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Technical Memorandum Purpose and Need Project Overview

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Technical Memorandum Purpose and Need Project Overview Technical Memorandum To: Jacques Dean, Kitsap County Public Works From: Jeff Massie, Otak, Inc. Copies: File Date: August 4, 2021 Subject: North Kitsap Service Center Alternative Analysis — DRAFT Project No.: 33305 Purpose and Need This memorandum provides a project overview, a description of existing site conditions, programming validation, an alternative discussion by discipline and a multi-criteria decision matrix comparing two site plan alternatives, and recommendation of the preferred site alternative. Once Kitsap County has selected the preferred alternative, the Otak team will provide environmental review documentation, permit assistance, and final plans, specifications, and estimates in preparation for construction. Refinements to the preferred site plan will be made throughout the final design phase. As this memorandum is intended to address the various differences between the two site plan alternatives, it will not cover all technical aspects of the project, leaving that discussion for the forthcoming design report. Project Overview Otak was selected to provide professional services for the design of a new road maintenance shop on 16 acres of recently purchased undeveloped property located south of NE Rova Road, and east of State Route 307/Bond Road NE, in north Kitsap County (Parcel No. 062602-2-064-2007). The new road maintenance shop will provide administrative offices for three (3) supervisory personnel; crew dispatch, training, locker and washroom areas for thirty (30) operation employees; vehicle maintenance bays; outdoor covered canopy parking for selected maintenance equipment and vehicles; uncovered parking for private vehicles; yard storage areas for maintenance materials; equipment and vehicle wash bay; and a vehicle and equipment fueling station. A Moderate Risk Waste Facility (MRWF) will also be located on the parcel. It is probable that additional office space for a Sheriff’s Department employee will also be required. It is expected that, where feasible, use of common facilities will be considered. Collectively, the road maintenance shop and MRWF have been designed as the North Kitsap Service Center for the purpose of improving public outreach communication. k:\project\33300\33305\projectdocs\site planning\20210801 alternatives analysis tech memo.docx 11241 Willows Road NE, Suite 200 . Redmond, WA 98052 . Phone 425.822.4446 . otak.com North Kitsap Service Center Page 2 of 11 Alternative Analysis — DRAFT August 4, 2021 Most utility services are available to the site including power, water, and cable. Natural gas is not available; neither is sanitary sewer which will require design of an on-site septic system (OSS). Environmentally sensitive areas exist on, or adjacent to the parcel. Of the 16 acres, approximately six (6) acres exist within critical area setbacks. Kitsap County completed preliminary programming for the project, of which the following building space metrics were determined: . Administration/Crew Space 4,500 square feet . Vehicle/Equipment Maintenance Bays 14,000 square feet . Covered Canopy Equipment/Vehicle Storage 9,600 square feet . Fueling Station/Vehicle Wash 5,880 square feet . Salt Storage 2,520 square feet . MRWF 3,650 square feet, minimum Existing Site Conditions The site is generally flat to gently sloping with rolling hills. The topography within the northeast third of the site gradually slopes to an existing drainage channel. A stream channel crosses the site from north to south, beginning at NE Rova Road and extends to the southeastern corner of the site. The remaining site generally slopes towards the south. Ground surface elevation of the site ranges between 220 and 244 feet NAVD88. The site is heavily vegetated and forested with young to mature conifer that are up to 44-inch diameter at breast height (DBH); young to mature deciduous trees ranging up to 45-inch DBH; and groundcover consisting of ferns, ivy, woody shrubs, and herbaceous ground cover. Subsurface soil conditions consist of topsoil 1 to 1.5 feet below ground surface (bgs), underlain by weathered and un-weathered Vashon till ranging in depths of 18 to 26.5 feet bgs. There is perched groundwater; static groundwater is near 18 feet bgs. The site is located in a Type III Limited Area of More Intensive Rural Development (LAMIRD) land use overlay. A Type III LAMIRD is a land use type designated in the comprehensive plan that is an unincorporated commercial and industrial node containing isolated cottage industries and other small businesses. A commercial tree farm and the Arness Septic Pumping business are located south of the subject property. Adjacent properties immediately to the north and east are either developed as rural residential or are undeveloped. The subject property is over 15 acres in size and is currently undeveloped. The property was created through a binding site plan initiated by Arness Tree Farms, the previous owner. The site is accessed via a driveway from SR 307/Bond Road NE; this driveway currently allows unrestricted turning movements (right/left in and right/left out). A second driveway from NE Gunderson Road is accessed by internal roadways. Existing stormwater facilities are present adjacent to the site. Two state owned stormwater conveyance pipes run under SR 307/Bond Road NE from the west property line. k:\project\33300\33305\projectdocs\site planning\20210801 alternatives analysis tech memo.docx North Kitsap Service Center Page 3 of 11 Alternative Analysis — DRAFT August 4, 2021 Programming Validation Otak and stakeholders vetted and verified the preliminary program, space metrics, and plans generated by TCF Architecture of Appendix A. The team reviewed the preliminary programming for the project providing general building space metrics. The provided program and space allocation matrix was compiled, updated and reviewed. This has been preliminarily reviewed by Jacques Dean at Kitsap County. Some program elements have been removed and consolidated. Refer to Appendix B. Concerns that the subject facility programming adequately accommodates future service level demands for the road maintenance shop in terms of materials and equipment storage, building space for staff needs, and vehicle and equipment parking are addressed in the memo of Appendix C. Programming the Moderate Risk Waste Facility for current and anticipated waste streams is covered by the July 14, 2021 Final Kitsap County HHW Programming Report prepared by Special Waste Associates. Building program and site relationships were reviewed, refined and applied through the development of schematic building floor plans and site plans. Site observation and feedback through on-site meetings with the client team and stakeholders have been integrated into the current site and building plan alternatives. The design team leveraged the findings from field trips to the existing Kitsap County Household Hazardous Waste Facility, Public Works Annex, and South and North Road Maintenance Shops on April 22, 2021; as well as a June 2, 2021 field trip to the Pierce County Central Maintenance Facility (refer to Appendix D). These lessons learned and best management practice ideas are proposed to be integrated into the site plan alternatives and buildings of the North Kitsap Service Center In March, Otak held a conference call with Keith Swearingen and Jacques Dean to review and coordinate plan elements and reorganize program elements for greater efficiency. A conference call with Darren Schwend from Notkin a P2S Inc. Company (P2S) and a potential maintenance consultant provided key input to assist the design team with refinement of the proposed maintenance bay to improve functionality. Floor plans of the Moderate Risk Waste Facility and Road Maintenance Shop were developed based on the preliminary program, program validation, and field trip observations. These floor plans are developed as a first stage of architectural design, and to establish building footprints to use in the site planning process. Opportunities for facility growth and expansion have been incorporated into the floor plan, including flexible meeting and storage rooms and second level MEP spaces that could grow in size internally. The fabrication shop on the end is configured to convert to a heavy maintenance bay if additional growth is required. Alternatives Description Site plan Alternatives A and B were developed as shown in Figure 1. Alternative A which impacts no critical areas was developed as a baseline to fully understand if there is sufficient room to store materials and maneuver about the site with vehicles and equipment amongst all the required program elements. Significant similarities and differences are summarized in the tables below, and described in further detail in the subsequent Site Planning Discipline Discussion section of this memo. k:\project\33300\33305\projectdocs\site planning\20210801 alternatives analysis tech memo.docx North Kitsap Service Center Page 4 of 11 Alternative Analysis — DRAFT August 4, 2021 Similarities The Moderate Risk Waste Facility and Administration Building/Maintenance Shop are placed in the southwest and northern margins of the site, respectively, with the same floorplan footprints Avoids impacting Wetland A, the unnamed stream, and their 150-foot buffer Differences Alternative A Alternative B Wetland C and its 50-foot buffer Avoids impacts Impacts Usable space 10.54 acres outside Wetland A 11.88 acres outside Wetland A, and C, stream, and buffers stream, and buffers Moderate Risk Waste customer Clockwise rotation* Counterclockwise
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