HomeMy WebLinkAboutCOW 2021-05-24 Item 4H - Discussion - Disposition of Former Fire Station #52COUNCIL AGENDA SYNOPSIS
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Meeting Date
Prepared by
Mayor's review
Council review
5/24/21
RB
ITEM INFORMATION
ITEM No.
4.H.
135
STAFF SPONSOR: RACHEL BIANCHI
ORIGINAL AGENDA DATE: 5/24/21
AGENDA ITEM TITLE Disposition of the former Fire Station 52 site
CATEGORY 11 Discussion
5/24/21
❑
Mtg
Motion
Date
❑ Resolution
Meg Date
❑ Ordinance
Mtg Date
❑ Bid Award
Mtg Date
❑ Public Hearing
Mtg Date
❑ Other
Mtg Date
Mtg Date
SPONSOR ❑ Council ❑ Mayor
Svcs ❑ DCD ❑ Finance ❑ Fire ❑ P&R ❑ Police ❑ PW
AI Admin
SPONSOR'S Now that the Fire Department has moved into the new Fire Station 52 on the City Hall
SUMMARY campus, staff is seeking direction from the Council regarding the disposition of the former
Fire Station 52 site.
REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety
❑ LTAC ❑ Arts Comm.
DATE: 5/10/21
LI Finance
& Governance ❑ Planning & Community Dev.
❑ Planning Comm.
CHAIR: IDAN
❑ Parks Comm.
COMMITTEE
RECOMMENDATIONS:
SPONSOR/ADMIN.
COMMITTEE
Administrative Services
Consensus on two alternatives and request for neighborhood outreach
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
$ $
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
05/24/21
MTG. DATE
ATTACHMENTS
05/24/21
Informational Memorandum dated April 27, 2021 (updated May 10, 2021)
Former Fire Station 52 Building Conditions Report
Minutes from the 5/10 Finance & Governance Committee meeting
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136
City of Tukwila
Allan Ekberg, Mayor
Administrative Services Department- Rachel Bianchi, Deputy CityAdministrator
TO: Finance and Governance Committee
FROM: Rachel Bianchi, Deputy City Administrator
CC: Mayor Ekberg
DATE: April 27, 2021 Updated May 10, 2021
SUBJECT: Disposition of former Fire Station 52 building and property
ISSUE
Now that the Fire Department has moved into the new Fire Station 52 on the City Hall campus, staff is
seeking direction from the Council regarding the disposition of the former Fire Station 52 site.
BACKGROUND
Earlier this year the Fire Department moved to the new Fire Station 52, now the Department's
headquarters station, on the City Hall campus. This leaves the former Fire Station 52 site, located at
the top of Tukwila Hall, vacant. The building was built in 1971 and has operated as a Fire Station for
more than 40 years. As the City determines disposition of the property, staff has identified four
potential alternatives, all of which have their own nuances and differing alternatives within them:
• Retain the existing building and property and repurpose for City or community use;
• Sell and/or lease the property to a nonprofit or other similar organization for community use;
• Sell the property to a private party for personal use; or
• Demolish the existing building and revert the property to a public park — either passive or active.
DISCUSSION
In April of this year the City commissioned a property conditions report for the building, which is
attached to this memo. The scope of the property conditions report is limited to what is visible and
identifies that there could be unseen issues in the building. The report identified $181,189 of needed
repairs over the next 12 years, of which $129,669 are recommended to be completed within the next
five years. These costs do not include any potential remodel to the building that would needed to
create a civic or community space and are only a rough estimate at this time. The true costs of these
needed repairs would need to be ascertained during a bid process.
One unknown that will require further investigation is the reality that this building served as a working
fire station for over 40 years and has been subject to diesel exhaust throughout this use. There is the
possibility of other contamination as well. This building was constructed before much of the information
we now have regarding the chemical exposure associated with firefighting, and this was one of the
major reasons to replace the station, along with other outdated issues that impede the high level of fire
service delivery.
Below are the pros and cons associated with each of the alternatives identified above.
• Alternative 1: City retains the existing building and repurposes for City or community use. This
alternative would provide another community space that could be used for a variety of events,
from art shows to farmers markets to other potential uses. This alternative would require an
unknown up -front capital outlay to not only initiate the needed repairs identified in the property
conditions report, but also would require remodeling and updating. This alternative would also
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
137
require staff time to program the building as well as ongoing normal maintenance. Events may
be limited by inadequate parking on site and limited street parking.
• Alternative 2: City sells or leases to a nonprofit or other community group. This alternative could
look a variety of different ways, depending on a final agreement after a public process. If the
City were to sell under this scenario, it could potentially by an "as -is" sale, requiring no
additional investment. Any sort of a lease scenario would likely require additional capital outlay
for the needed repairs and potential remodel. The City has already been approached by a
community member interested in using the facility for an arts space. However, at this point staff
has not engaged in further conversations to better understand what type of agreement the party
would be interested in pursuing. In addition, any sort of sale or lease process would need to go
through a public process. Uses may be limited by inadequate parking on site and limited street
parking. Sale of the property would require a boundary line adjustment as the park, former City
Hall building and former fire station are all on the same lot.
• Alternative 3: City sells to a private entity. The City has already been approached by a broker
representing an individual interested in purchasing the old fire station. This alternative would
also require a public process and staff anticipates there would be interest from other parties.
The City could sell the property as -is with no additional capital outlays. Sale of the property
would require a boundary line adjustment as the park, former City Hall building and former fire
station are all on the same lot.
• Alternative 4: City turns the site into a park. While this alternative would require the up -front
cost to demolish the existing building, there is a significant range in cost to convert the site to a
park, depending if it was made passive or active. Transforming the site into a park would fit well
with the existing uses of the adjacent former City Hall (currently leased to the Tukwila Historical
Society) and park. It would also retain options for possible future site plans.
The City contemplated selling the Fire Station 52 site as a part of funding the overall Public Safety Plan.
However, given the increase in value of the former motel sites, and the agreed-upon purchase and sale
of those properties, leasing or retaining the former Fire Station 52 site would not have an adverse
impact on the Public Safety Plan finance model. However, retaining and/or repurposing the building
would require additional capital, as well as ongoing staff and maintenance costs not currently
accounted for in the City's budget.
RECOMMENDATION
Due to the building served as a working fire station for over 40 years and has been subject to diesel
exhaust throughout its use, the Administration recommends the Alternative 4, that the City retain the
property but demolish the building and turn it into a park. The City could use one-time savings from the
new Fire Station 52 project to demolish the building and either seek grant funds to develop the park —
either passive or active — or identify other City funds for park development. While the Administration
certainly sees value in the potential of retaining the building for community use, the costs associated
with needed -repairs, ongoing maintenance, and staff time are a barrier to transforming the building to
such a use given the normal City budget constraints not tied to the pandemic. Additionally, the
Administration does not believe selling to a private entity would be a good course of action given the
adjacent park and former City Hall building. Finally, the Administration is concerned about keeping the
building vacant for any significant period of time could cause further deterioration, potential for various
nuisances and other unwanted issues.
Staff is seeking consensus from the Committee on next steps, recognizing they may want additional
information on one or two of the alternatives to make a final recommendation to the full Council.
At the May 10, 2021 Finance and Governance Committee Meeting, the Committee unanimously moved
this item forward to the May 24, 2021 Committee of the Whole with the following recommendations:
• The Committee is supportive of Alternatives 1 and 4, and is not supportive of either 2 or 3.
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Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
• The Committee asked for an estimate as to the cost of demolition for the building. Staff reached
out to our partners at Lydig Construction, who served as the GCCM for the new fire stations for
assistance in developing a rough order of magnitude estimate on the cost of demolition. Their
estimator — who used to work at a demolition company — estimates the cost for demolition would
be $128,000 with an abatement allowance of $25,000. This estimate assumes no contaminated
soils would need to be removed.
• The Committee asked staff to develop an outreach program for the Tukwila Hill neighborhood to
ascertain the neighborhood's preference between Alternatives 1 and 4. Staff agrees and
proposes the following outreach steps; staff would then use these learnings to brief the
Committee and Council before a final decision is made:
o Develop an online survey to determine the neighborhood's preferences for the
disposition of the site;
o Schedule an online Town Hall for the neighborhood to share their preference between
Alternatives 1 and 4;
o Send a post card to the Tukwila Hill neighborhood promoting the survey and town hall;
and
o Promote all of the above on social media.
Staff is seeking consensus from the Committee of the Whole that the two alternatives identified by the
Committee are the ones that staff should put forward in the outreach and engagement effort and
whether the outreach program described above meets the Council's objectives.
ATTACHMENTS
Property Conditions Report conducted by Jeff Samdal and Associates
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
139
140
iffh
SAMDAL
8 ASSOCIATES
PROPERTY CONDITION ASSESSMENT
Fire Station 52
5900 South 147th Street, Tukwila, WA 98168
For:
City of Tukwila
c/o Rachel Bianchi
6300 Southcenter Blvd, Suite 100
Tukwila, WA 98188
Prepared By:
Jeff Samdal, PE
jeff@samdalassoc.com
(206) 412-4305
Date Prepared:
April 26, 2021
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
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 Information 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 11
3.3 Structure 15
3.4 Roofing 16
3.5 Exterior 18
3.6 Electrical Systems 21
3.7 Plumbing Systems 23
3.8 HVAC Systems 24
3.9 Elevators 26
3.10 Fire Detection and Suppression 26
3.11 Common Interior Finishes 28
3.12 Miscellaneous 31
3.13 Amenities 32
3.20 Summary of Annual Anticipated Expenses 32
4.0 LIMITATIONS 34
APPENDIX 35
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
1.0 EXECUTIVE SUMMARY
1.1 GENERAL DESCRIPTION OF PROPERTY
The subject property is approximately 1.16 acres and is located on the northwest corner of the intersection of 59th Ave S and S
147th St. There is one building containing a 3,300 square feet fire station. According to King County Records, the property was
constructed in 1971. The property is relatively flat and consists of an asphalt parking lot and mature landscaping outside of the
building itself. Adjacent to the property there are primarily residential properties.
The roofs of this building are pitched and are surfaced with asphalt composition roof surfacing. The exterior of this building is
clad with bare exposed aggregate concrete and diagonal wood lap siding and wood trim. The windows of this building are
aluminum -frame windows.
Like all properties, this property will require capital maintenance. We have itemized areas of capital maintenance that we
anticipate over the next twelve (12) 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
Component Cost Urgency Section
Several scopes of work recommended in 2021 and
2022 shown in Table 3.1A and Table 3.20
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
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 Client dated March 16, 2021, which was
based on our correspondence with Rachel Bianchi 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 April 20, 2021 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:
■ 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:
■ National Association of Home Builders (NAHB) averages
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
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:
■ Henry Ancira, Superintendent, City of Tukwila
The following documents were viewed as part of this study
■ Maintenance Ledger 2005-2020
■ Architectural Drawings, by R. James Dersham, dated 1971
■ Restroom Improvement Drawings, by (vary & Associates, dated June 19, 2006
The physical inspection of the property occurred on the following date:
■ April 20, 2021
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
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.
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
Table 3.1A: Component Assessment and Valuation
Note: All numbers provided are the engineer's opinion of probable life and cost in 2021 dollars. Exact numbers may vary.
Component
Quantity
Units
Cost/Unit
Remaining
Life
(Years)
Useful Life
(Years)
Total
Cost
3.2
SITE
Asphalt overlay
3,990
SF
$3.65
10
40
$14,564
Asphalt repairs prior to resealing
and overlay
200
SF
$8.95
5
5
$1,786
Asphalt seal coating and restriping
3,990
SF
$0.36
0
5
$1,436
Storm drain clean-out
1
LS
$1,200
1
5
$1,200
Concrete repairs
1
LS
$1,600
5
5
$1,600
3.3
STRUCTURE
No structural expenditures budgeted
3.4
ROOFING
Resurface roofs
40
SQ
$675
1
30
$27,000
Replace gutters and downspouts
172
LF
$8.75
1
30
$1,505
3.5
EXTERIOR
Replace all exterior siding, trim,
windows, and pedestrian doors
2,860
SF
$28.50
1
50
$81,510
Paint exterior of building
2,860
SF
$2.95
1
8
$8,437
3.6
ELECTRICAL SYSTEMS
No significant electrical expenditures expected within the next 12 years
3.7
PLUMBING SYSTEMS
Replace the Rinnai tankless water
heater
1
EA
$3,200
5
15
$3,200
3.8
HVAC SYSTEMS
Replace the Reznor hanging gas
furnace
1
EA
$2,800
20
25
$2,800
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
Component
Quantity
Units
Cost/Unit
Remaining
Life
(Years)
Useful Life
(Years)
Total
Cost
3.9
ELEVATORS
There are no elevators in this building
Ir
3.10
FIRE DETECTION & SUPPRESSION
Replace the fire alarm control panel
1
EA
$3,500
2
25
$3,500
Hire service technicians to inspect the fire detection system and fire suppression system, as both of their
tags are out of date
3.11
COMMON INTERIOR FINISHES
There are no areas of the interior that have to be repaired at this time; we assume that future upgrades and
renovations will occur after a future use is determined for this building
3.12
MISCELLANEOUS MECHANICAL
Replace garage doors
2
EA
$5,200
14
16
$10,400
Replace garage door openers
2
EA
$1,400
6
8
$2,800
I
3.13
AMENITIES
No amenities not mentioned in other areas of this table
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
Table 3.1B: Table of Categorized Expenses over the Duration of the Study
Category
Total Expenditure Over
the Next 12 Years
Percentage
Site
$37,409
20.6%
Structure
$0
0.0%
Roofing
$29,360
16.2%
Exterior
$103,654
57.2%
Electrical Systems
$0
0.0%
Plumbing Systems
$3,710
2.0%
HVAC Systems
$0
0.0%
Elevators
$0
0.0%
Fire Detection & Suppresion
$3,713
2.0%
Common Interior Finishes
$0
0.0%
Miscellaneous Mechanical
$3,343
1.8%
Amenities
$0
0.0%
TOTAL
$181,189
Figure 3.1B: Pie Chart of Categorized Expenses over the Duration of the Study
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
Exterior
Roofing J
Site
Plumbing Systems
Fire Detection &
Suppresion
Miscellaneous
Mechanical
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
3.2 SITE
The address of this property is 5900 South 147th St, Tukwila, WA 98168.
Aerial image of property (courtesy of Google Earth)
General Description of Site
The subject property is approximately 1.16 acres and is located on the northwest corner of the intersection of 59th Ave S and S
147th St. There is one building containing a 3,300 square feet fire station. According to King County Records, the property was
constructed in 1971. The property is relatively flat and consists of an asphalt parking lot and mature landscaping outside of the
building itself. Adjacent to the property there are primarily residential properties.
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
Asphalt
Generally, the asphalt appears to be in fair condition. However, we recommend that the asphalt be sealed and restriped in 2021.
The cost to seal and stripe a lot of this size will be approximately 36 cents per square foot including tax. This level of maintenance
will likely be necessary every 5 years.
Storm System
There are storm drains located in the parking lots. 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.
East Asphalt Parking Lot
Storm Drain
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
Landscaping and Irrigation
Generally, landscaping and irrigation systems are maintained via the operating budget. There was an irrigation system on this
property; however, this system was not tested.
Trees and Bushes at the West Side of the Building
Trees and Bushes at the West Side of the Building
Irrigation System Control Panel
Flower Beds at the East Side of the Property
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
Concrete Flatwork
There is a concrete garage slab and a south concrete slab at the south side of the property in front of the garage doors. There is
also a concrete sidewalk on the east side of the building. The concrete flatwork on this property is generally in good condition.
Concrete Parking Lot at the South Side of the Property
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
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.
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 walls, presumably steel -enforced. The roof of this building is supported
by glue -laminated wood beams that support wood purlins, that support wood rafters, that ultimately support the plywood roof
deck.
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.
Wood Rafters Visible in the Damaged Ceiling
Glue -Laminated Beams Supporting the Roof
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
3.4 ROOFING
The roofs of this building are pitched and are surfaced with asphalt composition roof surfacing. There are two levels of roofs with
a clerestory in between these roofs. These roofs drain down to a gutter/downspout system.
The roof surface is nominally a 30 -year surface; however, we do not know when this roof surface was installed. The actual
shingles of this roof appear to have approximately 5 years remaining life; however, there have been numerous leaks in this roof
over the recent past that we suspect that this was not an adequate roof installation, perhaps the underlayment was not installed
properly. Therefore, we recommend that the roof surface be replaced within the next year.
The gutters and downspouts appear to be functioning properly; however, they are old, and it would make sense to replace the
gutters and the downspouts when this building is re -clad.
Upper Roof of the Building
Repairs of Former Damage to the Upper Roof
Upper Roof of the Building
I
if
L
Close-up of Upper Roof of the Building
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
Western Gutter
Clerestory Flashing
Lower Roof of the Building
Lower Roof of the Building
Lower Roof of the Building
Shingles Bent into Gutter on Lower Roof of the Building
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
3.5 EXTERIOR
The exterior of this building is clad with bare exposed aggregate concrete and diagonal wood lap siding and wood trim. The
windows of this building are aluminum -frame windows.
Concrete Exterior
The north and south sides of the building are primarily bare exposed aggregate concrete, which is also the structural walls of this
building. This concrete appears to be in good condition and is relatively low maintenance.
Wood Siding and Trim
Many areas of the wood trim on this building are rotting, plus areas of the siding on the west side of the building and the west
side of the tower are rotting. While other areas of the siding do have some life remaining, the siding was never primed before it
was painted. Therefore, we believe that complete removal of the current paint, spot repairs, priming, and painting would not be
nearly as good of a value as simply replacing the siding and trim; as complete replacement would still be necessary within the
next 5-7 years. Therefore, we recommend complete replacement of the wood siding and trim within the next year.
Windows
The aluminum -frame windows on this building are older and not very energy efficient. We recommend that all windows and
pedestrian doors be replaced at the time of exterior re -cladding as the building envelope works as a system and all flashings can
then be properly integrated.
Exterior Re -Painting and Re -Caulking
Following exterior siding and trim replacement, the siding and trim will need to be painted. Typically, owners should clean, caulk,
and repaint this type of exterior siding and trim every 7 to 10 years, depending on how the caulk and paint is holding up. We
recommend repainting to be performed every 8 years. Often, the painting schedule is dictated by the south and west sides of
the buildings, as that is typically hit by weather hardest in our area. Prior to repainting, the exteriors should be properly prepared
for painting by scraping all loose paint off and spot replacing areas of siding and trim where necessary.
South Side of the Building
South Entrance to the Building
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
West Side of the Building
Rot Present on the West Side of the Building
North Side of the Building
Rot in the Trim of the North Side of the Building
East Side of the Building
Clerestory at the East Side of the Building
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
Rotten Trim of the Clerestory
South Side of the Tower
West Side of the Tower
Rot in the Siding of the West Side of the Tower
Metal Service Door with a Window
Metal Service Door
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
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 underground. Therefore, proper markings of the incoming power line should
be done prior to any digging around this building.
The power coming into this building is not listed. 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 at the north side of the building that appears to be relatively modern. 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 Service Panels
One of Several Electrical Service Panels
Generator
Generator Transfer Switch
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
Typical Hanging Fluorescent Light in the Office/Sleeping Quarters Typical Hanging Fluorescent Light in the Engine Garage Bays
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
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 this building is adequate. Typical plumbing maintenance and minor leak repair are anticipated with any property.
The domestic water in this building is provided by one Rinnai tankless water heater. These types of tankless water heaters have
a typical lifespan of 15 years.
Rinnai Tankless Water Heater
Typical Copper Supply Piping
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
3.8 HVAC SYSTEMS
The HVAC systems in this building consist of a Reznor hanging furnace located in the garage of this building and an exhaust
capture system. There are also simple electric wall heaters and electric baseboard heaters in the office of this building.
The hanging Reznor heater appears to be a fairly old unit; 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 $2,800 to replace.
The exhaust capture unit also appears to be relatively old. As we understand, this building will most likely not be used as a
garage anymore; therefore, this unit no longer serves a function.
Hanging Reznor Furnace
Typical Electric Wall Heater
Typical Electric Baseboard Heater
Exhaust Fan Capture Unit
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
Exhaust Capture Hoses
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A6121_11,1724.1A
PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
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 system is currently monitored and tested via Washington
Alarm, but is now 8 months out of service, based on the tag.
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 but is now 7 years out of service based on the tag. 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 Suppression System Manifold
X202213
GTO N ALARMit!
8t9J).760.0046
ea. _
TECH / CERT
Fire Alarm Control Panel Maintained by Washington Alarm
utltl2 C®oval Ave. NMM Nest WA
IBB5 SW CIRD5 DI. Heave., PPS !
031-851.1962 16681241-5908
CP6[N1.var. men.RE
$-
%MO BY
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14 CI
/2015 ❑
Fire Suppression System Formerly Maintained by Cintas
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
Typical Fire Suppression Sprinkler
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
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 are some stained and damaged acoustic ceiling tiles that will need to be replaced. Beyond this, there is nothing that must
be done on the interior of this building, as we did not identify any areas of the interior that needs work at this time. We assume
that future upgrades and renovations will occur after a future use is determined for this building.
Entrance Office
Entrance Office
Hallway
Restroom
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
Sleeping Room 1
Sleeping Room 2
Sleeping Room 3
Vinyl Flooring in Office
Wood Paneled Room
Acoustic Ceiling Tiles
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
Engine Garage Bay
Engine Garage Bay
Concrete Flooring
Concrete Wall Interior
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
3.12 MISCELLANEOUS
Garage Doors
There are 2 garage doors at the south side of this building. Both 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.
Garage Doors
Garage Doors
Surveillance System
There is an old surveillance camera at the front of this building that was no longer functional.
CLOSED CIRCUIT
TELEVISION
AND
AUDIO MONITORING
ON PREMISES .n.
Old Surveillance Camera
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
3.13 AMENITIES
There are no amenities on this property that are not accounted for in other sections of this report.
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".
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STRUCTURE
PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52
TABLE 3.20: ANNUAL CAPITAL EXPENSES
0
CNI
0
0
0
0
0
tNi
CO
0
0
01
0
CNC
0
CNI
0,1
0
0
Action Required
No structural expenditures bu
0
CO
0
Resurface roofs
Replace gutters and downspouts
EXTERIOR
CO
Paint exterior of building
ELECTRICAL SYSTEMS
PLUMBING SYSTEMS
0
HVAC SYSTEMS
CO
Replace the Reznor hanging gas furnace
ELEVATORS
FIRE DETECTION & SUPPRESSION
CO
COMMON INTERIOR FINISHES
MISCELLANEOUS MECHANICAL
CO
Replace garage doors
Replace garage door openers
co
aft
0
0
0
0
0
00
No amenities not mentioned in other areas of this table
CO
ANNUAL EXPENSES BY YEAR
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
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
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PROPERTY CONDITION ASSESSMENT FOR FIRE STATION 52 DATED APRIL 26, 2021
APPENDIX
Resume of Engineer Performing Study
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Jeff Samdal, P.E., Principal
Professional Qualifications and Experience
Areas of Expertise
Mr. Samdal is the owner of Samdal & Associates, Inc., 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), and Professional Reserve Analyst (PRA). 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 Samdal & Associates since 2005, performing or managing all
aspects of this business. Additionally, Mr. Samdal has been the co-owner and president of True North
Construction Management since 2017, which is informative in obtaining current construction costs and keeping up
to date with modern construction methods and construction products.
Prior to 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 lives in Woodinville with his wife and 2 children and has been involved with many of their activities as
a Little League coach, a scout leader, a personal fitness coach, among other activities.
176
City of Tukwila
City Council Finance & Governance Committee
Meeting Minutes
May 10, 2021 - 5:30 p.m. - Electronic Meeting due to COVID-19 Emergency
CouncilmembersPresent: Kathy Hougardy, Acting Chair; Cynthia Delostrinos Johnson, Kate
Kruller
Staff Present. Rachel Bianchi, Vicky Carlsen, Tony Cullerton, Laurel Humphrey,
Tracy Gallaway
Acting Chair Hougardy called the meeting to order at 5:30 p.m.
I. BUSINESS AGENDA
A. Disposition of former Fire Station 52 Site
At‘
Committee members and staff discussed options for the disposition of the former Fire Station
52 site, including retaining the existing building, selling or leasing to a nonprofit or community
group, selling to a private entity, or demolishing the building to use the property for a park.
Staff committed to providing the City Council with a summary and status of the old Allentown
fire station.
Items Requiring Follow-up
• Provide demolition cost estimate.
• Plan outreach to the neighborhood to determine preference.
Committee Recommendation 1
Forward to Committee of the Whole with preliminary recommendation to either retain the
building for city/community use or demolish it for park use.
B. Marijuana Tax Revenue
Committee members and staff discussed revenue potential and considerations if zoning were
changed to allow marijuana retailers in more areas of the city.
Items Requiring Follow-up
• Provide updated information on public safety impacts from retail locations in
neighboring jurisdictions.
• Provide additional detail on licensing process, including application selection, waiting
list, and how long licenses can be active, particularly when no business has been opened.
• Provide information on how many jobs marijuana retailers can bring to a community.
• Provide information on the buffer applicability if a business were sited at 311 Tukwila
Parkway and the Tukwila Urban Center - Regional Center zone allowed marijuana retail.
• Provide map of marijuana related businesses in cities adjacent to Tukwila.
• Add to memo information on process should the Council choose to update zoning for
marijuana businesses.
177