LOT 1 - DEVELOPMENT PLAN - Por t of Hood River, Oregon FEBRUARY 2016 - Port of Hood River
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LOT 1 - DEVELOPMENT PLAN Por t of Hood River, Oregon FEBRUARY 2016
INTRODUCTION OPPORTUNITIES AND CONSTRAINTS
The Port of Hood River has been revitalizing the Columbia Lot 1’s size and location on the waterfront creates significant
Riverfront into a vital mix of industry and recreational uses opportunities to establish a signature development
that is uniquely tailored to its location. Lot 1 represents meeting the community’s and Port’s aspirations. Its
the largest remaining parcel available for development. picturesque setting within the world class Columbia River
Given its location at the entry point to the waterfront and Gorge makes it a desirable destination with convenient
its size of almost 9 acres, Lot 1’s development will be access to the waterfront amenities and the downtown
a signature piece of the waterfront area. The following business district. There are clear lines of visibility into the
summarizes the preferred approach to development of site, and convenient access from the adjacent I-84. Based
Lot 1. on the Port’s Strategic Business Plan and prior successful
efforts in the Waterfront Business Park, consideration
CHANGES AT THE RIVERFRONT of the primary public objectives is necessary to guide
development of Lot 1. The following goals were identified
Over the past decade, the riverfront has transformed from through discussion with the Port Commission:
open yards and industrial uses to a vital mix of industry and
recreation that is rarely found in waterfront locations. The • Target competitive wage jobs
Port of Hood River has taken the lead in accommodating
• Attain high-quality design and construction
the community’s desire to be connected to the waterfront
while fulfilling its own aspirations to provide economic • Complement Hood River’s downtown core
and light industrial development. The two uses have been • Seek waterfront-compatible businesses
seamlessly connected to establish a mutually beneficial
• Create a superior pedestrian environment with
development plan. Businesses operate in contemporary
broad public access
facilities that have good vehicular access to I-84 and the
surrounding region while providing their employees the • Emphasize environmental sustainability
benefits of being on the waterfront. The community has
an unparalleled connection to the world famous Columbia In addition, the community places high priority on continued
River Gorge wind and water. Through a series of public access to the riverfront and improving its amenities. The
open spaces, visitors and residents can directly access following elements were requested:
the river and its shores.
• Sufficient parking primarily for summer use.
In order to determine a preferred approach for its Parking is at a premium during peak summer
development, the Port undertook a planning effort to hours especially during weekends and events.
identify priorities and the best potential use for the site.
The work presented here is based on previous studies, • Additional access for pedestrians and bicyclists.
most notably the Lot 1 - Preliminary Concept Plan by There are on-going efforts to establish
Group Mackenzie (February 2013). connections to the riverfront. Access to the
waterfront through Lot 1 is desirable.
• Views from the I-84 crossing to the river and
hillsides to the north should be preserved.
• Lot 1 buildings should be of the same visual
quality as those located along Portway Ave.
The community expressed the strong desire for
continuity with existing development.
While filled with tremendous opportunity, the site also
presents potential constraints. Site access is limited to the
entry at N 2nd St. and I-84. This area is challenged with
limited vehicular access to the riverfront and downtown at
peak times. Transportation upgrades would increase use
to Lot 1, but come with significant cost. While the site is
open and expansive, it is esentially flat, a characteristic
which presents challenges when dealing with stormwater
PORTWAY AVE. management.
01
OBJECTIVES
Lot 1 represents more than 50% of the developable
industrial land in the Port’s current portfolio. This
limited resource will be developed in a way that helps
sustain the Port over the long term and meets its
business goals. The following Port objectives have
been identified:
• Maximize long-term revenue
• Consider current market needs vs. future
opportunities
• Adhere to the Port’s financial policies
• Be consistent with articulated disposition
policy
• Maintain design and development control
• Contribute to maintenance costs for public
infrastructure SITE CONTEXT
• Leverage other resources and seek financial
partners
PROCESS
The Walker Macy team was selected to engage in a
study of Lot 1 and develop a scenario that enables sub-area 2 sub-area 2
the Port to move forward with development. Through an
interactive process with the Port and the community, sub-area 3
the site was analyzed, scenarios developed and a
final approach determined. The team included KPFF
sub-area 1
LOT 1
civil engineers, Surround Architecture and DKS sub-area 4
transportation consultants. During the process, there
were three meetings in which the Port Commission and
the public participated in a dialogue with the Port about
the development. There were productive dialogues with
the community and the Port Commission on June 16,
August 4, and September 15, 2015 in which the merits
of the the site and plan were discussed. There were
also discussions with the City to determine the best
methods of review and approval of the final plan. Lot 1
will be developed in consideration of the input from the
stakeholders and with the requirements and framework
established in the City’s recent Waterfront Refinement WATERFRONT REFINEMENT PLAN DESIGNATIONS
02
URBAN FORM
The team evaluated the site’s physical and contextual
aspects in order to establish recommendations for the
form of development. Through the study of adjacent
development, lot sizes and circulation patterns, the team
arrived at a recommended urban form for the lot that
would support the high quality of the waterfront. Given
Lot 1’s importance, these urban form elements should be
included in all discussions with potential developers and
the City.
The following provides the Port with definable elements
that will contribute to the success of future development.
Urban Blocks: The Lot 1 parcels will continue the urban
configuration found along Portway with the buildings
VIEW OF SITE
located along the street frontage to provide visual definition
of the street and a clear delineation of public and private View Corridor: Lot 1’s location serves as an important
uses. Streets will have an interconnected system of walks connection to the waterfront. Views to and through the site
to encourage pedestrian use and establish a lively public from the I-84 bridge serve as a direct visual and physical
realm. connection. A primary pedestrian corridor will be tree-lined
and include facilities for stormwater treatment. It will
provide a convenient and inviting access through the site
and the waterfront.
WATERFRONT
TRAIL
PUBLIC ACCESS WAY
R IDO
BUILDING EDGES
VIE W CO RR
NEW WALKS
PAW
Pedestrian Network: A multi-modal circulation system will Significant Edges: Buildings can define edges to the
provide a clear and convenient access for pedestrians streets that serve as an organizing feature on the site. The
and bicyclists to travel to and from buildings as well as interface of building and street together with landscaped
through the site. Site development should establish safe areas and screening of vehicular areas, will establish a
and easily accessed connections along the parcel edges, neighborhood-like level of visual quality to the site and
to primary building entries, and most importantly, through create a high quality pedestrian environment. Given the
Lot 1 to facilitate district wide circulation. limitations on the size of buildings, it is important that
new buildings are positioned to support the street edge.
Locating buildings on corners provides a clear edge for
those looking down street. Openings between buildings
should be visually continued with plant material or masonry
walls to reinforce the edge condition of the street and to
screen service and parking areas.
03
INTERNAL
PARKING
INTERNAL
PARKING
INTERNAL
PARKING
Internal Parking: On-site circulation and parking is
intended to be conveniently located to facilitate site
functions. Parking configurations will be constructed
to city standards. Access driveways will be located and
configured for safe access, easy to locate and provide
direct routing to buildings. Parking lots will be screened
to minimize their visual impact, but while still providing
safe access and egress and allowing good surveillance
and monitoring.
Lot 1’s parking will be developed to facilitate use by the
public during non-work hours. This parking will provide an
important benefit to the waterfront’s accessibility during
peak use times. Monitoring and collection of revenue
should be carefully assessed to establish a viable parking
system.
Sustainability: The Port and the community have a
commitment to support sustainable development.
New buildings and facilities will be designed, built and
maintained “to create conditions under which humans and
nature can co-exist in productive harmony, and that permit
fulfilling the social, economic, and other requirements of
present and future generations”(Environmental Protection
Agency, 2009). Stormwater facilities and possibly other
services can be jointly developed to provide mutually
beneficial development incentives while conserving
resources.
04WATERFRONT
TRAIL
PUBLIC ACCESS WAY
OR
VIEW CORRID
NEW WALKS
BUILDING
EDGES
URBAN FORM COMPOSITE DIAGRAM
This diagram illustrates a conceptual framework for
the site. It identifies the spatial configuration and is
consistent with the objectives prioritized by the Port and
the community.
05TROLLEY STOP, TYPICAL
DEMONSTRATION DIAGRAM
A series of plans was developed that tested the site
capacity and its ability to meet the objectives. Given the
variety of potential users, the buildings may be located and
sites may be developed in a variety of ways. A prototypical
approach was taken in developing a demonstration
diagram that meets the objectives of the Port and
community and remains consistent with the urban form
guidelines. This diagram depicts one possible scenario of
site development. See the Demonstration Development
Plan Calculations and Parking Requirements for additional
information.
06Easement SUBDIVISION PLAN It was determined that Lot 1 should be divided into multiple lots, including a separate lot for each of the three proposed private streets. An easement will run North- South, allowing the phased development of an additional access route through the site. This layout allows for lots to be developed individually while maintaining a cohesive overall plan. 07
DEMONSTRATION DIAGRAM CALCULATIONS
The following tables indicate the development potential of the proposed taxlots based on City of Hood River zoning code, development
standards, and the Demonstration Diagram.
TABLE 1. DEMONSTRATION DEVELOPMENT PLAN CALCULATIONS
REQUIRED LANDSCAPE REQUIRED STORMWATER ADDITIONAL LANDSCAPE AREA
TOTAL BUILDING BUILD-OUT(SF) AREA REMAINING(SF)
TAXLOT LANDSCAPE AREA(SF) AREA TREATMENT AREA(SF) NEEDED TO MEET 10% (SF)
AREA(SF) FOOTPRINT(SF) (FOOTPRINT)(# OF FLOORS) (TAXLOT-(REQ. LAND. + REQ. SW))
(10% TAX LOT) SHOWN(SF) (TAXLOT-LAND.)(8% IMPERVIOUS) (REQ. LAND. - REQ. SW) (1
A 230,150 N/A N/A N/A N/A N/A N/A N/A
B1 18,150 6,580 6,580 1,815 1,994 1,307 508 16,335
B2 66,900 9,925 9,925 6,690 7,520 4,817 1,873 60,210
C 51,000 9,480 23,700 5,100 6,132 3,672 1,428 45,900
D1 28,050 4,000 10,000 2,805 6,346 2,020 785 25,245
D2 27,700 8,040 20,100 2,770 4,838 1,994 776 24,930
E1 36,100 10,010 25,025 3,610 4,881 2,599 1,011 32,490
E2 34,900 7,020 17,550 3,490 4,899 2,513 977 31,410
F1 39,600 10,200 25,500 3,960 8,575 2,851 1,109 35,640
F2 35,700 9,450 23,625 3,570 5,936 2,570 1,000 32,130
G 38,900 N/A N/A 3,890 8,888 2,801 1,089 35,010
H 27,800 N/A N/A 2,780 4261 2,002 778 25,020
I 38,100 3,500 8,750 3,810 14,721 2,743 1,067 34,290
Assumptions:
1. Building Footprint and Build-Out Areas are based on the Demonstration Development Plan.
TABLE 1. DEMONSTRATION DEVELOPMENT PLAN CALCULATIONS
PARKING REQUIREMENTS
2. Required Landscape Area as per section 17.17.040 General Landscaping Standards, City ofSUMMARY
Hood River Municipal Code.
3. Required Stormwater Treatment is based on estimate provided by Civil.
INDUSTRIAL
4. Parking Standards
EA REMAINING(SF) TOTAL
as perBUILDINGINDUSTRIAL
requirements described COMMERCIAL
in the Waterfront Refinement
BUILD-OUT(SF)
Total
REQUIREDPlan Section
COMMERCIAL LANDSCAPEPotential
17.03.130 and Buildout:
E. 7.REQUIRED STORMWATER
Section 145,000
17.03.060.G. SF to
LightADDITIONAL
Industrial +200,000
LANDSCAPE
Zone, City ofAREA SF Municipal
Hood River Code.
AREA REMAINING(SF)
TAXLOT PARKING PARKING PARKING LANDSCAPE
PARKING
AREA(SF) AREA TREATMENT AREA(SF) NEEDED TO MEET 10% (SF)
(REQ. LAND. + REQ. SW)) AREA(SF) FOOTPRINT(SF) (FOOTPRINT)(# OF FLOORS) (TAXLOT-(REQ. LAND. + REQ. SW))
(1 STALL/1000 SF) (3 STALLS/1000 SF) (1 STALL/200 SF) (1(10%
STALL/300
TAX LOT)
SF) SHOWN(SF) (TAXLOT-LAND.)(8% IMPERVIOUS) (REQ. LAND. - REQ. SW) (1
Subtotals:
N/A A 230,150
N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A
16,335 B1 18,150
N/A 6,580 N/A 6,580 33 1,815
22 1,994 1,307 508 16,335
60,210 B2 66,900
N/A 9,925 N/A 9,925 50 6,690
33
Taxlots
7,520
(A + B1+ 4,817
B2) = 85,050 SF 1,873 60,210
45,900 C 51,00024 9,480 71 23,700 N/A 5,100
N/A 6,132 3,672 1,428 45,900
25,245 D1 28,05010 4,000 30 10,000 N/A 2,805
N/A Taxlot
6,346 (I) = 38,100 SF
2,020 785 25,245
24,930 D2 27,70020 8,040 60 20,100 N/A 2,770
N/A 4,838 1,994 776 24,930
32,490 E1 36,10025 10,010 75 25,025 N/A 3,610
N/A 4,881 2,599 1,011 32,490
31,410 E2 34,90018 7,020 53 17,550 N/A 3,490
N/A
Taxlots
4,899
(Other) = 2,513
47,605 SF 977 31,410
35,640 F1 39,60026 10,200 77 25,500 N/A 3,960
N/A 8,575 2,851 1,109 35,640
32,130 F2 35,70024 9,450 71 23,625 N/A 3,570
N/A 5,936 2,570 1,000 32,130
35,010 G 38,900
N/A N/A N/A N/A N/A 3,890
N/A 8,888 2,801 1,089 35,010
25,020 H 27,800
N/A N/A N/A N/A N/A 2,780
N/A 4261 2,002 778 25,020
34,290 I 38,1009 3,500 26 8,750 N/A 3,810
N/A 14,721 2,743 1,067 34,290
Assumptions:
ASSUMPTIONS:
1.1. Building
Building Footprint
Footprint and
and Build-Out AreasBuild-Out Areas
are based on the are based
Demonstration on the
Development Plan.Demonstration Diagram.
2. Required Landscape Area as per section 17.17.040 General Landscaping Standards, City of Hood River Municipal Code.
2. Required Landscape Area as per section 17.17.040
3. Required Stormwater Treatment is based on estimate provided by Civil.
General Landscaping Standards,
nicipal Code.4.City ofStandards
Parking Hood River Municipal
as per requirements Code.
described in the Waterfront Refinement Plan Section 17.03.130 E. 7. and Section 17.03.060.G. Light Industrial Zone, City of Hood River Municipal Code.
3. Required Stormwater Treatment is based on estimate provided by Civil.
4. Parking Standards as per requirements described in the Waterfront Refinement Plan Section 17.03.130 E. 7. and
Section 17.03.060.G. Light Industrial Zone, City of Hood River Municipal Code.
08UTILITIES
Stormwater: All stormwater runoff from new impervious
The site is generally well served by utilities for the surfaces will be managed in accordance with City of Hood
anticipated development (See Phased Utility Concept River requirements. New development will include fine
Plan). The following summarizes the development needs grading the site to capture, convey and treat surface runoff
for utility services. before it is released to an acceptable discharge location.
Site design will accommodate the capture, treatment
Sanitary: Based on available survey data, the downstream and infiltration of all runoff from the new development for
reaches of the existing sanitary sewer lines are laid at the 100-year modeled storm event, with an emergency
minimal slopes and cannot be lowered to accommodate overflow to the existing 12-inch outfall to Nichols Basin.
gravity flow from the new development. Therefore, a lift
station is required to manage sanitary flows. The concept Prior to final design, additional soil investigations and
plan suggests locating the lift station to the north along infiltration testing will be required to verify infiltration rates
Portway Avenue or within the Event Site parking lot to at proposed facility locations. The new public and private
allow easy access for maintenance. Sanitary service roadways will be designed with vegetated stormwater
connections for each lot can tie into a new gravity line infiltration facilities that discharge to a new conveyance
flowing north to the lift station; the size and System system. Supplemental below grade infiltration facilities
Development Charges (SDC) fees associated with each will manage flows up to the 100-year modeled storm event
service will be coordinated through City of Hood River with an overflow that ties into the relocated storm main.
Public Works as each development applies for a building Each lot will be required to manage their own drainage for
permit. The current SDC fee schedule is included with the water quality and infiltration before tying any overflow to
Preliminary Construction Cost Estimate. the Port’s storm system.
Water: There is an existing public water main that loops See the Preliminary Construction Cost Estimate for initial
Lot 1. The Lot 1 - Preliminary Concept Plan indicates cost evaluation, and the Stormwater Management Concept
this main provides adequate capacity to support Plan for additional information.
redevelopment. These mains will be preserved and new fire
hydrants installed in coordination with the reconstruction
of the roadways. New domestic and fire services can be
provided to each proposed lot from these mains. The
size and SDC fees associated with each service will be
coordinated through City of Hood River Public Works
as each development applies for a building permit. The
current SDC fee schedule is included with the Preliminary
Construction Cost Estimate.
Franchise Utilities: The proposed concept plan for Lot 1
will align the new east-west roadway with Anchor Way.
As a result, it may be necessary to realign the franchise
utilities that were constructed with the North 2nd Street
improvements to clear the area for redevelopment of
proposed Lots E2 and F2. Terra Surveying has indicated
that there is no easement recorded at the City for these
lines. See the Phased Utility Concept Plan for additional
information.
09PHASED UTILITY CONCEPT PLAN
1 INCH = 40 FEET
1 INCH = 40 FEET
This diagram depicts the proposed utility improvements to serve the new roadways and future development. The
colored highlights depict the potential phasing of infrastructure as each roadway is constructed.
SSMH
SCALE
IE=90.9±
SSMH
SCALE
EX SSMH SS LIFT
RIM=94.78
IE=90.9±
EX 8"
STATION
EX SSMH
IE 8"=89.60 IE IN=85.5± WATER MAIN
SS LIFT
RIM=94.78 STATION EX 8"
IE 8"=89.60 S S S S S S
IE IN=85.5± WATER MAIN
S
S SDMH
S S S S S
EX FH
NEW FH IE=89.5±
SD
SDMH
S
SDMH IE=90.0±
S
NEW FH EX FH
IE=89.5±
SD
SDMH
SD
SSMH IE=90.0±
S
FF 95±
IE=86.0±
SD
EX 12"
S
SD
SD
W
WATER MAIN S FF 95±
FF 95± S SSMH
SD
IE=86.0±
SD
S
EX 12"
SD
S
SDMH
SD
W
WATER MAIN S FFIE=88.4±
95±
SD
S
S
SD
SD
S
W
SD
W SDMH
SDMH
SD
S
S
IE=88.5± ONSITE
RELOCATED FRANCHISE SD STORMWATER IE=88.4±
SD
S
EX 8"
INFILTRATION
UTILITIES IN COORDINATION FF 95± TREATMENT
SSMH WATER MAIN
S
INFILTRATION
WITH PURVEYOR FACILITY, TYP
SD
SD
IE=87.0± W
W SDMH
SD
SD
S
SDMH S
ONSITE SDMH
G IE=88.5±
G G G G
S
G G G
IE=88.5± IE=86.7±
RELOCATED FRANCHISE STORMWATER
SD
SD
EX 8"
INFILTRATION
UTILITIES IN COORDINATION
SD SD SD FF
SD 95± SD SD SD SD SD SD
TREATMENT
SD
G
SSMH T EX SSMH WATER MAIN
S
INFILTRATION
WITH PURVEYOR ET T T T T
E FACILITY, TYP
S
SD
E E E E E E E E E E EX SDMH
SD T
IE=87.0± IE=92.6±
T
RIM=92.13
SD INFILTRATIONSD
SD
SDMH
SD
SDMH IE 12"=85.46
E
SDMH FFG 95± GIE=87.5±
EX
G TELECOM
E
S
G
G
G FF G
S
G G 96± MANHOLE IE=86.7±
SD
IE=88.5±
SD
SD
SD SD SD SD SD SD SD SD SD SD SD
EX SD
G
S
S
ET T T T T T EX SSMH
OUTFALL
S
W E E E E E E E E E E E EX SDMH
SD T
W
SD
EX SDMHIE=92.6±IE 12"=84.75
T
RIM=92.13
SD INFILTRATIONSD
SD
SDMH
SD
SD
EX CB EX FH SDMH RIM=95.54
IE=86.3± IE 12"=85.46
S
E
INFILTRATION
RIM=94.17 SDMH IE=87.5±
S IE 12"=85.84
EX TELECOM
FF 95±
E
S
G
FF 96±
SD
IE=89.02 IE=88.5± MANHOLE
SD
SD
S
SD
S EX SD
S
S
SD
W SSMH
W
W
SD OUTFALL
SD
W SDMH IE 12"=84.75
S
FUTURE SANITARY IE=88.0± EX SDMH
SD
S IE=87.8± SDMH
SD
EX CB SERVICE, TYPEX FH IE=86.3±
RIM=95.54
S
INFILTRATION
RIM=94.17 SDMH S IE 12"=85.84
SD
FF 96±
SD
IE=89.02
FUTURE WATER SDMH IE=88.5±
SD
SERVICE, TYP FF 95± IE=89.5±
S
SD
S
SD
W
SSMH
SD
W SDMH
S
IE=88.0±
SD
FUTURE SANITARY S SDMH IE=87.8±
SERVICE, TYP IE=89.3±
EX SSMH
SD
IE=91.1± FF 96±
SDMH
SD
FUTURE WATER
SERVICE, TYP FF 95± IE=89.5±
NEW FH
(NOT TO SCALE)
SD
SD
SD
SDMH
SD
IE=89.3±
S
EX SSMH EX SSMH
IE=90.6± IE=91.1±
SD
SD
(NOT TO SCALE)
FF 98± NEW FH
LEGEND EX 8" WATER
SD
LEGEND: MAIN, TYP
SHEET LEGEND
SDMH
IE=91.0±
W W WATER PIPE
SD
W W WATER PIPE
SD SD STORM DRAIN PIPE
SD SD STORM DRAIN PIPE S
SANITARY SEWER PIPE EX SSMH
S S S
SANITARY SEWER PIPE
S S S
IE=90.6± PHASE 1 - N 1st Street
SD
T CENTURY LINK CONDUIT
T CENTURY LINK CONDUIT
PHASE 2 - Anchor Way
EE E E PACIFICORP
PACIFICORP POWER
POWER CONDUIT
CONDUIT FF 98±
PHASE 3 - Portway Avenue
GG NW NATURAL
NW NATURAL GAS PIPE
GAS PIPE
EX 8" WATER PHASE 4 - Private Road
STORM DRAINDRAIN
STORM MANHOLE
MANHOLE MAIN, TYP SDMH
SANITARY SEWER MANHOLE
SANITARY SEWER MANHOLE HOOD RIVER LOT 1 IE=91.0±
EX FIRE HYDRANT WATERFRONT DEVELOPMENT
EX FIRE HYDRANT
NEW FIRE HYDRANT
COST ESTIMATE
INFILTRATION
NEW FIRE HYDRANT EXHIBIT C: PHASED UTILITY
PHASE 1 - N 1st Street
INFILTRATION GALLERY
INFILTRATION
INFILTRATION GALLERY
CONSTRUCTION
PHASE 2 - Anchor Way
ONSITE STORMWATER FACILITY
DATE: 01/29/2016
PHASE 3 - Portway Avenue
ONSITE STORMWATER FACILITY
PHASE 4 - Private Road (Utilities Only)
LEGEND
HOOD RIVER LOT 1
WATERFRONT DEVELOPMENT 10
EXHIBIT C: PHASED UTILITYSTORMWATER MANAGEMENT CONCEPT PLAN
This diagram indicates the strategy to maximize onsite cleaning, detention and infiltration of stormwater. Runoff from
the new improvements releases to the outfall in an overflow condition.
ROADWAY
TREATMENT
FACILITY, TYP.
LEGEND:
Storm Drain Pipe
Vegetated Stormwater Treatment (by Port)
Vegetated Stormwater Treatment (by Developer)
Infiltration Facility
11PRELIMINARY CONSTRUCTION COST ESTIMATE
The following estimate is provided to establish order of magnitude
Hood Rivercosts for primary development elements. It is understood Hood River
that the Port intends to develop and maintain the streetsLotas privately owned. Utility relocation cost allowances are planning
1 Development
2/3/2016 Lot 1 Developmen
Preliminary Construction Cost Estimate Preliminary Construction Co
level estimates developed in coordination with franchise utility representatives.
Roadway and Utilities by Port of Hood River Roadway and Utilities by Port o
PHASE 1: 1ST STREET PHASE 2: ANCHOR WAY PHASE 3: PORTWAY AVE PHASE 4: PRIVATE ROAD
PHASE 1: 1ST STREET PHASE 2: AN
UNIT UNIT
CATEGORY ITEM UNIT PRICE QTY SUBTOTAL QTY SUBTOTAL ITEMQTY
CATEGORY SUBTOTAL QTY PRICE
UNIT SUBTOTAL
QTY TOTAL COST
SUBTOTAL QTY
Erosion Control ALLOW $ 2,000 1 $ 2,000 1 $2,000 Erosion1Control $ 2,000 ALLOW $
$ 2,000 - 1 $ $ 6,000
2,000 1
Demolition Surface Removal SY $ 6 12000 $ 72,000 2800 $ 16,800 Surface2800
Demolition Removal$ 16,800 SY $ $6 -12000$ $105,600
72,000 2800
Rough Grading (1'/SF) ACRE $ 16,000 1.75 $ 28,000 0.75 $ 12,000 Rough 1Grading (1'/SF)
$ 16,000 ACRE $
$ 16,000 - 1.75 $ $ 56,000
28,000 0.75
N 1st Street LF $ 1,000 1000 $ 1,000,000 $ - N 1st Street $ - LF $
$ 1,000 -1000$ 1,000,000
$ 1,000,000
Streets Anchor Way LF $ 850 $ - 436 $Streets
370,600 Anchor Way $ - $ - $
LF $ 850 $370,600- 436
Portway Avenue LF $ 1,050 $ - $ - Portway
436Avenue$ 457,800 LF $
$ 1,050 - $ $457,800-
Hood River
Water- Fire Hydrants EA $ 5,000 2 $ 10,000 $ - Water-1Fire Hydrants
$ 5,000 EA $ $
5,000 - 2 $ $ 15,000
10,000
Lot 1 Development
Storm - 12" pipe LF $ 60 835 $ 50,100 $ - Storm - 12" pipe$ - LF 540 Cost
$ $60 32,400
835 $ $ 82,500
50,100 12/11
Preliminary Construction Estimate
Storm - manholes EA $ 4,000 5 $ 20,000 $ - Storm - manholes$ - EA 4 $ 4,000
$ 16,0005 $ $ 36,000
20,000
Utilities Storm - infiltration EA $ 25,000 2 $ 50,000 $Utilities - $ -
Storm - infiltration EA 2 $ 25,000
$ 50,0002 $ $100,000
50,000
Sewer - 8" pipe LF $ 70 $ - 900 $ 63,000
CATEGORY ITEM Sewer - 8" pipe $ -QUANTITY
LF $
$ UNIT70 - $ $ 63,000- SUBTOTAL
UNIT PRICE 900
Sewer - manholes EA $ 4,000 $ - 4 $ Surface Removal
16,000 Sewer - manholes $ - 16700
EA SY
$
$ 4,000 - $ $ $ 616,000
$- 100,200
4
Demolition
Sewer - lift station ALLOW $ 75,000 $ - 1 Rough
$75,000 Grading
Sewer - lift(1'/SF)
$
station - 3.5
ALLOW $ 75,000AC
$ - $ $16,000 $-
$ 75,000 56,000
1
Existing Utility Removal LF $ 15 2000 $ 30,000 Anchor
$ Way Utility Removal
- Existing $ - 436 LF $ LF $15 $ $ 850
-2000 $
$ 30,000
30,000 370,600
Storm Main Relocation ALLOW $ 75,000 1 $ 75,000 Streets $ Portway Avenue
- Storm $
Main Relocation - 436 ALLOW $ 75,000LF
$ - $1 $ 1,050 $
$ 75,000
75,000 457,800
Utility Utility
Relocation Gas Main Relocation ALLOW $ 30,000 1 $ 30,000 $ N 1st - Street
Gas Main $
Relocation - 1000ALLOW $ LF
$
30,000 - $1 $ 1,000
$ $ 1,000,000
30,000
30,000
Relocation
Power Relocation ALLOW $ 35,000 1 $ 35,000 $ Water- Fire Hydrants
- Power Relocation $ - 4
ALLOW EA
$
$ 35,000 - $1 $ 5,000 $
$ 35,000
35,000 20,000
Telecom Relocation ALLOW $ 25,000 1 $ 25,000 $ Storm - -Telecom
12" pipe $
Relocation - 1375ALLOW $ 25,000LF
$ - $1 $ 60 $
$ 25,000
25,000 82,500
Subtotal: $ 1,427,100 $ Storm
555,400- manholes $ 497,600 9 EA
$ 98,400$ 4,000 $
Subtotal: $ 1,427,100
36,000
30% Estimating Contingency: $ 428,130 Utilities $ Storm
166,620- infiltration $ 149,280 430% Estimating EA $ 25,000
$ Contingency:
29,520 $
$ 428,130 100,000
Subtotal: $ 1,855,230 $ Sewer
722,020- 8" pipe $ 646,880 900 LF
$ 127,920 $ 70 $
Subtotal: $ 1,855,230
63,000
12% Overhead & Profit: $ 222,628 $ Sewer
86,642- manholes $ 77,626 4 EA
$ 15,350$ 4,000
12% Overhead & Profit: $ 222,628
$ 16,000
1 INCH = 40 FEET
Phase Subtotals: $ 2,077,858 $ Sewer
808,662- lift station $ 724,506 1 ALLOW
$Phase
143,270$ 75,000 $
Subtotals: $ 2,077,858
75,000
30% Permitting & Design Fees: $ 623,357 $ Existing
242,599 Utility Removal $ 217,3522000 LF
$ & Design
30% Permitting 42,981$ Fees: $15 623,357
$ 30,000
Storm Main Relocation 1 ALLOW $ 75,000 $ 75,000
SCALE
Phase Totals: $ 2,701,215 Utility $ 1,051,261 $ 941,857 $ 186,252
Phase Totals: $ 2,701,215
Gas Main Relocation 1 ALLOW $ 30,000 $ 30,000
Relocation
Power Relocation 1 GRAND ALLOW TOTAL: $ 4,880,585
$ 35,000 $ 35,000
Note: Cost Estimate is based on 2015 unit pricing and does not account for cost escalation. Note: Cost Estimate
Telecom is based onHood
Relocation
River
2015 unit pricing Hood
1 and does
River$for25,000
not account
ALLOW cost escalation.
$ 25,000
Lot 1 DevelopmentLot 1 Development
Preliminary Construction Preliminary Cost Construction
Estimate Cost
TOTAL:Estimate$ 2,572,100
SURFACE REMOVAL FOR
NEW CONSTRUCTION
Roadway and Utilities Roadway
by Port and ofUtilities
Hood River by Port of Hood River
16,700 SY
(3.44 ACRES)
(150,000 SF)
Hood River Utility SDC and Connection Fees
Hood River Utility SDC
Hood
(perand
River
Connection
Utility
Resolution SDC
Fees
2003-11,and Connection
Water Fees System Development Charges)
and Wastewater
(per Resolution
(per Resolution 2003-11, Water and 2003-11, Water
Wastewater and Wastewater
System DevelopmentSystem Development Charges)
Charges)
Size SDC Connection
Water - Domestic & Fire Services
Size WaterSDC Size & Fire Services:
- Domestic SDC 3/4" Connection
$2,585 Connection
$1,298
Water - Domestic &Water
Fire Services:
- Domestic & Fire Services:
3/4" $2,5853/4" $2,585 1" $1,298
$4,309 $1,358$1,298
1" $4,3091" $4,309 1-1/2" $1,358
$8,616 $1,642$1,358
1-1/2" $8,6161-1/2" $8,616 2" $1,642
$13,786 $2,717$1,642
2" $13,7862" $13,786 3" $30,159
$2,717 Actual cost$2,717
+ 10%
3" $30,1593" $30,159 4" $51,700
Actual cost + 10% Actual
Actualcost + 10%
cost + 10%
4" $51,7004" $51,700 6" $107,709
Actual cost + 10% Actual
Actualcost + 10%
cost + 10%
6" $107,709
6" $107,709 8" $155,100
Actual cost + 10% Actual
Actualcost + 10%
cost + 10%
8" $155,100
8" $155,100 Actual cost + 10% Actual cost + 10%
Size SDC Connection
UTILITY REMOVAL
APPROX. 2000 LF Size SDC Size Wastewater:
SDC 3/4" $1,408
Connection n/a
Connection
Wastewater: Wastewater:
3/4" $1,4083/4" $1,408 1" $2,347
n/a n/a n/a
1" $2,3471" $2,347 1-1/2" $4,692
n/a n/a n/a
2" $7,507 n/a
1-1/2" $4,6921-1/2" $4,692 n/a n/a
Wastewater
3" $16,424 n/a
2" $7,5072" $7,507 n/a n/a
4" $28,154 n/a
3" $16,4243" $16,424 n/a n/a
6" $58,655 n/a
4" $28,1544" $28,154 n/a n/a
8" $84,463 n/a
(NOT TO SCALE) 6" $58,6556" $58,655 n/a n/a
8" $84,4638" $84,463 n/a n/a
HOOD RIVER LOT 1
WATERFRONT DEVELOPMENT PHASE 1 - N 1st Street
PHASED DEMOLITION PLAN
EXHIBIT C: UTILITY CONCEPT
PHASE 2 - Anchor Way
PHASE 3 - Portway Avenue
PHASE 4 - Onsite Work
DATE: 01/29/2016
12PHASED ROADWAY IMPROVEMENTS PLAN
This diagram depicts the phasing of the proposed roadway improvements. The interior private road denoted as
Phase 4 will be constructed as part of future lot development and is not included in the the Preliminary Construction
Cost Estimate.
PORTWAY AVENUE
88 ft
(436 LF)
78 ft
CONSTRUCT STORMWATER
ROADWAY
TREATEMENT FACILITIES
STORMWATER
WITH ROADWAY
TREATMENT
IMPROVEMENTS, TYP
FACILITY, TYP
ANCHOR WAY 64 ft
(436 LF)
(City of Hood River ROW)
N 1ST ST
(1000 LF)
N 2ND ST
(NOT TO SCALE)
HOOD RIVER LOT 1
WATERFRONT DEVELOPMENT
EXHIBIT B: PHASED ROADWAY PHASE 1 - N 1st Street
PHASE 2 - Anchor Way
IMPROVEMENTS PHASE 3 - Portway Avenue
DATE: 02/04/2016 PHASE 4 - Private Road (Utilities Only)
13PHASING
Based on capital investment costs, it is anticipated that 6. Public Hearings. At least twenty (20) days before
the Port will proceed with a phased plan for development. a scheduled quasi-judicial public hearing (Planning
Street improvements and utility modifications should Commission), notice of the hearing shall be
precede parcel development to establish the desired mailed to owners of property within 250 feet of the
configuration for full build-out of the site, and allow for subject property and any affected governmental
access and utility connections for each parcel. The order agency, department, or public district.
of street development is anticipated as follows:
7. Planning Commission to issue a Notice of
Phase 1. N. 1st Street Decision following Hearing.
Phase 2. Anchor Way
8. Planning Commission decisions may be appealed
Phase 3. Portway Avenue
to the City Council. Preliminary Plat is valid for 2
Phase 4. Private Road
years.
Refer to the Preliminary Construction Cost Estimate 9 . Prepare Application for Final Plat (Ministerial
and the Phased Road Improvements Plan for additional Review). This decision can be appealed to the
information. Planning Commission.
SUBDIVISION APPLICATION PROCESS Refer to the Subdivision Plan for additional information.
After review of the draft Development Plan by the City
Manager and Senior Planner for the City of Hood River, SITE PLAN REVIEW
it was recommended that the Port pursue a Subdivision
application to establish the street and developable area Once a subdivision Final Plat is approved, development
layout. Following Subdivision approval, site plans for the on each new lot must go through Site Plan Review.
parcels can be submitted for review when building locations Requirements are listed in 17.16.030 and criteria are
and elevations have been established. Adherence to in 17.16.040. The Planning Director reviews all site plan
existing codes and the Waterfront Refinement Plan will be review applications (Administrative Review).
incorporated. The following summarizes the steps in the
• Site Plan Review includes a Pre-Application
process.
Conference.
1. Pre-Application Conference. This requires
materials to be submitted in advance (see Pre- • Site Plan Review triggers the standards of the
App Form) Waterfront Overlay (17.03.130).
2. Neighborhood Meeting (17.09.130). This is • Site Plan Review requires a Traffic Impact
required for subdivisions, and required before an Analysis. Access to streets and roads within the
Application is submitted. This is not the same as IAMP Overlay Zone are subject to joint review by
a Hearing. the City and ODOT.
3. Prepare Application for Preliminary Plat (see Hood • Approval is valid for 2 years.
River Zoning Code Chapter 16.08)
• Site Plan Review is followed by submittal
of Building and Site Development (Grading)
4. The Planning Dept. prepares a written staff report Permits to the Building Department.
which includes a recommendation for approval,
approval with conditions, or denial. Criteria are
described in zoning code Chapter 16.08.
5. All subdivisions must conform to design standards
in Chapter 16.12. This includes an Access Permit,
with ODOT review due to proximity to interchange
and a Traffic Impact Analysis.
14SCHEDULE Pre-application conferences are typically scheduled three- to four weeks after required application materials are submitted. The planning department has up to 30 days to determine if the application is complete. After a land use application is deemed complete, the City has up to 120 days to render a final decision. Verify with the City for current timelines. This suggests a total timeline of about 1.5 years for a project to complete Subdivision and Site Plan Review. FEES Pre-application Conference = $675.00 Subdivision = $3,007.00 (+ Per Lot fee in addition to Subdivision fee = $99.00) Final Plat Approval (Subdivisions) = $843.00 Site Plan Review (Administrative/Planning Director) = $1,253.00 > 5 acres (Quasi-judicial/Planning Commission) = $4,303.00 15
16
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