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Home My WebLink AboutCDN 2019-03-26 COMPLETE AGENDA PACKETCity of Tukwila Community Development & Neighborhoods Committee De'Sean Quinn, Chair 0 Dennis Robertson o Verna Seal AGENDA TUESDAY, MARCH 26,2019 - 5:30 PM HAZELNUT CONFERENCE ROOM (At east entrance of City Hall) Distribution: D. Quinn D. Robertson V. Seal K. Hougardy Z. Idan Mayor Ekberg D. Cline R. Bianchi C. O'Flaherty L. Humphrey Item Recommended Action Page 1. PRESENTATION(S) 2. BUSINESS AGENDA a. Food Innovation Network mini food hall at Tukwila a. Discussion only. Pg.1 Village. Kara Martin, Program Director, Food Innovation Network. Derek Speck, Economic Development Administrator b. King County tax title terms of sale for 5751 South b. Forward to 4/1 Consent Pg.19 130th Place. Agenda. Rick Still, Parks & Recreation Director c. A Joint Memorandum of Understanding (MOU) with c. Forward to 4/1 Consent Pg.37 the Children's Therapy Center. Agenda, Stacy Hansen, Human Services Program Coordinator d. A Development Agreement for proposed Riverton d. Committee consideration/ pg47 Heights mixed -use project. decision. Moira Bradshaw, Senior Planner e. Update on the rental housing program. e. Discussion only. Pg..65 Nora Gierloff, Deputy Community Development Director 3. ANNOUNCEMENTS 4. MISCELLANEOUS Next Scheduled Meeting: Tuesday, April 9, 2019 SThe City of Tukwila strives to accommodate individuals with disabilities. Please contact the City Clerk's Office at 206-433-1800 (TukwilaCityClerk@TukvvilaWA.gov) for assistance. City of Tukwila Allan Ekberg, Mayor TO: FROM: CC: DATE: INFOR ATIONAL E ORANDU Community Development and Neighborhoods Derek Speck, Economic Development Administrator Mayor Ekberg March 19, 2019 SUBJECT: Tukwila Village Food Hall Update ISSUE This item is a status update on a possible food hall at Tukwila Village. BACKGROUND For many years City staff has explored options for a restaurant to be located in Building A at Tukwila Village. Building A is the structure that is currently under construction and is located just north of Tukwila Library. When completed in early 2020, it will be a six -story structure with 79 apartments, four live/work units, and approximately 8,000 square feet of commercial space. One of the commercial spaces is designated for a restaurant and is intended to be a gathering place for Tukwila residents. In early 2017 City staff began working with the Food Innovation Network (FIN), which is a program of Global to Local. Part of FIN's mission is helping low income entrepreneurs, particularly those who are recent immigrants, minorities, or women, become self-sufficient through food -based businesses. FIN has been exploring the feasibility of opening a mini food hall" in the restaurant space in Building A. They have started a capital fund raising campaign and recently applied for funding from Washington State to contribute toward the tenant improvements. DISCUSSION Staff believes a mini -food hall at Tukwila Village operated by FIN would be an excellent community asset and hopes that their fundraising campaign and negotiations with the Tukwila Village developer will be successful. Ms. Kara Martin, FIN Program Director, will give a presentation on the food hall to the Committee and answer questions. FINANCIAL IMPACT No City financial impact because no city funds are involved in FINS's Tukwila Village food hall. RECOMMENDATION Information only. ATTACHMENTS Food Innovation Network Tukwila Village Food Hall — flyer Tukwila Village Food Hall — slide presentation 1 2 ' • .444 '4... Nt, OOP A program of Global to Local, Food Innovation Network's mission is to enhance the local food system, increase access to healthy food, create pathways for success, and support resource- and idea -sharing that engages the diverse communities of SeaTac/Tukwila and South King County. Our community -led work spans across the local food system, from farm to fork. Th 4"; Challenge Through extensive community outreach and a feasibility study, we know at least 200 South King County residents are interested in starting food businesses. Over half of these aspiring entrepreneurs come from families with annual household incomes under $25,000. And although over two-thirds of these residents already have food industry experience, they face barriers to starting a business. The key barriers they identified include accessing capital and financing, accessing commercial kitchen space, and navigating licensing and permitting. The Solution In 2017, with input from many partners and community members, we piloted a food business incubator for underserved residents. Most of our participants are part of immigrant and refugee communities. We provide subsidized rent at a commercial kitchen, as well as other business supports including permit assistance and market channel development. We have since helped launch nine businesses. Meet Entrepreneur Caroline Musitu Caroline Musitu grew up helping her mother cater events in Congo. After coming to SeaTac, Caroline cooked for celebrations within the Congolese community. She joined our incubator to formalize her business and extend her reach to a broader market. Taste of Congo, the only Congolese food business in the region, is now a point of pride for Caroline's community. Her business has also been a hit at farmers markets, where she's generated income to help support her family. 3 The Opportunity Now we have an exciting opportunity to build off this success and expand the program to accommodate more entrepreneurs. We plan to open a food hall that will be six times the size of our current location. It will be located in Tukwila Village, a new mixed development and affordable housing project. Community members have guided the design of the food hall, which will serve as the heart of our food business incubator. It will also be a space where people can gather, learn about, and celebrate the community's rich food traditions while creating community wealth. The 2,900-square-foot space is on the ground floor of six -story building. The commercial kitchen will accommodate at least 20 food businesses, including eight that will rent stalls in the food hall. Others will use the kitchen for off -site sales, such as catering and farmers markets. We have an agreement with the developer, Pacific Northern, and we're now finalizing facility design and equipment layout. We plan to open for operations in early 2020. Funding eeds To build out the space and expand the program, we are raising $700,000 in capital funds. Funds will support designs, construction, and equipment to get the facility up and running. Get olved Contact FIN Program Director Kara Martin: kara@foodinnovationnetwork.org or (206) 850-2877. Find more information at foodinnovationnetwork,o 4 FOOD NETWORK a program o G obal to Local Presentation to City of Tukwila City Council's Community Development and Neighborhoods Committee March 26, 2019 Presented by Kara Martin, FIN Program Director oi Kara@foodinnovationnetwork.orq growing food making & selling food FOOD NETWORK a procram o G °Pal to Local eating & celebrating food FIN Staff FIN Community Advocates Nearly 200 people in South King County Over half from families with household incomes under S25,000 2/3 have food industry experience 5,000 more jobs in King County food sector over 5-year period I I Capital &financing Commercial kitchen space Permits & licenses COMMUNITIES OF OPPORTUNITY ventures StartZone An Initiative of Highline College FIN Incubation Services Ground floor of apartment building 2,900 SF of commercial kitchen & dining hall space In 5 years: • 30 food businesses launched • 40 jobs created 7000 a al ani.akn Design and Permitting 10% Equipment 30% s�ezE Average new restaurant build ou Construction 60% 500K & up sponsored by Senator Bob Hasegawa ity of Tuk. n ounty Loc Vcntures 3 on of ood I n itiativ t tart one t ihiine olle e u_tain ousin or eless nrations ( ao a ith o onolcse Integrtion =e ork Lutheran one unity ices F- o rte rra uk it vi1l e -I?3o =uni ssoci ion Mine r I nternationa an oars y evc o flent escue =o _ .3it e }}south = in=aunty Food oa ion Food i eline orth cst H rvest ak i s (K;nyan a n co unity) FOOD NETWOR a program of Glo < oal to Local cater your next event & support our capital campaign foodinnovationnetwork.org 18 City of Tukwila Allan Ekberg, Mayor INFOR ATIONAL E ORANDU TO: Community Development & Neighborhoods Committee FROM: Rick Still, Parks & Recreation Director CC: Mayor Ekberg DATE: March 20, 2019 SUBJECT: King County Tax Title Terms of Sale ISSUE Acquire property located at 5751 S 130th Place, Tukwila WA 98168 through the King County Tax Title process. BACKGROUND King County Real Estate Services planned to auction sale a small parcel of vacant land along the Green River and across from Foster Golf Links. The property address is 5751 S 130th Place, Tukwila WA 98168. King County staff explained that the price of the land is for: 1) the cost of foreclosure and sale, and 2) to reimburse the appropriate taxing district for the equity of tax owned at the time of foreclosure. There is no "profit" for the County with the sale of this land. DISCUSSION The property under consideration for acquisition is 1,600 square feet in size, has approximately 216 feet of waterfront and is a relatively steep slope (approximately 30% average) from S. 130th to the river. The tree covered parcel provides morning shade to the Green River. There would be minimum annual maintenance work for this site. FINANCIAL IMPACT The Fiscal Impact for this acquisition is $3,000. RECOMMENDATION The Council Committee is being asked to consider this item and forward to the Consent Agenda at the April 1, 2019 Regular Meeting to approve the Mayor to sign the King County Tax Title Terms of Sale. ATTACHMENTS A. Location Maps B. King County Tax Title Terms of Sale 19 20 �5630 09 *i J kE;Ac6710 +. 11509 Foster Golf Li n ks 3735 .5701 King County iMap Attachment A Rc ' 5711_ 541 511`*S�l 1571 % t5711• •(57,,li` . 5711s 5771'i/ • • 113100 •5905 \ • \ 613 900 The Information Included on this map has been compiled by King County staff from a sandy of sources and Is subject to change without notice. Kng County mates no representations orwarrantles,express or implied. as b accuracy, completeness, Smallness, or rights to the use of such Information. This document Is net Intended for use as a survey product. Ring County shall not be liable !tawny general, special. Indlroei, incidental, or conseauantial damages Incluting, bul not Inn lad to, lost revenues or last profits resulting from the use or misuse of the Information contained on this map. Any sale of tills map or Information on this map is prohibited extopl by written pormisslon or Kng Crawly. Date: Notes: 08 12812 612929 900 J\ 3291 t '62145, � 1 `12911 >\ \ 12925 's 6244 King County 21 King County iMap The Information Included on this map has been compiled by King County hell from a variety ol sources and Is subject to change wlthela notice. Kng Caudymakas no represaniations orwarrarAles, express or Implied, as to accuracy, completeness, timeliness. or rights to the usa N such Information. This document Is not Intended for use as a survey producL King County shall not be Made for anygonetal, special, indirect, Inadonlal, or consequential damages Including, but not limied to, last revenues or last profits resulting from Iho use or misuse of the Information contained an Arts map. My sale of this map or Information on this map Is prohibited except by written permission of Khg Cotnly Date: • Notes: 'LW King County 22 King County iMap tttetotlou 1(114''r; C Rt•,, 1(toa, s",e lolls) The Inhumation Included on this map has been complied by King County staff from s variety of sources and Is subject to change without nonce. Khg County alias no representations or warranties, expresso implied, as to accuracy, completeness, timeliness, or rights to the use of such Information. This down ani Is not Intended foruse as a survey product King County shall not be liable for any gonerel, spec id, Indiral, Incidental, or consopuon*sl damages Ineludng, but notlim tad to, lost revenues or lost profits resulting from the use or misuso of the lntormallan contained on this map. My sale of this map or Information an this map Is prohibited *merit by written permission of Khg County Date: Notes: AL41 King County 23 24 Attachment B KING COUNTY TAX TITLE TERMS of SALE This is an offer by King County to sell real property under the "Terms" detailed below. By signing these Terms and providing King County with the full Payment of the Purchase Price, the Buyer accepts King County's offer under the following Terms. 1. King County, a political subdivision of the State of Washington (the "Seller") is the owner of that certain real property located at XX S 130th Place King County, State of Washington, the legal description of which is attached hereto as Exhibit A (the "Property"). The Property was the subject of a foreclosure order of the King County Superior Court and the Seller acquired the Real Property in trust for the taxing districts by deed under Recording Number 20140303000511 by virtue of RCW 84.64.200 in tax title status as the result of no qualifying bids being received at a tax foreclosure sale. 2. The City of Tukwila, a municipal corporation (the `Buyer"), accepts Seller's offer and agrees to purchase the Property under these Terms of Sale (the "Terms"). Buyer is advised and agrees that the Terms are not intended as legal advice, and if the Buyer has questions they shall seek the advice of an attorney. 3. In consideration of the conveyance of the Property, Buyer shall, in full payment therefore, pay to Seller a total purchase price of Three -Thousand Dollars ($3,000) (the "Purchase Price"). Buyer shall provide Seller with payment for the full amount of the Purchase Price ("Payment") and a signed copy of the Terms. The agreement to purchase the Property shall be effective as of the date these are received by the Seller. 4. Buyer acknowledges and agrees that the Property is sold "As Is" and "Where Is" without any representations or warranties expressed or implied. 5. By agreeing to these Terms, and providing the Seller with the Payment and a signed copy of the Terms, Buyer enters into a binding contract to purchase the Property and agrees to and is subject to the Terms as a matter of contract. 6. Buyer is required to conduct all due diligence of the Property prior to agreeing to the Terms and accepting Seller's offer. Buyer is to rely solely on their own investigation of the Property and shall not rely on any information provided or to be provided by Seller. Buyer acknowledges and agrees that King County is not liable or bound in any manner by any verbal or written statements, representations, or information pertaining to the Property, or the operation thereof, furnished by any agent, employee, or contractor of King County, any real estate broker, or any other person. 7. Seller has not made, does not make, and specifically negates and disclaims any representations, warranties, promises, covenants, contracts or guarantees of any kind or character whatsoever, whether express or implied, oral or written, past, present or future, of, as to, concerning, or with respect to the value, nature, quality, or condition of the Property (collectively "Condition of the Property"), including, without limitation; the actual, threatened or alleged King County Tax Title Terms of Sale Tukwila APN: 2172000385 Page 1 o 25 existence, release, use, storage, generation, manufacture, transport, deposit, leak, seepage, spill, migration, escape, disposal or other handling of any Hazardous Substances in, on, under or emanating from or into the Property, and the compliance or noncompliance of or by the Property or its operation with applicable federal, state, county and local laws and regulations, including, without limitation, Environmental Laws and regulations and seismic/building codes, laws and regulations. For purposes of this Agreement, the term "Environmental Law" shall mean: any federal, state or local statute, regulation, code, rule, ordinance, order , judgment, decree, injunction or common law pertaining in any way to the protection of human health, safety, or the environment, including without limitation, the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C: § 9602 et. seq. ("CERCLA"); the Resource Conservation and Recovery Act of 1976, 42 U.S.C. § 6901 et seq. ("RCRA"); the Washington State Model Toxics Control Act, RCW ch. 70.105D ("MTCA"); the Washington Hazardous Waste Management Act, RCW ch. 70.105; the Federal Water Pollution Control Act, 33 U.S.C. § 1251 et seq., the Washington Water Pollution Control Act, RCW ch. 90.48, and any laws concerning above ground or underground storage tanks. For the purposes of this Agreement, the term "Hazardous Substance" shall mean: any waste, pollutant, contaminant, or other material that now or in the future becomes regulated or defined under any Environmental Law. 8. To the maximum extent permitted by RCW ch. 64.06, Buyer expressly waives the right to receive from King County a seller disclosure statement ("Seller Disclosure Statement"). Nothing in any Seller Disclosure Statement delivered by King County creates a representation or warranty by King County, nor does it create any rights or obligations on any party. 9. By agreeing to the Terms, Buyer approves and accepts the Condition of the Property, and agrees to purchase the Property and accept the Condition of the Property "AS IS, WHERE IS" with all faults and patent or latent defects. Buyer shall have no recourse against King County for, and waives, releases and discharges forever King County from, any and all past, present or future claims or demands, and any and all past, present or future damages, losses, injuries, liabilities, causes of actions (including, without limitation, causes of action in tort) costs and expenses (including, without limitation fines, penalties and judgments, and attorneys' fees) of any and every kind or character, known or unknown (collectively, "Losses"), which the Buyer might have asserted or alleged against King County arising from or in any way related to the Condition of the Property, including without limitation, matters related to Hazardous Substances or Environmental Laws. 10. Seller shall convey to Buyer the title to the Property by Quit Claim Deed in substantially the form attached hereto as EXHIBIT B. In conveying the Property by Quit Claim Deed, Seller makes no title warranties whatsoever and Buyer takes subject to all easements, leases, licenses, conditions, encroachments, restrictions, hens, taxes, assessments, fees, charges and other encumbrances (together "Encumbrances") whether such Encumbrances are of record or not. The Parties acknowledge and intend that any property interests in the Property in favor of the County in effect prior to the acquisition of the Property by the County at the tax foreclosure sale pursuant to RCW 84.64.200 did not merge with the County's tax title ownership of the Property and remain in full force and effect. King County Tax Title Terms of Sale Tukwila APN: 2172000385 Page 2 of 11 26 11. The Closing shall occur within fifteen (15) business days of the Seller receiving the signed Terms and the Payment. At the Closing, Seller shall execute the Quit Claim Deed, a Bill of Sale in substantially the form of Exhibit C, and a Certificate of Non -Foreign Status substantially in the form of Exhibit D, shall record the executed Quit Claim Deed, and shall have the original Quit Claim Deed, Bill of Sale and Certificate of Non -Foreign Status mailed to Buyer at the address provided in Section 14 of the Terms. Seller shall not be responsible for payment of any taxes, assessments, fees or other charges related to the Property. 12. Buyer represents and warrants that Buyer has full power and authority to execute the Terms and to perform Buyer's obligations hereunder. 13. The following exhibits described herein and attached hereto are fully incorporated into this Agreement by this reference: EXHIBIT A EXHIBIT B EXHIBIT C EXHIBIT D Legal Description Quit Claim Deed Bill of Sale and Assignment Certificate of Non -Foreign Status 14. Buyer is to provide the below information: City of Tukwila, a municipal corporation Name in which Buyer would like to take title to the Property 6200 Southcenter Blvd Tukwila, WA 98188 Address 206-433-1800 Phone number Rick.Still@TukwilaWA.gov Email King County Tax Title Terms of Sale Tukwila APN; 2172000385 Page 3 of 11 27 EXECUTED on the dates set forth below. Buyer: By: Title: Date: (signature) (printed name) King County Tax Title Terms of Sale Tukwila APN: 2172000385 Page 4 of 11 28 EXHIBIT A. LEGAL DESCRIPTION TRACT 76, EAST RIVERTON GARDEN TRACTS SECOND ADDITION, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE 79, IN KING COUNTY, WASHINGTON, LESS NORTHERN PACIFIC RAILROAD RIGHT OF WAY; ALSO LESS THAT PORTION NORTHWESTERLY OF LINE PARALLEL WITH AND 785.70 FEET SOUTHEASTERLY OF THE NORTHWESTERLY LINE OF SAID TRACT MEASURED ALONG THE SOUTHWESTERLY LINE OF RIGHT OF WAY. APN: 217200-0385-03 King County Tax Title Terms of Sale Tukwila APN: 2172000385 Page 5 of 11 29 AFTER RECORDING RETURN TO: City of Tukwila 6200 Southcenter Blvd Tukwila, WA 98188 Attn: Rick Still EXHIBIT B. QUIT CLAIM DEED QUIT CLAIM DEED Grantor - - King County, Washington Grantee - - City of Tukwila Legal - - - - PTN TRCT 76 EAST RIVERTON GARDEN TRACTS V. 12 P. 79 Tax Acct. — 217200-0385 The Grantor, KING COUNTY, a political subdivision of the State of Washington, for and in consideration of the sum of $3,000, conveys and quitclaims to Grantee, city of Tukwila, a municipal corporation, the following real property situated in King County, Washington and described in EXHIBIT A, attached hereto and incorporated herein by this reference including after acquired title. The real property was the subject of a foreclosure order of the King County Superior Court and the Grantor acquired the real property in trust for the taxing districts by virtue of RCW 84.64.200. Grantor holds tax title properties in trust for the taxing districts as provided in RCW 36.35.020. Grantor is conveying the real property to Grantee as provided for in RCW ch. 36.35 GRANTOR KING COUNTY BY: Bryan Hague, Manager Real Estate Services DATE: Approved as to Form: BY: Deputy Prosecuting Attorney King County Tax Title Terms of Sale Tukwila APN: 2172000385 Page 6 of 11 30 NOTARY BLOCK FOR KING COUNTY STATE OF WASHINGTON ) ) SS COUNTY OF KING On this day of , 2019, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Bryan Hague, to nie known to be the Manager, Real Estate Services Section of the Department of Executive Services, and who executed the foregoing instrument and acknowledged to me that HE was authorized to execute said instrument on behalfof KING COUNTY for the uses and purposes therein mentioned WITNESS my hand and official seal hereto affixed the day and year in this certificate above written. Notary Public in and for the State of Washington, residing Printed Name at City and State My appointment expires King County Tax Title Terms of Sale Tukwila APN: 2172000385 Page 7 of 11 31 EXHIBIT A To Quit Claim Deed Legal Description TRACT 76, EAST RIVERTON GARDEN TRACTS SECOND ADDITION, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE 79, IN KING COUNTY, WASHINGTON, LESS NORTHERN PACIFIC RAILROAD RIGHT OF WAY; ALSO LESS THAT PORTION NORTHWESTERLY OF LINE PARALLEL WITH AND 785.70 FEET SOUTHEASTERLY OF THE NORTHWESTERLY LINE OF SAID TRACT MEASURED ALONG THE SOUTHWESTERLY LINE OF RIGHT OF WAY. APN: 217200-0385-03 King County Tax Title Terms of Sale 32 TukwilaAPN: 2172000385 Page 8 of 11 EXHIBIT C. BILL OF SALE AND ASSIGNMENT THIS BILL OF SALE is made as of this day of , 2019, by KING COUNTY, a political subdivision of the State of Washington ("Seller"), in favor of a ("Buyer"). NOW, THEREFORE, for good and valuable consideration, the receipt and adequacy of which is hereby acknowledged, Seller does hereby absolutely and unconditionally give, grant, bargain, sell, transfer, set over, assign, convey, release, confirm and deliver to Buyer all of Seller's right, title and interest in and to any and all equipment, furniture, furnishings, fixtures and other tangible personal property owned by Seller that is attached, appurtenant to or used in connection with the real property legally described on the attached Exhibit A. IN WITNESS WHEREOF, Seller has executed this Bill of Sale as of the date first above written. SELLER: By: Name: Bryan Hague Title: Manager, Real Estate Services King County Tax Title Terms of Sale Tukwila APN: 2172000385 Page 9 of 11 33 EXHIBIT A To Bill of Sale and Assignment Legal Description TRACT 76, EAST RIVERTON GARDEN TRACTS SECOND ADDITION, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE 79, IN KING COUNTY, WASHINGTON, LESS NORTHERN PACIFIC RAILROAD RIGHT OF WAY; ALSO LESS THAT PORTION NORTHWESTERLY OF LINE PARALLEL WITH AND 785.70 FEET SOUTHEASTERLY OF THE NORTHWESTERLY LINE OF SAID TRACT MEASURED ALONG THE SOUTHWESTERLY LINE OF RIGHT OF WAY. APN: 217200-0385-03 King County Tax Title Terms of Sale Tukwila APN: 2172000385 Page 10 of 11 34 EXHIBIT D. Seller's Certification of Non -Foreign Status under Foreign Investment in Real Property Tax Act (26 U.S.C. 1445) Section 1445 of the Internal Revenue Code provides that a transferee of a U.S. real property interest must withhold tax if the transferor is a foreign person. For U.S. tax purposes (including Section 1445), the owner of a disregarded entity (which has legal title to a U.S. real property interest under local law) will be the transferor of the property and not the disregarded entity. To inform the transferee that withholding of tax is not required upon the disposition of a U.S. real property interest by King County ("Transferor"), the undersigned hereby certifies the following on behalf of Transferor: 1. Transferor is not a foreign corporation, foreign partnership, foreign trust, or foreign estate (as those terms are defined in the Internal Revenue Code and Income Tax Regulations); 2. Transferor is not a disregarded entity as defined in Section 1.1445-2(b)(2)(iii); Transferor's U.S. employer identification number is 91-6001327; 4. Transferor's office address is King County Facilities Management Division, Real Estate Services Section, Room 800 King County Administration Building, 500 Fourth Avenue, Seattle, WA 98104. Transferor understands that this certification may be disclosed to the Internal Revenue Service by transferee and that any false statement contained herein could be punished by fine, imprisonment, or both. Under penalties of perjury I declare that I have examined this certification and to the best of my knowledge and belief it is true, correct, and complete, and I further declare that I have authority to sign this document on behalf of Transferor. Dated this day of , 2019. King County, Transferor: By: Name: Bryan Hague Title: Manager, Real Estate Services King County Tax Title Terms of Sale Tukwila APN: 2172000385 Page 11 of 11 35 36 -44( City of Tukwila Allan Ekberg, Mayor INFORMATIONAL EMORANDUM TO: Community Development and Neighborhoods Committee FROM: Stacy Hansen, Human Service Program Coordinator CC: Mayor Ekberg DATE: March 15, 2019 SUBJECT: Children's Therapy Center Joint Memorandum of Understanding ISSUE Children's Therapy Center (CTC) is a joint memorandum of understanding (MOU) non-profit contract, where Tukwila is the lead city. The total value of this 2019/20 joint contract is $106,242, including Tukwila's portion of this award of $14,512. Below are the biennial award amounts of the MOU partner cities that are remitted to Tukwila: Auburn: $23,220 Burien: $13,760 Covington: $21,600 Des Moines: $2,150 Federal Way: $16,000 Renton: $15,000 Total Partner funding: $91,730 Tukwila: $14,512 Total 2019/20 funding: $106,242 BACKGROUND In 2003, a MOU was established between several South King County cities to consolidate the human services application and funding process. During each biennial funding cycle, high performing, well established non -profits are identified as participants in the joint MOU program in an effort to save valuable administrative time for both the non -profits and the funding cities. Participating cities 'pool' their funds at the beginning of each year with the identified lead city who holds the contract with the non-profit. Each quarter, upon contractual achievement, the MOU partner cities authorize payment of their quarterly portion of the award. As a result of the joint MOU, there is only one contract generated and one check per quarter that is created (via the lead city). FINANCIAL IMPACT The City of Tukwila Human Services Advisory Board recommended, and Council approved, funding Children's Therapy Center for $14,512 as part of the larger, 2019/20 Administrative Services Department Budget. Due to the size of this joint MOU, it exceeds the $40,000 contract threshold requiring Council consent. RECOMMENDATION Staff is asking Council to forward the contract authorization request to the April 1, 2019 Consent Agenda. ATTACHMENTS Proposed — 2019/20 Children's Therapy Center joint MOU contract 37 38 �� x�� n�� x"oxxwxxa CONTRACT FOR SERVICES Contract Number: This Agreement is entered into by and between the {]t» of Tuhvv|a. VVoehin0ton, a non -charter optional municipal coda city hereinafter referred to as "the City," and Children'e Therapy Center. hereinafter referred toao "the Contnaotor,"whose principal office is located at 10011 SEKent-KGng|ey Road, Kent, WA, 90O30. WHEREAS, the City is m party to o Memorandum of Understanding Between the Cities of Auburn, Buhen. [)ea Moines, Federal \8/av Kent, Renton. GeoToo. and Tukwila for Pianning, Funding, and Implementation of a Joint Human Services Application and Funding Program (the "MOU"); and WHEREAS, the City is the lead city for the purposes of contracting for the nonprofit services provided by the Contractor and desires to contract with the Contractor for performance of such services pursuant to certain terms and conditions; now, therefore, IN CONSIDERATION OF the mutual benefits and conditions hereinafter contained, the parties hereto agree as follows: 1. Scope and Schedule of Services tmbePerformed by Contractor. The Contractor shall perform those services described on Exhibit A attached hereto and incorporated herein by this reference as if fully set forth. In performing such services, the Contractor shall at all times comply with all Fedana|. State. and local statutes, rules and ordinances applicable to the performance of such services and the handling ofany funds used in connection therewith. The Contractor oh@|| request and obtain prior written approval from the City ifthe scope orschedule ietobemodified inany way. 2' Compensation and Method of Payment The City shall pay the Contractor for services rendered according to the rate and method set forth on Exhibit /\attached hereto and incorporated herein by this reference. The total amount to be paid shall not exceed $7,256 for 2019 and $7,256 for 2020. 3' ContractorBudqmt The Contractor shall apply the funds received under this Agreement within the rnaxirnurn limits set forth in this Agreement. The Contractor shall request prior approval from the City whenever the Contractor desires to amend its budget in any way. 4' Duration ofAqreement This Agreement shall be in full force and effect for a period commencing January 1. 2019' and ending December 31. 2020. unless sooner terminated under the — provisions hereinafter specified. 5. Independent Contnactmr. Contractor and City agree that Contractor is an independent contractor with vidis Agreement. Nothingin this Agreementeha considered to create the relationship of employer and employee between the parties hereto. Neither Contractor nor any employee of Contractor shall be entitled to any benefits accorded City employees by virtue of the services provided under this Agreement. The City shall not be responsible for withholding or otherwise deducting federal income tax or social security or contributing to the State Industrial Insurance Program, or otherwise assuming the duties of an employer with respect to the Contractor, or any employee of the Contractor. C&Revised December 20l6 Page lof7 G' Indemnification. The Contractor shall defend, indemnify and hold the Public Entit«, its officers, officials, employees and volunteers harmless from any and all dahms, injuries,ern@Bes. losses or suits including attorney fees arising out of or in connection with the performance of this Agreement, except for injuries and damages caused by the sole negligence of the Public Entity. Should acourt ofcompetent juhadicUondeternlneUlskUl|s/\oreen1entiseUbecttoRCVV4.24.115i then, in the event of liability for damages arising out of bodily `^injury to persons or damages to property caused by or resulting from the concurrent negligence of the Contractor and the Public EMtity, its officers, officioh;, employees, and volunteers, the Contractor's liability hereunder ah8|/ be only to the extent of the Contractor's negligence. It is further specifically and expressly understood that the indemnification provided herein constitutes the Contractor's waiver of immunity under Industrial Insurance, Title 51 RCVV, solely for the purposes ufthis indemnification. This waiver has been mutually negotiated by the parties. The provisions of this a8cUOn shall survive the expiration or termination ofthis Agreement. 7. Insurance. The Contractor ohmU procure and maintain for the duration of the Agreement, insurance against claims for injuries to persons or damage to property which may arise from or in connection with the performance of the work hereunder by the Contracbor. their egenta, repnaeentatiVeo, employees or subcontractors. Contractor's maintenance of insurance, its scope of coverage and limits as required herein shall not be construed to limit the liability of the Contractor to the coverage provided by such insurance, or otherwise limit the City's recourse to any remedy available at law or in A. Minimum Scope ofInsurance. Contractor shall obtain insurance ofthe types and with the limits described below: 1.Automobile Liabi|itV insurance with a minimum combined single limit for bodily 'injury and property damage of$1.QOOl0XJ per accident. Automobile liability insurance shall cover all ovvned, non-ovvnad, hired and leased vehicles. Coverage eheU be written on Insurance Services Office USrD form CA OO 01 or a substitute form providing equivalent liability coverage. |fnecessary, the policy shall beendorsed toprovide contractual liability coverage. 2. Commercial General Liabilitv insurance with limits no less than $1,000,000 each occurrence, $2,000,000 general aggregate and $2,000,000 prod ucts-com pleted operations aggregate //Mn|t.{:nMnrnercia|Genera|L|ab|||tvinouc3noeeha|/be asleast @tbroad aoISO occurrence form CGOOU1 and shall cover liability arising from pnannisee, operotiono, independent 000trootona, prod UotS-ooRlCdetBd operaUOns, stop gap |i@biUty, personal injury and advertising injury, and liability assumed under aninsured contract. The Connnlorci@| {3anona| Liability insurance shall be endorsed to provide a per project general aggregate limit using ISO form C(325O3O5OAVr@nequivalent endorsement. There shall benoexclusion for liability arising from exp|osion, collapse orunderground property damage. The City shall be named as an additional insured under the Contractor's Commercial General Liabilityinsurance policy with respect to the work performed for the City using ISO Additional Insured e*ndoraonlentCG 201O1OO1and Additional |noured-Connp|etedOperations endorsement CG2O371QD1 or substitute endorsements providing otleast asbroad coverage. 3. Workers' Compensation coverage as required by the Industrial Insurance laws of the State of B. Other Insurance Provision. The Contractor's Automobile Liability and Commercial General Liability insurance policies are bocontain, orbeendorsed bocontain that they shall be primary insurance with respect to the City. Any insurance, self-insurance, or insurance pool coverage CARevised December 20G 40 Page 2of7 maintained by the City shall beexcess of the Contractor's insurance and shall not contribute with C. Acceptability of Insurers. Insurance iato be placed with insurers with @ current &M. Best rating of not less than A: VI I. D. Verification of Coverage. Contractor shallfurnish the City with original certificates of the amendatory endorsements, including but not necessarily limited to the additional insured endorsement, evidencing the insurance requirements of the Contractor before commencement of the work. Upon request by the City, the Contractor shall furnish certified copies of all required insurance policies, including endorsements, required in this Agreement and evidence of all subcontractors' coverage. E. Subcontractors. The Contractor shall have sole responsibility for determining the insurance coverage and limits requined, if any, to be obtained by subcontractors, which determination shall b8made iDaccordance with reasonable and prudent business practices. F. Notice of Cancellation. The Contractor shall provide the City and all Additional Insureds for this work with written notice of any policy cance|/otiUn. within two business days of their receipt of such notice. G. Failure to Maintain Insurance. Failure on the part of the Contractor to maintain the insurance as required shall constitute o material breach of contract, upon which the City may, after giving five bUoiMeoe days notice to the Contractor to correct the bneoch, immediately terminate the contract or, at its discretion, procure or renew such insurance and pay any and all pnanliunle in connection therewith, with any sums S0 expanded to berepaid to the City on denland, or at the sole discretion Ufthe City, offset against funds due the Contractor from the City. 8. Record Kempinq and Reporting. A. The Contractor shall maintain accounts and naoordo, including peroonne|, property, financial and programmatic records which sufficiently nd properly reflect all direct and indirect costs of any nature expended and services performed in the performance ofthis Agreement and other such records as may be deemed necessary by the City to ensure the performance of this Agreement. B. These records shall be maintained for a period of seven (7) years after termination hereof un|aeo permission to destroy them is granted by the office Of the archivist in accordance with F{[;VV Chapter4O.14 and bythe City. 9' Audits and Inspections. The records and documents with respect to all matters covered by this Agreement shall be subject at all tinn8e to inspect|on, review o[audit by law during the performance of this Agreement. 10.Ternminmthxn. This Agreement may at any time be terminated by the City giving to the Contractor thirty (30 days written notice of the Cih/s intention to terminate the same. Failure to provide products on schedule may result in contract termination. If the Contractor's insurance coverage is canceled for any reason, the City shall have the right to terminate this Agreement immediately. 11.Discrimination Prohibited. The Consultant, with regard to the work performed by itunder this Agreement, will not discriminate onthe grounds Ofrace, religion, creed.co|Or,n@tiUna| origin,gQe, veteran status, aex, sexual orientation, gender identity, marital status, political affiliation, the presence ofany disability, orany other protected class status under state orfederal law, inthe selection and retention Ofemployees grprocurement ofmaterials or supplies. 12'Assiqommemt and Subcontract. The Contractor shall not assign or subcontract any portion of the services contemplated by this Agreement without the written consent of the City. CA Revised December 2016 Page 3nf7 13.Entima A_qreermen1; Modification. This Aoreennert, together with attachments or addenda, represents the entire and integrated Agreement between the City and the Contractor and supersedes all prior negotiaUono, napreoentadono, or agreements written or oral. No amendment or modification of this Agreement shall be of any force or effect unless it is in writing and signed by the parties. 14. SeverabiDtv and Survival. Ifany term, condition this Agreement isdeclared void or unenforceable or limited in its application or effect, such event shall not affect any other provisions hereof and al/ Other provisions shall remain fully enforceable. The provisions of this Aumaement. which by their sense and context are reasonably intended to survive the oonnp|etiOD, expiration or cancellation of this Agreement, shall survive termination of this Agreement. 15. Notices. Notices to the City of Tukwila shall be sent to the following address: City Clerk,c City of Tukwila 02OO8outhcenterBlvd. Tukwila, Washington 981OO Notices to the Contractor shall be sent to the address provided by the Contractor upon the signature line below. 16. Applicable Law; Venue; AttomoV'm Fees. This Agreement shall be governed byand construed in accordance with the |avvo of the State of Washington. In the event any suit, arbitration, or other proceeding is instituted to enforce any term of this Agreement, the parties specifically understand and agree that venue shall be properly laid in King County, Washington. The prevailing party in any such action shall be entitled toits 8ttorney'sfees and costs ofsuit. DATED this day of .20 CITY OFTUKW|LA CONTRACTOR Allan Ekberg, Mayor ATTESTA\UTHENT|CATEO: City Clerk, Chhotv[yF|ahehv APPROVED AS TO FORM: Office of the City Attorney Printed Name and Title: CA Revised December 2016 Page 4 of 7 42 Exhibit A 2019-2020 Service Report Joint MOU for Auburn, Burien, Covington, Des Moines, Federal Way, Renton, Tukwila To: City of Tukwila Stacy Hansen Human Services 6200 Southcenter Blvd. Tukwila, WA 98188 stacy.hansentukwilawa,gov, 206-433-7180 Agency: Children's Therapy Center Kelli Nakayama 10811 SE Kent-Kangley Kent, WA 98030 kellinctckids.org, 253-216-0772 The Agency shall provide residents in the MOU cities of Tukwila, Auburn, Burien, Covington, Des Moines, Federal Way and Renton (the "Cities") with a variety of necessary therapeutic services, including but not limited to: Physical therapy, occupational therapy, speech therapy, oral motor and feeding, social skills, aquatic and hippotherapy, fitness center group, early intervention and parent education. 2019-20 SERVICE UNITS Auburn Performance Measures ii$ 610 Annual Goat Goal 1st Quarter Goal 2nd Quarter Goal 3rd Quarter Goal 4th Quarter Number of Unduplicated Clients 40 10 10 10 10 Number of Medical Care visits 80 20 20 20 20 Burien Performance Measures Annual Goal Goal 15t Quarter Goal 2hd Quarter Goal 3rd Quarter Goal 4th Quarter Number of Unduplicated Clients 24 6 6 6 6 Number of Medical Care Visits 47 12 12 12 11 Covington Performance Measures $10,800 Annual Goal Goal lst Quarter Goal 2nct Quarter Goal 3rd Quarter Goal 4th Quarter Number of Unduplicated Clients 37 10 9 9 9 Number of Medical Care Visits 74 20 18 18 18 °Ines Performance Measures Number of Unduplicated Clients Annual Goal 4 Goal 1st Quarter Goal 2nd Quarter Goal 3rd Quarter 1 Goal 4th Quarter 1 Number of Medical Care Visits 7 2 2 2 1 Federal Way Performance Measures Annual Goal Goal ist Quarter Goal 2nd Quarter Goal 3rd Goal 4th Quarter Quarter Number of Unduplicated Clients 28 7 7 7 7 Number of Medical Care Visits 55 14 14 14 13 CA Revised December 2016 Page 5 of 7 43 Annual Goal Goa 1m Quarter Goal 2nj Quarter Goal3rd Quarter Goal 4th Quarter Number of Unduplicated Clients 26 7 7 � � Number of Medical Care Visits 52 13 13 13 13 Number 0fUnduplicated Clients Annual Goal 25 Goal 1st Quarter 7 Goal 2nd Quarter � Goal 3rd Quarter � Goal 41h Quarter 6 Number 0fMedical Care Visits 50 14 17 12 12 The City of Tukwila will use a variety of measures as indicators of satisfactory contract performance. The Agency will beexpected tomeet atleast SO96ofthe performance goals (outputm)gedefined above. If the Agency does not meet the 8096 of performance goa|e, payment for services rendered under the agreement will be reduced by the number of percentage points below the 90% level. AtoSO96success rate, the Agency will bereimbursed at1OOY6. Any exceptions must benegotiated with the City. Exceptions may bemade incases where circumstances beyond the Agency's control impact their ability to meet their service unit goals and the Agency has shown reasonable effort to overcome those circumstances. Exceptions are made ot the discretion ofthe City'oHuman Services Program Coordinator. The Agency shall make all reasonable efforts to ascertain the eligibility of applicants for Agency aenAnea, such eligibility to require residence within the Citv, and shall provide services under this Agreement only to eligible applicants. Personnel/Operating $53.121.00 Non -Personnel BudgetlAnnual award total $53,121.00 Demographic and Outcome Data Report The Agency shall collect and retain demographic data from the persons served through this contract. Data should be tracked in an ongoing manner and submitted annually by January 30 of the following year. Outcome data shall be submitted annually in conjunction with the Demographic report. Data should be collected and demonstrate the program's progress toward Outcomes as specified below. Outcome: 7596ofchildren who exit the program who improved their acquisition ofknowledge and skills, including early language, communication, and early literacy. Measurement: For every child in our Early Intervention program, their therapy team completes a Child Outcomes Summary KC(]S\, o standardized tool that rates m child's functioning relative to age -expected behaviors mtintake and exit (when the child turns 3 or when they no longer need services, whichever comes first). The #enrolled in the program is all children served byCTC during the year. The# measured for outcome isthe #ofchildren who graduate from our E|program after mtleast 8months. The # achieving the outcome isthe #0fchildren who exit the program who improved their acquisition of knowledge and skills. Quarterly Reports: The Agency shall prove to the City of Tukwila with quarterly reports outlining the Agency's progress in meeting these performance nleaounso. These quarterly reports shall describe the services provided specifically toeach mfthe Cities. These quarterly reports shall baprovided onthe due dates specified below. CARevised December 2016 Page Gnf7 44 QUARTERLY REPORTS DUE DATES 1st thru 3rd quarter reports 1st = April 15th 2nd = July 15th 3rd = October 15th 4th and final annual reimbursement First week in January. Date to be announced. Outcomes and demographics January 31st, 2020 / January 29th 2021 Annual Monitoring Visit: The Agency shall allow the City to conduct an annual monitoring visit to the Agency, at a date and time agreeable to the parties. Joint MOU Cities OPERATING BUDGET FOR 2019-20 PLANNED QUARTERLY EXPENDITURES CHILDREN'S THERAPY CENTER ANNUAL BUDGET SUMMARY ANNUAL AWARD QUARTERLY AWARD AUBURN $11,610.00 $2902.50 $ 6,800.00 $6880.00 $1700.00 $1720.00 :-.COVINGTON $10,800.00 $2700.00 FEDERAL WAY TUKWILA $1,075.00 $8,000.00 $7,500.00 $7,256.00 $53,121.00 $268.75 $2000.00 $1875.00 $1814.00 $13,280.25 CA Revised December 2016 Page 7 of 7 45 46 City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM To: Community Development and Neighborhoods Committee Fnmnn: Jack Pace, Director DCD By: Moira Bnadehavv, Senior Planner Copy: Mayor Ekberg CJmta: March 2O.2019 Subject: Proposed Riverton Heights Mixed Use Project andOave|npnnentAgreennant Request (File #L1S-0031) Issue Should the City Council consider a Development Agreement with Rune Harkestad to develop a mixed use, 6 story building in the Tukwila International Boulevard (TIB) neighborhood? Bachwound The applicant owns six parcels outlined in pink at the northwest corner of TIB and S. 1441h Street. The two specific parcels tobeused for the proposed project front on37mAvenue 8.and are outlined inblack. The site is zoned Neighborhood Commercial Center (NCC) and is within the Urban Renewal Overlay District. ��M ik 09 Discussion The DevelopmentAo,eemants chapter ofthe Citv's Zoning Code (TM{}18.88) stipulates the development standards that may be modified (TMC 18.66.020) the procedures to be followed M8.80.O5O.)and the conditions ofapproval [TK8C18.00.000] The purpose Ofgdevelopment agreement is to: 1. achieve public benefit, 2. respond tochanging community needs, or 47 INFORMATIONAL MEMO Page 2 3. encourage modifications that provide the functional equivalent oradequately achieve the purposes nfotherwise applicable City standards. Proposal The applicant's plans (Attachment B) show an approximate 250 foot deep by 64 foot wide building with 43dwelling units. The unit mix includes 0studios (1496). 15- 1 b8dn]O[OS (}596); 10-2bedrooms (3796)and 8-3bedrooms (1496). Two below grade parking decks are proposed for parking for the residential units. 5,235square feet ofcommercial space is proposed for the ground level of the building. Standards fluxbi|0tv The project must be consistent with standards to the fullest extent possible; however, standards such as permitted uses, residential densities, building heights, setbacks, storm drainage, landscaping, recreation space, parking, etc. may bemodified. The Applicant's requested modifications are attached aawell oosummarized below. (Attachment A) 1AV 05 subject tncriteria' Ile 0otohee/70' � Recreation Space 2OOsq. ft. per unit Residential Parking 2per unit (86 stalls) Retail Parking Same as NCC 1 per bedroom +.5for every additional bedroom subject to criteria (57 stalls) 30sq. ft. per uni (1.290oq. ft.) stall per unit (43ota|b) Applicant has provided a Parking Utilization Study (Attaohnnent[) 1per 400oq. ft. (14 stalls) Landscaping Front —10' Side —{7 Rear —0' All setback areas shall be landscaped Front —5' Side -0' Lot Area required per unit None No action required /OD0criteria —utleast lOOfeet offrontage ouTO3; the ground floor along T[8contains active uses and design and amenities that encourage pedestrians, such as sidewalks through site, art, landscaping; adherence to a transportation management plan; car sharing program; secure covered bicycle parking for every 4dwellings; 75Y6ofrequired parking inastructure that ioscreened from view; ' The number of dwelling units is determined by other building standards subject to a limit on studio unit average Page 2 of 3 48 INFORMATIONAL EMO Page 3 Setbacks 6' front 6' front 6' front (west The closest 10' side 10' side edge) residential district is 10' rear (increase to 10' — 20' when any part of yard is within 50' of LDR, MDR, 10' rear 0' side (north and south edges) 0' rear (east edge) across the street, 37th Avenue S., which is 55 feet wide. HDR) Conditions Imposed The Council may impose any conditions to mitigate impacts or procedural requirements, such as phasing, that it deems appropriate. Discretionary, Legislative Act The Council may approve, condition, or reject the proposal, must hold a public hearing and decide on the proposal through an ordinance. Required Elements • An ordinance • A site plan for the entire project showing: any sensitive areas, required open space, perimeter buffers, location and density of dwellings, and location and size of any commercial uses; • The time frame for build -out • Project specific mitigation conditions such as streets, utilities, schools, parks • Dimensional standards • Any other item considered necessary by the City Council Financial Impact The value of the project has not been provided to evaluate the financial impact. Next Steps 1. If the CDN Committee agrees, the Department of Community Development will negotiate the details of the proposed agreement with the applicant and prepare a recommendation for the City Council on the standards to be modified. Staff will draft a development agreement and accompanying ordinance. 2. CDN would then review the proposed modifications, development agreement and draft ordinance and when they are satisfied, forward to Committee of the Whole for a public hearing, deliberation, and decision. Recommendation CDN Committee approval to proceed with a development agreement for the site and the project. Attachments A. Development Agreement Request B. Project conceptual plans C. Parking Study Page 3 of 3 50 February 25, 2019 Moira Bradshaw City of Tukwila Department of Community Development 6200 Southcenter Blvd Tukwila, WA 98188 RE: Riverton Heights Mixed Use Development Agreement PREI 7-0012 37th Ave S, / 14223 Tukwila Inel Blvd, Tukwila, WA 98168 Request for Modifications of Standards Dear Moira, This letter is to discuss the Riverton Heights Mixed use project and identify a short list of modifications of standards we would like to pursue in preparation of developing the referenced project. 1. Building Height: Increase the maximum building height from NCC zone standards of 45 feet to 70 feet as measured from the grade plane to be consistent with Building Code standards and ordinance 2330. Increase stories to 6 with 5 residential stories over 1 commercial story with below grade garage under the commercial. 2. Recreation Space standards: Provide 30 s.f. per unit of interior recreation / amenity space. Exterior recreation space is available across the street to the west. Proximity to recreation space to include existing park amenities, similar to parking analysis taking into account available transit and light rail infrastructure proximity. 3. Parking Supply Standard: 1 stall per residential dwelling unit. 2.5 stalls / 1000 sl for retail space. The proximity of the site to light rail and transit support the concept of parking reduction for this project. 4. Landscaping: North Property line — 0' East Property line — 0' South Property line — 0' West Property line — 5' (street) 8383 158th Ave NE, Suite 250 Redmond, WA 98052 425-636-8006 51 5. Lot area per Unit: no minimum; density to be determined by other standards, such as parking, height, landscaping, etc. 6. Setbacks: North: Underground Parking Garage up to 6'-O" above adjacent residential finished floor elevation: 0 feet Retail and Residential above ground: 10'-0" East: Underground Parking Garage up to 6'-0" above the adjacent residential finished floor elevation: 0 feet Retail and Residential above ground: 10'-0" South: Underground Parking Garage: 0 feet Retail and Residential above ground: 0 feet West: Underground Parking Garage up to 6'-0" above adjacent residential finished floor elevation: 0 feet Retail and Residential above ground: 10'-0" Do not hesitate to call should you have any questions on these items. Sincerely, Partners Architectural Design Group, Inc. -*‘ Eric E. Koch Principal 8383 158th Ave NE, Suite 250 Redmond, WA 98052 425-636-8006 2 +318.5 1 6 7.2 +319 +317.5 +317 17.5 RESIDENTIAL PARKING 18 STALLS +311 +314 4 +312.5 DOWN TO RESIDENTIAL PARKING APARTMENT BUILDING 2 0 +308.5 +311 PARCEL 199.00 N.T.5 +311 0 +310.5 0 0 I COMMERCIALII LEASE AREA 5,235 SF +311 0 21'-3" 1 311 310.5 0.5 +308.5 RETAIL PARKING 0 +301,75 A +306.75 +307.5 DOWN TO RESIDENTIAL �RAR KI NG 308 0 BARTELL DRUGS BUILDING ERVICE ELEVATOR COMMERCIAL/ RESIDENTIAL TRASH ENCLOSURE RETAIL. PARKING 320 RESIDENTIAL PARKING 42 STALLS +301 1 7.25 6 V +316 +317.5 +317 17.5 +3141 +313.5 +314 +311 +311 +312.5 +311 oink noo 0 2' 10' 20' +311 0.5 310.5 310.5 310.5 +308.5 0 +301 +301.5 +306.75 +307.5 +306 /2/ N,T,S 111" IOW W W 4318 774 1 -4, 5 444, 45455 5,54555e -14 Ti 4 44,4:: €4442 +31 +317.25 I +319 LI L .NNE. 0 2' 10' 20' COMMERCIAL LEASE AREA 1,000 SF +320 +316 +317.5 +317 7.5 +313.5 +313.5 = 14= 5444, RESIDENTIAL UNITS STORAGE UNITS +320 /441/4 -54 +314 +313.5 +314 +311 +311 +311 €4,4 444 +311 +312.5 22& 1/4" +311 TS ENNEN 0 2' 10' 20' 4€4 -5€4744 55_1 +311 +310.5 0.5 54-44-54, 454445444445" 44-444-4- 4-554-4,e' ,445455,544-44- 545, 4 5541, 4€€€€€ rar 54,5,45 4, 44 5,,/, 45\45544 \ 5 45-45,45 €4-'5'54's ii-€4 4554€ -455 5 ,4il 55 -€54f/ 454,55," /44,44,4444€44,4,, +311 --€45*-55, 5,514554 0.5 0.5 f5'5,?5,4 +309 +308.5 455-54/44 \ 4,544, 54,555s, 6„;"1-1f1 /5444 0 .75 +306.75 +307.5 55, 44444 44-4 RESIDENTIAL 7=lx (7) STUPIO 20 = 1 x (20) 1DEPROOM 30 = 1.5 x (20) 2 EROOM 16 = 2 x (8) 3 DEPROOM PARKING REQ P - 73 55 UNITS PARKING PROVIDED - 59 (GARAGE) 14 (ON -SITE) +306 1 COMMERCIAL 6,2 5 5- X 41'000 SF KI\G 12AKI EQ = 25 5 ALS G ROVI)EP - 28 5 ALL5 -s= i-3= RtA'VtW,., 0 &JEST ELEVATION SCALE: I/O' • l'-0" JI1iiii • i= s+r +343'-0" -is::32.0170" -s= -,913111'±:Y: MATERIAL SCHEDULE COMPOSITE TRIM 2, COMPOSITE PANEL 3, 1-1R-36 METAL PANELS (VERTICAL) 4, COMPOSITE LUINDOUJ TRIM S. METAL CORNICE COPING 6, HR-36 METAL PANELS (HORIZONTAL) 7. CONCRETE 13- STEEL CHANNEL 0 STEEL GUARDRAIL 10VINYL WINDOW II, ANODIZED ALUMINUM STOREFRONT SYSTEM 12, HOLLOW METAL DOOR 13. GARAGE DOOR 14, INTEGRAL COLOR GROUND FACE GNU IS, HORIZCBITAL STEEL CANOPY lil I II E ' 0 EA5T ELEVATION SCALE, I/OT • P-O" PAINT COLOR PI - SYCAMORE TAN, BO 26165 P2- UNIVERSAL KHAKI, SW 61S0 P3- MATTE BLACK CMU 111 - KHAKI (GROUNDFACE) CONCRETE CI - NATURAL GRAY FINIS1-4E1) METAL Fl AEP SPAN, COOL METALLIC CHAMPAGNE F2 - BLACK ANODIZED ALUMINUM VINYL VI - BLACK 11FJri II 2 a uUTACTF, FBATTFT ;,WTHat +37340" OOF +36340" EVEL L-5 'REVEL L-4 +3431-0" EVEL L-2 +3231-0" 4'1 EVEL L-1 +320-0 EV E L -L-1 +311-0" ARKING LEVEL 1 ARKING LEVEL 2 -4444444-- 4444, 4.44444444,44-'44- CDSOUTI-I ELEVATION I/6" • 44-4 -444A, :4*5-:444-14-444 444,4, "44 44-44-411114 447444-147444-4444a 414-4444-4 - _ - - - In °NORTH ELEVATION 174:414; 1.444144i 1=1 F I - 4-444.14- 4,4444-44-444---444-444444'!444-44-7d :44444 ",-4 -44 " 44- 4444-44 4444 44.474 44444444441474-4 4-4 47' Ji 11 00;35, tt ;-i-43,1•4 - El 414721 4W-44f. tZ,Mi arg,74 - fen "y- 744-4 44,474,4444 7- ADJACENT GRADE 315.8 APPROXIMATELY FINISHED FLOOR OF ADJACENTAPARTMENT TO THE NORTH APPROXIMATELY EXISTING GRADE AT APARTMENT TO THE NORTH 44444-4,441644.7 3444.4. 4,4 731-0" OOF 0" EVEL L-5 +3531-0" EVEL L-4 `PtEVEL L-3 EVEL L-2 ,.+3231-0" 4.LEVEL L-1 - +32040" RKI NG LEVEL PARKING OCCUPANCY AND UTILIZATION STUDY Riverton Heights 14227 Tukwila International Blvd, Tukwila, WA 98168 Ab INVESTMENT AND CONSULTING GROUP Aklilu Gebreyesus, CPP 410 0U 6:9 co m January 4, 2019 59 INTRODUCTION SEG 56th LLC has retained Ab Investment & Consulting Group, to assess the parking lot located at 14227 Tukwila International Blvd, Tukwila, WA 98168 (Riverton Heights). The goal of this study was to document the current demand and utilization of parking lot. Ab Investment & Consulting group conducted parking occupancy surveys three days a week for four weeks between the hours of 10 AM to 10 PM. These collection periods provided data from different demand times so that the study group can establish a peak, weekday and weekend utilization period for the study area. The total parking supply is defined as the number of available stalls within the study area. A total of 158 stalls were included in the survey for this study — designated loading stalls were not surveyed. Parking occupancy rates are calculated in this report for an average weekday and weekends. A parking occupancy rate can be defined as the percentage of the parking supply that is observed to be occupied during a given period. Parking occupancy is reported on an hourly basis. PARKING OCCUPANCY STUDY The purpose of this study was to derive a comprehensive and objective understanding of parking occupancy and utilization in the study area during peak days. METHODOLOGY A complete survey of parking use (occupancy) was conducted on three "typical days" representing parking activity when the lot is busy. The study was conducted in December 2018, and 84 sample data were collected (table 1) Ab Investment and Consulting Group I BASICS OF PARKING UTILIZATION PARKING UTILIZATION LOOKS AT THE UMBER OF PARKING SPACES THAT ARE OCCUPIED VERSUS THOSE AVAILABLE AT CERTAINPOINTS OF THE DAY, THIS IS GENERALLY DESCRIBED USING THE PERCENT OF PARKING CAPACITY THAT IS OCCUPIED. FOR INSTANCE, A PARKING LOT WITH 100 PARKING SPACES AND 30 PARKED VEHICLES HAS PARKING UTILIZATION RATE OF 30-PERCENT. IN THE CASE OF OFF-STREET PARKING, THE OPTIMAL UTILIZATION RATE IS GENERALLYACCEPTEDTO BE 90- PERCENT. THE EXAMPLE LOT DESCRIBED ABOVE WOULD HAVE 10 EMPTY SPACES. ABOVE 90-PERCEIT„ PARKING IS BEYOND THE FUNCTIONAL CAPACITY OF THE LOT AND MANY DIVERS WOULD CONSIDER IT FULL THE ON -STREET PARKING OPTIMAL UTILIZATION RATE IS 85- PERCENT AT THIS POINT, A DRIVER CAN EXPECT TO FIND 1 FREE SPACE FOR EVERY 7 OCCUPIED, ABOVE 85-PERCENT, OCCUPANCY IS BEYOND FUNCTIONAL. CAPACITY CAUSING DRIVERS TO CIRCLE IN SEARCH OF A VACANT SPACE 1206.717.5680 60 |norder tnensure the 'snapshot acquired through this study was erepresentative ofgeneral parking conditions, field assessment was conducted by our senior staff to select an appropriate and representative time and days before the data collection phase started. STUDY AREA The map below provides a layout of the parking locations. The lot has 158 available parking stalls and is utilized by the patrons and employee of the business. Image - shows the study area AhInvestment and Consulting Group | 1 206717.5680 61 DATA COLLECTION Parking occupancy counts were performed over a four -week period between December 5, 2018, and December 29, 2018, during the following times: • Wednesday through Saturday, between 10:00 A.M. and 10:00 P.M., In addition, the parking supply of the study area was confirmed. PARKING UTILIZATION Occupancy surveys were conducted from December 5th — December 29th during different hours for the designated area. The average hourly counts (occupancy) are summarized below in tablel. 12/5/2018 12/7/2018 12/8/2018 12/12/2018 01-4 12/14/2018 12/15/2018 if49100PMA 40 71 78 112 118 76 59 71 83 77 80 70 85 94 71 6:00PM 102 83 96 SO 33 56 37 49 29 59 56 32 63 45 27 89 83 95 110 78 55 12/19/2018 31 72 74 85 86 68 42 12/21/2018 27 64 70 83 87 70 46 12/23/2018 40 61 93 88 106 62 54 12/26/2018 54 70 96 70 83 56 37 12/28/2018 31 48 83 93 72 66 22 51 61 31 55 40 59 12/29/2018 31 52 75 84 89 58 46 Average OCCLI pancy 43 69 84 81 86 60 38 Lowest Occupancy 27 40 70 70 59 45 22 HighestOccupancy 61 112 118 95 110 78 55 Tablel- shows data collected during the duration of the study. Ab Investment and Consulting Group I ww,,,v,abk:A,corn I 206.717.5680 62 Occupancy levels reached their peak at 2 PM, where 118 of the 158 total spaces (75%) were occupied. i I I 2 I s�m�m o��o�x zn�opw The utilization profiles subsection explores and compares utilization based on the time of day and day of the week through parking utilization profile charts (below). These profiles show how many spaces are occupied and how many are available, providing a visual representation for comparing occupancy and availability etdifferent points inthe day nm 160 pm zm xm 80 60 40 20 n ^ -Average Occupancy - Lowest Occupancy 1111--l" Highest Occupancy -Capacity 63 CONCLUSION The parking occupancy for the lot was observed to be occupied at the peak of approximately 75 percent during 2:00 p.m. period on Friday. Based on this study the occupancy is well below the demand on a peak day. AN 85% OCCUPANCY RATE IS A WIDELY - ACCEPTED INDUSTRY STANDARD FOR OPTIMAL ON -STREET PARKING OCCUPANCIES AND 90% FOR OFF-STREET PARKING FACILITIES THESE ARE TARGET RATES FOR PREVENTING THE ADDITIONAL AND UNNECESSARY TRAFFIC CIRCLING FOR A SPACE WHILE STILL MAKING GOOD USE OF THE PARKING SUPPLY AND ATTRACTING CUSTONIERS, Ab Investment and Consulting Group I www„,*cg,,c(„ml I 206.717.5680 64 City of Tukwila Allan Ekberg, Mayor INFOR ATIONAL E ORANDU TO: Community Development and Neighborhoods Committee FROM: Jack Pack, DCD Director BY: Nora Gierloff, Deputy DCD Director and Kia Shagena, Code Enforcement Officer CC: Mayor Ekberg DATE: March 26, 2019 SUBJECT: Rental Housing Program Update ISSUE TMC 5.06.050 was updated to provide more oversight of Residential Rental Licensing Program inspections conducted by non -city inspectors. BACKGROUND During the November 27, 2018 Community Development and Neighborhoods Committee meeting staff proposed changes to the Residential Rental Licensing Program which included the addition of an audit provision to the code which allows code officials to reinspect units when the inspection report results are in question. On December 10, 2018 City Council approved the proposed code changes to TMC 5.06. See attachment A. DISCUSSION In response to an identified quality assurance issue related to rental inspections conducted by a non -city inspector, the rental housing staff reached out to property owners whose last inspection was performed by this inspector to offer a courtesy inspection by our inspection staff. Four property owners took advantage of the courtesy inspection offer. Seven units were reinspected by our inspectors. Of the seven units inspected three units did not pass inspection. Our inspectors found that each of the three failed units were missing one or more smoke alarms and two of the units contained electrical hazards. Inspectors have been working with property owners to have the deficiencies corrected. In an effort to improve inspection quality assurance, rental housing staff have begun implementation of the program's new audit policy. Any time before or after a Certificate of Compliance is issued the code official may reexamine inspection checklists submitted by private inspectors. Under the following conditions the code official may require rental units to be reinspected by the City: 1) The City has received one or more life -safety complaints about a specific unit/property. 2) The City has received complaint(s) of substandard housing conditions. 3) The City has received a significant number of incomplete and/or inaccurate inspection checklists from a specific property/inspector. 4) The City has received a significant number of inspection checklists with perfect scores from a specific property/inspector. 5) The City has received tenant complaints about inadequate inspections. 6) The City has received two or more separate complaints about a specific inspector. 65 INFORMATIONAL MEMO Page 2 7) The City has received three ormore separate complaints about ospecific property. 0 A| and/or substandard housing condition(s) has been found toexist onthe property. QA A specific inspector has been removed from the Citv's approved list. 1[UAspecific inspector, pnopertyovvnar, and/or manager, has been found bvthe City to have submitted one or more inspection checklists known (or should have known) to be Ifthe code official determines that a reinspection is required, the code official shall issue a written Notice of Rental Inspection Audit and reinspeotions must be scheduled within GOdayo of notice issuance. The code official may request ofull orpartial reinepectiondepending oDthe number ofunits on the property. Rental units that fail the audited reinspeotion will be required to bacorrected and reinspected within 30days. AMinspection failure rate ofmore than 4O%will result inomandatory full property nsinepectionot the owner's expense. See attachment B. |naddition toimplementing the progran'snew audit policy,staff have updated the rental inspection checklist. The previous inspection checklist required ` inspectors hoindicate if code standard was met ornot. The new checklist requires inspectors toindicate ifa code standard was met or not and for most of the listed code stondardo, if the standard is not met the inspector is required to indicate the severity level ofthe observed violation. Severity levels are defined as rninor, rnodermte, or severe. This addition to the inspection checklist was included as a means tobetter measure the overall condition of the rental units, as well as, capture the nuances of the different types of housing issues seen by inspectors within Tukwila's rental housing stock. k . In addition to aseverity scale, the checklist was also reformatted to improve usability, namoma redundancies, and consolidate inspection results. FINANCIAL IMPACT The only direct costs would bestaff time required to implement and enforce the audit and revocation provisions. This includes the staff time for required reinspections. RECOMMENDATION Information and discussion only ATTACHMENTS A. TIVIC Chaoter5.OG.O5D B. Notice QfRental Inspection Audit C. Updated Rental Inspection Checklist 66 5.06.0 Inspection Required A. The property owner i responsible for obtaining an inspection of each rental unit and submitting the Inspection Checklist to the code official no later than September 30 of the year the Certificate of Compliance expires. B. When a unit changes from owner occupancy to a rental„ the inspection must occur before the unit is cupied by the tenant. An inspection is not required the year a Certificate of Occupancy is issued for a newly -constructed bolding, and thereafter the building will be inspected according to the quadrant in which it is located, C. Owners of complexes with 5 or more units are required to utilize a non -City inspector. Owners of rental properties with fewer than 5 units may utilize a City inspector or a non -City inspector. -City inspectors must meet the qualifications defined herein, , preapproved by the City, and may not have a financial interest in the property. The City shall provide the Inspection Checklist to the owner with the application form. D. The code official shall issue a Certificate of Compliar for rental units that comply with applicable laws based on a submitted Inspection Checklist. If using a non -City inspector, the owner shall be responsible for making the inspection arrangement with the non -City inspector. E. The code official shall audit Inspection Checklists submitted by private inspectors and based on audit results may reinspct-units, on that property or inspected by that inspector., F. Submittali of an 'Inspection Checklist that the owner knows or should have known is false may result in revocation of the residential rental business license and penalties defined in TMC Sect 5.06.200. C. An impactor may be removed from the City's approved list for reasons including„ but not limited to:. 1. Submittal of an Insp t' Checklist that the inspector knows or should have known is false. 2. Conviction for any crime that occurs in connection with an inspection. 3. Failure to hold a valid Tukwila business license.. (Ord, 260 § , 2018; Ord. 2519 § , 2016:: Ord. 2459 §2. 2014; ; Ord. 2281 §1(part), 2010) 67 68 City of Tukwila Code Enforcement NOTICE OF RENTAL INSPECTION AUDIT TMC § 5.06 050(Ej DATE PROPERTY OWNER/MANAGER ADDRESS CITY, STATE, ZIP Rental License #: RENT##-#### Rental Location: ADDRESS Parcel #: ########## REINSPECTION(S) REQUIRED RESIDENTIAL RENTAL BUSINESS LICENSE INSPECTION REQUIREMENTS Code Reference: TMC 5.06.050 Inspection Required A. The property owner is responsible for obtaining an inspection of each rental unit Determination: E. The code official shall audit Inspection Checklists submitted by private inspectors and based on audit results may reinspect units on that property or inspected by that inspector.... Reinspection of a random sample of rental units is required within 60 days of this notice. Inspections shall be completed by a City Inspector. City Inspector(s) shall select the specific units to be inspected day of inspection. The landlord must provide ALL tenants written notice at least 48 hours prior to inspection. See enclosure. Rental units that fail this City inspection will be required to be corrected and reinspected within 30 days. From the sample of units that are chosen by the inspector(s) for inspection, an inspection failure rate of more than 40% will result in a mandatory full property reinspection at owner's expense. Contact the City's Rental Housing Program at (206)431-1674 to schedule inspections. INSPECTION MUST OCCUR WITHIN 60 DAYS OF THIS NOTICE Reasons for A Rental Inspection is required as a condition of a residential rental business license per Determination: TMC 5.06.050. City records indicate that the last rental inspections submitted for this property were completed on May 16, 2017 by a private (non -city) inspector. Per provision E of TMC 5.06.050 an audit of the submitted inspection results was conducted on February 6, 2019. After review of the 2017 inspection results it was found that all 56 units inspected received a perfect score on their Inspection Checklist. This is an unusual and significant number of inspection checklists with a perfect score. It was also found that the inspections were conducted by a private inspector that has since been removed from the City's list of approved inspectors for having submitted a series of false, insufficient and/or incomplete inspection reports. To verify the conditions and habitability of the rental units at this property partial reinspection is required. Auditor: Kia M Shagena Determination Date: DATE CITY OF TUKWILA CODE ENFORCEMENT • 6300 SOUTHCENTER BLVD, SUITE 100, TUKWILA, WA 98188 • (206)431-3671 69 Failure to comply with inspection requirements may result in the non -issuance or revocation of a property's Residential Rental Business License and result in the inability to rent the unit(s). Relocation Assistance pursuant toTK000.46may apply. Code Enforcement Officer: 0aMShaXena Telephone: (206)431,2164 Email: Kia.ShaOenaKptukwi|amm.Xov ENCL0SURE(S): Requirements for Nntice(s)toTenants Inspection Checklist [C: PROPERTY MANAGER ADDRESS SUITE# 70 Property Owner: Rental Address: Property Name: CITY OF TUKWILA Unit #: Rental Housing Program - Inspection Report and Checklist UNIT DOES NOT PASS IF INSPECTION RESULTS EQUAL 25 POINTS OR MORE owe||incType Eonule-family E;puu,puu Ecunuomm/um E Apartment w/ +"nxs Eoun/ex EAccessory Dwelling Unit En/v/ex Eaumo/eff ic/eocvunit FILE # Inspection Results Final Inspection Score CITY OfTUKWILAOFFICIAL RENTAL INSPECTION REPORT DATE npINSPECTION: INSPECTOR NAME (PmmTEn): INSPECTOR osm^mRE. RE/mSpECrmwnEQw/nmr x / IN nowSPsomwDUE DATE: POST INSPECTION COMMENTS /REQUIRED CORRECTIVE ACTIONS HAoAnmS-[heck all hazards that apply. Plumbing system hazards fomndIPMCS04.3 Mechanical equipment improperly installed and maintained /nwcwa/ Combustion air supply is inadequate for fuel burning equipment - IPMC 603.5 Unit does NOT have electrical service provided byutility- /nwcw4./ Electrical system hazards found nwcm^ Other hazards found /,wc/w Describe hazard: Fire doors are blocked, obstructed, nrinoperable '/,mcr03.2 Inadequate emergency egress from one ormore habitable spaces /,Mcwz^ Doors, bars, grilles, grates over emergency escape openings are NOT readily operable from inside, without keys or special knowledge /,wcnu.3mno.* Missing/inoperable Smoke detector(s): Detectors required for each story; each bedroom; immediately outside each sleeping area /,wc/04 Missing orinoperable Carbon monoxidedetectur(s): Detectors required for each story; immediately outside each sleeping area ^mv19.27s30 One ormore bedroom under 7Osqft/,wC404.+1 as as 2s as as as 25 For each hazard present add 25 points to Final Inspection Score COMMENTS 4 ENTAL HOUSING INSPECTION CHECKLIST DIRECTIONS: If code standard is not met the inspector will mark the applicable section with the appropriate point value based on the severity of the violation. Severity levels are defined as minor, moderate, or severe (except where only a single score option is provided). The inspector will mark NA if not applicable and will add inspection notes to support ratings. Sections left blank indicate compliance with the referenced standards. Total score shall be calculated based on assigned non-compliance point values assigned to each violation and severity level. An inspection does not pass if there is a total of 25 or more non-compliance points (NC-PTS). INTERNATIONAL PROPERTY MAINTENANCE CODE (IPMC) STANDARD Windows and frames in good repair- IPMC 305.3 Floor surface in good repair-IPMc305.4 Wall surface in good repair - IPMc305.3 No visible mold, mildew, or signs of moisure of leaks-iPMcso4.1 Adequate source of heat - IPMC 602.3&602.5 No evidence of insect or rodent infestation/harborage - IPMC 302.5 & 309 Functional lighting fixtures- IPMC 402.2 & 402.3 Two separate & remote electrical outlets per room-IPMc605.2 Minimum of 1 openable, approved -size window facing directly to the outdoors-iPMc 402.1 & 403.1 Stove vent properly connected and functional- IPMC 302.6&403.4 Has a clear path of not less than 3' clearance between counterfronts and appliances or walls- IPMc404.2 Has kitchen sink, cooking stove, refrigerator, and counter space- IPMC 404.7&502.1 1 grounded -type receptable or GFCI: laundry, kitchen, garage, basement- IPMC 605.2 Hot and cold water to all plumbed fixtures- IPMC 505.1 Clothes dryer exhaust vented properly to exterior- IPMC 403.5 Water heater correctly installed-IPMcso5.4 Door for privacy, in good repair, securely attached-IPMC503.1 Separate bathroom with toilet, sink, & tub/shower- IPMC 404.4.3 Bathroom/toilet room properly ventilated (openable screened window or functiona mechanical fan)-IPMc403.2 Has at least one electrical receptacle-IPMc605.2 INSPECTION NOTES: EXTERIOR STRUCTURE / EXTERIOR PROPERTY INTERNATIONAL PROPERTY MAINTENANCE CODE (IPMC) STANDARD Surfaces in good repair- IPMC 304.2 Address numbers 4" tall & visible from the street- IPMC 304.3 Strutural members in good repair, IPMC 304.4 Foundation walls in good repair- IPMC 304.5 Exterior walls in good repair- IPMC 304.6 Roof and drainage in good repair- IPMC 304.7 Decorative features in good repair- IPMC 304.8 Overhang extensions in good repair- IPMC 304.9 Stairways, decks, porches, balconies in good repair- IPMC 304,10 Handrails and guardrails firmly fastened-IPMC304.12 Chimneys and towers in good repair- IPMC 304.11 Exterior doors in good repair; deadbolt locks operable by knob; deadbolt throw not less than 1 inch- IPMC 304.15 Clean, safe & sanitary/no uncontained debris- IPMC 302.1 Approved waste containers w/tight fitting lids- IPMC 308 Sidewalks/driveways free of hazards- IPMC 302.3 No weeds in excess of 12 inches- IPMC 302.4 No evidence of insect or rodent infestation/harborage- IPMC 302.5 & 309 Accessory structures in good repair- IPMC 302.7 No junk vehicles/repair outside garage- IPMC 302.8 Free from graffiti - IPMC 302.9 No standing water or erosion-IPMC302.2 Swimming Pools, Spas & Hot Tubs - Clean, sanitary, in good repair- IPMC 303.1 Swimming Pools, Spas & Hot Tubs - Enclosure 60" high, w/self-closing latch- IPMC 303.2 INSPECTION NOTES 5 0 space for additional inspection notes on back ADDITIONAL INSPECTION NOTES v .P