Trafton Status Report March 2010

8/14/2019 Trafton Status Report March 2010

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TRAFTON ELEMENTARY SCHOOL STATUS REPORTAND

ANALYSIS OF THE IMPACT OF CLOSURE

March 8, 2010Board of Directors MeetingSid Logan,Executive Director of Operations

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PurposeThe purpose of this report is twofold; first to summarize the current condition ofTrafton Elementary and second to provide an analysis of the impact of its closure.The requirements for school closures are stipulated by Board Policy #6883 and bylaw in RCW 28A.335.020 (see Tab 1). This document satisfies the requirements fora written analysis and will address the follow specific issues regarding the possibleclosure of Trafton Elementary School:

A. Projected or actual enrollment declines and the likelihood that they will remainpermanent;B. The effect that the disposition or retirement shall have on other facilities andon the District's educational program offering;C. Student and staff displacement, including transportation costs to new facilitiesand staff reassignment;D. Potential for renovation;E. Financial considerations in terms of such factors as staff costs, operating andmaintenance cost, the potential revenue from the sale or lease of the property, thecost of closure and transferring operations elsewhere;F. Safety, health and fire regulations; andG. Whether or not the facility may effectively be used for other purposes.

HistoryThe original Trafton School was established in 1888. The current building opened inthe fall of 1912. The historic main building has been in continuous operation since1912, and is the oldest continuously operated school in the state.In 2006, a group of dedicated parents and community members were successful inhaving the building placed on both the National and State Historic Registries.

Attendance AreaTrafton is a school of choice and therefore does not have an elementary attendancearea. All K-5 students residing in the school district may attend Trafton on a spaceavailable basis. District bus transportation is available to Trafton students residing inthe portion of the Eagle Creek Attendance area east of both forks of theStillaguamish River. This includes the Jordan, Arlington Heights, Trafton, Cicero andOso neighborhoods. Families are responsible for transporting students residing inother portions of the district.



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Table 1 shows that most of the students currently attending Trafton reside in theEagle Creek Attendance Area.AT ft St d t FTE* b Att dbl 1 Ce - urren ra on u en )y en ance reaGrade Eagle Creek Presidents Kent Prairie Out-of-districtK 8.5 0 0 1.5151 23 1 1 12nd 22 1 1 1

3'd 18 5 0 04 th 22 1 1 05th 21 1 1 2Total 114.5 9 4 5.5* FTE - Full Time Equivalent

Property Description and ConditionTrafton Elementary is located on two parcels of land totaling 6.19 acres and islocated at 12616 Jim Creek Road, adjacent to the intersection of State Highway 530and Jim Creek Road (see Figure 1). The property consists of the 1912 historicbuilding, 4 portable classrooms, a covered play structure, a playground and a smallhouse being used as the school office.

Fi ure 1

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Main Building: The historic 1912 building is a two story wood frame building whichcontains four large classrooms housing grades 1st through 4th . The 2009 State Studyand Survey compiled by Hutteball &Oremus (see Tab 2) lists eighteen deficiencies inthe building, the most serious are: If the building was modernized, fire sprinklers would be required by localauthorities. A water storage and pumping system would be required for thesprinkler system. Fire alarm system does not meet current requirements. The lateral resisting system of the structure does not appear to comply withcurrent building code requirements. Emergency exiting is inadequate by today's standards. The Facility does not comply with current accessibility requirements. There is no indoor physical education space.

The Study and Survey scored the building 25 out of 100 possible on OSPI form 1513(Building Condition Evaluation) with a suitability code of 1, which means that thecurrent use of space is not compatible with intended use or design.In 2008, the Trafton Parent Teacher Club (PTC) enlisted the services of SMRArchitects to report on the condition and potential improvements to the historicbuilding (see Tab 3). The charge given to SMR was to evaluate the building with aneye toward improvement and repairs that would reduce or eliminate the non-historicalterations that have been made to the building while at the same time bringing thebuilding up to current health and safety standards.A committee of the PTC has been working for the past few years to secure funds todonate to the district to facilitate repairs and improvements consistent with its historicstatus. The SMR report is a preliminary review and highlights the following neededrehabilitations and improvements:

1. Fire and Life safety - SMR identified concerns regarding the 2nd flooremergency exit and the lack of fire sprinklers.2. Seismic Improvements - The report suggests further study to look for costeffective seismic improvements.3. Accessibility - No means are provided for disabled access.4. Building Envelope Improvements - These include replacement of the 1985restroom addition plus concerns with siding, roofing and some of the nonhistoric elements.5. Energy Improvements - The need to replace the 30+ year old oil furnace andHVAC ducting plus improve indoor air quality and lighting.6. Interior Improvements - SMR had concerns with interior finishes, exposedconduits and recommended plumbing upgrades.

SMR's estimated cost for the recommended renovations is between $320,000 and$430,000.It is important to understand that the PTC's committee's goal is to return the buildingto its historic status and is committed to that end. The district's need is to have high



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performing buildings for our students. These two objectives are not necessarily inconflict with each other, but do generate different priorities. The best example of thisis SMR's proposal to replace existing vinyl windows installed by the district in the1990s with wood windows that would more closely match the original windows. Vinylwindows meet the district's desire for energy efficiency and low maintenance costs,while modern wooden windows would more closely meet the needs of the PTCcommittee and be consistent with the renovation of a building on the NationalRegister of Historic Places.The most imminent repair to the historic building was specifically not addressed bythe SMR report. The bell cupola and support are beginning to fail due to age andwater damage and is the source of a current water leak into the building's attic. Thedistrict has made a stop-gap repair to prevent additional water damage to thebuilding but does not currently have the funds to repair the cupola. The PTC isworking to secure funding so that the cupola and bell can be restored to their historicstate.Portables: District Portable #4 was purchased in 1968 and was remodeled in 1989when a portion of the portable was made into bathrooms with outside entries. Theremaining portion of the portable is used as a music classroom. District Portables#21 and #22 were both purchased in 1988. One unit houses the Kindergarten classand the other the fifth grade class. The newest portable, #24 was purchased in1995. This portable is used as a library and computer lab.A Portable Condition Survey was conducted by the district in November 2002 (seeTab 4). The results of the survey are listed below in Table 2.

Table 2 - 2002 Portable ConditionPortable#4#21#22#24

RoofPoorPoorPoorFair+

HVACPoorFairFairFair+

General ConditionsFlooring WalllWindowsPoor PoorFair FairFair FairFair+ Fair+

OverallPoorFairFairFair+All four portables met code requirements. Portable #4 was noted as having waterdamage to floor joists and was deemed not movable. Since this survey wasconducted, two portables have received new carpeting and all four portables havehad portions of the exterior siding replaced. Portables are not reviewed in the StateStudy and Survey. Three of the four portables have exceeded their 20 year life.Current concerns include water damage to the siding of all four portables and thefloor of portable #4.Office: The office is located in a small 1-112 story house built in 1930 with a fullbasement. The building is typical of houses of this vintage and is generally in goodrepair. Known issues include a wooden porch in need of replacement, siding in needof repainting, and a roof approaching the end of its useful life.



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Covered Play Area: A covered play area is used by the students during recess and,beginning in 2009, for Physical Education (PE) classes.Playground: Trafton has a large playground that meets all safety requirements, itwas recently improved by replacing pea gravel with wood chips. The playground iswell sized, the equipment is appropriately spaced and in good condition.

Environmental Health and Safety ConcernsDue to the age and condition of the historic building and the portables, several healthand safety concerns exist for the school.Fire Safety: The 2009 Study and Survey highlighted the need for a sprinkler systemin the historic building and upgrades to the fire alarm system.Emergency Exit: The current 2nd floor emergency exit is beginning to fail and is aconcern raised by both the SMS report and the Study and Survey.Seismic Resistance: The historic 1912 building was not constructed with thecurrents codes that provide for seismic resilience.Indoor Air Quality: The most recent inspection by the Snohomish Health District(see Tab 5) found that each of the four classrooms exceeded the recommendedlevels of Carbon Dioxide (CO,). The Health District recorded levels of CO, from12601550 ppm in each of the four classrooms in the historic building. Carbon dioxidelevels should not exceed 1000 ppm.

During the February 13, 2010 School Board facilities tour, staff noted that two of thefour portables have musty smells, an indication of water intrusion.

School Board Policy #6883 Required ElementsA. Projected or actual enrollment declines and the likelihood that they willremain permanent;Figure 2 below, illustrates that the student enrollment for Trafton Elementary Schoolhas been fairly steady and near capacity.In 2004, the combined enrollment in the district's five elementary schools peaked at2,460 FTE, and has since declined to 2,050 FTE. Figure 3 illustrates that our currentK-5 enrollment in all five schools is 674 FTE below their combined capacity.Enrollment in the other four elementary schools took a one time drop of 380 studentsin 2006 when a district wide change in grade configuration moved 6th grade studentsinto the middle schools. Since Trafton is a K-5 school its enrollment was not



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impacted by the grade re-configuration. Elementary FTE is currently at 2,050 FTE,the lowest in 14 years.Fi ure 2

Trafton Elementary Student FT E200

160

160

140

W 120u-Z 100W0::J

80'"

60

40

20

.......... - r - ' ' \ . ~-- VEnrollmentI - Ca p a d l y I

o1990 1992 1994 1996 1998 2000

Fi ure 32002 2004 2006 2008 2010

2800

2600240022002000

1800WI;: 1600Z 1400W0

1200

'" 1000

80 0

600

40 0

20 0

AP S Elementary Student FT E(Excludes Stlllaguamlsh Valley School)

Pioneer Opens I/ ~ c e s s Capacity - 674"" ' -.Kent Prairie /...,../ \.pens ....... "" .--r ...." 6th grade is moved 10Middle Schools. - / /I- I -Enro l lment I

Capacity

o1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010



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Figure 4 illustrates the enrollment trend and capacity for Eagle Creek ElementarySchool. If Trafton Elementary School is closed, it is expected that most of its currentstudents would attend Eagle Creek based on the location of their residence (seeTable 1 above). Eagle Creek is currently 201 FTE below capacity and hasexperienced a decline since 1998. This decline occurred despite an AttendanceArea change effective in 2007 that increased Eagle Creek's enrollment by 25.5 FTE.Fi ure 4

Eagle Creek Elementary Student FTE800

700

600

t 500400

(f ) 300

200

100

A " -- "\...........V '

I Enrollment I-Capac i ty

o1990 1992 1994 1996 1998 2000 2002 2004 2008 2008 2010

The Arlington School District has experienced much growth in the past due, in part, tothe availability of real property on which to construct affordable housing. Currently,Trulia.com reports that there are 356 homes for sale in Arlington, of which 96 areforeclosures (see Tab 6).When, if and how quickly K-5 enrollment may begin to increase is speculative. Theforecast illustrated in Figure 5 below, assumes a small decline for the next two yearsfollowed by a year of no change, and then a return to the high 4.1 % per yearelementary growth the district experienced in the 2000-2004 time period. Thisforecast suggests that the soonest the districts Elementary schools might again reachcollective capacity is 2020 (2019 if Trafton is closed).



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Fi ure 5

I ..I r- :rafton Closes-- .../ \ ....-. .A ..

...... . .I . . ../J

- H i s t o n c a l Enrollment- C a p a c i t y e-- - Capacity Exduding Trafton e- - - Mos t-Likely M ax imu m e-Growth Forecast

280028002400220020001800W

....LL 1600

....Z 1400WC::::J 1200....Ul 1000

600800

APS Elementary Student Maximum Growth Projection(Excludes Stillaguamish Valley School)

400200o1990 1992 1994 '996 1998 2000 2002 2004 2006 200B 2010 2012 2014 2016 2018 2020

B. The effect that the disposition or retirement shall have on other facilitiesand on the District's educational program offering;

If Trafton Elementary School is closed, it is anticipated that most of its students wouldtransfer to Eagle Creek Elementary based upon the current enrollment (see Table 1).Figure 4 illustrates that Eagle Creek has ample capacity to enroll these students. Atthis time, Eagle Creek has 10 classrooms not being used as K-5 classrooms. Threeof these classrooms are being used by the district's Early Childhood Education andAssistance Program (ECEAP). The ECEAP program could be relocated to any of theother 3 large elementary schools.The negative impact to the district's educational program would be the loss of a smallschool of choice. Many generations of district residents have chosen Trafton for theirchildren and cherish the school. The loss of this option may be emotionally difficultfor some of these families.An improvement to the district's program is that students displaced from Traftoncould all be housed in schools with indoor PE and cafeteria facilities.



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C. Student and staffdisplacement, including transportation costs to newfacilities and staff reassignment;Student Displacement: As discussed in Section B above, it is anticipated that moststudents would transfer to Eagle Creek Elementary School. Those students residingin the Eagle Creek Attendance Area would have district bus service to Eagle Creek.Trafton students who currently have bus service to Trafton, would continue to ridetheir same bus routes to Eagle Creek, barring future routing changes.Staff Displacement and Staff Reassignments: District staffing will be reduced bythe closure of Trafton. Anticipated reductions are as follows:

Table 3 - AnticiClassified StaffingCustodialSecretarialFood ServicePara EducationGroundsMaintenanceTechnologyTotal Classified

Certified StaffingMusicLibraryTotal CertifiedAdmin StaffingPrincipal

Total Reductions

ated Staff ReductionsFTE.5.8.2.4.1.1.052.15

.3.3.6

.33.05

Transportation Cost: The Transportation Department would realize a small fuel andmaintenance savings from an anticipated small reduction in mileage from two busroutes that travel an extra distance in the morning to drop students off at Traftonbefore proceeding to Eagle Creek. This is estimated to be $2,500 per year. Anotherpotential positive impact may come in the future from more flexibility in bus routing.The impact on Transportation is small because all 5 routes that currently serveTrafton also serve Eagle Creek.D. Potential for renovation;The 1912 Historic Building: There is much potential for renovation of the 1912building. A committee of the Trafton PTC is dedicated to achieving this end. TheSMR report (Tab 3) estimated construction costs to range from $320,000 to $430,000for the historic building. It is important to note that the SMR report is a preliminaryreview and that a detailed architectural design and cost estimate has not beenperformed. It is not known if SMR used prevailing wages and included the costs of



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permitting and project administration. Therefore, the costs of restoration couldpossibly be higher.Portables: There is little potential for renovating the portables. A portableclassroom by its very nature is designed for temporary use and has a design life of20 years. All but one portable has been used beyond its design life.Tab 7 details an estimate to replace the portable classrooms, renovate the historicbuilding (largely based on the SMR report) and make other needed improvements tothe property. With much uncertainty of the actual cost of repair, a 20% contingencyis included bringing the total cost to $1,0124,546. Renovating the historic buildingand replacing the portables would address the current health and safety concerns.A High Performing Alternative: The district's Facilities Advisory Committee (FAC)was developing plans in 2006 to recommend seeking voter approval for a capitalbond in 2008 for a list of district wide renovations, improvements and expansionprojects (see Tab 8). This list included $6,731,638 for the construction of a schoolfacility that included a multi-purpose room (gymnasium) and classrooms at theTrafton site. In May 2005, the PTC subcommittee, in a Draft Proposal, estimated thecost to build a gym and classrooms to replace the portables to be between$1 A16,000 and $1,968,000 (see Tab 8). In preparation for construction of a multipurpose room and classrooms, the District and the PTC began seeking a ConditionalUse Permit (CUP) from Snohomish County. The district expects the permit to beissued March 10, 2010.Construction of permanent classrooms and a multi-purpose room would, along withrenovations to the 1912, building make Trafton a high performing school facility. Ahigh performing facility is one with appropriate spaces for its educational programs;energy efficient systems; reduced waste streams; and provides a healthyenvironment for its occupants. A 2008 Performance Audit Report (#1000013) fromthe state Auditors Office (see Tab 9) discusses the pros and cons of school districtuse of portables in our state. The negative factors cited include security concerns,student socialization, indoor air quality and increased maintenance costs. The reportpoints out that portables are meant to be temporary and to assist school districts withrapid increases in enrollment. If Trafton continues to be used as a K-5 school, thebest facility for its students would include permanent classroom structures and amultipurpose room.E. Financial considerations in terms of such factors as staff costs, operatingandmaintenance cost, the potential revenue from the sale or lease of theproperty, the cost of closure and transferring operations elsewhere;Staff, operating and Maintenance Costs: Tab 10 details a net annual savings of$277,389 by closing Trafton. This is based upon current costs, which are expectedto increase in the future. It is important to understand that the majority of the costsassociated with operating a school are variable costs that are dependent uponenrollment (teachers, para educators, food servers, pens, pencils, paper etc.). Fixedschool costs include utilities, custodians, front office staff, administrative staff and

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maintenance. If Trafton is closed, most of the variable cost will get reallocated to theschools the students are transferred to. Only the fixed costs would be reduced.Property Sale: Board policy 6882 addresses the sale of real property. The policy isconsistent with RCW 28A.335.120 (see Tab 11) and in general requires the Board tosell the property for not less than 90% of the appraised value during the first year onthe market. After a year on the market the property can be sold for no less than 75%of the appraised value.A change in the board policy would allow for the sale, exchange or lease of theproperty to another political entity per RCW 39.33.010 (see Tab 12). This optionwould allow the district to convey the property to the State, County or a small politicalentity such as a library district.The property has not been appraised for sale. The District is not compelled to sellthe property unless the Board surpluses the property. The building could be placedin a "mothball status" pending future district, public or private needs or uses of thebuilding.Property Lease: The District would have the option of leasing the property to aprivate party or a public entity. A market analysis has not been conducted todetermine the potential revenue, if any, from leasing the property.Cost of Closure: The near term cost of closure would depend upon if a tenant forthe property can be found or i f the Board chooses to surplus the property. If a tenantis found, they would assume the cost of operating and maintaining the building. If notenant is found, the buildings would be put into a "mothball status". Windows wouldbe protected with plywood and water pipes would be drained. The total costs wouldbe around $1100 and would be performed by the District's maintenance workers.The district may choose to surplus the portables if they are not needed by the Districtor a tenant. The value that may be recovered from a surplus sale is unknown, butwould be expected to be negligible. Portable #4 most likely could not be sold andwould cost the district an estimated $4,000 for its destruction and disposal.Cost of Transferring Operations: The cost of transferring operations has not beencalculated but is expected to be low. Moving teachers between buildings is a routinecost incurred each summer and is done using the district's maintenance staff andtrucks. The other elementary schools already have enough furniture toaccommodate incoming Trafton students. Special equipment like smartboards,computers and projectors would be relocated so that they could continue to be usedin classrooms.If a tenant such as a private school or daycare was found, the existing studentfurniture might be left in the building and become part of the lease agreement, similarto the District's "A" building lease. If removal of the contents is required, they couldbe stored elsewhere in existing district space for future needs or surplused.



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F. Safety, health and fire regulations;Trafton Elementary School is in compliance with all applicable safety, health and fireregulations. As previously discussed, both the 2009 Study and Survey (Tab 2) andthe SMR review (Tab 3) report the 1912 building is not in compliance with manycurrent construction codes. This is not a violation of the law based upon thebuilding's age. However, bringing the 1912 building into compliance with current fire,seismic, ventilation and accessibility standards would provide a healthier and saferenvironment for the students, staff and public.

G. Whether or not the facility may effectively be used fo r otherpurposes.At the present, the District does not have an identified alternate use for the Traftonproperty.The 1912 Historic Building: There are several potential private or public sectoruses for the building listed in Table 4. The feasibility of these possible uses has notbeen investigated by the district.

Table 4 - Sample of Potential UsesPrivate Sector: Private SchoolDaycareAntique StoreOther RetailCarnpArt CooperativePublic Sector: Museum

LibraryMeeting SpaceCornmunitv HallThe House (current school office): The house could be used for a small retailbusiness or with the addition of a shower and/or bathtub, could be used again as ahome. It might also be possible to sell the house and have it removed and thebasement filled.Playground and field: Depending on how the other two buildings might be used,the playground and field would be ideal for use by a daycare, private school or as acommunity park.



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SummaryAt the heart of Trafton Elementary School is a cherished historical school housewhich generations of families have attended. Unfortunately, it is a tired building andalong with its portables, is in much need of costly refurbishment and renovation toprovide a healthier and safer environment for students. On top of this, the Districtfaces declining enrollment and has available capacity at nearby Eagle CreekElementary School. Closing Trafton will save the District nearly $300,000 per year inoperating costs. The essential issues before the Board are:

The condition and safety deficiencies of the 1912 building. The condition andthe appropriateness of the four portables. The costs of renovation,replacement and/or improvement of these educational spaces. The districts current and potential K-5 enrollment for the next ten years isexpected remain at or below the combined capacity of our four largeelementary schools. An annual savings of nearly $300,000 can be saved by closing Trafton.

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Policy No. 6883Management SupportArlington Public Schools No. 16Page 1 of 1CLOSURE OF FACILITIES

The Board of Directors has the authority to close a school buildingwhen an unforeseen naturalevent or mechanical failure causes a facility to become unsafe, unhealthy, inaccessible, orinoperable. Prior to the closure of a school facility for foreseen circumstances, the Board shallhave prepared a written analysis, which considers the following issues:A. Projected or actual enrollment declines and the likelihood that they shall remainpermanent;B. The effect that the disposition or retirement shall have on other facilities and on theDistrict's educational program offering;C. Student and staff displacement, including h'ansportation costs to new facilities and staffreassignment;D. Potential for renovation;E. Financial considerations in terms of such factors as staff costs, operating and maintenancecost, the potential revenue from sale or lease of property, the cost of closure andh-ansferring operations elsewhere;F. Safety, health and fire regulations; andG. Whether or not the facility may effectively be used for other purposes.During a ninety-day period following the development of a written analysis, the Board shallconduct one or more hearings to receive testimony on any issues related to the closure of aschool. Each hearing notice shall be published once each week for two consecutive weeks in anewspaper of general circulation, which serves the area where the school is located. The lastnotice shall be published at least seven days prior to the hearing_ The notice shall contain thedate, time, place and purpose of the heming. Comments received from interested parties shallbe used for advisory purposes only. The final determination of whether a facility shall beclosed or remain open shall be made by the Board.Legal References:RCW 28A.150.290 (2)

RCW 28A.320.010RCW 28A.335.020

Adopted: July 23, 2007 (WPR)

State Superintendent to Make Rules and Regulations-Unforeseen Conditions or Actions to be Recognized Paperwork LimitedCorporate PowersSchool Closures - Policy of Citizen Involvement Required Summary of Effects - Hearings - Notice


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RCW 28A.335.020School closures - Policy of citizen involvement required Summary of effects - Hearings - Notice.

Before any school closure, a school district board of directors shalladopt a policy regarding school closures which provides for citizeninvolvement before the school district board of directors considers theclosure of any school for instructional purposes. The policy adoptedshall include provisions for the development of a written summarycontaining an analysis as to the effects of the proposed schoolclosure. The policy shall also include a requirement that during theninety days before a school district's final decision upon any schoolclosure, the school board of directors shall conduct hearings toreceive testimony from the public on any issues related to the closureof any school for instructional purposes. The policy shall requireseparate hearings for each school which is proposed to be closed.

The policy adopted shall provide for reasonable notice to theresidents affected by the proposed school closure. At a minimum, thenotice of any hearing pertaining to a proposed school closure shallcontain the date, time, place, and purpose of the hearing. Notice ofeach hearing shall be published once each week for two consecutiveweeks in a newspaper of general circulation in the area where theschool, subject to closure, is located. The last notice of hearing shallbe published not later than seven days immediately before the finalhearing.[1983 c 109 2. Formerly RCW 28A.58.031.]Notes:Application of RCW 43.21C.030(2)(c) to school closures: RCW43.21 C.038.


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Construction History:

Brief Building Component Description:

Surrounding Site Description and Utilization:The school is located on a level 3.73 acre site with a wooded ravine at the southeast corner of the site.There are grass and gravel playfields, a paved play area and a covered play area located at the southwestcorner of the school.

The domestic water is provided by a well that is tested regularly andprovides adequate pressure. Piping appears to be in good condition withno reported failures. Fixtures are generally acceptable. Accessibility forfixtures and spaces does not comply with current requirements.

The interior walls are wood frame with plaster finish.The historic building is wood framed with horizontal lap siding.

The heating system consists of an oil-fired furnace that provides adequateheat, but very little ventilation. Maintenance clearance around the furnaceis limited.

Composition shingle roofing was installed in 1994 over a new plywood roofdeck over the wood frame structure.RoofInteriorWalls

Plumbing

HVAC

Trafton Elementary School is a two-story wood frame structure built in 1906. The building consists of fourclassrooms, two per fioor. The classrooms are equal in size, with storage/coat areas located off thecommon hallway and stairway. There are currently 4 portable classrooms serving this school.

ExteriorWalls

Fire Sprinklers None.!1 Energy Controls There is one electric thermostat for the system that is functional, but doesnot allow any individual control of spaces. There is no energymanagement.II

Electrical The main building is served by an overhead drop from a utility pole to a100 Amp 120/240V single-phase panel. Portables are served separatelyby overhead distribution. There are very few receptacles throughout thebuilding.Security A complete security system is installed throughout the facility.Lighting Interior lighting consists of bare-lamp fiuorescent fixtures.Intercom/Communications There is no integrated communications system in the bUilding.Fire Alarm The fire alarm system consists of partial coverage smoke detection andpull stations. Heights of devices do not comply with current requirements.

Asbestos containing MaterialsI J The building does not have any known asbestos containing materials.


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Facility/Site DeficienciesSite:1. The site is very smali for an elementary schooi facility.Building:

1. The building does not have space for Kindergarten and 5'" grade ciasses.2. The building has no Library/Media Center space.3. There is no indoor physical education space.4. Vintage windows are scratched and distorted, and don't meet energy code requirements.5. Emergency exiting is inadequate by today's standards.6. The exterior walis iack adequate insuiation.7. The facility does not compiy with current accessibility requirements.8. At the covered play shed, earth is in contact with the exterior wali, and there is potential for dry rot.g. Minor cracks in the foundation were observed at the main building.10. The lateral resisting system of the structures does not appear to comply with current bUilding coderequirements.11. The building ventilation system is inadequate, and cooling does not exist.12. The heating/ventilating system requires an energy management system.13. The water heater is at the end of its useful life.14. If the building were to be modernized, fire sprinklers wouid be required by local authorities. A waterstorage and pumping system would be reqUired for the sprinkler system.15. Interior lighting is inefficient. Emergency lighting does not comply with current codes.16. Power outlets are inadequate, and communication outlets are limited.17. The electrical service and distribution system would need to be upgraded if any electrical ormechanical systems were improved.18. Fire alarm system does not meet current requirements.


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TRAFTONELEMENTARY5CHOOLAREA ANALY515

Add!Area Length Width Area Subtr. Factor TotalsMain Floor Plan 2,783 SFA1 40.00 x 64.00 2,560 s.f. + 2,560A2 8.00 x 32.00 = 256 sJ. + 256A3 2.33 x 14.00 = 33 sJ. -33

j... Second Floor Plan 2,527 SF

A4 40.00 x 64.00 2,560 sJ. + 1 2,560A5 2.33 x 14.00 = 33 sJ. 1 -33

Covered Play Structure 350 SF82 35.00 x 20.00 700 sJ. + 0.5 350

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ITOTAL ALL BUtLDlNGS 5,661 SFI


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Main Building - 1st Floor

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Music

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ApriI 2, 2008Trafton School - Parent Teacher ClubAttn: Anne Yeckley12616 Jim Creek RoadArlington, WA 98223Re: Historic Trafton School (1912)Condition Report and Scope of Potential ImprovementsDear Ms. Yeckley,At the request of Trafton School PTC, we have completed a preliminary review of th ehistoric Trafton School. After studying information gathered during my February 22,2008 site meeting with you, Val Kellogg (PTC Chair) and school principal, Mr. ToddMcLaughlin, and on January 8, 2008 when Ron Murphy me t with you and Ms. Kellogg,we believe the original school building is in unusually sound condition, given its age andcontinuous use as an elementary school. The building systems (e.g. plumbing, heatingand ventilation, electrical, etc.) ar e functioning, though they appear to be past theiruseful life or are outdated. In consideration of the potential repairs and improvements,we would note that th e school building does not meet a number of modern buildingcodes related to emergency egress, seismic (earthquake resistance), accessibility andenergy requirements.We are providing the enclosed draft summaries, and report below, to help identifypotential repairs and improvements to the building, to facilitate its continued use by th eArlington School District, and community. Suggested "task areas" ar e listed in thereport, and options for potential construction costs for repairs and improvements thatmay be useful in developing a budget. Combining all task areas, construction costs rangeapproximately from $320,000 - $430,000.

'Ou r evaluation includes consideration for treatment and care of th e historic school. ingeneral accordance with the US Secretary of Interior Standards fo r Rehabilitation, andth e client's suggestion that repairs and improvements might be phased over a period ofa few years, dependent on funding through potential grant applications. For possiblebuilding rehabilitation costs, we regard a minimum 20 year life as a reasonableexpectation for building systems and other components of th e 96 year old schoolbuilding.Potential costs fo r the following client suggested changes, which affect primarily nonhistorical alterations to the historical school, are included in th e report:

1. Replace 1985 addition (bathrooms, storage rooms, on the east side of th e building)with a more historically compatible addition

2. Install new wood windows on north and south sides of building in place ofexisting vinyl windows (installed sometime between 1991-1995 as replacements tooriginal wood windows), matching closely the original design3. Remove existing two-story wood-framed stair connected to the west porch roofand reconstruct balustrade to match closely the original building design,4. Remove, if possible, the non-historical enclosure from around th e original centralinterior sta ir.


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3b. No elevator currently serves th e building. Accessibility to the second floor is arequirement of th e current building code. We would suggest a review of a possiblelocation for its installation might be coordinated with locating a replacement stairto th e 2nd floor. An elevator may also be desirable for general usefulness.

4. Building Envelope Improvements4a. The bUilding exterior is in generally s o ~ n d condition, with some minimal repairsto roof rafter tails and siding repairs needed prior to future painting. Repairs to th ewood columns supporting the west porch roof are needed where their staves haveseparated We would suggested further investigation of their structural integrity,and connections at top and bottom. We would suggest th e PTe have the exteriorpaint tested for lead content prior to future painting. We would suggest thatrepainting of the building consist primarily of scraping th e surface, checking forwood rot, caulking joints, new primer and two coats of paint. To remove all of th epaint from th e wood substrate, or to "smooth out" the old appearance where painthas chipped away then painted over, would be a significantly higher cost than whatwe have shown.4b. The PTe has informed us that the existing asphalt roofing is approximately 7years old. Although remaining useful life may be 8 years, or more, we wouldrecommend a qualified roofing contractor examine and verify existing conditions.4c. The 1985 Addition is non-historical, and detracts from th e historic appearance ofth e original school building. Replacement of th e bathrooms was suggested to us.Replacement of th e addition could expose original building exterior currentlycovered, provide improved accessibility, and could be coordinated with th einstallation of a new egress stair and elevator. For water efficiency we wouldrecommend replacing all fixtures, and hot water tank, and for energy efficiency,replace lighting. We would suggest further study is needed to consider options.4d. Existing vinyl windows range in age from 13 - 17 years, and are in soundcondition. Thermal efficiency of vinyl windows is comparable to wood, possiblybetter. The PTe suggestion to replace non-historic vinyl windows with wood wouldresult in a closer match to the original appearance.4e. Both existing exterior doors on th e primary (west) elevation are non-original,though of generally sound condition. If they are to replaced per th e PTe suggestion,to be more compatible with th e historic building, we would recommend repairs andimprovements to the glass window surround at each entry, plus repairs to thethreshold/sill at second floor exit/entry.4f. Related to item 1a above, removal of th e west egress stair would allow forpossible reconstruction of the balustrade, previously removed.

5. Energy ImprovementsSa. The oil-fueled furnace that heats th e building is more than thirty years old, andis not energy efficient by modern standards. We recommend replacement with anew high-efficient furnace. Also, the ducting that serves th e four classrooms isexposed metal duct. We would suggest further study is needed to determine properfunctioning, including location of thermostat(s), and its cleanliness (re: indoor airquality). And if it is feasible to keep in place.Sb. The older light fixtures also are likely not to be very energy efficient. We wouldrecommend replacing all fixtures with "Energy Star" fixtures, throughout, withconsideration to a design more compatible with th e historic school.

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6. Interior Improvements6a. Interior finishes are older, and showing their age. We recommend replacementof floor finishes, bu t note wall and ceiling finishes, including trim work, could beupdated as a maintenance item. We would suggest the PTC have existing finishmaterials tested for possible hazardous material (HAZMAT) content (re: lead paint,asbestos). We would also suggest testing for HAZMAT in other areas as well, whichmay include coverings at piping, insulation, and materials in th e furnace room.6b. In considering th e PTe's suggestion to route existing electrical conduit in th ewalls, our observations indicate previous attempts have been made, primarily byembedding conduit in the plaster (re: walls and ceilings), with varying success. Wewould recommend further study to verify code requirements for routing electricalconduit, and whether any replacements are necessary, including possible reroutingof services. '6c. Plumbing fixtures appear to be of an older type, and may no t be very efficientwith water use. We would recommend their replacement, including replacement ofth e hot water heater for a more energy efficient type.

To narrow potential cost projections, we would recommend as a next s tep, a morethorough review of existing systems serving th e building (water, sewer, electric, heating)and other integral building components, in coordination with a review of applicablecodes, and school district requirements. It has been our experience that determiningth e priority of work items, when you start th e work, and the phasing of such work, iscritical when establishing a budget for a potential scope of work.Iam available to answer any questions you or th e PTC may have. We appreciate th eopportunity to work with you on this very nice historic school, and look forward todiscussing th e information contained in our report.If you have any questions or corrections, or need additional information, please let meknow.Sincerely,

Vernon Abelsen, AlAcc: file

Page 4 of 4


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CONDITION REPORT ANDSCOPE OF POTENTIAL IMPROVEMENTS TRAFTON SCHOOL

SUMMARY OF POTENTIAL CONSTRUalON COSTSSMR ARChiTECTS

TASK AREAS - see All Items OPTION 1 OPTION 2 OPTION 3 OPTION 4 OPTION S OPTION 6 OPTION 7 OPTION Bdescription below New Fire Exterior repair Roofing Porch only Energy (Heating, Egress Stair Replacement New ElevatorSprinkler system Inew paint only (includes roof) windows, from 2nd fir bathrooms(1) Fire/Life Safety $10K-$ISK $BK - $10K(2) Seismic Upgrade $10K-$ISK(3) Accessibility $SK $10K(4) Building Exterior $70K $BSK $30K - $SOK, $ISK - $2SK $SK - $BK(5) Structural Repairs $15K - $2SK $3K - $9K $12K - $16K(6) Interior Finishes $BOK - $100K(7) Finish Options $10K - $lSK(B) Heatinglventilatio $lSK - $20K $12K-$ISK(9) Plumbing $SK $10K $2K - $3K(10) Electrical $20K - $30K $10K $20K(11) MiscellaneousImprovements S90K S 1 0 5 ~ S1SK-S20K SI0K-SISK S20K - S30K S3SK - S4SKTOTAL $320K - $430K $10K - $13K $33K - $59K $15K $2SK $17K - $24K $37K $55K $10K - $15K $20K - $30K $35K - $4SKTASKS AREAS BRIEF DESCRIPTION(footnotes)(1) Fire/Life Safetv Newfire sprinklers; update fire alarm system; replace/add smoke/heat detectors; improve existing egress path(s); COPE.REV/EW(2) Seismic Upgrade Foundation-ta-framing; bracing floor-to-wall bracing; roof-to-wall bracing (ADDInONAL REVIEW!(3) Accessibility (ADA) Improve access to building (front and back - reo ramps)); access to bathrooms (CODEREV/EW!(4) Building Envelope Roofing (approx. 5 1 0 yrs useful life remains); repair rafter tails; repair siding/lrim; c1ean/preplcaulklpaint building exterior(5) Structural Repairs Porch (repair columns); cracks in plaster at cloakroom walls (both floors) near west entry); cracks in foundation(6) Interior Finishes Replace carpetlsheet vinvl; paint floors, walls, ceilinos; refinish doors, door/window casing, trim(7) Finish Options "bury" exposedlsurlacemounted conduit in walls/ceilinos (re: electrical); refinishwood floors(B) Heatinglventilatior Replace furnace; repair/replace ducting (re: indoor air quality); add insulation; update thermostat (ADDITIONAL REY/t"k'il(9) Plumbing Install booster pump (re: fire sprinkler - ADDInONAL REVIEW!; replace toilets (4), sinks (6), urinal (1); replace hot water heaterltank(10) Electrical Relocate/update electrical routino (ADDInONAL REV/OO; replace Iioht fixtures; switches/outlets + possible embed of conduit(11) Miscellaneous Replace existing stair to 2nd floor; Remove interior stairenclosure; new bathrooms; Install new elevator; Replace vinyl windowsImorovements wlwood windows; Reolace 2 entry doors doors' Remove existino enclosure around tair to second floor' Reconstruct chimnev

NOTES: 1 Items shown in Bold represent significant part of range of costs.2. Proposed scope of work assumes state commercial prevailingwage rates, but does not include: Washington State sales tax, fees, repairsor updates in utility service to building (stormlsewerANater/eledric)furnishings and equipment, construction contingency. escalation,temporary relocation during construction, HAZMAT related, fiber opticwiring, bond expenses, etc.

3. CODEREVIEW:Costs and requirements dependent upon existiing conditions and compliance to current Building Code.4. ADDInONAL REV/EW: Assumes further review needed to determine costs, possibly require a consultant of this discipline.5. Assumes school-related jurisdictions have other/additional requirements (re: Arlington School DistrictlWA State School superintendent.6. Assumes other jurisdictions have other/additional requirements (re: City of Arlington/Snohomish County),7. Total amounts for listed work scope options do not combine to equal the total amount for all items.

April 2, 2007


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CONDITION REPORT ANDSCOPE OF POTENTIAL IMPROVEMENTS

Building Name:Building Address:City/StatelZip:Year Built/Building AgeHistorical Data:Building Addition

TRAFTON SCHOOLSQUARE FOOTAGE OF EXISTING BUILDING AREAS

TRAFTON SCHOOL12616 Jim Creek RdArlington, WA 982231912/96Listed on Nat'l Register (DAHP #SN00406)Built 1985 - non-historical

SMR ARCHITECT,

Number of classrooms 4Foundation ConcreteSuperstructure Wood framlng/wood bevel sidingRoofing (Main building) Asphalt shinglesRoofing (Original Porch/rear addition) Built-up sheet membraneExterior doors (none original) 1 f irst floor and 1 second f loor exit/entry (wood veneer, w/wood-framed sidelites); 3 egress; 2 @1Windows - original 20 (including 2 small wlwood arch infillWindows - infill (or ig inal opening) 2 on west elevation, behind stair; 2 behind addit ion (type of "infill" should be verified)Windows - vinyl 16 (including 8 wltransom; 8w/wood arch infill above) - non-historical (installed between 1991 -Windows - aluminum 3 (at 1985 addition only) - non-historical

Floor Gross Floor Area Gross Common Classroom 1985 Addition Area or(includes 1985 Net Area Areas Areas (incl (not including interior stairaddition) Cloakroom) porch or steps)First Floor 2,918 sf 2,652 sf 290 sf 1,584 sf 474 sf 76 sfIntermediate (oartial) FI - 69 sf - - - -Second Floor 2,437 sf 2,160 sf 185 sf 1,584 sf - sf 140 sfTop (oartial) floor 159 sf 140 sf - sf - sf - sf 10 sfTOTAL 5,514 sf 4,952 sf 475 sf 3,168 sf 474 sf 226 sf

NOTES: 1 Areas are based on preliminary measurements and are presented as approximations.2. Porch and Roof areas are shown on plans

Apn12,2007


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32/60

ROOF OVER PORCH270 SFi ' I' .I I :: ! , i : !, ' I" ' : , j.L, DN, '-I I

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1 1 1ROOF OVER ADDITION (BATHROOMS)325 SF

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~ ~ - " " \ " : - ~ ~ ~ ; : ? 1.""....r; t-" .. ,.,;-~ " . u l 1 a l ' ".......... .'_...,'ARGHIHf ;TS EXISTING SECOND FLOOR PLAN - PRELIMINARY TRAFTON SCHOOLSCALE: '31 32''= 1 ' - 0" -- ,-- U -DATE: APRIL2,2008- 'm-16J1M'tREEKR()ADARLiNGTON, WA 98223


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1. (E) WOOD-FRAMED WINDOW

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ArlingtonPublic Schools

...........-.'" ....... "-"';"'....-


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Arlington Public SchoolsPortable Condition SurveyNovember, 2002

School: TRAFTON ELEMRoom #: "'-2"-.-1 _Year Built-!-? _Age:.... _Year Purchased: ....9"'8"-\8'--- _Years in Present Location: ."-14"'----__Size Dimensions: ""32"'-'--'x'-2""8"-' _

No@ No@ No

GENERAL CONDITIONSRoof: "'P""oo"'r'-- _HVAC:"'F"'si"-r _Flooring: "'F...I""r _WallslWindows: "'F.....r _Overall Condition: _Does this portable meet current code?Does this portable have an L&I Tag?Can this portable be moved (3 miles)If yes, estimated cost to move: ""$5"'.""00"'0"-- _Does this portable contain hazardous materials? Yes eCOMMENTS:Ramp in good condition.


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School: TRAFTON ELEMRoom #: ..Z"'- _Year B u i l t : . ~ ? _Age:..... _Year Purchased: .!-19"'8"'8'-- _Years in Present Location: ..!-14,,-__Size Dimensions: "-'3Z"-'--'x'-'Z""8;L' _

NoNoNo

GENERAL CONDITIONSRoof: "-P"'oo"'r'-- _HVAC:""F...i!"-r _Flooring: "'F...I""r _WallsIWindows: "'F...!!ir _Overall Condition: "'F...I""r _Does this portable meet current code?Does this portable have an L&I Tag?Ca n this portable be moved (3 miles)If yes, estimated cost to move: ""$5"'."'0""00"---- : :0 -Does this portable contain hazardous materials? Yes 9COMMENTS:Ra m p in good condition.


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School: TRAFTON ELEM.Room #: "'243- _Year Built:,...1 , , " " , 9 9 , , - , , 5 ~ _Age:.!-7 _Year Purchased: ...1 " " " ' 9 9 " - " 5 ~ _Years in Present Location: .L7 _Size Dimensions: " " 3 2 " ' - ' ~ x " ' - " " 2 8 " - ' _

NoNoNo

GENERAL CONDITIONSRoof: Fair+HVAC:"'F...,air+!!..-'- _Flooring: "'F.!!a"ir-'.+ _WallslWindows: "'F""a"'ir+--'- _Overall Condition: "'F.!!a"ir+--'- _Does this pOltablemeet current code?Does this portable have an L&I Tag?Can this portable bemoved (3 miles)I f y e s , e s t i m a t e d c o s t t o m o v e : ~ $ 5 ~ , ~ O ~ O O ~ _Does this portable contain hazardous materials? Yes @COMMENTS:


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02/23/2010 14:45 3504359405 SUPPORTSERVICESFEB-23-2010 TUE 02:05 PM Snohomish Health Dist FAX NO, 4253395254

PAGE 01P, 02S,' SNOHOMISHHEALTHOISTRICT

Febrnary 13, 2009

' - - ' ENVIRl,->.tlENTAL HEALTH DIVISION3020 Rucl\er Avenue, SUite 104Everett, WA 982013900425.339.5250 FAX: 425.339.5254Deal/Hard of Hearing: 425.3


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Health and Safety Inspection Action Item ListName: Trafton ElementmyLocation: 12616 Jim Creek Rd., Arlington, WA 98223Snohomish Health District staf fpresent: Evan Brestar

Grades: K - 5Enrollment: 144Date: 02/05/2009

Please note, there were several items noted during this safety inspection that appear not to have beenaddressed since the last inspection conducted in 2007; see itemsmarked with an asterisk (*).Room: See Below OSPI and Washington State Department ofHealth (DOH)While at your school we surveyed classrooms using a carbon dioxide (C02) detector. "Carbondioxide has been widely used as an indicator of indoor air quality. A limit of 1000-ppm CO, isrecommended to satisfy comfort (odor) criteria," according to the American Society of Heating,Refrigerating and Air-conditioning Engineers, Inc. (ASHRAE) Standard 62-1989 (Section 6.2.1).The following rooms were found to have a CO2 level above 1000-ppm:

*Room #1: 1260-ppm CO2 *Room #4: 1550-ppm CO, *Room #2: 1330-ppm CO, *Room #3: 1350-ppm CO 2Elevated CO, can reduce student attendance when levels in classrooms are 1000-ppm abovebackground outdoor air level, according to the study, Association between classroom CO2concentrations and student attendance in Washington and Idaho, published in Indoor Air (2004, 14:333-341). The level of CO, in the outdoor air on the day ofthis inspection was measured at 350ppm. The CO 2 measurements shown above in bold text have exceeded that level by at least 1000ppm.Response:

Room: Music WAC 246-366-120Light intensities in the music room were found to be 32-foot candles (fe). It is required that aminimum light intensity of 50-fc be provided in visual and performing arts areas.Response:

Room: *Portable #5 WAC 246-366-060The sink faucet was broken in this room. All hand-washing facilities need to provide cold and hotwater at a maximum of 120 0 F.Response:


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Trafton ElementaryHealth and Safety Inspection Action Item Checklist of 02/05/2009Page 2

Room: #1 UBC 2406.4, RCW 19.27The glass installed in the display cases needs to be safety or tempered glass. To comply with thestate building code, make sure that safety glass is installed in all display cases.Note: The defibrillator batteries need to be checked and monitored monthly.Response:

Room: Portable #5 WAC 246-290The water in the drinking fountain had insufficient pressure. This needs to be adjusted so that thewater clears the nozzle to allow safe and health drinking access.Response:

Room: Speech Therapy WAC 246-366-050,296-24All paper cutters are recommended to have "finger guards" and "lock down" safety latches. Bladesshould be fastened down when not in use.Response:

Room: *#3 WAC 246-366-060Metered faucets stayed on for less than ten seconds. Self-closing faucets must provide at least tenseconds of running water.Response:

Room: Boy's bathroom in Portables WAC 246-366-060Handwash sinks were found to have water that is too hot (125 0 Fahrenheit (F)). All handwashfacilities are required to have hot water between 100 0 and 120 0 F.Response:


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Trafton ElementaryHealth and Safety Inspection Action Item Checklist of 02/05/2009Page 3

Room: *#4Stained ceiling tiles due to water leaks were noted.Response:

Room: #2, #4, Music, Portable #6 and Portable #5 WAC 246-366-140Labeled cleaning supplies (e.g. Clorox" disinfecting wipes, etc) were found to be stored on thecountertop or in cabinets under the sinks in these rooms. All chemicals must have a Material SafetyData Sheet (MSDS) sheet available at the school. Please review the MSDS or product label forstorage requirements and requirements concerning access and use of the product by children.Note: Some lights were noted to be out in Room #2.Response:

Room: Bathroom near Nurse's room OSPIStudent's medications were noted to be unlocked. Medication should be stored in locked storage toprevent unauthorized access.Response:

Room: Playground WAC 246-366-140The National Playground Safety Institute (NPSI) strongly urges all playgrounds to be compliantwith national standards to ensure a safe play environment for all children. The safety concernsaddressed below are based on two primary documents:I. American Society for Testing and Materials (ASTM) F 1487-01: Standard ConsumerSafety Performance Specification for Playground Equipment Use.2. Consumer Product Safety Commission (CSPC) Handbook for Public Playground Safety.Pub. No. 325, 1997.

The following safety concerns were noted during the inspection of the playground at the school. *CPSC 12.4.3 Slides should not have any spaces or gaps between the platform and thestart of the slide chute.Response:

AB:mc


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WA real estate overview - Trulia.com http:/ /www.trulia .com/real_estate/Arlington-Wash

Find Homes Stats & Trends Advice Find a Pro MortgageSign up (FREEl) I Log in I Shal"e I For Professionals

My TruliaSearch Stats & Trends 1Arlington, WA

Arlington Real Estate Overview Today, Februaty 25, 2010Market View for Arlington ' " ,0 Stats & Trends

Market Trends for Arlington

A'09. Usting Price$349,698Wk endklg Feb 17

-1%,2-0.6%. ~

Median Sales Price$239,000Nov '08 "' Jan '09

-$49,&00-17.2%y

356 Homes For Saleo Receolly Sold

1 Open Homes96 FOfeclosl.fes

- - - - - '

Errbed Info

ArlingtonReal Estate CMlr'.'iewMaf1(eI Trends"',""""I-b'ne Prices MapConmrity Info

Average Listing PriceAtt'lgton.WA IAI propeftiea View more ZIPs

. ~ - - ' ..Mortgage calculator Rent V$. BuyProperty price $

Cuslomlze

"'"% 5.25Down paymentInterest rate

AWfage Usling Price $349,698 -0.6%__

Median sales PrIce $239,000 -17.2% y-o-yAwrage priceisqft $186 -13.5% y-o-yfIUrbef d Sales " -80.2% y-o-y

MoreMngton Market Trends""'"" : 1 , c 7 ~ ' ~ O " - ~ F C " " " ' ; l l 3 : : " " " : - = F ~ " ~ 1 " O ~ ' ~ O : : : : " - : ; e b ~ ' ~ ; ~ ; ~ , ~ ; " . AI properties

View Snohooish Colnty Home PrlcesMap

Hom e Prices for Snohomish CountyMost popularzip codes900129827598026982"98270

Movers & ShakersN 9OJ36"'"8241"""8026

"'10Avg. listing priceWeekending Feb 17 w_ll-w

$314.723 -0,3%5562.376 .""(8t,800 -3.1%$483,707 -1.4%$270,583 +0.5'l1.

Avg. listing priceWeekelldng Feb 17 wo-w53043.401 -13.9%5283.9.(0 +S1..('lI.5223,563 +7," '$0425.138 +e.('lI.$04804.800 -3.1% Nearby Cities

Cities Mediansales price A,.,...Nsting priceArlington SummaryAverage price per square foot for Arlington WAwas $186, a decrease of 13.5% ooflllared to the same period last year.The median sales price for homes in MingtonWA for Nov 08 to Jan 09 was $239,000 based on 20 home sales.COflllared to the same period one year ago, themedian home sales price decreased 11.2%, or $49,500, and thenurrberof home sales decreased 80.2%.

Lake S"",,",MwyS'olIeT i . J a ~ pGranite FallsSrohCITlish.....

5270,(0)5230,3345332,5705256.9005368,9195240,730

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There are currently 356 resale and new homes inMington on Trulia, inclUding 1 open house, as well as 96 homes inthe pre-foreclosure, aUc1ion, or bank-owned stages of the foreclosure process. The average listing price for homes forsale in Mington WAwas $349,698 for the week ending Feb 17, whidl represents a decrease of 0.6%, or $2,244,coltllared to the prior week.

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WA real estate overview - Trulia.com http://www.ttulia.comlreal_estate/Arlington-Wash

Schools in Arlington ret, Advice

Pleasee_ .. wtillhe setlOOlllstn::tOf. lUI estatepro 10 contirm ~ rigitliliIy to BMlI wlh pIfl iclArdistrict Of school.

DISTRICTAr1ingtcn SChool District 16lakeIolood SChool Oimct 306SCHOOL NAMEKeN: Prairie 8Ilnwlla'y 5chooI

TYPE GRADES SCHOOLS""", 10""", 5SCHOOL TYPE GRADES

""', K-5""', K5""', K5

Sl1JOENTS

PARENT RATING

R ~ e f l t Q&A In ArMngton,WAQ: Does anyone ha'.e any Recent elIpElliencewiltlnegolillWlg a sh:W1 _ 'Mil Co.rrWy ""'de? We hao.eset! os 5 lrlSW8l'SQ; Is hlre away in Tn,ja kI delenTine v.hal: agaR sada pricUar ~ s t i n g ? 5 a"1SW8fSQ: v.to is lhe lop selng reaIlor in a r t typ \ wa?9-.Q: t-tlw do you Ilirll: .... upc.on-il"(l deraclne for ti e firstjme hornetuyers tD:credt has affected p..rchasesrig1: roN? Ii:lwm.c finan:ing? Ii:lmll3..-_Q: I OM! 8 c1.pBx t18l: I haw Irable Imking thepayrnertsCI1lime.l 'M:ll.Acllke kI SEll VotIat areoptkJns I ctort have atA d tilM. 15 a"I!iIMllI"S

Community Info forMingtonProperty Crime t l J ! l ~popUeition affected

"" 0."... ' "" 0-""'" 0"" ''" 0"""'" 0,,"." O.15'Jf....".on '""""""'" ""-"Y _on

Violent CrimeOJ, popUlItiarlll1fected

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ret, Got a real estate question?i Ask tl e real estate ccrmu1ty and get a' l answer

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More AdvIce:Recert Q&A In Ar1ingtln. WARecert bIog posts In Arlington. WAAnd a real estate prol'essional AriinglCfl, WA

More Arlington Conmunlty InfoNearbyCities Real EslateLake SteleOS Real EstateMarys\ile Real EstateTlJalp R9aI EstateQ-anite Fals Real EstateSnotoTish Real EstateEo,eretl Reel EstateNeartly Cities Sold HomesLake Ste'oel'lS sao Ii:lmesMaryS'oiIe Sold Ii:lmesTlAaip Sold I-bTesQ"ame Faits Sold tbnesSnohonistl Sold Ii::mesEwrett Sold tbnesNurtly Cities Home PricesLake S.... I-tlme PricesMa'yS'olJe ti:lmIt PricesTUaip I-tlme PricesG'a'R!I Fils ti::me PricesSnohonish I-tlme PricesEwrelt I-tlme Prices

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1992411rt... 1915 tSlth..$469,9S0 5119,000.b r 2Y.oba

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Arlington Stlts & TrendSArington Mar1tet TrendsSchoobAtlngUiCormu1ty InfoArtingm I-tlme PricesArtinglon Real EsuneArlingm Recent{ Sold tbnes

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ngton, WA real estate overview - Trulia.com

Search Slats & Trends Arlington, WA

http://www.trulia.com/real_estatelArl ington-Wash

A r ~ n g l o n real estate-use Tllllia to find feal estate in Arlington as well real estate in other cities in Washington. Trulia pro\1des comprehenslw real estate guides with up-to-date information about housingprices, lalest Arlington real estate trends, market a c t i ~ l y , and neighborhood information. Before buying a house in Arlington, research real estate on Trulia, Understanding the Arlington real estate marketis your first step to buying a home in Arlington, Washington. 0Jr real estate guide glves your a valuable ovel\iewof \he ArHngton real estate markel-find Arfington properties, sales statistics, real estateprice trends, real estate market acti'olly, comparisons ofArlington schools orWashington schools, and generaldem ographic inforrnation for Arlington, WA. Trulia's real estate guide corrbines a Arlingtonmap"";ll1 a detailed tis! of Arlington neighborhoods, ZIP codes, and nearby cities to help Idckstartyour search for a home in A r ~ n g l o n .CopyrighlO 2010 Trulia, Inc. AD rights reseNld. 1 r:il Fair Housing and Equal Opportunity Help us irrprow our ser\ice--send us feedback

2/25/20 I04:


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Estimated Cost to Repair, Replace and Upgrade Trafton

OfficePorch and Deck need to be replacedSiding needs to be scraped and painted

Covered Play AreaNeeds new sidingNeeds new roofPortablesReplace all of the existing portables (4) with new 28'X32' portablesInstall remoteiy controlled thermostatsWater SystemRecap old Well

Water fiitration system to improve drinking quality

Main BuildingRepair Bell towerITEMS from Aprii 2008 SMR review (commissioned by PTC)Fire Safety itemsSeismic UpgradeAccessibilityBuiiding ExteriorInterior FinishHVACPlumbingElectricalStairs, restrooms, chimney, elevator??

Contingency (20%)

EstimatedCosts

$ 3,000$ 15,000

$ 2,000$ 2,500

$ 400,000$ 5,000

$ 3,000$ 5,000

$ 18,000$ 15,000$ 15,000$ 10,000$ 85,000$ 110,000$ 25,000$ 10,000$ 25,000$ 105,000

$ 170,758

Total $ 1,024,546


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3Hutteball&OremusDecember 14, 2006

Ms. Linda Byrnes,SuperintendentArlington Public Schools315 N. FrenchArlington, WA 98223Project: Future Projects - 2008 BOlldPlallllingArlillgtoll Public SchoolsSubject: Preliminary Budget EstimateDear Linda:Enclosed is a 2008 Bond Projects worksheet, indicating the tirst round of assigningpreliminary budget estimates for each of the nltUTe school projects we have beendiscussing over the last 5-6 weeks. The worksheet is best when printed full size on anIlxl7 page.As noted on the worksheet, these are "Pre-Design Estimates", and are our best gness forthe known scope of each project, based on site observations, discussions and square footarea information provided by the school district. Following initial discussion and adjustingof project parameters, more detailed analysis and preliminary design work will benecessary to provide more accurate estimates.Unit cost information is based on recent project cost trends, including the almostastronomical escalation seen by most school dishicts during the last 12-18 months. Whilewe don't thinlc this cost h'end will continue much longer, we believe it is best to aSS1llJle itwill continue, and plan conservatively.We thankyou again for this opporhmity, trust this information will be helpful, and hope wecan be offwther assistance. Please contact me if you need any additional information.

Sincerely,

4010 Lake Washington Blvd. NESuite 320 Kirkland,WA 98033hoarch.comp 425 828 8948f 4258289067

I of I


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3Huttr:b'111.


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T'rafton S l i , ~ e l l [Draft Proposal- May 2005"Gym" PTC SubcommitteeCo-Chairs Valerie Kellogg I Anne Yeckley


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Performance Audit ReportSchool Districts'Administration and Support Services

Edmonds, Evergreen, Federal Way, Kent, Lake Washington,Puyallup, Seattle, Spokane, Tacoma and VancouverReport No.1 000013

September 30,2008

Washington State Auditor Brian Sonntag, CGFMwww.sao.wa.gov


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4. EXCESSIVE USE OF PORTABLESFour of 10 school districts use an excessive number of portable classrooms, which are moreexpensive to maintain.

BACKGROUND

School districts across the country use portable classroom structures as a temporary measure to house studentsthat arrive more rapidly than facilities construction programs can accommodate. Consequently, portableclassroom buildings are intended to house an influx of new enrollees until permanent structures are completed.Rapidly growing school districts are therefore the most likely places where one would find portable classrooms insignificant numbers.Unfortunately, pOliable, or "temporary," classrooms are often in service for many years, even decades, at someschools and school districts. This usually indicates that new, permanent construction has not been accomplished ina sufficiently timely manner. It may also be evidence of a conscious decision on the part of a school district'sadministration to use the portable structures in a permanent manner.There are reasons why districts should limit the use of portable classrooms:

When attached to a particular school (elementary, middle, or high school) they usually place anextraordinary and undesirable financial burden on core facilities such as resource centers, computer labs,cafeterias and kitchens, gymnasiums, auditoriums, toilets, etc. because the number of students using thesefacilities exceeds planned use.

They are not as well insulated as permanent structures, have a high ratio of exposed exterior wall area toenclosed volume, and are heated and cooled via electricity; thus they are less energy-efficient on thewhole than permanent construction.

They usually require more labor-intensive cleaning due to lower quality interior finishes, additionalclutter accumulated from limited storage space, and their remote location from the main school facility. Older portable classroom buildings may require more frequent maintenance due to unexpected

maintenance and equipment failures. They are less easily secured as part of an overall school lockdown procedure because they are not

contained within the secure perimeter of the permanent school building. They are more vulnerable to break-ins because they are often not included in camera surveillance or in thesecured perimeter of the permanent school building. The location of portable classroom buildings away from the main school building may create an insular

atmosphere for the faculty and students housed in portables, leading to less frequent socialization. Tests performed by the California Environmental Protection Agency found the use of portable classrooms

is linked to several types of health problems in children and teachers, such as headaches, chronic sinusinfections, colds and respiratory problems.

Colton & Company LLPPelformance Audit ofthe 10 Largest School Districts

Page - 18


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Arguments favoring the use of portable classrooms for the longer term counter some of the issues raised above,and offer additional opinions: They are considerably less expensive to acquire and install than permanent school construction. They give a school district the flexibili ty to move them from a school with declining enrollment toanother school with increasing enrollment when neighborhood demographics change. It is easier to close and remove portable classroom facilities than to close and sell or lease entire schoolswhen a school district experiences declining enrollment. The service cores of schools can be built to a capacity that can accommodate a certain number ofportables in anticipation of the possibility that they will be needed. The low cost installation of a programmable thermostat and occupancy sensor will help reduce energyconsumption in portable classrooms significantly. Newer generations of portable classrooms are more durable and energy-efficient than their predecessors.

Thus, a prevailing view across the country on the use of portable classrooms is that while their wholesale, longterm use may not usually be desirable, they are in fact a needed tool for school districts to deal with fluctuatingenrollments. Portables also aid in housing the rapidly growing number of students that arrive at a district, whenschool construction funding and permanent construction efforts cannot respond in a timely manner. [n Texas, thisprevailing view has resulted in a guideline offered by the Texas Education Agency: a school district should have aportable classroom inventory not greater than 10 percent of the total number of permanent classrooms. Thus, aschool district with 1,000 permanent classrooms should have not more than 100 portable classrooms. This "TexasTen Percent Portables Guideline" is used because it appears to be the only independent and officially availableguideline. It is used merely to differentiate the use of portable classrooms among the 10 largest school districts inWashington.We observed the following use of portables in the 10 largest Washington school districts during the audit period:

Ratio of Portables to ClassroomsPercentageofPortables

Edmonds 1,098 11 1.0%Evemreen' 924 237 25.6%FederaIWav 1,033 98 9.5%

Kent 1,003 125 12.5%Lake Washington 1,058 127 12.0%

Puyallup 847 220 26.0%Seattle 2,595 202 7.8%SpoImne 1,370 90 6.6%Tacoma 1,413 92 6.5%

Vancouver 933 53 5.7%Use of portable classroom buildings in the school districts of Edmonds, Federal Way, Seattle, Spokane, Tacoma,and Vancouver were insignificant because their portable inventories are 10 percent or less of permanent5 Evergreen has also constructed its own headquarters complex almost entirely of portable units.Colton & Company LLPPelfol'mance Audit ofthe 10 Largest School Districts Page - 19


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RECOMMENDATIONSEvergreen #4

I iKent #4Lake Washington #4

Puyallup #4

OSPI#4A State Legislature#4

Evergreen developed a 20-year plan for portables reduction. We recommend Evergreenrevisit this plan to determine if it can be shortened, perhaps to 10 or 15 years. Once adetermination has been made, the district should proceed with implementing the plan.Portables reduction should reach 10 ercent of total classrooms or less.These districts should, in the next update of their Strategic Facilities Plan, develop andimplement a realistic plan to reduce the amount of portable classrooms to 10 percent orless of permanent classrooms. For Puyallup, it is not expected that this plan can beimplemented within just a few years: it may require 10 years or more because of thelarge number of portables they are currently using.

OSPI should conduct a review to identifY viable long-term alternatives to traditionalportable classrooms, such as more energy-efficient, more easily maintained modularproducts that are less prone to indoor air quality problems.A review is necessary at the state level to determine if the process to approve funds forplanning, design, and construction is too lengthy and could be shortened. This wouldreduce the need and time for housing students in portables statewide.

POTENTIAL EFFECTS OF IMPLEMENTING THE RECOMMENDATIONSAlthough initial costs of portable classrooms are significantly less than permanent classrooms, there areassociated costs to place them in service, as well as higher costs to operate and maintain. Typical costs associatedwith installation of a portable classroom include delivery and setup charges, permits, sidewalks and wheel chairramps, utilities, lease agreements and removal costs. These costs can increase the initial purchase price by another75%. Additionally, they are generally more expensive by $1 per square foot per year to operate and maintain. Themost energy-efficient portables cost about 2.5 times the national average to heat, cool and light compared topermanent school buildings. For example, the Mount Vernon News reported electric costs ofa portable classroomin their local school district ranged from 20-30 cents per square foot while a permanent building structure'selectric costs were only 5-7 cents per square foot. This means a district has more portables to heat, cool, clean andmaintain than it should; and causes a district to spend more money than necessary in utilities, maintenance, andcustodial services. In addition, portable classrooms may place an added strain on core facilities of the schools theyserve (cafeterias, resource centers, gymnasiums, auditoriums, etc.). Finally, students in portables tend to be moreisolated from other students, and indoor air quality problems can be an issue. Cost savings depend on theconditions at individual school districts, and will be offset initially by the cost of construction of new classrooms,expanded school core facilities, or new schools. A hypothetical comparison of annualized costs for portables andnew construction' follows:

6 Purchase cost includes the costs of making portable units ready for use. Figures noted here are hypothetical for comparisonpurposes only for a typical 62 x 42 building. Needs for each district will vary, such as the options needed for portable units,energy conservation measures in place (or energy efficiencies included in the portables), location of portables and theirsupporting facilities (restrooms, water, etc).Colton & Company UPPe/formance A lIdil of the 10 Largest School Districts Page - 21


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Item Description PortableUnit I New Construetiou(20- car life) (40-year life)Annual depreciation of purchase cost $5,166 $5,192Utilities 7,880 2,627ODeration and Maintenance 6,728 5 191Total annual cost $19773 $13 010

It is important to note that acquisition of new construction or portables is funded with state and local capitalfunds, however, the cost of utilities, operations, and maintenance are funded with state and local operating funds,Therefore, the increased operating cost of portable units creates a burden on limited financial resources over thelife of the building,Potential Cost SavingsCost savings are not quantifiable because they are dependent upon the conditions of each district and each schooland must be offset initially by any costs of new construction for expanding core facilities 01' new schools or otherrelocation costs.

Cation & Company LLPPelformance Audit ofthe 10 Largest School Districts Page - 22


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Estimated Operating Cost Savings By Closing TraftonExpenses (budget category 59)

Bus TransportationCopierCustodial Cieaning SuppiiesData & PhoneElectricityFuel OilGarbageGroundsLunch TransportationMaintenance SuppiiesMileage-Music/libraryMileage-PEMileage-CounslelorMileage-GiftedMlieage-TechnologyMileage-GroundsMileage-Maint.RecycleSoftware licensesSonitrolSepticTechnologyWell Monitoring

5-9 Expense Total:

$2,528 Est. Fuel & Maint only$4,000 Actual$4,000 est.$4,320 Actual$9,600 Actual$4,700 Actual$576 Est. Fuel & Maint only$125 Est.$1,260 Est. Fuel & Maint only

$2,000 Historical$364 Actual$909 Actual$182 Actual$182 Actual$182 est.$129 Est.$129 Est.$360 Actual

$1,030 Actual$2,076 Actual$266 2008 Actual/yr$500 est

$2,280 Actual$41,696

Wages & BenefitsClassified:

CustodianSecretaryTransportationFood ServiceParaGroundsMaintenanceTechnology

Certified:K-5 ClassroomGiftedPERemedialSpecial EdCounselorMusic/Library

AdminPrincipal

.5 FTE

.8 FTE

.2 FTE

.4 FTE

.1 FTE

.1 FTE

.05 FTEClassified Total:

.6 FTECertified Total:

.3 FTE

$31,21609-10 Actual$46,371 09-10 Actual

$009-10 Actual$8,408 09-10 Actual

$37,301 09-10 Actual$5,582 09-10 Actual$7,70009-10 Actual$2,660 09-10 Actual

$139,238$0 09-10 Actual$0 09-10 Actual$0 09-10 Actual$0 09-10 Actual$0 09-10 Actual$0 09-10 Actual$46,610 09-10 Actual

$46,610$45,00009-10 Actual

Wages and Benefits Sub-Total: $230,848Total: $272,544


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Policy No. 6882Management SupportArlington Public Schools No. 16Page 1 of 2SALE OF REAL PROPERTY

The Board has exclusive control of the acquisition and disposal of all District property. Thispower shall be exercised only when the Board determines by Resolution that such property isor is not necessary for school purposes.Once the Board has considered all the factors relating to a proposed sale of real property, itshall complywith all requirements of the law, including:A. A market value appraisal by a professionally designated real estate appraisers or by ageneral real estate appraiser certified under Chapter 18.140 RCW, selected by the Boardshall be secured.B. No sale of real property is to take place if the sale price would be less than 90 percent ofthe appraisal made by the appraiser unless the property has been on the market for oneyear, in which case itmay be reappraised and sold for not less than 75 percent of theaverage re-appraisal value if the sale is approved by the unanimous consent of theBoard.C. I f the appraised value exceeds $70,000, notice that such a sale is being considered is tobe published in a newspaper of general circulationwithin theDistrict for at least twoconsecutive weeks. The notice shall specify the date, time and place of a public hearingscheduled to consider the property specified for sale. Evidence concerning the proposedsale along with the advisability of selling the parcel is to be taken into account by theBoard at such a hearing.D. Bids may be secured or a licensed real estate brokermay be engaged. If the latter, the

commission shall not exceed seven percent. Any appraiser selected by the Board toappraise the market value of a parcel of property may not be a party to any conhactwith the District to sell the parcel for a period of three years after the appraisal. No bidaward shall be made within a forty-five day period following publication of notice ofthe intended sale in a newspaper of general circulation in the District.

Receipts f rom the sale of real proper ty shall be placed into the Debt Service fund or in theCapital Projects fund. However, after an evaluation of the sufficiency of the Capital Projectsfund, receipts may be deposited into the District's General fund to be used exclusively fornonrecurring costs related to operating school facilities.Legal References:

RCW 28A.335.090RCW 28A.335.120

RCW 39.33.010Ch. 18.140RCW

Conveyance and Acquisition of Property - Management AppraisalReal Property - Sale - Notice of and Hearing on - AppraisalRequired - Broker or Real Estate Appraiser Services-Real Estate Sales Contracts, LimitationsSale, Exchange, Transfer, Lease of Public PropertyAuthorized - Section Deemed AlternativeCertified Real Estate Appraiser Act


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RCW 28A.335.060

Management Resources:Policy News, June 2001Policy News, February 2005

Adopted: August 13, 2007 (WPR)

Policy No. 6882Management SupportArlington Public Schools No. 16Page 2of2

Surplus School Property - Rental, Lease or Use of-Disposition of Moneys Received FromUse of Real Estate Appraisers ModifiedSurplus Property


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RCW 39.33.010Sale, exchange, transfer, lease of public property authorized - Section deemed alternative.(1) The state or any municipality or any political subdivision thereof, may sell, transfer,exchange, lease or otherwise dispose of any property, real or personal, or property rights,including but not limited to the title to real property, to the state or any municipality orany political subdivision thereof, or the federal government, on such tenns and conditionsas may be mutually agreed upon by the proper authorities of the state and/or thesubdivisions concerned. In addition, the state, or any municipality or any politicalsubdivision thereof, may sell, transfer, exchange, lease, or otherwise dispose ofpersonalproperty, except weapons, to a foreign entity.

(2) This section shall be deemed to provide an alternative method for the doing of thethings authorized herein, and shall not be construed as imposing any additional conditionupon the exercise of any other powers vested in the state, municipalities or politicalsubdivisions.

(3) No intergovernmental transfer, lease, or other disposition ofproperty madepursuant to any other provision oflaw prior to May 23, 1972, shall be constlUed to beinvalid solely because the parties thereto did not comply with the procedures of thissection.[2003 c 303 1; 1981 c 96 1; 1973 c 109 1; 1972 ex.s. c 95 1; 1953 c 133 1.]Notes:

Effective date -- 2003 c 303: "This act is necessary for the immediate preservation ofthe public peace, health, or safety, or support ofthe state government and its existingpublic institutions, and takes effect immediately [May 14, 2003]." [2003 c 303 2.]Exchange of county tax title lands with other governmental agencies: Chapter 36.35RCW.

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Trafton Status Report March 2010

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