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City Of Kenmore, Washington

Memorandum

Date: February 6, 2020

From: Richard Sawyer, Public Works Environmental Services Manager

Subject: City of Kenmore Public Works Facility Location Selection

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

18120 68th Ave NE · PO Box 82607 · Kenmore, WA 98028


Office: (425) 398-8900 · Fax: (425) 481-3236 · cityhall@kenmorewa.gov · www.kenmorewa.gov
City Of Kenmore, Washington
Memorandum

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

18120 68th Ave NE · PO Box 82607 · Kenmore, WA 98028


Office: (425) 398-8900 · Fax: (425) 481-3236 · cityhall@kenmorewa.gov · www.kenmorewa.gov
Scoring Criteria
Priority Evaluation Criteria Criteria Description Score Comment
Regional Business East Scores 25, North 15                              
Public/Semi Public Scores 20                                              
1 Zoning Does the site have proper zoning for a PW Shop use? 25 Other Scores 0 (Disqualified)
Does the site provide adequate buildable area and configuration to  ≥ 1.50 Acres Single Parcel Scores 25                                          
2 Size and configuration of site accommodate program requirements? 25 < 1.50 Acres Single Parcel Scores 0 (Disqualified)
Willing Seller Scores 4                                                              
Useable Structure Scores 4                                                           
$0‐$1M Scores 4                                                                             
$1.0‐$1.5M Scores 3                                                                      
$1.5‐$2.0M Scores 2                                                                       
>$2.0M Scores 0                                                                             
Acquisition and Development  What is the price of the land and potential development cost (based on  > Project Budget or impractical acquisition (i.e. city hall, 
3 Cost King County Assessor Value)? Is there a willing seller? 12 school, fire station, etc...) (Disqualified)
Does the site provide for expansion of facilities, accessory uses and 
4 Expansion for growth. infrastructure? (Need to confirm potential expansion needs). 6 Consider present and future useable area (1 ‐ 6 poitns)

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)

8 Site transferability time frame Will the site be easily acquired? What challenges are anticipated? 4 Consider if parcel has known willing seller (1‐4 points)


What are the man‐made and natural hazards impacting the site (chemical 
9 Hazard mitigation storage, flooding, etc.)? 4 Consider if parcel has known hazards (1‐4 points)
Consider neighboring parcels (i.e. surrounded by 
residential properties).  If property is part of a larger 
Are neighboring properties present challenges to the development of an  owned multi‐parcel business then automatic 0 points.  (1‐4 
10 Neighboring Properties O&M facility?  4 points)
Consider access to parcel such as proximity to 
Is the site access from the nearest street adequate for the City’s vehicles,  intersections, frontage improvement needs and narrow 
11 Site Access and are the any significant off‐site improvements needed?  4 frontage.  (1‐4 points)
TOTAL 100

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

15' Critical Area Wetland Buffer Class 3


Setback Restrictions
Description
BEST CASE
CURRENT USE

150' Class 1 WORST CASE


Wetland Buffer
DRAFT 5/5/2019

60' Class 3
Wetland Buffer
15' Critical Area
Setback

Presumed Wetland
Boundary

200' Shoreline Regs

150' Stream Buffer


TCF Architect Analysis
PRELIMINARY SPACE PROGRAM
CITY OF KENMORE
Maintenance and Operations Facility Program Study
SUMMARY OF PROGRAMMING
This space program was developed during a half-day workshop held at the City of Kenmore on December 20, 2018 with representatives of the City's Public Works group. The purpose of the workshop was
to review anticipated program needs for the City as it plans for the future of various maintenance functions to be provided "in-house". This preliminary program is intended for use in determining a
recommended minimum site area (acreage).
WORKSHOP PARTICIPANTS TCF DESIGN TEAM
The following City staff participated in the workshop with TCF:
Rob Karlinsey, City Manager Richard Sawyer, Surface Water Program Manager Randy Cook, Principal, TCF Architecture
Jenifer Gordon, PW Operations Manager Curtis Clifton, Maintenance Supervisor
Ben Yazici, MuniManage

SUMMARY OF PROJECTED OPERATIONS PERSONNEL


Personnel 2019 2029 20+
PW Ops Manager 1 1 1 Private Office
Parks Lead 1 1 1
Streets/SWM Lead 1 1 1
Admin 1 1 1
Maint Workers 5 7 9
Seasonal Workers 4 8 12
Intern/Techs/Float 2 3 3 Workstations available for multiple uses
Total Personnel 15 22 28

PROGRAM AREA SUMMARY SF


The summary below provides the total building and site program areas (square footage) derived from the breakdown of all programmed spaces included in this document.

Recommended Minimum Building Program Area


Office & Crew Facilities 2,805 Personnel Space
Enclosed Shop & Storage Facilities 3,713 Maintenance Shops, Secure, Enclosed Inventory & Working Stock Storage
Canopy-Covered Facilities 4,500 Vehicles and Equipment Storage / Materials Storage / Vehicle Wash / Decant
Total Building Program Area 11,018
Recommended Net Minimum Site Program Area (not including structures)
Parking 20,080
Bulk Materials / Miscellaneous Yard Area 33,600
Subtotal Site Program Area 53,680
Total Net Minimum Recommended Site Area (SF) 64,698 Not including setbacks, storm water management, extended site access, unbuildable or unusual site conditions, etc.
Total Net Minimum Recommended Site Area (Acres) 1.49 Additional site requirements may add between 0.5 and 1+ acre depending on conditions)

TCF Architecture, pllc Page 1 of 4 Prepared January 10, 2019


PRELIMINARY SPACE PROGRAM
CITY OF KENMORE
Maintenance and Operations Facility Program Study

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

ADMINISTRATION / PUBLIC / CREW


Assume the building will require occasional
Lobby / Waiting Room A1 12 x 12 144 1 144 access by public visitors, as well as internal Visitor and crew parking 9' 2 guest chairs and small table
staff from other departments
Provide line of sight from reception desk to
Administrative /
A2 8 x 10 80 1 80 lobby and to entry area, parking, and crew Lobby. Provide exterior view. 9' Copy machine and printer
Reception Workstation
yard if possible
Near lobby, Adjacent to Crew Work station, bookshelves, white
Manager Office A3 10 x 12 120 1 120 Private office for Operations Manager 9'
Room. Provide exterior view. board
Seating for up to 30 people when configured Kitchenette, convenient access Tables & chairs / (2) flat screens, city
9'
Crew Room / Multi for training meetings. Provide perimeter to locker rooms, offices, direct maps, posting space, white board.
A4 24 x 30 720 1 720 (Prefer
Purpose Rm countertop workstations for leads and shared access to crew room, near Projector and projector screen, file
10-11')
crew work space mailbox alcove cabinets and wall shelving.

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.

(1) full size refrigerator (with space for


Located within Crew / Multi-use 2nd), (2) microwaves, dishwasher,
Kitchenette A6 4 x 12 48 1 48 Kitchen area shared by all staff and crew. 9'
Room lower and upper cabinets, countertop
(8lf min) stove/range with hood.

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

TCF Architecture, pllc Page 2 of 4 Prepared January 10, 2019


PRELIMINARY SPACE PROGRAM
CITY OF KENMORE
Maintenance and Operations Facility Program Study

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

Secure storage for emergency provisions such


Emergency Supply
A13 6 x 8 48 1 48 as food supply, water, batteries, and other Centrally located 9' Shelving
Storage
small items.
Primary hub for communications and data
IT Closet A14 4 x 6 24 1 24 Centrally located 9' IT Rack / data-comm equipment
systems
Custodial Room A15 4 x 6 24 1 24 Janitorial room to serve all building area. Centrally located 9' Mop sink, shelving, hooks
Could be part of a mezzanine
Electrical Room A16 4 x 6 24 1 24 Primary hub for electrical equipment 9' Electrical panels / transformer
space
Could be part of a mezzanine
Mechanical Room A17 8 x 8 64 1 64 Primary hub for mechanical equipment 9' Depends on HVAC system
space
SUBTOTAL AREA 2,244
Circulation / Walls / Misc. 25% 561
TOTAL CREW FACILITIES 2,805

ENCLOSED MAINTENANCE & STORAGE FACILITIES

Shared shop area with two vehicle bays spaces


(2) exterior overhead doors serving the
(12x30 net each), perimeter storage racks and 18'
General Purpose vehicle spaces (14'Wx14'H), personnel
shelving, shared equipment space for up to min
Equipment / M1 45 x 50 2,250 1 2,250 Adjacent to Crew Facilities doors. Heavy duty storage racking
three stationary power tools (Table saw, drill (Prefer
Maintenance Bay (assume min 6 rack at 4'Dx8'Lx10'H).
press, welder) movable project fab table (4x8), 21')
Sign storage rack (4'Dx8'L)
work bench (3'Dx12'L)

Non-Heated (1) exterior overhead door


General purpose storage for inventory and
enclosed/secure Cold M2 25 x 35 875 1 875 Adjacent to Crew Facilities 18' (12'Wx14'H), heavy duty storage
working stock items.
Storage Bay racking (4x8x10)
Enclosed room with exterior access for storage Ventilation, containment sump with
Haz Mat Room M3 10 x 25 250 1 250 and mixing of small quantities of hazardous Non-heated storage bay 18' drain to oil-water separator. 8x8
materials such as fertilizers and pesticides. overhead door.
Note: City has determined to NOT cover other City-owned vehicles in this program
SUBTOTAL AREA 3,375
Circulation / Walls / Misc. 10% 338
ENCLOSED MAINTENANCE & STORAGE FACILITIES 3,713

TCF Architecture, pllc Page 3 of 4 Prepared January 10, 2019


PRELIMINARY SPACE PROGRAM
CITY OF KENMORE
Maintenance and Operations Facility Program Study

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.

Center drain/catch-basin and oil-water


Canopy-covered bays for decanting street
separator. 3/4" hose bib. Prefer to also
Covered Decant Bays C2 30 x 50 1,500 1 1,500 sweeper materials. Facility also doubles as Yard 14'
have 1-1/2" hydrant for larger volume
equipment wash-down canopy
wash down
Canopy-covering for bulk Salt (10yds); Sand
Canopy-Covered Bulk
C3 30 x 75 2,250 1 2,250 (30 yds); 5/8m Gravel (10yds); Pea Gravel Adjacent to vactor decant 20' Ecology block separators
Commodities Storage
(10yds); Misc.
SUBTOTAL AREA 4,500
Circulation / Walls / Misc. 0% -
TOTAL COVERED / UNHEATED 4,500

TOTAL BUILDING AREA 11,018


SITE FACILITIES (UNCOVERED)
Parking
Employee Parking S1 10 x 20 200 25 5,000 Includes Seasonal employees
Visitor Parking S2 10 x 20 200 3 600
City Owned Vehicles S3 10 x 20 200 15 3,000 See City Vehicle Inventory List
City-Owned Vehicles S4 12 x 30 360 4 1,440 See City Vehicle Inventory List Within secure site area
10,040
Circulation 100% 10,040
Total Parking 20,080
Open Yard / Staging / General Purpose Site
General Yard Area S5 90 x 160 14,400 1 14,400
Dumpsters / Bins S6 10 x 20 200 2 400
Exterior Apron S7 20 x 80 1,600 1 1,600 Conc apron at maintenance/storage bays
Exterior Hardscape S8 10 x 40 400 1 400 Crew Area, Entry, Sidewalks, etc.
Subtotal 16,800
Circulation 100% 16,800
Total Minimum Yard Area 33,600
TOTAL MINIMUM SITE AREA 53,680 Not including Structures, storm water facilities, setbacks, unbuildable area, etc.

TCF Architecture, pllc Page 4 of 4 Prepared January 10, 2019


700' - 0"

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

WOMENS MENS HAZ MAT


SHARED
MAINT. COVERED DECANT BAYS BULK
EQUIPMENT MATERIALS

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"

MAINTENANCE VEHICLE PARKING (17) GENERAL OPEN YARD

STREET ACCESS CHAINLINK GATE


& FENCE
10' - 0"

POSSIBLE SET BACK

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.

Conceptual Site Plan


X:\2018-012 City of Kenmore PW Study\REVIT FILES\8-012 SITE.rvt

20' 80'

0 40'

January 11th, 2019

City of Kenmore
Maintenance & Operations Facilities Study
1/11/2019 12:01:52
PM

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