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Memorandum
In May 2018, the City of Lake Forest Park provided notice to the City of Kenmore (City) of their
intention to terminate a long-standing operation and maintenance services agreement between
the two cities by December 31, 2018. The agreement provided the City of Kenmore a variety of
Public Works functions, which were managed from a facility in the City of Lake Forest Park.
City staff began planning for space needs at a new Public Works facility and determined that at
least 1.50 acres were needed in order to accommodate the required office space, vehicles, tools,
materials and equipment.
Initially, City staff analyzed properties all over the City based primarily on size and searched for
any properties available on the market with willing sellers. One of those properties, located in a
residential zoned community, met these criteria and the City attempted to purchase it. Opposition
within the neighboring community grew quickly and a formal petition was submitted to the City.
Ultimately, other issues came up during the City’s investigation of the property prompting the City
to retract its offer, however, this experience as well as similar reactions experienced by other
public entities forced the City to reconsider zoning designation as a primary factor in determining a
site location.
In December 2018, the City worked with TCF Architects to refine its office/garage/shop space
needs and determined that at least 13,705 square feet was needed for a building and confirmed
the need for a minimum 1.50 acre site (attached).
City staff refined their primary property search criteria to include zoning, lot area and assessed
value (based on King County Assessor data) as the top three criteria. Additionally, eight other
factors were considered when evaluating potential properties, including expansion for growth,
environmental impact, existing building reuse potential, property ownership, time frame, hazard
mitigation, neighboring properties, and site access. Points were assigned to each criteria, with the
top three factors mentioned above weighted the most. The total number of points possible was
100 (a table summarizing these points is attached). During this time, the City’s real estate agent
determined that there were no eligible properties with willing sellers on the market and the City no
longer considered “willing seller” as a requirement for property selection.
Based on these criteria, one property scored the highest (80 points), one property scored second
highest (77 points) and three properties scored third highest (76 points). Worksheets detailing the
property information and scores for each of these properties are attached to this memo.
Additionally, a worksheet is attached showing a more detailed analysis of the two highest scoring
properties, which show potential property setbacks and buffers impacting the use of each site.
The highest scoring property (Property 1) provides the minimum lot area of 1.50 acres, a useable
industrial building providing the minimum area of 13,705 square feet and is within the City’s
budget. With the information currently available, the City believes it can meet its needs with a
building remodel and minimal site improvements.
The second highest scoring property (Property 2) and the other remaining third highest scoring
properties provide the minimum lot area of 1.50 acres, however, none of them have an existing
useable building, which would require construction of a new building. Additionally, all the
properties that scored second and third highest are owned by and part of a single business,
Plywood Supply, requiring valuation and impact on the entire ownership.
In summary, the City is proceeding with acquisition of Property 1, which meets the criteria
established by the City and does so by a fair margin compared to the next potentially eligible
property.
Attachments:
Scoring Criteria
Site Selection Worksheet
Property 1 & 2 Detail
TCF Architect Analysis
Does development of site create any adverse environmental impact? Will Consider environmental impacts such as addition of
PW Shop require addition of impervious area, removal of natural imperviuous area, pollution generating areas, removal of
5 Environmental Impact resources, mitigation for environmental impact, etc… 6 natural habitat, etc… (1‐6 points)
If it is a retrofit situation, is the existing structure viable? Can it be used for Consider if existing building is at least 13,700 SF, suitable
6 Existing building reuse a PW building? Turn‐key or required major modifications. 6 for use, has garage area, etc... (1‐6 points)
Consider number of owners and/or businesses on parcel.
Ownership of site/multiple Single ownership is preferred, whereas multiple owners or single owner A higher number of owners and/or businesses reduces
7 owners/multiple parcels multiple parcels could delay acquisition timing and price 4 score. (1‐4 points)
SITE SELECTION CRITERIA AND SCORING WORKSHEET
Site Selection Worksheets
Public Works and Park Maintenance Shop 25 Zoning
25 Size & Configuration
Site Selection Worksheet - Property 1
2 Acquisition and Development Cost
Address: 7023 NE 175TH ST 4 Expansion/Growth
PIN: 4164100270 5 Environmental Impact
Property Name: Chaipatanapong Property 6 Existing Building Reuse
Owner: CHAIPATANAPONG SOMCHAI 2 Ownership
Appraised Value: (KC) $1,613,900.00 2 Time Frame
Building Area: 20025 Square Feet 4 Hazard Mitigation
Property Area: 2.3 Acres 3 Neighboring Properties
Useable Area: 1.9 Acres 2 Site Access
Comment 80Total Property Score
Warehouse, SFR and businesses.
Public Works and Park Maintenance Shop 25 Zoning
25 Size & Configuration
Site Selection Worksheet - Property 2
5 Acquisition and Development Cost
Address: 7001 NE 175TH ST 4 Expansion/Growth
PIN: 4164100275 6 Environmental Impact
Property Name: B PLYWOOD SUPPLY 1 Existing Building Reuse
Owner: RL SWANSON ASSOCIATES LLC 4 Ownership
Appraised Value: (KC) $1,147,700.00 0 Time Frame
Building Area: 13305 Square Feet 4 Hazard Mitigation
Property Area: 2.39 Acres 1 Neighboring Properties
Useable Area: 1.9 Acres 2 Site Access
Comment 77Total Property Score
PART OF PLYWOOD SUPPLY
Public Works and Park Maintenance Shop 25 Zoning
25 Size & Configuration
Site Selection Worksheet - Property 3a
5 Acquisition and Development Cost
Address: 7001 NE 175TH ST 4 Expansion/Growth
PIN: 4164100280 6 Environmental Impact
Property Name: PLYWOOD SUPPLY 1 Existing Building Reuse
Owner: RL SWANSON ASSOCIATES LLC 4 Ownership
Appraised Value: (KC) $1,106,300.00 0 Time Frame
Building Area: 2080 Square Feet 4 Hazard Mitigation
Property Area: 2.46 Acres 0 Neighboring Properties
Useable Area: 1.9 Acres 2 Site Access
Comment 76Total Property Score
PART OF PLYWOOD SUPPLY
Public Works and Park Maintenance Shop 25 Zoning
25 Size & Configuration
Site Selection Worksheet - Property 3b
5 Acquisition and Development Cost
Address: 7003 68TH AVE NE 4 Expansion/Growth
PIN: 4164100285 6 Environmental Impact
Property Name: PLYWOOD STORAGE 1 Existing Building Reuse
Owner: RL SWANSON ASSOCIATES LLC 4 Ownership
Appraised Value: (KC) $1,079,000.00 0 Time Frame
Building Area: 800 Square Feet 4 Hazard Mitigation
Property Area: 2.45 Acres 0 Neighboring Properties
Useable Area: 1.9 Acres 2 Site Access
Comment 76Total Property Score
PART OF PLYWOOD SUPPLY
Public Works and Park Maintenance Shop 25 Zoning
25 Size & Configuration
Site Selection Worksheet - Property 3c
5 Acquisition and Development Cost
Address: 7001 NE 175TH ST 4 Expansion/Growth
PIN: 4164100290 6 Environmental Impact
Property Name: VACANT LAND 1 Existing Building Reuse
Owner: RL SWANSON ASSOCIATES LLC 4 Ownership
Appraised Value: (KC) $1,060,000.00 0 Time Frame
Building Area: 0 Square Feet 4 Hazard Mitigation
Property Area: 2.43 Acres 0 Neighboring Properties
Useable Area: 1.9 Acres 2 Site Access
Comment 76Total Property Score
PART OF PLYWOOD SUPPLY
Property 1 & 2 Detail
City of Kenmore
Public Works Shop Site
Property Analysis
Legend
10' Frontage
Landscaping
Line_Restrictions
<all other values>
20' Interior Setback
For Residential Description
Critical Area Setback
Frontage Setback
Interior Setback
0' Interior Setback
Shoreline Regulations
For RB
Stream Buffer
Wetland Boundary
Wetland Buffer Class 1
60' Class 3
Wetland Buffer
15' Critical Area
Setback
Presumed Wetland
Boundary
Min Clear
Proposed 20 Year Program
Height
General Space Purpose and Other Criteria / Equip. / Furnishing
Space Description No. Space Adjacencies
Area Total Design Criteria Needs
Standard Qty.
(SF) Area
Small Conference Room A5 8 x 8 64 1 64 Private break-out space for small meetings Crew room and Lobby 9' Table with chairs, white board.
Private men's locker and toilet room. Toilets, Adjacent to mud room, wellness Provide space for up to (25), 12" wide
Men's Locker Room A7 16 x 24 384 1 384 9'
sinks per plumbing code, (minimum 2 urinals) room standard lockers, benches. floor drains
Private women's locker and toilet room. Adjacent to mud room, wellness Provide space for up to (5), 12" wide
Women's Locker Room A8 10 x 16 160 1 160 9'
Toilets, sinks per plumbing code room standard lockers, benches, floor drains
Women Shower A9 5 x 8 40 1 40 Private shower stall, ADA accessible Within locker room 9' Bench, accessible shower, hooks
Men's Shower A10 5 x 8 40 2 80 Private shower stall, ADA accessible Within locker room 9' Bench, accessible shower, hooks
Direct access from Crew Entry. Coat hooks, hanger bars, boot dryer
Unisex space for storage and drying of wet
Drying Room A11 10 x 12 120 1 120 Adjacent to Crew Pre-wash 9' rack, bench. Floor drain. Heated
gear / bulky gear
space ventilation.
Space for crew transition from wet/dirty to Direct access from Crew Entry, Space for washer & dryer, (2) deep
Crew Entry / Prewash A12 10 x 10 100 1 100 9'
clean spaces. adjacent to Drying Room sinks with goose neck faucets
Min Clear
Proposed 20 Year Program
Height
General Space Purpose and Other Criteria / Equip. / Furnishing
Space Description No. Space Adjacencies
Area Total Design Criteria Needs
Standard Qty.
(SF) Area
Min Clear
Proposed 20 Year Program
Height
General Space Purpose and Other Criteria / Equip. / Furnishing
Space Description No. Space Adjacencies
Area Total Design Criteria Needs
Standard Qty.
(SF) Area
CANOPY-COVERED
Canopy-Covered For storage of small trailered equipment such
C1 30 x 25 750 1 750 Yard 18'
Equipment Parking as compressor, sign trailer, light trailer, etc.
175' - 0" 61' - 0" 53' - 6" 27' - 6" 80' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0"
10' - 0"
POSSIBLE SET BACK
46' - 0"
??
STORAGE 30'X50' STORAGE
OFF.
DRY
SECURED
STORAGE 30'X25' 30'X75'
EMPLOYEE/VISITOR PARKING (28)
WASH
CREW ROOM
Lobb. 0"
42' -
95' - 0"
Minimium Net Building Area (See Program) Minimium Net Site Area 65,000 SF (1.5 acres)
Note: Not an actual site. This plan layout is intended to represent a Building Area Office/ Crew: 2805 SF. Not included, the site
potential operational plan to accomodate the minimium Maintenance/ Storage: 6400 SF. setbacks, storm water
recommended program area. Canopy: 4500 SF. access, etc.
Total Building Area: 13,705 SF.
20' 80'
0 40'
City of Kenmore
Maintenance & Operations Facilities Study
1/11/2019 12:01:52
PM