HomeMy WebLinkAboutCOW 2012-10-08 Item 4E - Discussion - City Facilities PlanCo UNCIL AGENDA SYNOPSIS
Infaiais
Meeting Da t�
Prepared by
Ma r s review
Camnciil n men
10/08/1121
BG
I11EM INFORMATION
ITEM NO.
STAFF ElfC IN SCR: BOB CIIBERSIOIN
ORIGIN AI AGENDA DATE: 10/08) 12
AC EN DA lT'H,N 'I nu Flaclilitiesl Plan
5,174SJIid
16/06/12
❑ Mlod ion
Mg Llale
❑ ReJlolution
Alts Llcita
❑ C rdine nire
M4 Dari
❑ Bid _Atvara
Meg Lale
❑ I uillia• Hearir
Alts L ata
War
Mho Lala
CATEC CFY 11 Di
Mho Llami
SPCNSOR ❑ Cauec;il ❑ Mayor ❑ HR ❑ DCD ❑ F;ine ce ❑ Fire ❑ 11T D P&RI ❑ Ilolia•e ►1 PIYI
SIPCNSOR'S CCL ncil is being asked to review and SIL bmil recc mmeridations to the draft Flacilitiesl Plan.
SIUMMAPY Included in the draft Racilitiesl Plan is a funding cplicri for a Twelve -Year Pllan it all outlines)
replacement and retrcfill upgrades) in two phases over 112 years). llhe snarl of the Twelve -
Year Minding Plan has been included iri the Aroposed 2013-20114 Biennial ENL dget„ which is
also curreritly under review by Council. Al the req est ail the HS Cc n mittee„ this is being
presented to the Council prior to the L pcoming budget worn sessions as information c rely.
RE\'IIEWEL BY ❑ COWI IV1tg. ❑ CA&P Cmte
❑ Unit. es Crnte ❑ Arts Comm.
DATE!: 10)02)1121
►1 F&S Cmte
❑ Trar.spartation Cnate
Comm. ❑ P]ar.r.ina Comm.
D C HAIRI: C E'S BP N QUINN
❑ Parks
COMMITTF
RECOMME N E AT IONS:
S1'CNSC It/ ADMIN.
CCMMITTEB
Pk blicl Warks)
Unanimous) approval; Horward lc Committee oil the Whole
COSH IMPACT / FUND SOURCE
UXFEN DIITUR 3 RI -3( UIRELI AMOUNT HUDGETE D APIIROPRIATION RIIQUIRED
$ C .00 SOAK SOAK
Func Source': 302 FlACILITIESI (PAGE 731& 74, PRCIACISIED 2C 131 C IIR)
Coin mE nts:
MTG. DATE
RECORD OR COUNCIL ACTION
10)0E) 12
MTG. DATE
ATTACHMENTS
10 08)12 08)12
] nformational Mem rand um dated September 28, 20112
Facilities Alan
2008 Seismic) Study binder provided L neer separate cover
Minutes from the Finarice and 5aflety Committee meetirig c1110/02) 12
—74
72
110:
City of Tukwila
Jim Haggerton, Mayor
INRO RMATIO NAU MEMORANDUM
Mayor Hegg ertc n
Hinancre and Safety Clam m thee
FROM: Bob Giberrsc n, Public We rks Directs r
DPIi1E: Sepllerr ber 2E1, 2012
L 8J ECT: Facilities Plan
Prc jecrl No. 9123CI201
ISE UB
The dnafil 2013-20'18 Capiial Improvement Plan QCIFI; inalL des the constriction ail iwcr
reeplaaement City facilities to prm is e a safe working envinonmeint far police, col, rts, city slafil and
ail-er first responc ers among its new projects. The at. rrerrii City facilities for poliaer, ilirei arse athen
tlinst nersperndens r ave been ideniifiec as having senick s seismic' issues and are in c angers of
acrllapsee dL ring a major earthqL ak e.
Staff is seeking Finance 8 Safety Committees review, inpLt, anc necrcrmmendaiicrri crri a dnafil
Facilillies Rlari wl• ich acrmkllements the ilaailiiies klrcrjecis as ouiilinec in the drafil CIR. The
Facilities Flan sL mmanizes 11- e aoric ill ions all exisil ing faailities, fui L re facility neec s, 1unc ing
opll ions, anc cost estimates fon retnofit aridcrr replacemernis of e)(isting facilitieis.
BACKGROUND
H istarically, the City r as k L c geied ion new or nerplacement facilities throLgl- the 303 Ft. rid
IIGeneinal C overnment Irr provements; ori a case -by -case kasis, will- out the use or gi. idanaer of a
crcrmnrerhensive Facrilities Fllan.
In 2008, Reic Middlellan aoriduciierd an iri-c epth serismia eval. ation and rapid visual screening
wl• ich was klrersenled to 11re Finances 8E.aiety Cammitllere and absequently tree Ccrmmitiere ail
the WI- ole in E. eptember 3008. Based anti- a infarmation receN ere al 11 -al timer, Counail
nag uesled 11 -at staff return toll -a Finanaer & Eaiety Clcrmmitlee wits a recorr mendation ori a
program that would entail all cecrsts asscraiaierc with 11r e fIrcrjecll inch ding timelines aric funding
options. Shortly after this lime, 11r e City experienaerc significant k i. c getary shortfalls and
aLlbaaks, wrier afflecterc the opperrtunity to mo%e forwand with what is now referred to as trey
Faciliiie:e Pllari.
llhe Reic Midc leion seeismia evalL al ion re% ealec that 'ICI of 11 essential Most-earthgr. ak El City
facilities failed seeismic evalL alion Ilcm immediate occupancy. This means that these '10 faailities
waL Id not k e r abitabler, ikm cusilcrmerrs or employees, after a subslanlial earthquake. Essential
serveiaes performed in treses bL ildings \Not. Id riot be pnovic ad c uring an inaic en11 ore 11r e neamer i
period fallowing. Rerpains ion hat ilakility ane anticipatec to lake foam 3-'12 monis s.
The Reid Middleton El%aluation laid trey gnoLncwork for identifying 111-e need lore Ire retrofilling cif
eight 18; buildings anc replacemenl of two (21. Howe‘Aen, it dic nal lakes into considerraticrri
system impnovements c ue to aging facilities, provisions to prch ide additional capacity , or the
efficiency and deli%erryl of C services. W ith 11- ese ceonsic erations, j'.stifying facility neeplacement
open retroilit is rercrcrrr menc ed when 11 -El cost cif 11- El retrofit exceeds half the cost of ['enlacing tr e
k ilding iaailily .
73
W:110121do Mem s-(carseillfluildid< f aailit'as Flan I < 9 381111 1IAM.c cn
74
,INF C RMI TIC N/ L MEMO: F aciilitiasl Fllan Purger 2
Recogniaing 11- El need lo prepare to r€iI nofit aric cir replacer these faciilities as soon as possit le, in
early 2010 City Admiriisirraticiri approved an in -hose efllort Liilizing Publics Works aric
Comms pity €Ilopmert staff to analyae is1irg aric prciposed facrilities ram (ting in '11- e
develcipmeinll of a comprehensive long-term Facilities Filen, including a finarcrial plan. 111- €I infant
of t1- e Faciililies Alan is to r€Icrognize lI e mimed sailety, op€naliciral, arid mainlleinance
c eficiercri€Is of e) isiing C illy buildings, and provide a means t y whicd- the City pricivic e ac egLale
ilaciilities Ilan 111• e long-nange future 011 111- e City.
DISCUSSION
The draft Faciliiieis Plan ircik des 110L n (4) seicitions of evaluation: €I) isiing crone itions, future
ilaciility needs, options 10 ac c ress conciiions arid needs, arc funding opll ions. These seclicirs ane
Ell mm aniaeic t elow.
Section 1: Oxisting Conditions
Rcilice, Court arc other City emplciy €les ane currently 1- oused in 11- e C i1y Hall aric the 6300
BL ildirg. 111-€Is€I arl€I aging builc ings 11- al are e) periercrirg n€rpelliii\ El sysi€Im fails, 11€1s. Repairs
deists and enengy expenses are cicirsiarilly incrreasirg. These bLildirgs ane typically under
s€Iv€Ire stress ckring peak l eating arid cooling periocs. The healing) waling systems are
antiquated arc nci larger 1- ave n€rplacement parts av ailat le.
The Minkl€Ir aric Cleorge Long Shops are separate mainll€rriance and openatiors facilili€Is 11 al
are L ndensized for the current service and prognam workloads, w1- ich incluc €I essential C illy
ilLrcticirs such as wale', sewer, surfaci€I waten, steels, signals, ille€rl, arid ilacilillies.
The City's iliii€I slat ions are L rc ersized, cmampec , and riot strL cilunally an seismically safe. The
C ity does not 1 ave adegLale emergency openatiors center, which is a 1- indnarcr€I to'€IccivERN in
an emergency.
NOTE!: 1I1 -€I Golf/ Ranks Mairi€Irance EIS ildirg, Roger' Clut 1- ouse, aric Fire Elation 53 wene not
inclLc ad in 11-€l 20(18 Sleism ici Program t ecause 1 hey were cionslk cited und€m t1- e mast i€Ici€Irii
s€lismic trot a aric are crorsic ered la be silk citurally arc seismically safe.
Section 2: Future Faciliily Needs
PI new City Hall/Comm unity J L stice Center will replacrer the exislling City Hall and 6300 Eluilc ing
wi11- in- Prov ed sailety arid efficiency fern Policia, Clourt aric other City stafll. ll1- a sia€I aric locallion
011111- a Ilaciililly will t e c ei€Irm iced as pari 011 111* e c esign process.
A com bir€Ic C iiy 5ll ops ilacrilily (currently Mink ler aric Cleorge Longs Shops in sepanate
locations) will impricive safely and efficiency, and elimiral€I a leased IIEICICIIIC storage space 11011 111- e
C illy Clerrk's Office. 11 will also allow for storage and hart ling of vacitor waste arc Police
❑epartm€Iril evidence storage (iricrlL c ing automobile storage;. 111.e location of t1 e riew C iIy
Ships facility will t€I pari of tl.e initial design process. The sale of the Minklen and George Long
Sl1-cips, in adcilion lo olc Fire Sltalion 53 lick riiarilly used for plcilice evidence storage) will
significantly offset the coal of the new Ilaciility.
The propos€Ic 2013-201EI C IP includes an unft nded relcicialicer of Firie Sialici' 91,111- all will tEl
Ius1iili€Id ty fiILr€I grrciwl1- in tI e Tukwila Sloglh and Elout1-cenl€Ir areas. Tl1-is will lrigger the
relocation of Flire Sltatior 52, w1- ich is also an L rllL rc ed C IR projecit. The long-range Facility
Rlan includes replacement of thnee of the lick r cunrent fine slalian arc€I ii is c€Ilerimined the
appropniale lociatioris, siae arid the service area and mac el alar 11.e C ily.
Secrllic n 3: Options for Addressing C e riditions and Needs
The Facilities Rlan outlines 11- a following three 113; oplicins for'€Ispordirg to and addnessirg the
e)4istirg croric ilions and 11L lune neec s of C iiy ilaciililies:
1/27/12
7:511 PM
INFICRMI TIC AI L MBN,IC: Facii,611ie. Plsir Flage 3
1. S it atus Quo
This is a kasic, do-nothing apprioacl that/ leia‘eo Cilyiaciliiies in an Flo -ii staliei. It is an
cipiion it al may appeal la have no immediate or long-term costs for the City; howei‘er,
this oplicn leads to significarii incneases in maintenance aric energy costs. Il is cipiion
leaves ilei Cily in jecipardy arid c cies nal addness 11-e continL illy of C sly operations when
a c isasier strikes.
2. S eiisrr ic ana Functional) Upgnaa es Only
This optiori piiim ides fon seiisrr ic, fL real icinal, arid energy L pgrades la qIIIEN eirii sin. citural
ccillaKi i€i of City facilities. It c cies ricil provide room lou increasec service capacity cir
fLlLne growth, arid toes nal ensune immediate ocalpancy pool disaster.
3. Twolve-Yeah Flan
Il is o ilicin dL1lines replacement and relnofit LKlgrades to City facilities iri two phases
over a 'I2 -year period. AnnLal mists area estirr ated to be between $7-8 million.
Election 4: Funding fc r Fluti re Facilities
Up la the present time, Clily fL riding has not t een allocated to pnci%ide llciii any rr ajori facility
upgrade, nenm align, on replaciemenl. Addilicinally, alined and fL it us Cily luno s alone are riot/
adequate to fL rid new and/or netrofiiled faciilities. 1- ciwever, staff) l pis ic ens ified IL riding
consideiraiions that make impleimeinialicrri cd a Facililieis Plan oven a lwa-•Flt ase 12 -year period
possit le.
Oplions include: Liilization of the revenue repayment toile Cily friom Klickitall LID No. 33; Hales
associated with enterprise lIL rids; and issuing t ands (Isuffiaient debt capacity l pis t een alidated
by the Finance Department; . 111- e c Haft) Facilil ies Plan demonstrates l ciw the bonds will t El paid
fcir in part by the LID newly maul, and lle energy anc maintenance smirigs.
REIC OMMEIN DATION
PIIi ougl this item is at. rreinily pnesenlec as information cinly to ille Finance & Slalety Cammitieie,
as menlioned eanlier stafil, is seeking Ccimmitiee confirmation of the neec for a Raciilities Rlan,
and review, inpLl, arid neicommencalion on a driafil Reciilities Alan. Sltafil will neturn la Commitleei
fcir ac c itional neview alter incorporating commeirils and recommendations of the C orr n-iltee.
SIiaffi is recomrr ending the Curial ei%aril)L ally acinsiden Optian 3 — Iweh ei-'Y ear Filart L rider
Elect ion 3 above IIsaei page 12 till that Facilities Plan fcir details; . Itis option allows ion fL nding to
be asserr blec overs six (lar consecutive biennial budgels, aric for aclLal funding and workloac to
be spread out ci‘eir twelve years. T1. e twel%e-yea' oplian is realislic and achievable, as
descritec iri the Facilities Alan, am slawri iri the preliminary proposed budget.
ATTACHMENT S
Facilities Alan out appendices)
Ile following doclmerns were neienericec iri the rrerrcr, and due to coal merit size, will only be
made available upon reqL est:
• 2(108 Sleiisrr ic Sltudy
•Facili1ieis Plan Qwith appendices)
9/: 7/1
2:98 A
75
76
CITY OF TUKWILA
1
acll hues Plan
eptember 2012
MOmmume
wamerts
014
78
Contents
Page
EXECUTIVE SUMMARY 2
Introduction . 3
About This Plan 3
Section 1: Existing Facilities Condition 5
Section 2: Future Facility Needs ...., 8
Section 3: Future Facility Options 11
Section 4: Funding for Future Facilities. 15
Appendices
Appendix A:
Appendix B:
Appendix C:
Appendix D:
Appendix E:
Seismic Study Executive Summary
Architectural Assessment Summary
Cost Estimates
Floor Plans
Plan Schedule and Articles
79
80
EXECUTIVE SUMMARY
Scope of Report
This Facilities Plan is a continuation of the 2008 Seismic Program by Reid Middleton and the
subsequent Architectural Assessment by Rice Fergus Miller. This report summarizes existing
facilities condition, future facility needs, future facility options, future facility funding options,
and cost estimates for retrofits and replacements.
Summary of Findings and Recommendation
In general, most city -owned building facilities need significant safety upgrades or replacement.
Most City buildings except the Community Center house either first responders to emergency
events (i.e., police, fire, and public works departments) or house operations critical to City
disaster recovery such as building permits and human services, etc. The Community Center may
house shelter -related staging, however, depending on the magnitude and location of an
earthquake, the Community Center may not withstand a substantial earthquake if seismic
retrofits are not accomplished. Staff recommends the 12 -Year Funding Option, spreading out the
expenditures and budget impacts over time. This financial plan for two six-year plans is the
result of careful analysis on what the City can afford. The fire station projects are in the 2nd six-
year plan to provide time to address many unknown issues, such as moving headquarters Fire
Station 51 into Tukwila South as a result of expected growth, the future of fires services, and a
potential to go out to the voters for an emergency services facility levy.
The influx of LID No. 33 repayment ($8.4 million) and surplus property revenue ($6 million)
will greatly reduce the initial budget impacts.
Summary of Trends
In general, maintenance items are being deferred to the point that soon certain building elements
cannot be repaired — they will have to replaced (roofs, heatinglcooling systems, etc.). There is a
backlog of over $10 million in deferred maintenance and minor repairs (including HVAC
upgrades, backup power, energy efficiency upgrades, carpet, paint, and structural repairs). Also,
this Facilities Plan represents approximately $97 million worth of building retrofits and
replacements represents in necessary safety improvement work.
Next Steps
The first step is to take the Facilities Plan to Committee and Council. Second, the funding of the
Facilities Plan must be included into the Financial Planning Model and Capital Improvement.
Program. Third, the financial mechanism to stage the design and construction of the proposed
retrofits and/or replacements must be approved.
Plan Goals
• Address safety concerns of all City buildings
• Resolve the future status of all City buildings
• Achieve a long-range sustainable building facility investment strategy
• Balance energy efficiencies, surplus properties, deferred maintenance backlog and
emerging deficiencies with retrofits and replacements
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introduction
In 2008, the City of Tukwila completed a Seismic Study of selected city facilities. The Study was
completed by structural engineers Reid Middleton, Inc. This Facilities Plan includes various
summary documents from the Seismic Study, including recommendations for upgrades and/or
replacement, depending on the severity of the seismic restraint deficiencies. As a related task,
the architectural firm of Rice Fergus Miller completed an Architectural Assessment for Seismic
Program, for the same selected city facilities.
About This Facilities Plan
Content
This document provides a consolidated list of existing city facilities, facility conditions, and
future facility needs. In addition. the Facilities Plan addresses current, mid-range and future
funding needs to address repairs, upgrades and replacements of city facilities. For the purpose of
this plan, all references to facilities refers only to building facilities - not to the broader reference
that refers to all capital facilities which includes water, sewer, storm drains. roads, bridges and
parks.
Several facilities were not included in the above mentioned Seismic Study. Facilities not
evaluated included: Golf/Parks Maintenance Building, Foster Golf Clubhouse, and Fire Station
53. These three buildings are relatively new facilities and were designed and constructed to the
current seismic code. However. Public Works Facilities division does have a list of minor
improvements requiring attention for these facilities, separate from any proposed seismic
retrofits.
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82
SECTION 1
Condition of Existing Facilities
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83
Section 1: Existing Facilities Condition
The 2008 Seismic Study (see Appendix A for the Executive Summary of the Seismic Study)
recommends numerous upgrades and retrofits to existing City facilities, and in some cases
replacement of City facilities where seismic and other upgrades approach the cost of a new
facility.
Immediate Occupancy (10) is a primary assumption of the 2008 Seismic Study. 10 provides for
minimal downtime of buildings which is 1 day or less. Other categories of Performance Based
Earthquake Engineering (PBEE) include Life Safety (LS) with up to 30 days of downtime,
Collapse Prevention (CP) with up to 180 days of downtime, and Collapse which results in debris
removal and potentially reconstruction. Refer to Appendix C of the Seismic Study for a more in-
depth discussion of PBEE.
The 2008 Seismic Study began with the Rapid Visual Screening Procedure revealed that 10 of 11
essential post -earthquake City facilities failed seismic evaluation for immediate occupancy. This
means that these 10 facilities would not be habitable, for customers or employees, after a
substantial earthquake. Essential services performed in these buildings would not be provided
during an incident or the recovery period following. Repairs to restore habitability are
anticipated to take from 3-12 months. Figure A-1 below shows the relative impacts of not
having facilities that provide for immediate occupancy.
11
122
a
1 1
1 1
1 1
Immediate }I Uri 511tet�t .1 e1111a y1
cY 1 1 !Prevention 1
f 1 1
• 1 1
-43":1
Yom`.
Lateral Deformation
25'310 50%
-�$, % replacement
1 10 2E, 0 � Casualties and injums
(per 1,000)
r Downtime, days
7 30 180
Figure A-1. Estimated Performance -Related Consequences (Moehle, 2003).
84
There are many competing demands for not only
minor repairs, but also for major improvements
and upgrades. The annual Facility Improvements
project in the CIP (303 fund) was originally
intended for minor facility repairs and upgrades
that are above and beyond in-house facility
maintenance staff capabilities. The backlog of
minor repairs and upgrades now goes back almost
twenty years. This fund simply cannot keep up with the demand. Previously, the 303 fund was
put on hold pending budget and facility decisions. However, after being on hold for three years,
numerous minor projects were accomplished in 2012. The goal is to attempt not to get any
further behind on critical repairs and upgrades that are beyond our facilities maintenance staff
abilities and legal project limits.
Key Considerations
■ Safety
• Seismic resistance
• Structural condition
• Architectural assessment
In general, existing facilities have five primary issues that need to be addressed:
1. Seismic Resistance (Safety)
The 2008 Seismic Study (see Appendix A for the Executive Summary) recommends
numerous upgrades and retrofits to existing City facilities, and in some cases
replacements of City facilities where seismic and other upgrades approach the cost of a
new facility.
Building System Failures
City Hall and the 6300 Building are examples of aging buildings that have experienced
system failures, including HVAC and glazing. The City Hall's HVAC system has had
several failures and an inability to keep up with peak cooling and heating demands. The
6300 Building's HVAC system has gotten to the point where heating and cooling units
need to be replaced, but the systems are being repaired on a weekly or monthly basis
instead. Upgrading the units at the 6300 Building would also require a roof
replacement, which increases the price exponentially.
3. High Energy Consumption
Most of the older city buildings could save thousands of dollars per year in energy
savings with a short payback period for new windows and heating and cooling systems.
4. High Cost to Fix Deficiencies
The 6300 Building is an example of complicated HVAC deficiencies with a high cost to
fix, similar to City Hall.
5. Inefficient Operations
The Police Department, for example, has staff split between City Hall lower level and
the 2nd floor in the 6300 Building. Public Works shops are operating maintenance and
operations out of two separate undersized buildings and yards (Minkler and George
Long Shops). City Hall staff deal with an inefficient front counter, lack of working and
storage space and a building that is not comfortable to work in.
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85
SECTION 2
Future Facility Needs
7-
86
Section 2: Future Facility Needs
In addition to the serious seismic/safety concerns, city facilities suffer from poor security, lack of
energy efficiency, lack of space, poorly utilized or poorly designed spaces, lack of storage and
wasted space. Functional storage is minimal and nearly non-existent with little opportunity to
expand into extra spaces. Surplus from all departments is removed to Facilities Department sites
for disposal, storage or reclaiming at a later date. Many of these items are stored in less than
adequate environments, which adds to the degradation of furnishings or other articles affecting
value and useful life.
Records Storage Center
The current records storage center is housed in a leased 6,651 square feet warehouse space on
East Marginal Way S. Lighting and space currently meet needs for the City Clerk and Police
Department. The lease was signed April 6, 2009 for a 5 -year period (the lease expires in 2014).
The amount budgeted to cover the lease is $96,000 (budgeted in PW Facilities Maintenance).
Police Department Evidence Storage
Police evidence storage is currently stored in 5 locations; the vault located in the PD storage
space off of the sally port, the evidence annex located at 12026 42 Ave S (old fire station No.
53), the fenced yard located at the west side of the George Long Shops, and the Minkler Shops.
The Police Department needs sufficient space to house all critical vehicle evidence storage all in
one location for efficient operations.
Public Works Shops
The George Long and Minkler Shops need to be expanded and consolidated on a site that is large
enough to house all operations and storage. Records and Evidence Storage could be incorporated
into the Public Works City Maintenance facility design. The City Maintenance Facility will also
need to accommodate vactor waste storage, staging, and treatment to remain in compliance with
federal mandates.
6300 Building
City departments in the 6300 Building lacking the most space are DCD, Public Works, and IT.
The IT Department would need at least 1,000 sq. ft. minimum additional space for staging new
and/or recycled computer equipment. Additionally, office space for DCD. IT, and Public Works
is cramped or poorly configured and should be expanded. Both DCD and Public Works lack the
kind of areas needed for viewing large plan sets, maps, and storage of critical files.
City Hall Campus/Community Justice Center
The current front counter layout does not allow for efficient and focused customer service.
Municipal Court have files and vital records that cannot be stored in the City's archives. The
City Clerk has essential file needs as well as the Mayor's office and Finance. The estimate is
approximately 2,000 sq. ft. for both archival purposes and office needs for City HaIl's first floor.
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87
The Police Department patrol. dispatch and evidence staff are also over -crowded in the love
level of City Hall.
In general, there needs to be a substantial upgrade to City Hall including old outdated cubicle
systems, undersized and antiquated HVAC system, insufficient electrical and communication
conduits and outlets and poor space utilization.
Fire Stations
The Fire Department needs about 40,000 to 50,000 square feet to fully accommodate operations.
The 2008 Fire Study analyzed the relocation of Headquarters Fire Station 51 and recommended
that an additional 27,000 square feet is needed to meet requirements. The proposed Fire Station
in Tukwila South would bring the existing Fire Station 51 (currently 15,000 sq. ft.) to a 42.000
square foot station.
Tukwila Community Center
The Community Center suffers from lack of storage space for the various programs as well as
Parks and Recreation administrative staff.
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88
Section 3
Future Facility Options
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89
Section 3: Future Facility Options
A number of facility needs should be addressed and funded. The options available to the City are:
OPTION 1 — Status Quo
This option would have significant increased maintenance costs to keep operating. However, the long
term cost impact of doing nothing will have a devastating effect on the City budget. For example, if a
6.7 magnitude quake occurred on the Seattle Fault (e.g. the "Seattle Fault Scenario" studied by EERI:
http:/fww .eeri.org/proiects/earthquake-scenarios/seattle-fault-scenario/). many of the buildings owned
by the City of Tukwila would either collapse or be rendered useless. Further, the cost of maintaining
these buildings and increasing energy bills would have helped pay for the new facility.
OPTION 2 -- Seismic and Functional Upgrades Only
This option would not construct any new facilities. but would ensure there is no structural collapse. City
Hall and the 6300 Building would receive major seismic, functional and HVAC/energy upgrades. The
buildings may still not be occupiable after an earthquake. This option provides no room for future
growth of staff and operational areas. For maximum efficiency, a building should be totally vacated
prior to an entire upgrade and retrofit is attempted. Logistically, this could be very expensive and
difficult, with temporary buildings such as modular office spaces. Several options exist at this time,
including potential 1 or 2 year leases of the former King County Housing Section 8 offices on 65th Ave
S (only 11,473 square feet) and the Xerox sales building at 6400 Southcenter Boulevard (35,500 square
feet).
UPGRADES ONLY
Seismic
HVAC/Energy
Functional
TOTAL
City Hall
$3,000,000
$5,000,000
$1,000,000
$9,000,000
6300 Building
$4,000,000
$3,000,000
52,000,000
$9,000,000
Fire Station 51
$200,000
$1,000,000
$300,000
$1,500,000
Fire Station 52
$100,000
$500,000
$400,000
$1,000,000
Fire Station 53
$50,000
$0
$0
$50,000
Fire Station 54
$250,000
$1,000,000
$250,000
$1,500,000
Minkler Shops
$1,000,000
$2,500,000
$500,000
$4,000,000
Geo. Long Shops
$2,000,000
$3,000,000
$200,000
$5,200,000
Community Center
$1,000,000
$1,500,000
$500,000
$2,000,000
Old FS 53 — front office/vac.
$50,000
$50,000
$100,000
$200,000
Old FS 53 — rear garage/PD
$50,000
$50,000
$50,000
$150,000
Parks & Golf Maint.
$0
$0
$0
$0
Foster Golf Clubhouse
$0
$0
$0
$0
TOTALS:
$11,700,000
$17,600,000
$5,300,000
$33,600,000
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OPTION 3 — Twelve Year Plan
This option splits the replacement and upgrades into two phases. Phase 1 includes a new City Hall
Campus and a combined City Maintenance Facility. The City Hall Campus concept envisions a new
facility to be constructed in between Southcenter Boulevard and the existing City Hall. The new City
Hall Campus would have to be four to six stories tall, depending on setbacks, building footprint, soils,
and structural limitations.
PHASE 1
2013-2014
2015-2015
2017-2018
Facility Total
City Hall Campus/CommunityJustice Center
Design
52,000,000
$1,000,000
Permits
$1,000,000
Construction
510,500,000
517,000,000
Const. Mgmt
(cm)
51,650,000
$1,8510,000
535,000,000
City Maintenance Facility
Design
51,250,000
Land/Permits
$5,000,000
5500,000
Construction
58,500,000
51,000,000
CM
51,350,000
5150,000
517,750,000
TOTALS:
58,250,000
524,500,000
520,000,000
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PHASE 2
2019-2020
2021-2022
2023-2024
Facility Total
Relocated FS 51
Design
5800,000
Permits
5250,000
Construction
54,000,000
$5,800,000
CM
5600,000
5700,000
512,1.50,000
TCC Seismic Retrofits
Design
5500,000
Permits
5100,000
_
Construction
51,000,000
55,500,000
CM
$500,000
51,500,000
59,100,000
New FS 52
Design
5750,000
5400,000
Permits
5200,000
5300,000
_
Construction
51,000,000
52,000,000
51,500,000
CM
5200,000
$300,000
5550,000
$7,200,000
Emergency Operations Center Design
52,000,000
Permits
51,000,000
Construction
53,000,000
53,000,000
52,000,000
CM
$600,000
51,000,000
$800,000
513,400,000
FS 54 Upgrades
Design
5500,000
Permits
_
5650,000
Construction
51,500,000
CM
$500,000►
53,150,000
TOTALS:
515,000,000
$15,000,000
$15,000,000
While Option 1 may seem to be the least cost option, it would only be temporary. if the "big one" hits,
the cost of replacing all facilities at once could be devastating, even with partial FEMA and other
reimbursement. Option 2 may provide the quickest results, but the City would still not have any room
for future growth. Option 3 is the most realistic solution that spreads the nearly $100 million need over
twelve years for an approximate average annual impact to the General Fund in the range of $2 million to
$4 million per year.
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Section 4
Funding for Future Facilities
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93
Section 4: Funding for Future Facilities
Currently, no fiends have been allocated to any major facility upgrade, renovation or
replacement. Several funding options are available to fully fund future facility needs, including:
• City funds • Grant funds
• Energy Savings • Maintenance Savings
• Surplus Properties • Levy Lid Lift
• Bond funds • Tax Increment Financing
City Funds
Current and future City funds are not adequate to fund the estimated $85 million in needs for
new and renovated City Facilities. However, energy and budget savings in the general fund could
pay all or part of the debt service for bonds. Half of the new City Maintenance Facility could be
paid for by the utility funds (water, sewer and surface water), the other half by the general fund
(streets. facilities and equipment rental).
Grant Funds
Grants are not typically available for building facilities. Occasionally there are opportunities for
emergency facilities, however, most of these grants go to larger agencies that serve smaller
cities.
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Energy Savings
New buildings will save a minimum of $200,000 per year in utilities costs. See the following
tables with forecasts of savings (Building Utility Expenditures and Facility Utility Expenses).
The new buildings should be built to LEED standards that require a high level of energy
efficiency. The savings over a twelve year design and construction cycle can be estimated
conservatively at $2.4 million. The $200,000 savings per year could be used for bonded
improvements worth up to $2.5 million per year.
Maintenance Savings
New buildings will save the city over $100,000 per year in deferred maintenance. For example,
the annual cost to maintain/repair the City Hall and 6300 Building HVAC systems averages
$50,000 in labor, equipment and material costs.
Surplus Properties
Construction of a new Maintenance Facility will allow the surplus sale of the Minkler Shops.
George Long Shop, and Old Fire Station 53. The new Maintenance Facility will require
sufficient land area (more than 6 acres) to accommodate records and evidence storage. as well as
normal operations and vactor waste staging. This will also save the cost of leased storage.
currently budgeted at $96,000 per year. The surplus properties could net about $6 million, and
the twelve year savings for leased records storage would amount to over $1 million.
Bond Funds
The City's current bonding capacity would allow for an incremental bond issuance with careful
analysis. The current estimate for annual debt service is 7 to 9% on a 15 -year or 20 -year pay off
(20 -year is lower interest than 15 -year). For example, a $1,000,000 bond would have about
$80,000 in annual debt service for a 15 -year pay off. The Tukwila Urban Center Access
(Klickitat) L.I.D. No. 33 will pay the City of Tukwila back $8,400.000, which could be used in
part to pay some of the debt service over time.
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95
Lease/Lease Buyback
Authorized by RCW 35.42.010-220, the City could solicit for developers on City owned property
by means of a lease -leaseback Request For Proposals (RFP). This statute provides that the
leaseback to the City "shall contain terms as agreed upon by the parties", and sets forth a public-
private partnership. This lease method has been used by the City of Redmond (City Hall
Campus) and King County (Goat Hill Properties), and many more. This is commonly referred to
as 63-20 financing", based on the IRS Revenue Ruling 63-20.
Ref.: http:llwww.tre.wa.govidocumentsisfc 63-20Study.pdf
Levy Lid Lift
A levy increase would require voter approval to increase the amount of property tax levied.
Ref.: http://wvvw.mrsc.orglsubjectsltinance/levylidlift.aspx
Tax Increment Financing
Tax increment financing has specific limitations and requirements by RCW:
Ref.: http://www.rnrsc.org/subjects/econled-reg italization.aspx
Creative Financing
Ref.: http://www.mrsc.orglsubjectsiecon/pda-pfdfinancing.pdf
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96
City of Tukwila
FINANCE AND SAFETY] COMMITTEE
Mc elinigl Minute s
OcioIenL,;(112—SI:1` .rn.; Ccrfiriercc Rocrn #�
Bin onaei aind Safety Comrr.:ittee
HPIESEN TI
C cruncilrrremh(ns: De'Sean Quinn, Chair; Dennis Rob ertsan and 19ale Kruller
Shoff: David Clin( , Peggy McCarthy, Vicky Carisen', Chin's Mores, Elch Clibcrson, Bob Benedict a,
Gail Laihariara arid Himbenly Mate;
CAIIII TICI ORDER: C ommil tc e Chain Quinn called the meeting tc al den at .f1:1 p.m.
I. HPIESEN'DATIION SI
N ci p nes( rrl ationis.
II. BUSINESISI AGENDA
A. Resolution: A ninual Caneellatian of Accounts Recieiuall lc (Past Due anc Returned Checks'
Staff is seeking Council aiplprc'ail af annual resolutions tc cancel (write-off, waft. rt rcceiuall lcs de(mcd
uncalled 'blc. This year's ainnual aiccount reacivable write-off 'atolls $f1,711.8gI.
Staff neui(wec the pncccss bN wihich Acccunls RI( ccivable celermines items as unccdlectible. This Ncaui's
write-affS arc :Iawei 1haini hist year's which crani be altnibutcd 1o: 1(ss accidents caused by unknown cir
iirimsunec moll cirisl s, and a all angle to the llukwila Municipal Ccide which withholds business 1ic(nises
and for renewals until s u all debts di e plaid to the C 11h( City is alsa a liliaing a c ifflcrc nt do ht ccllectian
agency. UNANIMOUSI AHPPIOVAII. FORWARD TO OC1OHER 15 CONSENT' AGENDA.
H. Plesolution: Annual Cancellation oflOutstanding C laims wind Lnrcdcemcd Map(rty
Al staff rc(pc st, this item 1 -as peen mav(d to the Clctabcn 1E, 2(112, Finanac & SlafetN Commitee m(etingl.
New inifbrmalicn has become available that may affict th( processing cif this annual canc(llarlion.
RETURN TO OC1OHER 16 FINANCE & SIA FEIN C CIMMIT1IEE MEHTIINCI.
C . Praposc d Aaciliti( s Plan
Shaft is seeking Gemmule( confirmalicn aflthe n( ed fbr a Aauiiliti(s Alan fen the Ci1N, a well as input on
1h( ppiopcsed Facilities Plant iniciluced in the Cammitt(e agenc a packet.
Staff utilized a PawcnPainit pres( ntation to prcvice 111( Committ(e with an o'erView ane sumnar}I cif a
proplcised Facilities Plant, wih'ch can lin( s oppllicinis fcir the replac(menl and/cr netnofit oflCitN builcingls. After
the pnescntailoni, and a hrief discussion, the C cnimitlec confirm(d that there is a ni( ed for the City la have a
Aaaili1 ies Plan. A d dil lanai comm( nits frcim th e Committc ( M emh (ns ane bullete d be low is
Ccorrimkt& Mlem& n Alai "kion:
Bell(( s thail a Ilaciiliti( s Plan is the right 11-in8lo do; hawe'( 11, it appeal's lla he more logical
to wail fbr the canclusion ofltbe SIlratcgic Alan to ensuie the Aauiiliti( s Plan is support( c by
th( Sltraaegic Alan outcames. Has some incluiiri(s about prioritization, but relates
ppiianilizanlion back 10 the conclusion of the Strategic Plan.
CorrimAttlee MemibEr_KM ilk
1L
Believes there may h som( timing cancerns in considcnalicn cif the current cccnomN.
Rlecluestec henahmarking 10 id(ntify whorl similan anid/an surrcuinding jurisdictions arc
coinig in rcgand 10 facilities.
97
Fir Gr cel 61 Sellety Committee Mir u11Eis Cc tau 012 — Pagel 2
Comm:ItteE Chaim Quit t :
Doers ncit ld elievei dere i9 ariciugh inifbrmalian phiesen'leid to make ai reiaammenidalien at 1hi9
lime. EN Firmed tiles need fan ai niaoie detaiilec justifiaalion.
After fur hem disau ssian, 1ho C cenlerminieic 11 al it is in the 1^e91 inieireist of the ft 11 C auncil feat 1hi9
ilem iIo Ne lieiand, as infbrmaliani anIN, ppiian is Ile hudgiel work sessians laking) place rest week since Ile
draft CIP inaluces finding for ai par ion of 1he Facilities Plan. Per c 91aff will present This
inifdrmaliar.i al the Wahl!! 8 C OW. Attachments 10 iihe fall Council will inicducei Ihei proplasec Facililliels
Plan anc 2(ICI8I Jaismie 5.IIucy that vas conducted hy Reid Miccletari. Committee Meimldars expressed four
important fastens affecting the Faailiilies Plan — liming, financing, priorities aind 1he Stranlegici Alan.
FORWA 14111ICI OCTOBDR EI [ OW F011 IN1IOIPIMA TIICINA v PRHSENTAT IICIN.
III. MISCEIIIJANEOUS
Mcieilini8 adjourniec at 6:19 p.m.
t me eting: Tinos c a}1, Ocilot er 1II (, 20121— I:l p.m. — C andeira co Room #3
• Committee Chain AFiFirc \dal
Minutes by KAM.
98