEPTEMBER 8, 2018 ,771,orrormll Day Lounge (4; 404 ' • (5941119)11(141110,„_ "10,11011111011111120111881v Day Lounge *A. Day Lounge Kitchen Garage Interior ) 4(0 50 RA0124(8" 29 J LIT SA.\ I & ASSOCIATks,ING www.s.\ No\ ',Assoc:sr:0Ni P: (2(6) 412-43(15 F: (425) 8254)09(1 PRUNER' Y C( NDIT1(1N BASSI-.SSRI I sV r FOR FIRE STATION 54 D;v'I'ISD SEPTEMBER 8, 2018 3.12 MISCELLANEOUS Garage Doors There are 3 garage doors in this building; two in the front and one in the rear. All 3 of these garage doors were operating effectively at the time of our inspection. Due to the frequent use of the garage doors, we recommend budgeting for replacing these garage doors every 16 years and the garage door openers every 8 years. We also recommend a full maintenance contract be in place for these garage doors with a door technician such as Cressy Door or Davis Door. Rear Garage Door Front Garage Doors Floor Drain There is a floor drain in the garage of this building. We understand from the crew that this drain is not functional and does not lead to the storm system, and drains to a small capacity dry well instead (though we could not confirm this). Regardless, we recommend connecting this drain to the storm system. A bid should be obtained for this work; however, for budgetary purposes, it will cost an order of magnitude around $8,000. Ineffective Floor Drain PAGF, 25 F 2F J )AI. & AssOCIATI?s, 1'C. \\AVW ID?, 1,A55oc.c_o.V P: (2U6) 412-43 15 F': (425) 825-FIIFI 51 PROI?LRTY CuNDITIC)5 f\SSLi.SSNIFNT FOR FIRE STATION 54 DATGD S'EPTEMB'ER 8, 2018 3.13 AMENITIES Weight Room There is a weight room in this building. There are no specific building needs for this weight room. Fitness Room 3.20 SUMMARY OF ANNUAL ANTICIPATED EXPENSES Using the conclusions described throughout "Section 3.0 Physical Analysis", the following Table 3.20 lists the annual anticipated capital expenses for each capital needs item in the year that we believe is most probable. All of these anticipated expenses already have inflation factored into them at the assumed level that is listed in "Section 4.3 Assumptions for Future Interest Rate and Inflation". 52 PAGF26OF29 JLFFSI h\I. & ASSOCIATCS, 1' C. \\NM DaI:Assoc.c_m' P: (2U6) 412-4305 F: (425) 825-9090 PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 54 TABLE 3.20: ANNUAL CAPITAL EXPENSES Action Required 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 SITE Asphalt overlay Asphalt repairs prior to resealing and overlay $12,590 $14,595 $16,919 Asphalt seal coating and restriping $9,479 $10,989 $12,739 Storm drain clean -out $1,061 $1,230 Concrete repairs $1,545 $1,791 $2,076 Replace chain link fence STRUCTURE Continue monitoring crack in the west wall and adjacent area of the ceiling 3,4 ROOFING Resurface roof $64,424 EXTERIOR Coat the exterior with an acrylic stucco coating with crack resistant $91,518 $122,993 ECTRI No significant electrical expenditures expected within the next 12 years PLUMBING SY Replace the 75-gallon water heater $2,122 IHVAC'SYSTEMS Replace the Trane split -system heat pumps and associated air handlers $13,390 Replace the Reznor hanging gas furnace There are no elevators in this building FIRE 1 TION & UPPRESSION Replace the fire alarm control panel $3,763 MON INTERIOR FINISHI There are no areas of the interior that have to be repaired at this time. Future upgrades and renovations are expected, but are only as desired by the fire department 3:12 ECFIANICAL Replace garage doors Replace garage door openers $4,052 Connect the garage floor drain to the storm system $8,240 AMENITIES; No amenities not mentioned in other areas of this table ANNUAL EXPENSES BY YEAR $0 $136,762 $3,183 $0 $68,476 $0 $27,375 $1,230 $0 $0 $3,763 $154,728 PRUPI.RTY CONDITION ASSSSNIFN FOR FIRE STATION 54 DATED SEPTEMBER 8, 2018 4.0 LIMITATIONS This report has been prepared for the exclusive use of the City of Tukwila. We do not intend for any other party to rely on this report without our expressed written consent. If another individual or party relies on this study, they shall indemnify and hold Jeff Samdal & Associates harmless for any damages, losses, or expenses they incur as a result of its use. This Property Condition Assessment is a reflection of the information provided to us. This report has been prepared for the City of Tukwila's use, not for the purpose of performing an audit, quality/forensic analyses, or background checks of historical records. Our inspection report is not an exhaustive technical inspection of the property. During a typical inspection, no invasive inspection is performed, no furnishings are moved, and no finishes are removed. This report is a snap shot in time of the condition of the property at the time of inspection. The remaining life values that we list are based on our opinion of the remaining useful life and are by no means a guarantee. Our opinions are based on what we believe one could reasonably expect and are not based on worst case scenarios. These opinions are based upon our experience with other buildings of similar age and construction type. Opinions will vary and you may encounter contractors and/or consultants with differing opinions from ours. Ratings of various building components are most often determined by comparison to other buildings of similar age and construction type. The quality of materials originally impacts our judgment of their current state. The life expectancy estimates that we prepare are based on National Association of Home Builders (NAHB) averages, Building Owners and Managers (BOMA) averages, product defined expected life averages, and our own assessment of typical life expectancy based on our experience with similar components in our area. This report will tell you a great deal about the overall condition of this property. However, this report does not constitute a warranty, an insurance policy, or a guarantee of any kind. Owning any property involves some risk and while we can give an excellent overview of the property, we cannot inspect what we cannot see. Our inspection and report do not include building code compliance or municipal regulatory compliance. Nor do they include mold investigations, hazardous materials investigations, or indoor air quality analysis. The purpose of this report is not intended to be a statement of insurability of this property as insurance companies have particular standards for insurability of certain building types and certain building materials. While we may comment that certain components have been recalled that we are aware of, we are not aware of all recalls. It is beyond the scope of this inspection to determine all systems or components that are currently or will be part of any recall in the future. You may wish to subscribe or contact the CPSC (Consumer Product Safety Commission) web site for recall information regarding any system or component. If a problem is encountered on your property, we cannot be responsible for any corrective action that you take, unless we have the opportunity to review the conditions, before repairs are made. Please ensure that you have read and understand our proposal to perform this Property Condition Assessment that was signed prior to our inspection. If you have any questions regarding this document, please contact us. We appreciate the opportunity to be of assistance and we hope that we have provided you a clear understanding of your financial situation and given you a better overall understanding of the your property. This report supersedes any opinion or discussion that occurred during the inspection and should be considered our complete opinion of the condition of this property. Please contact us if you have any questions regarding this report. We will be happy to be of assistance. Jeff Samdal, PE, RS, PRA 54 PAGE 28 OF 29 ( JillSvvII»r &Assocl �rls,I,ve. ��AG SA IDALASSO( cOM ( P: (206) 412-4305 F: (425) 825-9090 PR( pwry cuNDITiuN AssLssmixr vuR FIRE STATION 54 DATID SEPTEMBER 8, 2018 APPENDIX Resume of Engineer Perfoll ling Study PAGE 29 OF 29 Jill SANMAL & ASSOCIATES, INC.I WWW.SAMDAIASSOCCONI P: (206) 412-4305 F: (425) 825-9090 55 Jeff Samdal, P.E., Principal Professional Qualifications and Experience Areas of Expertise Mr. Samdal is the owner of Jeff Samdal & Associates, Inc. (formerly Samdal Engineering), a corporation that specializes in building inspections, engineering, project management, and related services. He is a double - licensed Professional Engineer (Mechanical and Civil) in Washington State. He is also an accredited Building Inspection Engineer (BIE) and Reserve Specialist (RS). He has performed thousands of building inspections as well as numerous additional services such as building envelope investigations, construction management, and general consulting for property owners pertaining to building maintenance and long term budgeting. Mr. Samdal consistently earns repeat and referral business because of his attention to detail, practical approach, knowledge of the industry, and genuine appreciation for clients' concerns for their real estate investments. Capabilities Mr. Samdal is experienced at performing residential (single- and multi -family), commercial, and industrial inspections in Washington State and beyond. Mr. Samdal's experience includes the following: • Property Condition Assessments (PCAs) • Capital Needs Assessments (CNAs) • Reserve Studies for Condominiums and Homeowner's Association • Building Envelope Studies Relevant Work History Mr. Samdal has been owner and operator of Jeff Samdal & Associates / Samdal Engineering since 2005. Before concentrating on building inspections, Mr. Samdal worked for Washington Group International's (WGI) Hydropower and Water Resources Group. While working for WGI, Mr. Samdal was involved in rebuilding and rehabilitating hydro facilities. He served as the on -site powerhouse and switchyard inspector during construction. His duties included design, drawing and specification preparation, cost estimating, scheduling, and construction management. Prior to working for WGI, Mr. Samdal worked for Duke Energy in a similar role. Education BS in Mechanical Engineering, University of Washington Licenses and Certifications • Licensed Professional Engineer (PE), Mechanical Engineering, State of Washington, #40985 • Licensed Professional Engineer (PE), Civil Engineering, State of Washington, #40985 • Reserve Specialist (RS), Community Associations Institute (CAI), #173 • Professional Reserve Analyst (PRA), Association of Professional Reserve Analysts • Building Inspection Engineer (BIE), National Association of Building Inspection Engineers • Structural Pest Inspector, State of Washington, #70763 Professional Affiliation American Society of Mechanical Engineers, 2002 — present Community Involvement Mr. Samdal is married with two kids and lives in Woodinville. He has volunteered as a Little League coach since 2009 starting with tee -ball and volunteers as a scout leader. 56 Existing Fire Station 54 - Scope and Budget Estimate (Very Rough Order of Magnitude) Option 1- Life Safety and Maintenance plus Modest Interior Scope A/E services $365,615 Permits/Fees $50,000 Construction (includes precon, tax) $1,828,075 Construction Related costs $219,369 Temporary Station / Housing costs $400,000 PM Services (including legal and other Professional Services) $274,211 Contingency $250,000 Total VROM Project Cost Estimate $3,387,270 Option 2 - Life Safety and Maintenance plus Full Interior Renovation including new HVAC and electrical systems A/E services $773,625 Permits/Fees $125,000 Construction (includes precon, tax) $5,157,499 Construction Related costs $618,900 Temporary Station / Housing costs $600,000 PM Services (including legal and other Professional Services) $361,025 Contingency $650,000 Total VROM Project Cost Estimate $8,286,049 Optio 13 - Options 1, 2 plus Expansion of 5,000 SF to meet the current program requirements A/E services $991,210 Land Acauisition $145,000 Permits/Fees $265,000 Construction (includes precon, tax) $9,010,999 Construction Related costs $901,100 Temporary Station / Housing costs $600,000 PM Services (including legal and other Professional Services) $630,770 Contingency $1,200,000 Total VROM Project Cost Estimate $12,607,869 Option 4`-; 4 Project Budget (before deletion A/E services $1,003,000 57 58